HomeMy WebLinkAboutDept Report 06-17-03
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CARMEL/CLAY PLAN COMMISSION
DEPARTMENT REPORT
June 17, 2003
3i. Docket No. 29-03 Z; Clarian North Hospital Campus PUD
The applicant seeks to rezone a 107.367 acre property from B-3, B-6, and S-2 subject to
the US 31 Overlay Zone to a Planned Unit Development District. The site is located at
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the northwest corner of US 31 and 116 Street.
Filed by Joseph M. Scimia of Baker and Daniels for Clarian Health Partners, Inc.
The Subdivision Committee completed its discussion of the Clarian PUD at their June
lih meeting.
The Subdivision Committee forwards this item back to the full plan commission with a 5-0 vote
of no recommendation as amended (see infonnationalbooklet distributed by FedEx last week).
Please note a motion to fonvard the application to the full commission with a favorable
reconunendation failed by a vote of two in favor, two opposed, and one not voting. The
Committee members not voting in favor of the PUD noted that they would generally be in
support of the PUD if all non-residential uses were restricted to the area between the proposed
minois Street and Meridian Street.
The minutes from the Public Hearing and all committee meetings except the meeting held June
12th where the above noted recommendation was made are attached. Please take the time to read
through these minutes, in particular discussion regarding the Comprehensive Plan. Discussion of
the Camp Plan has taken place at past meetings including, but not limited to, the April special
meeting and May Committee meetings.
Over several meetings starting in March, the plan has been modified in response to comments
from the public, direction of the Committee, and recommendations made by the Department
resulting in the plan fonvarded by the Committee for consideration by the full Plan Commission.
The greatest changes have come within the area between Spring Mill Road and the proposed
Illinois Street (approximately 40 acres of the 106 acre PUD). Specifically, the plan originally
presented called for all 40 acres to contain office development and 27 acres of which would
allow freestanding retail uses. Residential uses were limited to being permitted uses in roughly
25 of the 40 acres. However, they were not exclusive to any area meaning that the fmal plan
could conceivably contain no residential. In addition, access to Spring Mill Road was proposed
to be from a maximum of three public or private streets and the potential for individual cuts to be
determined on a case-by-casebasis.
The plan being considered this evening is the product ofthe review process spanning the last
several months. The current plan, as amended, provides for a minimllm of2o of the
approximMp.ly 40 ~C',rp.s 'hetween T111T1ois ann ~prine Mill to 'he exclusivelYTp.sic1enti::ll11sP's This
area deliberately rests within the wooded area to the north, along Spring Mill Road to the west,
and 116th Street to the south (see PUD Concept Plan, page 3 of the PUD). The remaining 14
acres along and adj acent to the proposed Illinois Street would provide for primarily office use
and restrict any retail to the basement and ground floor of a primary building. Access for the area
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onto Spring Mill Road, as proposed, would be limited to one public street. The Camp Plan
supports a single public street in this area. In addition, uses previously proposed for the area
west of Illinois Street including Restaurants, Hotel, Conference Center, and higher intensity retail
have been shifted to the other side of Illinois Street (between Meridian and Illinois). These uses
are now permitted in areas I-A and I-B..
The transition from high intensity commercial to residential now.occurs entirely within this PUD.
Excluding non-residential uses from the perimeter of the PUD along Spring Mill, II6th and the
existing neighborhood to the north maintains the Spring Mill Road residential corridor and sets
the stage for the other three comers of the 1I6th and Spring Mill intersection. The stage
maintains the viability of 100 percent residential to be developed under the guidelines of the
current S-llResidential zoning and Comprehensive Plan.
The Department recommends that the Plan Commission forward 29-03 Z to the City
Council with a Favorable Recommendation. If appropriate, the Commission may desire to
send clarification of the recommendation to the Council in the form of a memorandum
addressing any remaining concerns related to the 10-12 acres of non-residential uses along
the west side of Illinois Street noted above.
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The petitioner also seeks approval of the following SubdivisionW aivers:
183-023 SW SeD 7.1 reduced open space
183-02b sw seo 7.5.7 clearing of woodland areas
183-02c sw sea 6.5.1 50' lot frontage at right-of-way
183~02d sw seo 6.3.15.3 150' centerline radius for residential streets
Filed by Charles D. Frankenberger of Nelson & Frankenberger for The Anderson
Corporation.
TABLED to April 15, 2003
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he app lean see s rezone a 7.367 acre property from B-3, B-6, and 8-2
subj ect to the US 31 Overlay Zone to a Planned Unit Development District. The
site is located at the northwest comer of US 31 and 1 16th Street.
Filed by Joseph M. Scimia of Baker and Daniels for Clarian Health Partners, Inc.
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eapp leant seeks Final Development Plan and Architectural Design, Lighting,
Landscaping & Signage approval for a hospital and medical office building. The
68.164 acre site is located at the northwest corner of US 31 and 116th Street.
There is a proposal filed to rezone the site to a Planned Unit Development
District.
Filed by Joseph M. Scimia of Baker and Daniels for Clarian Health Partners, Inc.
Note: Items 3h and 4h were heard simultaneously.
Joe Scimia, Baker and Daniels, 600 East 96th Street, appeared before the Commission
representing the applicant. Also in attendance: Marvin Timber and Barry Evans of Clarian
Hospital; Boyd Zoccola, Vice President of Hokanson & Companies, Proj ect Manager; Steve
Felnibach of A&F Engineering; and Roger Kilmer, Land Consultant with Baker & Daniels.
