HomeMy WebLinkAboutPacket 05-08-08
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SUPPLEMENTAL BROCHURE
HOTEL DEVELOPMENT SERVICES, LLC
STAYBRIDGE SUITES OF CARMEL
ADLSIDP Amendment, Zoning Waiver
and Commitment Amendment Application
Docket No. 08020021 DP Amend/ ADLS Amend
Docket No. 08020022 Commitment Amendment
Docket No. 08020023 ZW Zoning Waiver
City of Carmel
Special Studies Committee 6:00 pm - 'May 8, 2008
Applicant: Hotel Development Services, LLC
c/o David Wespiser
(513) 524-9500
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Engineer: Woolpert, Inc.
c/o Chris Laystrom
(317) 223-2266
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*** PLEASE BRING BOTH Tl-IIS SUPPLEMTALBROCHUREAND THE ORIGINAL
BROCHURE FROM THE APRIL 15TH PLAN COMMISSION MEETING TO THE SPECIAL STUDIES
COMMITTEE M.EETING SCHEDULED FOR MA Y 8TH ***
Attorney: Nelson & Frankenberger
c/o James E. Shinaver
(317) 844-0106
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T ABLE OF CONTENTS
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1. Explanation
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2. Revised Landscape Plan
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3. Perspective Rendering from Pennsylvania Street
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4. Revised Signage Renderings
5. Memo Regarding LEE and Green Building Standards
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6. Responses to AprillSth Department Report
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EXPLANA TION OF REOUEST
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Hotel Development Services, LLC, ("Hotel Services"), appeared before thc Plan
Commission on April 15th to present its proposal for a high-end, extended stay hotel to be
known as the "Staybride Suites" of Carmel.
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Please bring this Supplemental Brochure and the Original brochure from the
April 15th Plan Commission hearing to the May 8th Special Studies Committee
meeting. Both broebures will be reviewed at this May 8th meeting.
This Supplemental Brochure includes the following exhibits:
Tab 2 - Revised Landscape PLan based on meeting and discussions with Scott
Brewer, the Urban Forester and based on comments received at the public hearing.
Tab 3 - Perspective Rendering of the western elevation of the building from
Pennsylvania Street to show how the landscaping will compliment the building.
Tab 4 - Revised Signage Renderings.
Tab 5 - Memo regarding LEED and Green Building Standards that will be
applicablc to this project.
Tab 6 - Responses to the April 15th Department Report.
We look forward to presenting this matter to the Special Studies Committee at
I . M 8th .
t lCIr ay meetmg.
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04-28-08
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Carmel, Indiana
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Mark A. Carlsen
624 Cedar Hill Road NE
I Albuquerque, NM 87122
Phone/Fax: 605-823-4571
Email: mcarchitect @taosnet.com
April 18, 2008
I Green Concept Memo — Carmel, [N-Staybridge
The Owner, Investors, and Design'Team are committed to developing projects that have green
principles,incorporated into them;. There are many incentives,to'building and operating with
green practices that go beyond just doing the right thing'for the planet,and community,
including; providing a healthy IEQ for increased worker productivity and reducing sick days,
saving costs by reducing waste.of materials during construction, and lower energy, water use
and operational costs:
Erg, ,trtr�
Principles that'we focus on"forour hotel projects include: Building Small to meet occu vt r(
p building size, .Smart Building Design;which'
needs without excessive or wasted s ace and buildi
includes designing to use materials efficiently without a lot of waste; Energy Efficient Design Design,6A64-terA161
Iwhich relates to designing buildings that use less energy resources such as oil, gas, and
electricity; Smart Site Design, to decrease the impact that the development has on the
. environment; .Recycling and'Reuse, which includes using,goods and materials over and over
again or using goods made from recycled materials; Renewable Resources, which is related to
the selection and use of materials that can be managed in a way that ensures that they won't
be.depleted; Creating Healthy IEQ for the health of the construction workers, as well as future
employees and hotel guests; Making the Building Accessible; Making the Building Easy to
,, Operate, Service, &Maintain; and Building a High-Qualify Project that won't need to be
renovated or replaced OS as often,..thus conserving materials, energy; and natural resources in the
Ilong run.
