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HomeMy WebLinkAboutDept Report 05-15-01 MAY 15, 2001 Carmel/Clay Plan Commission Agenda CARMEL/CLAY PLAN COMMISSION MAY 15, 2001- DEPARTMENT REPORT 2h. Docket No. 42-01 DP/ADLS; Meridian at 465 - Heart Hospital and Medical Office Building Petitioner seeks Development Plan and Architectural Design, Lighting, Landscaping & Si~ge approval for a hospital and medical office building. The site is located at the southwest comer of 106 Street and US 31. The site is zoned B-6/business and within the US 31 Overlay Zone. Filed by Paul G. Reis of The Reis Law Firm for REI Investments, Inc. The apflicant is requesting approval of a hospital and medical office building to be located at the southwest comer of 106 Street and Meridian. Please see the packet of information provided by the applicant. The Department has attached to this report a copy of the applicable sections of the U.S. 31 Overlay Ordinance and copies of variance applications filed by the applicant. Specific areas of interest have been highlighted. In addition, copies of letters from surrounding property owners have been included. The Department has requested that the applicant provide more detailed information regarding preliminary plans to construct a parking garage on the site. This facility would eliminate the need for two of the three variances requested and comply with the parking requirements for the proposed use (these should be received at the meeting). Please review the attached information regarding the variance requests. The applicant states in the first request that they need additional parking within the front build-to-line of U.S. 31 to meet the needs of employees and visitors while at the same time requesting a second variance to allow a reduction in the total number of spaces on the site. However, the construction of a parking garage would eliminate the need for the variances and meet the requirements of the overlay zone by eliminating a sea of parking along the corridor. The U.S. 31 Overlay requirements speak in detail about reducing surface parking and providing for above or below ground parking facilities (see Section 23B.2.G.4, copy attached). The Department requests that the Plan Commission take a close look at these characteristics. The applicant is requesting a reduction of the standards of the corridor to allow parking to encroach into the build-to-line and to reduce the required number of spaces. Without the construction of a parking facility to address these issues, the Department feels that the applicant has not met the letter or intent of the Corridor Overlay Zone. The Department does not support the level of relief requested in the variances and therefore cannot recommend to the Plan Commission that they approve the development plan application. The applicant did not provide renderings or plans reflecting the options discussed with the Department, which included the construction of a parking facility to the Commission. The Commission may request the applicant provide these exhibits to review in their decision making process. The Department recommends that this item be continued to the June 19tb meeting. The applicant should provide all the Plan Commission members an opportunity to review the same information submitted to the Department and available to the public throughout the process. This should include all information submitted to the Department regarding site plans and renderings of the parking garage structure. The Plan Commission may also direct the applicant to address how the incorporation of the parking facility serves to meet the requirements of the corridor. Page 2 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 f.,.'.~'c. .w e Explanation of Developmental Standards Variance Requests Variance #1: Parking between right-of-way for u.S. 31 and the front build-to line of the building Petitioner requests a Developmental Standards Variance of Section 23B.12 of the Cannel/Clay Zoning Ordinance to allow one row of parking to be located between the right~of- way for U.S. 31 and the front build-to line of the building. The minimal number of parking spaces between the right-of-way for U. S. 31 and the front build-to line for the building is to be used for employees and visitors to the hospital and . will be screened from view by landscaping planted within the greenbelt. Variance #2: Loading Area " Petitioner requests a Developmental Standards Variance of Section 23B.16.2 of the Cannel/Clay Zoning Ordinance to allow a loading area to be oriented towards U.S. 31. The loading area is to be used for food service deliveries to the hospital and will be screened from view by landscaping in the greenbelt and by the building walls ofthe hospital. Variance #3: Parking Spaces Petitioner requests a Developmental Standards Variance of Section 27.5 of the Cannel/Clay Zoning Ordinance to allow the site to have sixty-four (64) less parking spaces than ,required by the Ordinance. If the site does not have a parking garage and no parking is allowed within the build-to line area, this variance is required. I ~I l ,o/,l/' ... .. Docket No.: CARMEUCLAY BOARD OF ZONING APPEALS CARMEL, INDIANA ~ -61' VArt.,~..1. Petitioner: REI Investments. Inc. FINDINGS OF FACT. DEVELOPMENTAL STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The parkin" spaces will not interfere with the ri"ht-of-wav established for U.S. 31. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The parkin" spaces are oriented towards U.S. 31 and have no impact on the residential nei"hborhood to the west. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: . The hospital and medical office buildin" will not have adeauate parkin" spaces to serve the emplovees and visitors to the facilities. DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Developmental Standards Variance Docket No. is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of ,20 CHAIRPERSON, Carmel/Clay Board of Zoning Appeals SECRETARY, Carr:nel/Clay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). 1:\2050\Developmental Standards Variance.doc Page B of B - Developrrental Standards Variance Application ~--~--~-~ .W If I .' I ~' I ./ ./ #' CARMEUCLAY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: v 01VA..c.\jllltua:,'*'3 Petitioner: REI Investments, Inc. FINDINGS OF FACT. DEVELOPMENTAL STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The parkina will be adequate for employees and visitors to the site and will not spill over onto the public streets. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The parkina areas are oriented towards U.S. 31 and have no impact on the residential neiahborhood to the west. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: The hospital and medical office buildinas will not be able to operate in an efficient manner. DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Developmental Standards Variance Docket No. is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of ,20 CHAIRPERSON, Carmel/Clay Board of Zoning Appeals SECRETARY, Carmel/Clay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). 1:\2050\Developmental Standards Variance.doc Page 10 or B - Developmenlal Slandards Variance Appllcauon CITY OF CA:aMBL "CLAY TOWNSHIP ZONING ORDINANCE it CARMEUCLAY ZONlNG ORDINANCE CHAPTER 23B: U.S. mGHWAY 31 CORRIDOR OVERLAY ZONE 23B.O U.S. Hirrowav 31 Corridor Overlav Zone 1i1~1~1!!~~~~~;!;~~l~\fttim()'1" The purpose or the U.S. Highway 31 Overlay Zone is to promote and protect the 'public health, safety, comfort, convenience and general welfare by providing for consistent and coordinated treatment of the properties bordering U.S. Highway 31 (also known as the Carmel Meridian Corridor) in Clay Township, Hamilton County, Indiana. The Commission and Council, in establishing this zone, are relying on IC 36-7-4-600 et seq. and IC 36-7-4-1400 et seq. This zoning district is, likewise, intended to serve as a tool for implementing the development policies and guidelines set for the Corridor in the Comprehensive Plan. U.S. Highway 31 is a limited access high~~c~~.!~~f~~t business corridor to the City of Carmel and Clay Township. lIi~!!i!~w$;~\i);~B~viii~;1Ij . . es1 ents, emp oyees, business owners, and taxing districts. Therefore, it is the further purpose of the U.S. Highway 31 Overlay Zone to preserve the aesthetic qualities of those bordering properties 1i1rot;gh: . (1) the promotion of coordinated development in the U.S. Highway 31 Overlay Zone; (2) the establishment of high standards for buildings, landscaping, and other =~::~I_~;f;'raf;t.