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HomeMy WebLinkAboutDepartment Report 09-03-192 Carmel Plan Commission COMMERCIAL COMMITTEE Tuesday, September 3, 2019 Department Report 3. Docket No. 19030003 DP/ADLS: Riverview Health – US 421. The applicant seeks site plan and design approval for a new healthcare facility on 1.9 acres. The building will be about 11,000 sq. ft., 26’3” tall, and will have 82 parking spaces provided. The site is located at 10830 N. Michigan Road, just north of Pearson Ford. The site is zoned B3/Business and is located within the US 421 Overlay Zone. Filed by Mark Leach of Faegre Baker Daniels on behalf of EQ 106 Michigan, LLC. *Updates to the Dept. Report are written in blue Project Overview: The Petitioner proposes a new healthcare facility on vacant land just north of the Pearson Ford dealership. This project will be immediately north of the recently approved Bank of America project (Docket No. 18100014 DP/ADLS), and immediately south of the recently approved Christian Brothers Automotive site (Docket No. 19020010 DP/ADLS). To the west is additional vacant land owned by John Pearson, also zoned B-3 and in the US 421 Overlay, which will most likely be developed in the future. To the east across Michigan Road is the St. Vincent Immediate Care Center, zoned B-2 and within the US 421 Overlay Zone. Please see the Petitioner’s Information packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: US 421 Overlay Zone: • Permitted use: Clinic or medical health center • Architectural Design Theme: complementary to Federal period • Building Offsets – 8’ required at intervals of 60’ if wall is 90’ long or greater, this is provided • Building materials chosen – limestone, red brick, glass, and EIFS proposed • EIFS meets 10% maximum allowed as a trim material • Minimum building height: 1.5 story or 20’, 22’ proposed • 30’ greenbelt required & provided • Minimum site acreage for DP: 3 acres required, 7.54 acres proposed • Vehicular parking: 44 spaces required, 63 spaces provided • Minimum front yard: 30’ • Maximum front yard: 120’ allowed, 100’ proposed • Minimum side yard: 15’ required, 83’ proposed • Access Road to rear of parcel provided for connectivity • Minimum gross floor area: 2,500 sq. ft. required, 10,915 sq. ft. provided • Maximum gross floor area: 85,000 sq. ft. • Accessory buildings (trash enclosure) must be architecturally compatible with principal building • Landscaping Plan • Lighting Plan B-3/Business: • Minimum Lot Area: 10,000 sq. ft. required, 1.99 acres (86,684.4 sq. ft.) provided • Minimum Lot width: 100’ required, 227’ provided • Maximum Building Height: 35’ allowed, 29’8” proposed at tower element, 22’ at remainder of building • Maximum Lot Coverage: 80% allowed, 58.8% proposed • Bicycle parking: 4 spaces required & provided • Signage Plan UDO Standards NOT MET, therefore additional adjustments or variance requests are needed: none US 421 Overlay Zone & Comprehensive Plan analysis: It is the goal of the US 421 Overlay Zone to provide coordinated, quality development along the highway, and to encourage efficient land usage as Michigan Rd. is both a community and regional destination. This should be accomplished through a coordinated set of design principles, which is why there are specifications for architectural styles and building setback requirements, among other items. The Comprehensive Plan calls for this area to be a Community Vitality Node. The Petitioner is proposing a use that will serve the needs of the general community. The West Carmel policies and objectives part of the Comp Plan talks about managing the community form. The purpose of this is to achieve a superior quality built and natural environment for people to live, work, and play. This project will provide a new building that is constructed to last, and will improve access in the area by providing the extension of Redd Road. Please 3 refer to your Info Packet for the Committee meeting for an updated overall map of the area. The Petitioner has provided a new map that includes the new Aria Apartments, Christian Brothers Automotive site, the extension of Redd Road and Weston Pointe Drive, as well as the Bank of America building and proposed Riverview ER building. Site Plan, Parking and Engineering: The landowner has created three new outlots at the northwest corner of Michigan Rd. and Nottingham Way. The Bank of America was the first project approved and this healthcare facility will be immediately north of the bank. Two vehicular entrance points are proposed into the site off of Redd Road, which will be dedicated to the City as a public road. This local road will provide compliance with access requirements of the UDO for inter-parcel connectivity. The clinic or medical health center category requires 44 parking spaces for this use. 63 spaces are provided, along with vehicular and pedestrian connection points to the bank parcel to the south. There will be a patient drop off area facing Michigan Road, with one row of parking abutting the required greenbelt. The remainder of the parking for the project will be located around the building on the north, west and south. The dumpster will be located at the northwest corner of the site, along the north property line. The architectural design of the