HomeMy WebLinkAboutCOM 02-07-23 1
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-. City of Carme
Carmel Plan Commission
COMMERCIAL COMMITTEE
Tuesday, February 7, 2023 Meeting Minutes
Location: Cannel City Hall Caucus Rooms,2nd Floor, 1 Civic Square,Cannel,IN 46032
Members Present: Joshua Kirsh(Chair),Adam Aasen,Leo Dierckman,Christine Zoccola
Staff Present: Aliza Shalit(Sign Permit Specialist),Mike Hollibaugh(Director of DOCS)
Legal Counsel:Ally Lynch-Mcgrath
Time of Meeting: 6:00 PM
Christine Zoccola nominates Josh Kirsh as Committee Chair. Seconded by Adam Aasen. Approved 4-0
1. Docket No.PZ-2023-00001 ADLS Amend: Majestic of Carmel Renovations.
The applicant seeks approval for exterior building modifications and site improvements,including a port
cochere. The site is located at 12999 Pennsylvania St. It is zoned UR/Urban Residential.Filed by John Seib of
Majestic Care of Cannel.
Petitioner:John Seib:
Making needed improvements to the property. When purchased in 2021 we were very anxious to try to amend things
Iinside and outside of a facility that has had not updates since 1984.Planner review and TAC Committee members'
comments have been addressed. Conditions were to beef-up some of the column widths,we addressed that by having a
larger wooden beam as opposed to masonry all the way up so it would not look too enclosed. We agree to:
• Incorporate the bicycle parking racks
• Commitment to put the multi-use path into compliance
• BZA Variance for the Sign
Department Report: Mike Hollibaugh:
The Staff report identifies aspects of the project,as well as items we still need to work on.Project is headed in the right
direction. I spoke with David Littlejohn who mentioned that there were commitments on bicycle parking and a verbal
commitment to the path contribution rather than the installation.I think that we can continue to work with them to
resolve any of the outstanding site issues and get signoffs through the ProjectDox plan review process.Generally,we
are in good shape.
Committee Comments:
Leo Dierckman: What color is the canopy roof?Seib: The roofmg is a black metal; it will match the roofing that is on
the building.Currently there is a skylight that needs replacement and will be replaced with the same material.
Christine Zoccola: Are you going to change the paint color?Are you painting the whole building or part of it?Seib:
We worked to try to incorporate color blocking in to break the space.If you look over to the left,there is a small
service area which will be painted a single block gray color and matched on the top of the building(5th floor).It has
areas that come all the way down to the ground and block off the different apartment areas to provide vertical color
blocking. The white wall will be capped-off to match the color block.Zoccola: Any thought of picking a different
shade of white so there isn't such a stark color contrast between the dark gray and the white?Seib: We really like the
Iwhite.I don't see how changing to an off-white would change the look of the facility dramatically.The darker colors
we are adding should tone it down quite a bit.Zoccola: We got one letter,asking about the tree lights and that they
look very pretty,but would that be an issue for the residents with the lights shining up into the rooms.Is that
something you can consider looking into?Seib: We can talk about it with our lighting contractor to try to work on that.
As we were considering outside lighting,one of the reasons we didn't go with the lights that shoot up the side of the
building was to avoid disturbing the residents. We will work on remediating the lighting if it is found that it causes
issues for them.
Dierckman: It looks good.Big improvement.
Seib: There is a crumbling brick wall that doesn't quite cover the tops of the dumpsters.You can see them from the
street.These are issues we inherited from the prior ownership.
Zoccola: What are you doing to improve the dumpster area?Are you tearing it down?Seib:Yes,tearing it down and
adding fencing made up of black metal with wood slats,about a 10-ft high wall.You will be able to see very little of
the top of the generator,but it's about 14-ft high so to put a fence that tall will create an eye sore where one was not
before. The generator was replaced in the first couple of weeks of our ownership.
Kirsh: To summarize:
• You will contribute to the Non-Reverted Thoroughfare Fund for the 635-ft of sidewalk.
• Bicycle parking will be added.
• A portico will be added.
• Amend the trash dumpster and generator enclosure.
• Materials colors—commissioner Zoccola made comments for you to consider.
