HomeMy WebLinkAboutPacket 08-28-06
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Board of Zoning Appeals
Revised: August 18, 2006.-::.___
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WINEGARDNER & HAMMONS. INQ.~~t:,*, \>~,,~ .
Professional Hotel Management ,:-:'1~~;g:;y"_' '
Table of Contents
Summary of Development Standards Variances for Proposed
Full Service Hotel and Conference Center
Variance Request #1: Reduction in the Number of Required Parking Spaces
Variance Request #2: Transfer of Permitted Sign to the South Fa~ade and Approval of
Sign Area
Variance Request #3: Transfer of Permitted Sign to the North Fa~ade and Approval of
Sign Area
Variance Request #4: Additional Ground Sign and Approval of Maximum Height
Drawine:s
Sheet Number
Sheet Title
1
2
3
4
5
6
Aerial Photo
Parking Concept Plan
Building Elevations & Wall Signs
Wall Sign Readability
Ground Sign
Floor Plan
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SUMMARY OF DEVELOPMENT Sr ANDARDS VARIANCES
FOR PROPOSED FULL SERVICE HOTEL AND CONFERENCE CENTER
Winegardner & Hammons, a full service hotel development, construction and management
company, is proposing to develop a 263 room full service Renaissance Hotel with over 13,000
square feet of conference and meeting space. The proposed hotel and conference center is to be
located on an 8 acre site located on U.S. Highway 31 just west of the intersection of 122nd Street
and Pennsylvania Street. With more than 45 years of experience, Winegardner & Hammons is
keenly aware of what is necessary to develop a premier full service hotel property and to provide
outstanding service to the community. In order to facilitate the development of the first class full
service hotel and conference center proposed, certain variances of the applicable development
standards in the Carmel Zoning Ordinance, (the "Ordinance"), are needed.
The variances being requested are as follows:
1. Reduction in Number of Required Parking Spaces: This Variance Request is to
provide a total of 400 parking spaces as shown on the Parking Concept Plan on Sheet 2.
Under the Ordinance, a total of 461 parking spaces are required to accommodate the
hotel, restaurant and conference facilities. Based upon the extensive experience of
Winegardner & Hammons 461 parking spaces is more than what is actually needed to
operate this proposed development. With full appreciation of the critical need for
adequate parking, the 400 spaces requested will exceed the cumulative needs of all
proposed activities to occur within the development. "Right sized" parking areas have
been encouraged in Carmel, to avoid a "sea of asphalt." As such, this variance to reduce
the number of parking spaces and subsequently the parking area will not have an adverse
effect on the public nor on the general welfare of the community. Additionally, this
variance will not have any effect on the use and value of the adjacent properties. A strict
application of the ordinance will cause practical difficulties in the overall development of
the site and frustrate the aim of the City to avoid large asphalt parking areas that are not
necessary for the successful operation of a business. This variance and the proposed plan
for 400 parking spaces will provide for responsible parking and site development within
the U.S. Highway 31 overlay zone.
2. Transfer of Permitted Sign to the South Fa~ade and Approval of Sign Area: This
Variance Request is to place a wall sign on the south fa~ade. The dimensions of the
proposed sign will be 6'-0" in height and 60'-2 1/2" in length. The area of the sign will be
362 SQ. FT. The proposed hotel and conference center will have frontage to the west
along U.S. Highway 31 and per the Ordinance a wall sign is allowed to be placed on this
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Summary of Requested Development Standards Variances
Carmel Board of Zoning Appeals
August 28, 2006
Page 2
fayade. Winegardner & Hammons is proposing to relocate the allowed sign on the
U.S. Highway 31 frontage to assure that visibility and readability from U.S. Highway 31
are accomplished. This is critical to serving the customers of the hotel as well as the
general public. By installing suitable signage both in location and size, patrons
approaching the hotel from the south will know to exit onto 1 16th Street in order to reach
the hotel. The requested sign area will provide visibility and readability at a distance that
will allow enough time to safely exit off of U.S. Highway 31. The distance from 1 16th
Street to the hotel is in excess of 2,900 linear feet. Visibility and readability standards from
this distance require a letter height of6'-0". Unique to this development is the name ofthe
proposed hotel. The name "Renaissance" contains 11 letters. Subsequently, the sign area is
required to be larger to accommodate the length of the name and still meet appropriate
identification and readability height standards. This variance is necessary to address the
public health and safety and general welfare of the community. This variance is necessary
to assure a safe and efficient exit from U.S. Highway 31. Adequate signage will not
adversely affect the use and value of the adjacent properties. Strict application of the
ordinance will prevent effective identification of the hotel to the public and patrons and
result in a critical difficulty in the efficient operation and use of the property as a
destination full service hotel and conference center.
