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HomeMy WebLinkAboutDepartment Report 01-02-24 1 Carmel Plan Commission COMMERCIAL COMMITTEE Tuesday, January 2, 2024 Department Report 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. *Updates to the report are in blue. 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 • Dumpster enclosure design – will be architecturally compatible with principal building • Photometric plan provided and compliant PUD Standards NOT MET: n/a 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 continues to work 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. • Details for an inverted U-shaped rack have been provided. 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. • A dumpster plan and architectural elevations have been provided. It will be constructed of brick to match the building design and will have black steel gates. Lighting: • The Petitioner has confirmed that the only new site lighting will be provided under the new entry canopy. • Cut sheets for these light fixtures have been provided. • A photometric plan for the site has been provided and is compliant with lighting standards. Landscaping: • New landscaping will be provided all around the site. • The Petitioner has sent a Draft Tree Inventory to the Urban Forester for review. • An update on the Urban Forester’s approval status will be provided at the Committee meeting. 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. • The Petitioner has indicated they will come back for final signage approvals at a later date. December 12, 2023 meeting recap: The Petitioner presented the project and went over outstanding items listed in the Department Report. The project Engineer discussed that the site has an atypical drainage scenario, and they are continuing to work through issues. Plan Commission members felt this was a great re-use of the site, but wanted greater detail of what work was to be done to bring it back to life after sitting vacant for so many years. Information on parking, how much is needed, and what can be removed, as well as ensuring drainage issues are addressed were key concerns to be addressed. The Plan Commission voted to give final voting authority to the Commercial Committee. DOCS Final Comments/Concerns: 1. Engineering Dept. approval 2. Urban Forester approval Recommendation: The Department of Community Services recommends the Commercial Committee votes to Approve this item this evening, subject to receiving all TAC member approvals.