• Low level landscape lighting and up lighting is proposed and string lights in the patio area—compliant with
Cannel's lighting standards.
• Landscaping needs to be brought into compliance with the original landscape plan,any dead, dying or missing
plants needs to be replaced.Petitioner proposes to replace the landscaping around the main entrance and
portico area and continues to work with the Urban Forester addressing any remaining reviews.
Seib: Yes,there are about 6 trees that need to be removed.
• Signage plan has been provided and it requires a Variance for signage.You will work with Staff and BZA on
that.
• Chain-link fence is proposed to be replaced.Will this happen?
Seib: Yes
A Motion made Christine Zoccola and seconded by Leo Dierckman to approve PZ-2023-00001 ADLS Amend
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conditioned upon:
• Addressing all remaining TAC review comments,
• "Beefing up"the Porte Cochere column widths,
• Adding 2 inverted U bicycle parking racks(for 4 bike parking spaces),
• Coming into Multiuse Path compliance,
• Contributing to the Non-Reverting Throughfare Fund for the 635-ft of sidewalk,
• Seeking necessary BZA variances,
• Finalizing permits/approvals needed for patio construction,
• Keeping lighting plan in compliance with City of Carmel Standards,
• Updating the Trash Dumpster/generator enclosure,and
• Continue to work with Urban Forester to bring Landscaping up to compliance.
Approved 4-0.
2. Docket No.PZ-2022-00224 OA: BJ's Wholesale Club-146th&Keystone PUD Amend.
The applicant seeks to amend the PUD to add accessory uses and update various other development standards
requirements to construct a BJ's Wholesale Club building. The site is located at 14480 Lowes Way.It is
currently zoned PUD:Z-344- 146th&Keystone Ave.PUD.Filed by Marc LaVoie,PE,of BJ's Wholesale
Club,Inc.
Petitioner: Steve Hardin: Plan commission review items have been addressed and resolved.Outstanding items:
1. Work on our additional underground gas storage tanks including underground tank protective measures in the
event of a surface spill. The team has worked with John Thomas recently and an agreement was reached to
work with them,but not clear about what is the very best way to accomplish this task.The Development team
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agrees with what the goal is and is committed to working with the city as the Staff has asked and do whatever
is best to resolve this item.
2. Staff mentioned that the entrance to the building coming off Lowes Way is offset,it requires and extra turn to
reach the entrance. Staff requested to simplify the unnecessary turn.Development team will work on updating
entrance to avoid unnecessary maneuvers by the time the project is ready for DP ADLS.
3. Leo Dierckman had requested the team to provide examples of perspectives. Exhibits came in and were
circulated.One has the aerial exhibit on front page with keys. Leo Dierckman was satisfied.
Department Report:Mike Hollibaugh:
Mr. Hardin touched on all the high points. Staff is pleased with the progress in the site,building,and architecture
design.Feels like issues have been addressed.The pledge to continue to work with engineering is important,as well as
the refinement of the access points into the site and parking area. Staff feel confident this can move on knowing that
we will see this again at DP ADLS and Council.
Committee Comments:
Zoccola: Voiced concern about the location of the gas station.Ordinance says that the vent pipes must be 500-ft away
from residentially zoned properties.Confirmed that requirement is fulfilled.Voiced concern with the runoff into Cool
Creek. Is this the piece you are working on with Engineering and low best to minimize that?Hardin:yes,when you
are filling with a tanker to fill tanks underground, if there is a spill)on the surface there are different strategies for how
to contain that.Zoccola: Is it possible being so close to Cool Creek to come up with a solution to contain that?Jason
Carr: We had a positive discussion with John Thomas and Alex Jordan from your storm water division,we look at
those spill scenarios and we consider the fuel transfer at the end of the ground storage tanks as well as the fuel transfer
at the dispensers where a customer would be filling up. Two volumes and flow rates and scenarios.The goal is to
contain everything.We will work closely with John to solve this concern.We discussed something like a flooding test
Ito see where the water would go. It will be a very complete analysis.Zoccola: I am supportive of this project;this is
my biggest concern with this project.
