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HomeMy WebLinkAboutDepartment Report 12-12-231 CARMEL PLAN COMMISSION DEPARTMENT REPORT DECEMBER 12, 2023 1. Docket No. PZ-2023-00192 DP Amend/ADLS Amend: Driven Neuro Recovery Center. The applicant seeks site plan and design approval to redevelop this site for a new clinical medical use. The site is located at 1300 East 96th Street, the former Five Seasons Family Sports Club. It is zoned PUD (Five Seasons Z-619-16) and is not within any overlay district. Filed by Mark Leach of Faegre Drinker on behalf of the applicant, Sam Schmidt Foundation Inc. dba Conquer Paralysis Now. Site Context: This site is located on the south side of I-465, west of the Monon Trail, and north of 96th Street. The Five Seasons facility was originally approved in 1994, via a Special Use application (Docket No. 27-94 SU). It was in operation until 2017, where the business was permanently closed. The building has been vacant since. Prior to closing in 2017, a new PUD was approved for the site with the goal of redevelopment in mind. That PUD was approved and is the current zoning for the site. West of this site are the Parkwood East office buildings, zoned PUD (Z-362-01 College Hills). South of this site are residential homes in Indianapolis’s jurisdiction. East of this site is the US Tennis Association – Midwest Section office building. It is also zoned PUD (Z-361-01 USTA). Please view the Petitioner’s info packet for more detail. PUD Standards MET: • Permitted Uses: Indoor Commercial Recreational Facility and Office • Building heights and setbacks: N/A as no changes to existing building footprint are proposed • Max. Lot Coverage: 70% allowed, 64% proposed • Paths and Sidewalks – compliant • Bicycle parking: 4 spaces required, 6 racks (12 spaces) provided PUD Standards possibly NOT MET, more information requested: • Lighting standards – unknown if complaint • Dumpster enclosure design – unknown if architecturally compatible with principal building Site Plan, Parking, Engineering: • The greatest change to the site will be the removal of the swimming pool and tennis courts on the west side of the existing building, and the addition of a drive isle and parking. • The existing curb cut will be removed and relocated about 20’ west. • Per the PUD requirements, 60’ half ROW width is required and provided along 96th Street. • 87 new parking spaces will be constructed, 38 of which are accessible and positioned as close to the main entrance as possible. • The first floor (lower floor) on the west side of the building will be the main entrance for the Petitioner. • The Petitioner has been working with the Engineering Dept. on their review comments in bringing the site up to code regarding stormwater and water quality measures. Active Transportation: • A new 10’ asphalt path will be constructed along the entire property frontage along 96th street, as is required by the PUD. • A new sidewalk will be installed on the east side of the new drive aisle and parking area, connecting to the path along 96th Street. • Bicycle parking is provided to the south of the main entrance. • Rack details are still needed for review. 2 Architectural Design: • Exterior renovations are limited to primarily maintenance items, such as repairing/repainting the aging roof. • A new entry feature will be added on the west façade/entrance on the lower level. • Brick columns, a dark aluminum canopy with recessed lighting and signage will be added. • All colors and design style match the existing building. • One architectural item we are waiting on is new dumpster elevations and screening materials. Lighting: • No lighting plans have been provided. • Petitioner, please confirm if any new lights will be added to the site or building. Landscaping: • New landscaping will be provided all around the site. • The Petitioner is still working on a tree inventory for the site. Once complete, the Urban Forester will be able to complete his review of the project. Signage: • The site is currently allowed two signs – one facing north and one facing south, for the two street frontages the building faces. • A preliminary signage plan (locations) was shown with this project. • More details are needed to determine compliance with the UDO (the PUD defaults to the UDO). DOCS Final Comments/Concerns: 1. Engineering Dept. approval 2. Bike rack details 3. Dumpster elevations/screening materials 4. Lighting plans 5. Address Urban Forester comments/concerns 6. Signage details Recommendation: The Department of Community Services recommends the Plan Commission to send this item to the January 2, 2024 Commercial Committee meeting, and gives the Committee final voting authority.