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HomeMy WebLinkAboutDepartment Report 6-18-241 CARMEL PLAN COMMISSION DEPARTMENT REPORT JUNE 18, 2024 1. Docket No. PZ-2024-00044 DP/ADLS: Courtyard by Marriott Hotel. The applicant seeks Development Plan and ADLS approval to build a new full-service hotel with 102 rooms. The site is located at 13285 Illinois Street and is zoned MC/Meridian Corridor. Filed by Jim Jacob, owner. Project Overview: The Petitioner is back with a new hotel brand and full-service concept for this site, which is part of the CMC Properties commercial subdivision, originally approved in 2001. Three buildings were proposed as part of the original development plan (Docket No. 147-01 DP/ADLS). West of the site is a one-story office building and to the south is the drainage pond for this property as well as Main Street. Lastly, to the east is the CMC office building and US 31. All adjacent properties mentioned are also zoned Meridian Corridor (MC). For reference, in 2019, the Petitioner proposed an Avid hotel with retail spaces on the first floor. That project was approved but did not come to fruition after the COVID 19 pandemic. (Docket numbers were 19050014 DP/ADLS and 19050015 V.) Please see the Petitioner’s Information packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: MC – Meridian Corridor district: • Permitted Use: Full-service hotel • 40 sq. ft. of conference space per hotel room (102) = 4,080 sq. ft. required, 4,120 sq. ft. proposed • Minimum Front Yard Setback for building and parking: 50’ from US 31 required, 182.94’ proposed for building/132’ for parking • Minimum front yard setback from arterial streets for surface parking: 30’ required, 102.8’ proposed south • Minimum Side Yard: 15’ for principal building required, 51’ proposed west • Minimum Side Yard (west) for surface parking: 9.58’ proposed matches original DP for CMC development • Minimum rear yard setback: 20’ for building and parking required (0’ allowed with cooperative agreement – which this has), 202’ proposed north • Maximum lot coverage: 80% allowed, 59% proposed • Minimum Building height: 4 stories required; 4 stories proposed • Maximum building height: 8 stories allowed, only 4 stories proposed Article 5: • Lighting – meets 0.3 footcandle requirement at property lines • Number of Parking spaces – 1 per hotel room (102 rooms): 102 spaces required, 87 new spaces provided, 17 spaces accounted for in shared parking agreement with CMC • Bicycle parking spaces – 1 space/30 rooms required = 3.5 spaces short term/minimum of 4 required, 6 proposed • Landscaping Plan has been approved by the Urban Forester. • Trash enclosure matches building design • Signage – 3 wall signs proposed and allowed UDO Standards NOT MET, therefore variances must be requested or adjustments made: 1. Article 5.07.D.2. Moderate Width Lot – 75% coverage required, 62.4% proposed 2. Article 5.29.A.2. Long term bicycle parking spaces – 1 space per 15 rooms = 7 required, 0 proposed yet. Site Plan, Parking and Engineering: • The building will be located north of the existing drainage pond adjacent to Main Street. • Parking will be on the north side of the building and will blend into the existing lot for CMC office to the east. • Site access is from Illinois Street, through a shared entrance with two one story office buildings. • Drainage was master planned to go to one of the two ponds located within this overall development. • A site related variance (Docket No. 19050015 V) was previously approved but has expired and needs to be requested again. 2 o Article 5.07.D.2. states: “Lots greater than 100’ but less than 300’ shall have one or two principal buildings, cumulatively covering at least 75% of the lot’s width.” o Subject lot width facing US 31 is 132’. Total lot width facing US 31 is 506’. o Hotel is 83’ + CMC building is 233’ = 316’ or 62.4% o Three buildings were planned for this commercial subdivision. One facing US 31 and the other two flanking the north and south property lines. o Staff is supportive of this variance, as the original development plan fulfills the intent of the new ordinance requirement. Active Transportation: • Sidewalks are provided around most of the building. • A new sidewalk will go through the center of the parking area to connect the to the sidewalk leading to Illinois St. • Three bicycle racks (6 spaces) are provided within 50’ of the front door, as is required by the UDO. • Seven long-term bicycle parking spaces are required and have not yet been shown on the floor plan. Architectural Design: • The building will be constructed of high-quality brick in three colors - black, white, and red. • EIFS will be used only on the north façade bump outs, greater than 8’ above ground. • Staff has requested a 3D image or rendering of the building for better visualization. • Four stories are required by the UDO because the building is within 800 ft. of a Boulevard type street (Illinois St.) and an arterial street (Main St.). • The building design follows the requirements for Primary Façades, which means that each façade is architecturally significant and detailed. • Mechanical equipment will be screened by the parapet and metal screening material. We are still waiting to see a section view of the rooftop equipment. Lighting: • New parking lot lights will be installed to match existing ones on the interconnected lot as close as possible. • Sconce lighting will be installed adjacent to the main doors. Please provide spec. sheets for these lights. • Petitioner, will there be any other building accent lighting? Landscaping: • New plantings are proposed all along the west and south property lines. • Parking lot islands will have trees and shrubs. • Building base plantings will be installed on each side of the building. Signage: • Three wall signs (south, east, and west) are proposed and meet UDO size requirements. • Walls signs are allowed to be up to 70% of the height and 85% of the width of the spandrel panel area. • No ground signs are proposed. DOCS Remaining Comments/Concerns: • Variance for building percent of lot width • Long term bike parking spaces/room on first floor • 3D view or rendering of building • Section view of rooftop mounted equipment/specification sheet for screening material • Building accent lighting details needed Recommendation: The Dept. of Community Services recommends the Plan Commission sends this item to the Plan Commission Committee meeting on Tuesday, July 2, 2024, with the Committee having final voting authority.