HomeMy WebLinkAboutDepartment Report 12-18-18 CARMEL BOARD OF ZONING APPEALS—HEARING OFFICER
DEPARTMENT REPORT
DEC. 18,2018
(V)Riverview Health Urgent Care& ER.
The applicant seeks the following development standards variance approval:
3. Docket No. 18110011 V PUD Ordinance Z-410-03, Section 6.6 Maximum 8,000 sq. ft.
building allowed; 11,266±sq.ft. proposed. The site is located at 14585 Hazel Dell Pkwy and is
located on Riverview Medical Park Subdivision,Lot 3. It is zoned PUD/Planned Unit Development.
Filed by Mark Leach of Faegre Baker&Daniels LLP.
General Info&Analysis:
The Petitioner seeks approval to tear down the former bank building and construct a new 11,266 s.f. medical
building,when the maximum allowed by the PUD Ordinance is 8,000 s.f. This is a variance request of 3,266 sq.
ft. or a 29%increase. To the north of this a multi-tenant shopping center,to the south of this site is a church, to
the west of this site is single family detached homes, and to the east of this site is medical office uses. Related to
this site,the Plan Commission committee is still reviewing the ADLS Application for this site, for approval of
the architecture, design, lighting, landscaping, signage, etc. They will further discuss the petition(Docket
No.18110005 ADLS) at their Jan. 3, 2019 committee meeting. Please see the Petitioner's informational
packet for more detail on the BZA variance request.
The only variance sought is for the building footprint size at this time. (Signage is still being discussed.)
Why is this this building size variance requested? Petitioner's response: "The emergency medical facility is
governed by the 2001 Ed. FGI Guidelines for Design and Construction of Hospital and Healthcare Facilities. In
order to be a licensed facility,this mandates that many of the spaces are required to be provided as well as
setting minimum clear area requirements for many of the required rooms. For example, exam rooms are
required 120 sf clear floor area exclusive of millwork and other built-in elements, the urgent care/fast track
exams are required 100 sf clear area. The Trauma room is required to have 250 sf clear area,the CT Scan room
and Xray(Rad)rooms require space for fixed medical imaging equipment as well as working clearances around
the equipment. Corridors and areas that may be used for stretcher traffic are required to have an 8' minimum
clear dimension and various spaces are required to be connected by such corridors. Ancillary and support spaces
such as equipment and supply rooms are required to have a certain ratio of square footage per exam room, as
well as space and clearance for equipment necessary for the function of the practice such as medication
dispensing systems,medical refrigerators,blanket warmers,portable equipment, etc. The electrical and
mechanical systems are more redundant and more robust than other types of uses and required extra equipment
and space such as segregated normal/emergency electrical rooms and storage space for medical gas bottles. The
majority of the spaces are(proposed to be)at, or close to,the code minimums to the greatest extent possible."
Even though the proposed building footprint will increase,the proposed site plan will still provide for adequate
parking and green space. The lot area is 1.899 acres. The existing green space is 0.761 acres(Lot cover percent
is 60%), and the proposed green space is 0.939 acres(Lot cover percent is 51%). The Petitioner is increasing the
net amount of green space on the lot. Additionally, even though they are adding more hard surface offsite(the
two connecting drives and row of parking offsite to the east), there will still be a net increase of green space,
overall. The Net existing green space is 0.911 acres, and the Net proposed green space is 1.011 acres.
The Planning Dept supports this variance request.
Petitioner's Findings of Fact: Please refer to the petitioner's Findings of Facts included in their info packet.
Recommendation: After all comments and concerns are addressed, the Dept. of Community Services
recommends positive consideration of Docket No. 18110011 V.
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