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HomeMy WebLinkAboutDepartment Report 06-27-191 Carmel Plan Commission COMMERCIAL COMMITTEE Thursday, June 27, 2019 Department Report 1. Docket No. 18120015 ADLS: Vine Health Care 2. Docket No. 18120016 V: UDO Section 5.28.E.2 – Reduction of required curbs 3. Docket No. 18120017 V: UDO Section 3.62.A.1.c.ii. – Lot Coverage Percent: 70% allowed, 80% requested 4. Docket No. 18120018 V: UDO Section 3.62.A.2.a. – Additions shall not be added to the front of the building except where the building is set back more than 20’ from the setback line of its nearest two neighbors, Addition to the front requested with 2’ setback The applicant seeks site plan and design approval with 3 variances for additions on the front and rear of an existing medical office building totaling 1,445 sq. ft. on 0.25 acres. The site is located at 40 N. Range Line Road. It is zoned B-2/Business and is within the Old Town Overlay District, Historical Range Line sub-area. Filed by Adam DeHart of Keeler Webb on behalf of the owner, Vine Real Estate Holdings, LLC. *Updates to the Department Report are noted in blue Combined Hearing Information: This petition will be reviewed as part of the “Combo Committee” option, which was enacted as a way to approve development proposals. Instead of the Petitioner going before both the Plan Commission and the Board of Zoning Appeals (BZA), the Plan Commission will act as both bodies to review the entire petition together. This process combines the Plan Commission’s review of the site plan, architectural design, landscaping, signage, etc. with any variances (which do not meet development standards of the UDO) that would have been reviewed by the BZA. Project Overview: The Petitioner proposes to construct two additions to the existing building. This building is not a character building as designated by the Overlay. Sites to the north, south and east are located in the Historical Range Line Road Sub Area of the Old Town Overlay. To the south is Tina’s International Tea Room and the Sweet Shop, also zoned B-2. To the north is Fearrin & Assoc. Insurance building, zoned B-1. To the east is the PNC Bank, zoned C-2. To the west is the City of Carmel’s Communication building and associated parking lot, zoned C-2 and part of the Old Town Overlay Main Street sub area. Please see the Petitioner’s Information packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: Old Town Overlay Zone, Historical Range Line Rd. sub-area: • Permitted use: Clinic or medical health center • Minimum lot width: 60’ required, 65’ proposed • Minimum side yard: 5’ required, 10’ proposed (south property line) • Minimum rear yard: 15’ required, 82’ provided (west property line) • Materials: Additions and alterations to the exterior shall use materials consistent with those found on the building when originally built • Roof: Additions shall have a shed, gable, or hip roof • No trash dumpster proposed • Pedestrian connectivity: Paved walkway from the sidewalk to the front door required and provided • Vehicular parking: 10 spaces required, 11 are provided on site and 4 on-street spaces are also available • Lighting Plan B-2/Business: • Minimum lot area: 7,000 sq. ft. required, 10,800 sq. ft. provided • Minimum ground floor area: 900 sq. ft. required, 3,714 sq. ft. proposed • Maximum Building Height: 60’ allowed, 24’ 10” (mean height) proposed • Bicycle parking: 4 spaces required & provided UDO Standards NOT MET, therefore variances have been requested and/or adjustments required: 1. Docket No. 18120016 V: UDO Section 5.28.E.2 – Reduction of required curbs 2. Docket No. 18120017 V: UDO Section 3.62.A.1.c.ii. – Lot Coverage Percent: 70% allowed, 80% requested 3. Docket No. 18120018 V: UDO Section 3.62.A.2.a. – Additions shall not be added to the front of the building except where the building is set back more than 20’ from the setback line of its nearest tow neighbors, Addition to the front requested with 2’ setback 2 4. Signage: sizes not yet verified to meet Sign Ordinance requirements Old Town Overlay Zone and Comprehensive Plan analysis: The Comprehensive Plan identifies the goal of the Old Town Overlay Zone is to enhance connectivity, assure a bicycle and pedestrian friendly environment, and encourage redevelopment with signature buildings that will have a positive impression on residents and visitors alike. This Petitioner is working to use the land they have efficiently, while also being sensitive to the surrounding area. Their goal is add to the special sense of place that is downtown Carmel by following the design guidelines of the Old Town Overlay Zone and the Comprehensive Plan. Site Plan, Parking and Engineering: The Petitioner is seeking ADLS approval for a revised site plan, and for building additions to an existing non-character building in the Old Town Overlay. (Development Plan approval is not required in the B-2 zone.) Parking is not allowed in the front yard of any property in the Historic Range Line Rd. Sub-area. The location of this parking area is existing, and therefore grandfathered. The Petitioner is proposing to keep the parking area, but re-configure it to maximize the number of on-site spaces and gain alley access. One of the requested variances is for the front yard setback. The Historic Range Line Rd. Sub-area states that additions shall not be added to the front of a building, except where the building is set back more than 20’ from the setback line of its nearest two neighbors. The Petitioner’s building is in line with its neighbor to the south and the building to the north is 6’ behind this building. Therefore, they would not be able to add this addition without a variance request. The Dept. is supportive of this variance request because the proposed design of the building stays true to the residential character of the surrounding area. Access to the site is currently