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HomeMy WebLinkAboutDept Report 08-07-07 CARMEL PLAN COMMISSION SPECIAL STUDIES COMMITTEE DEPARTMENT REPORT August 7, 2007 2. Docket No. 07030006 ADLS Amend: Red Robin - Clay Terrace The applicant seeks approval for the construction of a free-standing, 6,350-square foot restaurant with outdoor seating at Clay Terrace. The site is located at the southeast comer of 146th Street and Clay Terrace Boulevard, and is zoned PUD. Filed by John Finnemore of Red Robin, Inc. The applicant is requesting ADLS Amendment approval for a new restaurant building in Clay Terrace. This item has been sent to committee for architectural review/approval, rather than having administrative approval from the Dept. that the Clary Terrace PUD ordinance permits. Outdoor seating has been added to the revised site plan. The proposed signage consists of three wall signs. The City Forester, Scott Brewer, has no outstanding issues at this time. Red Robin is currently considering a redesign. Mike and Christine of the Planning/Zoning Department met with the petitioner the week of July 23, and while they're okay with the architecture and don't need to make any changes there, the site plan isn't acceptable just yet. Red Robin is going to try to submit materials by August 10, but they may not be able to get them in until the day of the meeting in September, depending on the scope of changes made. V.-::.~, The following are DOCS concerns: 1.) The Red Robin should have sight lines that are clear of all mechanical equipment (including HV AC) from 146th Street. 2.) The main issue is with the orientation of the building. The building is oriented towards 146th St, and essentially turns its back on Clay Terrace. The petitioner needs to either shift the building to the east and provide a walkway along the retaining wall to the front door, or flip the building 180 degrees so it faces the rest of Clay Terrace, put some decorative spandrel, etc. on the rear so it doesn't look as though the back faces 146th St, and leave the outdoor seating and loading areas where they are. 3.) The petitioner added a couple of windows on the "left" (east) elevation, but the elevations are still very franchise in architecture, and not quite up to Clay Terrace standards just yet. There is outdoor seating~ on the right/west (the petitioner needs to re- label their elevations) side, but it's tight up against the retaining wall, for which they've provided no detail. Most of the parking is to the east and south, behind the restaurant. One has to walk around the building, past the dumpsters and loading area, to get to the front door. It doesn't look as though there's any room to walk past the outdoor seating. 4.) The Clay Terrace PUD states that buildings integral to Range Line Rd (now Clay Terrace Blvd) shall be at least 1.5 stories or designed to appear so (Section 6.5.M of the PUD). 5.) As of July 30, the Engineering Department has not received responses to the comment letter issued for the TAC review or revised plans indicating the requested changes. 6.) The verticality that you see in the other buildings is not seen in this building elevation. 7.) The trash dumpster enclosure and location should be discussed further. 8.) The Dept still has an outstanding concern with the site design and the orientation of the building to 146th street. DOCS would like to see the building have a dual frontage and have available access from the south facade or full front on the south fa~ade and maybe have the artificial glass, etc. on the north fayade which would give the visibility, but would also give the access. Most of the buildings have really tall cornice lines, very tall ceilings and not really seeing that in the plans yet. 9.) The style does not go with the rest of the building built, per the PUD. 10.) It is important to get a resolution on whether this is a stand alone building or one that is in the streetscape. 11.) The petitioner has tried to accommodate by adding windows, recessing signs, raising the heights of marquees, and increasing the crown. They are trying to make it blend as much as possible, but it is still a Red Robin. Note: This item only requires final approval by this committee. The Department of Community Services recommends that the Special Studies Committee approve the request, only after all comments and above-mentioned concerns have been addressed. .t:..-.'...