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HomeMy WebLinkAboutDepartment Report 03-29-22 7 Carmel Plan Commission COMMERCIAL COMMITTEE Tuesday, March 29, 2022 Department Report 4. Docket No. PZ-2021-00139 DP/ADLS: Oberweis – That Burger Joint – Woodgrain Pizzeria. The applicant seeks site plan and design approval for a restaurant on a 1.15 acre vacant parcel. The site is located at 10920 N. Michigan Road, which is the SW corner of Weston Pointe Blvd. and Michigan Rd./US 421. It is zoned B-3/Business and is located in the US 421 Overlay Zone. Filed by Joe Oberweis, owner. *Updates to the Report are written in blue Project Overview: The Petitioner proposes a new restaurant with dine in and drive thru options. To the west is the Aria Apartment project owned by Cityscape Residential and located in Zionsville (Boone Co.). North across Weston Pointe Drive is a multi- tenant retail building, zoned B-3 and within the US 421 Overlay. Immediately adjacent to the south is Kindercare and further south is Christian Bros. Automotive site. Both are zoned B-3 and in the US 421 Overlay. To the east across Michigan Road are additional outlots and multi-tenant retail buildings. They are zoned B-2 and also within the US 421 Overlay Zone. 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 with walk up/drive-thru • Architectural Design Theme: complementary to Italianate style • Building materials chosen – 3 colors of brick, split face CMU, stone, EIFS (cornice), and glass proposed • 30’ greenbelt required & provided • Minimum site acreage for DP: 3 acres required; 6.68 acres proposed through overall DP for site (Docket No. 19020009 DP) • Vehicular parking: 53 spaces required (1 space per 80 sq. ft. of floor area); 47 spaces provided, 6 additional spaces can be covered through shared parking with adjacent daycare lot, as it is within 300’. • Min. front yard: 30’, 104’ proposed (east) • Max. front yard: 120’ allowed, 120’ proposed (east) • Minimum rear yard: 15’ required, 35’ proposed (south) • Access road to rear of parcel provided for connectivity • Minimum gross floor area: 2,500 sq. ft. required; 4,256 sq. ft. provided • Lighting plan meets 0.3 footcandle maximum at property lines • Trash Enclosure is architecturally compatible with principal building B-3/Business: • Minimum Lot Area: 10,000 sq. ft. required; 1.13 acres (49,222.8 sq. ft.) provided • Minimum Lot width: 100’ required, 180’ provided • Maximum Building Height: 35’ allowed, 25’8” proposed • Maximum Lot Coverage: 80% allowed, 78.4% proposed • Bicycle parking: 4 spaces required and provided UDO Standards NOT MET, therefore a variance must be requested: • Drive Thru location: Must be located to the rear of the parcel, Site has three frontages therefore, this requirement cannot be met • Maximum Building Height adjacent to residential: 20’ allowed, 21’ to 25’8” proposed • Landscaping – Number of Trees: The site is short four shade trees and four ornament trees. • Signage – Number: 9 proposed, 3 allowed • Signage – Monument sign height: 9’4” proposed, 6’ allowed • Signage – Ground sign and menu board sign location: 0’ setback from ROW proposed, 5’ minimum setback required from ROW Site Plan, Parking and Engineering: The Petitioner seeks approval for the Development Plan and ADLS for a restaurant with drive thru. This site is on the west side of Michigan Rd., adjacent to the Boone County border. This is one of four outlots created through the Michigan Road Retail project (Docket No. 19020009 DP/ADLS). Weston Pointe Drive (north) and Redd Road (west) are both now complete providing vehicular and pedestrian access from Bennett Parkway to 106th Street. The Petitioner will need to 8 seek variance approval for the location of the drive thru being visible from the front yard/adjacent streets. This site is on a peninsula, with three street frontages. They have worked with staff on the placement of the drive-thru where it is located today, and staff is supportive of the needed variance, as there really is no way to be compliant with this requirement. The main entrance for the restaurant is on the west side of their parcel off Redd Road and will be a shared access with Kindercare to the south. 47 parking spaces are provided, when 53 are required. Restaurants with drive thru require one space per 80 sq. ft. of floor area. The UDO does allow for shared parking, and the daycare to the south meets their minimum parking requirements with two extra spaces. Based on the off-hour peak times of the two businesses, this is an ideal situation for shared parking. The plan meets lot coverage requirements at 78.4%, when 80% coverage is allowed per the B-3 zone. Drainage for this site is coordinated through planned detention for the Aria apartments project to the west of this site in Zionsville’s jurisdiction. The detention will be coordinated and provided for all the outlots in conjunction with the installation of Redd Road by the property owner, Cityscape Residential. Active Transportation: There are existing sidewalks along the perimeter of the site – Michigan Road, Weston Pointe Drive, and Redd Road. The Petitioner proposes a new 5’ wide sidewalk along the south side of the building to connect the site from east to west to Redd Road. Sidewalk, outdoor seating, and connection to the playground as well as