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HomeMy WebLinkAboutDepartment Report 03-03-204 Carmel Plan Commission COMMERCIAL COMMITTEE Tuesday, March 3, 2020 Department Report 3. Docket No. 19090024 DP Amend/ADLS Amend: Carmel Health and Wellness Complex The applicant seeks site plan and design approval for a 12,058 sq. ft. building addition to the existing facility (19,960 sq. ft.). The site is 3.05 acres in size. It is located at 820 City Center Drive and is Lot 1 of Block A of the Carmel Science and Tech Park commercial subdivision. It is zoned M-3 and is not within any overlay zone. Filed by Ryan Ellsworth of GEA Architects LLC. *Updates to the report are written in blue Project Overview: The Petitioner seeks approval to add onto the exiting Carmel Total Fitness building. The new building will house space for two tenants, with the primary new tenant being Carmel Swim Club. The other future tenant is to be determined. To the north of this site are four single story office buildings that are part of the Hancock Professional Park. To the west across Hancock Street are additional office buildings that are part of the Carmel Tech Center. Immediately adjacent to the east is Carpenter Realtors. All surrounding sites are zoned the same as this site: M-3. Please see the Petitioner’s Information Packet for more details. UDO Standards this project MEETS: M-3 District • Minimum lot area – 20,000 sq. ft. required, 3.05 acres existing • Minimum lot frontage – 100’ required, 390’ existing • Minimum front yard setback – 20’ required, 127’ existing • Minimum side yard setback – 20’ required, 81’ existing (north) • Minimum rear yard setback – 20’ required, 137’ existing (east) • Maximum Lot coverage - 80% allowed, 68.1% proposed • Use – Educational and Office proposed and allowed Article 5 • Number of parking spaces: 160 spaces required, 128 spaces remaining after addition, 30 Shared spaces acquired with Carpenter Realtor property to the east (43 spaces total in their lot) Thoroughfare Plan Compliance • 10’ wide multi-use path along City Center Drive will be installed • 5’ wide sidewalk along Hancock Street will remain UDO Standards NOT MET, therefore a Variance or Waiver is required if adjustments are not made: Thoroughfare Plan Compliance • 60’ ROW dedication for City Center Drive required, 40’ appears to exist on GIS – still under review by Staff Site Plan and Parking: This building was originally constructed and approved back in 1998, under Docket No. 19-98 DP/ADLS. Other than restriping/maintaining the parking lot, no changes have occurred to the original site plan. The building addition will be added to the west side of the existing building, taking over some of the existing parking spaces. This building is classified as a commercial recreational facility, which requires one parking space per 200 sq. ft. of interior area, plus one space per 5000 sq. ft. of outdoor area. (There is no outdoor area at this facility.) The total square footage after the addition will be 32,018 sq. ft., which will require 160 parking spaces. Prior to the addition, the facility had 182 parking spaces. After the addition, the facility will only have 128 parking spaces, which is a reduction of 54 spaces. Shared parking may be utilized for sites that do not meet their required parking counts. Any site within 300’ may count towards the parking for this use. The Petitioner has provided a letter from the neighboring property owner which agrees to share 30 parking spaces. There are 43 total spaces in their lot, so it should be more than enough for both users. The Petitioner has also mentioned that employees could park offsite, to aid in patrons having greater access to the building. City Center Drive is a Parkway Arterial Street per the Thoroughfare Plan with a 120’ wide required right-of-way (ROW). A 60’ half is required, and the Petitioner has provided documentation that supports that 60’ has been dedicated. However, 5 the City’s GIS maps do not show this same data. (The GIS map shows 40’ is dedicated.) Staff is currently working with the County to determine if the ROW has been dedicated or if additional ROW is still needed and will provide an update as soon as it is available. Hancock Street is a local street per the Thoroughfare Plan. An additional 3’ of ROW needs to be dedicated in order for this road to be in compliance. The Petitioner has modified the plans in order to account for this additional 3 feet. A new curb cut is proposed along City Center drive, which will provide right-in/right-out access. There is a center median in City Center that will not be removed or altered. Staff had requested a chart with anticipated peak hours of both the Carmel Swim Club facility and the Carmel Total Fitness facility. The Carmel Swim Academy will have lessons from 9 AM-3 PM. Practice for Swim Team will begin from 3-6 PM Monday- Friday. The Petitioner plans to use cones to identify a drop off lane in the west side parallel parking spaces area if this becomes a concern for high traffic and drop off volume for the swim team in the afternoons. The will continue to monitor this for a solution, if necessary. Fire Dept.: The Carmel Fire Dept. has not yet approved this project. More information is needed on sprinkler and fire alarm systems, FDC locations, and hydrant locations. Safe exiting of the facility during construction is also a concern. An existing plan is needed for review by CFD. Petitioner, please work with the Fire Department on their