HomeMy WebLinkAboutPacket 04-15-08 Explanation
EXPLANATION OF REQUEST
Hotel Development Services, LLC, (“Hotel Services”), is the contract purchaser
of a parcel of real estate that is located east of and adjacent to Pennsylvania Street, south
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of 111 Street and north of 106 Street. The subject parcel is approximately 4.5 acres in
size, it is zoned B-6 Business and is it is located within the Home Place Overlay/West
Home Place Commercial Corridor – High Intensity Area. The real estate is located
within a busy office corridor along Pennsylvania Street, south of the existing Standard
Management office building and north of a residential neighborhood.
By way of background, in 1999, Browning Investments, Inc., (“Browning”), was
the owner a parcel that consisted of approximately 8.0 acres. The Browning parcel
included the current Standard Management office building property and the real estate
that is the subject of this zoning request.
In 1999, Browning obtained Development Plan and ADLS approval for an office
development that was to contain two (2) office buildings. A copy of Browning’s
approved site plan is included behind Tab 9 of this brochure. Eventually, Browning’s 8.0
acre parcel was subdivided. One parcel became the site of the current Standard
Management office building and the second parcel has remained undeveloped. Hotel
Services is now the contract purchaser of the undeveloped remaining parcel.
During the 1999 zoning approval process before the Plan Commission, Browning
entered into zoning commitments, a copy of which are included behind Tab 8 of this
brochure. Browning’s prior zoning commitments provided that, although the site was
zoned B-6 Business, the only permitted uses were for general office use, professional
office use and office building uses as such were defined in the Zoning Ordinance.
Hotel Services now desires to develop and construct on the 4.5 acre parcel a high-
end, extended stay hotel to be known as the “Staybride Suites” of Carmel. Due to
Browning’s prior Development Plan and ADLS approval and the configuration of
proposed hotel facility, Hotel Services is seeking the following approvals from the Plan
Commission:
a.Amended Development Plan and ADLS approval for the new extended stay
hotel proposal because it varies from the Development Plan and ADLS
approval that Browning previously obtained for this site in 1999;
b.A modification of Browning’s 1999 zoning commitment so that Hotel
Services can develop and construct the proposed high-end, extended stay hotel
on the site; and,
c.A zoning waiver from the applicable Overlay District that requires the front of
the building to face the adjacent street. For this proposal, the front of the hotel
does not face Pennsylvania Street, but instead it faces to the north.
Hotel Services proposed use is not inconsistent with the underlying zoning or the
1999 Browning zoning commitments. Hotel Services believes that an extended stay hotel
will be consistent and compatible with the office uses that exist around the site and with
the residential neighborhood to the south. To help insure the compatible with the
adjacent neighborhood, the hotel building is designed so that it will have a residential
type of appearance with a sloped roof and building materials that include, cast stone,
brick and asphalt shingles.
Hotel Services conducted a neighborhood meeting with the surrounding neighbors
on April 3rd and the meeting was productive. We look forward to presenting this matter
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to the Plan Commission at the April 15 meeting.