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HomeMy WebLinkAboutDepartment Report 11-07-19 13 Carmel Plan Commission COMMERCIAL COMMITTEE Thursday, November 7, 2019 Department Report 7. Docket No. 19100009 ADLS Amend: Ritz Charles - Renovations The applicant seeks site plan and design approval for exterior renovations including but not limited to modified entry into the site, new sidewalks, landscaping islands, outdoor gathering areas, drop off areas, etc. The site is 7.95 acres in size. It is located at 12156 N. Meridian Street. It is zoned MC and is not located within any overlay zone. Filed by Corrie Meyer of Innovative Planning, LLC, on behalf of Bill Nicholls with the Ritz Charles. Project Overview: The Petitioner proposes to make site modifications in order to improve curb appeal, traffic flow, and the overall user experience. All parcels to the north, south, and east (across Meridian Street) are also zoned MC/Meridian Corridor. Across Illinois Street to the west is the Spring Lake Estates subdivision, zoned S-2/Residential. Please view the Petitioner’s informational packet for more detail. Unified Development Ordinance (UDO) Standards this project MEETS: MC/Meridian Corridor: • Permitted Uses: Catering Establishment and Meeting or Party Hall • Setbacks/Yards – Existing and no changes proposed • Maximum Lot Coverage – 80% allowed, about 75% proposed • Building height – No changes proposed Article 5: • Number of Parking spaces – 343 required, 352 provided • Fence/Walls installed to screen truck dock area and create a seating wall in new plazas UDO Standards NOT MET, therefore adjustments or variance requests are needed: • Signage – new wall sign requested, exceeding allowable signage for site Site Plan, Parking and Engineering: The overall site layout will remain the same. The purpose of the renovations is to help guide patrons through the site to use the new drop off area, by entering the site at the middle entrance. Some parking spaces will be removed in order to add landscaping islands to facilitate this new traffic pattern. A large number of parking spaces will be removed to create a new north courtyard. This is where patrons will be dropped off and they can walk up to the main entrance on the north side of the building. There is a drive aisle on the south side of the building that will be closed off in order to make a new gathering space which will give opportunity for photos and social media exposure. In this area there will be a light sculpture garden. The truck dock area just north of this drive aisle will be walled off with a decorative wall and plantings. This will help to screen this area from the public. Due to the loss of parking, the Petitioner discussed making this area a valet parking area. Petitioner, please confirm the following: 1) how many parking spaces will be removed to add the new courtyard areas, 2) will you utilize the truck dock area for valet spaces, and 3) if so, how many parking spaces can be accommodated in this area? At the northeast corner of the site, the existing entrance will be closed off, as well as the connection point to the old ADT site to the north. This access area will be moved south, closer to the drop off awning on the east face of the building, which overlooks Meridian Street. By moving this entrance, a new drop off pattern/mentality is established, rather than a fast moving traffic lane. Active Transportation: New sidewalk is proposed to be constructed on the north side of the north entrance, to connect to the future Lauth office building and future hotel on the old ADT site, which is just north of and immediately adjacent to the Ritz Charles. (The 14 Development Plan was recently approved under Docket No. 19060018 DP.) A partial sidewalk already exists on the south side of this north entrance, and will line up with the new sidewalk created around the new north patio area. Staff has asked the Petitioner to continue this sidewalk all the way to the entry off of Illinois. New sidewalks will also be added on the west side of the screen wall for the loading area, as well as all around the new south courtyard area. All other sidewalk connections will remain unchanged. Architectural Design: One of the goals of this project is to enhance curb appeal. By re-defining site flow and creating inviting outdoor spaces, the overall look and feel of the event space will be improved. To give the building a new look, the Petitioner proposes a new lime washing finish for the exterior and adding new windows. Lime washing is similar to just painting, however, the paint penetrates the brick, and does not peel off like paint can. It allows for the existing color of the brick to show through in places. Petitioner, please provide before and after images of the building with this proposed lime washing finish. Lighting: New light fixtures will be added all around the exterior of the building. A photometric plan has not yet been provided for review. A light sculpture garden is proposed for the south courtyard. In the info packet, you will find an inspiration image for reference. The intent is to have multiple pole type lights that would be used as artwork, where people can take their picture with it for posting on social media. Landscaping: Multiple new landscaping islands will be added to help guide traffic through the site and will help in slowing traffic through the parking lot as well. Two new courtyard areas are proposed as amenities for the site. The Urban Forester has not yet signed off on the plan. Signage: The Petitioner would like to enhance signage for the site. A ground sign facing Illinois Street would possibly be re-done once it is placed in a new, larger landscaping island. The Petitioner would also like to have a “floating” wall sign in front of a row of evergreen trees. The sign would project out, and be more like artwork. Examples are provided in your packet. This would be an additional sign and require a variance for approval. A future hotel/office building sign is called out in the packet, which would accommodate off-premise signage for the new development to occur on the old ADT site north of the Ritz Charles. This sign would also require a variance for future installation due to the number of signs already approved for the site. DOCS Remaining Comments/Concerns: 1. Larger site plans showing details – small plans included with explanations are hard to see and slightly blurry 2. Parking loss counts and potential valet spaces added 3. Updated site plan showing sidewalk connections 4. Before and after images showing proposed lime wash finish on elevations 5. Photometric plan 6. Urban Forester approval needed Recommendation: The Dept. of Community Services recommends the Commercial Committee discusses this item, then continues it to the December 3rd meeting for additional review.