Aasen: We said there are different factors that come into play with the positioning of the gas station,you can't move it
any more in one direction because then you get into the 500ft,then if you move it closer to the creek that increases the
concern even taking the safety measures,then there was third consideration that was the way the parking and the flow
would work. So,can you explain how we got to the decision that there were no better options and that this was the best
location to put the gas station. Gene Beiermann:We looked at this in multiple directions. We worked closely with
Staff. We have the 500-ft of separation that must be met(over 550-ft).The only other option is to move it to the north
right in front of the primary entrance. This is an operations,traffic,and life safety concern.Mark LaVoie: There were
concerns with queuing and we believe that where the fuel is located is a perfect location so the fueling won't impact
the entrances,curb cuts coming into the parking lot.Aasen: The important answer here was traffic safety.Make sure
you repeat that at Council.Zoccola: Is the gas station open to members only,which would mean reduced traffic?
Hardin: Members only.Dierckman: Right turn out only onto Lowes Way, is that for cars and trucks?Will the radius
work for trucks?Marc LaVoie: Yes,we will make sure it does.Kirsh: If this is designed as best as possible and it can
become a model for the way gas stations should always be built,then you will find a community that is glad to say yes
to this gas station this close to residential as well as a water way.As long as you keep working with John Thomas,I
feel comfortable knowing there are still a few more steps. Items met:
• Minimum set back
• Architectural design and parking requirements
• Outside storage or refuse and merchandise requirements
• Sign PUD has been updated to resemble the UDO more closely
• Bike parking,overnight parking,and offsite roadway improvements
• No commitments required for nuances mentioned on Department report because this will be reviewed again at
the DP ADLS stage
Steve Hardin confirms these have all been met.
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Aasen motions to send this to City Council with a favorable recommendation.Zoccola seconded contingent to
continuing work with Engineering and have a plan so there is no runoff into Cool Creek and work with Engineering on
the traffic access piece.Adam Aasen agrees to amendment to motion.
A Motion made by Adam Aasen and seconded Christine Zoccola by to send PZ-2022-00224 OA to the City
Council with a favorable recommendation contingent on continued work with Engineering to prevent runoff
into Cool Creek and improving traffic access. Approved 4-0.
3. Docket No.PZ-2022-00237 DP/ADLS: Carmel Medical Office Building at The Bridges.
The applicant seeks site plan and design approval for a new,three-story medical office building on 9.23
acres. The site is located at the SW corner of Illinois Street and Pittman Way,south of the Market District
grocery and west of the KAR office building. The future address will be 11380 Illinois Street.It is zoned PUD
(The Bridges Z-550-11)and is not within any overlay district.Filed by Nathan Winslow of American
Structure point on behalf of the owner,Cornerstone Companies.
Petitioner: Nathan Winslow:
Concerns brought up during the previous Plan Commission hearing:
• Drainage issues both adjacent to and on our site,as well as further north into the overall Bridges development.
Steve Pittman is here to explain. There has been communication between owners expressing the PC concerns.
Communication has been included with our resubmittal package. Is there any feedback you have received?
Steve Pittman: Property was sold in March 2017 and then sold again. I was able to track down the person in charge
with Eco Bridges Properties.They are aware that there is a problem and says that while the system appears to be
working well,he believes there are still issues.He mentioned there are questions about the water feature going away
and becoming landscaping.He didn't want to make commitments on that,but they are open to the possibility. They are
a separate property, separate petition,and they are not responsible for that. I wanted to communicate this here.My
reputation is attached to property as the original developer.I am glad to work with the City and new owner to make
sure this gets taken care of as expected.
Winslow:
• Questions about what the visuals would be from the new Steadman apartments across the street. Would they
see the mechanical equipment from the top floor of those buildings?We submitted a rendering showing that
view with the resubmittal package.All mechanical equipment on the rooftop will be fully screened.
• Included renderings of dumpster enclosure showing that it matches the aesthetics of the building.It is now in
compliance.
• There was some discussion about the landscaping and what it might look like from the apartments.Produced
exhibit showing trees proposed on our site relative to the street along the apartment site.You will see adjacent
to what we are developing, it is significantly denser on our site because of the parking lot.We feel this is a
very visual aesthetic screening element we have implemented to further enhance the view from the apartments
across the street.
