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HomeMy WebLinkAboutDepartment Report 08-01-23 5 Carmel Plan Commission COMMERCIAL COMMITTEE Tuesday, August 1, 2023 Department Report 4. Docket No. PZ-2023-00141 ADLS Amend: Lake City Bank Remodel. The applicant seeks approval for exterior building modifications and site improvements to remodel the old Day Furs building as a new bank. The site is located at 1361 S. Rangeline Rd. It is zoned B- 8/Business and is located in the Rangeline Road Overlay District. Filed by Joe Calderon of Barnes & Thornburg, LLP. Project Overview: Lake City Bank wishes to remodel the old Day Furs building and reconfigure the parking lot to accommodate for drive- thru lanes. The building was originally constructed in 1972 and an addition was completed in 2003. The KFC located to the north and parking lot serving CVS to the south are both zoned B-8/Business and located within the Rangeline Road Overlay District, the same as the site. Carmel Health & Living Community is located to the east, zoned B-2/Business, and directly across the site to the west of Rangeline Road is Panera Bread, zoned B-3/Business. Please see the Petitioner’s Information packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: Section 8.04 Nonconformance Exemptions: This section states, “A building nonconforming only as to height, lot area, or yard requirements may be altered or expanded, provided that an extension meets all of the height, yard and other applicable provisions of the Unified Development Ordinance.” The Petitioner is proposing a remodel of the nonconforming building. The plan does not propose to extend or increase the size of the building. Rangeline Road Overlay District • Permitted Uses: Financial institution/general office • 3.72.A.1 – Ground floor elevations shall incorporate transparent glass as a significant component • 3.72.A.3 – Façade provided relief by windows, doors, pilasters • 3.72.A.6 – Face of the building with frontage on a public street shall have openings for windows which are clear glass that allow the interior space to be seen from the street Unified Development Ordinance (UDO) Standards NOT MET; therefore, variances will be required: • 5.30 – Number of Parking Spaces: 23 spaces required (one space per 250 sq. ft. of floor area – total 5,848 sq. ft. for existing building), 14 proposed (loss of 9 spaces, 11 untouched, 3 added back) • 5.29 – Bicycle Parking: 4 spaces required, number and location of spaces not yet verified • 5.39.H.2 – Signage: 1 sign allowed per street frontage, 2 proposed (1 monument sign, 1 wall sign) • 3.72.B – Construction Material Standards: EIFS proposed on rear façade, ground floor • 3.75.A – Protection of Existing Trees: number of trees planned to be preserved and removed has not yet been identified • 2.32 – Lot Coverage: No increase in lot coverage allowed as the property is already nonconforming, total lot coverage not yet verified Site Plan and Automobile Parking: The Petitioner is seeking ADLS Amendment approval to remodel the exterior of the existing Day Furs building and enhance site circulation with the use of a drive-thru lane on the north side. Additional information has been requested to verify lot coverage will not require a variance. Vehicular access into the site will remain from the existing curb cut onto Rangeline Road and one-way traffic direction will be maintained. In order to accommodate the new drive-thru lane and provide pedestrian connectivity and landscaping along the front facade, 8 parking spaces were removed from the north and west sides of the parcel. An additional parking space was lost to create an ADA accessible parking space along the south of the building. Another three parking spaces were added along the east of the property where the previous tenant housed a dumpster enclosure and a small parking island. Petitioner, please confirm if a dumpster will be present on site. If so, please identify the proposed location and design for the enclosure. 6 Active Transportation: A sidewalk connection is proposed from the path along Rangeline Road to the building’s entrance. The width of this path needs to be verified with Staff. Staff has also requested an extension of the sidewalk along the south side of the building to provide a safe walkway for patrons parking along the east side of the site. Bicycle parking spaces are required; however, the location and number of spaces has not been confirmed yet. A minimum of 4 bicycle parking spaces are needed. Petitioner, please work with Staff to determine the best possible location(s) for these required spaces. Architectural Design: The proposed exterior renovations include the removal of a secondary entrance and addition of windows for the drive-thru lane along the north side of the building, addition of brick to replace existing siding along the side and front facades, replacement of the existing siding on the gable ends with new EIFS (Exterior Insulation Finish System), removal of the half-circle window in the front gable end, and relocation of utility condenser units to the rear of the building. Petitioner, please confirm whether these condenser units will be screened? If so, how? Staff has requested additional information regarding the material of the proposed drive-thru canopy, functionality of the proposed glass sunshades along the front façade, and design alternatives to break up the blank EIFS used in the front façade gable end. Staff has asked the Architect to consider keeping the existing half-circle window and migrating the wall sign upward to break up the large expanse of EIFS on the front gable as a possible design solution. The proposed design in the gable currently features entirely EIFS. The Rangeline Road Overlay District Architectural Standards require rear building façade materials, colors, and composition shall be coordinated with the front and side facades. The Overlay Architectural Standards also specify that the use of EIFS shall be limited to upper floor trim/accent material only. Staff recommends the Petitioners wrap the proposed masonry base to the rear façade and utilize the EIFS in the gable ends only. Lighting: New wall-mounted and recessed light fixtures will be added around the building and will be integrated with the building style, material, and color. No rooftop lighting or parking light poles are proposed. Bollard-style pathway lights are proposed along the front façade and main entrance. Landscaping: The proposed landscape plan shows an elimination of a current parking island and existing trees to accommodate required parking. The Urban Forester has requested a change in the proposed tree species and improvements to the rear bufferyard. The Rangeline Road Overlay District Landscaping Standards requires a minimum of 50% preservation of trees located within the bufferyard and at least 6” DBH (diameter at breast height). The number of trees planned to be preserved and removed has not yet been identified on the landscape plan. Petitioner, please work with the Urban Forester to update the landscape plan accordingly. Signage: Two signs are currently proposed including one wall sign and one monument sign, both fronting Rangeline Road. Only one sign is allowed per street frontage and the monument sign currently proposed does not meet the required 5’ minimum setback distance from Right-of-Way. Staff recommends the removal of the monument sign. ATM signage has not been identified. Petitioner, please confirm whether additional signage is desired for the ATM area. The proposed size of the spandrel panel area has not been specified yet. Wall signs are allowed to be up to 70% of the height and 85% of the width of the spandrel panel area. Once the spandrel panel area is identified and a drawing with dimensions is submitted, it will be reviewed for compliance with the Sign Ordinance. 7 DOCS Remaining Comments/Concerns: 1. Lot coverage calculations 2. Additional automobile parking spaces required 3. Bike parking locations and quantities 4. Sidewalk connection along the south side of the building 5. Architectural design modifications 6. Possible dumpster enclosure location and design 7. Tree preservation calculations 8. Landscape plan approval 9. Signage details Recommendation: The Department of Community Services recommends the Commercial Committee discusses this item, then continues it to the Commercial Committee meeting on Tuesday, September 5, 2023 for further review and discussion.