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HomeMy WebLinkAboutDepartment Report 01-03-19 Carmel Plan Commission COMMERCIAL COMMITTEE January 3,2019 Department Report 1. 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. *Updates to the Dept. Report are noted in blue 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 • 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 plan approved proposed • Parking: 1/300 sq.ft.of GFA, 37.42 spaces o North maximum: 60' required,44.3' required,38 spaces proposed proposed • Lighting plan compliance • Minimum side yard: 10' required and proposed • Trash enclosure provided and is architecturally • Minimum of 3 building materials required:brick, compatible with the building design stone,glass,and EIFS proposed • Mechanical equipment is screened by brick walls • Bicycle parking 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—Docket No. 181 10011 V requested and Approved at the December 18, 2018 BZA Hearing Officer meeting • Signage: two signs allowed,4 wall signs (2 Riverview Health, 1 Main Entrance, 1 Ambulance Only)and 1 ground sign(ER entrance)proposed 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 west side of the property.The design of the enclosure matches the building with the use of the three different brick colors as a base/middle/top.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, and two racks (4 spaces) have been added to the site plan to meet this requirement. 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; and has improved on the design of existing buildings. The building will be constructed primarily of brick with EIFS accents on the eaves.There will be a dark brown brick for the base of the building,then a cast stone band/sill,and a red brick above.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. A consistent light/white brick soldier course is provided around the building above the windows.The mechanical louvers on the dormers have been changed to a circular pattern, to match the design of the other buildings in the complex.Dumpster enclosure and mechanical screens are provided, and will be constructed to match the design of the building.The Petitioner has made modifications to the previous designs to mimic the water table feature of the building. 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 Parkway and 146th Street.There is a combination of evergreen and deciduous trees,which make visibility into the site difficult.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.The Petitioner has also agreed to keep two evergreen trees along Hazel Dell. in order for the City to utilize them in the coming two years as Christmas trees for Carmel Center Green and City Hall.The Urban Forester has now approved the landscape plan. Signage: Wall signs are proposed for the north and west 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 Parkway 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. This sign is currently shown at 13 sq. ft. and cannot be considered incidental. A variance will be needed for this additional sign. Spandrel panel areas have been identified by the Petitioner on the elevations; however, still need revisions to reflect rectangular measurements, rather than measuring up to the peak. A new 26 sq.ft. and 6' tall ground sign has been added to the plans.This sign is too large to be considered incidental/directional and will need a variance to be installed. 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. December 4 Committee meeting recap: The Petitioner explained the project and how they were here to give an overview, as they know there is additional work to be done before they are ready for a vote.They understand a few things that need work are the design of the building,the landscaping plan and the signage plan. Staff went over how the PUD only requires Committee approval,and that a major concern was the building design. While it should complement the existing buildings, it can also expand upon and have enhanced design features. Committee members asked about a potential round-a-bout at the corner of Hazel Dell and 146th Street,hospital trends,facility structure and operations(inpatient beds/ambulance bay/etc.),biohazard waste disposal, bicycle parking and variance for building size.The item was continued to the January 3,2019 committee meeting. DOCS Remaining Comments/Concerns: I. Continue to work with Engineer Dept.on addressing their review comments 2. Lighting fixture cut sheets and clarifications needed,please see above 3. Signage a. Reduce number of signs proposed b. Provide more info on additional directional signs proposed—must be 3 sq.ft. or less to be considered incidental signage c. Work with staff to verify spandrel panel sizing Recommendation: After all comments and concerns are addressed,the Department of Community Services recommends the Commercial Committee votes to Approve this item this evening.