Zoccola: What is distance from the trees.Albert Radomski: It's approximately 10-ft between the back of the
sidewalk and the back of the parking lot. There is a 4 to 5-ft strip between the sidewalk and curb line.The trees will be
behind the sidewalk so there is room for the root system to grow.
Dierckman: Is the water feature going to stay with the current ownership of the building or is it ultimately going to
end up under different ownership?Jeff Shively:that will be part of the current ownership.Winslow:As part of the
overall engineering development approval process,we will have to prepare an operations and maintenance agreement
to be signed and recorded.That essentially gives the City authority to enforce lack of maintenance.
Zoccola: How much parking do you have here.Aasen: You had more than you needed anticipating futures.Zoccola:
So,you are anticipating whatever goes next?Hollibaugh: 211 are proposed. Shively: The users require just over 4
spaces/1000sf,we are just over that;our goal is to make this a whole medical campus.Winslow: We are in
negotiations with users which are confidential right now. Shively: We are looking at a medical office northeast,
potentially a surgery center northwest,and a medical office south of empty space.
Dierckman: Do the Traffic studies indicate that this is still an acceptable utilization level?Winslow: it is my
understanding.
Aasen: I feel comfortable that concerns with the existing water feature will be addressed.I noticed that the questions
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of showers and bicycle parking have been brought up.Is there a reason the employees would not utilize these services?
Shively:As a result of the pandemic much of the typical medical office space scheduling is being done from home,so
Iwhat we have are employees who are very transient. They spend half a day in clinic and half a day in a surgery center
which will not be in the same building.Very few people who would be there 8hr/day.Zoccola: Is there space available
to add a shower if someone had the need?Shively: We would have to have one of the first-floor tenants sacrifice some
of their programs.That could be a PED CT going away.Aasen: The showers are not as much of a concern to me as a
bicycle parking.It is an easier, less costly fix.Is there more for long term parking?Radomski: We have some exterior
parking. Shively: It's the long term and overnight parking that was in question.
Kirsh: A good compromise is to provide covered bike parking,not just U-shaped hoops by the front door.A nice,
covered parking with a bike pump and fix it stations to try and meet the UDO requirements.Then as you move forward
with the rest of the projects,maybe there would be a space where there are two showers,some lockers,and overnight,
long term bicycle parking should we decide that this is feasible.I am not asking for a commitment,but if we can get a
commitment for good,covered bike parking at this facility and a consideration that with the synergy of what is going
on in this future development you may be able to work out a shower and some lockers in the future. Shively: We could
commit to a covered outdoor bicycle parking at this building location and as the rest evolves,we can consider
accommodating for long term indoor bicycle parking and a couple of showers.
Department Report:Mike Hollibaugh:
It is disappointing to have this issue continue to be what we,as we get to the end,must fight for.It being something
that was part of the PUD and was purposely integrated and successfully achieved at the Market District building. We
are not picking who is using it and whether they needed it today.Tomorrow they may wish they had it. This is a
provision in the PUD that should have been designed for but has been ignored. I do like the proposed compromise,but
it does not get them past the need for BZA approval.As Rachel has stated in the Dept.report,we are happy to continue
to work with you on that issue,but when it does get to the BZA we are not likely to support the variance request.
IShively: The issue is the tenants who asked for aCT which is a high revenue producing piece of equipment which
affects the assessed value of the building.Zoccola: This kind of construction is expensive,CTs,MRI's,etc.Kirsh:to
Director Hollibaugh's point you are in a PUD that is already established,you know what the requirements are.
Zoccola: I would not want any of these services lost we have to fmd a way to make it work.Kirsh: We are trying to
solve the problem and trying to do right by what was already established. How do we feel about there being continued
development here. Can you make a commitment that showers will be available moving forward so so there will be
future access to a shower?Aasen: was not on council when this was originally passed.I remember covering this and it
was a controversial City Council decision to put this into the plan development. The Chamber of Commerce opposed
it. But it is the law,other parts of the development have had to do that.I feel comfortable leaving it up to the BZA to
decide.Zoccola: I am more concerned about the gas station. This is going to be a medical campus,which is so much
better that many other proposals. This will provide great service to the community. When the ambulatory surgery
center comes through,plan ahead and have the showers there. Shively: That is easy to do,because you must have
showers there anyways to make it work.
