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HomeMy WebLinkAboutDepartment Report 11-13-23 1 Carmel Plan Commission COMMERCIAL COMMITTEE Monday, November 13, 2023 Department Report 1. Docket No. PZ-2023-00202 ADLS Amend: Boneyard Bar & Restaurant. The applicant seeks approval for exterior building modifications and site improvements to remodel an existing retail space into a new bar and restaurant with outdoor seating. The site is located at 904 W. Main Street. It is zoned UC/Urban Core and is not located within any overlay zone. Filed by E. Davis Coots, on behalf of the owner, Kevin Paul. *Updates to the report are in blue Project Overview: This site was previously occupied by Scott Pools and Bergman Automotive. Surrounding this site on the north and west is The Signature, a new mixed-use development zoned C-2/Mixed Use. East of this site is the American Legion, zoned UC/Urban Core. Southwest across Main Street is the Icon on Main, a new mixed-use development zoned C-2/Mixed Use. Southeast across Main Street is an existing apartment building (The Gallery Apartments), zoned UR/Urban Residential. Please see the Petitioner’s Information packet for more details. Site Plan: The Petitioner plans to reuse the existing building and site for the new bar and restaurant. The parking lot that exists currently on the south side of the building will remain. It will be restriped to have 13 spaces, two of which will be ADA compliant. Six new parking spaces will be striped in along the east property line. 11 new parking spaces, as well as a dumpster enclosure, transformer pad, and bike rack are now shown along the west property line. The UC district requires one space per every three patron seats. The interior floor plan has been revised to now show 47 seats inside the restaurant, which means 16 parking spaces are required. The west tenant space has been reduced to about 3,000 sq. ft., which if occupied by retail/service/office uses, one space per 350 sq. ft. is required. The west tenant side requires nine spaces. In total, 25 parking spaces are required. Future on-street parking will provide about 11 spaces, which would increase available parking for the Petitioner. The UC/Urban Core District does allow for off-site parking to count towards a site’s required spaces if they are 1) permanently allocated, 2) within 800’ of the building footprint, and 3) not allocated to another development. The Icon project on the south side of Main Street or the American Legion site to the east would both qualify if an agreement can be acquired. The Petitioner has received formal acknowledgement from the Icon for use of the public parking spaces available in the parking garage. The Thoroughfare Plan calls for 25’ of right-of-way to be dedicated on the east property line. This will connect with a road that will be installed in the future around the east/northeast of The Signature project. Right-of-way will also be required across the south property line, along Main Street. At least 22’ is estimated/needed to align with The Signature project to the west. The conceptual image to the right shows both the future road on the east and what improvements along Main Street could look like. The Petitioner has agreed to dedicate 25’ for the future east ROW, and has also agreed to dedicate ROW for Main Street. It is estimated that at least 22’ will be required along the south ROW, however, the final dimension has not yet been determined by the City Engineer. For reference, below is an image of the proposed Main Street improvements to the west and southwest of the Petitioner’s property. Alternative Transportation: Bike parking is now shown in two locations. One will be near the front entrance on the east side of the building, and one will be at the rear of the parcel, adjacent to the outdoor area. 2 Architectural Design: The building is divided into two spaces. The east side will be for the Boneyard Bar & Restaurant and the west side will be for a future tenant. The Boneyard’s façade will be updated to remove the existing pitched roof and columns that face Main Street. The future tenant’s façade (west) will receive new paint to match the new metal panel siding material proposed for the Boneyard. The SE corner of the building will be extended in height to create hierarchy and bring prominence to the entrance. A cornice will be created as well. These features all work together to meet the UC/Urban Core Architectural standards that requires: 1) at least 60% of clear glazing on the front façade (the Petitioner proposes 80%), 2) a corner architectural feature (provided), 3) a cornice (present), and 4) the proposed building materials meet the high quality and durability standards (metal paneling). New garage doors with glass are proposed for the south façade, as well as additional windows above the garage doors. Three new garage doors with glass will be installed and will open to the east. There is about 12’ of sidewalk proposed on the east side of the building. Staff has been informed this is just a concrete sidewalk, there is no plan for outdoor seating in this area. Lighting: String lights are proposed in the new back yard area, over the shuffleboard and bocce ball court. New sconce lighting will be added to both sides of the new front door facing south. Landscaping: No building-based landscaping is required in the UC/Urban Core district, as 100% lot coverage is allowed. Staff would like to see planters around the site where possible, as well as in the outdoor seating/amenity area in the NE corner of the site. Street trees will be required per the UC/Urban Core Architectural Standards. At least 3 street trees will need to be planted in each right-of-way or adjacent to the streets when they are improved/installed by the City. Signage: One sign is shown facing south towards Main Street. One sign per tenant would be allowed. When a new street is constructed on the east, the Boneyard will be eligible for one additional wall sign facing east. Sign permits are required. Sign sizes have not yet been evaluated. September 5 Committee meeting recap: At the Committee meeting, the Petitioner went over project details and talked through the vision for this project in the context of the changing environment at this intersection. There will be more people living and walking in the area, and the expectation is that people will walk to this restaurant/bar. There were some misunderstandings regarding items shown on plans and how many parking spaces were required. After discussing the requirements of the UDO, the Petitioner agreed to take another look and see how they could revise plans. The project was continued to the October 3rd Commercial Committee meeting. The project was continued once more to the November 13th Commercial Committee meeting after updated information packets were not provided by the correct deadline. Info packets have now been provided and nearly all comments have been addressed. DOCS Remaining Comments/Concerns: Please address remaining TAC review comments through ProjectDox. Recommendation: After all comments and concerns are addressed, the Department of Community Services recommends the Commercial Committee votes to Approve this item this evening. Subject site