HomeMy WebLinkAboutDept Report 05-14-02
CARMEL/CLAY PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
DEPARTMENT REPORT
I\tIay 14, 2002
5. Docket No. 32-02 OA, 31-02 CPA;
Old Meridian District Amendment (ZO Chapter 20G) - Mixed Medical Zone,
Old Meridian Comprehensive Plan Amendment - Mixed Medical Zone
Petitioner seeks a favorable recommendation for the establislunent of the Old Meridian
District - Mixed Medical Zone & Comprehensive Plan Policies. The area affected is
generally located on the east and west sides of Old Meridian Avenue between Guilford
Road and Main Street.
Filed by the Department of Community Services.
6. Docket No. 33-02 Z; Rezone from Old Meridian District (OM)-Mixed Use (MU),
Office (0), and Single Family (SF) to
Old Meridian District (OM) - Mixed Medical (MM)
Petitioner seeks a favorable recommendation on a rezone from Old Meridian District
(OM)-Mixed Use (MU), Office (0), and Single Family (SF) to
Old Meridian District (OM) - Mixed M.edical (MM). The subject real estate is generally
located on the east and west sides of Old Meridian A venue between Guilford Road and
Main Street.
Filed by St. Vincent Hospital and Health Care Center, Inc.
Please refer to the infol111ation distributed \vith the department report for the public
hearing that was held on April 23rd. I have attached the pages from the submittal representing the
text changes, comprehensive plan amendment and area to be rezoned. Comments at the public
hearing on April 23rd included the following: 1. Dave Coots representing the Knapp Family felt
that the hospital could be the only potential purchaser and wanted to review the present uses. 2.
American Legion: concemed about ability to expand and planning by hospital.
The Depmiment has met with representatives of the American Legion and reviewed the
existing ordinance and the proposed rezone. The meeting was productive. Due to the reduction
ofthe existing area zoned for single family DOCS would propose rezoning the remainder of the
Legion property and adjacent properties to OM/MD. The Department will bring a map to the
meeting to review the proposal with the committee. This action would occur under a separate
petition later this spring.
The attached report includes explanations of the proposed changes to the Comprehensive
Plan and ordinance amendmel1ts for the Old Meridian district, the concept for the mixed medical
zone, and the area that is the subject of the petition (area to be rezoned). Upon recommendation
from the Committee the Department will put all tlwee requests in ordinance form and deliver
those to the full plan commission to be forwarded on to the City Council for final consideration.
The Department recommends that the Special Studies Committee forward this item back to
the full Plan Commission with a favorable recommendation.
Committee Report 2002-5-14
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Exhibit C
Proposed Addition to Old Meridian Task Force Report (Comprehensive Plan Policies):
MIXED MEDICAL ZONE
This district is designed. to permit and facilitate the development, expansion and
modernization of a major hospital complex or campus in which a diversity of hospital, health
care and supportive uses related thereto is necessary to best perform the hospital's various
services to the public and to permit appropriate land use modifications as necessary to
facilitate the highest level of such service. The primary and predominant uses in this district
will be inpatient and outpatient care facilities, medical offices, rehabilitation and physical
fitness facilities, long-term care facilities and other uses that focus on caring for the health
needs of the community. In addition this district will include uses that are supportive of the
aforementioned primary uses such as a relatively small percentage of retail uses that cater to
the needs of those members of the public and their families and friends who seek out the
health care services offered in this district. Examples of such retail uses include coffee
shops, cafes, delicatessens, barber shops, beauty shops, bookstores, flower shops, gift shops
and financial institutions. This. district is not intended to be residential other than such
residential uses that are health care related such as assisted living and long term care
facilities.
As is true with all other OM districts, the Mixed Medical Zone will retain a pedestrian
environment although it is recognized that such environment may be minimized relative. to
other OM districts in acknowledgement of the needs of the community for the safe and
efficient flow of emergency vehicles as well as the need for generally good vehicular access
for patients, visitors and other users in this district traveling to and from the hospital and
other buildings in this district.
In order. to harmonize with all other OM districts, parking will be located primarily in the
rear and side yards of building sites; however, some parking will be pennitted in front yards
as long as the same are appropriately screened through use of landscaped buffer strips and
areas. Curb cuts should be located primarily with the goal of satisfying the needs of
emergency vehicles and for ease of vehicular access to buildings used by people in need of
health care services. .
The size and architectural design of buildings in this district will be flexible to accommodate
the varied sizes of buildings typically located in and about a large hospital campus. In
general, the designs shall be hannonious 'With the other design standards located in other OM
districts, but will also be transitional in nature between the hospital located north of the OM
district and the office, mixed use and special use districts that border the Mixed Medical
Zone to the south.
Exhibit E
(Page 1 of 5)
Proposed changes to text of Ordinance No, Z-352.
4.1 (N) Notwithstanding the foregoing provisions of this Section 4.1: (a) buildings within
the Mixed Medical Zone shall be sited in a manner consistent with the development
standards set forth in Section 5.8; (b) building facades within the Mixed Medical Zone shall
meet the development standards set forth in Section 5.8 and (c) 4.1 (H) and 4.1(K) shall not
apply to buildings in the Mixed Medical Zone.
