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HomeMy WebLinkAboutDepartment Report 07-16-19 6 CARMEL PLAN COMMISSION DEPARTMENT REPORT JULY 16, 2019 3. Docket No. 19050014 DP/ADLS: Avid Hotel 4. Docket No. 19050015 V: ZO Chapter 5.07 (D)(3) – Meridian Corridor Architectural Standards, Massing requiring two principal buildings on a lot with over 300’ in width, requesting one principal building. The applicant seeks site plan and design approval for a new hotel (102 rooms) and mixed use building (up to 7 first floor tenants) on 1.23 acres. The building will be 50,286 sq. ft., 4 stories/155’ tall, and will have 97+ parking spaces provided (shared parking with CMC Office). The site is located at about approximately 13300 N. Illinois Street (NW corner of Main Street and US 31). The site is zoned MC/Meridian Corridor and is not within any overlay zone. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Jim Jacob of Saamrajya, LLC. 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. Unified Development Ordinance (UDO) Standards this project MEETS: MC – Meridian Corridor district: • Permitted Use – hotel on upper floors • Minimum Front Yard Setback for building and parking – 50’ from US 31 required, 191.5’ proposed • Minimum front yard setback from arterial streets for surface parking – 30’ required, 96’ proposed south • Minimum Side Yard – 15’ for principal building required, 79.5’ proposed west • Minimum Side Yard (west) for surface parking – 9.5’ proposed matches original DP for CMC development • Minimum rear yard setback – 20’ for building and parking required (0’ allowed with cooperative agreement – which this has), 205’ proposed north • Maximum lot coverage – 80% allowed, 59% proposed • Minimum Building height – 3 stories required, 4 stories proposed • Maximum building height – 8 stories allowed, only 4 stories proposed Article 5: • Primary Façade – architecturally significant and detailed • Upper Floor facades – designed to reflect the character of an office building • Corner architectural feature – prominent architectural feature with a public pedestrian entrance provided • Building materials – high quality durable materials for all facades proposed • Lighting – meets 0.3 footcandle requirement at property lines • Trash enclosure matches building design • Mechanical equipment is screened • Number of Parking spaces – 1 space/200 sq. ft. of commercial (6,692 sq. ft.) = 34 spaces, 1 per hotel room (102 rooms): 136 spaces required, 96 new spaces provided, shared parking agreement with CMC • Bicycle parking spaces – 1 space/30 rooms required = 3.4 spaces short term/minimum of 4, plus 1 space per 15 rooms for long term = 7 spaces required: 6 short term spaces and 7 long term spaces proposed • Landscaping Plan • Signage – 2 wall signs and 1 awning sign are proposed and allowed UDO Standards NOT MET, therefore variances have been requested and/or adjustments/additional info required: 1. Article 5.07.D.2. Moderate lot width – building needs to cover 75% of the lot’s width: only 42.7% covered (546.73’ long on south, building is 233.5) (east – 236’ total, building is 64.33 = 27.3% ) 2. Hotel use on first floor not permitted, Use Variance requested and will be heard at July 22 BZA meeting 3. Ground floor façade – must look like storefronts with 60% glazing – Petitioner please provide percent glazing 7 Project Overview: The Petitioner proposes to build a new hotel with commercial tenant spaces available on the first floor within the CMC properties commercial subdivision, which was originally approved in 2001. Three buildings were proposed as part of the original development plan (Docket No. 147-01 DP/ADLS). To the north are two vacant parcels – one is where the Noah’s Event Center was recently approved to be located (Docket No. 18080015 DP/ADLS) and the other is part of the Goodman Campbell Spine Hospital project (Docket No. 17090021 DP/ADLS). To the west is a one story office building and to the south is the drainage pond for the property and Main Street. Finally, to the east is the CMC office building and US 31. All adjacent properties mentioned are also zoned Meridian Corridor (MC). Please see the Petitioner’s Information packet for more details. Site Plan, Parking and Engineering: A hotel use is allowed in the Meridian Corridor, however, is only allowed on the 2nd floor and above. The Petitioner has requested a Use Variance to allow the lobby and laundry facilities to be located on the first floor. This Use Variance requested is Docket No. 19050016 UV and will be heard at the Monday, July 22, 2019 meeting of the Board of Zoning Appeals. The hotel use is 48% of the square footage of the first floor. The remaining 52% is reserved for commercial uses, with the plan to have different tenants occupying the remainder of the first floor. The proposed building will be located north of the existing drainage pond adjacent to Main Street, with the parking located to the north of the building. The proposed parking lot will blend seamlessly into the existing parking lot constructed for the CMC office building to the east. Site access is from Illinois Street, through a shared entrance with two one story office buildings located immediately adjacent to Illinois Street. 