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HomeMy WebLinkAboutDepartment Report 12-04-18 Carmel Plan Commission COMMERCIAL COMMITTEE December 4,2018 Department Report 2. Docket No. 18110005 ADLS: Riverview Health Urgent Care& ER The applicant seeks site and building design approval for a new healthcare facility. This is the previous location of the Fifth Third Bank. The address is 14585 Hazel Dell Parkway. It is zoned PUD/Planned Unit Development within the Riverview Medical Park PUD(Z-410-03)and is not located within any Overlay Zone.Filed by Mark Leach of Faegre Baker Daniels LLP on behalf of EQ Hazel Development,LLC. Project Overview: The Petitioner proposes to build a new healthcare facility which will have both Emergency and Urgent Care medical services available.This site is Parcel 3 of the Riverview Medical Park PUD and is about 1.9 acres in size.There are four other existing buildings located east of this site,within the PUD including,dentist offices,eye doctors,and other health professionals.To the south is the Hazel Dell Christian Church,and to the west is the Ashton subdivision,both zoned S- 1/Single Family Residential.Please see the Petitioner's Information Packet for more details. PUD Standards this project MEETS: • Permitted Use • 70%of the building material shall be brick,block • Maximum building height:28' allowed,27'9.5" or stone,exclusive of roofs,doors,windows and tall proposed gables—(confirmation still needed) • Minimum setbacks of the overall PUD: • Roof design: sloped roof required and proposed o East: 150' existing and required • Design Vocabulary: all buildings shall be designed o South 35' required,38' existing using the same design vocabulary: done o West:40' required,43.9' proposed • Only 1 building allowed on Parcel 3:proposed o North minimum:40' required,44.3' • Landscaping(confirmation needed from Urban proposed Forester) o North maximum:60' required,44.3' • Parking: 1/300 sq. ft.of GFA,37.42 spaces proposed required, 38 spaces proposed • Minimum side yard: 10' required and proposed • Lighting(clarifications still needed) • Minimum of 3 building materials required:brick, • Trash enclosure provided and is architecturally stone,glass,and EIFS proposed compatible with the building design • Mechanical equipment is screened by brick walls PUD Standards NOT MET,therefore Variances will be required if adjustments cannot be made: • Section 6.6.C.Building shall not exceed 8,000 sq.ft., 11,226 sq.ft. proposed—variance has been requested, Docket No. 18110011 V will be heard at the December 18,2018 BZA Hearing Officer meeting • Section 10.2. Signage shall be per the Zoning Ordinance—three signs proposed,two signs allowed Site Plan,Parking and Engineering: The existing bank building will be demolished and replaced with this new 11,226 sq. ft.health care facility.The building will be pushed up to the northwest corner of the site,adjacent to the landscape buffer.Parking will be located to the side and rear of the building(east and south),and new vehicular connections will be made to the parcel to the east.The north/south orientation of the parking field to the east will be continued with this new site,and landscape islands will line up in order to create continuous drive aisles. 38 parking spaces are required and proposed. The existing entrance drive into the site will be maintained.A new dumpster enclosure is proposed along the east side of the entrance drive. The Dept.would like to explore with the Petitioner if there is a different place on the site this dumpster enclosure can be located.A suggestion would be along the west property line,next to the mechanical equipment location on the south side of the building.The entire PUD was master planned for drainage to go to the pond on the east end of the site.The Petitioner just needs to finalize working with the Engineering Dept.on their review comments. Active Transportation: The new building will utilize existing sidewalk connections from Hazel Dell Parkway and 146th Street. With the building pulled up closer to the street,a new sidewalk will be installed around the building just outside of the 5' wide building base planting strip.Bicycle parking is required,however,is not shown on the plan.Petitioner,please add bike parking.4 spaces(two racks)are required. Architectural Design: The proposed building is one story and 27'9.5"tall.The PUD requires a complementary style of architecture to the existing buildings with pitched roofs and a residential character.The proposed building meets this overall character; however,there is still room for improvement on the design.The building will be constructed of primarily brick and EIFS. There will be a dark brown brick for the base of the building,then a cast stone band/sill,and a red brick above.EIFS is used above the windows and in the eaves of the roof. The roof will have dark brown shingles with an accent line of green and white shingles,which would match the design of the other buildings.The areas where the Dept.would like to see some changes are in the amount of EIFS used on