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HomeMy WebLinkAboutMinutes COM 09-05-23(pharmaceutical grade) and shoots out these microparticles which help your lungs clear out and is very healing to the body. Kirsh: Does it wear out? Skye Winslow: We don't have to bring any more salt in, it will be self-sustaining. If it ever must come out it can be melted. Skye Winslow: 21 piers are added into the ground, it will all be waterproofed, every ,joist is being sistered to make it structurally safe. A Motion made by Christine Zoccola and seconded by Adam Aasen to approve PZ-2023-00183 ADLS Amend: Carmel Salt Caves & Spa contingent TAC approval. Approved 4-0. 3. 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. Recused: Chaka Coleman Petitioner: E. Davis Coots Representing Kevin Paul who is starting a new business known as The Boneyard, owned by Warthog Cabbage, LLC at 902-904 W. Main St., former Scotts Pool and Bergen Auto Repair building. The East portion of this building will be used to create an indoor/outdoor venue for restaurant bar purposes. • Site plan: The site plan has gone through several updates after staff comments. There has been a discussion about the necessity to comply with the Thoroughfare Plan to dedicate the necessary road right-of-way off the east portion of the property for the purposes of a new n/s street to be built along the east boundary between this property and the American Legion. There is no timeline from the Engineering Dept. and the project has not been funded. We agree to dedicate 25ft right-of-way upon the issuance of a building permit for the structure but reserved, through a license agreement with the City, the ability to use that 25ft until the road is built in the future for outdoor recreation area. • Parking: The two tenant spaces that make up this 902-904 address are two separate buildings that adjoin. The Boneyard portion (east) is approximately 2,100 sf. Parking standards require one parking space per 100sf. We have 15 parking spaces in front and another 5 along the east boundary, with this we meet the requirement. Mike suggested, and we agree, to bank the parking on the west until a tenant occupies the west portion of the building. We may bank that space for future parking. Most clientele are going to be from The Signature building to the north and across the street on the SW corner of Old Meridian. Josh Kirsh: When you say "bank" the parking, what do you mean? Coots: Leave it empty/not construct it now. There will be an outdoor venue, it is intended to include recreation facilities, bocce ball, shuffleboard court, etc. Vehicular parking is short by 21 spaces for entire building, and we are reducing the number of parking spots until the usage of the West portion of the building is determined. ■ Lighting Color: There will be sconce lighting in the front of the building and in front of the new door on the SE corner of the building and a couple more on pillars that divide the front doors. There will be no new light poles in the parking lot or surrounding the building other than the string lights draped across the recreation area in the back, which will be shut off after evening activities cease. Building color will be Tricorn Black and Iron Ore similar to The GOAT. • Landscaping: Although not required per the Ordinance, we will landscape along our boundary with street trees as approved by Daren Mindham once the W. Main St. reconstruction is done. Kevin intends to landscape around the interior of the building, but right now there is a lot of parking asphalt up to the front of the building and along the west side. All the asphalt in the rear of the building has been removed and replaced with a porous gravel for the recreation area. • Signage: The sign is as shown, and it meets ordinance in terms of size. A future tenant on the west portion of the building will also have a sign facing Main St. • Bike parkiniz: Located at the SE corner of the building. ,We are working through TAC comments with the various departments. Department Report: Rachel Keesling: Commercial Committee Minutes 9-5-23 We need to clarify that this area is zoned UC/Urban Core, and this section of the ordinance has a specific requirement for restaurants which requires 1 space for every 3 patron seats, The parking standard you mentioned is not the correct requirement for UC. By using all the seats shown on the plans we came up with 36 parking spaces for this portion. However, we can't ignore the whole site. So, we count everything that could be, and it all must be accounted for the entire site now. Hence the discussions about the number of spaces being short and if we could work on parking agreements with different neighboring businesses