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HomeMy WebLinkAboutDepartment Report 09-20-22CARMEL PLAN COMMISSION DEPARTMENT REPORT SEPTEMBER 20, 2022 3. Docket No. PZ-2022-00149 DP/ADLS: Clay Terrace – Hilton Tempo Hotel. The applicant seeks site plan and design approval for a new hotel on 1 acre. It will be 5 stories tall (70’) with 150 rooms and a rooftop restaurant. The site is located at 14311 Clay Terrace Blvd. in Clay Terrace. The site is zoned PUD (Z-662-20). Filed by Mark Leach of Faegre Drinker on behalf of Clay Terrace Partners LLC. Project Overview: This site is located south of 146th Street and between Clay Terrace Blvd. and US 31. It is north of Clay Terrace’s central green space and playground. All parcels surrounding this property on the north, west and south are part of Clay Terrace and zoned PUD. The land to the east is US 31/INDOT right-of-way. This project is the first of many future projects that will be part of the redevelopment of the east side of Clay Terrace Blvd. Please see the Petitioner’s Info Packet for more information. Planned Unit Development (PUD) Standards this project MEETS: General requirements: • Permitted Use: Hotel • Maximum Building Height: 100’ allowed, 60’4” proposed • Minimum Building Setback: 15’ from US 31 ROW, 113’ proposed • Minimum Gross Floor area: 15,000 sq. ft. required; 17,590 sq. ft. proposed • Suggested Parking ratio: 1 space per hotel room = 150 spaces, 76 new spaces proposed and 74 spaces existing north and south of project for shared spaces (the PUD Parking Study allows for shared parking) • Bicycle parking: 1 short term space per 30 guest rooms = 5 required, 6 proposed • Trash enclosure must be completely within the building, or in an accessory building designed to match the primary building: An internal garage area at the northeast corner of the building is proposed Architectural Requirements: • Minimum of 3 exterior materials required: brick, integrated color high-density architectural panels, stone, glass, metal paneling proposed • Building facades shall have 3 elements: base, middle, and top proposed (modern design) • Facades shall change along horizonal lines • Facades more than 200’ wide shall have vertical offsets which divide the façade: recessed and material change proposed at NW corner of building • No sign may extend above the cornice of the building: none proposed Landscaping Requirements: • Planting area 10’ x width of building +20’ required on the front • Planting area 5’ in depth required on sides, but not rear • Parking lot landscaping: 2 trees and 10 shrubs for each 400 sq. ft. of interior landscape area Signage Requirements: • 3 upper-level wall signs are allowed and proposed (north, south, and east) • 1 lower-level wall sign above the entrance is allowed for hotel, 1 proposed (north) • Ground floor hotel tenant signage – 1 per façade allowed, 2 proposed for rooftop bar/restaurant, which is accessed from the ground floor (north and west) Planned Unit Development (PUD) Standards NOT MET or unknown: • Bicycle parking: 1 long term space per 15 guest rooms = 10 required, 0 proposed • Exterior lighting is architecturally integrated into the building design: unknown • Rooftop lighting is prohibited: please provide more details on rooftop outdoor patio lighting • Rooftop equipment must be screened if visible from adjoining street or highway: please provide detailed plan and screening materials Site Plan, Parking, and Engineering: • The building will be in an L shape, flanking and opening onto the existing greenspace, where the playground and some trees will be removed. • New parking is provided on the north and east of the building, as well as shared parking on existing lots to the north and south. • Two vehicular drop off zones are proposed – one on the north side of the hotel for the main entrance, and one on the west side of the hotel for the rooftop bar/restaurant. • The rooftop bar/restaurant drop off will be temporarily identified by pavement striping, until the larger redevelopment plan for the area is finalized and constructed. • Site drainage is proposed to route north to the existing pond along US 31. Active Transportation: • Sidewalk connections are provided all around the building, connecting to the existing sidewalk network which leads west to Clay Terrace Blvd. • The existing path along the US 31 frontage (east) impacted by the proposed hotel will be removed and reconstructed at the edge of the new parking area. • Six short term bike parking spaces are provided at the west entrance to the building. • Ten long term bike parking spaces are required and would typically be provided within the interior of the building. Floor plans do not show any designated spaces. Petitioner, please show where long term bike parking is located. Architectural Design: • The building design is sleek with distinct projections away from the base and NW stair/elevator tower. • Integrated color (meaning does not need painting) high-density architectural panels will be used as the main building material in shades of grey, green and grey/blue. • Brick is used for the base and tower elements. • An outdoor patio will be constructed on the ground floor adjacent to the lobby and greenspace. • The major focal area is the 5th floor rooftop bar/restaurant which has a sweeping metal panel roof element opening to the interior green space. • The rooftop bar/restaurant has approximately 1200 sq. ft. of interior dining space, and 1500 sq. ft. of outdoor covered space. There are two private dining rooms proposed. The maximum occupancy is 167. • 3 Outdoor fire pits are proposed on the patio, and a lounge/game area is proposed along the south façade. • Operable windows/walls are proposed for all edges of the rooftop bar/restaurant facing south and west. Lighting: • 6 new LED (with 90 degree cut off lens) light poles at 22.5’ tall are proposed around the new parking areas. Up to 25’ is allowed. • The photometric plan shows the parking lot pole lights and that they comply with the 0.3 footcandle requirement at the property line. • Bollards with lights are shown in the info. packet, but not shown on any site plan. Please provide these details. • Petitioner, are any other lights proposed for the building or site? If so, please update the photometric plan. Landscaping: • Building base landscaping will be provided in all areas not adjacent to sidewalk or vehicular access. • Parking lot island landscaping is provided. • Additional buffer trees will be planted along the east property line and US 31 right-of-way • The existing central green space with playground will be modified. The playground will be removed, and some trees will also be removed. Petitioner, more info is needed regarding the central green space. Existing conditions/Demolition/Landscaping plans have conflicts. • There are some existing trees (north side of existing greenspace) the Petitioner proposes to relocate; however, the Dept. is not certain this is the best path forward for survivability of the trees. • The Urban Forester has provided comments and continues to work with the Petitioner through Project Dox. Signage: • The PUD allows hotels to have 3 upper-level wall signs and 1 lower level (pedestrian entrance) wall sign. These 4 signs are proposed. • A hotel tenant is allowed up to 3 signs per frontage. The proposed tenant is the rooftop bar/restaurant. 2 signs are proposed, one facing west and one facing north at the ground floor entrance. • All signage is subject to additional review for size compliance with the PUD and will require sign permits prior to installation. DOCS Remaining Comments/Concerns: • Please see bolded items above. • Project Dox review process is on-going. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Commercial Committee meeting on Thursday, October 6, 2022 for further review and discussion, and returns the item to the full Plan Commission for a final vote when ready.