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HomeMy WebLinkAboutRitz Complex Parking Comprehensive View Hyatt Place Carmel * 12045 Illinois Street * Carmel, IN 46032 * Ph: (317) 343-6400 * Fax: (317) 343-2115 Hyatt Place Carmel 12045 Illinois Street Carmel, IN 46032 Ph # 317-343-6400 Fax # 317-343-2115 July 4th, 2023 Re: potential parking issues @ Ritz Charles complex Dear Lia, Thanks for reaching out and giving me an opportunity to express my concerns about potential parking compression at Ritz Charles complex viz. Ritz-Hyatt-Medical office building (MOB)-proposed TRU hotel. I will try to express myself in bullet points rather than lengthy sentences. POSSIBLE VIOLATION OF EASEMENT DOCUMENTS & ADLS REQUIREMENT. *** Refer document1: “ritz-tru parking easement agreement recorded 6-18-20”. Excerpt from this document:  Lot 1 owner (medical office building -MOB) was planning to construct 40,000 sq. ft building  The north Ritz parcel should not have less than 115 parking spaces.  Lot 1, Lot 2 (TRU hotel) and Ritz Charles may negotiate in good faith to construct parking garage. *** Refer document2: “MOB-TRU shared parking agreement 10-29-21” Excerpt from this document:  Lot 1 owner constructed 45,000 sq.ft class A medical office building.  Lot 2 owner is proposing 126 rooms limited service hotel.  In no event Lot 1 owner should have parking spaces less than 93.  In no event Lot 2 owner should have parking spaces less than 50. *** Refer document3: “C200 site plan” Excerpt from this document: Hyatt Place Carmel * 12045 Illinois Street * Carmel, IN 46032 * Ph: (317) 343-6400 * Fax: (317) 343-2115  Lot 1 has 84 parking spaces.  Lot 2 proposed 26 spaces.  Ritz has 135 parking spaces. *** Refer document4: “letter from spring lake to city 5-16-23” Excerpt from this document:  289 parking spaces required between Lot 1 and Lot 2. CONCLUSION:  Lot 1 may have originally planned 40,000 sq.ft building but ended up doing 45,000 sq. ft building  Ritz can reduce north parking parcel to 115 parking spaces in future without violating easement agreement.  Lot 1 owner should have minimum of 93 spaces. They currently have 84 spaces based on site plan. 9 short.  Lot 2 owner should have minimum of 50 spaces. They currently have 26 spaces. 24 short.  Based on ADLS requirement minimum required between Lot1 & Lot2 is 289. Ritz has 135 parking spaces. Even with cross parking easement, they may be short by 44 (135+84+26-289). GAUGING PARKING DEMAND (WORST CASE SCENARIO) *** Refer document5: “ritz parking spaces 2005 vs. 2022” *** Refer document6: “letter from ritz Charles to city 4-10-18” *** Refer document7: “ritz parking compression letter & photos” *** Refer document8: “hyatt site plan” Hyatt Place Carmel * 12045 Illinois Street * Carmel, IN 46032 * Ph: (317) 343-6400 * Fax: (317) 343-2115 Continued….. facility available parking demand description parking demand (worst case scenario) reference people (worst case) ritz charles 428 their capacity is over 1000 in a sit down environment 750 document5 document6 1000 ritz charles have over 130 full and part time employee in 2018 130 document6 130 medical office 84 45,000 sq. ft 137 document3 50 TRU hotel 26 126 rooms 126 document3 378 TRU hotel employees 25 document4 25 Hyatt hotel 68 92 rooms hotel 92 document8 276 Hyatt hotel employees 15 15 ritz charles their business has increased exponentially. Their employee count is estimated between 150-200 in 2023 20 20 ritz charles they have 18 trucks in 2023 compare to 8 earlier 36 document7 total 606 1331 1894 MORE FACTORS THAT NEED SERIOUS COMTEMPLATION 1. Currently it is said that Ritz host 20-30 big events per year. In future why would they limit themselves to only 20-30 events. They are hungry for growth which is evident from their historical (chapel and glass pavilion added) & current expansion and renovation (office space & landscaping added). The current parking spaces are static. Where will more parking spaces come from when their business activities grow more? 2. Ritz have approximately 18 big trucks. It is evident from most recent photos (refer document7) that few of them require 4 parking spots. 