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HomeMy WebLinkAboutDepartment Report 09-03-19 5 Carmel Plan Commission COMMERCIAL COMMITTEE Tuesday, September 3, 2019 Department Report 4. Docket No. 19060019 DP/ADLS: Franciscan Orthopedic Center of Excellence. The applicant seeks site plan and design approval for a 4 story, 236,231 sq. ft. orthopedic hospital, surgery center, medical office building, and 664 space parking garage on 10.8 acres. The site is located at approximately 10800 Illinois Street. The site is zoned MC/Meridian Corridor. Filed by Marty Rosenberg of Methodist Sports. *Updates to the Dept. Report are written in blue Project Overview: This site consists of 10.8 acres of vacant land, with a Vectren gas main easement (60’ wide) running diagonally through the center of the site. Across Illinois Street to the west is the Spring Mill Place subdivision (zoned S-2). North of this site is the “north parcel,” which was recently rezoned to MC under Docket No. 18030016 Z and is also owned by Franciscan/Methodist Sports. The Meridian Suburban subdivision (zoned S-2) is also north of this site, however, most, if not all of the homes have been purchased by Franciscan/Methodist Sports. Please view the Petitioner’s informational packet for more detail. Unified Development Ordinance (UDO) Standards this project MEETS: MC/Meridian Corridor: • Permitted Uses: Hospital, Clinic or medical health center, professional office and parking garage • Minimum Front Yard setback from US 31 for buildings and parking – 50’ required, 218.52’ proposed • Minimum Front Yard setback for parking along Illinois: 30’ required, 49.51’ proposed • Minimum Side Yard (north) – 15’ for principal building required, 330.87’ proposed • Minimum Side Yard (north) – 20’ for accessory building required, 102.1’ proposed • Minimum Side Yard (north) – 20’ for surface parking required, 73’ proposed • Minimum Rear Yard (south) – 20’ for all buildings required, 62’ proposed • Minimum Rear Yard (south) – 20’ for surface parking required, 49’ proposed • Maximum Lot Coverage – 80% allowed, 43% proposed • Minimum Building height – 4 stories required (within 800’ of a Major Intersection), 4 stories/70’2” proposed • Maximum building height – 8 stories allowed, 4 stories proposed Article 5: • Trash enclosure matches building design • Primary Façade – all facades are architecturally significant and detailed • Upper Floor facades – designed to reflect the character of an office building • Parking garage – has an architecturally designed façade to be complimentary to adjacent building • Building materials – high quality durable materials for all facades proposed • Mechanical equipment is screened with design to match building • Number of Parking spaces – o Hospital: 1 space/room (23) and 1 space per employee (55) = 78 spaces required o MOB: 1 space/300 sq. ft. (120,000 sq. ft.) = 400 spaces required o 664 spaces in the garage, 65 (69) surface parking, and 12 surgeon parking spaces provided UDO Standards NOT MET, therefore adjustments or variance requests needed: • Docket No. 19080001 V: UDO Section 2.40 – Max. 18’ tall accessory structure allowed; 49’ tall parking garage proposed • Docket No. 19080002 V: UDO Section 5.07.D.3 – At least 2 primary buildings required for wide lot width covering at least 75% of the lot’s width; 1 multi-tenant building and 1 parking garage proposed (parking garage is considered an Accessory structure) at about 32% lot width coverage • Signage – number of signs proposed exceeds the two allowed signs • Landscaping – final approval from Urban Forester not yet given • Lighting – maximum footcandles at west and south property lines exceeded 6 Meridian Corridor (MC) District analysis: The purpose of the Meridian Corridor (MC) district is to further develop and build out the US 31 Corridor. Quality development of mixed use sites is encouraged. The goal is to transition the corridor to a more pedestrian friendly area, with public transit options and mixed use development opportunities that can share parking and provide day and evening activities and vitality. The MC is not intended to be in conflict with suburban residential areas. However, it can be adjacent to these areas, with proper transitions. Appropriate transitional elements are considered the tapering of building heights, staggered building facades, and the use of landscaping buffers. Through the Rezoning process for the north site, the Petitioner agreed to commitments that would guide development for both sites. The Petitioner was also encouraged by City Council members to find a way to purchase the properties in the Meridian Suburban neighborhood. After many months of negotiations, the Petitioner was able to purchase most, if not all of the homes in that neighborhood. However, until that land is rezoned, any project must still meet the agreed to and recorded commitments. A couple of these commitments include providing a landscaping buffer adjacent to the homes and setting the garage back at least 100’ from the homes. The project meets these commitments. Because this site is located next to residentially zoned land, the minimum height of any proposed building is 2 stories. The proposed Hospital and medical office building (MOB) are located more than 100’ away from the residential properties. Therefore, the building can be up to 8 stories tall. (There is also an option for three additional stories, if any of three other criteria are met: 1. Located within 800’ of a major intersection, 2. Located within 800’ of a transit hub, or 3. A green roof is installed over 60% of the building footprint). The hospital will be the taller of the two buildings, with four stories and 70’ 2” tall to the top of the fourth story. The mechanical screening increases the building height to 80’ 8”. The MOB will be 50’ tall and three stories. Site Plan, Parking and Engineering: This site has a unique feature to work around, which is the 60’ wide Vectren gas easement. This easement runs diagonally through the site from west to east