HomeMy WebLinkAboutPacket for PC 06-18-19 NEW BUILDING ADDITIONS
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H EALTH EARE
FULLY FUNCTIONAL FOR LIFE'
40 N. Rangeline Road
Carmel, IN 46280
317-989-8463 (Phone)
CARMEL PLAN COMMISSION
(COMBINED HEARING PROCEDURE)
Docket No. 18120015 ADLS: Vine Health Care
Docket No. 18120016 V: UDO Section 5.28.E.2 - Reduction of required curbs
Docket No. 18120017 V: UDO Section 3.62.A.1.c.ii. - Lot Coverage Percent: 70% allowed, 80%
requested
Docket No. 18120018 V: UDO Section 3.62.A.2.a. - Additions shall not be added to the front
of the building except where the building is set back more than 20' from the setback line of
its nearest two neighbors, Addition to the front requested with 2' setback
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FULLY FUNCTIONAL FOR LIFE`°
TABLE OF C
TAB 1 EXECUTIVE SUMMARY
TAB 2 PROJECT NARRATIVE
TAB 3 AERIAL PHOTO, OLD TOWN OVERLAY, CHARACTER BUILDINGS
TAB 4 ADLS & DEVELOPMENT STANDARDS VARIANCE APPLICATIONS
TAB 5 EXISTING TOPOGRAPHY PLAN, PROPOSED SITE PLAN
TAB 6 LANDSCAPING PLAN
TAB 7 BUILDING & SIGNAGE ELEVATIONS
FINDINGS OF FACT
ENGINEERING & SURVEYING CONSULTANT: ARCHITECT:
KEELER-WEBB ASSOCIATES
Consulting Engineers-Planners-Surveyors srs architects, inc .
200 s. rangeline road
486 CRADLE DRIVE suite 226
CARMEL, INDIANA 46032
carmel, indiana 46032
PHONE (317) 574-0140 317.989.6248 phone
FAX (317) 574-1269 adehort@keelerwebb.com sshade@mitschdesign.com
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ute HEALTH CARE
FULLY FUNCTIONAL FOR LIFE'
Drs. Scott and Ellen Antoine
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After years of health issues plaguing her family, Dr. Ellen wanted to understand the underlying causes
rather than just treat the symptoms. Through addressing root issues with appropriate diet, nutritional
supplementation, optimizing detoxification, and making lifestyle improvements, Dr. Ellen was able to
reverse her diagnosis of Lupus, an autoimmune condition, as well as heal from chronic infections. She
was also able to improve behavioral concerns and academic weaknesses in several of her children and
restore health to all of her family members.
Friends and other family members noticed the significant improvements in their health and requested a
consultation. In 2011, Vine Healthcare, LLC was officially founded.
Dr. Ellen and Dr. Scott are experts in identifying and treating environmental toxicities, chronic infections,
and complex medical conditions. Their personal experiences with cancer, autoimmune disease, various
infections, mold illness, chronic inflammation, hormone imbalances, PANDAS/PANS, genetic variants
and nutrient deficiencies as well as their experience as board-certified Emergency Medicine physicians
have given them unique training and perspective not found elsewhere. They are known as the
'Swiss-Army knives of doctors.'
One of their mottos is "95% isn't good enough." They give 100% effort and strive for 100% answers and
results.
Dr. Ellen and Dr. Scott are committed to and passionate about partnering with patients on their journey
to optimal wellness. Their goal is to empower others with the knowledge of how to best care for their
own bodies. Both Dr. Ellen and Dr. Scott love to educate people, including other practitioners, on how to
help individuals become Fully Functional® for life. Additionally, they are both always learning and
adding additional certifications.
