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HomeMy WebLinkAboutDepartment Report 08-06-19 3 Carmel Plan Commission COMMERCIAL COMMITTEE Tuesday, August 6, 2019 Department Report 2. Docket No. 19050026 Z: Rezone S-1 to B-3 3. Docket No. 19050027 DP/ADLS: Take 5 Quick Lube The applicant seeks rezone, site plan and design approval for a new auto service/oil change facility on 0.66 acres. The building will be approximately 1,500 sq. ft., about 32’ tall, and will have 8 parking spaces provided. The site is located at 9799 N. Michigan Road. The site is currently zoned S-1/Residential with a proposed change to the B-3 zone, and is within the US 421 Overlay. Filed by Elliot Smith of Baldwin Capital Partners. *Updates to the report are written in blue Project Overview: This site is at the northeast corner of US 421 and 99th Street. To the east are residential homes in the North Augusta subdivision zoned S-1. To the south is the Holiday Inn Hotel, zoned B-6. To the west across US 421 is the Marathon gas station and convenience store and Porkopolis restaurant, all zoned I-1. North of the site is Prime Car Wash and to the Northeast is the Primrose School at West Carmel, both zoned B-3. All surrounding properties are located in the US 421 Overlay Zone. Please see the Petitioner’s Information packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: US 421 Overlay Zone: • Permitted Use: Auto/truck repair • Design Theme consistent with or complimentary to Federal theme • Minimum height: 20’ required, 20’ proposed • Maximum height: 30’ allowed, 26.6’ proposed • Maximum height on east façade (adjacent to residential): 20’ required and proposed • Building design has defined base, middle, and top • No Rooftop mechanical equipment is proposed • Storefronts not to exceed 75% of the ground level façade area, about 35% proposed • Façade materials – brick provided • 8 parking spaces proposed, 6 spaces required • Maximum building setback – 120’ allowed, 61.5’ proposed • Side yard next to business district – north – 15’ required, 15.87’ proposed • 30’ Greenbelt B-3 Zone: • Minimum lot area – 10,000 sq. ft. required, 28,749.6 sq. ft. (0.66 acres) existing • Minimum lot width – 100’ required, 103’ proposed • Minimum rear yard setback (east) – 30’ because adjacent to residential use, 200’ proposed • Lighting • Signage UDO Standards NOT MET, therefore variances have been requested and/or adjustments required: • Docket No. 19060009 V, UDO Section 3.95.F: Drive-thru vehicle stacking/outlet at rear of site required, Stacking/outlet in front yard requested. (Approved at the 7-22-19 BZA meeting) • Docket No. 19060010 V, UDO Section 3.99: Min. 2,500 sq. ft. gross floor area for principal building required; 1,500 sq. ft. requested. (Approved at the 7-22-19 BZA meeting) • Use not allowed in S-1, therefore rezone is requested • Trash dumpster design needs to match building materials • Lot coverage percent needs verification US 421 Overlay Zone and Comprehensive Plan analysis: The Land Classification plan of the Comprehensive Plan calls this area to be a Community Vitality Node. A community Vitality Node is comprised of retail and service uses, near arterial streets. Development features should include bicycle and pedestrian connectivity, small setbacks, screened landscaping areas and protect pre-development environmental features. This project proposes to save about 10 existing mature trees on the site, so it is meeting this goal of the Comp. Plan. The West Carmel policies and objectives part of the Comp Plan talks about managing the community form. The purpose of this is to achieve a superior quality built and natural environment for people to live, work, and play. This 4 proposed development is meeting this requirement by providing a well-designed building constructed entirely of brick. This use of quality and durable materials will help prolong the life of this building. Rezone from S-1/Single Family Residential to B-3/Business: This site is the last remaining residentially zoned property directly fronting onto US 421. While it is already a part of the US 421 Overlay Zone, it needed to be rezoned or have a Use Variance sought in order to have a commercial use at this site. Staff felt that the rezone was more important, as we would like for this site to be used commercially now and in the future. By zoning it to B-3, it can be any use that is allowed in the B-3 zone. In comparison, a Use Variance would most likely only have been approved for this use requested. Staff is supportive of this rezone request. Site Plan, Parking and Engineering: One entrance into the site is proposed from the north on 98th Street. The existing driveway to the home will be removed and the new entrance will be located just to the east. This entrance is in about the center of the property and allows one to pull in and go into a parking space or drive up to the building for an oil change. (This facility has patrons stay in their car while their oil is changed.) Once the work is complete, the patron will drive out of the building and back around to the entrance/exit they came in. 8 parking spaces are provided where 6 spaces are required (2 spaces per service bay). The Thoroughfare Plan calls for 98th Street to be a Local street. This requires a 56’ total right of