=;~~~Cg.~;~~! 'liiii![llaR. and (3) for the development of those properties and promote the quality, scale, and character of development consistent with the Corridor's existing and planned uses. 23B.1 District Boundaries: The boundaries of the U.S. Highway 31 Overlay Zone are hereby established as follows: A. Beginning at north right-of-way line of 96th Street and extending to the north right-of-way line of Interstate Highway 465, the boundary shall follow the centerlines of Spring Mill Road on the west and College Avenue on the east. B. Beginning at north right-of-way line of Interstate Highway 465 and extending to the south right-of-way line of l3lst Street, the boundary shall follow the centerlines of the proposed or constructed parallel roads, namely Pennsylvania Street on the east, and Illinois Street (and Meridian Comers Boulevard) on the west. . Chapter 23B: US Highway 31 Corridor Overlay Zone 23B-l as adopted per Z-340 CITY OF CAllMEL & CLAY TOWNSBIP ZONOO1 ORDlNJlNCB C. From the south right~f-way line of 131st Street to the south right-of-way line of 146th Street, or the southern boundary of any TIF District that is contiguous to 146th Street, the boundary shall, (unless otherwise shown on the official Zoning Map) include all land that is within six hundred (600) feet of the right-of-way for U.S. Highway 31. 23B.2 Commission Review: A. The Commission must approve, approve with conditions, or disapprove the Development Plan (DP) for any tract oflandin the U.S. Highway 31 Overlay Zone. B. A public hearing shall be held by the Commission before it decides whether to approve or disapprove a DP. However, no DP is required for additions to existing structures which: (1) Are attached to the existing structure; (2) Continue the architectural design of the existing structure, including exterior color and materials; doors and windows, other detailing; (3) Meet with requirements of the underlying primary zoning district; (4) Do not exceed twenty percent (20%) of the original gross floor area of the existing structure, applicable from the date of this ordinance, and, (5) Have received a prior ADLS approval from the Plan Commission. C. The Commission shall review a DP application to determine if the DP satisfies the development requirements specified in Sections 23B.3 through 23B.8. The Commission's review shall include but not be limited to the following items: (1) Existing site features, including topography and wooded areas; (2) Zoning on site; (3) Surrounding zoning and existing land use; (4) Streets, curbs and gutters, sidewalks, and bicycle paths; (5) Access to public streets; (6) Driveway and curb cut locations in relation to other sites; (7) General vehicular and pedestrian traffic; (8) Vehicle and bicycle parking facilities and internal site circulation; (9) Special and general easements for public or private use; Chapter 23B: US Highway 31 Corridor Overlay Zone 23B-2 as adopted per Z-340 CITY OF CARMEL & CLAY TOWNSHIP ZONING ORDINIINCB . (10) On-site and off-site surface and subsurface storm water drainage including drainage calculations; (11) On-site and off-site utilities; (12) The means and impact of sanitary sewage disposal and water supply techniques; (13) Dedication of streets and rights-of-way, or reservation of land to be sold to governmental authorities for future development of streets and rights-of-way; (14) Proposed setbacks, site landscaping and screening, and compatibility with existing platted residential uses; (15) Project signage; (16) Protective restrictions andlor covenants; (17) CompatJ."ility of proposed project with existing development within the U.S. Highway 31 Corridor; and, (18) Consistency with the policies for the Overlay Zone which are set forth in the Comprehensive Plan, including the Thoroughfare Plan. D. The Commission shall make written findings concerning each decision to approve or disapprove a DP. The President of the Commission shall be responsible for signing the written findings of the Commission. E. An amendment to an ADLS may be reviewed and approved by a committee of the Commission according to their Rules of Procedure. However, any interested party may appeal the decision of the committee directly to the Commission. F. Except as provided in Paragraph B above, for all projects in the U.S. Highway 31 Overlay Zone, the Commission shall review and approve the architectural design, landsca' ligbiTntr si e (ADLS) access to the fO erty site la; O,Tt-"'~'~m~Gl:f~B:!' pmg, ''''"'"'C, gnag , P p, y.......il1,'''''''. ,. .., ., 'R~gtim\ pursuant to Sections 23B.9 through 23B.15, and such approvals shall be necessary prior to: (1) The establishment of any use of land; (2) The issuance of any Improvement Location Permit; (3) The erection, reconstruction or structural alteration of any building(s) in the U.S. Highway 31 Overlay Zone; or (4) Any changes in any site improvements. G. The Commission may, after a public hearing, grant a Plan Commission Waiver of certain Development Requirements of this Chapter, so noted within. Any approval to permit such a waiver shall be subject to the following criteria: Chapter 23B: US Highway 31 Corridor Overlay Zone 23B-3 as adopted per Z-340 CITY OF CARMEL & c:LA.Y TOWNSHIP ZONING ORDlNANCB (1) The proposal shall be in harmony with. the purposes and the land-use standards contained in this Chapter. (2) The proposal shall enhance the overall Development Plan, the adjoining streets capes and neighborhoods, and the overall U.S. 31 Corridor. (3) The proposal shall not produce a Site Plan or street/circulation system that would be impractical or detract from the appearance of the Development Plan and the U.S. 31 Corridor, and shall not adversely affect emergency vehicle access or deprive adjoining properties of adequate light and air. .~ ~~ rovisions In granting a waiver, the Commission may impose such conditions that will, in its judgment, secure the purposes of this Chapter. This Paragraph does not affect the right of an applicant under Indiana law to petition the Board for a variance from development standards, as provided in IC 36-7-4-918.5 and this Zoning Ordinance. 23B.3 Permitted Uses: All uses which are pennitted in the underlying primary zoning distrlct(s), except the uses expressly excluded by Section 23B.5, are permitted in the U.S. 31 Overlay Zone. In addition, Office Buildings and Full Service Hotels are permitted in the U.s. 31 Overlay Zone between the north right-of-way line of 1-465 and 136th Street, whether or not they are permitted in the underlying primary zoning distrlct(s). 23B.4 Permitted Special Uses: There shan be no Special Uses pennitted in the U.S. Highway 31 Overlay Zone. 23B.5. 1 Excluded Uses: Automobile sales or leasin ; Boat sales; Car wash; Commercial warehouse storaae; E' t sales or air, Flea market; Fertilizer manufacturin ; Grain elevator, Inn Junk and/or sal e ani; Manufactured housin sales; Mobile home co . Movie theater indoor & outdoor ; Plant nurs Chapter 23B: US IDghway 31 Corridor Overlay Zone 23B-4 as adopted per Z-340 CITY OF CARMBL &. CLAY TOWNSHIP ZOlolING ORDIN.ANCB Refining or manufacturing of petroleum products 23B.5.2Retail Uses: Retail Uses may be included in one or more buildings within a DP, subject to the following: A. Retail Uses may comprise up to: (1) fifteen percent (15%) of the Gross Floor Area (GF A) of any buildiD.g; or, (2) Up to thirty percent (30%) of the GFA of one building may be retail uses, provided that: (a) Total square footage of retail uses designated in the development plan does not exceed fifteen percent (15%) of the GFA of all buildings combined; or, (b) Retail uses over fifteen percent (15%) oftb.e GFA of anyone building be located on the ground floor or below grade. B. The Commission may grant a waiver to allow retail use to be located on floors other than ground or below-grade, pursuant to the criteria found in Section 23B.2. G. 23B.5.3Retail Uses Listed For purposes of this Section 23B.5, all uses permitted in the B-8 District (Section 19.1) except for uses permitted in the B-5 District (Section 16.1) shall be considered retail uses. 23B.6 Accessory Buildings and Uses All Accessory Buildings and uses which are permitted in the underlying primary zoning district(s) shall be permitted, except that any attached or detached Accessory Building in any DP/ADLS shall have on aU sides the same building proportions, architectural features, construction materials, and in general be architecturally compatible with the Principal Building(s) with which it is associated. 