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HomeMy WebLinkAboutDepartment Report 09-20-22CARMEL PLAN COMMISSION DEPARTMENT REPORT SEPTEMBER 20, 2022 I. Old Business 1. Docket No. PZ-2022-00118 DP/ADLS: The GOAT. The applicant seeks site plan and design approval for a building addition/remodel on 0.2 acres. The site is located at 220 2nd St. SW in Frank Hawkins Addition Lot 1. The site is zoned B-2 and is within the Old Town Overlay, Character Sub Area. Filed by Ben Bemis of CEC Inc. on behalf of Kevin Paul, owner. *Updates to the Report are written in blue Project Overview: This site is located at the northwest corner of Monon Boulevard and 2nd Street SW. The parcels to the west and northwest are zoned R-2/Residential and are within the Old Town Overlay Character Sub-Area. The parcel directly north is owned by the Carmel Clay Historical Society and is zoned C-2/Mixed Use. To the east across Monon Boulevard are the Old Town on the Monon apartments and some businesses, zoned C-2/Mixed Use. Further southeast is the Midtown PUD, where Sun King and the Allied Solutions Buildings are located. Directly south is The Railyard mixed use building with apartments, restaurant/retail space and an interior parking garage. It is zoned C-2/Mixed Use. Unified Development Ordinance (UDO) Standards this project MEETS: Old Town Overlay, Character sub-area: • Minimum lot width – 60’ required, 74’ existing • Addition placed in line with existing building facing east front yard • Side yard setback – 5’ west required and proposed • Materials of addition are consistent with Principal Building • Pedestrian connectivity is provided from the front door to the sidewalk • Parking – 5 spaces existing • Roof shape – gable now proposed • Dumpster enclosure not proposed to change • Rear yard setback (north) – 5’ proposed & required B-2 District: • Building height – 60’ tall allowed, about 19’4” proposed on addition • Bicycle parking – 4 spaces required and provided • Signage – no changes proposed Unified Development Ordinance (UDO) Standards NOT MET or unknown: • Max. lot coverage – 70% allowed, 80% requested – Variance applied for: Docket No. PZ-2022-00176 V Site History: • The City tried to rezone this parcel to C-2 in 2020, however, that was determined inappropriate. The Board of Zoning Appeals (BZA) should hear a new Use Variance (UV) case, as they approved Bub’s Café UV in 2007. • The Petitioner filed the UV request, along with ten variances. The UV was denied, and the remaining variances were tabled indefinitely, one was withdrawn. • The Hamilton County Superior Court issued an order vacating the vote of the BZA’s decision to deny the UV. • The Petitioner submitted the Rezone request to change the zoning of this site to B-2/Business and later withdrew the UV and other variances. • Through the Plan Commission (PC) process, commitments were made, which pared the allowed B-2 uses down to what B-7 would allow. These are entitled “Covenant Attendant to Rezone Application” and are attached. • In the “Rezone Application Commitments”, DP and ADLS approval for the site will be required, hours were restricted, a “neighbor hot-line” is established, no “grab and go” alcohol is allowed, and no outdoor speakers will be installed. • After working through the proposed commitments at the final PC meeting, PC members voted to forward this item to City Council with a Favorable Recommendation 7-0. • City Council worked through the commitments and voted to approve the rezone to B-2, 7 to 1, with 1 not present. Site Plan, Parking, Active Transportation, and Engineering: • The overall site layout and access is not changing. The existing restaurant/bar/patio will remain. • Sidewalks on the south and east will remain. 10 • The existing open yard north of the existing building and patio will be “filled in” with a building expansion to accommodate additional restroom facilities and seating areas • The existing 5 parking spaces accessed via 2nd St. SW will remain • There is an existing storm sewer line, along with other utilities such as the City’s Fiber Optics line running along Monon Blvd. that the City wants to remain as is today. The Petitioner has agreed to push the building back in order to leave these utilities as currently installed. • 2nd Street SW is classified as a Local Road, which requires 56’ total right-of-way (ROW). 50’ exists and is consistent across the entire street. This was an agreement with the City when the Railyard (south) was proposed. • Monon Boulevard ROW is about 140’ total. No additional ROW is needed. Improvements were made providing sidewalk, bicycle path, parking spaces, and underground utilities/infrastructure along the property frontage. Architectural Design: • Design of the addition was done to keep in character with the existing building. • The addition needed to solve the primary past issues – large outdoor gatherings/noise and lack of restrooms. • The proposed building addition will have a new central entrance and connection hallway for patrons and servers, a second bar, additional tables, and 6 additional restroom stalls. • Revised floor plan shown an Occupant Load of 120 in the new building addition. • Please note there are about 70 seats in the current building. • Building roofline has been modified to comply with Old Town Overlay requirements. Lighting: • No new lighting, other than required emergency egress lights over doors, is proposed. Landscaping: • Landscaping space is limited with the proposed building purposely filling in the existing greenspace on the site. • The addition has been reduced on the east edge, creating about 12’ of planting space along Monon Boulevard. Signage: • One sign per street frontage is allowed for a single tenant building. • This site has two street frontages – Monon Boulevard and 2nd St. SW. • No additional signage will be sought. August 16 Public Hearing Recap: • Petitioner gave an overview of site history and new proposal. • The building has been designed to be substantially similar to original proposal, with a few changes based on utilities and the request of Mr. Cohen (neighbor to west) for an enhanced view on the west side of the building • Remaining consistent to commitments – no plan to change • Some neighbors spoke regarding the project saying it is an improvement over the original situation, one asked if the fence will remain (yes it will) • PC members asked questions regarding the previous lack of restrooms issue, asked that temporary restrooms (during construction) be placed away from neighbors, delivery and trash times are coordinated with Social Cantina across the street to be sensitive to neighbors/easiest logistically, where will the main entrance be (middle of building), clarified how commitments could be altered (must go back to PC then before Council too) • Sent to the Commercial Committee meeting on Sept. 6 for further review, to return to the full PC for a final vote. September 6 Commercial Committee Meeting Recap: • Petitioner showed new drawings to address review comments regarding rooftop equipment screening. • Further floor plan modifications were made to increase new central entrance size and provide a screen/employee prep area adjacent to kitchen. • The opposite side of the screen wall will be an entry feature welcoming patrons • Final building square footage will be 5,240 sq. ft. (2,300 sq. ft. existing, 2,940 sq. ft. proposed) • Signage was discussed – the Petitioner may apply to change their signage subject to UDO requirements in the future if desired. 11 DOCS Remaining Comments/Concerns: • All Dept. concerns have been addressed. • The last step is to finish the review process through Project Dox. Recommendation: After all comments and concerns are addressed, the Department of Community Services recommends the Plan Commission votes to Approve this item this evening.