3. Does the entire complex meet minimum parking requirement? Here are the square feet of each businesses. Continued….. Hyatt Place Carmel * 12045 Illinois Street * Carmel, IN 46032 * Ph: (317) 343-6400 * Fax: (317) 343-2115 facility description sq. ft ritz charles 1-story building 34,261 ritz charles chapel 4,847 ritz charles glass pavilion 4,984 medical office building office building 45,000 Hyatt hotel hotel building 56,589 TRU hotel 11,100 sq. ft per floor, 5 floors 55,500 total 201,181 4. Total parking spaces including Ritz, MOB, TRU and Hyatt is 606. The worst case parking demand may be 1331. Ritz, TRU and Hyatt will have parking demand simultaneously. Should we roll back available parking spots (or demand) at MOB (during night-time), the net demand will be 1331-84 = 1247 and the available space be still 606. The argument of TRU hotel using entire parking spaces of MOB during night-time and still meeting demand is very speculative and does not have merit. 5. Ritz’s wedding chapel and glass pavilion is located immediately to the north of Hyatt hotel. We have repeatedly seen Ritz’s patron using Hyatt’s north end parking spots. Such usage increases with rainy days or extreme weather. Many patrons of Ritz believe that Hyatt is part of Ritz. Will policing not spoil the symbiotic relationship between Hyatt & Ritz? It will. Hyatt is not in a business of making Ritz’s patron mad. 6. Why would Hyatt take on additional responsibility of policing its own parking spaces? Should TRU hotel gets built without sufficient parking spaces, the compression will create chaos. Why would Hyatt bear chaos for no apparent gain? Hyatt don’t want to manage parking chaos nor want to incur cost to do so. 7. Respective patrons would like to park close to their respective facility. Why would a female guest willingly walk across 500 feet or more to get to the facility she need to be? It will a liability (safety) issue in absence of daylight. 8. It is harder to generate positive guest reviews. Guests are more prone to write bad reviews than positive one. 20-30 chaotic days can generate 300+ bad reviews cumulatively. Bad reviews does impact future revenue significantly. Hospitality industry is very susceptible to bad reviews. Who will take responsibility for lost revenue? Hyatt Place Carmel * 12045 Illinois Street * Carmel, IN 46032 * Ph: (317) 343-6400 * Fax: (317) 343-2115 9. Verbal assurance was given by TRU’s representative that more parking spots may be available from office buildings (Welltower, Inc) to the north of MOB. Refer document9 “letter # 14 cheryl o’conner welltower”. The reality is farfetched. 10. If new project (TRU hotel) goes through and the consequences are dire, who will accept Accountability and at whose cost? Respectfully I don’t see any way moving forward without parking garage to accommodate the parking needs of MOB, TRU hotel and Ritz. I am willing to correct myself provided valid rationale presentation is made with supporting study and documents. Please don’t hesitate to reach out with questions. Sincerely, Ravi Patel Hyatt Place Hotel Carmel, IN �tZ _0G9 _WM April 10, 2018 r APR 13 2018 Special Events arzd Elegant Occasions BY RE: Hotel Prospects Meridian Corridor Planning and development: Ritz Charles is a full -service banquet and event facility operating in the city of Carmel Indiana and located at 12156 N. Meridian Street, 4032. Our facility which can be visited at www.ritzcharles.com, has been in operation for over 30 years. We are an upscale event and conference facility hosting over 1,000 events per year in the wedding, corporate conference, and social hospitality industry. Our facilities are constantly upgraded and modern, we are considered the premier event facility in the Indianapolis market. Facts of Operation: • Our guest capacity is over 1,000 in a sit-down dinner