23B.7 Minimum Tract Size A. Except as provided in Paragraph C, below, the minimum area covered by a DP within the U.S. Highway 31 Overlay Zone must be 217,800 square feet (5 acres). Chapter 23B: US Highway 31 Corridor Overlay Zone 23B-S as adopted per Z-340 CITY OF CARMBL & CLAY TOWNSHIP ZONlNG ORDINANCE B. If a Parent Tract (Tract) is located both inside and outside of the U.S. Highway 31 Overlay Zone, a DP shall be submitted to the Commission for the entire tract. Wherever there exists a conflict between the requirements of the underlying zoning and those of the U.S. 31 Overlay Zone, the reqUirements for the U.S. 31 Overlay Zone shall prevail. C. !fa parcel ofland or subdivision lot was recorded prior to Apri12l, 1980 (the "Effective Date"), and said parcel or lot does not contain the minimum area required by this Paragraph, said parcel or lot ("Undersized Lot") may be used for any use permitted in the U.S. 31 Overlay Zone provided that: (1) At the time of recordation of the Undersized Lot or on the Effective Date, the Undersized Lot met the requirements for minimum lot size then in effect for a lot in the underlying primary zoning district(s); (2) The owner of the Undersized Lot must include any adjoining vacant land (not separated by a street or public way) owned or owned by an affiliate on or before the Effective Date or at the time of application which, if combined with the Undersized Lot would create a parcel which conforms, or more closely conforms, to the requirements of this Paragraph; and, (3) All other requirements applicable to the U.S. 31 Overlay Zone can be met. D. Section 23B.7 does not preclude the sale or other transfer of any parcel of land within a Parent Tract after the approval of a Development Plan (DP) for the entire tract. However, the development of the parcel must still confonn to the DP for the Parent Tract as approved or amended by the Commission, and all other applicable requirements contained in the Zoning Ordinance. ~~a.;&'~r:(Ffe1gti~:i'Mi\ryifra::R~~'ri~~ The purpose of this Section is to provide site design requirements that align buildings along the edges of a parcel, towards the public righto{)f-way of the U.S. 31 Corridor, and, where applicable, the PennsylvanialD1inois Street Corridors. !,\,~[:<<~' 23B.8.1Build-To Lines: A. Except as allowed in Paragraph B below, all Principal Buildings shall be located on the U.S. 31 Corridor Build-to Line, defined in Paragraph C below. B. For Development Plans on Through Lots with two or more Principal Buildings (buildings), up to one-half (Y2) of the buildings may be placed on the Pennsylvaniallllinois Corridor Build-to-line instead of the U.S. 31 Build-to Line. C. Dimensional requirements for Build-to-lines shall be measured from the highway or street Right-of-way line: Chapter 23B: US Highway 31 Corridor Overlay Zone 23B-6 as adopted per Z-340 CIl'Y OF CARMEL 01; CLAY TOWNSHIP ZONlNG ORDINANCB ;., (1) u.s. 31 Corridor: ninety (90) feet (2) Pennsylvania/Dlinois Corridor: twenty (20) feet D. Principal Buil~ that are also located adjacent to any arterial or parkway (e.g. 96th Street or 116 Street) shall be sited consistent with the Building Setback Line of the underlying zoning. 23.B.8.2 Minimum Side and Rear Yards: A. Forty~:five (45) feet when located adjacent to any residential use or zone. B. Fifteen (15) feet when located adjacent to business use or business zone. 23B.8.3Building Height: As specified in the underlying primary zoning district(s), except as follows: A. Minimum Building Heights: (1) All uses along U.S. 31; thirty~ight (38) feet. (2) All uses along Pennsylvaniallllinois corridors, or adjoining arterial/parkway; twenty-six (26) feet. B. Maximum Building Heights: As specified in the underlying primary zoning district(s), except as follows: (1) B-5 District - Between 1465 and 131 st Street: eighty (80) feet, except that the maximum height may not exceed forty percent (40%) of the distance from any residential use or zone. (2) B~6 District - All uses, between 1-465 and 131 st Street: one hundred fifty (150) feet, except that the maximum height may not exceed forty percent (40%) of the distance from any residential use or zone. (3) Maximum height for all buildings along Pennsylvania Street and Illinois Street frontages shall be fi:fty~five (55) feet. 23B.8.4 Minimum Parcel Width: For a,ll uses, the parcel width shall equal or exceed that amount which is one~half (Yz) the depth of the parcel. However, if a parcel of land or subdivision lot was recorded prior to April 21, 1980 (the "Effective Date'), and said parcel or lot does not contain the minimum width required by this Paragraph, said parcel or lot (''Undersized Lot') may be used for any use permitted in the U.S. 31 Overlay Zone provided that: A. At the time of recordation of the Undersized Lot or on the Effective Date, the Undersized Lot met the requirements for minimum lot width then in effect for a lot Chapter 23B: US Highway 31 Corridor Overlay Zone 23B~ 7 as adopted per Z-340 ClTY OF CARMBL & CLAY TOWNSBIP ZONING ORDINANCE in the underlying primary zoning district(S); B. The owner of the Undersized Lot must include, up to the minimum parcel width, any adjoining vacant land (not separated by a street or public way) owned, or owned by an affiliate, on or before the Effective Date or at the time of application which, if combined with the Undersized Lot, would create a parcel which conforms, or more closely conforms, to the minimum parcel width. requirements of this Paragraph, and C. All other Development Requirements applicable to the U.S. 31 Overlay Zone can be met. 23B.8.5MinimumGross Floor Area: All buildings shall have a minimum of fifteen thousand (15,000) square feet of gross floor area, excluding the floor area of any basement or any accessory building(s). Accessory Buildings permitted need not meet this minimum floor area requirement. The intent of this minimum gross floor area requirement is to preclude small, freestanding buildings and uses not in character with the Corridor. 23B.8.6Maximum Parcel Coverage and Density: A Maximum Parcel Coverage shall be sixty-five percent (65%) of any parcel covered by a DP. B. Maximum Floor Area Ratio (F A.R) shall be 0.70, with the F .AR being calculated by dividing the total gross floor area of a building or buildings on any parcel by the area of such parcel. 23.B.8.7 Waivers: The applicant may request a Plan Commission Waiver to the dimensional and quantitative standards of this Section 23.B.8, by not greater than thirty-five percent (35%), consistent. with requirements set forth in Section 23B. 2. G. 23B.9 Architectural Design. Requirements In reviewing the architectural design of building(s) proposed to be built in the U.S. Highway 31 Overlay Zone, factors to be considered by the Commission shall include but not be limited to the following: A Context: All buildings shall be designed with respect to the general character of the U.S. 31 Corridor and, particularly, with due consideration to buildings located on lots that abut the project site. B. Scale and proportion: All building fa~des, including doors, windows, column spacing, and signage shall be designed using the Golden Section, represented by the ratio I: 1.6 or 1.6: 1. Chapter 23B: US Highway 31 Corridor Overlay Zone 23B-8 as adopted per Z-340 CIIY OF CAllMEL &; CLAY TOWNSBIP ZONING ORDINANCI! C. A minimum of three materials shall be used for building exteriors, from the following list: stone, brick, architectural pre-cast (panels or detailing), arcbitectural metal panels, glass, ornamental metal. Large expanses of glass are allowed, up to 70% of the fayade area. The building may not be constructed entirely of a metal and glass curtain wall. Concrete block is not allowed as an exterior :finish material. D. All buildings shall be designed with a minimum of eight external comers, in order to eliminate box buildings. E. Building penthouses must be incorporated into the building fa.