The following items more specifically describe the green principles that we either are
incorporating or considering.;for incorporation I into the Project based on availability, bidders
supply<sources, and current;prices;
• 1. IEQ / IAQ,are,improved by specifying the use of Dunn-Edwards paint that includes Green
Seal and LEED products. These finishes are Ethylene Glycol solvent free and are either
very low VOC of'VOC free r products that reduce off-gassing that can harm building
occupants, installation contractors and the ozone layer. For LEED credit, some products
1 also carry recycled content. 6/41_ r14�
2. The;site work is designed to preserve as many existing trees as practical to provide a
I buffer zone between the Project and neighboring residential neighborhoods. Saving trees
• is goott for the environment and saving existing trees keeps cost down on new
landscaping and the cost of water to get new landscaping established. 6 .i CO-
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3: The site is designed with less than 50 percent impervious area which is more than is
required'a to decrease the environmental impact of the development. Grass pavers are
specified f grass swao shelfire lane to reduce impervious areas and runoff on the site In addition, a
incorporated into the parking area to prefilter storm water runoff to help
improve the-water quality leaving,the site. tA, we
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I. 4. Bicycle racks are provided to encourage employees to save fuel and resources by biking
to work. G(�
1 5. To prorriofe recycling, the asphalt mix design specifies the use of recycled materials. ne-
6. Smart design includes the use of precut studs for waste reduction & efficient use of finish
I materials. Precut studs minimize waste by allowing use of full sheets of drywall and 0g/
sheathing. This is also results in a direct cost savings to the Project owner in that labor
I costs are reduced for installation when there is less cutting and fitting of materials. Waste
removal and dump fees.are_also reduced by less cut'pieces being thrown away.
7. Energy consumption is reduced by design of the building envelope, including specification 6/9-/662
of insulation, windows, and doors that help the building exceed energy code requirements.
I The building is also insulated for sound between the rooms and floors. This also saves
energy by not allowing heat or AC to move as easily from occupied spaces to unoccupied
Ispaces as guests check in and out. -
8. Engineered lumber has been specified in the use of: Floor systems; O.S.B. for subfloors
I and exterior wall sheathing;;-and for LVL headers and beams. These materials use less
virgin wood in their manufacture.
•
9. To improve IEQ, vapor barriers are specified to reduce the chances_ of mold development.ea
I
The slab has a vapor barrier and insulation to reduce heat<loss and to prevent moisture
from migrating into the building to reduce the creation of mold and mildew problems.
1 10. Accessibility is addressed by providing the required number'of wheelchair and hearing
impaired rooms as well as by making all building entries accessible. In addition, the back-
of-house areas are also designed to accommodate mobility impaired employees.
III 11. Since overhangs do not protect all of the windows, low E'windows'are specified to reduce 6-y¢
the chances of rooms overheating in the summer.
12: To increase energy savings,^window U-values of 0.4 are specified. 64-
I 13. For energy savings related to lighting, light fixtures with compact fluorescent bulbs are
specified -- especially in,areas illuminated 24 hours per day as with the corridor sconces. Utz
Light levels are also engineered per fixture spacing and bulb size'as to not over light any
Iof the public areas. Energy'Star appliances are also specified to save energy.
14;. Task lighting in guest rooms is also utilized verses overhead lighting to save energy. 6 66
1 15. An energy management system is's specified for many of our Projects so that HVAC
9Y � g y p y Projects 64 e9-
t
equipment is not left running after guests checkout or leave for the day. Proximity
sensors are installed in the guest rooms verses motion sensors so that lights, heat, or AC
are not turned off when a guest is sleeping or working at a desk for example. This allows
for energy savings without increasing the risk of guest complaints and/or discomfort.