4.2 (1) Section 4.2(A), Section 4.2(B) and Section 4.2(H) are inapplicable to the Mixed
Medical Zone. The location of streets shall be as set forth on Exhibit A.
4,5 (H) In the Mixed Medical Zone up to 15% of parking may be located in front of the
buildings; provided such parking areas are partially screened from the street right of way with .
a 10-12 foot wide planting strip using shrubbery, hedges or shade trees. Curb cuts in the
Mixed Medical Zone shall be as set forth on Exhibit A -1. Bicycle parking in the Mixed
Medical Zone shall be provided in the ratio of one space per 250 feet of building frontage.
5.8 MIXED MEDICAL ZONE
Development and redevelopment in the Mixed Medical Zone will be govemed by the
standards set forth in this Section 5.8 and elsewhere in this OM District Ordinance.
wherein reference is made to the Mixed Medical Zone. Where this Section 5.8 and
the rest of the OM DistriCt Ordinance are silent, or where there is no standard or
provision to the contrary herein or elsewhere in this OM District Ordinance, the
general standards set forth in Section 4.0 shall apply.
A. Permitted Uses
(I) This district is designed to permit and facilitate the development,
expansion and modernization of a major hospital complex or campus
in which a diversity of hospital, health care and supportive uses
related thereto is ne~essary to best perform" the hospital's various
services to the public and to permit appropriate land use
modifications as necessary to facilitate the highest level of such.
serVIce.
(2) The following primary uses shall be permitted:
(a) hospital
(b) hospice
(c) physician and medical office
(d) research laboratory facility
(e) medical laboratory
(f) surgery center
Exhibit E
(Page 2 of 5)
(g) urgent care
(h) clinic or medical-health center
(i) nursing, retirement or convalescent facility
G) assisted Ii ving facility
(k) cafe
(I) family or child advocacy center
(m) religious/charitable institution
(n) rehabilitation facility
(0) physical/occupational therapy
(p) health and fitness facility
(q) day care
(r) helicopter pad
(s) any use permitted in Section 5.1 hereof
(3) The following uses shall also be permitted provided that they are
supportive of the aforementioned primary uses and do not exceed
fifteen (15) percent of the Gross Floor Area of any building:
(a) coffee shop
(b) delicatessen
( c) barberlbeauty shop
(d) bookstore
( e) flower shop .
(f) gift shop
(g) financial institution
B. Building Height, Setback, and Construction Requirements.
(1) Building Height.
(a) Maximum: fifty-five (55) feet, except hospital maximum
shall be one hundred (100) feet.
(b) Minimum: twenty~four (24) feet. All buildingsmusthave a
minimum of two (2) occupiable floors.
(2) Front Setback.
(a) Minimum: twenty (20) feet from all public streets, measured
from the right~of-way;
(b) . Maximum: thirty-five (35) feet except that llew Buildings
must follow the dominant or average Front Yard Setback
dimension of existing Buildings on the same Block and on the
same side of the street, with a variation of up to three (3) feet
allowed.
(3) Building Footprints.
(a) Minimum: 8,000 square feet.
(b) Maximum: 20,000 square feet. However, it is recognized
that, within the Mixed Medical Zone there are uses which,
Exhibit E
(Page 3 of 5)
because of their unique characteristics, require flexibility and
a case by case review of the maximum building footprint
square footage requirement. If a particular use indicates the
desirability for a larger than maximum footprint, the
petitioner may submit a request to the Director together with
a site plan showing the proposed use of the land, the
arrangement of all buildings and structures, the location of
streets, driveways, parking and loading areas and such other
information as the Director shall request. Following
submission of such request, the Director shall respond to the
petitioner within ten (10) business days, by either approving,
rejecting or proposing alternatives to such request.
(4) Sideyard Setback. Minimum: four (4) feet
(5) Rearyard Setback. Minimum: five (5) feet
C.
Building Orientation.
(1) Every site that has frontage on Old Meridian Street must have
buildings that front on Old Meridian Street and such buildings must
occupy a minimum of seventy percent (70%) of that frontage.
(2) Additional buildings may be built in the rear of any such site fronting
on.Old Meridian.
(3) Unless otherwise approved, seventy percent (70%) of all buildings
must face a public street.
D. 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 i.o- 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) Large expa..'1ses of glass are allowed, 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 be
designed with vertical offsets at intervals which evenly divide the
fayade into halves, thirds, or quarters, etc., or shall be designed at
intervals not less than fifty (SO) feet, whichever is less. These offsets
Exhibit E
(Page 4 of 5)
may be projecting, recessed, or may be a simple change in building
material or detailing.
E. S ignage.
(1) The provisions of the Cannel/Clay Sign Ordinance, Z-302 shall apply,
except as. noted below.
(a) For a building with multiple tenants or occupants and which
is in excess of 10,000 square feet of gross building area
located on a site by itself, or for multiple buildings located on
an integrated site with a shared entrance, a single freestanding .
monumentsign located at the entrance of the site and within
the front setback shall be permitted. Each sign face
(maximum of two (2) faces per sign) shall not exceed sixty
square feet in total area. It must be landscaped at the base of
the sign.