Dierckman: Where are planning on putting the garbage?Winslow: Enclosure is planned on Northeast of the
development. There will be landscaping surrounding it and a screen wall.Hollibaugh: Staff is satisfied with location
and design.Dierckman: I like the suggestion for covered spaces outside and showers and changing facilities at
another building down the road.But the problem with this is disseminating information about its availability to
everyone will be an issue.From a practical standpoint over time, it may not happen.Josh Kirsh: What if you have two
unisex bathrooms with showers on the first floor instead of just bathrooms on the first floor?Not sacrificing any space,
a family style restroom with a shower and six lockers.
Shively: One unisex bathroom was planned,but we could add a shower and six lockers.Dierckman: And we are
getting covered outdoor bicycle parking. Shively: Yes.Kirsh: To me this is a reasonable compromise.Hollibaugh: I
don't know if that requires BZA,I will have to double check with Staff if there is a square footage requirement.I do
think this compromise would address this PUD requirement.Kirsh: One unisex bathroom on the first floor,how many
Iother bathrooms so you have?Shively: They are all within the suites and one unisex in the common area.
Committee Comments:
Josh Kirsh: Commitments:
• Interior shower
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• Changing Facility
• Long Term bicycle parking
Winslow: Will you verify that this would not require variance?Hollibaugh: I will verify.
Motion: Christine Zoccola makes a motion to send to send back to the Full Plan Commission with a favorable
recommendation with the outlined commitments. Seconded by Adam Aasen.
A Motion made by Christine Zoccola and seconded by Adam Aasen to send PZ-2022-00237 DP/ADLS to the
Feb.21 Plan Commission meeting with a favorable recommendation. Approved 4-0.
4. Docket No.PZ-2022-00238 ADLS: Tru Hotel Carmel.
The applicant seeks design approval for a new,five story, 126 room hotel on 1.13 acres.Development plan
approval was granted under Docket No. 19060018 DP and Use Variance approval was granted under
18050007 UV. The site is located at 12164 N.Meridian Street, immediately north of the Ritz Charles.It is
zoned MC/Meridian Corridor and is not within any overlay district. Filed by Nathan Winslow of American
Structurepoint on behalf of the owner,Dora Hotel Group.
Petitioner:
Nathan Winslow: Presented and summarized.Added the existing monument sign on Illinois with a request that it be
modified with updated labeling to add the Tru Hotel.One of the biggest items outside architectural detail is the shared
parking, so we have included a shared parking analysis showing peak hour breakdowns(between 8-l0am and 3-5pm).
Based on this assessment there is a surplus of available parking.
Vince Dora: Biggest thing to highlight is off-time use,hotel typically 5pm-7am with people staying overnight
assuming we are 100%occupied versus Ritz Charles being full during the daytime, if there is a bigger event at night,
in theory,we would be working together assuming guests would be shared. Same thing with medical office,it is a
purely daytime use in comparison to hotel where guests are gone during the day and back at night.Aasen: In the
scenario where Ritz Charles has a big wedding with local people who are not staying at hotel and the hotel is booked
with Grand Park guests,if both are fully booked,how much space is available?Dora: This parking analysis didn't
include the Ritz Charles parking lot because we don't have an easement on their site. The parking we have is only on
the medical office building and the hotel.Aasen: So,if there is any issue it would be on the Ritz' side, spilling over to
your site,more than the other way around.Dora: Yes.
Winslow: Discussed correspondence with neighbors concerning the height of the building,as part of the original
development plan there was a request to densify the site;using number of stories as a measure is misleading.
Comparing to the surrounding buildings are listed as 3 stories,but the architecture extends up to about 60' which is
roughly in line with what our building is at 5 stories which is necessary from a financial standpoint.Lighting that is
adjacent to the neighborhood is existing,we are not adding additional lighting to the parking lot.New lighting will be
on the building and most of that will be directed away from the residential side,mostly towards Meridian St.and the
31 corridor.
John Hafner(virtual):
Revised filing which illustrates the result of the with Hilton, input from developer,etc. including revised exterior
elevations,3 additional renderings that better show what this will look like in 3D,and the original filing.
Elevations: feedback revolved around amending the exterior to make more sense to provide a more traditional base for
the building to sit on. There were objections to the asymmetric randomness of some of the features,having too much
EIFS,and not enough brick.
