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Carmel Plan Commission
COMMERCIAL COMMITTEE
Thursday, June 27, 2019 Department Report
5. Docket No. 19040006 DP/ADLS: Indianapolis Rehabilitation Institute
The applicant seeks site plan and design approval for a new medical building on 4.79 acres. The building will be
about 46,500 sq. ft., 31’ tall, and house 40 beds for patients. 104 parking spaces will be provided. The site is
located at 12325 Pennsylvania Street within the City Center at Penn development. The site is zoned B3/Business
and is not located within an overlay zone. Filed by Alex Bennett of WB Development Partners.
Project Overview:
The Petitioner proposes to build a new rehabilitation hospital on a vacant parcel north of City Center Drive and east of
Pennsylvania Street. Within the City Center at Penn development, other businesses include the Wellbrooke of Carmel
assisted living facility, a 3 story office building, and the Shoot Point Blank gun range. To the north are the John Kirk
Furniture store and complex, zoned Urban Residential and Urban Core. To the east of this site is the Carmel Tech Center,
zoned M-3. Also located on this parcel where the hospital will be placed is a cell tower at the northeast corner of the site.
Please see the Petitioner’s Information packet for more details.
Unified Development Ordinance (UDO) Standards this project MEETS:
B-3/Business:
• Permitted Use: Clinic or medical health center
• Minimum Lot Area: 10,000 sq. ft. required, 4.74 acres
(189,050.4 sq. ft.) provided
• Minimum Lot width: 100’ required, 455’ provided
• Minimum front yard: 60’ required, 82’ proposed west and
85’ proposed south
• Minimum side yard (east): 0’ required, 118.5’ proposed
• Minimum rear yard (north): 15’ required, 87’ proposed
• Maximum Lot Coverage: 80% allowed, 62% proposed
• Minimum ground floor area: 900 sq. ft. required, 46,559
sq. ft. proposed
• Maximum Building Height: 35’ allowed, 31’3” proposed
Article 5 – Development Standards:
• Lighting plan meets 0.3 footcandle
maximum at property lines
• Bicycle parking: 4 spaces required & 6
provided
• Vehicular parking: 90 spaces required
(one space per bed + one space per
employee), 104 spaces provided
• Accessory building (trash enclosure) is
architecturally compatible with principal
building
Unified Development Ordinance (UDO) Standards NOT MET:
• Landscape plan approval by Urban Forester not yet acquired
Comprehensive Plan analysis:
The Comprehensive Plan has identified this area to be an area for Special Study. This area is included in the Critical
Corridors and Subareas section of the Comp Plan, specifically in the Old Meridian Subarea Plan. This plan calls for a new
street that would run north/south parallel to Hancock Street. The proposed access drive extension on the west side of this
property is helping to build out the secondary street network by providing additional connectivity. It also grants the
opportunity for the building to face the street and for parking to be located in the rear. The use fits in with the overall plan
by adding a service to the mixed medical facilities in the area.
Site Plan, Parking and Engineering:
The Petitioner seeks approval for their site plan and building placement. This is the last remaining parcel to be developed
within the City Center at Penn complex. An access drive is proposed to continue north from the entrance off City Center
Drive, connecting all the way to the north property line. This will provide inter-site connectivity if and when the parcel to
the north redevelops. A second connection point is required to allow access to the main entrance off Pennsylvania Street.
Sidewalk connectivity will be provided along these drives, on the south side of the east/west drive and on the east side of
the north/south drive. Parking for a hospital use requires one space per bed plus one space per employee. 40 beds are
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proposed with about 50 employees, so 90 parking spaces are required. The site plan currently provides 104 parking
spaces, exceeding the minimum requirement by 14 spaces.
The plan meets lot coverage requirements at roughly 62%, when 80% coverage is allowed per the B-3 zone. The trash
enclosure, emergency generator, and delivery area will be located on the east side of the building. Each will be screened
with a brick wall designed to match the rest of the building. Delivery trucks and Fire Dept. trucks will have adequate
maneuverability throughout the site.
Drainage for this site will be provided to the south, by expanding the Shoot Point Blank’s existing detention pond. This
will require a drainage easement to be placed over the pond on the Utility Plans. Three individual detention ponds
currently exist for this development. It made sense to expand one of the existing ponds rather than construct another new,
separate one.