Weston Pointe Road will be provided along the front of the building (east side). Two bicycle racks (four spaces) are provided southeast of the front door. Architectural Design: Staff has been working with the Petitioner on the design of the building for quite some time. It is finally to a state that we can support and has detailing meeting the US 421 corridor standards. The architect has designed the building to be complementary to the Italianate architectural style. Some of these features are the dentil molding, enhanced brick detailing around the pilasters of the front entry, symmetrical form of the building and window placement. The building will be constructed of three colors of brick (red, brown, and tan) with a concrete masonry unit (CMU) block base in a tan color. Stone will be used on the south end of the building as an accent material near the cornice. EIFS will be used for the cornices and is less than 10% of the overall façade area. The height of the building ranges from 21’ to 25’8”. The US 421 Overlay specifies that the maximum height allowed adjacent to residential is 20’. A variance will be needed for the increase. One other item to note on the building design is the very large window above the main entry. This entry feature has been worked many times over. It is now in line with the rest of the building design; however, we would like to see more details about the signage within it. How big is the area and is it open to below? What kind of lighting will be in this window/vestibule area? Is this an area for murals? Will it be changed often? The dumpster enclosure is located in the center of the site, away from the three street frontages and behind (west of) the front of the restaurant. It will be constructed of brick to match the building with a concrete top to resemble stone. Lighting: Decorative wall sconces will be provided all around the building (15 in total). Utilitarian style down lights (2) will be provided over the two employee-only doors at the northwest corner of the building. The parking lot will be lit by 5 pole lights placed around the site at 22’ tall. The maximum height allowed for pole lights is 24’. The photometric plan is in full compliance with the maximum 0.3 footcandle limit at the property lines. Landscaping: The Urban Forester has reviewed the landscaping plan and made comments for the Petitioner to update their plans. The 30’ required greenbelt along Michigan Road is provided. Areas of concern are species choices, additional trees needed, and additional shrubs needed to block headlights along Michigan Road. Petitioner, please continue to work with the Urban Forester on the landscape plan. Signage: This site is located on three public streets; therefore, three signs are allowed. This is a single use building with a food court style (3 types of food) restaurant, thus the reason a sign is proposed for each “tenant.” Eight wall signs are proposed 9 as well as one ground sign. This will require variances for the number of signs. The ground sign is proposed at 9’4” tall, which is well over the 6’ allowed. The height of this sign will require a variance. At present, Staff is not supportive of the overage in signage. With three street frontages, the building will be highly visible, and we ask the Petitioner to re-look at their signage proposal. Detailed sign dimensions are still needed for the proposed menu board and directional signage proposed. A menu board is allowed in addition to the main identification allowed for the site. Directional signage is allowed as long as it is 3’ tall and 3 sq. ft. or less in area. March 15, 2022 Public Hearing Recap: The Petitioner gave an overview of the company and the proposed project. They have worked with Staff on the building design to match US 421 Overlay requirements more closely. Staff commented on the use and complimentary nature/hours of operation of the daycare to the south. This is an ideal situation for shared parking. Staff also mentioned the large amount of proposed signage, which will need variance approval. Plan Commission members had questions regarding the architectural style – needing more details to understand how it is complementary to the Italianate style, signage details, drive thru location and flow of traffic, and drainage details. It was sent to the Commercial Committee meeting on Tuesday, March 29, 2022 for further review, and will return to the full Plan Commission for a final vote. DOCS Remaining Comments/Concerns: 1. Maximum building height adjacent to residential – is it possible to reduce the overall height of the building while still concealing rooftop HVAC units? 2. Please provide more detailed information (exhibits or photo examples) on the architectural style and how it is complimentary to or consistent with the Italianate style. 3. Landscape plan approval – please provide an update on discussions with the Urban Forester. 4. Signage – in discussions with the Petitioner, they were amenable to removing the wall signs facing west and possibly removing the ground sign. Please discuss these plans in detail with the Committee. Recommendation: The Department of Community Services recommends the Commercial Committee discusses this item, then continues it to the Thursday, May 5 Commercial Committee meeting for further review and discussion.