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HomeMy WebLinkAboutDept Report 06-17-08 CARMEL PLAN COMMISSION DEPARTMENT REPORT June 17, 2008 1.31. Docket No. 08020021 DP AmendlADLS Amend: Staybridge Suites The applicant seeks site plan and design approval for a 3-story extended stay hote\. The applicant also seeks the following commitment amendment and zoning waiver approvals: Docket No. 08020022 CA amendment of parcel!s previous commitments Docket No. 08020023 ZW Chapter 23E.09.E.l: building must face Pennsylvania St. The site is located at the 10800 block of Pennsylvania St. and is zoned B-6/Business within the West Home Place Commercial Corridor - High Intensity area. Filed by Jim Shinaver of Nelson & Frankenberger for Hotel Development Services, LLC. The applicant seeks site plan and design approval for a 3-story extended stay hotel. A hotel use is permitted in the overlay district as well as the underlying zoning. The hotel is designed to insure compatibility with the residential neighborhood to the south and east. Please refer to the petitioner's information packet for more detail. The commitment amendment is required because the initial commitments approved with the initial development plan in 1999 stated: .. .the Real Estate shall be used only for general office use, professional office use, and office building use.. . ' The West Home Place Commercial Corridor ~ High Intensity Area regulations state that a building front must face Pennsylvania Street, but this site layout proposes a northerly facing front. The Department does not have a problem with this, as long as the landscaping along Pennsylvania is intensified, along with adding pertinent architectural features to the west fa9ade that complement the corridor. April 15 Plan Commission meeting summary of comments: I. The Commission needs a good reason as to why the petitioner wants to amend the commitments. 2. Location and angle of building can be changed. 3. Need more evergreens and taller evergreens on south buffer. 4. Provide sight line study of proposed buildings and existing houses to show privacy & sight lines. 5. Verify the trash enclosure height is taller than the dumpster within it. 6. Address the issue of noise from the NC units; possibly use 'higher end' units that are quieter. Neighbor concerns/comments voiced at the April 15 meeting: " nOlse " too many hotels in the corridor already II tree removal " office use is from 9am-5 pm; hotel use is 24/7 II views/privacy intrusion " concern of cookouts and happy hour at hoteL. .. parking lot lighting; light pollution .. request to extend city water to the II car lights neighborhood a property values II request for fence along south property Line Mav 8 Plan Commission committee meeting summary of comments: 1. An explanation was given as to why the original commitments were made, limiting land use. 2. The Commission still needs to see sight line drawings showing privacy. There is some concern with the building height in relation to the residential neighborhood to the south. 3. Traffic generation models show that the extended stay hotel use will produce less traffic than the originally proposed office use. 4. A revised landscape plan shows more evergreen trees along the south property line. The committee voted 4-0 to move this item to the full plan commission with a favorable recommendation with conditions on no outdoor music and adding more evergreens to the south buffer. May 20 Plan commission meeting SUmmary: 1. The vote was 5 in favor, 2 opposed, resulting in a no-decision vote. 2. The petitioner committed to providing trash pick up between the house. of 8 am and 7 pm, and will update the commitments to reflect this. 3. There was a request to modify the wording of the commitments text to show evergreen trees rather than shade trees. Outstanding Department comments/concerns: 1. Note: variance approvals from the Board of Zoning Appeals will be required for total number of signs and for the total sign square footage exceeding 75 sq f1. 2. It is highly suggested that the petitioner provide a LEED template to show any proposed points for green/sustainable design. 3. Notc: A Finding of Fact sheet will be required in the final info packets. 4. Engineering dept: there are no issues at this time. 5. Forestry dept: there are no lssues at this time. After aU questions/concerns are addressed, the Department of Community Services recommends the Commission vote to approve these items, with a condition of the Engineering Dept's approval of the final construction documents.