Active Transportation:
As mentioned above, sidewalks will be added to both the east/west access drive and the north/south access drive. The
sidewalk will be continued around the building, with multiple access points leading to entry doors on the north facade.
Bicycle parking racks will be provided near the front entrance to the building, which is at the southwest corner of the site.
Three racks are provided, which will allow six bikes to be parked there. This exceeds the minimum requirement for four
parking spaces.
Architectural Design:
The building is a single story hospital facility, designed with two wings for patient rooms. It will be constructed of brick,
stone, glass, ACM – aluminum composite material (aka – architectural metal panel), and metal screenwall material for the
rooftop mechanical units. The main entry will be at the southwest corner of the building and site, with a large glass and
stone entry wall and lobby feature. There will be a drop off canopy in this area, which will be cantilevered out from the
building. It will be made of the ACM panels, which will follow the lines of the windows and detailing in the brick on the
west façade. All around the building, the brick will have rows of projections, to give detail and interest to the façade. The
building has a simple and modern style, which will complement the surrounding buildings. This area is not located in an
overlay zone, so there are no specific architectural styles to adhere to. The building design does follow the general
guidelines of the Comp Plan, with brick as the primary building material, varied facades and defined entryways.
The majority of the building is about 20’ tall, with the glass lobby feature and mechanical screens extending to about 27’,
and the stone accent wall with the tallest point at 31’3”. The building has a flat roof. The dumpster enclosure, emergency
generator and delivery area are located on the east side of the building, matching the architectural design seamlessly. The
gates of the dumpster are metal doors, painted to match brick color. No other accessory buildings are located on the site.
Lighting:
Site lighting will be provided through parking lot pole lights and building accent lights. The pole lights will have LED
fixtures with 90 degree cut-off heads placed primarily around the perimeter of the site. They will illuminate the drive
aisles on the west and north and the parking areas on the south and east. Building based lighting will be placed along the
south elevation and around the rest of the building at entrances and within the interior courtyard area. The building light
design is a rectangular shaped down light. The photometric plan is in full compliance with the maximum 0.3 footcandle
limit at the property lines.
Landscaping:
The Urban Forester has reviewed the landscaping plan and made comments for the Petitioner to update their plans. There
are 5’ required bufferyards on the north and west property lines, and a 20’ required bufferyard on the east property line.
Foundation plantings, street trees, and other plantings are proposed throughout the site. Tree preservation areas are also
proposed along the east property line.
Signage:
This site is somewhat hidden in the back part of the City Center at Penn development. The Petitioner is proposing one
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ground sign to be placed on their property near the front entrance. A second ground sign is proposed to be located out at
City Center Drive, which will be a joint sign with the Shoot Point Blank business. There are currently two ground signs
with the overall complex name on them, located at the entrance off Pennsylvania Street and at the entrance to the office
building on City Center Drive. Additional analysis will be needed to determine what variances, if any, will be required to
allow the additional off premise sign for this site. The Petitioner has not yet finalized signage design and will submit
details at a later date for an ADLS Amendment approval by DOCS Staff.
June 18 Plan Commission meeting recap:
The Petitioner gave an overview of the site and project. Access will be from City Center Drive. The cell tower is a part of
this site, and they will work around it. The average stay at this facility is less than two weeks. The purpose is to help
people get healthy enough to go back home through physical and occupational therapy. Plan Commission members had
questions about the pond and whose responsibility it was to take care of it. They asked how shared maintenance of the
pond works, where does the water eventually go, and to work on naturalizing the edges of the pond. There was also a
question about connecting to the path on the Wellbrooke site to the west. The Petitioner stated he would reach out to them.
This was sent to the Commercial Committee meeting on Thursday, June 27 with final voting authority.
DOCS Remaining Comments/Concerns:
Overall, this building proposal meets all applicable UDO requirements and DOCS Staff is in favor of the proposed
building design and site plan. Due to the tight turnaround time from public hearing to committee meeting, the Petitioner is
still working to address all TAC comments and concerns. Staff will provide an update at the meeting.
Recommendation:
After all comments and concerns are addressed, the Dept. of Community Services recommends the Commercial
Committee votes to Approve this item this evening.