HomeMy WebLinkAboutDept Report 03-04-08CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEEE
DEPARTMENT REPORT
MARCH 4, 20071'
3. Docket No. 07030035 DP: Pro -Med Lane - Holiday Inn
The applicant seeks site plan approval for a proposed full - service hotel. ADLS is under another
docket no. below. The site is located at 136th Street and Pro -Med Lane, and is zoned B-6/Business
within the US 31/Meridian Street Overlay. Filed by Stacey of DeBoy Land Development
Services, Inc.
4. Docket No. 07070009 ADLS: Holiday Inn at Pro Med Ln
The applicant seeks architecture /design approval for a proposed full - service hotel.
The site is located at 136th Street and Pro Med Lane, and is zoned B6, within the US
31/Meridian Street Overlay. Filed by Dave Coots of Coots, Henke & Wheeler for Midwest
Hospitality Group, Inc.
The applicant seeks approval for the development plan of this site for a 4 -story full- service hotel with a
restaurant and conference space, within. The applicant also seeks architecture /design approval. The
building elevations and an ADLS application have been submitted for Plan Commission review /approval
under a separate docket number. The site is 2.65 acres. The lot cover percentage is 65 %, with pavement
and building footprint included; this meets the ordinance requirement. There will be some pervious
pavement and brick pavers to help with water detention and infiltration. Underground parking is also
proposed in order to meet the parking requirement for a hotel, conference meeting space, and restaurant.
The petitioner will re- locate the sign on the east wall to the north wall of the building facing 136th Street,
thereby eliminating the need for a variance.
Regarding 40 -ft building setback (BSL): Under the U.S. 31 Overlay Zone Zoning Ordinance, building
setback lines are established for certain streets within the zone. Smokey Row Road is not mentioned in
the Ordinance. In 2005, when a developer was proposing a PUD for the development of the site, they
discussed the development standards with DOCS Staff at the time, and it was agreed that a 40 foot
building setback line was appropriate. This would allow the buildings to be brought closer to the street to
improve visibility from U.S. 31. The development plan approved by the Plan Commission in 2005 and
again in 2007 provided for a 40 foot BSL. Accordingly, the plat approved by the Plan Commission and
the Board of Public Works shows this standard.
Please see the petitioner's information packet for full details.
August 21 Plan Commission meeting comments:
1. Request for site plan overlay on an aerial photo, also showing the Justus Office building site plan.
2. Issue of incomplete submittals — if they do not have everything for the deadline for the next
meeting, the petitioner will table themselves.
3. Staff can possibly send out drafts of the committee agendas.
4. The petitioner states that there will be 4 -5 people per shift or 7 people in the largest shift.
5. A commissioner rhetorically asked: is this the highest and best use of this land? No.
6. The attorney for the project stated that the sign will be white at night and green by day, and that
the sign will move to the north facade. He also stated that the restaurant will only be for hotel
guests; a voucher will be handed out.
Neighbor concerns voiced at the August 21 Plan Commission meeting:
a. Environmental impacts of the cumulative impacts.
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b. Sustainable development /LEED should be incorporated.
c. The hotel land use vs. original medical land uses proposed with the initial rezone.
d. Noise
e. Drainage
f. Sociological factors
g. Access to site
h. School traffic
i. Number of parking spaces
j. Lot cover percentage
k. Tree preservation
1. Signage
m. Smells
Nov. 1 Committee meeting comments:
1. Concern was voiced about the underground parking garage and whether or not the height of
the water table had been tested. This could be a major problem with this project. Petitioner
should provide drainage data.
2. Concern was voiced about the traffic study date and time and whether it truly reflects the
traffic count.
3. The Committee asked that the petitioner not return to committee without Engineer and Urban
Forester approval because the committee cannot proceed.
4. Several comments were made that does not seem like the place for a hotel, and it does not
seem like the place for additional traffic.
Feb. 5 committee meeting — brief overview of comments:
1. New landscape firm to do planting plan
2. Scott wants the dumpster location changed.
3. Signs on north & west side of building will show green during the day & shine white at night
4. 3D versions requested to get overall feel for the site
5. The project is now down to 62% lot cover; the maximum allowed by the Overlay is 65 %.
6. Request for morning traffic counts; concern of school traffic, as well as overall traffic in the area.
The following are the Department's comments /concerns:
1. Depai tment of Engineering comments: DOE has reviewed the traffic study and is still reviewing
the most recent set of plans. DOE will have a recommendation prior to the committee meeting.
2. Urban Forestry Dept: Scott Brewer, City Forester, is reviewing the petitioner's response to his
most recent review comments. He will have a recommendation prior to the committee meeting.
3. All DOCS technical & procedural concerns have been addressed.
For months and months, the Department has tried to get a complete submittal so that the
committee can make an educated vote on these petitions and forward the items to the full Plan
Commission for a final vote.... However, there are still some outstanding issues, as noted above.
The Department of Community Services recommends the committee briefly discuss and then
continue this item to the April 1 committee meeting to allow the petitioner time to address all
issues /concerns.
Note: If the Plan Commission votes to withdraw this item from the agenda, due to lack of prosecution,
any new petition for this site must comply with the current standards of the US 31 overlay, which only
permits 15% of the gross floor area building to be a hotel use.
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