the building.For example,on the west and east elevations,we would like to see the brick carried up to the roofline,rather than abruptly stopping near the ends of the building,which are attempting to create the look of a column,where there is no actual column. The south elevation is perhaps of greatest concern to the department,as most of this façade is EIFS.Again,faux columns are being created on the edge of the building,which does not follow the architectural style of this building. We would like to see the brick carried up higher on this elevation,to follow the general shape of the roof slope.While this proposed design does follow patterns set by the surrounding buildings,the Dept. believes this is an opportunity to improve upon those designs.Petitioner,please continue to work on adjusting the building design. Dumpster enclosure and mechanical screens are provided,and will be constructed of red brick to match the building.The Dept.would like to see the design of these structures modified slightly,in order to have the same water table feature as the building does,which is a different color brick(brown)at the base.This modification to include the brown brick should also be done on the columns for the two canopies.Currently the base is shown as a red brick,when it should be the brown brick to match the building.Petitioner,please make these modifications. Lighting: Site lighting will be provided through six parking lot pole lights.They will be 20' tall,black fixtures,with LED lights. Under canopy lights will be installed at the entrance on the northeast corner of the site,as well as on the south elevation, for the ambulance entrance.Building accent lighting is also proposed,however,no lighting appears to be placed at or near any of the entrance doors.The PUD requires that all site lighting is coordinated and be of uniform design,color and materials.Petitioner,please provide clarifications regarding coordinated design,if lighting will be installed at the entrances,and also provide cut sheets for all proposed light fixtures. Landscaping: This site is unique in that there are many existing mature trees located in the right-of-way adjacent to this building at the corner of Hazel Dell Pkwy. and 146th Street.There is a combination of evergreen and deciduous trees,which make visibility into the site difficult.However,when Hazel Dell was constructed,there was a 20' landscaping easement put in place and most of the trees along Hazel Dell must remain.However,after discussions with the Petitioner and Hamilton County,it was agreed that the evergreen trees along 146th Street could be removed. Some additional modifications and tree preservation/protection plans need to be submitted to the Urban Forester for further review before he can sign off on the landscaping plan. Signage: Wall signs are proposed for the north,west,and east elevations,each at about 115 square feet.Because this site has two public street frontages,only two signs would be allowed.One sign can face west towards Hazel Dell Pkwy. and one sign can face north towards 146th Street.No signage would be allowed to face east towards the interior of the site without variance approval.An"Ambulance Only"sign is proposed to face south and is located on the canopy.Additional information is needed on the size of this sign,to see if it can be considered exempt. Spandrel panel areas have been identified by the Petitioner on the elevations;however,additional work is needed to ensure these measurements are correct.Complex identification ground signs are provided at the main vehicular entrances to the facility.Petitioner, please provide information on placing signs on these existing ground signs,and on any other directional or safety/emergency identification signage proposed. DOCS Remaining Comments/Concerns: 1. Address Engineer Dept.review comments 2. Relocate dumpster enclosure to be away from main vehicular entrance 3. Active Transportation a. Bike Parking—4 spaces(2 racks)needed within 50 ft.of the main entrance and easily accessible from the exterior paths along Hazel Dell and 146th St. b. Ensure that the sidewalk is ADA accessible where the crosswalk from the ADA parking meets the sidewalk near the north east corner of the building. c. Ensure that all sidewalks,crosswalks,ramps,and connections to the paths are ADA compliant. 4. Architectural Design a. Building modifications in order to reduce the amount of EIFS b. Brick color changes at the base of the columns on the canopy c. Revise mechanical and dumpster enclosures to have brown brick at the base,to more closely match building design 5. Lighting cut sheets and clarifications needed 6. Landscape plan approval from Urban Forester is needed 7. Signage a. Reduce number of signs proposed b. Provide more info on additional directional signs proposed c. Work with staff to verify spandrel panel sizing Recommendation: The Department of Community Services recommends the Commercial Committee Continues this item to the next Commercial Committee meeting on Thursday, January 3, 2019 for further review and discussion.