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CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
DEPARTMENT REPORT
August 2, 2005
2. Docket No. 05050001 DP/ADLS: Nightingale Home Healthcare
The applicant seeks approval for an office building on 1.23 acres:!:.
The site is located at 1036 S Range Line Rd, and is zoned B-3/Business within the
Carmel Dr-Range Line Rd Overlay.
Filed by Mark Swanson of Mark Swanson Associates.
The applicant is requesting approval of a Development Plan and ADLS to allow the
redevelopment of an existing site within the Carmel Drive/Range Line Road Overlay. The public
hearing for this item was held at the June 21 st Plan Commission meeting. The public made no
comments. At the July sth Special Studies Committee meeting the primary concerns were
parking and building elevations. The petitioner has worked with staff to address both of these
Issues.
Parkin2
Staffhas collected more information about the proposed use, and the site on which it is located.
The parking provided, shared, and to be constructed in the future will be adequate to serve this,
and adjoining uses.
Looking at the site boundaries only, there is a deficiency in required parking spaces. Per the
Zoning Ordinance, the applicant is required to provide 100 spaces (1 space for every 300 square
feet of building space). The ordinance allows for shared parking facilities to meet these numbers
(ZO 27.02.02). This site is part of a larger plan that is being developed by the Carmel
Redevelopment Commission. As the surrounding area is completed, a larger lot to the south, as
well as on street parking along Range Line Road and Veterans Way will provide the additional
"required" parking, as well as additional spaces. Since the last Special Studies meeting, the
Nightingale site has been redesigned to accommodate some of these future spaces (the structure
has been shifted to the west make on street parking at Range Line Road possible.
The user for this proposed facility will employ a maximum of 51 employees. As such, the 75 on
site spaces should be sufficient to accommodate their needs. However, ifthe parking proves to
be inadequate and issues arise before the complete build out of this redevelopment site, parallel
parking along Veterans Way could be installed ahead of its normal schedule to accommodate
such. Carmel Engineering has reviewed this and is in support of parking along Veterans Way.
Elevations
The elevations have been redesigned provide better pedestrian scale and detialing. A stone base
and additional windows have been added. The interior atrium has been redesigned to allow
better views into and out of the building. See the revised drawings in the booklet with this
mailing for more details.
Committee Report 2005-0802.rtf802