environment. • We separate into six different rooms for breakout in meetings, have a wedding chapel on the grounds, host an average of three wedding receptions per weekend and have an outdoor glass enclosed structure that seats an additional 300 in one setting. • 60% of our weekend bridal business exists of 3 or more receptions at one time, sometimes as many as 6. • We have parking for over 600 cars. ,��ic •our ICcated on the Meridian C:vrr.dor, the heavie-s', north and south highway in the state of Indiana. US 31/Meridian Street extends from South Bend Indiana to Louisville, Kentucky. • Besides the 150 wedding receptions we host on our campus, we contract over 15 evens per week in the meeting and conference arena. • We are a full -service venue with complete kitchen, culinary teams, bakery and off premise division that is self-sustaining. • We employ over 130 full and part-time staff, and we hold a 3-way licensee for serving alcohol in the State of Indiana. • One of the largest Hospital complexes in the state is located south and adjacent to our property. • All hotels used by our guests on a weekly basis must cross the interstate of US 31 to the East side, three blocks north or south to gain access. • We estimate that our brides are blocking 30 rooms plus per weekend at these various hotels, most must arrange shuttle transportation. • Our history indicates that we serve over 120,000 guests per year. • The closest hotel on the West side of the Corridor is 'three miles south and located at 1 465 and Meridian and has a very circuitous travel path at best. • Typically, we are at full capacity the fourth quarter of any given year and except for January and February have at least 60% capacity in the other months. The prospect of having a first-class hotel as part of our overall campus environment is one that is welcomed and greatly anticipated. We believe a partnership utilizing both of our facilities is not only eminent, but much needed. In addition to our willingness to work with Dora Hospitality Group to develop a strategy of business success, we think that both of our businesses will be enhanced 12156 N. Meridian St. • Carmel, IN 46032 • (317) 846-9158 • Fax (317) 575-2253 and reach maximum viability. We also believe that we can be the arm of the hotel to handle all conference and meetings; allowing the hotel to develop room availability and capacity to fit their needs. Additionally, it doesn't hurt to have a hotel on the West Side of Meridian Street that has a large full -service event facility on one side and one of the largest hospitals on the other. In our opinion and having no experience in the hotel industry it seems like the perfect scenario for the type of the upscale hotel proposed. Obviously, we are excited and proud to be associated with this project, will use our influence in all cases of city approval, and look forward to a great marriage. I am happy to allow your representative to meet and tour our campus, and I am available for any further discussion. Regards, Bill Nicholls President & Co -Owner, Ritz Charles wnicholisp_ritzcharies.com 39'.846.91 58 12156 N. Meridian St. • Carmel, IN 46032 • (317) 846-9158 • Fax (317) 575-2253 4/9/2018 Venues I The Ritz Charles �-j 1 °t �-f 1� 7t. l ." *. PLAN ATT E N D 'S7 Drqgp ?& 7av CHOOSE SELECT ?& lwe.�uti CHOOSE ?& 7/-atcce We certainly understand that finding the right location is of the utmost importance to the success of your event. Ritz Charles superior reputation has allowed us to partner with some of the area's most sought after event venues. Our event specialists will assist by providing detailed venue information. We are here to help you find the perfect place for your event. Check out some of our more popular event venues below. Don't see the location you are most interested in? Ask us, we may be able to provide catering service there, as well. http://ritzcharies.com/venues/ EXCLUSIVE VENUE Recently renovated, our beautifully appointed Ritz Charles Ballrooms are