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HomeMy WebLinkAboutDept Report PCC 04-01-254 Carmel Plan Commission COMMITTEE Tuesday, April 1, 2025 Department Report 3. Docket No. PZ-2025-00028 ADLS Amend: Jacquie’s Catering. The applicant seeks design approval for exterior building modifications, a new addition, and redesign of the parking lot. The site is located at 4306 W. 96th St. It is zoned B-2/Business and I-1/Industrial and is also located within the US 421 Michigan Road Overlay District. Filed by Trampas Martin of Adavis, LLC. Project Overview: The subject property is located within an existing development north of 96th Street and west of US 421/Michigan Road. Adjacent parcels are zoned I-1/Industrial, B-2/Business, and most are located within the US 421/Michigan Road Overlay District. The existing building was constructed in the 1980s and was used over the decades as a scuba center and a landscape supply store. Interior remodeling work began without an Improvement Location permit (building permit) late last year, resulting in a Stop Work Order in November of 2024. An ADLS Amendment application was submitted in February of 2025, and an interior building permit was released in March conditioned upon finalizing approvals with the Plan Commission Committee and the Board of Zoning Appeals. Plans are still being distributed to members of the Technical Advisory Committee. Today, the Petitioner seeks approval to remodel the building exterior, add an addition, redesign the parking lot, add parking lot light poles, new signage, and site landscaping. Please see the Petitioner’s Information packet for more details. UDO Standards this project MEETS: • Permitted Uses: Catering establishment • UDO 1.07.E/F: Compliance with the Transportation Plan/Monetary Commitment In-lieu-of Compliance: Multi-use path construction required, combination of partial path construction and contribution proposed • UDO 2.22: B-2 District Maximum Lot Coverage: 90% allowed, 68% proposed • UDO 3.96.B: US 421 Overlay Minimum Side and Rear Setbacks: 15 ft. next to Business District • UDO 3.99: Minimum Gross Floor Area: 2,500 sq. ft. required, 7,105 sq. ft. existing • UDO 5.29: Bicycle Parking: 4 spaces required, 4 spaces proposed UDO Standards NOT MET, therefore variances are required: • UDO 5.30: Minimum parking spaces – 36 spaces required, 16 requested – variance application submitted and scheduled for the April 28th BZA Hearing Officer meeting • UDO 3.95.C: Parking lots shall be designed to provide coordinated access to parking areas on adjoining tracts or parcels within the US 421 – Michigan Road Corridor Overlay District – Access Agreement not yet submitted at time of Department Report issuance Site Circulation and Engineering: The new parking lot will be curbed with parking spaces on the east and west sides of the building. The US 421/Michigan Road Overlay District requires coordinated and continuous access to parking areas on adjoining parcels. The Petitioner has not yet provided an Access Agreement with the parcel directly north to meet this requirement for access to the west parking area. The Petitioner should provide an access agreement area outside of the woods shown on the parcel to the north. A connection to the drive aisle north of the adjacent Lake City Bank is proposed on the current site plan. Petitioner, please provide an update on the Access Agreement with the parcel to the north and provide staff with a Site Circulation Plan. 5 Extension of the multi-use path is shown connecting the subject parcel curb cut to the existing path along Lake City Bank to the east. This will need to be shown within an easement. Petitioner, please provide this Easement Agreement to staff. The Petitioner has agreed to pay into the Thoroughfare Fund in lieu of constructing the remaining portion of the path. On site detention and right-of-way dedication are not required for this project. Petitioner, please provide Stormwater Pollution Prevention Plan (SWPPP) and drainage memo to continue working with Engineering staff on finalizing plans for the site. Bike and Automobile Parking: Two bicycle racks (four spaces) are located along the front façade, meeting minimum requirements. The UDO requires a minimum of 36 parking spaces for this site based on its use as a catering establishment. The site plan currently accommodates 16 parking spaces. Staff is supportive of a variance with the requirement of an access agreement with the parcel to the north to provide access to the west parking area. An application for this variance has been filed and will be heard at the April 28th Hearing Officer BZA meeting. Box truck vehicles for the catering business will not be permitted to be parked overnight in the east parking lot spaces as the UDO would constitute this as outdoor storage which would require extensive screening subject to Plan Commission approval. The vehicles will load along the east side of the building and be relocated to the rear of the building so these parking spaces can be allocated for staff and client parking. Petitioner, please provide a recorded commitment not to store these vehicles in the east parking lot overnight. Architectural Design: The existing one-story retail building was constructed around 1986 and features storefront windows along 96th Street. The south, east, and partial north facades feature CMU block while the remaining north and west façades feature vertical metal siding. The Petitioner proposes to paint all existing exterior materials grey and add decorative faux wood paneling to the front façade. Because this building was constructed prior to the adoption of the overlay district architectural standards, Staff is amenable to the architectural changes proposed with this petition. A cooler addition is shown along the northwest corner of the building and will match the CMU block material existing on the east half. The addition includes a parapet wall to screen rooftop mechanical units. Additional equipment is shown along the rear façade with proposed landscape screening. A dumpster enclosure is proposed on the site with matching CMU block material. Petitioners, please confirm if any fencing is requested for this site and if so, please provide details to Staff. Lighting: Wall packs are proposed for the building along with three parking lot light poles. Petitioner, please provide staff with specifications on these light poles including height and pole diameter. The photometric plan will also need workshopping as there are currently areas where spillover exceeds the 0.3 foot-candle maximum illumination levels outlined for the overlay district. Landscaping: In removing part of the existing parking lots, the Petitioners are proposing new green spaces with plantings to fulfill perimeter bufferyard requirements. Petitioner, please continue to work with the Urban Forester to finalize your landscape plan. Signage: One wall cabinet sign and one ground sign existed previously without documented approval. The Petitioner has removed the ground sign as only one sign is permitted for this parcel. The Petitioner is proposing to refinish the existing cabinet wall sign. A sign permit is required. 6 DOCS Outstanding Concerns: 1. Variance for minimum required number of parking spaces 2. Provide Site Circulation Plan and Access Agreement with parcel to the north 3. Provide Easement Agreement for the multi-use path 4. Pay into Throughfare Fund for portion of path not being constructed 5. Work with Urban Forester on landscape plan 6. Revise photometric plan 7. Provide Engineering staff with SWPPP and drainage memo 8. Provide parking lot light pole details 9. Provide fencing details, if any Recommendation: The Department of Community Services recommends the Plan Commission Committee votes to Continue this item to the May 6th Plan Commission Committee meeting so the Petitioner can continue to work with staff on providing outstanding plans and documentation.