KEELER-WEBB ASSOCIATES
Consulting Engineers•Planners•Surveyors
TELEPHONE(317)574-0140 www keelerwebb com
486 Gradle Drive
Carmel,Indiana 46032
May 13, 2019rev
Attn: Plan Reviewer
City of Carmel DOCS
One Civic Square
Carmel, IN 46032
Re.: Vine Healthcare
40 North Range Line Road, Carmel, Indiana
KWA Project No. 1804-030
PROJECT NARRATIVE
Keeler-Webb Associates is acting as agent surveyor/engineer for Drs. Scott and Dr. Ellen Antoine
who are the owner/developers of the above project. Currently, Vine Healthcare occupies a 4,236
sq.ft. medical office/clinic building(remodeled last in 2013). There is also a 1-car detached garage
on this existing site that is owned by Vine Real Estate Holdings, LLC. The existing commercial
site has all utilities available on the site or in adjacent right-of-way and includes an existing curb
cut on North Street. We are proposing to redevelop most of the property and install 2 new
building additions of 605 sq.ft. and 840 sq.ft. footprints to the front and rear of the existing
structure on the existing 0.25±Acre site.
Dr. Ellen and Dr. Scott are experts in identifying and treating environmental toxicities, chronic
infections, and complex medical conditions.Their personal experiences with cancer, autoimmune
disease, various infections, mold illness, chronic inflammation, hormone imbalances,
PANDAS/PANS, genetic variants and nutrient deficiencies as well as their experience as board-
certified Emergency Medicine physicians have given them unique training and perspective not
found elsewhere. They are known as the'Swiss-Army knives of doctors. Their goal is to empower
others with the knowledge of how to care for their own bodies.
Parking for patients, and customers will be provided in the spaces shown, increasing the existing
on-site parking from 8 to 11. Additionally, there will be 4 on street parking spaces available on
North Street. Employees will continue to park in the adjacent parking garage in order to leave
parking for patients and customers on site. The building elevations have been designed to match
the perimeter facades and architectural elements of the adjacent Character structures.
Storm water will be collected via gutters and downspouts, and sheet drain to the proposed rain
garden on the west side of the property. Stormwater will be discharged towards North Street via
an under drain and conveyed to the existing street storm sewer.
Construction is planned to begin immediately upon approval by all appropriate agencies with the
intention of completing the new building and parking improvements by the Fall of 2019. The
1
design of the facility will meet requirements set in local and state building codes and will not be a
fire hazard to the public.
There is enough capacity of all the utilities available to this site. Off-site utility work in North street
and the West alley will be necessary to connect to the utilities servicing this site. This project also
will not change the level of service on North Street or Range Line Road. This redevelopment
project will enhance the tax base for the local schools and will not be a burden to the system.
Additionally, this facility will provide medical and healthcare services for the community. This
project is being submitted for your review and comment prior to issuing plans for permits.
If there are any questions or concerns, please do not hesitate to contact us at any time. This
project will be heard by the Plan Commission Combined Hearing procedure for ADLS approval
and three minor development standards variances.
Respectfully,
KEELER-WEBB ASSOCIATES
Adam DeHart, PS, EMT-P, CPESC, CESSWI
Project Manager
VINE-HEALTHCARE-NARRATIVE rev
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INLut Updated:February 26,2018 7,37AM Article 3:Overlay Districts 'Page 3-37
ADLS / ADLS Amendment Application
(ARCHITECTURE, DESIGN, LIGHTING/LANDSCAPING, and SIGNAGE)
ADLS Fee: $1,070(plus$141/acre when not accompanied by a Development Plan App.)
ADLS Amend Fees: Sign only: $109, plus$27/sign
Building/Site: $711,plus$68/acre
(Fees are due after the docket number is assigned.)
Date: Docket No.
