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HomeMy WebLinkAboutDepartment Report 03-15-22 4 CARMEL PLAN COMMISSION DEPARTMENT REPORT MARCH 15, 2022 2. Docket No. PZ-2022-00001 DP/ADLS: Culver’s. The applicant seeks site plan and design approval for new Culver’s restaurant. The site is located at 431 E. Carmel Drive. It is zoned B-8/Business and is not located in any overlay zone. Filed by Bob Goins of K & J Investments XVL, LLC. Project Overview: The Petitioner proposes to construct a new restaurant with drive thru where the Rama Car Wash was previously located. Immediately adjacent to the east is Fazoli’s. West is the Flanner and Buchanan Funeral Home. South of the site is the Post Office. These surrounding uses are all zoned B-8/Business. North across Carmel Drive is the Hunter’s Glen condo community, zoned R-4/Residential. Please see the Petitioner’s Information Packet for more details. UDO Standards this project MEETS: B-8: • Permitted Use: Restaurant with walk-up/drive-thru • Minimum Front Yard setback: 25’ required, 104’ proposed • Minimum Side Yard setback: 10’ required, 35’ proposed east, 54.4’ proposed west • Minimum Rear Yard setback: 10’ required, 153.9’ proposed • Maximum Building Height: 50’ allowed, 23’3” proposed Article 5: • Bicycle parking: 3 racks (6 spaces proposed), 2 racks (4 spaces) required • Dumpster enclosure: matches building design and materials • Accessory Drive thru canopy: matches building design and materials UDO Standards NOT MET, therefore Variances are required or adjustments need to be made: • Parking: 70 spaces required; 46 spaces provided • Bicycle parking location: within 50’ of front door required, 76’ to patio door (north) and 120’ to the main entry (west) proposed • Lot coverage: 60% allowed, 68.3% proposed • Signage – Number: One sign allowed, two signs proposed (wall and ground) Site Plan, Parking, and Engineering: Access to the site will remain as it is today, shared with the Fazoli’s restaurant to the east. There is also a cross access easement through the Fazoli’s site to AAA Way, which will also remain. Parking will be added along the north property line and in front of the building. Traffic will flow one way around the site to access the drive thru at the back (south) of the site. The drive thru will have two lanes that will funnel into one lane as it approaches the pick-up window. Then it will split off into two areas of pull ahead parking and one through lane for “food runners” to bring out the orders. There are 46 parking spaces proposed on the site. Restaurant with drive thru calls for one space per 80 sq. ft. of floor area. This building requires 70 spaces; therefore, a variance will be required. The Petitioner still has work to do with the Engineering Department on detention and water quality for the site. To date no drainage report has been submitted. Reviews will continue in Project Dox on this item. Active Transportation: Carmel Drive has an existing 5’ wide sidewalk along this frontage. However, the Thoroughfare Plan requires a 10’ asphalt path along Carmel Drive. The Petitioner has the option to either construct the path as required or may work with the Engineering Dept. on a contribution to the Non-Reverting Thoroughfare Fund in lieu of constructing the path improvement. Petitioner, please provide an update as to which route you would like to go. The Petitioner plans to install a new 5’ wide sidewalk to connect the front door to Carmel Drive. Sidewalk is also proposed around the building and leading back to the order canopy area behind the building. Bicycle parking is shown on the site plan adjacent to 5 Carmel Drive, which is too far away from the front door of the building. The maximum distance allowed is 50’ from the front door. Petitioner, please revise the bicycle parking location to be in compliance with the UDO. Architectural Design: The building design has evolved over the course of this project and is now on the right track, but some modifications are still needed. Proposed building materials are brick, stone, and EIFS (stucco). Stone pilasters now carry evenly throughout the facades. Brick is the primary material in-between these pilasters. The same stone is used as a base around the entire building. Windows are incorporated in the front of the restaurant and faux windows made of EIFS are now proposed on the back part of the building. The Dept. would like to continue working on this design with the Commercial Committee and the Petitioner. Instead of EIFS windows, we would prefer to see bricked-in faux windows. EIFS is not desired within 8’ of the ground, and it does not make sense to break up a brick façade with EIFS. Other items of concern are the blue awnings that carry over these faux windows on the back half of the building. If they do not serve a function for shading the inside from sun or protection for a pedestrian over a sidewalk, they should not be used. Another item to work on is where the stone carries up in the center portions of the building on each façade, as well as how the pilaster stops short of the cornice line. While an accent wall in generally supported, in this case it blends too much with the pilasters. The drive thru canopy on the back of the site has the same stone for the columns. The roofline could use a little more work to match the cornice of the building in both coloring and detail. Right now, it is a plain dark gray. The cornice line of the building is tan with accent projections. The new trash enclosure also matches the building with stone pilasters at the corners and brick as the main material. It has a dark gray cap as the “cornice.” Lighting: As currently proposed, the photometric plan does not meet the 0.3 footcandles at the property line. Six pole lights at 25’ tall are proposed around the site and referenced on the photometric plan. However, a detail of the fixture is not provided. Other light fixtures detail sheets are included in the Info Packet (assumingly for decorative lighting around the building and down lights within the canopies), however are not shown on the lighting plan for reference. Petitioner, please work on providing an up-to-date, compliant lighting plan for review. Please also provide a night-time view of the building – we want to ensure that no colored lights are proposed or other use of lighting as signage. Landscaping: New landscaping will be installed around the site, including building base landscaping, perimeter shrubs, and trees. The Petitioner has submitted a landscape plan through the Info Packet for the Plan Commission meeting but has not yet uploaded plans through our online review software, Project Dox. The Petitioner will need to continue working with the Urban Forester on adjusting the landscape plan as needed to meet the Commercial Landscaping Ordinance requirements. Signage: One main identification sign is allowed for this site as it faces one public street frontage. Two signs are proposed – one ground sign perpendicular to Carmel Drive and one wall sign facing north towards Carmel Drive. A variance will be required for the number of signs. The wall sign is 46.7 sq. ft. and is 59% of the height and 50% of the width. Up to 70% of the spandrel panel height and 85% of the spandrel panel width is allowed. The ground sign is 6’ tall and 35 sq. ft. It also has manual changeable copy as part of the design, which is allowed. Directional signage will be installed at 3 sq. ft. and 3’ tall as is allowed by the sign ordinance. A pre-sale menu board is shown adjacent to the drive thru canopy. The size is 24.6 sq. ft. Petitioner, will this be the only menu sign? Will there be other signage proposed for the canopy such as height limits, one way, etc.? Lastly, please have the site plan updated to include all signage locations, instead of on a separate sign plan. DOCS Remaining Comments/Concerns: 1. 10’ asphalt path along Carmel Drive or contribution to the Non-Reverting Thoroughfare Fund 2. Architectural design modifications 3. Bicycle parking location within 50’ of front door 4. Lighting plan – detail sheets, night view, and compliant photometric plan all needed 5. Landscape plan approval 6. Signage details 7. Apply for necessary variances Recommendation: The Department of Community Services recommends the Plan Commission forwards this item to the Commercial Committee meeting on Tuesday, March 29, 2022 for further review.