96 parking spaces are proposed, and 136 spaces would be required for a hotel and general commercial uses. This site was master-planned for drainage to go into one of the two ponds located within this overall development. Lot coverage is proposed at 59%, when up to 80% is allowed. The Engineering Dept. is currently working with the Petitioner to address their review comments. A site related variance has been requested, where the UDO states, “Lots greater than 300’ wide shall have at least two principal buildings covering 75% of the lot’s width.” This commercial subdivision was originally laid out and platted for three buildings, with one building directly fronting US 31, and the other two flanking the north and south property lines. The hotel building as proposed is only 64’ wide and it covers 12.5% of the overall lot width facing US 31, which is 509’. Staff is in support of this variance, as we believe the original site plan achieves the intent of this new ordinance requirement for buildings to take up the majority of the lot frontage along US 31. Active Transportation: Sidewalks are provided all around the building and lead up to each of the tenant spaces on both the north and south facades of the building. A sidewalk will be added to run along the center of the parking area, through the new parking lot islands. This will connect the front door of the hotel and tenant spaces to the central internal sidewalk leading out to Illinois Street. Bicycle parking is provided within 50’ of the front door, as is required by the UDO. 6 short term bicycle parking spaces are provided, where 4 are required, and 7 long terms spaces are required within the hotel. These long term spaces are provided on the first floor of the building adjacent to the restrooms. Architectural Design: The proposed building will be constructed of brick, stone and glass on all four sides. Four colors are proposed – a cream stone, a light gray brick, a dark gray brick and a red brick. The rendering of the hotel better illustrates the proposed colors than the 2D elevation drawings. However, it is still unclear to the Dept. if the brick will be painted or if different color bricks will be used. The Petitioner will provide an update and samples at the Plan Commission hearing. The west end of the first floor of the building will be for the hotel lobby and general hotel uses. This area is primarily glass and has a light gray and teal colored awning element that helps define the hotel area. The east end of the building will be for individual commercial tenants. It is a mixture of glass storefront and brick. Petitioner, please provide an update on how many tenants could go into this space, which is about 52% of the first floor of the building. 8 Lighting: When the overall subdivision was established, some parking lot lights were installed on this (now) hotel parcel. New lights will be installed to match the existing, and will be placed in the new parking lot islands. Building accent lighting is shown conceptually to highlight the red tower elements of the building. Staff is still awaiting confirmation of proposed locations and fixture specifications of these lights. The overall photometric plan is compliant with the 0.3 maximum footcandle requirements. Landscaping: New plantings are proposed all along the west property line and within the new parking lot islands. Building base plantings will be installed adjacent to the north and south facades of the building. Additional plantings will be installed to fill in gaps where existing plants have died over the years and/or are missing. The Urban Forester has one outstanding comment regarding tree protection fencing for the exiting buffer on the west property line. Once this is resolved, he should be able to sign off on the plan. Signage: Two wall signs and one awning sign are proposed. The wall signs will face south and east, towards the two public streets – Main Street and US 31. The awning sign will be installed above the pedestrian entrance, facing north. This sign is allowed by utilizing left over square footage from a wall sign. Walls signs are allowed to be up to 70% of the height and 85% of the width of the spandrel panel area. The two walls signs meet these Sign Ordinance size requirements. No ground signs are proposed. DOCS Remaining Comments/Concerns: The Dept. will continue to work with the Petitioner on the remaining review comments as this project moves onto Committee review. Some outstanding comments include: 1. Engineering Dept. approval 2. Percent glazing on first floor 3. Number of tenants for commercial area on first floor 4. Building accent lighting details needed 5. Urban Forester approval Recommendation: The Dept. of Community Services recommends the Plan Commission sends this item to the Commercial Committee meeting on Tuesday, August 6, 2019.