HomeMy WebLinkAboutDept Report 05-08-08
CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEEE
DEPARTMENT REPORT
MAY 8, 2008
2. 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.1: 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 façade that complement the corridor.
April 15 Plan Commission meeting summary of comments:
1. 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 A/C units. Possibly use ‘higher end’ units that are quieter.
Neighbor concerns/comments voiced at the April 15 meeting:
noise too many hotels in the corridor already
tree removal 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
property values request for fence along south property line
Outstanding Department comments/concerns:
1. Discuss arranging trash pick up at times that are respectful to the neighbors.
2. Note: The Dept and the petitioner are working on the bike parking location.
3. 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.
4. Note: A Finding of Fact sheet will be required in the final info packets.
5. Engineering dept: there are no significant issues so far. An update will be given at the meeting.
6. Forestry dept: The landscape plan has been revised, per the Forestry Dept’s review comments.
The Department of Community Services recommends the Committee forward this item to the May
20 Plan Commission meeting with a favorable recommendation, only after all questions/concerns
are addressed.