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HomeMy WebLinkAboutDepartment Report 03-17-209 CARMEL PLAN COMMISSION DEPARTMENT REPORT MARCH 17, 2020 5. Docket No. 20010004 DP Amend/ADLS Amend: Porkopolis Distillery Expansion The applicant seeks site plan and design approval for a 3,400 sq. ft. building addition to the existing restaurant. The overall site is 3.98 acres in size. It is located at 9802 N. Michigan Road and is zoned I-1 within the US 421 Overlay zone. Filed by Eric Gleissner of Civil Site Group, Inc. on behalf of the owner. Project Overview: The Petitioner proposes to add onto an existing restaurant with a two-story addition, bringing the building closer to US 421. The project was originally approved under Docket Nos. 12030012 DP & 12030016 ADLS, with amended versions approved under Docket No. 13090003 ADLS Amend. To the immediate south and part of this parcel is the gas station and Convenience store/Dunkin Donuts. South of that is the recently approved Shamrock Self -Storage (Docket No. 17030025 DP/ADLS). To the north is the existing Wild Birds store and additional self storage. Across Michigan Road to the east is the Prime Carwash and two recently approved oil change facilities – Valvoline (Docket No. 19070003 DP/ADLS) to the north and Take 5 (Docket No. 19050027 DP/ADLS) to the south. Please see the Petitioner’s Information packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: US 421 Overlay Zone: • Permitted use: Restaurant (per I-1) • Building materials chosen – brick, stone, stacked stone, glass, and EIFS proposed • EIFS meets 10% maximum and allowed as a trim material • Minimum building height: 1.5 story or 20’, 30’ and two-story proposed • 30’ greenbelt required & provided • Minimum site acreage for DP: 3 acres required, 3.56 acres existing • Vehicular parking: 67 spaces required, 77 spaces provided • Minimum front yard: 30’, 57.55’ proposed • Maximum front yard: 120’ allowed, 57.55’ proposed • Minimum side yard: 15’ required, 15.82’ proposed • Access Road to rear of parcel provided for connectivity • Minimum gross floor area: 2,500 sq. ft. required, 3,400 sq. ft. addition provided (6,717 sq. ft. total) • Maximum gross floor area: 85,000 sq. ft. • Accessory buildings (trash enclosure) must be architecturally compatible with principal building – no changes proposed • Lighting plan: One light pole removed and building sconces added – no change to photometric plan • Landscaping plan: approved by urban forester • Signage: two wall signs proposed to face east for the two tenants – previous variance approval? I-1/Industrial: • Minimum Lot Area: 10,000 sq. ft. required, 3.56 acres (155,073.6 sq. ft.) provided • Minimum Lot width: 100’ required, 300’ existing • Maximum Building Height: 35’ allowed, 34’ proposed at tower element, 30’ at remainder of building • Maximum Lot Coverage: 80% allowed, 43% proposed (a net reduction of 289 sq. ft.) • Bicycle parking: 10 spaces (5 racks) provided/existing UDO Standards NOT MET, therefore additional adjustments or variance requests are needed: None. US 421 Overlay Zone & Comprehensive Plan analysis: It is the goal of the US 421 Overlay Zone to provide coordinated, quality development along the highway, and to encourage efficient land usage as Michigan Rd. is both a community and regional destination. This should be accomplished through a coordinated set of design principles, which is why there are specifications for architectural styles and building setback requirements, among other items. The Comprehensive Plan calls for this area to be a Community Vitality Node. The Petitioner is proposing a use that will serve the needs of the general community. 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. 10 Site Plan, Parking and Engineering: The overall site plan will remain largely the same. The new addition will take the place of parking in the front of the building and remove the drive thru which was located on the north side of the building. Lot coverage will decrease by a net of 289 sq. ft. and increased landscaping and greenspace will be provided. Active Transportation: An existing sidewalk enters the site from the path along Michigan road. With the new building, the sidewalk will now be continuous and not broken by parking and drive aisles. The infilled sidewalk will connect to the existing sidewalk along the south side of the building (adjacent to the parking). Adjacent to this sidewalk will be a new outdoor seating area next to the main entrance. Architectural Design: The building addition will be two stories, constructed from the same brick and stone that is used on the existing building. Second story windows will be provided on both the east and south facing facades, for interest and architectural detail. An EIFS cornice line will be installed at the top of the building, which matches the existing one-story structure. A brick soldier course detail will be provided at the top of the second story window level, on all four sides. A full glass two-story corner feature is proposed at the SE corner of the building, in order to showcase the distillery equipment. Red awnings will be installed around the first story windows, to carry the same design across both buildings. Lighting: Site lighting will remain primarily the same. One parking lot pole light will be removed where the new building will be constructed. New sconce lights will be installed on the building addition to match the existing light fixtures on the existing Porkopolis restaurant. Landscaping: New building base landscaping will be installed along the front of the new building and grass areas extended to fill in where the parking lot used to be. The Urban Forester has signed off on the landscape plan. Signage: Two new signs will be placed on the east elevation for each of the tenants. Spandrel panel areas have been defined. Sign permits will be required, and coordination is already occurring with our Sign Permit Specialist. DOCS Remaining Comments/Concerns: All DOCS Comments have been addressed. Recommendation: The Department of Community Services recommends the Plan Commission votes to suspend their rules of procedure and vote to Approve this item this evening. If not, we recommend sending this item to the Commercial Committee meeting on Tuesday, March 31 for further review, with final voting authority given to the Committee.