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HomeMy WebLinkAboutDept Report 10-15-02 CARMEL/CLAY PLAN COMMISSION DEPARTMENT REPORT October 15, 2002 6h. Docket No. 132-02 ZW, 133-02 ZW; Carmel Ambulatory Surgery & Endoscopy Center The applicant seeks approval to construct a medical office building at 13421 Old Meridian Street. The applicant seeks the following Zoning Waivers: 132-02 ZW sea 23G5.8.B.l.b Minimum wall height of24' 133-02 ZW sea 23G5,8.B.l.b Minimum of two (2) occupiable floors Filed by Robert A. Hicks, Esq. for Carmel Physicians Surgery and Endoscopy Center. Ij. Docket No. 113-02 ADLS; Carmel Ambulatory Surgery & Endoscopy Center The applicant seeks Architectural Design, Lighting, Landscaping & Signage approval for a medical office building. Filed by Becky Feigh ofBSA Design for Carmel Physicians Surgery and Endoscopy Center. The applicant seeks approval to construct a medical office building at 13421 Old Meridian Street. Please see the information booklet submitted by the applicant for your review. The booklet contains a site plan as well as elevations of the proposed building. We would ask that the applicant submit a reduced and more detailed copy of the landscaping plan for review by Plan Commission members. As the Commission will recall this item was on the agenda for the September 1 ih meeting. The item was tabled at that time. The Department has indicated to the applicant that our support of the waiver requests is subject to the proposed building design being modified by locating the two-story portion along and above the front fayade of the building (along the Old Meridian side) per the ordinance and plan policies for building design. This would serve to reinforce the feeling of enclosure and urban scale promoted by the Old Meridian Zone. The Department has attached a copy of the applicable sections of the Old Meridian District Ordinance regarding building character to this report as well as a copy of the plan features text. Please refer to this information when reviewing the building design. In addition to the above review, the Department has instructed the applicant, with the support of the Fire Department, to provide access to the site off of Guilford Road. The need for access from Guilford is more than an enhancement of public safety necessary to accommodate a facility of this size. It will improve the existing operation of intersections along Old Meridian. It will also reduce the future negative impacts on the levels of service at both the Guilford Road/Old Meridian and Main Street/Old Meridian intersections that would result from the additional traffic generated by the proposed use at this site (see attached aerial). The Department would also request that the applicant address their commitment to install sidewalk along Old Meridian upon completion of the improvements to be made by the City. The Department recommends that this Item be forwarded to the Special Studies Committee for discussion at their November 12, 2002 meeting. CHAPTER 20G: OM/OLD MERIDIAN DISTRICT 20GA (Tenf~r::ll Development St::lnc1::1rds. These general standards are provided to establish a consistent format for development and redevelopment and shall be applicable throughout all zones in the District, unless specifically noted in other areas of this ordinance. 20GA.l ArchitectllT::Il Desien. A. All buildings shall be sited in a manner' consistent with the adopted Illustrative Plan (the Plan) for the District, resolution no. CC-12-06-99-01 (see Exhibit C) including, but not limited to: building setbacks, orient::ltion, and pedestrian access. B. All building design shall be consistent with the adopted character of the overall District, including building materials, entry, and h.cigh1. C. Buildings that are stylized in an attempt to use the building itself as advertising shall be prohibited, particularly where the proposed architecture is the result of corporate or franchise architecture. D. Exterior materials shall be durable and of high quality, such as brick, stone, or precast concrete panels. (1) Highly reflective materials are prohibited. (2) Concrete block is not allowed on the exterior. (3) Non-durable materials such as thin layer synthetic stucco products shall not be used within eight (8) feet of the ground. E. Hni1c1ing F::I<;::Ides sh::lll h::lve ::I defined h::lse or fOlmd::ltion, ::I mic1c1le or moclnl::ltecl w::Ill, ::Inn ::I top formecl hY::ln ::Irticll1::ltecl cornice, ::Ippropri::lte to the hlli1c1ine style F. F::I<;::Icles constrllctecl of more than one m::lterial sh::lll only ch::lnee materi::ll ::Ilone ::I horizontal line (not ::I vertic::ll or cli::leon::ll line) The heavier material shall always be placed beneath the lighter material. G. Front and side fac;ades of buildings located on comer lots shall be of the same finish, materials, and detailing. H. Building entrances shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, and other design elements appropriate to the architectural style and details of the building as a whole. I. All window design shall be compatible with the style, materials, color, details and proportion of the building. The number of panes, the way it opens, the trim around it and whether it is embellished with shutters must be consistent with the architectural style of the structure. J. Fixed or retractable awnings are permitted if they complement a building's architectural style, material, colors, and details; do not conceal architectural features (such as cornices, columns, pilasters, or decorative details); do not impair fayade composition; and are designed as an integral part of the fayade. Metal or aluminum awnings are prohibited. K. Pedestrian scale detailing is required on the front elevation of the building at the