(b) A building not described in (a) above, shall be identified by
the use of a ground sign which shall not be taller than four (4)
feet, and have a sign face that does not exceed thirty-two (32)
square feet.
(c) Wall signs shall not exceed thirty-two (32) square feet.
(d) Directory signs are permitted in accordance with the Sign
Ordinance Z-302.
(2) Wall signs must fit within the horizontal and vertical elements of the
building and may not obscure details of the building. (Fig 23)
(3) No sign may extend above the bottom of the roofline or, in the case
of flat roofs, the cornice line of the building.
F. Landscaping.
(1) The front yard setback will be landscaped with shade trees, low
shrubs, planting beds and grass or ground cover. .
(2) Alternatively, up to 50% of the front-yard setback may be paved with
decorative pavers to allow seating areas or outdoor tables, which
areas shall be surrounded by low shrubs or planting beds.
(3) On-site parking lots or structured parking adjacent to a public street
must be separated from the street right-of-way with a landscaped
strip, as provided in Section 4.5 (H) with respect to front yards and in
no event less than six (6) feet -wide, containing shade trees, and
shrubs or low fences/walls up to four (4) feet high.
G. Parking Requirements.
(1) Number of Parking Spaces. Within the Mixed Medical Zone there are
uses which, because of their unique characteristics, require flexibility
I
(3)
" "'(4)
Exhibit E
(page 5 0[5)
(2)
and a case by case review of the parking requirements. Petitioner
shall submit a request to the Director together with a site plan
shOWing the proposed number and type of parking spaces, the
arrangement of all buildings and structures, the location of streets,
driveways, parking and loading areas and such other information as
the Director shall request. Following submission of such request, tbe
Director shall respond to the petitioner \vithin ten (10) business days,
by either approving, rejecting or proposing alternatives to sucb
request.
Parking spaces accessible to the disabled: Accessible parking
spaces shall be provided according to Americans with Disabilities
Act (ADA) of 1990. In addition, accessible patient parking at
outpatient facilities must equal no less than 10 percent (10%) of the
total required parking spaces.
On~street parking may not be used to fulfill parking requirements.
Parking requirements may be reduced if medical facilities with
substantially different peak hour requirements agree to share
parking. The terms of a shared or reciprocal parking agreement
must accompany the application.
Screened loading areas shall be provided at the rear of the building.
Parking must generally be located in the rear or side of buildings.
Except as provided in Section 4.5 (H), no parking is allowed in the
front yard setback.
(5)
(6)
, H. Development Standards for Uses Pemlitted in the SF A Zone. The
development standards set forth in Section 5.1(B) through 5.1(K) inclusive
shall apply to any use pennitted by the Single Family Attached Zone.
1
Exhibit F
(Page 1 of 2)
Proposed additional definitions to be added to the text of Ordinance No. 2-289, as amended:
HOSPICE. An establishment that provides palliative care and attends to the emotional and spiritual
needs of terminally ill patients.
OFFICE, MEDICAL. A.n office for health care providers including, without limitation, dentists,
physicians and surgeons.
MEDICAL.LABORA TORY. A place for gathering, sampling, handling, processing, observing, and
testing human tissue, blood and other similar'items.
SURGERY CENTER. A.n establishment that delivers surgical procedures on an outpatient basis and
requiring less than a 24 hour stay.
URGENT CARE CENTER. An establishment that delivers generally _ non-surgical physician
services on an emergency or immediate basis or without the requirement of an appointment-for such
serVIces.
ASSISTED-LIVING FACILITY. Housing wherein limited- health care is provided for the aged.
- F AMIL Y OR CHILD ADVOCACY CENTER. An establishment serving the physical, emotional,
spiritual and legal needs of victims or at-risk individuals.
REHABTLIT ATION FACILITY. A place used to assist humans to achieve or to restore good health
or useful life through therapy, treatment and education.
PHYSICAL THERAPY FACILITY. The treatment of disease and injury by mechanical means such
as exercise, heat, light, and massage.
OCCUP A TIONAL THERAPY FACILITY. Therapy in which the principal element is some form
of productive or creative activity.
HEAL TH AND FITNESS FACILITY. A place to exercise although not necessarily under the
supervision Of a physical therapist, occupational therapist, exercise physiologist -or other similar
health care provider.
HELICOPTER PAD. A level surface designed to. accommodate the landing and taking off of
helicopters.
-q
Exhibit F
(Page 2 of 2)
FRONTAGE. Generally, the distance of the Front Lot Line of a Lot abutting a Street. When a
particular development standard requires that Buildings occupy a certain minimum percentage of the
Frontage, the Frontage shall be the distance of the Front Lot Line reduced by physical, legal and
other characteristics of the Lot located in or impacting the Front Yard in a manner that limits or
prevents the construction of Buildings on the Lot which Buildings could, except for such
characteristics, be oriented to the Build-To Line. Examples include, without limitation, retention
and detention ponds, rights of way, permitted parking areas, and utility easements.
St, Vincent C
Carmel, Indi~~n;;el Hospital
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EXHIBIT "0"
23 APRIL 2002