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Carmel Plan Commission
COMMERCIAL COMMITTEE
Tuesday, September 3, 2019 Meeting
Location: Carmel City Hall Caucus Rooms,2nd Floor, 1 Civic Square,Cannel, IN 46032
Members Present: Alan Potasnik(Committee Chairman),John Adams,Joshua Kirsh,&Laura Campbell
Staff Present: Rachel Keesling(Planning Administrator),Mike Hollibaugh(Director),&Nathan Chavez(Recording
Secretary)
Legal Counsel: John Molitor
Time of Meeting: 6:00 PM
The Commercial Committee met to consider the following items:
1. TABLED TO OCT. 1-
2. TABLED TO OCT. 1—Docket No. 1905001c V: ZO tom,
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.
Petitioners: Anthony Zerrer(EQ Michigan 106),Jared Stark(Intuitive Health),&Steve Hardin(Faegre Baker&
Daniels)
Steve Hardin:
• We went through, in detail,the proposal at the August 8th Plan Commission(Commission).There were
five outstanding comments.
• Joshua Kirsh questioned if there was enough parking. We do have more spaces than required.Joshua
Kirsh: I would hate for a mistake to occur. I appreciate you checking that.
• We updated the lighting plan to bring the light poles into compliance.They meet the maximum height
requirements. The 0.3 foot-candle maximum has also been met.The cutsheets have been provided.
• The landscaping has been updated to show the additional plantings on the south border.
• Signage has been updated and modified to comply with the standards. We are still working with the
Department of Community Services(Staff)for sign permits.
• There was a Staff comment in the Department Report regarding the architecture. The window setting at
the front of the building facing Michigan Rd.was changed.
Commercial Committee Minutes 09-03-19 1
Department Report: Rachel Keesling:
• In the Submitted Packet an updated site plan, showing all the development in the area was provided(page
7).This is helpful and shows the various projects occurring in the area.
• The petitioners updated the front ER elevation to show a larger window with more massing compared to
the older versions. It grew in size all together.
• Overall Staff is happy with the progress made. Staff worked with the Petitioner before PC to ensure
compliance. It meets all the requirements of the US 421 —Michigan Road Overlay.
• The lighting plan was updated with reduced pole height and the cutsheets were provided showing the
appropriate locations of each light.
• The landscaping has been approved by the Urban Forester. They added back trees on the south property
line.
• The Petitioner can have two signs because there are two public street frontages. They can seek a variance
for additional signs in the future. The proposed signs meet the size requirements.
• Staff recommends approval tonight.
Committee Comments:
Alan Potasnik:
• It is my understanding this meets all the Unified Development Ordinance(UDO)requirements and the
Cannel Clay Comprehensive Plan as well?Rachel Keesling: Yes.
• This petition will be similar to the facility on 1466 St. and Hazel Dell Parkway?Anthony Zerrer: Yes
Jared Stark: Service-wise; same model. The interior floor plan is a carbon copy. The exterior
architectural renderings, dimensions, and plans are different to meet the requirements of the area.
John Adams:
• People ask me about the difference between urgent care and emergency care? Seems like there are more
of these facilities around. Can you give me a brief explanation of the use?On site,at all times,there will
be an emergency room(ER)trained physician?Jared Stark: Correct,a board certified one. 24/7.John
Adams: If someone comes in for treatment and it's a serious problem, is the doctor able to determine if
the facility is suitable for treatment or if the patients' needs to be transported to a facility with more
capabilities for trauma?Jared Stark: That is correct.That is a decision that physicians make every day in
ERs across the country. Some ERs are not able to handle every situation and will transfer patients to level
one trauma centers or specialized labs with services available.John Adams: If I have an urgent situation,
such as,a cut hand or fall,that would be considered the type of service you could provide?Jared Stark:
My daughter recently hurt her ankle and it may have broken. I can visit an ER where we will wait for four
hours because she is a low priority patient.An x-ray will be taken and the issue treated. Then I will
receive an ER bill for$3,000 or$4,000. Or I can take her to an urgent care have the same x-ray and if it's
not broken be$300. This is a way to help control costs in healthcare for patients and businesses.There are
studies that found approximately 70%of all ER visits are for non-emergency care. About 70%of our
patients receive an urgent care bill.The wait time and cost is typically much lower at an urgent care
facility than an ER. Patients love it and the cost.
• Alan Potasnik: Your facility is 24/7?Jared Stark: Correct. Our urgent care hours are 7:00 am to 7:00
pm. Our ER is open 24 hours.
Laura Campbell:
• That is the question I had. My family goes to Riverview off of State Road 32.After a certain time they
charge ER rates.Jared Stark: I may be getting the hours wrong. It may be 7:00 am to 10:00 pm. Laura
Campbell: I think it's later,at least at the hospital its 10:00 pm.Jared Stark: Our facility will be similar
to the service at that Riverview.
• Do you have any idea the volume of patients that will be seen at the proposed location?Jared Stark: It
fluctuates for a variety of reasons. During flu season we anticipate 150-200 patients a day. We are
anticipating closer to 50-75 patients a day.
Laura motions to approve Docket No. 19030003,Joshua seconds,motion passes 4-0.
Steve Hardin: I would like to commend Staff and specifically Rachel Keesling. She is the best planner we have
worked with across the state.
Commercial Committee Minutes 09-03-19 2