to avoid a variance. Kevin Paul: We can do that, we have an agreement with The Legion now, they are using our parking lot for some overflow currently, my hope would be that they would reciprocate. We only have 9 restrooms in the whole facility, which will dictate the overall seating count (40 people per head divided by three) and thus the parking spots required. Rachel Keesling: I counted 109 seats. Josh Kirsh: There appears to be a discrepancy of about 26 spaces and the Director of Engineering Jeremy Kashman said there would be an additional 11 spots along the frontage. Maybe that brings the number of discrepancy spots down. Keesling: I have counted the future street parking spaces into this and I also showed different plans that show what is going to happen along Main St. so you can have more context. Kirsh: There is also TIF parking structures. Keesling: There are parking structures nearby, but that doesn't mean they don't have to account for their own parking needs. Aasen: When we approved The Signature from the City Council level part of what we were asking about was would that address overflow parking because The Olivia does not have enough parking for what was done there. We are hoping to have that issue addressed but everything is in development. The Legion could have parking, I would be skeptical of a shared agreement with them, they hold a lot of political events there, it goes from no one there to being overflowed and people parking over at Fat Dan's. Keesling: Generally, we are happy with the building improvements and the changes they will make outside, adding more light and windows. We have an agreement for the Dedication of right-of-way for the future street improvements (East side and Main St. will be widened). Parking will be built into those streets (Main Street for sure, but likely on the new street going n/s). Signage and lighting are fine, but TAC comments still need to be addressed. The Signature has 295 units, 18,600 sf of retail, 389 garage spaces. They also have 42 other spaces. 25% of parking garages can be reserved spaces in the agreement with the CAC and owners. There are no parking requirements in C2 zone, by our numbers they will be short 65 spaces. The Icon building has 602 parking spaces in their garage, they have 150 left over based on number of apartments, condos, and small amount of retail spaces. This is where the extra parking may come into play through an agreement. The Ordinance allows a business to "borrow" spaces from another place within 800 ft. I think there will be plenty of parking in the area. Committee Comments: Aasen: Is there a plan to increase pedestrian crossing in this area? Keesling: Yes. There is the L'Etoile building on the south side, we are trying get a midblock crossing. Kevin Paul: We have 6 bike parking spots. The hope is to be a pedestrian heavy business. Kirsh: Is there a way your model can include avenues to incentivize foot traffic? Kevin Paul: More parking for bikes, or motorcycles. Kirsh: Good covered bike parking would be a good solution. Let's assume half the patrons are walking here from the Signature or the Arts District, the Olivia, or the Icon building. You are not hugely off, but what I don't want to knowingly make a poor decision. How many staff do you have at once? Kevin Paul: 10. Kirsh: Where will they park? What is the good compromise? Kevin Paul: I want to get pavement off this property. We want to put in gravel and French drains. I would like to get some landscaping, bike parking, as opposed to paving it and adding 30 more spots. I don't want non -patrons parking there if not necessary. Aasen: What are you doing with this outdoor space? Will you have speakers, amplified music? Kevin Paul: The plan is yes and abide by City ordinance, to have a cool outdoor venue that caters to adults. Like others cater to families and kids. A lot of places in Carmel have amplified music. Kirsh: Have you had conversations with The Signature? Kevin Paul: The Signature has been fantastic. Given access, saving them money. Meeting with Clay to talk about what they are doing along their driveway and to see what we can collaborate on. Christine Zoccola: Can you give me an example of the outdoor space with music? Kevin Paul: Social Cantina. Maybe a couple of firepits. Zoccola: Nothing different from what we already have. What is the rest of the outdoor space? Kevin Paul: Artificial turf and area where you can take your dog. You can sit at the bar looking in, or inside looking out. Very CA/Austin style, open air. On the front it will be more traditional, patio, fence, sconce lighting. Pavers. Kirsh: Adult theme/use seems appropriate. The sound and parking will be a problem. Not ready to