~ design, including exterior materials specifications. F. Sloped roofs shall not exceed one hundred (100) feet without a change in roof plane, or gable or dormer. Sloped roofs shall be either standing seam metal or dimensional shingles. G. Exhibits. The following architectural exhibits shall be provided to the Commission in addition to normal. submission requirement of any DP or ADLS application: (1) A Site Plan showing the proposed building in the context of adjoining buildings, including buildings across U.S. 31. (2) Perspective computer-enhanced color renderings showing the proposed building, signage, parking areas (shown loaded) and any displays within the context of the actual existing site conditions, including how it will look from any adjoining residential areas, as well from as three locations, whose distance is no less than 300 linear feet away nor more than 1000 linear feet away (from the property line), along U.S. 31: (a) U.S. 31 Southbound lane (b) Immediately across the highway, from approximately first floor level (c) U.S. 31 Northbound lane (3) Golden Section analysis, providing building elevations which define how the proposed building has been designed utilizing the proper ratio. H. Waivers: The applicant may request a Plan Commission Waiver to the dimensional and quantitative standards of this Section 23.B.9 by not greater than thirty-five percent (35%), consistent with requirements set forth in Section 23B.2.G. 23B.lO.l Landscape Plan: A Landscape Plan shall be submitted to the Plan Commission for its approval at the same time other plans (i.e. architectural design, lighting, parking and signage) are submitted. This plan shall: Chapter 23B: US Highway 31 Corridor Overlay Zone 23B-9 as adopted per Z-340 CITY OF CARMEL & CLAY TOWNSHIP ZONING ORDINANCE A Be drawn to scale, including dimensions and distances; B. Delineate all existing and proposed buildings, private parking areas, walks, ramps for handicapped, terraces, drive-ways, signs, lighting standards, steps and other similar structures; C. Delineate the location, size and description of all plant material and the irrigation system. for all planting areas. Landscape treatment for plazas, roads, paths, service and private parking areas shall be designed as an integral /coordinated part of the Landscape Plan for the entire lot. 23B.IO.2 Landscape Area Requirements: A. Greenbelt: (1) The Greenbelt along U.S. Highway 31 shall be a minimum of thirty (30) feet in width. and landscaped per the requirements of Section 23B.I0.3.B. (2) The Greenbelt shall be unoccupied except for plant material, steps, walks, terraces, bike paths, lighting standards, signs, and other similar structures (excluding a private parking area). Mounding and other innovative treatments are to be encouraged in this area. (3) A base-planting unit for each one .hundred (100) linear foot increment of the Greenbelt has been designated, as follows: (a) Five (5) shade trees; (b) Three (3) ornamental trees; (c) Fifteen (15) shrubs ot, three (3) evergreen trees; B. Planting Strip: (1) A planting strip, minimum width shall be ten (10) feet, shall be provided adjacent to any Collector or Arterial Street, or Parkway right-of-way within the U.S. 31 Overlay Zone. (2) Adjacent to an Entry Drive. Minimum width ten (10) feet. (3) Adjacent to any parking area, minimum width as follows: (a) five feet (5~ wide when adjacent to business zoned property. (b) fifteen feet (15') wide when adjacent to residential use or zoned property. (4) The planting strip shall be unoccupied except for plant material, steps, terraces; driveway and pathway crossings, lighting standards, signs, benches, and other Chapter 23B: US Highway 31 Corridor Overlay Zone 23B-10 as adopted per Z-340 cmr OF CARMBL &. CLAY TOWNSHIP ZONING ORDIN'ANCE: similar structures. (5) The base planting unit for planting strips shall be as follows: (a) Adjacent to Parallel Collector/Arterial Roadways, for each one hundred (100) linear foot increment: (i) Three (3) shade trees (ii) Two (2) ornamental trees (ill) Ten (10) shmbs (b) Adjacent to entry drives: Same planting unit standards as for Parallel Collector! Arterial Roadways, above. (c) Adjacent to parking areas: per Appendix A: Perimeter Buffering C. Planting Adjacent to Buildings: (1) A planting area equal to an area measuring twenty-five (25) feet in depth by the width of the front of the building plus twenty (20) feet (to extend ten (10) feet out on both sides) shall be installed along building fayades that face U.S. 31. (2) A planting area equal to ail area ten (10) feet in depth by the remaining sides of the building shall be installed on all other sides of the building(s). (3) Sidewalks up to eight (8) feet in width may be permitted in these areas, but shall not occupy the entire planting area on any side of the building(s). (4) If an approach driveway or sidewalk cuts into a planting area, the area displaced by the driveway or sidewalk shall be added to the building perimeter planting. (5) These adjacent planting areas need not be rectangular in shape as long as the required amount of space is landscaped; innovative and original designs are encouraged. D. Planting Within Parking Lots: A minimum of one (1) shade tree and five (5) shrubs shall be planted within each parking lot for every nine (9) spaces provided, or not less than eighteen (18) trees per acre of parking.-8ee Section 23B.IO.3.B for minimum planting area requirements.n E. SideJRear Yard Landscaping: Planting unit shall occur per Paragraph Fbelow. F. Greenbelt Buffers shall be established within required side and rear yards pursuant to Appendix A: Perimeter Buffering. G. Total Landscaping Required: Chapter 23B: US Highway 31 Corridor Overlay Zone 23B-ll as adopted per Z-340 C1TY OF CARMEL & CLAY TOWNSHIP ZONING OBDINlINCB Inclusive of the Greenbelt, the planting adjacent to the building(s), the Greenbelt Buffers, and the planting within parking lots, a minimum of fifteen percent (15%) of the project area shall be landscaped. 23B.I0.3 Landscaping Installation and Maintenance. A. Materials: All plants proposed to be used in accordance with any landscaping plan shall meet the following specifications: (1) Shade trees: 2 Yz inch caliper, a minimum height of eight (8) feet, and a branching height of not less than 1/3 nor more than Y2 of tree height. (2) Ornamental trees: 1 Yz inch caliper a minimum height of six (6) feet, and a branching height of not less than 1/3 nor more than Yz of tree height. (3) Evergreen trees: A minimum height of eight (8) feet. (4) Deciduous shrubs: A minimum height of twenty-four (24) inches, and no less than six (6) main branches upon planting. (5) Evergreen shrubs: A minimum height and spread of twenty-four (24) inches. B. The dimensions, specifications and design of any planting area or planting median shall be as follows: Shade Trees: 9 feet wide (1) (2) (3) Ornamental Trees: 7 feet wide Shrubs (only): 5 feet wide C. Landscaping materials selected shall be appropriate to local growing and climate conditions D. Installation: All required landscaping shall be installed prior to the issuance of a final Certificate of Occupancy by the Department. If it is not possible to install the required landscaping because of weather conditions, the property owner shall post a bond for an amount equal to the total cost of the required landscaping not yet installed, prior to the issuance of the Final Certificate of Occupancy. E. Maintenance: It shall be the responsibility of the owners and their agents to insure maintenance of project landscaping approved in accordance with the Overlay Zone requirements. This is to include, but is not limited to, irrigation and mulching of planting areas, replacing dead, diseased, or overgrown plantings with identical varieties or a suitable substitute, and keeping the area free of refuse, debris, rank. vegetation and weeds. F. Changes After Approval: No landscaping which has been approved by the Commission Chapter 23B: US Highway 31 Corridor Overlay Zone 23B-12 as adopted per Z-340 CITY OF CA:8MEL &; CLAY TOWNSBIP ZONING ORDlNANCB . '* may later be materially altered" eliminated or sacrificed, without first obtaining further Commission approval. However, minor alterations in landscaping may be approved by the Director in order to conform to specific site conditions. G. Inspection: The Director shall have the authority to visit any tract within the U.S. Highway 31 Overlay Zone to inspect the landscaping and check it against the approved plan on file. 23B.10A Protection of Existing Trees: A. 9" DBH or larger. and B. located within the Greenbelt, Planting Strips and perimeter buffering. 