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HomeMy WebLinkAboutDept Report 11-19-02 CARMEL/CLAY PLAN COMMISSION DEPARTMENT REPORT November 19, 2002 2h. Docket No. 145-02 Z; Clarian North Hospital (Rezone) The applicant seeks to rezone a 5.043 acre tract form B-5 Business to B-6 Business. The site is located at the southwest corner of Pennsylvania Parkway and College Avenue. Filed by Joseph M. Scimia of Baker and Daniels for MCP IT, LLC and Methodist Health Group, Inc. 3h. Docket No. 146-02 DP/ADLS; Clarian North Hospital Petitioner seeks Development Plan and Architectural Design, Lighting, Landscaping & Signage approval for a hospital and medical office building. The site is located at the southwest comer of Pennsylvania Parkway and College Avenue. The site is zoned B-5 Business and B-6 Business and is within the US 31 Overlay Zone. Filed by Joseph M. Scimia of Baker and Daniels for Clarian Health Partners, Inc. The applicant is proposing to construct a five-story hospital, medical office building, central utility plant, two-level underground parking structure, and on-site retention ponds. The applicant is seeking one approval and one recommendation from the Plan Commission. The recommendation concerns a request to rezone a 5.043-acre tract from the current B-5 zoning to B-6 to be consistent with the remainder ofthe site proposed for development as a hospital and medical office building. The change will allow a consistent zoning to be applied on a single property as opposed to a split zone and allow for the hospital use. The approval requested by the applicant is for DPI ADLS. Please refer to the information packet provided by the applicant for an overview of the proposed facility. In addition to the submitted information we would ask the applicant to provide the commission with color perspective renderings from 1-465. These have just been completed and multiple copies should be distributed at the meeting. Please find enclosed a copy of the traffic analysis prepared by the applicant for this project. The applicant should be prepared to discuss, in detail, the improvements they propose to construct to accommodate this use. Additional discussion will likely continue regarding this topic at the Committee level. In addition to Plan Commission approval ofthe DP/ADLS and City Council approval ofthe rezone the applicant will be requesting approval of variances of eight development standards. Those requests have been made to the Board of Zoning Appeals. We would ask the applicant to provide the Commission with an overview of those requests. The applicant has spent considerable time with the department in reviewing the site for compliance with ordinance standards, made appropriate modifications, and proposed alternative design approaches where a variance is required. Changes have been made in order to mitigate any negative impacts associated with each request. As a side note it is not unusual that a project ofthis magnitude would be seeking relief form certain standards including setbacks from 1-465 and College, landscaping (over the underground parking), encroachment of a pond into the buffer area and signage. It is a matter in most cases ofthe Ordinance not being crafted to accommodate this complex a facility. The department would like to call to the Commissions attention the central plant. This can be seen under tab three of the informational booklet. This structure has been designed to read from all sides as a three-story office building. The same design elements found in the hospital and medical office have been utilized. Two ofthe variances requested relate to this building, one for height and the other for setback from College Avenue. If not for the fact that the Ordinance defines it as an accessory structure it would be permitted without variance approval as a principal building. The quality of design exhibited in the buildings is carried over into the site design as well. It is this level of design that should make the Hospital and medical office building a very prominent cornerstone within the US 31 Corridor. The Department recommends that the DP/ADLS be forwarded to the Special Studies Committee on December 3rd for further discussion. The Department recommends that the Rezone (Docket No. 145-02 Z) be forwarded to the City Council, at the conclusion of the Public Hearing, with a favorable recommendation. This would be provided that there are no concerns raised by the public or comments from Plan Commission members (specifically regarding the rezone) that may be resolved in committee. Note: Forwarding the rezone request this evening will require a vote to waive the Commission's rules of procedure which would have the item sent to committee.