move to the full board tonight. I like what I am hearing, but not sure. Aasen: We went through The GOAT process with you, I think this is going to be a great project. If my constituents call me and asked, how is it not going to be another GOAT, what would I tell them? Kevin Paul: It's a different venue and 4 Commercial Committee Minutes 9-5-23 concept. Aasen: What was learned from that will be put into this? Kevin Paul: It was a different time and place. Corrections needed to be made with The GOAT. To move the music inside after 10, no live bands late. We need adult places. The original concept was German sports bar. Adults are asking for this. We will all do a good job of managing patrons. Kirsh: Provide accessible bike parking, way to incentivize people to show up on foot/bike, maybe only VIP paid parking, or strong connection with Uber and Lift. Kevin Paul: Possibly high efficiency parking spots. Kirsh: Create a culture change to make shared parking concept work. Aasen: Some bars have bought vouchers Uber and Lift to reduce parking as a business model. Kirsh: Come up with more creative ideas. Zoccola: I like your concept, but let's make sure. Kirsh: I can't tell what the outside of the building will look like. Industrial chic? Kevin Paul: Can provide photos of what the inspiration for it is. Lotus dealer redo look is what I'm going for. Aasen: The fenced -in outdoor area, do they have to come in to go outside or can they go straight outside? Kevin Paul: They have to come in through the building. Before you could not see through it, now we are allowing more of an open screen so you can see in, but you still have to enter through the building. Keesling: When you say work with Clay on the driveway, who is that? Kevin Paul: Signature people. Keesling: In looking at this, it would be nice to have a way to have connection to turn out. It would provide better flow on that side of parking. Kirsh: I don't think you should have to ask for anything more than your staff to park at the Signature. The Signature is not the solution for your patrons. Zoccola: That leaves onsite parking for patrons. Not a fan of parking lots, but when you don't have enough it is a problem. Aasen: Meet with the American Legion and keep them happy. Zoccola: You are dedicating property for new street and Main Street. That is generous of you. Kevin Paul: If there are any questions, we can say this is how we handled it. Kirsh: This can become an example of how to do it right. Coots: How will a 30-day delay on approving make a difference? If we can get an approval subject to conditions; we were anticipating being in the August agenda, that could not happen, now we are a month behind. Kevin Paul: I want to be sensitive to the remarks, would be happy to a contingent approval, I would be grateful. Aasen: Another meeting would be helpful. We need to find where the parking is, if someone asks me questions on this, I don't feel confident answering those questions. Kirsh: Agrees. Coots: How do we get communication/documentation to get things done? Items to be addressed: • Resolve parking issues. Staff has provided enough detail and we want to get the parking tighter. A concrete and official parking agreement. Either that or variance. Based on the numbers and knowing we don't count outside seating as part of the number, we need the parking to match up. • Update bike parking layout. Better, bigger, more detailed bike parking shown on the plans. • Outline possible incentives: Talk more about the VIP items, incentivize walking. • Dumpster location. Not on the SW of the building/property. • Make a connection to the Signature. It would be better and will provide more site flow. Talk with the CRC Director to make sure it fits in with what is approved there. It would be nice if there were no redundant driveways. Work start is expected probably in the spring at the earliest. 6 weeks full closure. RAB to RAB. + Provide better drawings with more definition. Investigate the connection to the Signature. • Add more landscaping or street parking. Kevin Paul: Incentives could be to give discounts to anyone who lives close by. Show key card get discount, local people walking. Aasen: Brought up noise concerns. Keesling: Mentioned it is always a concern everywhere, residential next to commercial. Hollibaugh: Added that this is a permitted use here compared to The GOAT and that they have a right to this. Kevin Paul: Getting an agreement with ICON will be good, accommodation for different types of parking, Signature access. Rachel has ideas. Kirsh: Do away with one of the entrances. Tabled to October 31 meeting. Meeting adj ourned at 7-q PM. r .? V Recording Secretary 5 Commercial Committee Minutes 9-5-23