South Elevation: Compared old and new.Rachel expressed a dislike for the louvers that cover the guestroom AC units
to be so visible and objected to the random splash of blue color. Changed to:
• A uniform stone base material,a large format substantial base made up of larger masonry units.
• We are no longer interrupting the base with vertical elements,eliminated random splashes of blue color on both
ends,cleaned up the roofline so it makes more sense with the overall building massing,and added a panel system
(Trespo rain screen),which looks like metal panels,but much more durable, low maintenance and less susceptible
to weather.
• Introduced a new durable cementitious material,a fiber cement panel which comes'with a scored pattern for
texture and rhythm.
• Tried to pull the background colors together, so they are in gray tones on both bumped-out areas.
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• Cleaned-up the porte-cochere with the permission from Hilton to downplay the colors except at the entry area.
Hilton had a few sacred hallmarks which in their mind cannot be deviated from,but it has been seen done, so it
might be possible if you feel strongly about going back to Hilton saying it may be a deal breaker:those are entry
feature,the multi-color vertical bands,and the wedge feature.
• We will be custom coloring the louvres to match the adjacent wall fmish,we took the mullions out of the windows
to make them appear more clean,open,and modern.
Daytime rendering:we made more logical sense of the use of materials,provided a strong base statement,used strong
colors where Hilton requested,but the rest we have stayed with earth tones. There is EIFS left on building on some
areas.
Nighttime view:A concern brought forth at last meeting was to be careful of lights spilling towards neighborhood.
• We have no illuminated signage along the west façade
• We have some light highlighting the entry at pedestrian level,which is needed for occupant safety.
• We have kept it focused on a pedestrian scale which provides clues where to fmd the building entrance.
• We eliminated the potential glare of illuminating the edge on East elevation.It is our intent to have some LED
lighting inside the rain screen that will leak through the joints in it because they are open joints,but our
renderer didn't pick-up on lighting on wedge.
On our first pass we had 14.9% stone,48%EIFS, 13%metal panels,24%glass/metal doors and windows. On the
revised design we have 14%cultured stone,29%EIFS,32%fiber cement panel,less metal panels,and 24%doors and
windows.Looked at UDO and some of the language leaves room for interpretation,but we are within the requirements
and restrictions,much of that is subjective.Winslow:Reiterated need to update ground sign on Illinois to include
signage for the Tru Hotel.
Department Report: Mike Hollibaugh:
Staff is appreciative of efforts to make refinements to building and project.Coming from the Public Hearing,the
message was received by the petitioner and met immediately with Staff.The updated building is clearly an
Iimprovement.It is up to the Committee if it has moved far enough along. Staff has some Ordinance related comments
related to the architecture and John touched on those.We are still missing some key items related to bike parking,
questions related to lighting,some details are not understood on our part.Rachel is asking that we hold it and continue
working on refinements.
Committee Comments:
Dierckman:Please bring a rendering that turns building on four sides for the next meeting. I will not sign off on
colors,this is strictly branding in my view,the whole building is a sign.Maybe the sign and canopy but the third
element is not acceptable in my opinion.We need an understanding of what the color inside of the wedge will be, it
should be white,no branding.Underneath canopies, it must also be white light. The banding on the front, as a
directional element,I can pass that.
Winslow: The original rendering highlights the original intent of the lighting.Bright lights on the edge,would not be
visible.The cornerstone piece was a feature Rachel wanted.
Zoccola: Is there somewhere we can see an example of this?How much EIFS can we have?Vince: The True
Downtown has similar materials/features.
Hollibaugh:there is no max or min except of standards that it is not within 8' and that the building materials be high
quality and durable on all facades.Zoccola: We are down to 20%,can that be reduced.Vince: we need to be careful
on cost.EIFS is durable and it lasts as long as fiber cement panels.Zoccola: This is better,but not quite there yet.As
far as more buffering from the neighbors.Are there any plantings or trees on the Illinois street parking lot?Photo was
pulled up. There are no trees or area to plan trees.Kirsh: looked at this,there is no great solution. Street Department
has decided to no longer trim/top the bushes on the west side of Illinois to allow them to continue to grow above the
privacy wall.On the east side of Illinois there are too many utilities to be able to do substantial plantings. There are a
couple of spots where trees can be planted,there is a median that is tree lined.The issue is what is the view from 31 or
the perspective of neighbors from the 2°a floor.Zoccola: How do you shield residents?Kirsh: Trying to come up with
Ia solutions. How do we compromise to make this work in our city. Why do we have to have a portico on that side of
the building at all?Can we move the portico to the south side of the building.Can we make the west facing façade
very bland,basically the dark element with a lighter element running next to it for architectural detail but made basic.
