HomeMy WebLinkAboutDept Report 11-12-02
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CARMEL/CLAY PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
DEPARTMENT REPORT
November 12, 2002
3. Docket No. 113-02 ADLS; and
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.
The applicant seeks approval to construct a medical office building at 13421 Old Meridian
Street. Please see the information booklet submitted by the applicant both prior to and at the
meeting on the 15th of October. The booklet contains a site plan as well as elevations of the
proposed building.
As indicated in the report prepared for the October 15th Public Hearing the Department would
like to see the design 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.
The Commission also indicated that it would also like to discuss the curb cut onto Guilford Road at
the Committee meeting. As indicated in the report for the meeting on October 15th 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 with the Committee the commitment
to install sidewalk along Old Meridian upon completion of the improvements to be made by the
City.
The Department recommends that the Special Studies Committee forward this item back to
the full Plan Commission with a favorable recommendation after all comments and
concerns have been addressed.
Committee Report 2002-11-12
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Committee Report 2002-11-12
CHAPTER 20G: OM/OLD MERIDIAN DISTRICT
20G.4 Gfmp.ral np.velopmp.nt St::milaro~.
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.
20G.4.1
A.
B.
C.
D.
Ar~hitp.d11Tal np.~ien.
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,
orip.ntation, and pedestrian access.
All building design shall be consistent with the adopted character of the
overall District, including building materials, entry, and hright.
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.
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. Rnililine Favailp.~ ,,11 a 11 11avp. a op.finp.n ha~e nr fnl1nnation, a ml(iillp. or
mon1l1::1tp.i1 W::Il1, ::Inn ::I top formp.i1 hy ::In ::Irti~nl::1tp.i1 ~omicp., ::Ipprnpri::ltp. to
t11p. hnl1nine ~tyle
F. F::IyaClp.~ con~tnH~tp.C1 of more than one material ~nall only cl,;mee material
alone a nOrlzontJ'll linp. (not ::l vATtlcal or C11::teonal linp.) The heavier
material shall always be placed beneath the lighter material.
G. Front and side fayades 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.
1. 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 fa9ade composition; and are designed as an integral
part of the fa9ade. 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 mechanicaIJ 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 .::!ree Axp::!l1i=:ei=: nf el::!f;i=: ::!TA ::!llnwed, 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 nei=:iV1eci with vertic::!l nffc:etf; ::It il1teTV::!l~ which evel1ly ciivicie
the f::!y::!cie 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.
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PLAN FEATURES
Old Meridiari 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 ac$ity. 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 creati<:ln 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 c:tirves from Main street
south, through the Village area and connecting to th~ school and Guilford Avenue.
It will provide cross circulation as well as offering a high quality setting for new
development. Other, smaller boulevards also connect across the study area,
providing tlle 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 ~onnectedthrough, 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, mostly fronting on Old Meridian Boulevard or near the hospital.
[The character .of the..district will be more urban th~n suburban. Architecturally, an
eclecti~ mix is expected, but most buildirigS will be multi-story brick buildings
with a level of arc#tectural 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 outline 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 rl:!e 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.
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