enclosure will match the design of the building. The plan meets lot coverage requirements at 58.8% when 80% coverage is allowed. Drainage for this site is coordinated through existing detention for the overall Pearson Ford property/master planned area. Active Transportation: There is an existing sidewalk along Michigan Road. The Petitioner proposes a pedestrian connection from that sidewalk to the southeast corner of the building through a protected landscape island and crosswalk. Additional sidewalks will be provided all around the building. Sidewalks will be constructed along both sides of Redd Road as well. Bicycle parking racks have been provided adjacent to the front door, as required. Architectural Design: The design of the building follows the Federal architectural style. The Petitioner has explained that they are emphasizing the “simplified expressions of classical proportioning and stripped down ornamentation.” Some design features on this building that are complimentary to or consistent with the Federal style are the following: the symmetrically placed windows, the arched tri-part (Palladian) fan shaped window over the front entrance, the side lights/windows on either side of the entry doors, flat lintels over all the windows, the decorative molding at the cornice line, and the decorative front entry portico. The building will have a limestone base, red brick façade, and a decorative EIFS cornice line. The building is 22’ tall, with a larger tower element at the entrance. It will reach 29' 8” at the peak of the metal hipped roof. The main entrance to the building is on the east facade, projecting from the rest of the building at an 8' depth. All four sides of the building will be constructed of the same materials. The trash enclosure will be constructed of a limestone base and red brick upper portion to match the building design. Overall, the Department is very pleased with the design of this building and the progress we have made since the initial filing. The Petitioner has further worked on the East elevation, and added a larger, tri-part window at the main entry area. It is now taller, filling the space and the window is one larger opening, rather than one large and two small openings. We now believe the scale of the window element is better for this façade. Lighting: Site lighting will be provided through parking lot pole lights, under mounted lights in the canopies and building mounted lights. Lighting cut sheets have been provided for each light type. The mounting height for the parking lot pole lights now meets the maximum 24’ height requirement. The location of parking lot pole lights has been revised so that the photometric plan now meets the meet the maximum 0.3 footcandle limit at all property lines. Landscaping: There is a lot of greenspace on this site, as it only has 58% lot coverage. The 30’ required greenbelt along Michigan Road will be planted with trees and shrubs to provide a visual buffer of the parking lot spaces. The north planting buffer area ranges from 25-55’ wide and south planting buffer area ranges from 5-10’ wide. The west property line planting area will range from 18’-55’ wide. Building base landscaping will be installed. The Petitioner has now made revisions to the plan to include the 8 missing trees from the south property line. With this update, the Urban Forester has now signed off on the Landscaping Plan. 4 Signage: The plan has been revised to have two wall signs, one facing west and one facing east, which would be allowed per the Sign Ordinance. This site has two public street frontages – Michigan Rd. and Redd Road, therefore, only two signs are allowed. The Sign Ordinance limits the size of wall signs to a percentage of the architectural features in the spandrel panel area where the wall sign can be placed. The height is limited to 70% and the width 85%. The Petitioner proposes two main identification wall signs – one facing east and one facing west, both of which will meet the size requirements. Each will have individual channel letters, mounted directly to the building facade. They will have white faces and be internally lit. The Petitioner understands that only two signs are allowed, and they have the option to choose wall signs, ground signs, or a combination of the two. They have shown locations on the site plan for potential ground signs, if they are chosen, and/or seek variance approval for additional signs. The Dept. is open to discussing this further in the future as sign permit approval is sought. August 20, 2019 Public Hearing Recap: The Petitioner went over the proposed project and site plan. No members from the public spoke. The Plan Commission members asked questions about ambulances, if the site included a morgue (it does not), parking, 24/7 service (yes), in- patient/overnight capacity (none), and the building design – namely the overhangs (their purpose is to give dimension to the façade and protected pedestrian entrances). The Plan Commission forwarded this item to the Commercial Committee meeting on Sept. 3 with final voting authority. DOCS Remaining Comments/Concerns: All comments and concerns have been addressed. Recommendation: The Department of Community Services recommends the Commercial Committee votes to Approve this item this evening.