Loading...
HomeMy WebLinkAboutDepartment Report 7-2-241 Carmel Plan Commission COMMITTEE Tuesday, July 2, 2024 Department Report 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. *Updates to the report are in blue. 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. 3 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. 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 • Short term bicycle parking spaces: 1 space/30 rooms required = 3.5 spaces short term/minimum of 4 required, 6 proposed • Long term bicycle parking spaces: 1 space per 15 rooms = 7 required, 7 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: • Article 5.07.D.2. Moderate Width Lot – 75% coverage required, 62.4% proposed Variance has been requested. Docket No. PZ-2024-00110 V will be heard on Monday, July 22, 2024. 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. • The first-floor plan has been adjusted to accommodate an interior bike parking room adjacent to the elevators. 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. • Renderings have been provided from three viewpoints around the building. This has been very helpful to understand the projections and recessions on the building. • The renderings had a few changes to brick color in certain areas – Staff is working with the Petitioner’s Architect to ensure these were graphic errors and not true changes. (It is important that elevations and renderings match for final approvals.) • 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. A section view of the screen wall and HVAC equipment has been provided. 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. • The Petitioner has now provided a comprehensive package of all exterior lighting for the building. 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. June 18, 2024 Public hearing recap: • Petitioner went over site history and previous approvals prior to COVID in 2020 • Concerns from Plan Commission – ability of patrons to find the site without a sign on Illinois Street, ensuring building signs are visible, confirming roof screening is adequate considering view from US 31 ramp. • Sent to PC Committee with Committee having final voting authority. DOCS Remaining Comments/Concerns: • Working with the Architect to ensure final elevations and 3D renderings match for final approvals. Recommendation: The Dept. of Community Services recommends the Plan Commission Committee votes to approve this item this evening, subject to providing updated elevations and renderings, and variance approval is granted for building massing.