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HomeMy WebLinkAboutDepartment Report 06-15-21CARMEL PLAN COMMISSION DEPARTMENT REPORT JUNE 15, 2021 1. Docket No. PZ-2021-00040 DP/ADLS: Mexican Restaurant at Legacy. The applicant seeks site plan and design approval for a new restaurant. The site is located at 7299 E 146th St. between Community Drive and Beallsville Drive. It is zoned PUD (Legacy Z-501-07). Filed by Tami Lakes of Versatile Construction Group, LLC on behalf of Don Rigo Properties LLC. Project Overview: The applicant seeks approval for a new restaurant. This site is located in -between the recently approved Yellow Dog Veterinary Office (east) and the existing three retail buildings at the corner of Community Drive and Hopewell Parkway (west). South of this site are the Legacy Towns and Flats I residential homes. All surrounding sites mentioned are zoned Legacy PUD. North of the site across 146th Street are residential homes located in Noblesville. Please see the Petitioner’s Information Packet for more details. PUD Standards this project MEETS: Exhibit 10 Commercial Building Table: • Minimum Side Yard Setback – 0’ required, 58’ proposed • Minimum Rear Yard setback – 5’ required, 1 43 ’ proposed • Minimum building height – 1 story required and provided • Maximum building height – 60’ allowed, 25’ proposed • Windows are pedestrian scale • Parking behind and to the side of building • Walls and Rooflines are broken up/not greater than 60’ before a change in plane or material Exhibit 14 Uses: • Restaurant without drive thru allowed in Village Core Exhibit 10 Architectural Standards: • Pedestrian scale detailing • Mechanical equipment screened • Relationship and use of materials visually compatible with surrounding area • Primary entrances are defined and articulated • Stucco/EIFS not used within 8’ of ground PUD Standards NOT MET; therefore, Variances are required: • Front Yard setback – 15’ required, 30’ requested • Parking – 77 spaces required; 70 spaces provided • Signage – 2 signs allowed; 3 signs requested Site Plan, Parking Variance, and Engineering: The site has been designed with the building pulled up to Hopewell Parkway, with parking located to the side of and behind the building to the north. Access into the site will be a shared driveway from Hopewell Parkway with the parcel to the west. The drive has already been constructed for the first 140’ or so by the parcel to the west. Cross access easement will be pro vided both west and east, with a coordinated access to the v et office to the east at the northeast corner of the site. The dumpster will be completely enclosed and designed to match the building. It will be placed on the east property line and will align with the dumpster for the v et office next door. 70 parking spaces are proposed and are 9 short of UDO requirements (One space 2.5 patron seats + 1 space per employee on the largest shift requires 7 9 spaces). A variance has been requested for this shortage. However, due to the interconnected nature of the overall development, Staff is supportive of utilizing shared parking and cross access easements to make up for the shortage. Stormwater and detention for this site have been master planned with the Legacy PUD. The Petitioner continues to work through Engineering Dept. review comments. Setback Variance: The Legacy PUD specifies a maximum front yard setback of 15’. After internal review and discussion, it was determined that orienting the building towards Hopewell Parkway, rather than 146th Street, would foster a more interactive pedestrian environment. However, due to a 7’ landscape easement and a 15’ wide utility easement, the building could not be placed at the required 15’ maximum. The request is for 30’ back from Hopewell Parkway. Due to these site restrictions, the Dept. is supportive of the Variance request. Active Transportation: A 5’ wide sidewalk will be provided along Hopewell Parkway. Path is already constructed along 146th Street. The petitioner will construct a new sidewalk that will connect the site from 146th Street through the west portion of the parking lot, to the front door, then to Hopewell Parkway. Sidewalks will also b e provided around the building for easy access from the parking to the front door, to the outdoor patio area, bicycle parking, and to the dumpster. Four bicycle racks will be installed, providing eight parking spaces, which meets the ordinance requirements. Architectural Design: The proposed building will be constructed of stone, brick and stucco/EIFS. The main entry will face west towards the neighboring retail buildings and Community Drive. Staff has worked significantly with the Petitioner to modify the design of the building to have consistent features that will be complimentary to the surrounding area. We believe this has been accomplished while still respecting the overall look and feel desired by the Petitioner. The large double door with arched window feature as well as sidelight windows will provide a very open and inviting entry. The theme of arched windows will carry around the building, with some bricked in where it is not suitable for windows to be placed (such as the kitchen). A patio with a large outdoor fireplace feature will be at the SE corner of the building, providing architectural interest and pedestrian activity towards Hopewell Parkway. Wood trellis features break up the upper stucco/EIFS portion of the building and provide important architectural details to th e façade. Staff would like to see additional wood bracket features added to the tower elements around the building, to enhance the façade details. Lighting: Site lighting is proposed with three parking lot pole lights at 20’ tall. Decorative wall sconces are proposed all around the building as well as string lights over the patio on the east side of the building. There are four wall pack style lights proposed facing north and west. Staff is concerned for the necessity of these wall pack lights – they seem redundant. The Legacy PUD requires a maximum of 0.5 footcandles at the property lines. There are a few locations on the west property line where adjustments need to be made to meet this requirement. Landscaping: The site will have street trees installed along both Hopewell Parkway and 146th Street. Trees will also be planted around the building and in the parking lot islands. Some b uilding base plants are proposed; however, most are located around the perimeter of the site due to sidewalks and the patio adjacent to the building. The Urban Forester has approved the proposed landscape plan. Signage: Two signs are allowed for this site because the property faces two Street Frontages: East 146 th Street and Hopewell Parkway. Three signs are proposed for this site, one facing each of the Street Frontages, north and south, and one facing west. A variance is proposed to allow the third sign; however, Staff will not provide support for the request. The north and south facing signs meet the UDO standards for height (70%) and width (85%) at about 84.62 sq. ft. each. DOCS Remaining Comments/Concerns : 1. Engineering Dept. approval 2. Additional wood bracket detailing at towers 3. Lighting plan removal of wall pack style lights 4. Lighting plan adjustments to meet 0.5 footcandles at west property line Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Commercial Committee meeting on Tuesday, July 6, 2021, with the Committee having final voting authority.