Loading...
HomeMy WebLinkAboutDepartment Report 08-15-23 4 CARMEL PLAN COMMISSION DEPARTMENT REPORT AUGUST 15, 2023 1. Docket No. PZ-2023-00110 DP Amend/ADLS Amend: Rosie’s Gardens Business Expansion. 2. Docket No. PZ-2023-00155 PV: Plat Vacation for a portion (18 lots) of Harry Bowser’s Northridge Addn. The applicant seeks site plan and design approval to remodel and expand the current business. Plat Vacation of 18 lots in Harry Bowser’s Northridge Addition is needed for the expansion to occur. The site is located at 10402 College Avenue. It is zoned B-3/Business and is within the Homeplace Overlay District. Filed by Eric Carter of Weihe Engineers on behalf of Lawrence Hughes, owner. Site Context: This site is located on the west side of College Ave., south of the intersection of 106th Street and College Ave. and has been in business here since 1982. North of this site are condominiums of Colonial Village (zoned B-1/Business), a small multi-tenant building (zoned B-1/Business), and single-family residential homes (zoned R-3/Residential). East across College Ave. (N. of 104th St.) are various businesses zoned primarily B-5 and B-1 (in the original Homeplace plat/subdivision). East across College Ave. (S. of 104th St.) are R-3/Residential zoned properties in the College Meadows subdivision. South of the properties owned by Rosie’s are homes zoned R-1/Residential in the Northridge subdivision. West of the property is a nearly 10-acre wooded site, also owned by the Petitioner. Please view the Petitioner’s info packet for more detail. Project Details: • Rezone of all parcels owned by the Hughes Family to the B-3 District and to remain within the Homeplace Overlay, but removed from the Business District, was approved on February 6, 2023 by City Council. • Petitioner’s original approval for the business was by Special Use approval in 1988 under Docket No. 71-88 SU. • Site plan consists of a new building to replace the existing store, which includes a new greenhouse, a new office/storage building and a second storage building, a new parking lot with new site access location, new dumpster enclosure, and a dry detention pond. • A portion of the site is still a part of a subdivision plat in Home Place; Harry Bowser’s Northridge Addition, Lots 29-36 and 93-102 (18 in total). • Petitioner would like to vacate their part of the subdivision to formally remove it from the plat and combine the multiple parcels. The land would not be placed in a new subdivision. A dry retention pond is proposed to be constructed where these lots were previously. • Additionally, partial Right-of-Way of Broadway Avenue (running north/south) and 104th Street (or 108th Street per plat, running west/east) is requested to be vacated for the full usage of the contiguous property owned by the Hughes family/Rosie’s Gardens. Unified Development Ordinance (UDO) Standards this project MEETS: Home Place Overlay Zone: • Pedestrian and Bike circulation – compliant • Landscaping – protection of existing trees and vegetation – compliant • Lighting standards – all exterior lights shall be from low level, concealed fixtures – complaint • Accessory Building and dumpster enclosure design both architecturally compatible with principal building B-3/Business: • Permitted Uses: Plant Nursery, General Retail • Permitted Accessory Use: Storage and/or Warehousing, Indoor (also allowed by UDO Section 3.05.A) • Min. Front Yard: 60’ required, 185’ provided • Max. Lot Coverage: 80% allowed, 42% proposed • Bicycle parking: 2 spaces required, 6 provided • Building height: 35’ allowed, 18’5” proposed • Access. bldg. height: 18’ allowed, 14’6” proposed UDO Standards NOT MET, therefore variances are requested: • UDO Section 3.01: Prohibited Uses – Storage and/or Warehousing Outdoor prohibited – existing and proposed • UDO Section 3.14.A.1.: No parking allowed in the Front Yard, parking exists currently • UDO Section 5.39.H.2.a.: Number of signs – One sign per street frontage allowed, 3 existing and 4 requested 5 Variance explanations: Now that the site is zoned B-3, Accessory Uses that are allowed in the B-3 District are also allowed in the Home Place overlay, according to UDO Section 3.05.A. Therefore, the construction of new storage buildings is allowed. However, it is the existing and planned continuance of Outdoor Storage, meaning products out for more than 24 hours at a time, that needs a variance to approve the existing condition. Parking located in the front yard and the number of signs on the site are also existing conditions that need to be approved through the variance process. Site Plan, Parking, Engineering: • There are currently two curb cuts into the site from College Avenue. Changes are proposed for College Ave. by the City to improve road conditions, which will result in the relocation of access to the Rosie’s site. It will be about 80’ further south than currently located. • 45’ half Right-of-Way will be required to be dedicated. Currently 25’ half ROW is dedicated. An additional 20’ is needed. • 79 parking spaces are proposed with the new layout. • A new dry detention pond is proposed for the south end of the site. Active Transportation: • A new 10’ sidewalk connection will be constructed from the new 10’ sidewalk on College Ave. to the new front of the store. • Sidewalks will also be provided around the perimeter of the store and greenhouse. • Bicycle parking is provided adjacent to the front door. Architectural Design: • The new store will be constructed of stone and fiber cement siding, with stained cedar trim accents. • The north, east, and south sides of the building will have pergolas to display plants and products under. • The new greenhouse structure will be made of prefabricated polycarbonate side and roof panels. It will be located on the west side of the new store building. • Both accessory storage buildings will be constructed of Corrugated siding, with multiple open bays for easy access to products. • The second storage/office building will have multiple doors and windows for the office and conference areas. Lighting: • Lighting Plan exceeds 0.3 footcandles at the north property line and will need to be adjusted. • 7 new parking lot light poles are proposed around the new parking area. The height will be 20’. • Lighting fixture cut sheets are still needed, as well as info on if lighting is proposed on the new store building. Landscaping: • New landscaping will be provided all around the exterior of the site for buffering purposes. • The Urban Forester only had minor comments regarding the proposed plan. Signage: • One wall sign currently faces College Avenue, along with two other small signs. More information is needed from the Petitioner regarding which signs will remain and which will be removed. • A new ground sign is proposed to be installed at the new entrance. • A variance will be needed to allow more than 1 sign on this site. DOCS Final Comments/Concerns: Minor concerns are listed above regarding lighting and signage. Overall, the Dept. is very pleased with the progress made for these site improvements. The Department is supportive of the outdoor storage use and parking in the front yard variances. Once we have more discussion on signage, we will be able to give a recommendation for the signage variance. Recommendation: The Department of Community Services recommends the Plan Commission votes to suspend their rules of procedure and Approve this item tonight, subject to Variance approvals granted and the petitioner addresses all TAC member comments through Project Dox.