16 To save,on water, low water use fixtures are specified. WE
17. . Designing small concepts are used in this prototype as spaces are designed to be no (1) )
ii
ll larger-than they need to be for their function.
, 2
18. Except forthe walk-up canopy, which is very.small compared to other hotels, the design of
structure is such that the use of steel beams & columns is eliminated. Load bearing walls
I 6-A/are basically continuous from the roof and third floor down to the first floor, which allows 11
; the structure to work without beams and columns. This means less embodied energy is
used and current long lead times for steel materials are avoided.
19. To help with improving,IAD,;.the building is also pressurized with corridor HCAC systems ESQ. 662.
to help prevent moisture from migrating into the building. Moisture is also controlled by
•
having the bathroom light fixtures connected the bath fans orby having continuously
running bath fans. This prevents guests from steaming up the rooms by leaving the fans
off and improves ventilation of the building.
I20. The risk of mold and mildew is reduced by limiting and/or eliminating the amount of vinyl CO( it
wall coverings at exterior walls. The pastes used for installing wall coverings can promote
mold & mildew growth at exterior wall locations in certain climate conditions.
I ` 21. Collection of roof water through gutters and downspouts makes it possible for water to be i/36
stored in the future if'the Owner'of the project desires to use the water for irrigation,
Ihowever, once established, the landscaping specified requires little water.
22. Much of the hotel's furniture;and furnishings are shipped in.cardboard. The contractors
Iare encouraged to recycle,as much of the cardboard as practical.
23. Hotel operations for the extended stay concept that this Project has encourages the reuse
of towels and sheets for the guest's stay, verses having to wash sheets and towels every
t day as with standard hotels. This concept saves on energy and natural resources.
24. The hot water system for thI e hotel is designed so that very little water is used before hot 1,J6/E&
water is available at all fixtures. This saves both on the resource and on energy for
heating water.
• At the present time, the Owner is not pursuing LEED certification, but is committed to green
design and practices. Please let me know if I can provide any additional information.
IRespectfully, -1
08,4
11
I Mark A. Carlsen got-- 2
it2 - 0
I
cc David Wespiser
•
II James E. Shinaver
Chris.Laystrom
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I
RESPONSES TO DEPARTMENT
•
REPORT QUESTIONS
The following are the Petitioner's responses to the outstanding Department
comments/concerns from the April 15, 2008 Department Report.
1. The courtyard fence and gate are proposed to be black wrought iron.
2. The Petitionerr has provided more evergreen tree and shrub screening for the
residential lots to the south and the durnpster location per the revised
' landscape•plan that is included within this.brochure.
3. The building address numbers will be located on the ground sign that will be
adjacent to Pennsylvania Street.
4. The Petitioner will continue working with.the Department regarding bicycle
parking location.
' 5. Per the enclosed drawings, the Petitioner has provided more detail regarding
the signage color. The wall signage will be individually mounted, channel- 2
letters and not a cabinet sign design. The ground sign will be enclosed with ! 6
brick.
6. Included within this brochure is a memo regarding LEED and Green Building
Practices Design that will be applicable to this project.
7. Included within this brochure is a rendering of the west side of the building
facade that faces Pennsylvania Street and that shows how the landscaping
compliments the building.
8. The Petitioner understands that it must obtain variance approval from the
Board of Zoning Appeals for the total number of signs and for the sign square
footage exceeding 75 square feet.
�I 9.: The Petitioner will include in the final Plan Commission packets a Findings of
Fact sheet.
I10:: The Petitioner has also been advised that the Department of Engineering is
comfortable with the item moving forward for the Committee level review.
11. The. Petitioner met recently with the Urban Forester and the Petitioner has
submitted to the Urban Forester and the Planning Staff a revised landscape
plan that addresses the comments received by the Urban Forester. A copy of
this revised landscape plan is included within this brochure.
•
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H:\Bak,\Zoning el Real Estate Matters\Hotel Development Services\Responses to Dept Report-Questions.doe