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HomeMy WebLinkAboutMinutes PC 07-16-19 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 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. Petitioner: Rick Lawrence,attorney,Nelson&Frankenberger: • With me tonight on behalf of Saamrajya LLC are Jim Jacob and Sam Patel • We will present this before the Plan Commission as a combo hearing as suggested by Staff • Presented an aerial photo of the site to show the property borders • To the north of this site is the Goodman Campbell's medical office building.To the west is a one-story office building and a church. To the south is a drainage pond. To the east is the CMC office building • Presented a site plan, access will be off of Illinois Street on a shared drive with the office building in this area • Presented a rendering of the hotel • This will be heard at the Monday,July 22 BZA hearing for a UV • Presented the updated building elevations • Presented an updated floor plan • The exterior of the building is comprised primarily of masonry and glass • We have samples of the brick and paint colors • Presented the design of the wall sign. Two wall signs and one awning signs are being proposed. Public Comments: IPatty Thornberry,I own the office building next door(to the west): I oppose this hotel. I own the access drive they speak of. It's a private street. When we purchased this lot,we were told this would be an office plaza. There's no good access in and out of this area. There's no roundabout or traffic light. The value of the nearby residential properties will go down.In 2006,a Holiday Inn Express was proposed in front of the BZA years ago and it was denied because this is zoned for office space. There's a nearby daycare,and an HOA community center with a pool. The dentist office and neighborhood across the street will get an attorney to fight this. This is supposed to be small professional buildings. My building has had graffiti painted onto it and been broken into. We will need additional police force for this area if this is approved. Brad Grabow: I want to clarify allowable considerations by the Plan Commission are uses of land and types of businesses and operations on the land. We do not give any consideration of the people who use that land. Louis Inendino, 13440 Shakamac Drive: I opposed this hotel. The Park Meadows Park at Springmill subdivision is a quiet community. The amenities we have are a community pool,basketball and tennis courts,playground, large open common areas with walking paths,and stocked retention pond. There are currently three Avid Hotels open in the US, and they are all in Oklahoma City. The average cost of a room was$85 before taxes. I did a search of the costs of 15 existing hotels in Carmel. The average cost for a one night stay in Carmel was$154. The proposed hotel will likely be the lowest cost hotel in Carmel. There are 158 homes in my subdivision. All the homes are within 1/3 of a mile of this hotel. There are additional 45 homes within 1/3 of a mile of this hotel. Rebuttal to Public Comments: Rick Lawrence • Hotel use is a permitted use and allowed in this zoning district • Our proposed variance is just for l'floor hotel use within the building Department Report: Rachel Keesling • The PC is acting as the combo committee for this proposal • The original DP for this site was approved for this site in 2001 for three buildings on this site • The current plan follows what the original site plan had set out in regards to building placement, access,and 5 Plan Commission Meeting Minutes 7-16-19 location of parking spaces. We are supportive of the Variance request as the intent is met with original site plan and the existing CMC office building. • A hotel is a permitted use in the Meridian Corridor,when the hotel is located on the 2nd and upper floors. Only a full service hotel is allowed to be on the first floor of the building. • This is classified as a regular hotel. No conference space will be included. • They are requesting a Use Variance(UV)from the BZA to have a partial hotel use such as the lobby, laundry, and gym on the first floor • 102 guest rooms proposed on the floors 2 through 4 • The east portion of the first floor would be open for commercial attendants • They will provide 96 parking spaces and the rest would be covered by the CMC office building parking lot • This is a commercial subdivision and there's a shared parking agreement between the different sites • They will provide bicycle parking • The design is all brick,with 3 different colors of brick being proposed • We would not be supportive of painting the brick. There's some more work to do on the design. • We need to approve the lighting details and landscape plan • We recommend this goes to the Commercial Committee on August 6 for further review Committee Comments: Josh: What is the access issue on this private drive? Rachel: There's a shared access easement over this entire drive and office park. Josh: Can you look into this for the Committee? Rachel: Yes. Brad: Any access agreement that may exist now would be further granted by CMC to this hotel site? Or is this access agreement a private agreement between CMC and Ms. Thornberry? Rick Lawrence: There's an agreement in place and I can provide a copy of this document. Brad: Is this a subordinate(secondary)grant by the CMC to the hotel owner? Rick Lawrence: The document ties everything together and allows for future development of the parcels. Carrie: Are there any restrictions in place by the City concerning the hotel's caliber or cost of room? John Molitor: The State passed a law 2 years ago;you cannot regulate the price that is charged. You can't put a minimum or maximum on the price. Nick: Can we see