ADLS ADLS Amend
OUP Attached Previous DP? YesDNol
Name of Vine Healthcare Medical Office
Project:
Type of Medical Office Building
Project:
Project 40 North Rangeline Road, Carmel, IN 46032
Address:
Project Tax Parcel ID#: 16-09-25-12-02-014.000
Legal Description: (Please use separate sheet and attach)
Name of Vine Real Estate Holdings, LLC
Applicant:
40 North Rangeline Road, Carmel, IN 46032
Applicant Address:
Scott or Ellen Antoine 317-966-9833
Contact Person: Phone:
ellenantoine@me.com
Email:
Name of
Vine Real Estate Holdings, LLC
Phone: 317-989-8463
Landowner:
5907 William Conner Way, Carmel, IN 46033
Landowner Address& Email: riontninc(nnsiinnhcnIthnorc nnm
Plot Size: 0.248 Ac. +/- Zoning Classification: B2 Overlay Zone: Old Town
Present Use of Property : Medical Office Building
Proposed Use of Property:Medical Office Building
New Construction? Yes 0 Non New/Revised Sign?Yes 0 Non
Remodeled Construction?: Yes 0 No0 New Parking?Yes 0 No❑
New Landscaping? Yes 51 No (If Yes, an engineered and to-scale Landscape Plan must be
submitted;see below.)
i
Revised: 1/24/2018 Filename: ADLS&ADLS Amend 2018
PARKING
No. of Spaces Provided: 15 No. Spaces Required: 14
DESIGN INFORMATION
Type of Building: Medical Office Building No. of Buildings: 1
i n
Square Footage: 7,148 Height:28 _4 No. of Stories
Wood Composite siding & trim w/Arch Textured Shigles
Exterior Materials:
Exterior Colors: Maximum w/white trim Maximum No. of Tenants: 1
Type of Land Uses: Commercial
Water by:Carmel Utilities Sewer by: Carmel Utilities
LIGHTING
Type of Fixture:Can Height of Fixture: Under eave
No. of Fixtures: 1 per door Additional Lighting:0
* Plans to be submitted showing Foot-candle spreads at property lines,per the
LANDSCAPING
ordinance.
* To-scale engineered Landscape Plans to be attached/submitted showing plant types,sizes,and
locations.
2 SIGNAGE wall
No. of Signs: Type of Signs:
Location(s):Front over the main entrance, North side over double window
Per Carmel Sign Ordinance
Dimensions of each sign:
Per Carmel Sign Ordinance
Square Footage of each sign:
Per Carmel Sign Ordinance
Total Height of each sign:
Colors of each sign:
Green, blue & white letters
2 .
Revised: 1/242018 filename: ADLS&ADLS Amend 2018
AFFIDAVIT
I the undersigned,to e -st of my knowledge and belief,submit the above information as true and correct.
•
Signature of
Applicant:t: /# Title: OZL'N12 , V//sr4.4z- 1'c17 ("CS'
N
nCS'
cc-rT /1NTt►rr.1 Date: Z/I !J
(Printed Name) t
STATE OF INDIANA
SS:
The undersigned,having been duly sworn upon oath says t e information is true and correct and he
is informed and believes.
(Signature of Petitioner)
County of -HC` YY1 I r Before me the undersigned,a Notary Public
(County in which notarization takes place)
for arvii 1*C/1 County, State of Indiana, personally appeared
(Notary Public's county of residence)
566 A" and acknowledge the execution of the foregoing
(Property Owner,Attorney,or Power of Attorney)
instrument this I f h day of D�^C e m b 20
(day) (m onth) (y ear)
Notary blic--Signature
•
ANUPAMA MISRA ! AVEC a ir1\1'&rck
,a40.:1 Resident of Hamilton County, Notary Public--Please Print
, ! Commission Expires.Mat. ,O,2021
My commission expires: Mel r c M /0/ 2 02 /
••••••••••••••••••••••••••••••••••••••••••••••••••••••*•••••••**••••••*•*•***•****•••
3
Revised:1/24/2018 Filename: ADLS&ADLS Amend 2018
CITY OF CARMEL BOARD OF ZONING APPEALS
APPLICATION FOR DEVELOPMENT STANDARDS VARIANCE
FILING FEES: Single Family (Primary Residence) $341.00 for the first variance, plus $103.00 for each additional
section of the ordinance being varied. All Other$1,357.00 for the first variance, plus $640.00 for each
additional section of the ordinance being varied. (Or, see Hearing Officer Option & Fees.)
