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HomeMy WebLinkAboutDepartment Report 10-01-2414 Carmel Plan Commission COMMITTEE Tuesday, October 1, 2024 Department Report 7. Docket No. PZ-2024-00162 ADLS AMEND: 3rd Shot Pickleball. The applicant seeks design approval for site and minor exterior building modifications to retrofit an industrial building to a pickleball facility. The site is located at 4400 W. 96th Street, Unit 150. It is zoned I-1/Industrial and is not located within an overlay zone. Filed by Chris Badger of Badger Engineering on behalf of owner, Dustin Deguevara. Project Overview: The Petitioner proposes to add parking spaces to service a new pickleball facility. Businesses located to the north of this site are Genesis Sports Performance Northwest, Lansing Building Products, and others. To the west is Med Vet Indianapolis and Moriden America, Inc. All these surrounding properties north of 96th Street are zoned I-1/Industrial. South of the site across 96th Street are car dealerships located in Indianapolis. This site is part of the Mayflower Park Industrial Complex (Lot 1, Block 7), established under Docket Nos. 74-97 PP/SP and 57-97 DP in 1997. Please see the Petitioner’s Information Packet for more details. UDO Standards this project MEETS: I-1 Industrial District: • Use: Commercial Recreation Facility, Indoor – permitted • Maximum Lot Coverage: 90% allowed, about 61.5% proposed UDO Standards NOT MET: • 5.29.A.2. – No short-term bicycle parking racks provided, 7 spaces (4 racks) are required. • 5.39.I.2.a.i.[1] – Signage proposed not facing a right-of-way. Mayflower Park Drive is a private street. Site Plan and Parking: The Petitioner will be moving into the shell of an existing building and converting the space to 15 pickleball courts and associated viewing/lounge/pro shop spaces. In order to provide more convenient parking for customers, the Petitioner proposes to add 14 new spaces on the west side, adjacent to the existing 12 spaces beside the building entrance. On the east side of the building, 30 new parking spaces will be added in the existing (but no longer needed) loading dock area. Strips of grass/landscaping (5’ on north and 8’ on south) will be removed in order to extend the pavement to make room for an additional row of parking. A full drive aisle (25’) will be maintained on the east edge of the new parking spaces to allow for two-way traffic flow around the site. Engineering: This site has existing ponds – both wet and dry – within the front yards of Mayflower Park Drive and 96th Street. These are part of the overall master planned drainage for the Mayflower Park Industrial Complex. A Consent to Encroach approval will be needed to add parking within the dry detention pond/drainage easement on the northwest side of the site. The Petitioner is currently working with the Engineering Dept. to finalize drainage and water quality comments through Project Dox. Active Transportation: The UDO requires short term (exterior) bicycle parking spaces for 2% of the maximum capacity of a recreational space. The maximum capacity for this tenant space is 331 persons, which means 7 bicycle parking spaces are required. Petitioner, please add 4 short term bicycle racks to provide the minimum number required. Staff would recommend splitting the racks between each of the pedestrian entrances. Sidewalks exist adjacent to the parking spaces on the northwest, south, and east sides of the building. On the east side of the building, the existing sidewalk will be extended north to connect to the new tenant entrance for the pickleball facility. This will ensure that patrons who park further away in the existing south lot (300+ spaces) will have a safe and designated route to a building entrance. The Thoroughfare Plan calls for 10’ asphalt path to be added along both street frontages – 96th Street and Mayflower Park Drive. Staff has researched past improvements for this site and found that an estimate for a contribution to the Non- 15 reverting Thoroughfare Fund was submitted in 2013 for construction of the paths. Unfortunately, we have yet to find proof of a payment. If this payment was not made, there are two options for moving forward. One – a new contribution must made to the Non-reverting Thoroughfare Fund for the cost to construct the paths in today’s dollars. Two – the paths are constructed as is required. Petitioner, this issue will need to be addressed by the landlord of the building. Please continue to aid Staff in facilitating these conversations. Architectural Design: The exterior design of the building will not be substantially altered with the addition of this new tenant. The east side of the building will be most impacted, as new parking spaces in the old loading dock area will cause for exterior stairs to be removed. The remaining doors at the top of the stairs will be locked closed and new wall material will be placed over them. Other means of egress will be identified within the tenant space (three sets of north doors). A new entry vestibule will be added to the east façade within one of the old loading/garage door locations. Lighting: Existing site lighting will not be impacted with the addition of this tenant. Petitioner, please provide information about any new lighting that might be installed at pedestrian entrances. Landscaping: The Urban Forester has been working with the Petitioner to do a survey of the condition of the plant material on the site. Whenever a site is improved, landscaping is checked to make sure it complies with the original approved landscape plan for the site. If any trees, shrubs, or other plants/flowers are dead and/or have died, they need to be replaced. Four new trees will need to be planted to bring the site back into compliance. The Petitioner is working to update the landscape plan for the site. Signage: The Petitioner proposes to install one internally illuminated wall sign on the west face of the building. It is about 90 sq. ft. and appears to meet the width percentage requirements of the Sign Ordinance. Additional details are needed to make sure it fits the height percentage. Like many businesses along this private road, a variance is required to not face a public street. As long as the size meets ordinance requirements, Staff will be supportive of the variance request. Other signs that will be installed around the building include directional signs, which must be 3 sq. ft. in size and 3’ tall or less, and applied window graphics to the new entry vestibule on the east side of the building. Window graphics must be no greater than 30% of the total window area. The Petitioner is still working with the Sign Permit Specialist on providing final drawings for approval. DOCS Remaining Comments/Concerns: 1. See bolded items above. 2. Provide all outstanding drawings and documents to various departments through Project Dox. Recommendation: The Department of Community Services recommends the Plan Commission Committee votes to Approve this item tonight, subject to finalizing and addressing all Department review comments through Project Dox.