perfect for any size event. Our Carmel event campus pairs elegance with convenience. Recently renovated, our beautifully appointed Ritz Charles Ballrooms are perfect for any size event. Whether you are planning a small business meeting, intimate rehearsal dinner, lavish wedding reception or splashy gala, we can provide the perfect atmosphere. cSer (�,c�Grc if%e�5/ 1i�5 RITZ CHARLES BALLROOMS Over 15,000 square feet of continual space that can be customized to accommodate an event of any size. 12156 North Meridian Street Carmel, IN 46032 EXCLUSIVE VENUES The chapel boosts an elegant dressing room for the bride, bachelor's retreat for the groom, oak floors, white chiavari chairs and state of the art acoustics. The Chapel at Ritz Charles puts the ease in your wedding day. The chapel boasts an elegant dressing room for the bride, bachelor's retreat for the groom, oak floors, white chiavari chairs and state of the art acoustics. A Ritz Charles chapel attendant will be there to assist you on your big day. Our chapel will offer your guest elegance and convenience. The Chapel at Ritz Charles: 260 seats 12156 North Meridian Street Carmel, IN 46032 EXCLU.0"01VE VENUE ��Z/ 9aA,1411 7alw-&n, Open year round, its permanent gloss structure provides a 360 degree view of beautifully landscaped gardens, imported fountains and wooded surroundings. Feel like taking the event outside... our Ritz Charles Garden Pavilion encapsulates the beauty of nature. Open year round, its permanent glass structure provides a 360 degree view of beautifully landscaped gardens, imported fountains and wooded surroundings. Step outside to experience the possibilities: cocktails on the patio, dancing under the stars and late night s'mores aside the fire pit. S� eyaCa / " es, Ritz Charles Garden Pavilion: 350 sit -down, 250 with dance floor, 500 stand up reception ,�0ccc t 494-t 12156 North Meridian Street Carmel, IN 46032 From:Shestak, Joe To:ravi@sohumhotels.com Cc:jay@sohumhotels.com; "Dave Coots" Subject:RE: parking compression at Ritz-Hyatt-Office-TRU complex Date:Wednesday, April 26, 2023 4:09:27 PM Good afternoon, Ravi: Thank you for your email.. I have forwarded your email to the Plan Commission members, Planning Staff, and the Petitioners for PZ-2022-00238 ADLS: Tru Hotel Carmel. A copy of your email is now part of the online docket for PZ-2022-00238 ADLS: Tru Hotel Carmel. Joe Shestak Administrator – Meeting Coordinator Board of Zoning Appeals | Plan Commission City of Carmel Department of Community Services One Civic Square, Carmel, IN 46032 (317) 571-2419 | jshestak@carmel.in.gov From: ravi@sohumhotels.com <ravi@sohumhotels.com> Sent: Wednesday, April 26, 2023 3:55 PM To: Shestak, Joe <jshestak@carmel.in.gov> Cc: jay@sohumhotels.com; 'Dave Coots' <DCoots@chwlaw.com> Subject: parking compression at Ritz-Hyatt-Office-TRU complex Good afternoon Joe, Please click two links below that reveals parking compression that happened on April 21st, 2023, around 5:15 pm at Ritz-Hyatt-Office-TRU complex. https://www.dropbox.com/s/rrx8ghycbnicifj/Hyatt- Ritz%20parking%20compression%20video1.MOV?dl=0 https://www.dropbox.com/s/iope0vrnr3lfoyr/Hyatt- Ritz%20parking%20compression%20video2.MOV?dl=0 here are couple of takeaways…. The parking lot comprising Ritz Charles, Hyatt hotel, Office building was almost full. The parking spaces in front (north of) of proposed TRU hotel were occupied. The parking compression will get worst after these videos were taken because of following practical availability of parking space vs. theoretical reasons…. peak check-in time of Hyatt hotel’s patrons is between 5:00 – 8:00 pm. At 5:15 pm all Hyatt’s guests have not yet arrive. The parking compression will increase progressively as more hotel guests checks-in. Parking compression will get worst once TRU hotel is constructed, as it will need additional 133 (on high end) parking spaces. How can those be accommodated in current situation? It will be hard and impractical to police respective parking