and no buildings can be constructed over this easement. Roads may only be constructed perpendicular to the easement. In order to keep the buildings as far from the residential neighbors to the north as possible, the hospital and MOB are placed to the south of the Vectren Gas easement. The proposed parking garage is placed to the north of the gas easement, 100’ away from the nearest residential property line. There are three vehicular entry points into the site – one at each of the north and south ends, which will be right-in/right-out only and will provide a loop road around the property. The third access point will be in about the middle of the site, and it will be the main entrance with a proposed full cut access onto Illinois Street. The main entrance will provide access to the drop off lane in the front of the hospital and MOB, as well as access to the garage. The proposed parking garage will have 664 parking spaces over 4 levels. A hospital requires one space per bed plus one space per employee. 23 beds and an estimated 55 employees will work in the hospital, therefore requiring 78 parking spaces. The MOB is classified as Professional Office, and requires one space per 300 sq. ft. This MOB will have 120,000 sq. ft., therefore requiring 400 parking spaces. These parking needs are met by the 664 spaces that will be provided in the garage. A secondary (and possibly future phase) surface parking area is located north of the garage, and will have room for 65 (or 69) cars. The Petitioner intends for this to be where valet cars are parked. The potential increase to 69 would be if there was no connection into the garage. The Petitioner proposes to construct six areas of underground detention on the site. Basically, wherever there is green space or surface parking, there will be chambers installed under those areas in order to comply with detention requirements. Both the Carmel Engineering Dept. and Crossroad Engineers are currently reviewing the plans and working with the Petitioner on compliance. The Petitioner will also need to see Board of Public Works approval for the proposed access points and full cut onto Illinois Street. Please note that this is typically done closer to construction phase. Active Transportation: The Thoroughfare Plan requires a 10’ asphalt path be installed along the Illinois Street frontage. The Petitioner will be installing this path not only in front of the (south) parcel that will be developed today; they will also install the path on the north parcel that they own, in order to provide a full connection up to 111th Street. (The installation of path on the north parcel is also done in conjunction with a water main extension.) As part of the request for a full access cut, the Petitioner will construct a pedestrian refuge island and add crosswalk striping on Illinois Street. This will allow people to safely cross Illinois Street, and walk onto the additional path that Franciscan will be installing on the west side of Illinois Street, tying into the existing path, for a full connection down to 106th Street. 7 Sidewalks will be installed for access to and around the building. Future phases (as funding is available) will also include additional walking paths around the site, as well as fitness stations and an exterior fitness and rehab area (SE corner of the site). Bicycle parking is provided adjacent to the front door of the building (20 short term spaces) as well as on the back side of the building (4 short terms spaces) for staff. The first floor of the parking garage includes a bicycle room. Petitioner, please provide more details on how this room will be laid out, what type of racks will be installed in it, will it be locked, etc. Architectural Design: The hospital and MOB will be constructed as one building, and have a seamless design and transition from the four story portion to the three story portion. The proposed materials are precast concrete panels as a base and accent walls, glass for the majority of the north façade and for windows around the building, formed metal wall panels (with a design pattern/reveals) for the main façade material besides glass, and smooth metal panels as accents around the windows. The north façade is the primary façade and where the main entrance into the building is located. The hospital portion of the building, which is closer to US 31 will be 70’ 2” to the top of the 4th floor. The screenwall for the rooftop mechanical equipment will be made of EIFS and will follow the design of the precast concrete panels. It will extend to a height of 80’ 8”. The MOB portion of the building, which is located closer to Illinois Street, steps down to three stories tall at 50’ high. The mechanical screen for this portion of the building extends to 66’8”. The color of the materials will be primarily gray, blue and limestone (tan). The parking garage is designed to complement the building and uses the same precast concrete panels (limestone/tan color) and formed metal panels (dark gray color) as screens for the facades of the garage. In-between the formed metal panels will be perforated (40% open) formed metal wall panels with horizontal metal ribs in a silver color. The garage will be completely enclosed with these two types of panels on the west, north and east sides. The south façade of the garage will have a more open design, with about 2’ of space in-between the silver perforated panels. The garage will be 41’ 7” tall to the stop of the screen and 50’ tall to the top of the elevator/stair tower access. There is also a bridge proposed to connect the parking garage to the building. It will be located about 30’ above grade, and the top of the bridge will reach 50’ tall. The bridge is proposed to be made entirely of glass, with a combination of spandrel and clear vision glass. Looking at the renderings provided, you can also see the diagonal white structural beams through the glass, which adds interest and design to the bridge. Lighting: Pole lights are proposed 1) around the loop road on the property