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HomeMy WebLinkAboutDepartment Report 09-05-23 3 Carmel Plan Commission COMMERCIAL COMMITTEE Tuesday, September 5, 2023 Department Report 2. Docket No. PZ-2023-00183 ADLS Amend: Carmel Salt Caves & Spa. The applicant seeks approval for exterior building modifications and site improvements to remodel an existing salon into a new spa offering salt therapy treatments. The site is located at 10696 N. College. It is zoned B- 1/Business and is located within the Homeplace Overlay District in the Business Sub-Area. The existing building is listed on the Carmel Clay Historic Architecture Survey as a contributing building. Filed by Skye Winslow. Project Overview: Carmel Salt Caves & Spa wishes to remodel an existing building located within the Business Sub-Area of the Homeplace Overlay District. The building was originally constructed in 1900 and is listed on the Carmel Clay Historic Architecture Survey as a contributing building. Two-family dwellings are located to the north and west are both zoned R-3/Residential. Carmel Fire Department Station 45 is located across College Avenue and zoned R-3/Residential. The parcel to the south is a single-family dwelling zoned B-1/Business. All surrounding parcels are located within the Homeplace Overlay District in the Business Sub-Area. 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 footprint. • 2.32 – Lot Coverage: No increase in lot coverage allowed as the property is already nonconforming Homeplace Overlay District • Permitted Uses: General Personal Services • 3.06.A.2 – Principal Building shall be primarily composed of brick and/or stucco with other materials used for accent • 3.06.A.2 – First and second floors will have a coordinated composition • 3.06.A.2 – Window design shall be compatible with the style, materials, color, details, and proportion of the building • 3.11.A.5 – Exterior lighting shall be architecturally integrated with the building style, material, and color Automobile Parking and Active Transportation: The Petitioner is seeking ADLS Amendment approval to remodel the exterior of an existing salon building to bring Carmel its first halotherapy center. Vehicular access into the site will remain from the existing curb cut onto College Avenue and one-way traffic will be maintained through the site. Existing parking spaces meet the required minimum including two ADA parking spaces. A 6’ crosswalk connection is proposed from the path along College Avenue to the primary entrance, per the UDO. A bicycle parking location has been noted on the site plan; however, bicycle rack number and design details still need to be reviewed for UDO compliance. Petitioner, please work with the Transportation Systems Administrator/ADA Coordinator to finalize the ADA parking and bicycle parking design. Architectural Design: The existing building was constructed as a single-family home in 1900 and is currently operating as a salon/spa. The new Carmel Salt Caves & Spa will enclose the front porch and keep the existing portico to the south. The front entrance is proposed to be reconfigured and new windows will be added to the newly enclosed porch. An ADA compliant ramp will remain off of the rear of the building and a new wheelchair lift will be added to ensure accessibility. The 1900s Craftsman-style bungalow character will remain with the proposed new front façade. Per the Homeplace Overlay District Business Sub-Area Architectural Standards, the building is primarily composted of brick with accent wood siding and trim, the first and second floors have a coordinated composition, and window designs are compatible with the style of the building. 4 Lighting: New wall-mounted sconce 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. Landscaping: Per the requirements of the Homeplace Overlay District Business Sub-Area Buffer Standards, the applicant has added six ornamental trees and eleven bushes along the rear (west) property line to buffer the existing residential homes. Freestanding planters are provided near the front entry. Landscaping is noted to be included with the sign. Species for the signage landscaping, trees, and shrubs are still to be determined. Petitioner, please work with the Urban Forester to finalize these species. Signage: One post and panel hanging sign is proposed along the front façade and will be tied-into the front landscaping area. The sign will not be lit. DOCS Remaining Comments/Concerns: 1. Address outstanding TAC review comments through ProjectDox Recommendation: The Department of Community Services recommends the Commercial Committee votes to Approve this item, contingent on TAC approvals.