HomeMy WebLinkAboutDept Report 12-04-12 Carmel Plan Commission
SPECIAL STUDIES COMMITTEE
December 4, 2012 Department Report
1. Docket No. 12110001 ADLS Amend: McAlister's Deli—Merchants' Pointe, Lot 3 (former Longhorn
Steakhouse site). The applicant seeks design approval to modify the building exterior, add outdoor
seating, signage, and supplemental landscaping. The site is located at 2355 E. 116th St. and is zoned B-
8/Business. Filed by April Hensley of Leech-Hensley Architects, Inc.
The tenant currently leases nearby this site, within a building that is further back from 116th Street, near AAA
Way. The applicant seeks approval to remodel the existing building exterior of the former Longhorn Steakhouse
building, as well as add signage, an outdoor dining area, and replace some landscaping, to have it become their
new location. Please see the petitioner's info packet for further detail.
Building façade: The petitioner proposes to add a few architectural elements to make the building look less like
the prototype Longhorn Steakhouse and more like a McAlister's Deli. Aluminum louvers, EIFS sign bands,
tower elements, and more will be added. Please view the info packet for the architectural elevations.
Outdoor dining area: The outdoor dining area will comprise of tables, umbrellas, and chairs, with a wrought
iron like fence that surrounds the dining area for about 52 patrons.
Signage: The latest Sign Ordinance amendment affects the wall sign signage allotments. It will change to a
percentage based allotment, instead of per a sign size chart. They will now be allowed up to 70% of the height
of the sign band area and 85% of the width of the sign band area. Based on the current proposal, it looks like
they will not meet the height requirement. There are two things they could do to avoid needing a variance from
the BZA. The first is to reduce the size of the proposed sign to meet the height requirement. The second is to
adjust the size of the sign band area.
Landscaping: The petitioner will replace any dead plantings, so that the landscape plan complies with the
original 2001 plan. The City Forester just received the revised landscape plan,but eventually he will need a plan
that shows how the site is expected to be landscaped.
Parking: The required parking for a sit down restaurant is 1 space for every 2.5 seats plus 1 space/employee on
the largest shift, which, in this instance is 20 employees. The approximate total of all seats proposed (inside and
outside) comes to be about 210. However, the parking ordinance does not address outdoor dining areas; it only
counts indoor seats or floor area. The petitioner proposes to add about 52 outdoor seats, and no existing parking
spaces will be removed. However, 3 parking spaces will be designated for Curb-side Pick-Up. The current
number of parking spaces is aboutl 11, and the proposed number of net parking spaces (after the outdoor seating
area is created) is 101, which more than meets the ordinance. A variance will not be needed for the number of
parking spaces.
Outstanding Review comments from Staff:
1. Please finish out the back sides of the parapet walls.
2. Please make sure that all rooftop mounted equipment will be screened from view.
3. Staff needs confirmation about how the sign sizes will be changed in order to meet the Sign Ordinance.
4. The City Forester still needs a final landscape plan.
Recommendation:
After all comments and concerns are addressed, the Dept of Community Services (DOCS) recommends that the
Committee approves this item.
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