from 1st St. NW on the north. The proposed redesign of the parking lot keeps this entry point, but also gives additional access through the alley to the west. Six parking spaces are available and entered from the alley. This layout mimics what was done for the site immediately south of this parcel for Tina’s International Tea Room & The Sweet Shop. A connection point to the parcel to the south is also proposed at the southeast corner of the parking lot. 11 parking spaces in total are proposed for this onsite parking lot. 10 parking spaces are required. A clinic or medical health center requires one space per 250 sq. ft. of floor area. Roughly 5,050 sq. ft. is provided after the additions are complete, which means 20 spaces are required. Then, a 50% discount to the requirement is allowed for the Old Town Overlay zone when there are difficult site conditions such as limited access and small lots. The proposed plan does not meet lot coverage requirements; therefore a variance has been requested. Up to 70% coverage is allowed for the Old Town Overlay and 80% impervious surface is requested. Drainage for this site is planned to go into the proposed rain garden, which will be in the middle of the parking spaces on the west part of the site. The parking lot water will be sheet drained into this rain garden, which is why a variance is requested for no curbs in the parking area. Active Transportation: There is an existing sidewalk along Range Line Road and 1st St. NW. The Petitioner proposes to extend the 5’ wide sidewalk along the north property line to connect this site to the west property line. Currently there appears to be power pole guy wires in the way, which will need to be relocated in order to accommodate a sidewalk connection. Petitioner, please confirm this. The pedestrian connection to the front door will occur through a small extension of the brick paver sidewalk, as the front door is only about 2’ away from the sidewalk. Two covered bicycle racks are provided adjacent to the front door, which can house four bikes and meets bicycle parking requirements of the UDO. Architectural Design: The existing building is a combination of brick and lap siding and is white/beige in color. It has a gable style roof and is one and a half stories tall. The proposed additions will go on the front (east) and back (west) sides of the building. The design of the new front elevation on the east is one story and about 15.8’ tall to the midpoint. The existing building is about 17.5’ to the midpoint. The additions will be constructed of lap siding, and painted gray with white trim. The existing brick portion of the building will be painted the same gray for a consistent look. The Petitioner’s goal is to keep the residential feel of the area with these building additions, while adding additional space and functionality for their business. 3 The rear addition will be two stories and connect into the existing half story. It will be about 24’ to the midpoint of the roof. Stairs will be provided up to the back door (facing west) and the existing ramp on the south side of the building will remain. This provides ADA access into the building at the existing side door. New stairs will be added at the end of this ramp for additional pedestrian access out to Range Line Rd. Lighting: No new overall site lighting is proposed. There are some existing lights on the building located under the eaves that will remain. New recessed can lights will be provided at the new entrances. A photometric plan has now been provided and meets the lighting levels at the property lines. Landscaping: New plantings are proposed in the setback and grassy area on the north and south property lines, as well as in the parking lot islands. The Urban Forester has not yet approved the plans and is awaiting revisions. Signage: Two wall signs are proposed, one facing each public street. The east sign will be located in the center of the building addition, on the large gable. The north sign will be centered on the gable on the east end of the building, above the first floor window below. The proposed size of the signs has not been specified. Walls signs are allowed to be up to 70% of the height and 85% of the width of the spandrel panel area. Once the spandrel panel area is identified and a drawing with dimensions is submitted, it will be reviewed for compliance with the Sign Ordinance. June 18 Plan Commission meeting recap: The Petitioner gave an overview of the site and proposed improvements. This house had been remodeled into a business many years ago. This is not a character building per the Old Town overlay. Employees park at the Sophia Square parking garage because often consultants will come to help patients. They propose to have a rain garden in the middle of the parking spaces to help collect and treat runoff. Plan Commission members asked about the proposed color of the building, how the rain garden works, for more architectural detailing on the north façade, and signage visibility. This item was sent to the Commercial Committee meeting on Thursday, June 27, with final voting authority. DOCS Remaining Comments/Concerns: This Petitioner has modified their project from a scrape and rebuild to the proposal before you now, which is to keep the existing building and add onto it to make it meet their needs. Some remaining review comments are as listed above: 1. Power line guy wires removal/relocation confirmation 2. Landscaping plan approval needed 3. Signage spandrel panel size area labeled and reviewed Due to the tight turnaround time from public hearing to committee meeting, the Petitioner is still working to address all TAC comments and concerns. Staff will provide an update at the meeting. Recommendation: After all comments and concerns are addressed, the Dept. of Community Services recommends the Commercial Committee votes to Approve this item this evening.