DOCKET NO. DATE RECEIVED:
1) Applicant: Vine Real Estate Holdings, LLC
Address: 40 North Rangeline Road, Carmel, IN 46032
2) Project Name: Vine Healthcare Medical Building Phone: 317-989-8463
Engineer/Architect: Keeler-Webb Associates Phone: 317-574-0140
Attorney: Phone:
Contact Person: Drs. Scott & Ellen Antoine Phone: 317'989-8463
Email: ellenantoine@me. corn
3) Applicant's Status: (Check the appropriate response)
X (a) The applicant's name is on the deed to thero ert
P p y (b)The applicant is the contract
purchaser of the property. (c) Other:
4) If Item 3) (c) is checked, please complete the following:
Owner of the property involved:
Owner's address: Phone:
5) Record of Ownership: Deed Book No./Instrument No.2013051 323
Page: Purchase date: 08/08/2013
6) Common address of the property involved: 40 North Rangeline Road, Carmel, IN 46032
Lot Numbered 14 in the original Town of Bethlehem, now the City of Carmel, in Hamilton County, Indiana
Legal description:
Tax Parcel ID No.: 16-09-25-12-02-014.000
7) State explanation of requested Development Standards Variance: (State what you want to do and cite the
section number(s) of the Unified Development Ordinance that applies and/or creates the need for this
request).
1.Sec.5.28 E 2:Reduction of required curbs
2.Section 3.62.A.1.cii Development standards variance for the Old Town Overlay Histonc Range Line Road Sub-Area-All other Uses Seventy percent(70%)of the area of the lot.
(proposed lot coverage 80%)
3.Section 3.62 A.2.a.Additions,except for open-air porches,shall not be added to the front of the building except where the building is set back more than twenty(20)feet from the
setback line of its nearest two(2)neighbors.(existing 11.4',proposed 2.0)
8) State reasons supporting the Development Standards Variance: (Additionally, complete the attached
question sheet entitled "Findings of Fact-Development Standards Variance").
1. The reduction of the required curbs allows for the installation of Stormwater Best Managed Practices(i.e.rain garden).
2. Proposed lot coverage is less than the pre-developed condition of the real estate. Maximizing parking available on site provides necessary
parking for patients/customers.
3. The building additions have been designed to accommodate the clients needs and match the existing architectural components and
materials. The buildings architecture has been developed to be in compliance with the OT-OL.
Page 1 of 12 Filename:development standards variance application&instructions 2018 Revised 01/02/2018
9) Zoning District classification of property: B2
9a) Overlay Zone of property (if applicable): Old Town Overlay, Historic Range Line Road Sub-area
10) Size of lot/parcel in question:0.248
acres
11) Present use of the property: Medical Office Building
12) Describe the proposed use of the property: Redeveloped Medical Office Building
13) Is the property: Owner occupied yes Renter occupied Other
14) Are there any restrictions, laws, covenants, variances, special uses, or appeals filed in connection with this
property that would relate or affect its use for the specific purpose of this application? If yes, give date and
docket number, instrument no., decision rendered and pertinent explanation.
15) Has work for which this application is being filed already started? If answer is yes, give details:
Building Permit Number: No
Builder:
16) If proposed appeal is granted, when will the work commence?
March 1,2019
17) If the proposed variance is granted, who will operate and/or use the proposed improvement for which this
application has been filed?
Vine Real Estate Holdings,LLC
NOTE: LEGAL NOTICE shall be published in the newspaper according to the Chart on page 5 a MANDATORY
20 days prior to the public hearing date. The certified "Proof of Publication" affidavit for the newspaper must be
available for inspection the night of the hearing.
LEGAL NOTICE to all adjoining and abutting property owners is also MANDATORY, two methods of notice
are recommended:
1) FIRST CLASS MAIL with CERTIFICATE OF MAILING sent to adjoining property owners. (The white
receipt should be stamped by the Post Office at least 20 days prior to the public hearing date.)
