HomeMy WebLinkAboutDept Report 09-18-12 CARMEL.PLAN COMMISSION
DEPARTMENT REPORT
SEPTEMBER 18,2012
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2. Docket No. 12050014 DP/ADLS: Olive.Garden Restaurant.
The applicant-seeks site plan and design approval for a restaurant with parking area. The site is located at
10206 N. Michigan Rd. It is zoned I-1/Industrial, within the.US 421/Michigan Rd. Corridor Overlay
Zone. Filed by Janet Reid of GHA Architects on b'ehalfof Darden Restaurants, Inc.
The petitioner seeks site plan& design approval for a restaurant building &parking. Part of this proposal is
contributing funds for the Retail Parkway road extension, west of Michigan Rd. Signage, lighting, and
landscaping have also been submitted. Please view revised plans and building elevations for more detail.
Architecture/Design: The petitioner worked with the Planning[Dept. to come up with a building design that
tries to meet the Michigan Road Overlay Zone architectural requirements for design and materials. The
Department suggested that the petitioner continued to work on:design revisions with the Plan Commission
Committee's input. The Department's main concern is that the proposed architectural style is still more of a
Tuscan farmhouse style (their typical prototype); however, the US 421 Overlay Zone architectural design
requirements only permits'architectural elements from Italianate, Greek Revival, Federal, and Georgian periods
of American architecture.
The Michigan Road Corridor Overlay Zone architectural design requirements (Section 23C.09) can be found
online at: www.Carmel.in.gov/Modules/ShowDbcument.aspx?documentid=1527.
Signage At the August 27 BZA meeting,the.Board voted in favor of the small projecting sign facing south and
two signs facing east (one wall and one ground). The Department is now in full support of the signage approved
by the,BZA. The wall sign is 45..42 sq. ft.,the ground,sign is 2912 sq. ft., and the projecting sign is 8.31 sq. ft.
This total is 82.85 sq. ft., only 2.85 sq. ft. over the 80 sq. ft. allowed.The overage will be considered an exempt
sign, since that sign is less than 3 sq.ft. and does have some `dead space" accounted for in the design of all
three signs.
The design of the signs is a tan background with green face- lit individual internally illuminated"Olive Garden"
letters,purple non-illuminated"Italian Restaurant" letters and a non-illuminated grape bunch. The grapes are no
longer externally illuminated by a gooseneck light fixture.For the ground sign, the entire sign is also illuminated
by an external spot light. The Department is now supportive of the overall design and structure of the signs.
Variances: The variance requests received the following actions on August 27 from the Board of Zoning
Appeals:
a) Tabled to Sept. 24: `Clay tile:' roof material is not permitted:in the Overlay Zone.
b) Approved 4-1: The signs facing south do not face a public street.
c) Denied 3-2: Five signs are proposed; only two are permitted.
d) Approved 4-1: Two signs face east toward Michigan Rd.,[when only one is permitted.
e) Denied 3-2: The total amount of signage allowed is 80 sq. ft., and they propose 185.10 sq. ft.
Note: an additional variance is now needed, for exceeding 10% EIFS/stucco on the building facades.
August 7 Committee meeting re-cap:
Detailed discussion was had about the building architecture, deign, scale, building footprint, and building
materials. The,architectural design regulations of the Michigan Rd. overly were also discussed, along with
characteristics`of Italianate architecture. Bicycle parking, pedestrian connectivity, and signage were also
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discussed, along with the vegetated swales and guard rail. The committee requested additional changes be made
and that additional information be provided for the next meeting;the item was then continued to the Sept. 4
meeting. (Please see the revised info packets dated Aug. 24.)
Sept. 4.Committee meeting re-cap: j
Modified architectural drawings were-presented with.changes made as recommended at the previous committee
meeting, including a change of material from brick to EIFS which will require a variance. The petitioner
presented elements of the building which they felt were complementary to the Italianate architectural style and
also highlighted how the building is balanced and symmetrical. The architecture and specific details of the
building g were discussed further by the department, committee, and.petitioner. The petitioner agreed to make
g including increasing the height of the entry"tower, adding shutters to arched windows,
increasing the number and variety of brick clinkers, and adding arched window elements to the rear elevation.
The committee voted 2-1 (Wilfong) fora favorable recommendation to the full Plan Commission. (Please see
the revised info packets dated Sept.-13.)
Staff's outstanding comments for the petitioner:
1. The use of more than 10%o EIFS/stucco requires variance approval from the Board of Zoning Appeals.
2. The Engineering Dept. is still reviewing the revised plans,but does not see any major concerns.
Recommendation:
The Dept of Community Services (DOCS)recommends that.the Commission favorably considers this petition.
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