outstanding comments. Engineering: The drainage for this site is master planned with the rest of the Carmel Science and Tech Park surrounding the large pond to the northeast of this site. The Petitioner is currently working with the Engineering Dept. to address their remaining review comments on Project Dox. Active Transportation: A new 10’ wide multi-use asphalt path will be constructed along City Center Drive, as is required by the Thoroughfare Plan. The existing 5’ wide sidewalk along Hancock Street will remain, and is compliant with the Thoroughfare Plan for a Local Street cross section. Three bicycle racks are proposed near the southeast entry to the existing building. This will provide room for six bicycles. While this location is technically in compliance with the UDO (within 50’ of the entry), it is not accessible to the front door of the building, with vehicular parking spaces in the way. Petitioner, please relocate these spaces to provide direct access to the front door of the building. Six other bicycle parking racks are proposed in two locations near each of the entrances for the proposed building expansion. One will be at the NW corner of the expansion and one will be at the SW corner of the building expansion. These racks are in compliance with the UDO. Pedestrian crosswalks will be added to provide safe access from City Center drive to the front door of the building expansion and from Hancock Street to the NW corner of the new building expansion entry for Carmel Swim Club. Architectural Design: The new building addition will keep the same general proportions as the existing building, in particular, a large sloped roof to make this addition seem like a continuation of the existing building. The existing building is constructed of architectural block and is painted tan with blue horizontal stripes across the building. The new additional will have an architectural block painted to match the base of the existing building. The rest of the façade walls will be metal panels, in a tan and blue color to continue the existing color theme. There are no architectural requirements for this area, as it is not in an overlay zone. Even though it is not in an overlay zone, the screening of all rooftop mounted equipment is required. The building is currently not in compliance; however, the Owner plans to provide screens around all existing rooftop mounted units as well as for the new proposed units. The roof color for the building addition will be silver to match the existing building. The site is currently out of compliance in regards to a dumpster enclosure. A new enclosure made of architectural block to match the existing building is proposed. It will be 8’ to the top and be painted to match the building, complete with a blue accent line. The blue accent lines on the existing building serve as a way to connect the existing with the new building. The blue line at the top of the windows on the existing building is carried over to the expansion, and provides the height for the first 6 floor windows to match existing. The blue line on the future office tenant also creates a spandrel panel area, to help identify where signage can be placed. Lighting: Site lighting is proposed to match the existing lights that are currently installed. Petitioner, please provide lighting information for review. The photometric plan will need to meet the UDO requirements of 0.3 footcandles at the property lines. Landscaping: The site is not currently in compliance with landscaping requirements. The proposed plan will bring the project back into compliance with multiple shrubs, trees, and building base plantings proposed. The Urban Forester has approved the landscape plan. Signage: Signage is shown on the elevations for reference. The existing Carmel Total Fitness signs will remain at this time. After the project is underway, the owner will return for a new ADLS Amendment to establish a sign package for the building. The items we look for in a sign package are that all signs are similar in design/construction, they are installed the same way onto the face of the building, the illumination method of the signs is the same, and that the returns and/or trim caps are the same color to promote coordination in the building design. February 18 Public Hearing recap: The Petitioner introduced the project, and had Chris Plum with the Carmel Swim Club speak about the project and their mission. The Civil Engineer spoke about the project and the parking space counts, meeting landscaping requirements, and the new proposed curb cut onto City Center Drive. The Architect discussed the building design, Fire Dept. concerns, and peak usage between the two facilities. Dan Klausner, building owner, informed the PC members that he does have an agreement in principal with the neighboring business owner on shared parking. Plan Commission members had concerns/questions about the shared parking agreement, number of parking spaces, site flow (pedestrians/bikes/cars), number of swimmers at a given time, and rooftop screening of equipment. The PC voted to send this item to the Commercial Committee with final voting authority at Committee. DOCS Comments/Concerns: 1. ROW dedications for City Center 2. Fire Dept. concerns 3. Engineering Dept. concerns 4. Access to bicycle parking spaces 5. Lighting plans Recommendation: The Department of Community Services recommends the Commercial Committee votes to Approve this item, if all comments and concerns are addressed.