spaces. Policing will generate bad guest reviews. We made mistake by not having designated parking spots from Ritz Charles. Everyone will be better off if one can find comprehensive solution to this problem. Have a fantastic day !! Ravi Patel Sohum Hotels 317-514-1262 ravi@sohumhotels.com field reality - the entire block will be short by 150+ parking spaces during peak events big vehicles of Ritz occupy more than 1 parking space per vehicle DATEMARKREVISIONSBYCERTIFIED:S & A JOB NO. SHEET NO. DRAWN BY:CHECKED BY:672(33(/:(57+$/:$<621(DVWWK6WUHHW)LVKHUV,1SKRQHID[SITE PLANC201Revised per TAC commentsJSMREVISED PER CLIENT COMMENTSJSMADDED GREASE TRAP & MOVED UTILITY LINESKJJMA B C D E F G H J K L M 6" COMBINED CURB AND WALK ACCESSIBLE RAMP LAWN AREA (SEE LANDSCAPE PLAN) 4" WIDE WHITE STRIPING 6" STRAIGHT CURB CONCRETE BOLLARD 4" WIDE BLUE STRIPING DUMPSTER ENCLOSURE (SEE ARCH. PLANS) HANDICAP SIGN DECORATIVE ENTRY (SEE ARCH. PLANS) HANDICAP PARKING CONCRETE MEDIAN (SEE ARCH. PLANS) KEYNOTES BUILDING LINE DRAINAGE EASEMENT RADIUS PROPOSED CONCRETE B.L. D.E. R= EXISTING SANITARY SEWER EXISTING STORM SEWER PROPOSED SANITARY LATERAL PROPOSED STORM SEWER PROPOSED WATER LATERAL S LEGEND 020 2010 NOTES ALL CONCRETE CURB RADII ARE 5' TO FACE OF CURB UNLESS NOTED OTHERWISE. ALL RADII AND PAVEMENT DIMENSIONS ARE MEASURED TO THE EDGE OF PAVEMENT OR FACE OF CURB (WHERE APPLICABLE) SEE ARCHITECTURAL PLANS FOR BUILDING DIMENSIONS ALL DIMENSIONS TO THE BUILDING ARE TO THE BUILDING FACE AT GRADE. CONTRACTOR SHALL COORDINATE WITH THE BUILDING CONTRACTOR ON PLACING THE FINAL ASPHALT WEARING SURFACE ON ALL PAVED AREAS. TIMING SHALL BE COORDINATED TO MINIMIZE CONSTRUCTION-TYPE TRAFFIC ON THE FINAL WEARING SURFACE. ALL SOFT SPOTS IN PAVEMENT AND SUBGRADE TO BE REPAIRED PRIOR TO PLACEMENT OF FINAL ASPHALT SURFACE. 1. 2. 3. 4. 5. HYATT PLACE ITEM PROVIDED PER THE SUBMITTED SITE DEVELOPMENT PLAN PARKING SPACES/MOBILITY IMPAIRED ACCESSIBLE SPACES 68 SPACES TOTAL (4 H.C. SPACES) GREENSPACE PROVIDED 37% CONCRETE PARKING BUMPER CONCRETE SIDEWALK SEE SHEET C804 FOR PAVEMENT SPECS SEE SHEET C804 FOR PAVEMENT SPECS MONUMENT SIGN RETAINING WALL FIRE DEPT. CONNECTION BICYCLE PARKING (4 MIN.) ROLL CURB RIP RAP N O P P1 Q R S T U V 72978HYATT PLACEJSM BAH CLAY TOWNSHIPHAMILTON COUNTY, INDIANA1/20/17File Name:S:\72978\DWG\C200 - Site Plan.dwg - C201 - Site PlanModified / By:April 6, 2018 1:05:26 PM / aguyonPlotted / By:April 10, 2018 11:31:45 AM / Brett HuffREVISED PER CTRWD COMMENTS04/03/18JSMREVISED PER CONTRACTOR/CLIENTS COMMENTSNAL03/19/18CONSTRUCTION LIMITS Shestak, Joe From: Cheryl O'Connor <coconnor@welltower.com> Sent: Monday, May 15, 2023 3:53 PM To: Shestak, Joe Cc: Markus Rasmus Subject: Project PZ-2002-00238 ADLS: Tru Hotel Carmel Follow Up Flag: Follow up Flag Status: Completed Mr. Shestak, It has came to our attention that as it relates Project PZ-2002-00238 ADLS: Tru Hotel Carmel, representations have been made by that Project's owner that they are in negotiations with Welltower where Welltower would provide access to its properties (located at 12188 A & B) for additional parking for that Project. While we have not had a chance to verify that such representations have actually been made, I just wanted to make you aware that there are not currently any active negotiations between Welltower and the Project owner relating to any access to parking on Welltower's properties. Thank you. Cheryl O'Connor VP, Head of Medical Office Legal Welltower Inc. 4.r;nn nnrr St Toledo, OH 43615 419.708.3057 cocon nor(�we I Itowe r. com welltower.com I medicaloffice.welltower.com For work orders and after hour emergencies, please call the Welltower Service Center at 1-833-ASK-WELL 0-833-275-9355) Email us at AskWell(a)welltower.com. CONFIDENTIALITY NOTICE The information contained in this e-mail is privileged and confidential information intended only for the use of the individual or entity to whom it is addressed. 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