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HomeMy WebLinkAboutDepartment Report 10-15-19 12 CARMEL PLAN COMMISSION DEPARTMENT REPORT OCTOBER 15, 2019 3. 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 • Signage • Lighting • Landscaping 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 – Approved at Sept. 23 BZA meeting • 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 – Approved at Sept. 23 BZA meeting 13 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 existing path on the west side of Illinois Street, which provides a full connection 14 down to 106th Street. 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). Confirm what he meant about this 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. The Petitioner has included a new exhibit showing the bike room and the types of racks that will be installed. It will be secured and only employees will have access to this bike room. 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 has been revised to now meet the 0.3 footcandle limit at all property lines. Clarification was also provided that conduit will be ran in the area of the valet lot, for future installation of the parking area and associated lighting. Landscaping: The Urban Forester has reviewed and now approved the landscape plan. 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 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 15 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. September 3 Commercial Committee Recap: The Petitioner handed out new information, which focused on removing the landscaping from the renderings so the Committee could better see the building and garage designs. They have met with neighbors from Spring Mill Place and have made some adjustments to the plan to have additional landscaping at the main entrance on the west side of Illinois to block headlights. They agree to do this before construction begins. They provided a section view, which showed the homes to the west in relation to the new building and garage. A parking light pole exhibit was shown for the garage, with lower pole heights on the west end, and with screens to direct light away from the homes. The Petitioner is agreeable to putting lights on a motion sensor and timer. Other items discussed were the bike parking in the garage, the design of the garage, locations of the building and garage, design of the building, and the amount of parking in the garage. Plan Commission members had questions about noise from the generator, where and how medical waste would be disposed, additional landscaping treatments (for the neighbors) at each of the drives, perhaps in the median. Concern for the bike room in the garage, pedestrian access to the building from the garage, need to see materials in advance of the meeting, what will the living wall look like year round, and lighting on the garage. One neighbor spoke and asked about potential noise from the outdoor recreational area next to Illinois. The Petitioner clarified that this area will most likely only have one or two kids training there at any given time. The neighbor also asked for supplemental plantings across from the south entrance on the west side of Illinois. The Petitioner was agreeable as long as the City is ok with it. The item was continued to the October 1 Committee meeting for further review. 16 Update since last Committee meeting: The Petitioner provided a thorough information packet for the Committee’s review to address Staff, Committee, and neighbor concerns about the project. Some of the items provided are the following; • Lighting plans have been updated and are now in compliance. • Signage has been updated with clarifications that it will be reviewed at a later date for compliance and potential need for variances. • A detailed bike parking plan for the garage has been provided. • An enhanced bike zone has been added for safe entry into the bike room, with bollards to separate car traffic from bike traffic • Additional trees and landscaping is proposed to be installed on the west side of Illinois Street to shield lights into the neighborhood at the south and center entry/exit points to the site. • Shrubbery and grasses will be added to the median of Illinois Street across from the north entrance/exit from the site. (Trees could not be added to the west side of Illinois due to the City’s stormwater/rain garden area.) • Views traveling north and southbound on Illinois have been provided for a better idea of what the garage will look like (both with and without landscaping) • Views from inside the neighborhood looking towards the building and garage have been provided, both with and without the new added landscaping provided on the west side of Illinois Street • Additional measurements are being taken to reduce light trespass of the garage by having timing and occupancy sensors as well as adding additional landscaping for screening to enhance the neighbors’ view of the property. October 1 Committee Meeting Recap: The Petitioner presented their packet, which was very detailed in addressing concerns from the Plan Commission, Staff and neighbors. The biggest item that hadn’t been addressed to date was the landscaping plan, and they provided an update from conversations earlier that day with Daren Mindham, Urban Forester. The north buffer needed to be revised, but because of the drainage easement in the area, they had to get creative with where to put the plantings in order to meet the requirement amount. Daren was now supportive of the plan. The green wall element for screening on the garage was discussed and will not be utilized now, with one reason because it would not be green all year long. A replacement suggestion was to utilize artwork or murals. The Petitioner stated they will look into that option. Regarding the trees and plants that will be placed in the Illinois Street right-of-way, generally, the Petitioner will be responsible for the first three months, and have a one year warranty on the trees and plantings. After that, it will become part of the City’s responsibility to maintain the plants as part of the streetscape. (The specific details of this agreement will be worked out with the Urban Forester and documented appropriately.) The lights within the parking garage were discussed and the Petitioner confirmed that lights on all levels of the garage will be motion-activated. The Committee voted to send this item back to the full Plan Commission with a Favorable recommendation. DOCS Remaining Comments/Concerns: All concerns have been addressed. Recommendation: The Dept. of Community Services recommends the Plan Commission votes to Approve this item this evening.