Loading...
HomeMy WebLinkAboutDept Report 05-01-12 CARMEL PLAN COMMISSION SUBDIVISION COMMITTEE DEPARTMENT REPORT MAY 1, 2012 3. Docket No. 11120028 ADLS: West Carmel Commons,Lot 1 - Outback Steakhouse. The applicant seeks architectural design&site plan approval for a restaurant on 1.7 acres.The site is located at 10220 N. Michigan Rd. It is zoned B-2/Business within the US 421/Michigan Rd. Corridor Overlay Zone. Filed by Joe Calderon of Bose McKinney&Evans, LLP on behalf of OSI Restaurant Partners, LLC. The petitioner seeks site plan and design approval to construct an Outback Steakhouse restaurant building and parking area on the proposed Lot 1 of West Carmel Commons. The building exterior will be comprised of mostly of brick, split face block, and glass,with a standing seam metal roof over the porch area. Please view the petitioner's info packet for more detail. The major signage includes an Outback wall sign on the building(facing south), as well as a panel sign on the multitenant ground sign to be located just south on the site on lot 2 of West Carmel Commons. Other incidental signage is a small `Take Out' sign on the west façade of the building and an `Outback' flag,to be flown with the US flag. The landscape plan meets the requirements of the Overlay Zone and has been approved by the City Forester. Re-cap of February 21 public hearing meeting: 1. Concern about the architectural style and if it meets the US 421 Overlay Zone architecture regulations. 2. 3D perspective rendering drawings were requested. 3. Suggestion to place the outdoor dining area in the back,to the west, of the building. 4. DOCS to provide committee with architecture/design examples of other buildings in the overlay Zone, aka the Visual Guide.Burger King and KFC/Taco Bell are also other examples. (provided to the committee last month, in March) 5. Pedestrian connectivity within the parking lot should be provided, such as from the building to the very rear parking area. 6. Bike parking at the front door should be provided. 7. Site access and overall traffic flow for the 3 lots was a concern. Re-cap of March 6 Committee meeting: The ADLS portion was tabled to the March 29 meeting,at the last committee meeting. However, the primary plat/development plan for the overall West Carmel Commons was forwarded out of Committee to the full Plan Commission with a 4-0 favorable recommendation, and with the following conditions: a. That the proposed drive running north-south across Lot 2 is temporary and it is agreed that this drive will be removed within a six month time period after Retail Parkway has been extended to the west and the permanent full access drive to Lot 2 from Retail Parkway is open and operational. b. The existing Right-In/Right-Out on to Michigan Road shall also be temporary and it is agreed that this access on to Michigan Road will be removed after Retail Parkway has been extended to the west and the permanent full access drive to Lot 2 from Retail Parkway is open and operational. DOCS Staffs outstanding comments for the petitioner: 1. Please show/label a general cross access easement on the site, as well as drive cuts, to show vehicular connectivity to adjacent parcels within the West Carmel Commons development as well as connectivity to adjacent parcels. See Zoning Ordinance chapters 23C.11.D and 23C.13. (This should be discussed further as to what happens when the parcel to the north is developed and tries to connect to this internal drive for vehicular connection.) 2. There is still some concern about the traffic flow and the location of the disabled parking spaces right off the entry drive from Michigan Rd.Is this safe?(This should be discussed further.) 3. Please consider using LEED or`green' building practices, such as a white membrane roof, solar panels, skylights, bioswales,native plants, some pervious pavement, etc. 4. Please show how the mechanical equipment locations(including the water, gas, and electric meters) will be screened from view. 9 5. There is some concern about the design of the eastern building elevation facing Michigan Rd. and how it is actually the side of the building. The front face of the building,with the most detailing, actually faces south. (This should be discussed further.) 6. It looks like EIFS was added back to some of the building elevations. (EIFS can only be applied as trim detail and shall not exceed 10%of the overall non-window facade area.) Recommendation: The Dept of Community Services (DOCS)recommends that the Committee sends this item to the May 15 Plan Commission meeting with a favorable recommendation, ONLY IF all comments and concerns are addressed to the Committee's satisfaction. 10