12-17 Rezoning 17330 SR 23 (Old National Annexation)

Home Browse Search

Staff Report 10/6/2017 SR 23 has 4 lanes of traffic with a center turn lane that terminates at the site. Douglas Road has 4 lanes of traffic east of SR 23 which narrows to 2 lanes as you travel west of the intersection. Traveling westbound on Douglas Road,prior to the intersection,the 4 lane roadway adds 2 dedicated left hand turn lanes unto SR 23. Utilities: The site will be served by municipal water and sewer. Agency Comments: The City Engineer recommends approval subject to review and approval of sidewalks, curb cut, lighting, and overall improvements to the site. Public Works will need to see a sight triangle at the intersection showing position of the proposed signage and will also need to show a sight triangle at the approaches showing any potential impacts from the proposed landscaping. The approach on Douglas needs to fit entirely within the boundaries of the parcel, including the curb radius.Approaches to be constructed need to meet current City standards. Documentation will need to be provided that shows that INDOT has reviewed and approved the interaction of the site with the State right-of-way. The street lighting relocation plan will need to meet current City Standards. Development of the site requires City approval of a Drainage Plan and meets the requirement to store all runoff from developed areas on site. The Department Community Investment(DCI)would offer a favorable recommendation on the request should the petitioner adopt the recommendations provided below to strengthen the project. The area around State Road 23 and Douglas Road features buildings of higher design quality constructed primarily of brick and is heavily landscaped. The subject parcel is also keeping with this quality. Any new project in this area should provide the same level of quality; anything less would be a step backwards for development in the area. Accordingly, DCI recommends the following: Provide architectural/building finishes consistent with the quality of surrounding properties (plus that of the existing bank building on-site): Windows should be provided on the convenience store to the two street-facing sides (as shown on the architectural concepts); Awnings or equivalent finish should be provided for all street-facing windows (currently not shown on northwest elevation);the convenience store should be faced with brick and/or stone. Banding or two colors/materials can be used. See adjoining Rainbow Childcare and Horizon Bank buildings as examples; the convenience store should have a pitched roof(as shown on the architectural concepts);the gas station canopy need not have a pitched roof, but it should coordinate with the building and have support columns faced with brick and/or stone(could be banded or two colors/materials like the building). Trim at the roof line could be considered. Provide landscaping consistent with that found across the street at Foundation Center, at other nearby properties, and along State Road 23. Provide required perimeter trees,mimicking tree line found to the northwest of the site. Provide a hedge row(3' height, 3' on-center spacing) along the street perimeters; similar treatments are found at Rainbow Childcare and at LaSalle Avenue 7-11 (paired with trees). Add foundation landscaping along northwest fagade facing State Road 23. Landscape the areas shown as paved, but hatch striped, on the preliminary site plan; this will add to attractiveness and reduce amount of paved surfaces. Consider an irrigation system to ensure health of plantings. To provide consistency with other signs in the area(Foundation APC# 2818-17 Page 2 of 5