HomeMy WebLinkAboutDept Report 05-20-08
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CARMEL PLAN COMMISSION
DEPARTMENT REPORT
May 20, 2008
1-31. Docket No. 08020021 DP Amend/ ADLS Amend: Staybridge Suites
The applicant seeks site plan and design approval for a 3-story extended stay hotel. 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 Shin aver 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 fa~ade that complement the corridor.
Apri115 Plan Commission meeting summary of comments:
l. 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 AlC units; possibly use 'higher end' units that are quieter.
Neighbor concerns/comments voiced at the April 15 meeting:
. noise II too many hotels in the corridor already
II tree removal II office use is from 9am-5 pm; hotel use is 24/7
. views/privacy intrusion . concern of cookouts and happy hour at hotel.
. parking lot lighting; light pollution . request to extend city water to the
. car lights neighborhood
II property values . request for fence along south property line
May 8 Plan COlllinission committee meeting summary of comments:
1. An explanation was given as to why the original commitments were made, limiting land use.
2. The Conm1ission 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.
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The conunittee voted 4-0 to move this item to the full plan commission with a favorable recommendation
with conditions 011 no outdoor music and adding more evergreens to the south buffer.
Outstanding Department comments/concerns:
1. Discuss arranging trash pick up at times that are respectful to the neighbors,
2. 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 ft.
3. It is highly suggested that the petitioner provide a LEED template to show any proposed points for
green/sustainable design_
4, Note: A Finding of Fact sheet wi II be required in the final info packet',;,
5. Engineering dept: there are no issues at this time. Updates will be given at the meeting.
6_ Forestry dept: there are no issues at this time. Updates will be given at the meeting.
The Department of Community Services recommends the Commissiun vote to approve these items,
only after all questions/concerns are addressed.