23B.10.5 Waivers: The Plan Commission may grant a waiver to the dimensional and quantitative standards of this Section 23.B.l0, by not greater than thirty-five percent (35%), consistent with requirements set forth in Section 23B.2.G. 23B.lI Public Art Publie art that is included as part of a Development Plan shall be displayed in a location that is visually accessible to the public and visible from either U.S. Highway 31, Pennsylvania Street, Range Line Road, or Dlinois Street/Meridian Corners Boulevard. A. Except as provided in Paragraph B, there shall be no (0) parking between the U.S. 31 right-of-way and the front build-to line of the building. (1) The required number of parking spaces is established in Section 27.0, depending upon the zoning and intended land use. (2) There shall be an appropriate number of parking spaces reserved for use by handicapped individuals, per State and Federal requirements. (3) Direct, articulated pedestrian access shall be provided from the street to the building's primary entrance. (4) A bicycle parking area should be provided for each building. (5) ii::~b6ve::gr~;"'~~~.:'p~kjn8f~W1;iessni\.lr ~'6n...'a11....$ideS:architeCfii'taI Chapter 23B: US Ilighway 31 Corridor Overlay Zone 23B-13 as adopted per Z-340 CITY OJ! CARMBL & CLAY TOWNSHIP ZONING ORDlNANCB .~~. B. Waivers: The applicant may request a Plan Commission Waiver-to the dimensional and quantitative standards oftbis Section 23.B.12) by not greater than thirty-five percent (35%)) consistent with requirements set forth in Section 23B.2. G. 23B.13 Lighting Recnrlrements A. A Site Lighting Plan shall be submitted along with any DP or ADLS plan. The Site Lighting Plan shall include the type) standards) layout, spread & intensity of aU site lighting, including: (1) parking lot and service/storage area lighting; (2) architectural display lighting; (3) security lighting; (4) lighting of pedestrian and bicycle ways; (5) architectural and landscape lighting. B. All site lighting shall be coordinated througbout the project and be ofunifonn design, color and materials. C. The maximum height of light standards shall not exceed the building height proposed, or twenty-five (25) feet) whichever is less. However) when light standards abut or fall within ninety (90) feet of a residential use) they shall not exceed fifteen (15) feet. D. All exterior architectural, display, decorative and sign lighting..shall be generated from concealed, low level light fixtures. E. The average illumination for site lighting shall be a maximum of three (3) footcandles. F. All site lighting shall be designed to not exceed 0.3 footcandles at the property line in business or manufacturing districts) and 0.1 footcandles at the property line of adjoining residential uses. G. Waivers: The applicant may request a Plan Commission Waiver to the dimensional and quantitative standards of this Section 23.B.13) by not greater than thirty-five percent (35%). consistent with requirements ~et forth in Section 23B.2.G. Chapter 23B: US Highway 31 Corridor Overlay Zone 23B-14 as adopted per Z-340 CITY OF CARMEL '" CLAY TOWNSHIP ZONlNG OllDINANCB I "j 23B.14 Bicycle and Pedestrian Access The DP shall include specific provisions for incorporating pedestrian and bicycle access, circulation and amenities into the development. Such bicycle and pedestrian access considerations shall include linking pedestrian and bicycle facilities to adjacent development, the overall u.s. 31 Corridor, and, the Carmel community's overall system of bicycle and pedestrian trails and routes. 23B.15 Access to Individual Tracts As U.S. Highway 31 is a limited access highway, and as access to individual tracts along this highway is either not in existence or not clearly defined in many cases, access roads will need to be built. In order to preserve the aesthetic benefits provided by the greenbelt, access roads shall be provided at the rear of all tracts, whenever possible. Access roads to contiguous tracts shall be coordinated so as to form one main access road serving adjoining developments. These roads should be designed so as to funnel traffic onto major arterial roads rather than into residential areas and roads that may adjoin or be near this Overlay Zone. Bicycle and pedestrian access shall likewise be coordinated with vehicular access, greenbelt design and parking. 23B.16.1 Outside Storage of Refuse: Unenclosed storage of refuse (whether or not in containers) or display of merchandise shall not be permitted on any project. All refuse shall be contained completely within the Principal Building or Accessory Building. Any Accessory Building for refuse storage shall be: A. Designed to include a roof structure; and, B. Architecturally compatible with the Principal Building. 23B.16.2 Loading and Unloading Areas: Loading and Unloading Berths or Bays shall be designed as specified in the underlying primary zoning district(s), except that any Loading and Unloading Berth or Bay shall not be oriented to U.S. Highway 31. Loading and Unloading Berths or Bays oriented toward any other public right- of-way, shall be landscaped/screened using masonry wall(s), plant material, or a combination thereot: subject to Commission approval. 23B.16.3 Additions to Existing Residential: Uses and Detached Buildings accessory to single-family dwelling units are permitted provided that the use and/or structure meets the requirements of the underlying primary zoning district. Additionally, any detached structure: A. Must be of compatible architectural design with the Principal Building; B. Must be set back a minimum of thirty (30) feet from the right-of-way line nearest to and running most parallel with U.S. Highway 31; and be accompanied by the minimum applicable perimeter buffer per Appendix A. Chapter 23B: US Highway 31 Corridor Overlay Zone 23B-15 as adopted per Z~340 ClTY Qll' CAlWBL &; CLAY TOWNSBIP ZONING OlWINANCB C. Waivers: The applicant.may request a Plan Commission Waiver to the dimensional and quantitative standards of this Section 23B.16.3, by not greater than thirty-five percent (35%), consistent with requirements set forth in Section 23B. 2. G. 23B.17 Application Procedure 23B.l7.1 Consultation with pirector and Application: Applicants shall meet with the Director. to review the zoning classification of their site, review the regulatory ordinances and materials, review the procedures and examine the proposed use and development of the property. The Director shall aid and advise the applicant in preparing his application and supporting documents as necessary. The applicant shall submit: · two (2) copies of the written application form; two (2) copies of the DP and/or the required infonnation on architectural design, landscaping, parking, signage, lighting and access (ADLS), · as well as all necessary supporting documents and materials. Filing fees shall not be required for applications for additions to residential housing required to be reviewed under this Section 23B. 23B.17.2 Initial Review; Submission to the Commission: Following the receipt of the written application, DP and/or the required information on architectural design. landscaping, parking, signage, lighting and access (ADLS), and necessary supporting documents and/or materials by the Director, he shall then review the materials solely for the purpose of determining whether the application is complete. in technical compliance with all applicable ordinances, laws and regulations and is to be forwarded to the Commission. If the materials submitted by the applicant are not complete, or do not comply with the necessary legal requirements, the Director shall inform the applicant of the deficiencies in said materials. Unless and until the Director formally accepts the application as complete and in legal compliance, it shall not be considered as formally :filed for the purpose of proceeding to succeeding steps toward approval as hereinafter set forth. Within twenty (20) days of the fonnal acceptance of the application by the Director, he shall formally :file the application by placing it upon the agenda of the Commission, according to the Commission's Rules of Procedure. The applicant shall file for each Commission member a copy of the DP and/or ADLS plans and supporting documents and/or materials pursuant to the Commission's Rules of Procedure, Article VII, Section 4. 