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HomeMy WebLinkAboutDepartment Report 05-05-22 6 Carmel Plan Commission COMMERCIAL COMMITTEE Thursday, May 5, 2022 Department Report 5. Docket No. PZ-2022-00044 ADLS Amend: The Maples at North End The applicant seeks approval for the renovation of an existing home into a restaurant. The renovation will include an addition to the rear and an outdoor patio. The site is 0.43 acres and is located at 875 Freeland Way (Phase 1, Lot 63 and Common Area N). It is zoned UR/Urban Residential and is not located within any overlay zone. Filed by Rebecca McGuckin of Old Town Companies. Project Overview: The Petitioner proposes to renovate an existing historic home (1880s) into a new restaurant within the North End development. North End is located north of Smoky Row Road and just east of Meridian Street. The entire development is zoned UR/Urban Residential. Adjacent to this existing building are planned townhomes, single family homes, apartments, and a clubhouse with pool. South across Smoky Row Road are residential uses consisting of townhouses, two estate lots, and a senior living apartment community. Please see the Petitioner’s Information Packet for more details. Project History: The site has gone through many approvals ranging from Primary Plat, Secondary Plat, Variance, Use Variance, Subdivision Waiver, Zoning Waiver, and ADLS approvals for the many components of this mixed use project. Two approvals to note are the following, both granted at the January 9, 2020, Board of Zoning Appeals (BZA) meeting: • Docket No. 19100016 UV – Restaurant Use • Docket No. 19100019 V – Front Setbacks, buildings: 10-20’ max allowed, 50’ granted The Restaurant Use Variance was needed to have a stand-alone restaurant. The UR/Urban Residential zoning classification anticipates new restaurants as part of a larger building. This existing historic home presented a unique opportunity to showcase the architecture and provide a gathering spot within the development. The front setbacks variances were requested to maintain space for paths and parking in front of buildings in different areas throughout the development. For example, the existing location of the historic home is close to 50’ from the new edge of right of way for Freeland Way (the circle drive). The Petitioner tried to follow the UDO requirements for UR/Urban Residential as closely as possible without rezoning the site. Site Plan, Parking, and Engineering: The existing building sits at the end of a circle drive at one of the main entrances to the development. The proposed addition will be behind the existing home (north). Parking will be located along the circle drive and on adjacent streets. There will also be available parking in the garage that will be a part of the mixed-use building at the southwest corner of the site. The overall site is master planned for drainage and detention through dry detention basins and some underground storage. Trash collection for the restaurant will be located at the northwest corner of the restaurant building. Approximately eight residential style/scale totes will be used and emptied each day as part of the valet trash service offered for the multi-family buildings. The nearest multi-family building is Building C, just west of the restaurant and planned amenity area (clubhouse and pool). The Petitioner will bring an exhibit to the Committee to explain how/where trash will be taken away from the site and collected. Active Transportation: Sidewalks are provided throughout the development. Two need sidewalks will be added to provide access to the entrance of the restaurant from the surrounding streets. Four bicycle parking racks will be provided in front of the building, adjacent to the circle drive. This will provide for eight bike parking spaces. Architectural Design: The two-story historic home will be maintained as it looks today, with cosmetic updates such as fresh paint. There is an existing porch/addition on the east side of the building that will be removed. It will be repaired/replaced with brick, then painted white to match. The new building addition in the rear of the building will be one story. Only a small portion of the new building will be visible from the street. The addition will be a combination of painted white brick and siding, with a standing seam metal roof on the middle portion of the building. The end portion of the building that mimics the shape 7 and orientation of the historic home, will have an asphalt shingle roof. The siding will be painted dark colors. Character images are shown in the packet, the goal is to have an open feel on the inside of the restaurant, with many large windows facing east towards the woods and the river. The Petitioner did present these plans to the Historic Preservation Commission (HPC) for their feedback and input. Because this is a renovation and not a tear-down, the HPC did not have to vote on or approve the proposed changes. They were generally supportive of the adaptive reuse of the building. Lighting: Lighting is minimal, with a few sconces added at the entry and adjacent to windows. They will be black with gold accents, for a rustic modern look. Landscaping: New landscaping will be added around the front entrance of the building. The Urban Forester had a few questions regarding tree preservation and felt that it would be fitting to plant a new Sugar Maple tree somewhere in the front yard for shade. It is the Petitioner’s goal to save as many trees as possible, and if some do not survive post construction, they will replant in order to provide good buffers and transitions between the residential homes and the restaurant. Signage: No signage is proposed at this time. The Petitioner will return for sign permit approval most likely when the sign plan is presented for the rest of the development, which will include the apartments and commercial components. DOCS Remaining Comments/Concerns: 1. Urban Forester approval 2. Finalize Project Dox process Recommendation: The Department of Community Services recommends the Commercial Committee votes to Approve this item this evening, contingent upon Urban Forester approval and finalizing the Project Dox review process.