There are plenty examples of Tru hotels without the color tiles,maybe we can shift tiles around the corners so you can
see them from 31,but not from Illinois. These are the kinds of compromises I would like to see.Dierckman: There is
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a long list of issues not met and that should not be the case.You need to design to meet the requirements.If they were
earth tones,but this is a billboard. This is as if the architect never read the requirements.We have focused for the past
25 years on making high quality decisions along that corridor,as designed this adds no value to the design and the
concept of Meridian St. We want quality.Zoccola: More work needs to be done.Aasen: Agree with the bands.It
should look good on all sides.I see many examples of the hotel not having it,I would encourage you to have that
conversation with Hilton. For me the big thing are the colors and lighting.There is still a question on the lighting on
sign. How bright is this,I want more information about that.If there is anything we can do on landscaping or on the
first floor to make it nicer as people come into the property.
Kirsh: The Committee will want you to do more work and come back.
Dora: As to the orientation for the entrance,as a hotelier trying to be hospitable to guest, it was important to shift the
entrance to the west,because that is where parking is.That extra 100-ft is a big deal for ease of entrance in inclement
weather.Additionally,the traffic flow patterns when you are trying to drop people off on the north facing entrance
between the medical office building and the hotel did not work well. We wanted to avoid an entrance on east along 31
because it is confusing as to how to get in,you see that today with the Ritz Charles building.Utilities are pulled within
5 or 10 feet of the where the building is going to go, it's pad ready. There is not enough space on the south side,and I
don't see a way to fixing that.
Winslow: It would take a major undertaking to make that change, it would be many agreements with the Ritz and
downtime for them due to a significant impact on their flow to their building.
Dora: On the west side,I thought we accomplished the blandness in that there are no lights on stairwell,no windows
on that side of building,this is minimal light pollution. We need lights on the ground floor of the building for safety
and welcoming feature.Dierckman: This is not an easy site;I respect what you are trying to achieve here.I am not too
concerned about that lighting.
Dora: Regarding the comments about the color of bands.I have no ability to affect Hilton's decision making and
design. With your support,I can take that to them to help change it.There are one or two Tru hotels with earth tones
checkered pattern in Grove City,Ohio.Zoccola: I would like to see that. Sometimes high-quality materials make a
difference,I am still struggling with the EIFS material.I will go look at it.As councilor Austin said,adding
landscaping would help visual.Winslow: We can look into that.Dubbie:Agree with all the points. What is the rack
rate.Dora: This is meant to be an economy brand by Hilton,but that is not what happened, it's been so successful that
Hilton has come up with another economy brand to replace this one.Dierckman: Grove looks better,Zoccola agrees.
Dora: northside Hotels are doing better than the downtown properties right now.Dubbie: Comparable to Hyatt place?
Vince:Above price,at the same level of condition.Kirsh: Do you need more information from us?Winslow: I am
clear.Hafner: I do not have any additional questions.I think Vince probably stated it clearly that we needed
something strong to go back to Hilton.Kirsh: We will table this until a future date.I want to see what it will look like
from adjoining neighborhoods,please provide that rendering. There is a small median between your parking lot and
the Ritz's overflow parking lot.Dora: It's a landscaped elevated hill.Kirsh: If there is any trees or landscaping that
can go there too or bushes.Vince: We are going to have a stairwell going down so we can connect the parking lots for
ease of access. Winslow: We have to make sure there are no utilities running there.
This item will continue at the March 7, 2023 Commercial Committee
Meeting ed at :06 PM.
Aliza Shalir/ Recording Secretary os ua Kirsh Committee Chair
8
Commercial Committee Meeting Minutes 2-7-23