Staff Report - Fishers, IN

FISHERS TOWN COUNCIL
John W. Weingardt, President • C. Pete Peterson, Vice President
Scott A. Faultless • Stuart F. Easley • David C. George
Michael L. Colby • Renee L. Cox
TOWN JUDGE
Daniel E. Henke
CLERK-TREASURER
Linda Gaye Cordell
TOWN MANAGER
Scott A. Fadness
PUD Committee Department of Community Development Staff Report October 15, 2013 Petition Number: ILP #I30033, 19‐PUD‐13 Petitioner: Squealers BBQ Subject Site Address: 13428 Bent Grass Lane (Lot 7, Area 1‐A, Fishers Marketplace) Action Requested: Request Improvement Location Permit to construct a barbeque restaurant in the Fishers Marketplace PUD Current Zoning: PUD‐M (Fishers Marketplace #021813, 032111, 081808D, 070506) Current Land Use: Undeveloped Commercial Approximate Acreage: 1.65 Acres Project Manager: Dale Davis, AICP Exhibits: A. Location Map B. Petitioner’s Packet PROJECT OVERVIEW: Squealers barbeque requests to construct a restaurant in the Fishers Marketplace PUD. The property is located immediately southeast of SR 37 and 135th Street. The building will be approximately 5,200 square feet and will front SR 37. Access to the property will be provided by internal streets within the Fishers Marketplace. Building elevations are available in the PUD packet. The building incorporates stone accents and lighting similar to the other buildings in the Marketplace. The building also provides for a connection between the front entrance and the interior sidewalk. Outdoor mechanicals, such as coolers, trash receptacles, and smokers, have been screened to look integral to the structure. ___________________________________________________________________________________________ Page 1 of 5 Docket #19‐PUD‐13 FISHERS TOWN COUNCIL
Gary A. Huff
PETITION HISTORY: The area was originally zoned I‐1 through Noblesville. In 2004, the zoning was changed to promote development of the site. In 2007, the Fishers Marketplace PUD was created to replace the 2004 PUD. This PUD has since seen three text amendments. The timeline for this petition is as follows: 1. Applied for an Improvement Location Permit – July 31, 2013 2. Attended a Technical Advisory Committee meeting – August 29, 2013 3. Met with Staff to discuss building architecture – September 10, 2013 4. Submitted updated plans and applied for PUD Committee review – October 1, 2013 The PUD Committee has not heard this item before. ___________________________________________________________________________________________ TECHNICAL ADVISORY COMMITTEE (TAC) COMMENTS: This petition went through Technical Advisory Committee review on August 29, 2013. At this meeting, the lot layout, landscape, signage, pedestrian connectivity, vehicle access, and architecture were identified as items needing further refinement. The petition will satisfy all requirements of the TAC before an Improvement Location Permit is issued. ___________________________________________________________________________________________ PROJECT OVERVIEW / ARCHITECTURAL REQUIREMENTS: Below are the architectural guidelines included within the Fishers Marketplace PUD. For reference in this report:  Denotes petition’s compliance with this requirement o Denotes petition’s non‐compliance or needs further discussion Architecture  Compatibility – All structures within the same area shall be constructed with similar or compatible design, materials, and architecture.  All buildings shall have a finished façade on each elevation.  Exterior materials shall be brick, stone, architectural pre‐cast, masonry, stucco (EIFS), or concrete composite (fiber cement).  Facades wider than 100 feet shall incorporate articulation.  Building height variation of five feet or one story from neighboring properties.  The cornice detail is at a different height on the rear of the structure, but is architecturally similar to the other facades. Mechanical equipment must be screened from view.  Primary colors shall be of low reflectance, subtle, neutral hues or colors. Building trim or accent areas may feature brighter colors.  Roofs shall incorporate parapets, cornice, eaves, overhangs, pitched roofs, or a flat roof with significant height differences.  Mechanical equipment must be screened from view. Page 2 of 5 Docket #19‐PUD‐13
FISHERS TOWN COUNCIL
Gary A. Huff
 Trash enclosures shall be enclosed by masonry that complements the building and an opaque gate.  Buildings shall not exceed 18,000 square feet and must be 26 feet tall. o Signage, while not approved as part of the ILP, must be individual letters and cannot be a single sign on a white background. Parking & Private Streets  Sidewalks are provided along Bent Grass Lane.  A pedestrian connection has been provided to the internal sidewalk.  Internal connections to the lots north and south of the property have been provided.  Off‐street parking shall comply with the Fishers Zoning Ordinance. o The sidewalk does not extend the full width of the building on the south side where the cooler location comes out to the curb. Landscaping o Lot Plantings (UDO): Five canopy trees required (three plus one per 15,000 square feet over 45,000 square feet).  Foundation Plantings (UDO): 23 plantings required (One shrub or ornamental tree per 12 lineal feet of building circumference). o Parking Lot Perimeter Plantings (UDO): 688 feet of parking perimeter requires 20 trees and 172 shrubs (One shrub per four lineal feet; 50 percent evergreen. One deciduous tree per 35 feet of perimeter).  Parking Lot Interior Plantings (UDO): Seven landscape islands required (One landscape island per 20 spaces at 180 square feet each with one tree in each island).  Buffer Yards (UDO): Not required.  Street Trees: Four street trees on SR 37, six street trees on Bent Grass Lane (SR 37 requires one canopy tree or evergreen per 60 feet of frontage and shall be planted within 15 feet of the property line. Access drives require one canopy tree per 40 feet). o Totals: o Required: 42 trees and 195 shrubs o Provided: 31 trees and 159 shrubs Lighting  Lighting shall not exceed 25 feet in height.  Light shall not exceed 1.0 foot candles at the SR 37 property line.  Proposed lighting is the same series as the lights used for other lots in the Marketplace. Site Design  This petition does not significantly affect setbacks, stormwater calculations, or impervious area requirements as the Fishers Marketplace was planned with common detention areas. ___________________________________________________________________________________________ STAFF COMMENTS: The petitioner has worked with Staff to address architectural and site design concerns raised in the TAC meeting. Since the TAC meeting, the site has been reconfigured to provide internal connections between the parking lots and pedestrian connections to the sidewalk, more landscape has been incorporated, lighting fixtures have been updated, and the building has been redesigned to be similar to the other buildings in the Marketplace. Page 3 of 5 Docket #19‐PUD‐13
FISHERS TOWN COUNCIL
Gary A. Huff
The updated site plan and architecture meet the requirements of the Fishers Marketplace PUD. ___________________________________________________________________________________________ RECOMMENDATION: Staff recommends approval of this petition contingent on TAC approval. Page 4 of 5 Docket #19‐PUD‐13
FISHERS TOWN COUNCIL
Gary A. Huff
Page 5 of 5 Docket #19‐PUD‐13