the exact color samples of the outside building materials? Can you present the specifics of the short and long term bicycle parking? Is there meeting room space? Rachel: This is a regular hotel,no conference room space is being proposed. Conference space is not required for a regular hotel. Josh: Can you look into the previous hotel BZA request for this site? Rachel: I was able to do a quick search and in 2006,the Holiday Inn Express petition was withdrawn. I will look more into this. Alan: Will there be any food service or room service? Rick: There will serve breakfast. Alan: Is there a room within the Hotel for an event or reception? Rick Lawrence: No room will be provided for this. The original intent was to work with the Noah's Event Center(which was proposed to go on the north portion of this site, but the company went bankrupt). Alan: If a restaurant was incorporated into this site,how do we calculate the parking? Rachel: Right now,the parking is calculated for general commercial use.If a restaurant tenant would go in,we would not have to change or provide more parking spaces for that use. Alan: Can you show how the hotel is accessed? Rick Lawrence: Presented a site plan,the shared access drive is directly across the street from the subdivision.Alan: Is this shared drive the one Ms. Thornberry is referring to as a private drive?Rick Lawrence: I will need to look into this. Alan: This is an important issue we will need to address. Brad: The off-ramp from US 31 to Main Street are elevated.Can you explain the height and grade of the building compared to this roadway? Jon Dobosiewicz: It's a 55' tall building,and the grade of the roadway there is between 20'- 30' elevated. Brad: At the next Committee meeting,can you bring renderings of the hotel as you travel on 31 and Main 6 Plan Commission Meeting Minutes 7-16-19 Street to show the view if you are able to see on the rooftop of the hotel? Rick Lawrence: We will bring that. Brad: Can you provide a rendering of the area of the entrance off of Illinois Street? Is there a monumental sign? Rick ILawrence: There's no monumental sign being proposed at this point. Sue: How will people know where to turn and find this if there's no sign? Rick Lawrence: We will look into the different possibilities. A Motion by Josh seconded by Tom to forward Docket Nos. 19050014 DP/ADLS and 19050015 V to the August 6 Commercial Committee and return back to the full Plan Commission for final voting authority. Motion passes 7-0,absent Campbell,Adams TABLED TO AUGUST 20 5. Docket No. 19050017 Z: Monon Crossing Townhomes Rezone R-1/Residential to UR/Urban Residential 6. Docket No. 19050018 DP/PP/ADLS: Monon Crossing Townhomes 6.8 acres. The site is located at 1101 Rohrer Rd. The site is currently zoned R 1/Residential with a proposed change to UR/Urban Residential. Filed by Nelson &Frankenbcrgcr, LLC on behalf of Lennar Homes of Indiana. 7. Docket No. 19050020 Z: Rezone S-1/Residential to S-2/Residential 8. Docket No. 19050021 PP: Troy Estates Subdivision 9. Docket No. 19050022 V: UDO Section 2.06 Min.35 ft. front yard setback,25 ft. requested The applicant seeks rezone, primary plat, and a variance for a new subdivision consisting of 39 lots on 23.3 acres. The site is located at 4100 1415` St. The site is currently zoned S-1/Residential with a proposed change to S-2/Residential. Filed by Nelson & Frankenberger, LLC on behalf of Lennar Homes of Indiana. Petitioner: Jon Dobosiewicz: • We are presenting this in front of the combo committee • Presented aerial photo to show the location of the subject 23 acre property, shown in Tab 2 of the info packet • Surrounding our property are single family residential homes • We feel the S-2 is a best fit for this location of the surrounding properties north of 141 S` Street • Mr. Shinaver passed out an exhibit to show changes in our site layout to address Staff's feedback • Access to the subdivision will be at 1415` Street directly across from Longridge subdivision entrance • Two stub-streets will be provided to connect to The Preserve at Bear Creek existing stub-streets • A third stub-street will be provided to the west for any future development of the parcel • The updated site plan provides greater open space along 141 St Street • Staff recommended to eliminate the cul-de-sac and we did that in the revised plan • We combined the two detention ponds into one pond • Presented renderings of the home products, is shown in Tab 5 of the info packet • Sales price of the homes in this subdivision would be between $450k- $600k • The written architecture standards commitments were patterned off of subdivisions the PC reviewed in the past • Staff has recommended to include additional landscaping enhancements • We conducted a public neighborhood meeting to the surrounding property owners to present our plans • We will include a playground/park per Staffs request Public Comments: Nick Armstrong,3900 W. 141" Street: I'm one lot away from the proposed Troy Estates. We are for the development but I have some concerns about the pedestrian and bicycle connectivity. There's no shoulder or sidewalks. It currently stops at west edge of Overbrook Farms. There are only 6 homes that are not connected to this sidewalk. This section of 141St Street currently has no bike paths and now is the time to do it as part of the development I Jill Meisenheimer: The new site layout was not included in their info packet. I don't understand the need for the rezone or variance requests. I believe they are rezoning to cram in more houses. The amenities are not clear. The Urban Forester expressed concerns about the landscape plan in the TAC meeting. What's a pocket park? Is this considered an 7 Plan Commission Meeting Minutes 7-16-19