23B.l7.3 Approval or Denial of the Application by the Commission: A. An approved DP or ADLS petition shall be valid for two (2) years from the date of approval. If a full and complete application for an Improvement Location Chapter 23B: US Highway 31 Corridor Overlay Zone 23B-16 as adopted per Z-340 CITY OF CARMBL &. CLAY TOWNSHIP ZONING ORDINANCE " 23B.17.4 Permit (ILP) has not been submitted at the end of the two (2) year period, the DP and/or ADLS request must be re-submitted to the Commission 'for a time extension. B. If the DP and/or ADLS plan is materially changed in any way, resubmission to the Commission per Section 23B.2 is required. C. If an ADLS petition is denied by the Commission, the Commission shall provide the applicant with a written copy of said reasons, if requested. Reservation of Land for Pending State Highway Improvements: A. In addition to the development requirements specified in Sections 23B.3 through 23B.8, a DP must reserve for acquisition by the State of Indiana all land that the State expects to need for pending improvements to U.S. Highway 31, as shown on plans developed for the Indiana Department of Transportation by the consulting firm Bernardin, Lochmueller and Associates for the Major Investment Study (1997), or, as shown on plans from the Parsons Transportation Group prepared for the Environmental Impact Study. An applicant must notify in writing the Commissioner of the Indiana Department of Transportation (INDOT) of any proposed DP that includes land within the projected right-of-way for those pending improvements. B. ~ev~ran. applicantbeli~sthatthe reservation of sucili land. as .re<{Uiredby Paragraph A would result in the loss of an reasonable and benefiCial use of or return from the applicant's property, then the applicant may request an Economic Hardship Exception from the terms of Paragraph A, pursuant to the Plan Commission's Rules of Procedure. C. Upon receipt of a request for an Economic Hardship Exception, the Commission shall hold a public hearing on such request. The hearing may not be held until at least ninety (90) days after the applicant has notified the Commissioner ofINDOT of the proposed DP as described above in Paragraph A. In determining whether to grant an Economic Hardship Exception, the Commission may consider the following criteria: (1) the applicant's knowledge of the State's plans at the time of acquisition; (2), the current level of economic return on the property, including the date of purchase, the purchase price, income from the property, any remaining mortgage debt, real estate taxes, and recent appraisals of the property; (3) any recent offers for sale or purchase, including offers to purchase which the State itself may have made; (4) the feasibility of profitable alternative uses for the property; and, (5) whether the State can reasonably be expected to provide just compensation to the applicant for any taking of the applicant's property Chapter 23B: US Highway 31 Corridor Overlay Zone 23B-17 as adopted per Z-340 crrY OF CARMEL & CLAY TOWNSHIP ZONING OllDINANCB within one (1) year from the date of the Commission's decision. D. An applicant for an Economic Hardship Exception must prove, by clear and convincing evidence, both: (1) that the existing use (if any) of the applicant's property is economically infeasible; and, (2) that, if the terms of Paragraph A are applied to the property, the sale, rental, or rehabilitation of the property will not be possible, resulting in the property not being capable of earning any reasonable economic return. The Commission's decision must be in writing and must contain the factual findings that constitute the basis for its decision, consistent with the criteria in Paragraph C. Chapter 23B:US Highway 31 Corridor Overlay Zone 23B-18 as adopted per Z-340 , , Department of Community Services One Civic Square Carmel, Indiana 46032 ~ ~~COON~~ APR 26 2001 DOCs April 25, 2001 MarilYn Anderson, President RE: Heart Hospital, l06th and Meridian As a homeowner in The Reserve II we would like you to reconsider plans for this hospital. We are upset with the thoughts of noise during construction and later with sirens. We also have anxiety about bright lights during the night hours. We beg for your solicitude in this concern. 'l7vv'f- /Iv.-..-. <J . JJ .~ Mr. and Mrs. J. G. Kenny 331 Millridge Drive Indianapolis, IN 46290 V"I"II"VV~ rl\.1. .1.01;<1:.1. rl\A. "Lt 0,)0 L,)l:IO 1~1\ nunn. '-Ulill'tLU.7 ...... ",-n .l1~lIX ~VU~/UV.L N. K. HURST COMPANY beans . :'. '.~ .. : :~~:~:'t:: :~~~~ ,~",''i..~.,l.,.1.~1::;;~~~~,t;:~. ~~: ~ &:10 WC;5T McCARTY STltC:C:T. ,.. O. BOX 'IlS . 110101410141'01.1.. INO'ANA ,",620B AIl&A CODE 317. 834..6AZ!S TWX NO. 810.341.3111& F'AX NO. 317..38.13'6 AVAIL.ABL.E IN THESE VARIETIES Navye Pinlos Great Northerne CelifQrnia Small Whites Baby L.imas L.a Ige L.imas Gaby Green l.imas . Smell Reds Red Kidneys B1ackeyes Yelloweyes Bisel( Turtles Whole Peas Gman Sr'llit Ptllll> Yellow Split Pess Cranberrys lentilS Garblln~os Pinks April 27, 2001 1- J f?J~~~Nrg(g t!PR 30 2001 DOCS Marilyn Anderson, Preliidenl Carmel-Clay Plan Commission Dear Ms. Anderson, We are concerned about the proposed Heart Hospital at I06,h and Meridian Streets. The lighting, noise and size of the project are of particular concern. Since a Hospital never closes, the lighting in the parking lots and other areas would be very distracting. The noise of this 24-hour operatioll, coupled witb sirens would be annoying. The size-l 20 beds.seems large for the size of the land. All of this would distract front the value and enj oyment of our home. We hope you reject the 24 hourl7day a week plan and instead eventually build a regular office building there. Tfyou are going to let tIus 24/7 operalion be there, please turn the lights away from our residential area, leave space between the project and our homes and require that it be heavilv landscaped between Reserve II and the project. Landscaping such as tall, full evergreen trees with other year round foliage to block the lights, noise and view would be helpful. Qur real hope is that you will save this land for a more normal office operation. Thank you. ~erel. . t~ i1'amC.Hurst';l~ Rosalie S. Hurst , 370 MiIlridge ~ Indianapolis, IN 46290 WCH/ljp HURST'S BRAND BEANS G A.ROUND THE: WORLD , ~~ F t r~ ~ t -; L ~ r rf t ,~f ~ ~ ;rl~{ ~~~ ~ r. t l Sf' ~~Q .~. t ~ o~~ . .G r~ffi< r[ t.::oO ;r[l CI:l~o , r; Ii . t ~tfJ~ f ~ ~ ~~~ I-r ~~ J:- ~ f.t ~\~. Q ='d ~ ~ ~ f- ~ :JJ~ ~ f 'fJ!D t ~ &' (t.. 'IN c,j ~B . f ~.. ~ ~~ ~ f ' t t...~' o . .. lJ!ll I fl r ~ ~ ~ r. Ilf t.'o t ~ t' t , .. .... '- ,. ., O<//'d.l//o/ .. -rh}xJ .ff/t1JuJ.~ ~ ~ ~t4'U.L ~-Chuj.~ .~ ~.~: \Q~~w(~~~ ~ ~ ~ctioxJ ~J.- ~ tht Y!-L ~W-I.A1.. ~ JLI.- /{)~Y::Ia~ ~. r1A-~J.iIL~~ I2f- ~~I W ~ ~ uc; L.ILI.- ~ lf1Lt Iuu-. WL-~JAt-~~ a-u(~. ~~~.~ ~~~~~~~~. ~ .' 4-- fLiL ~ fJtI.a m.aJh. J ~~ J.jl~/~ . ~~~IUJ ~ ~ &-/- JL/Luv . ~ .,~ ljy1J.~~. ~~~~~ Jl:t:h..L ~ ~ . . JJ/~I . 1- .J~M-- wM- ~ ~ . I ~ &t.u0 JJ/~ o)d/~~~~. ~~~~ . . 1111 .hJA.JA-.~dl~ l~(hdIt1jL ~'A . I( ) ~~'-~ar---J v "~--~~J I. J~~~ ~~Juc):~~Vd ~ k ~~~~~ J-hLd. J:.&~~~ ~ ~L/JlLJI'~" ~ tJ-u. LL, ~ u ~tJf!~U4l ~' . ~ a<<IAUL ri-hf- JL 6ui.L~ dA-uX ~ ~~ ~~ W-U::L ~~. ~~ oJLld:, -- JdJ-ft IL1::u1L . JJLL ~ rol!:Wu W-~ #~ lA1~ 'I-Iu ~ ~~ rA..LWu ~ ~ . ~ lu.du.g <h'L.- . .LJ#AJd/J . . 1~~puv-rdL ~~- 'J.A1- JAl-fL W-U=IL J ~ ~ t5? ~ I ~ 4, \J2 ~ c.-N- UJ..i} ~. . ~ Mi 87'L; ~ iJzU:L ~ L{Jc::t I ~. ~ \tLL tLU..OI-. ~ ~, uL ~ W-a- JJ-~, w~ ~ LIlJUcU/ IUJ ~ 't-Iuuv ~o nUiU.Li:L<u ~JAL S ~. I .~~ ~ ~,~,~. r1 J'lJ l/Jh t4 ~M1.1 I~AJY~tU.AL UL1. ~~~'-{f~- ~," ~t-?IUL . ~ . I' ,. ~j~~~~{fJ . ,~JJ/LL~~ (/ tht ~ vtU1:-L . ~~~~ ~~~ Typed version of the original letter written by Patricia G. Hester as contained in the Meridian @ 465 - Heart Hospital, 42-01 DPIADLSfile. 