way, with a 28’ half right of way. The Petitioner will be dedicating 3’ in order to be compliant with the Thoroughfare Plan. Detention is proposed on the east portion of the site. The Petitioner is still working with the Engineering Dept. on addressing their concerns for stormwater and water quality. Rough calculations of Lot Coverage percent show the site at 63%. Up to 80% coverage would be allowed in the B-3 zone. The US 421 Overlay is silent on this requirement and refers back to the underlying zoning. Petitioner, please verify the lot coverage percent. This is lot 4 of the North Augusta subdivision and it is 0.66 acres. Because these lots of the North Augusta subdivision were platted prior to September 7, 1988 (platted in 1949), they meet the requirements of the US 421 Overlay Zone and do not have to have the minimum 3 acres for a Development Plan. Because of this existing plat, the Petitioner is also filing a Replat application. This is needed in order to remove the platted front yard setback line of 40’. The Petitioner has placed the building at the 60’ mark, for their site circulation needs. The Department is supportive of this change to the plat. Active Transportation: There is an existing path along US 421. The Petitioner will construct two sidewalks to connect to this path. One sidewalk is required along 99th Street the entire length of the lot and the other is provided to give direct access from Michigan Rd. to the front door of the building. Two bicycle parking spaces are required and four short term spaces are provided. Architectural Design: The building is proposed to resemble the Federal Style. The features it has which complement this style are the simple rectangular shape of the building, the “clean line” details, and there is a rhythm to the placement of the windows and doors. All design elements are proportionate and create a balance across the façade. The building will be constructed of three different brick colors. The base will be a dark brown brick. The body will be a medium brick, and the accent elements around the doors and the detail frame elements will be a very light color brick. The building design is very simple with a base, middle and top. A tower feature exists at the northwest corner of the building. Lighting: Building mounted and one pole light is proposed for this site. Decorative sconces will be installed on the west and east elevations. A photometric plan has now been provided and meets footcandle requirements at the property lines. Landscaping: The US 421 Overlay requires a 30’ greenbelt along its frontage, and this is provided with the proposed site plan. The south and east portion of this site is heavily landscaped with existing mature trees. About 10 trees are proposed to be saved ranging from 8” up to 32” in diameter. New plantings will be placed on the west and north property lines, with some trees added in-between the existing trees on the south property line. The detention basin will be planted with native plantings. The Urban Forester has now approved the plans. 5 Signage: Two main identification signs are proposed. This site is on two public street frontages, so two signs are allowed. The Petitioner has made modifications to the design to bring the wall sign into compliance. (Walls signs are allowed to be up to 70% of the height and 85% of the width of the spandrel panel area.) The ground sign can be up to 45 sq. ft. and 6’ tall. 39 sq. ft. and 6’ tall is proposed. There are a few additional checkered flag signs on the west elevation. The size of these signs must be 3 sq. ft. or less in order to be considered exempt and allowed. July 16 Plan Commission meeting recap: The Petitioner explained their business and that the average oil change time is nine minutes. The building will be entirely brick with a couple of pole lights. They are working on the design of the garbage dumpster and confirming lot coverage percentage. One remonstrator expressed concerns regarding the size of the lot, traffic flow, well water quality, property values, and public notice regarding the project. Elliot Smith discussed the size of the lot as grandfathered, explained that the traffic would not back up as they only expect 35-50 cars per day, they utilize oil collection methods that do not pose contamination threats, and reassured that the development would not be a full service auto shop with loud noises or late business hours. Plan Commission members asked about drainage in relation to the high water table, signage, and state requirements for the oil containment process and requested the petitioners address this at the Commercial Committee meeting. It was forwarded to the Commercial Committee meeting on Thursday, August 6, with final voting authority. DOCS Remaining Comments/Concerns: The Dept. will continue to work with the Petitioner on the remaining review comments for this project. Some outstanding comments include: 1. Engineering Dept. sign off 2. Lot coverage percent needed 3. Trash dumpster design modifications needed Recommendation: The Dept. of Community Services recommends the Commercial Committee reviews this item, then continues the DP/ADLS portion to the September 3, 2019 Commercial Committee meeting, and forwards the Rezone portion onto City Council with a Favorable Recommendation.