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HomeMy WebLinkAboutDepartment Report 01-03-19 Carmel Plan Commission COMMERCIAL COMMITTEE January 3,2019 Department Report 3. Docket No. 18100015 DP/ADLS: Aloft&Element Hotels 4. Docket No. 18100016 V : UDO Section 2.40 MC—Minimum Front Yard Setback (to US 31): 50' required,24' proposed 5. Docket No. 18100017 V: UDO Section 5.39.E.6.—Sign proposed to be installed above cornice line, which is not allowed per the UDO 6. Docket No. 18100018 V: UDO Section 5.07.C.2.—60% Clear glazing required on the ground floor facade,less than 60% requested 7. Docket No. 18100019 V: UDO Section 5.07.D.3.—Lots greater than 300' wide shall have at least 2 principal buildings covering 75% of the lot's width,one building proposed covering 17.95% of the lot width (784.54') 8. Docket No. 18110003 V: UDO Section 5.07.E.1.—Along US 31,any facade greater than 5 stories shall be stepped back at or below the 6th story,no Stepback proposed 9. Docket No. 18110004 V: UDO Section 5.39.I.2.b.—Wall sign requirements for Multi-tenant,Multi- Level Office Building proposed,Single Tenant Building classification required The applicant seeks site plan and design approval for a new dual branded hotel on 5.35 acres. It will be 6 stories/70' tall with 230 rooms combined.The site is located at 10101 N. Meridian Street(the previous Cadillac dealership site, new address to be assigned for this use). The site is zoned MC/Meridian Corridor and is not located within any overlay zone. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson&Frankenberger, LLC on behalf of Ascent Hospitality Management Co., LLC. *Updates to the Dept. Report are noted in blue Project Overview: The Petitioner proposes to build a new full service hotel that features two distinct brands,232 guest rooms,conference center,full bar,restaurant,indoor pool,and fitness room.This site is bordered by the US 31/1-465 interchange to the southwest,the Comfort Inn Hotel to the north(part of the Green on the Meridian commercial subdivision zoned MC),the Methodist Medical Plaza office building to the southeast(zoned MC),and the Northridge residential subdivision to the northeast across Pennsylvania Pkwy(zoned R-1 within the Homeplace District).For reference,this site was the previous location of the Tutwiler Cadillac dealership prior to the US 31/1-465 interchange construction.Please see the Petitioner's Information packet for more details. Unified Development Ordinance (UDO)Standards this project MEETS: MC/Meridian Corridor: Article 5: • Permitted Use: Full Service Hotel • Trash enclosure matches building design • Front Yard setback for parking along Penn: 30' • Primary Façade—architecturally significant and required,30.5' proposed detailed • Minimum Side Yard(north)— 15' for principal • Upper Floor facades—designed to reflect the building required, 17' proposed character of an office building • Minimum Side Yard(north)—20' for accessory • Corner architectural feature provided on building&surface parking required,20' southwest corner,adjacent to 465/US 31 proposed interchange • Maximum Lot Coverage—80% allowed,70% • Building materials—high quality durable proposed materials for all facades proposed • Minimum Building height—3 stories required,6 • Mechanical equipment is screened stories/84'6"proposed • Number of Parking spaces— 1 space/room: 232 • Maximum building height—8 stories allowed,6 spaces required,245 spaces provided stories proposed • Landscaping Plan 5 Unified Development Ordinance(UDO)Standards NOT MET,therefore Variances are required: • Docket No. 18100016 V : UDO Section 2.40 MC—Minimum Front Yard Setback(to US 31): 50' required,24' proposed • Docket No. 18100017 V: UDO Section 5.39.E.6.—Sign proposed to be installed above cornice line,which is not allowed per the UDO • Docket No. 18100018 V: UDO Section 5.07.C.2.—60%Clear glazing required on the ground floor façade,less than 60%requested • Docket No. 18100019 V:UDO Section 5.07.D.3.—Lots greater than 300' wide shall have at least 2 principal buildings covering 75% of the lot's width,one building proposed covering 17.95% of the lot width(784.54') • Docket No. 18110003 V: UDO Section 5.07.E.1.—Along US 31, any façade greater than 5 stories shall be stepped back at or below the 6`s story,no Stepback proposed • Docket No. 18110004 V:UDO Section 5.39.I.2.b.—Wall sign requirements for Multi-tenant,Multi-Level Office Building proposed,Single Tenant Building classification required Combined Hearing Information: This petition will be reviewed as part of the"Combo Committee"option,which was enacted late last year as a way to approve development proposals.Instead of the Petitioner going before both the Plan Commission and the Board of Zoning Appeals(BZA),the Plan Commission will act as both bodies to review the entire petition together.This process combines the Plan Commission's review of the site plan,architectural design,landscaping,signage,etc. with any variances(which do not meet development standards of the UDO)that would have been reviewed by the BZA. Site Plan,Parking and Engineering: The site is triangular in shape,with much of the original property taken for US 31 improvements.The proposed building is placed at the north end of the site,with its front doors facing south.There will be a separate pull up/drop off area for each of the hotel brands located within this building.A 50' building and