and on top of the garage at 15’ tall, and 2) for the surface parking areas, central entry drive, and around the generator enclosure at 25’ tall. Recessed can lighting is proposed under the bridge from the parking garage to the building and under the entry canopy for the building. The photometric plan exceeds the 0.3 footcandle limit on the west and south property lines. Petitioner, this will need to be revised. Petitioner, please also outline what the plan is for installing lighting in the surface valet parking area (that is a future development)? Landscaping: The Urban Forester has reviewed the landscape plans and is satisfied with all but one area. The Tree Preservation Area of 30’ along the north property line (per Commitment #2 of the Rezone) must be located outside of the Regulated Drainage Easement (RDE), which is proposed to be in the same space as the Tree Preservation Area. This buffer needs to be landscaped with existing material (i.e. preserve what is there) or meet a Level D requirement per the UDO (with new plantings) until this area is rezoned from the S-2 classification. A possible solution would be to create the 30’ buffer south of the RDE. The Petitioner is still working on this issue and will provide an update at the Plan Commission meeting. Signage: This site is adjacent to two public streets, therefore two signs are allowed. One wall sign facing east and one wall sign facing west are proposed. A ground sign is also proposed, but would require a variance for number of signs. Staff has reviewed signage requirements for 70% of the height and 85% of the width for wall signs with the Petitioner. Due to the large spandrel panel areas proposed on this building, they may reach the maximum allowed wall sign size of 300 sq. ft. No signage is proposed for the garage other than typical entry/exit identification/safety signage. The Petitioner has stated 8 that they will review signage details and variance requests with Staff at a later date. General Summary of past Public Hearings regarding this use/user: At the rezoning hearings for the north parcel, the Petitioner stated that the overall project will have a campus design and they intend to respect transitions and require appropriate buffering to the abutting residential uses. Some concerns that were mentioned included a desire for larger than 30’ landscape buffer for the residents to the north, if there is a parking garage to make it look more like a building, and some asked about the future of Meridian Suburban neighborhood. The Petitioner did agree to a list of 9 commitments, recorded them with the County, and also entered into a PILOT agreement with the City. The Dept. believes that they have made good on their promises and that the proposed site plan does provide appropriate setbacks, additional landscaping for screening the garage, and is also laid out in a way that can expand in the future. August 20, 2019 Public Hearing recap: Representatives for the petition Bob Harmeyer and Bob Hicks gave a detailed presentation on the site design, proposed building, and variance requests. Marty Rosenberg, owner with Methodist Sports, gave an update on the acquisition of the Meridian Suburban subdivision, where 30 out of 31 homeowners have agreed to sell. 27 purchases have been completed with 3 more to be finished this month. There was only one property owner they could not come to terms with on acquiring their home. Remonstrators for the project had concerns about the following: proper transition to the Spring Mill Place subdivision, number of parking spaces proposed in the garage (thought to be excessive), tree preservation along Illinois needed for buffering, light pollution/glare potential of excessively lighting the garage structure at night (similar to their opinion of the KAR garage), number of street cuts, potential noise, plans for where people might smoke on the campus, architectural design of the garage (thought it needed more color and interest), and sight lines out of the site needed (including in the winter). The Petitioner’s rebuttal confirmed that there are more parking spaces than required by the letter of the law, but this takes into consideration future development that would also use the garage. Mr. Hicks assured the public that the lighting plan will meet the 0.1 footcandle requirement at the property lines. There are no ambulance bays or emergency rooms. There is a masonry wall that runs the length of Spring Mill Place subdivision that should block vehicle lights exiting the site. Plan Commission members had the following thoughts and concerns: do not want to end up with another KAR garage (not in favor of the design), we (the PC) are still learning how to design parking garages effectively if they are not wrapped with another use (i.e. apartments or retail), motion sensing lights in garage are needed, the proposed garage is not a colorful/innovative design (needs re-work), can the garage be pushed to the east (away from Spring Mill Place) now that the homes in the Meridian Suburban subdivision have been purchased, potential light pollution/glare coming from car lights shining west into homes as they exit the site, and sight line concerns. This item will be sent to the Commercial Committee meeting on Sept. 3, with the final vote coming back to the full Plan Commission. DOCS Remaining Comments/Concerns: The Petitioner did not provide supplemental information packets or additional materials to address previous/outstanding review comments for the committee meeting (most likely due to the tight turnaround time from PC meeting to packet deadline). As mentioned above, some items needing additional information are the following: 1. Garage Bicycle room details needed 2. Lighting plan compliance needed 3. Addressing Remonstrator and Plan Commission members concerns as listed above Recommendation: The Dept. of Community Services recommends the Commercial Committee discusses this item, and then continues it to the Tuesday, October 1 Commercial Committee meeting for further review.