04/24/01 Ms. Marilyn Anderson President of the Carmel-Clay Plan Commission Dear Ms. Anderson: I am writing in reference to the plans for construction of a hospital on the southwest comer of 106th and Meridian. As a life-long resident of Carmel, I have lived in an area that has experienced enormous growth and change. Carmel has grown from a small city with many small city benefits to a large city with many large city problems. Many of the things that made Carmel a really wonderful place to live, rear children and work are no longer part of this community. Of necessity, many changes come with growth. However, over the years, growth has been allowed to happen with very little concern for quality of life, aesthetics, community history, neighborhood consideration, or character of an old, vibrant and unique community. Now Carmel is just another community victimized, urbanized, "automatized", populated, deforested, paved by urban sprawl. Looking back I realize that zoning for quality of life has always taken a back seat to zoning based on quantity of tax revenue. Plans for a hospital backing up to an existing residential area with access only from a side street or through an office park with no public transportation is very short-sighted. There are many other tracts of land in the area near already major cross streets not backing on residential property that would provide adequate access without disturbing an area with lighting, noise and 24 hour service needs. I plan on vigorously opposing construction of the hospital on this site. In fact, I seriously question the need for another hospital in our area at all. Within this area, no more than 20 minutes away, are 3 major hospitals, countless medical offices, surgery centers, labs, etc. Enough is enough! You can call me "heartless" but happy if the Commission would reconsider it's decision on allowing construction of a heart hospital on this site. Thank you for your consideration. Sincerely, Patricia G. Hester Norman L & Maxine Cohen 343 Millridge Drive Indianapolis, IN 46290 'Y'--=:Xt?>>, .. <\~S. ..,,-> .t .../<~\ :,.l .~ "r:\ ." 1 .2001':"5) . """'. S . i~'.., uYV :.....- ! April 26, 2001 Dear Ms. Anderson: As residents of Reserve 11, 343 Millridge Drive, we are very much opposed to the proposed heart hospital presented to us by REI Development. . . . '.. Amongtbemany collcerns.that we have.wewill mention the areas of most importance at this time: . 1. . The Reserve 1 & 11 at Springmill is contiguous to the proposed developmellt. In this development there are sixty four up-scale l~xury homes, so our. primary concernjs the de-valuation of our properties. . 2. Following that concern,.and not necessarily in this order, would be the additional traffic north and south on Springmill Road. 3. The sevellty-two foot height of the tower building which .would be the tallest. . building in the complex.' .' . . .' 4. Lighting that would penetrate our development. . . . 5. Noise created bya twenty-four h()ur, three hundred and sixty-five day . . operation. . " 6. ButTer zones, Such as landscaping. For the sake.ofnot creating a lengthy letter, we wmleave you with the above to . . consider at this time. .. YO~'f'strulY~' 'J Il . 'L:: ~~ . ~ ~n L axine Cohen ---- ----------- - ~--_._--- --- ---.-- L Goldblat.t 81pQ886 p. 1 May 4, 2001 Marilyn Anderson, President Cannel Clay Planning Commission C/o 10hn C. Dobsciwicz FAX 571-2426 Dear President Anderson: It is our understanding that despite the many concerns that have been voiced, plans have been pr~nari1y approved to construct a hospital and associated structures in the northwest quadrant of the intersection of96h and Meridian streets. We would like to register our strong opposition to this plan. When we built our home in the Reserve Section IT we anticipated that our quiet residential neighborhood would retain its special appeal and increase in value over the years. Instead, we have witnessed the construction of the Eli Lilly & Co. corporate offices (building since vacated) and the prospect ofa major shopping complex directly behind OUf property. The thought of adding a hospital to this area is absolutely ludicrous. First, it is not needed. We are situated directly between the two principal St. Vincent Hospital campuses and a relatively short drive from Methodist Hospital. Why we need an additional hospital complex with all its traffic, noise and associated problems is a complete mystery to us. It is certainly not necessary for adequate access to medical care. Second, the neighborhood in which we live is largely occupied by professional people, some of whom are retired and some, like us, who still live extremely busy professional lives. We greatly value the sanctity of our neighborhood and feel that it exemplifies one of the attractions for additional professional people to Indianapolis. Building hospitals, shopping complexes and other commercial ventures right next to very expensive residential neighborhoods, in a completely random and chaotic manner, greatly devalues both our property and the ability oflndianapolis to attract more professionals and others who have a very positive impact on the economy of our city. Notwithstanding all the above, should plans proceed for constmction oftbis hospital complex, we most strongly urge that certain specific issues be addressed. First, there must be substantial landscaping to protect the adjacent neighborhoods from the noise, commotion and clutter associated with the hospital complex. Second, it is very important for there to be as low intensity lights around the complex as possible. And third, noise control in general must be carefully and effectively executed. Since (it is our understanding) this is to be an acute care facility for cardiac patients the prospect of constant sirens and even helicopters is clearly likely. This will be very deleterious to the surrounding neighborhood, not unlike living right next to a combination airport/railroad track. . -- - -------------------- L. Goldblatt 81~9886 p.2 We urge you to seriously reconsider the entire plan to build additional hospitals and other commercial enterprises in this area without regard to residential concerns. And if that is. not done, at the very least have some consideration for the quality oflife of the surrounding neighborhoods. Thank you for your consideration. SW f.t/\ Lawrence I. Goldblatt, D.D.S. Judy S. Goldblatt 385 MilIridge Drive Indianapolis, IN 46290 Cc: Mrs. Jean Fronek 373 Millridge Drive Indianapolis, IN 46290 '~ZRA H. FRIEDLANDER, JUDGE ROOM 416 STATE HOUSE COURT OF APPEALS OF INDIANA INDIANAPOLIS 46204-2784 (317) 232-6892 April 26, 2001 Marilyn Anderson President, Carmel-Clay Plan Commission Dear Ms. Anderson, I have been a resident of Cannel for thirty years. Two of my children have gone through the Carmel school system, and my youngest daughter is currently at Cannel Jr. High School. I have had the opportunity to watch Cannel grow from a relatively small community to a large commuillty. Having uriderstood the growth and participated in it, I fully appreciate the job that the plan commission must undertake to provide for the orderly growth of the conununity. I am currently a resident, of the Reserve II. It has come to our attention that at 106th and Meridian a four- story heart hospital and parking garage will be built. It is my understanding that it is appropriately zoned, however the developers are coming before the plan commission for approval of lighting, landscaping and matters attendant thereto. It is of great concern to the residents of our community, in order to maintain a delightful place to live and one in which our property values will keep pace, that tlle lighting is such that it does not disturb the peace arid tranquility of our abili.ty to enjoy our property. Landscaping is also very important in tenns of not only aesthetics but also buffering. Landscaping can buffer not only the buildings, but the noise. I would urge the plan commission to protect the residents of the Reserve from the commercial development in a way to ensure that the homeowners are able to fully enjoy their property and maintain what they bargained for when they built their homes. Thank. you for your consideration. Very truly yours, (I 0' j.-..~_/ . /7 /J~ L-o/AD //I~ (~vi,,". I ~ t..-{... Ezra H. Friedlander EHF/bsc' - -- --- ~----- ------------~- ~--- , Mr. & Mrs. David Fronek -- 373 Millridge Drive Indianapolis, IN 46290 May 6, 2001 Ms. Marilyn Anderson, President Carmel-Clay Plan Commission Department of Community Services One Civic Square Carmel, IN 46032 Dear Ms. Anderson: I am writing this letter to you and other members of the Carmel-Clay Plan Commission to express our concern with a proposed development by REI Investments, Inc. The proposed site is on the SW comer of 1 o 6th and Meridian Street, just north of the Thompson Corporate office location. My wife and I have been residents ofthe Carmel area for many years and currently live at 373 Millridge Drive, in The Reserve 2. When we purchased our lot in 1997 and built our home in 1998, we knew based on discussions with the developer and builder that the development just east of us would contain additional commerCial buildings. In fact, the Lilly Industrial building was just beginning construction at that time and we investigated the scope of this building project as part of our purchase decision So having an appropriate office building on the above referenced property is not an issue; however, construction of a hospital and parking garage, along with very extensive parking on this relatively small real estate site seems totally out of context with the remainder of the development and the surrounding neighborhood. This is not a project that enhances the Meridian Corridor and maintains the character of the desired type of commercial properties. While recognizing that zoning may provide for the construction ofa hea1thcare facility, the scope of the proposed hospital does not lend itself to be an appropriate use for this remaining building site. It also seems to ignore the issue of any need for another hospital facility given the close proximity of the 81. Vincent Hospital main campus and the S1. Vincent's Hospital-North location More specifically, some of our concerns include: 1. Building a facility that is out of character with the surrounding developments and neighborhood. 