3. Transfer of Permitted Sign to the North Fa~ade and Approval of Sign Area: Similar
to item 2, this Variance Request is to place a wall sign on the north fayade. The
dimensions of the proposed sign will be 6'-0" in height and 60'-2 1/2" in length. The area
of the sign will be 362 SQ. FT. The proposed hotel and conference center will have
frontage along Pennsylvania Street and per the Ordinance a wall sign is allowed on the east
fayade facing Pennsylvania Street. However due to the fact that most patrons and the
public coming to the hotel from the north will utilize U.S. Highway 31, appropriate signage
directed to U.S. Highway 31 is absolutely necessary and critical. This sign will be installed
on the north fayade instead of the allowed sign facing Pennsylvania Street. This is critical
to serving the customers of the hotel as well as the general public. By installing suitable
signage both in location and size, patrons approaching the hotel from the north will know
to exit onto l26th Street in order to reach the hotel. The requested sign area will provide
visibility and readability at a distance that will allow enough time to safely exit off of U.S.
Highway 31. The distance from l26th Street to the hotel is in excess of 2,600 linear feet.
Visibility and readability standards from this distance require a letter height of 6' -0". The
proposed wall sign on the north facade is identical to the proposed wall sign on the south
facade in design and sign area. The same critical needs and issues concerning readability
and visibility expressed above with respect to the south facade sign also apply to the north
facade sign. This variance is necessary to address the public health and safety and general
welfare of the community. This variance is necessary to assure a safe and efficient exit
from U.S. Highway 31. Adequate signage will not adversely affect the use and value of the
adjacent properties. Strict application of the ordinance will prevent effective identification
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Summary of Requested Development Standards Variances
Carmel Board of Zoning Appeals
August 28, 2006
Page 3
of the hotel to the public and patrons and result in a critical difficulty in the efficient
operation and use of the property as a destination full service hotel and conference center.
4. Additional Ground Sign and Approval of Maximum Height: This Variance Request is
to place a double faced ground sign at the main entrydrive perpendicular to Pennsylvania
Street and across from 122nd Street. The dimensions ofthe ground sign will be 5'-10" x 7'-
5 112". The area of this sign will be 43.5 SQ. FT. as shown on the Ground Sign Elevation
on Sheet 5. The top of the sign will be 10'-0" above grade. This sign is required to further
enhance the visibility and accessibility of the Hotel to members of the general public and
patrons. To achieve these objectives, Winegardner & Hammons believes that an increase in
the permitted height of the ground sign from 6 feet to 10 feet is required. At a height of 6
feet, the ground sign could be blocked by vehicles exiting or entering the parking lot.
Thus, if the additional sign is to achieve its objective of enhancing both the visibility and
accessibility of the Hotel to patrons and customers, such a variance is necessary.
Achievement of these objectives benefits both public safety and the general welfare of the
community. Further, the use and value of the adjacent properties will be unaffected by the
addition of the taller ground sign. Without this variance, the visibility of the sign and the
corresponding accessibility of the Hotel to members of the general public and patrons will
be adversely impacted. This will result in both significant practical difficulties in the
efficient and effective operation of the Hotel. on the Site and will adversely affect the ability
of the public and patrons to easily locate and enter the Hotel Property.
790955_2
PROPOSED RENAISSANCE HOTEL SITE
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AERIAL PHOTO
SCALE: NTS
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NORTH
DATE: AUGUST 18.2006
SHEET
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RENAISSANCE
FORMULAS FOR AMOUNT OF PARKING SPACES REQUIRED
CamleI Zoning Ordinance; CHAPTER 'ZT: Additional Patking & Loading RsguIaIions
CONFERENCE
1 space for the largest shift of employees,
plus 1 space per 150 SQ. FT. of floor area.
1 space per room or suite.
HOTELS
OFFICE
1 space per 250 SQ. FT. of floor area
RESTAURANT 1 space per every 2.5 patron seats, plus
1 space per employee in the largest shift.
BICYCLE PARKING 5 spaces per every 100 car parking spaces.
CALCULATIONS FOR REQUIRED PARKING SPACES
CONFERENCE LARGEST SHIFT OF EMPLOYEES = 20 SPACES
BOARDROOMS 3.576 SQ. FT. - 24 SPACES
150 SQ.FT.
BALLROOM
7{22 SQ. FT. 51 SPACES
50 SQ.FT.
MEETING ROOMS!
BOARDROOMS
1~980~.FT._ 13SPACES
50 S .FT.
HOTEL
OFFICE
RESTAURANT
=263 SPACES
263 ROOMS
3.330 so. FT. = 13 SPACES
250 SQ.FT.
167 PATRON SEATS + 10 EMPlOYEES= 77 SPACES
2.5
TOTAL REQUIRED PARKING SPACES = 461 SPACES
TOTAL PARKING SPACES PROVIDED = 400 SPACES*
CALCULATIONS FOR REQUIRED BICYCLE PARKING SPACES
BICYCLE 400 CAR PARKING SPACES X 5 = 20 SPACES
100
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TOTAL REQUIRED BICYCLE SPACES
- 20 SPACES
*ZONING VARIANCE REQUESTED
PARKING CONCEPT PLAN
SCALE: 1'=80'-0"
DATE: AUGUST 18,2006
W2~WIllEl!Jlll1!ner&Hamrrons,'nc.