parking setback is required per the MC district. The hotel sits 24' back from the property line and the parking begins at 25' back,therefore a variance has been requested to encroach into the front yard.Due to the constraints of the site,the Dept.is in support of this variance request. A second site related variance has been requested,where the UDO states,"Lots greater than 300' wide shall have at least 2 principal buildings covering 75%of the lot's width."Because of the shape of the lot,the use and associated parking requirements,only one building(155' wide)is proposed and it covers 17.95%of the lot width,which is 784.54'.Again, due to the constraints of the site,and the desire to fit everything onto the site,the Dept.is in support of this variance request. One parking space for every room is required.The hotels combined have 232 rooms,and the Petitioner is providing 245 spaces.The parking is located to the south and east of the building.There will not be separate allocated parking spaces for each hotel.It is all shared parking.Regarding detention and stormwater,the Petitioner proposes to have underground storage chambers in the center of the parking area. Active Transportation: Sidewalks are proposed around the building and there is an existing asphalt path along Pennsylvania Parkway. A sidewalk connection is proposed to lead from the southeast corner of the building out to the path on Pennsylvania. Bike parking is required,and has been shown on the plan. However,additional information is needed to know how many spaces are proposed and what type of rack will be installed. Also,please provide information on interior bicycle parking spaces. Architectural Design: The proposed design of the building is modern,with unique pops of color to enhance the façades.The two brands each have their own style,with Aloft having a bold and colorful façade, and the Element having a more subdued,natural aesthetic.The brands are tied together with a cohesive dark slate base around the entire building,and complimentary shades of gray/white metal panels and glass make up the primary façade elements.The"connecting piece"between the two brands is set back from the face of the rest of the building and is mainly constructed of windows. The Aloft brand is located on the west half of the building, adjacent to US 31/1-465.It has a multi-colored canopy/art 6 • element over the roof that runs down the façade of the building and back over the entry way.Other pops of color are seen next to the windows and over the windows in a random pattern.The base color of the metal panel façade is two shades of gray: a lighter gray for the main walls and a darker gray for the corners which project out from the building face. The Element brand is simpler,with white as the main color of the façade.A mineral fiber cement siding, which mimics wood is proposed as an accent material,taking up the south third of the east façade.This wood like feature also carries over as the cornice material, and turns back towards the entry,similar to the Aloft brand. A dark blue/gray color is used as a call out/entry feature over the main entrance to the Element hotel. It is a simple rectangular shape which helps to enhance the façade and bring some attention to the Element's side of the building. The east elevation of the Element brand also has a stairwell that protrudes from the face of the building, and utilizes the same dark gray metal panel as the Aloft side of the hotel,helping to tie the design of the two brands together. The Architectural requirements for the MC district call for the first floor of a building to have at least 60%clear glazing (windows) along public streets.Due to the nature of the hotel use,a restaurant kitchen,laundry facilities,and other mechanical uses are located on the first floor.This prevents the Petitioner from meeting the 60%requirement on the west and east elevations,thus they have requested a variance.The west elevation is proposed to have 0% glazing and the east elevation is proposed to have 17% glazing.The south elevation meets the requirement with 63% glazing. Another architectural variance requested is for the building to not be stepped back at the 6th story along the US 31 frontage. In order to make efficient use of space and have the desired number of hotel rooms,the Petitioner is asking to have a full 6th floor,instead of a reduced footprint.Also above the 6th floor is the art element/canopy, which follows the vertical planes of the building. Having a step back would interfere with this art element. Staff is in support of this variance request. The Dept.has been working closely with the Petitioner on making enhancements to the design of the building.We are pleased with our progress made thus far.While the design of the building is modern and unique,we believe it will enhance the US 31 corridor,due to the use of architecture as art. Lighting: Site lighting is proposed through parking lot pole lights and bollards along the front sidewalk of the building.They will have LED lights with 90 degree cut off lenses.The photometric plan is compliant in all but one area of the site, which is at the northeast corner. Some adjustments should be made in order for the lighting to be brought down to meet the 0.3 maximum footcandle measurement allowed.Petitioner,will any building accent lighting be proposed?Will the decorative multi-colored art feature on the Aloft