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HomeMy WebLinkAboutDepartment Report 09-05-23 1 Carmel Plan Commission COMMERCIAL COMMITTEE Tuesday, September 5, 2023 Department Report 1. 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 subject site. Carmel Health & Living Community is located to the east, zoned B- 2/Business, and directly across the site on the west side of Rangeline Road is the Panera Bread building, 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. • 2.32 – Lot Coverage: No increase in lot coverage allowed as the property is already nonconforming • 5.29 – Bicycle Parking: 4 spaces required; 6 spaces provided 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 • 3.72.B.2 – Rear building material, colors, and composition shall be coordinated with the front and side façades Unified Development Ordinance (UDO) Standards NOT MET; therefore, variances will be required: • 5.30 – Number of Parking Spaces: 20 spaces required (one space per 250 sq. ft. of floor area – total 4,970 sq. ft. for existing building with renovations), 14 proposed (loss of 9 spaces, 11 untouched, 3 added back). Variance application received. • 5.39.H.2 – Number of Signs: 1 sign allowed per street frontage, 2 proposed (1 monument sign, 1 wall sign). Variance application received. • 5.39.H.5 – Sign Location: Minimum 5’ ground sign setback from street Right-of-Way required, 0’ proposed. Variance application received. 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. Vehicular access into the site will remain from the existing curb cut onto Rangeline Road and one-way traffic will be maintained. In order to accommodate the new drive-thru lane, provide pedestrian connectivity, and landscaping along the front facade, eight 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. Another three parking spaces were added where the previous tenant housed a dumpster enclosure and a small parking island. The Petitioners have confirmed that their building will feature an interior trash room so the site will not need to screen an exterior dumpster. 20 parking spaces are required for this site and 14 are proposed. A variance has been filed and will be heard at the Wednesday, September 27th Board of Zoning Appeals regular meeting. 2 Active Transportation: A 5’ sidewalk connection is proposed from the path along Rangeline Road to the primary entrance, per the UDO. Staff previously 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. Petitioners stated the rear parking spots will be utilized by staff that will enter through the rear entrance. The four angled parking spaces along the south side of the building would need to be reconfigured into two parallel parking spots to accommodate the requested sidewalk addition and was foregone. Four bicycle parking spaces are required and six are provided off the front façade next to the main entrance. Architectural Design: The proposed exterior renovations include the removal of a secondary entrance and the addition of windows for the drive- thru lane along the north side of the building, addition of brick to replace existing ground floor siding, 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 (west) gable end, and relocation of the utility condenser units to the rear of the building. There are currently no plans to screen these condenser units. Staff has requested additional information regarding the material of the proposed drive-thru and front entrance canopies. 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. Petitioners worked with Staff to wrap the rear façade with masonry to match the sides and front, as well as design the main entrance to have a more prominent design. The new entrance features a double door with transom windows and a new canopy to match the design utilized on the drive-thru canopy, while still aligning with the dormer above. 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 the elimination of an existing parking island and trees to accommodate required parking. The Urban Forester has requested a change in the proposed tree species. The Rangeline Road Overlay District Landscaping Standards require a minimum of 50% preservation of trees located within the bufferyard and at least 6” DBH (diameter at breast height). No trees plan to be preserved on site as the existing trees have been deemed dead, diseased, or listed on the City’s list of undesirable tree species list. The Urban Forester has confirmed that these trees are not viable to be preserved. 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. Two variances have been filed and will be heard at the Wednesday, September 27th Board of Zoning Appeals regular meeting for number of signs and sign location. DOCS Remaining Comments/Concerns: 1. Additional automobile parking spaces required (variance requested) 2. Number of signs and sign location (variance requested) 3. Address outstanding TAC review comments through ProjectDox Recommendation: The Department of Community Services recommends the Commercial Committee votes to Approve this item, contingent on final variance approvals and TAC approvals.