2. The scope and design of the project is extremely dense relative to other buildings in this development and nearby areas. -- - -- ------ -~ ------- ---------- - 2 3. As contrasted with normal commercial office buildings, a hospital represents a 24x7 business, which imposes a significantly different burden on the neighborhood. The result is more traffic, noise, congestion, night lighting, and emergency vehicle ingress and egress in the surrounding residential areas. Please note, there are no proposed curb cuts for this development off Meridian; therefore, likely traffic patterns will be Springmill, I06tb, and, the ,current entrance just south of the Thompson headquarters. 4. The proposed development crowds the site to the extent that plans call for the project's retention pond to be place west ofIllinois Street. In all of our due diligence discussions regarding this site there was never to be any development other than the Lilly property on the west side ofIllinois. What is proposed eliminates a tree buffer that exists today on the SW comer of I06tb and Illinois. 5. REI as the developer and the Lilly Industrial property owner have not shown any regard for the noise problem that affects property owners in The Reserve 1 and The Reserve 2. Either bad design or faulty placement of the air handling equipment for the building's heating and cooling system results in a high pitched whine sound to be emitted when the system operates at high capacity; for example, on hot summer days. This amounts to serious noise pollution, which could probably be remedied by insulation, increasing the height of the walls surrounding the equipment, or some sort of system reconfiguration. To date there has been no regard shown for nearby residents. There is an even greater concern for similar noise pollution problems with the proposed hospital. How will this project's mechanical configuration assure that another problem is not created for the neighborhood? 6. Lighting for the large parking area, garage structure, and hospital itself is another concem Especially considering the around the clock usage of a hospital, the development's lighting could repres~nt a serious problem for surrounding neighbors. 7. The site plan eliminates the wooded parcel on the property's north side along I06th street because the size of the proposed development is too large for the site dimensions. There is little green space provided for in the site plan; what exists is essentially a parking lot. 8. As indicated above, the proposed hospital location forced on this relatively small real estate parcel, is not in keeping with what was envisioned along Meridian and not in concert with the rest of the office park development and with the other structures that are in the immediate surroundings. If some sort of health care facility were to be constructed on the proposed site given proper zoning concurrence, the project's size and scope needs to take into account proper land use and neighborhood concerns. We recognize that this is very valuable real estate and the owner/developer has a right to optimize their investment opportunity. At the same time this property along Meridian serves as the entryway for people entering Hamilton County from the south on Meridian. The hospital, as proposed, fails to conform to the surrounding land use and is not in harmony with its immediate business and residential neighbors. The site should be 3 developed similar to the existing commercial structures, not with a development that excessively over uses the site and creates unusual burdens. Significant modifications to the proposed structures are needed to address the concerns noted above. We respectively request the Carmel-Clay Plan Commission to require the developer to build the site more commensurate with the needs of the surrounding neighborhood and with minimal impact on commercial and residential neighbors. t:P~Jb7~ David T. Fronek cc: Jon Dobosiewicz /" Carmel-Clay Plan Commission GARyR.lNGERSOLL . ". 1~" ~7 I ' ..;( H r ::.:^~; j' ' .. .'." .. ~. .~ " '. ,1hl .-11 '7 /J . 1~4.. If{ (;l~.d,,~ tt'3(.",{,.: ~'_e.) iie.t~ L.;:..../. (/ II ~u.-€ _ Ai j ~ ;..~~ , ~.. (;.'-'>"7 ' _4( .3 l' r f ,''.It.~c.fI.-. ~/l. f!."../-;';<.4-f J I pJ t/.. h 0 .32- /j /J1.1 4'.4 ' V.J2 4!.~ /, i.'.r/... t..~...-tf.l"~..~~J .' fell... ,./.u__ddi1 ..J!~~;tk- &,-~~-4!--~ I-~/.. ti'-/n.e.tU-.;l-vJ d...J f) 1 /j " .....--~.......-'...:..- ~'- Ir ,0& A,. #..J .:# .-e-'~ a.. ':f'u, '1~1 <-4:::1-..../ "'~ .zL .t~ffi, HI /Jb, ,u...e //;.u.f! k<t4G.--', &l.~....,I...e... trJ~' 1/ .It' . -rltl--I ..L~7't...::C:z;../ ." ~<.." d""'''-.€ I.. . , . . .,q-~, ".;' .-(....~~'-". ~~. . 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I C.i''.FJ.''''t-&4'~L.cl-vt..-'-~ May 2, 2001 Frederic and Carolyn H1bbeln 312 Millridge Drive Indianapolis, Indiana 46290 Marilyn Anderson, President Carmel-Clay Plan Commission One Civic Square Carmel, Indiana 46032 Dear Ms. Anderson: As residents of the Reserve at Spring Mill we are interested in the proposed acute care hospital to be located on the parcel of land at Meridian and 106th street and borders on our community. As you may know this community is made up of many retired or soon to be retired families that wish to live in a quiet and peaceful neighborhood near the many services of the north side of metropolitan Indianapolis. We had believed that eventually an office building would be built on this site but never did we imagine an acute cardiac hospital over the wall that separates us from this commercial development. Our concerns for the quality of life we have enjoyed here the past three years are many but our main objections to this project are as follows: 1) Noise - There is no question in our mind that sirens and perhaps even a helicopter will become routine and intrude on our enjoyment of our patios and walkways. We are at this time trying to get some satisfaction from the noise of the heating and cooling fans from the Lilly building and so far have not had much attention paid to our pleas for some kind of solution to this problem. Also we worry about the noise of trash trucks as they collect from a hospital dumpster. 2) Lighting - As a hospital we feel that there will be much more light from the building during the evening and nighttime hours and that this will be distracting to those families whose bedrooms border this property as well as increase the artificiality of the neighborhood as a whole. 3) Traffic - Spring Mill Road has become so much more heavily traveled in the past few years and we feel that this will make an even greater demand on a road that was designed to be a residential byway and does not handle this extra load easily; and we fear the alternative of widening this road that is one ofthe loveliest in our city. 4) Landscaping - We are concerned about the need for a retention pond and how that will impact the existing trees and plantings. We would oppose the removal of any trees in this area. We are also concerned about the quality and number of trees Cifany) that are planned for the west side of the property to give us some relief from the view of this project. Thank you for your consideration of our concerns and we hope that you will look at this project not only in your capacity as city planners but also as home owners yourselves and imagine how you might feel if faced with such a project in your own backyard. Thank you for taking the time to read our letter and we trust you will give thought to it as you make decisions in this matter. Eurs~ ~ 1.~~ Frederic and Carolyn Hibbeln