side be illuminated in any way?Will there be any lighting proposed around the Element bump out/entrance feature? Landscaping: Bufferyard,building base,parking lot perimeter and interior landscaping will be provided.There is a large stand of trees in the median of Pennsylvania Pkwy.to the east of the building, which will help provide additional screening for the residential properties(in the Northridge subdivision)to the northeast.Those residential properties are further screened by about 95' of existing trees/buffer on the east side of Pennsylvania Pkwy.All detention will be underground;therefore any space not occupied by the building/parking/drive aisles/sidewalks will be planted.The site is compliant with the lot coverage percent,with 70%covered and 30%pervious. Signage: Traditionally,hotels are considered to be single tenant buildings,with signage allowed as such—one sign per street frontage.This single building will have two hotel brands in it,and even though the buildings are physically connected, there are two distinct tenants within the building.Therefore,the Petitioner is requesting a variance to be considered like an office building in terms of signage,which would allow two signs per street frontage, instead of one sign.The Dept.is not in support of this variance request,as we believe there are other ways to identify the building within the specifications of the Sign Ordinance.Other ideas would be to utilize awning or window signage,instead of two wall signs per brand. The Aloft Hotels sign will be 221 sq.ft. and placed on the west side of the building,primarily above the parapet line/on the roof.An overhang/artistic element is proposed for this corner,with the signage nestled into this feature.White letters 7 are proposed,which will be internally illuminated.Because this sign is placed above and below the parapet line,it is hard to establish a spandrel panel to measure square footage for this sign.A variance is requested for this sign to be above the parapet line,and the Dept.is in support of that request,as this is a very unique,artistic feature of the building. A second Aloft Hotels sign is proposed for the south face of the building,and will be 65 sq.ft. in size.The spandrel panel is easier to identify for this sign.The proposed sign is 60%of the height and 55%of the width.Up to 70%of the height and 85% of the width is allowed. The Element by Westin hotel sign on the south elevation,above their main entrance is proposed to be 63 sq.ft.in size. This sign meets the spandrel panel width requirement with 74%proposed,however the height exceeds the allowed 70% by 4%with 74%proposed.Additional work will need to be done in order to comply with the Sign Ordinance requirements. The second proposed Element by Westin hotel sign will be on the west face of the building and is proposed to be 66 sq.ft. in size. It will be vertically oriented,meeting the spandrel panel requirements with 69%height proposed and 85%width proposed. Lastly,there is a ground sign proposed to be located at the vehicular entrance to the property.It will be 5'1"tall with about 40 sq.ft.of sign area.The two hotel brands will both be located on this sign. Push through elements are proposed on opaque backgrounds so only the letters and logos shine through at night.The Dept.would like to continue working on this ground sign design with the Petitioner to ensure the best,most visible and readable sign is produced to aid in identification along the road. December 18 Public Hearing recap: The Petitioner presented the project,explaining the details of the two full service hotel brands.There will be 120 rooms in the Aloft side and 112 rooms in the Element side. Site access will be from Pennsylvania Parkway. Stormwater management is proposed to be provided underground. Short and long term bike parking will be included in the project. They will continue to work with staff on signage. No members from the public spoke either in favor or against the project. The Plan Commission members asked about/commented on the following: if the hotel met the requirements for a full service hotel(which requires meeting room space), what the difference between the two hotel brands, if you could see the rooftop from the highway overpasses,how the awnings/art decoration on the roof is lit, vacancy rate of the hotel,if the general public would be frequenting the restaurants,design of south and east needs work to match the west(for Element side), comparable parking numbers of other hotels with similar amenities, signs needed for U-turn instructions to travel north on Pennsylvania,parking data on Uber and Lyft with hotel use, and setback questions.The Plan Commission voted for this item to go to the Commercial Committee meeting on January 3, 2019 and then return to the full Plan Commission for a final vote. DOCS Remaining Comments/Concerns: Staff is finalizing our remaining review comments through our new Project Dox software program. As mentioned above, some items of note are the following: 1. Bicycle parking specifications—both exterior and interior details needed 2. Lighting plan compliance and additional details requested 3. Signage size&number compliance,as well as ground sign design Recommendation: The Department of Community Services recommends the Commercial Committee continues this item to the February 5, 2019 Commercial Committee meeting for additional review and discussion. 8