\" '\ '\ 4243 HUNT ROAD
_I.. 5=~ lJl45242
SHEET
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TIIlRD FLOOR
~9'-4"
" SECOND FLOOR
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SIMlN1HR.OOR
.. 46'-8"
SJXrHR.OOR
.. 31'-4"
FIFIH JlLOOR
.. 11r41'
IlOUlmI FLOOR
CD SOUTH ELEVATION
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SIXl1I FLOOR ,,-
31'-4" A...
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CD NORTH ELEVATION
RENAISSANCE
WALL SIGNAGE DATA
LOCATION:
NORTH AND SOUTH ELEVATIONS
AREA OF SIGN = 362 S.F.
SIGN DESCRIPTION:
INTERNALLY ILLUMINATED CHANNEL LETTER SIGN
SIGN FACE TO BE ACRYLIC WITH
VDN 12519 BURGUNDY COLOR LETTER
PAINTED MATHEWS #MP-Q2116 BURGUNDY COLOR
1. JEWELlTE PERIMETER TRIM CAP
SIGN SIDES TO BE ALUMINUM FILLER WITH
PAINTED MATHEWS #MP-Q2116 BURGUNDY COLOR
SIGN INTERNAL ILLUMINATION
NEON TUBE 15MM: WHITE DESIGNER 6500
ZONING VARIANCE REQUESTED
I 60'-2 1/2- r
~rRENAISSANCE
.
BUILDING ELEVATIONS
SCALE: 1132"=1'-0.
DATE: AUGUST 18.2006
\SS2tl~Wmegardner&Hamnms, Inc.
4243 HUNT ROAD
CINCINNATI, OH 45242
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WALL SIGN READIBILITY
LETIER SIZE MAXIMUM READIBILITY
10' 5,000'
9'
8'
T
4,500'
4,000'
3,500'
6' 3,000'
5' 2,500'
4' 2,000'
SOURCE: CLAUS AND CLAUS, VISUAL COMMUNICATION
THROUGH SIGNAGE. VOLUME 1
60'-2 1/2"
362 S.F.
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l:~~J1T~~I~~i~~~~~~i~~~f~1~1g~Jfi1~~f!~~~ 237 S.F.
SMN~J::: 3;-10 1/4"
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1~1.~.;'ili!i'f~~~g~~t'i~1\;~ 150 S.F.
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28'-4 3/4"
~"\\;('i,""j;i'i""i,i"qi,)i';;: 8S S.F.
, , 42'-5n, t
199'-6"
249'-4"
300'-0"
WALL SIGN AGE READILlTY DIAGRAM
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20'-1" _ 40 S.F.
ty ";:::~:t!
50'-0"
99'-10"
149'-8"
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RENAISSANCE
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NORTH
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WALL SIGN READIBILlTY
SCALE: 1132"=1'-0" DATE: AUGUST 18, 2006
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, , ,'>' 4243 HII/(f ROAD
<' " CIIlCIIINA1l, III 45142
51N91-1066
SHEET
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RENAISSANCE
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NORlH
GROUND SIGN PLAN
15"
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SIDE
GROUND SIGN ELEVATIONS
SCALE: 1/8"=1 '-0"
GROUND SIGN
DATE: AUGUST 18,2006
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GROUND SIGNAGE DATA
LOCATION:
EAST ENTRY DRIVE AT INTERSECTION OF
122ND STREET AND PENNSYLVANIA STREET.
AREA OF SIGN:
7'-5 1/2"x 5'-10" = 43.5 S.F.
SIGN DESCRIPTION:
INTERNALLY ILLUMINATED DOUBLE SIDED
10'-0" TALL MONUMENT GROUND SIGN
SIGN FACE TO BE ROUTED ALUMINUM WITH
VTL 12121 BURGUNDY COLOR PUSH THROUGH
VINYL LETTERS
VTL 12121 BURGUNDY COLOR LOGO BACKGROUND
VDN 11219 DUAL COLOR SILVER LOGO AND
LOGO BORDER
PAINTED MATHEWS #MP-7025 CREAM COLOR
ALUMINUM FACE
SIGN SIDES TO BE ALUMINUM FILLER WITH
PAINTED MATHEWS #MP-02116 BURGUNDY COLOR
SIGN INTERNAL ILLUMINATION
COOL WHITE FLOURSCENT
SIGN POLE COVER AND BASE TO BE ALUMINUM WITH
PAINTED MATHEWS #MP-18082 WARM GREY COLOR
SIGN LANDSCAPING> SIGN AREA
ZONING VARIANCE REQUESTED
Winegardner & Hammons, Inc.
4243 HUNT ROAD
CINCINNATI, OIl 4S242
513-891-1066
SHEET
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RENAISSANCE
BUilDING AREAS
D MEETING SPACE
. RESTURANTI BAR
D PUBLIC SPACE
D KITCHEN
OFFICE SPACE
POOU EXERCISE
. SER~C8EMPLOYEE
D GUESTROOMS
D SKYLIGHT
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FLOOR PLAN
SCALE: NTS
DATE: AUGUST 18, 2006
~... . {l~." Winegartlner& Hammons, loc.
· 4243 HUNT ROAD
l' 'CINCINNATI, OH 45242
,_ ."""" 51:wl91-11166
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