2) HAND DELIVERED to adjoining and abutting property owners (A receipt signed by the adjoining and
abutting property owner acknowledging the 20 day notice should be kept for verification that the notice was
completed.)
REALIZE THE BURDEN OF PROOF FOR ALL NOTICES IS THE RESPONSIBILITY OF THE APPLICANT.
The applicant understands that docket numbers will not be assigned until all supporting information has been
submitted to the Department of Community Services.
Applicant Signature: A.L.oeHART :.,t;'�,a'„_�OellARI
31-05130 Date: 5/13/2019
The applicant certifies by signing this application that he/she has been advised that all representations of the
Department of Community Services are advisory only and that the applicant should rely on appropriate Unified
Development Ordinance and/or the legal advice of his/her attorney.
Page 2 of 12 Filename:development standards variance application&instructions 2018 Revised 01/02/2018
I I BART L.POER I I I I
I I COORDINATE RELOCATING GUY NO.2005-26488 I
ON HAWKINS ADDITION WIRES WITH DUKE ENERGY NATHAN HAWKIN'S I I pSQN
LOT 11 REMOVE TREE LOT 1 I I \\\
EX. STORM SEWER 189 \
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. • �� - - - 15•RCP N=819.00'
• i _ 15'RCP W-819.00'
.4-
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CARMEL ADVISORY BOARD OF ZONING APPEALS
FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
Docket No.: 18120015-18120018
Petitioner VINE HEALTHCARE
1. The approval of this variance will not be injurious to the public health. safety, morals and general welfare of
the community because:
The redeveloped building and site will provide more therapy and medical services to patients.
The redeveloped building and site will provide more therapy and medical services to patients.
The redeveloped building and site will provide more therapy and medical services to patients.
2. The use and value of the area adjacent to the property included in the variance will not be affected in a
substantially adverse manner because:
The nearly $800,000 investment will provide new medical services to the community.
The nearly $800,000 investment will provide new medical services to the community.
The nearly $800,000 investment will provide new medical services to the community.
3. The strict application of the terms of the Unified Development Ordinance to the property will result in
practical difficulties in the use of the property because:
The existing facility is out of date and does not meet the needs of the patients, doctors, therapists, and staff.
The existing facility is out of date and does not meet the needs of the patients, doctors, therapists, and staff.
The existing facility is out of date and does not meet the needs of the patients, doctors, therapists, and staff.
DECISION
It is therefore the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket
No. 18120015-18120018 is granted. subject to any conditions stated in the minutes of this Board.
which are incorporated herein by reference and made a part hereof.
Adopted this day of . 20
CHAIRPERSON. Carmel Board of Zoning Appeals
SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on back;
Petitioner or representative to sign.
Page 11 of 12 Filename: development standards variance application&instructions 2018 Revised 01/02/2018
CARMEL ADVISORY BOARD OF ZONING APPEALS
BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE
Carmel, Indiana
Docket No. 18120016 V:UDO Section 5.28.E.2—Reduction of required curbs
Docket No.:
Petitioner: VINE HEALTHCARE
1.
2.
3.
DATED THIS DAY OF , 20
Board Member
Page 10 of 12 Filename:development standards variance application&instructions 2018 Revised 01/02/2018
CARMEL ADVISORY BOARD OF ZONING APPEALS
BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE
Carmel, Indiana
Docket No. 18120017 V:UDO Section 3.62.A.1.c.ii.—Lot Coverage
Docket No.:
Petitioner: VINE HEALTHCARE
1.
2.
3.
DATED THIS DAY OF , 20
Board Member
Page 10 of 12 Filename:development standards variance application&instructions 2018 Revised 01/02/2018
CARMEL ADVISORY BOARD OF ZONING APPEALS
BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE
Carmel, Indiana
18120018 V:UDO Section 3.62.A.2.a.—Additions front building setback
Docket No.:
Petitioner: VINE HEALTHCARE
1.
2.
3.
DATED THIS DAY OF , 20
Board Member
Page 10 of 12 Filename:development standards variance application&instructions 2018 Revised 01/02/2018