ground level. Because the buildings are viewed very close up, all buildings should exhibit articulated detail and ornament that is scaled to the pedestrian (Figures 9 and 26.) L. Rooftop mechanical and telecommunication equipment shall be fully screened on all sides using parapets, penthouse screens or other similar method and which are integrated into the overall building design and approved by the Commission. M. Ground level mechanical! telecommunication equipment shall be screened from Old Meridian Street and adjoining residential zones or uses using walls, fencing, landscaping, or other method approved by the Commission. ORDINANCE NO. Z-389-02 - THE OM-MM (OLD MERIDIAN-MIXED MEDICAL) DISTRICT A. Architectural Design. This district is to provide an orderly transition of architectural design elements that harmonize the existing architectural design of the main St. Vincent hospital facility (which is located outside the OM district) with the architectural design elements approved for use within the 0, SU and MU districts that lie south of and adjacent to the St. Vincent district. (1) Materials. (a) Buildings must be faced in brick, stone or precast concrete and trimmed in metal, stone, brick, precast concrete, wood, or stucco. (b) Except for maintenance buildings, storage buildings and similar buildings supportive of a main hospital building, every face of a building must have openings for windows. (c) T.are~ exp:m!':e!': of ela!':!': are allowen, but the building may not be constructed entirely of a metal and glass curtain wall. (2) Facades. Continuous facades more than fifty (50) feet wide, shall he n e!':i en en with vertical offc;:et!': at interval!': which evenly nivine the favane into halves, thirds, or quarters, etc., or shall be designed at intervals not less than fifty (50) feet, whichever is less. These offsets may be projecting, recessed, or may be a simple change in building material or detailing. I I I I I I I I I I I I I I I I I I I "7 PLAN FEATURES Old Meridian Boulevard is the central focus of the new plan. On the north and south, one enters the district through two landscaped roundabouts. New retail activity is concentrated in a few blocks north of Carmel Drive. This location means that it can be close to the Meijer's, which acts like an anchor store for the retail district. The location is also central to the new housing and office develop- ment that is planned, and it is easily accessible to 31 Corridor office users. Old Meridian Boulevard offers high visibility for the new Village district, but not so much traffic that congestion overwhelms the pedestrian activity. The street character changes as you move along it, to emphasize the changes in land use from office to intense retail or mixed use. The second major feature of the plan is the creation of new radial boulevards that connect through the site. The Grand Boulevard is the widest, offering a park-like median that will support walking and biking trails. It curves from Main Street south, through the Village area and connecting to the school and Guilford Avenue. It will provide cross circulation as well as offeririg a high quality setting for new development. Other, smaller boulevards also connect across the study area, providing the multiple access points that are important in supporting pedestrian traffic and low volume street traffic. Street networks offer continuity in the district and so the plan calls for all new streets to be publicly dedicated and connected through, rather than serving a single development project. New buildings in the district, whether they are residential, office, or commercial, are planned so that they face a public street, rather than a parking lot. This encourages all buildings to relate to each other along the street and it helps pedestrian access. Along the new boulevards the plan provides for multifamily and townhouse residential areas. These are envisioned as both upscale and more moderate units, many of which will be offered for sale. . Outside of the central retail and residential areas, new office development is anticipated on the north and south areas of the site. These projects will be smaller office buildings, mosdy fronting on Old Meridian Boulevard or near the hospital. [The character of the district will be more urban than suburban. Architecturally, an eclectic mix is expected, but most buildings will be multi-story brick buildings with a level of architectural detail appropriate for a pedestrian-oriented district. Single story, single use buildings will be discouraged. IMPLEMENTATION The remainder of this report is a more detailed description of the plan, including an oudine of the development guidelines proposed in the zones and a description of the infrastructure. This plan is the product of several months' discussion with Task Force members and many observers who took part in the public meetings. Already, a significant mixed-use development project has been voluntarily de- signed to conform with this plan. The Old Meridian Task Force strongly believes that this plan is key to providing a better quality of life in this part of Carmel, while at the same time it ensures a higher value for the property in the long run. The Task Force recommends: 1. This plan should be presented to the Planning Commission for adoption as a Comprehensive Plan amendment. 2. More specific development and use guidelines should be incorporated into a new zoning legislation that supports this plan. 3. The City of Carmel should begin steps to acquire right-of-way for the boule- vards, as an important indication of commitment to the plan. 4. The City should coordinate the engineering of Old Meridian Street improve- ments with the plan. nl n MI='Dlnl4N TAll::W" g:'nDt":1=' ~l='pnDT