The current proposal is for a hospital facility and medical office building located at the northwest
corner of 11 6th Street and US 31. The applicant is also seeking a rezone of the l07.367-acre site
to a Planned Unit Development District. Approval is also requested for a final Development
Plan for the site.
Numerous meetings have been held with the neighbors and the Department of Community
Services staff to try to minimize concerns of the adjacent property owners and work through
issues presented.
In 1997, the Comprehensive Plan was amended with a specific study that targeted this particular
parcel of ground. The current proposal is consistent with the Comprehensive Plan for a mixed-
use development on this site. The uses would include offices, hotels, specialty retail, full table
service restaurants, and a planned, residential community. The development could create a
special destination environment and would include a new arterial roadway running north/south
across the site. The Thoroughfare Plan actually shows the extension of Illinois Street through
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this property from 106th Street to 126th Street The proposed plan takes into consideration the
Comprehensive Plan and the Thoroughfare Plan.
The C1arian PUD provides for high intensity office along the US 31 frontage-higWy appropriate
for the plan and consistent with the US 31 Overlay. The plan also provides transition from east
to west in form of scale, density, and strict controls on architectural standards, building design
and height limitation as development progresses from the high intensity 31 corridor to the west to
Springmill Road.
A PUD concept has been developed that consists of tvvo areas. Area one consists of 55 to 60
acres located between the future extension of Illinois Street and US 31. Area two consists of
approximately 35 to 40 acres of real estate, located to the west of the future extension of Illinois
Street and to the east of Springmill Road. Area one consists of basically two sub-areas made
clear by the PUD Ordinance north of 116th Street and represents the focal point of the POD. It is
intended to provide for the development of a major hospital facility, high intensity, hospital-
related uses and the physical plant necessary to support a hospital development. Area 1- B
consists of approximately 10-12 acres and located north of the project and is also intended for
high-intensity development either in support ofthe major hospital facility or possibly an area of
expansion ofmajor hospital facility. Other uses allowed would be medical office building and
other hospital-related uses.
Transitioning to the west, 5 sub-areas are developed within the property located to the west of
lllinois Street and east of Springmill Road. Area 2a is a tentative area far to the north of the site,
adjacent to a residential development under construction known as Springlake Estates and backs
up to the Ritz Charles in the 31 corridor. The applicant is proposing a 100-foot tree conservation
area created by the existing wooded area and maintaining 100 feet in its current, natural state.
The applicant is prepared to enter into a Deed Restriction or Conservation Easement with the
neighborhood to the north to ensure that the 1 OO-foot conservation area would remain
nndisturhed except for the extension ofTIlinois Street.
Area 2b is roughly 2-5 acres located to the south of the property and represents an area of
separation to the north property line of the overall PUD and Illinois Street. This area is intended
to be relatively low-intense uses providing transition for the residents of the area existing to the
north and the hospital campus. Permitted uses may consist of a chi1dcare facility, a day nursery,
professional offices or medical offices. The development is restricted in terms of height (35 feet,
roughly 3 stories) and a maximum lot coverage of 75%. Area 2b represents approximately 5 to
17 acres of real estate currently located along the PUD frontage on Springmill Road for a
minimum depth of 150 feet to exceed the Springmill Road right-of-way. This area is intended to
provide a transition between the potential residences/uses on the West that are not yet developed
and those high intensity uses recommended along US 31 corridor.
The transition area of 2c is accomplished by a combination of permitted use restrictions, height
regulations, architectural regulations, and site design restrictions. Permitted uses may consist of
multi-family dwellings, assisted living facilities, medical offices, professional offices, or limited
general service establislunents. There is talk in the Comprehensive Plan of buffering what may
occur to the west and this is not lmown at present. The applicant has attempted to extremely the
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height of the facility to 40 feet with a maximum lot coverage of75% and to incorporate a number
of special design guidelines that would ensure a residential character development.
Of special interest is the requirement that every development in any part of area 2 or 1 will be
required to go through the Development Plan! ADLS process and any development in this area
will be reviewed.
Area 2d is located essentially within the PUD directly across from the hospital complex along the
proposed extension of Illinois Street. This area is in closer proximity to the hospital facility and
is higher intensity dwelling/office/retail and other uses. The height stair-steps from 40 feet, 50
feet, then to 90 feet as it progresses west to east. The hospital complex in the 31 corridor goes up
to 150 feet; from west to east it goes 35 feet, 50 feet, 90 feet, to 150 feet-stair-stepping every
200 feet progressing from west to east, in the provided transition area.
Area 2e is the comer of Springmill Road and 116th Street, consists of 8-9 acres and is intended to
be developed as partofthecentral, integrated center, with a combination of multiple use
building, individual use buildings provided a minimum ground floor area per building is
maintained. Again, there are height limitations that increase from west to east. The Department
did not want an "out-lot" type of development in this area and the requirement is a 3-acre
minimum lot except for one, I-acre lot being possible, subject to specific design guidelines to
maintain the residential character of Structures to be built in the area. There is also the
requirement of development plan and ADLS approval as well as all other developments.
Mr. Scimia said the applicant was unable to purchase a part ofthe real estate-the entire 100+
acres must be acquired. The applicant has no plans to develop the entire parcel at present, but
they are trying to put into place some infrastructure so that people can expect what could be built
there, knowing they would still have to go through the approval process. The plans at present are
for the hospital and medical" office building. The landscape and site plans have been submitted to
the Department.
The hospital complex is limited to west of Illinois Street and east of US 31. The Clarian North
Hospital will focus on pediatrics and women's services; a medical office building connected to
the hospital via an atrium in the center; a utilities plant; a helipad; surface parking and retention
pond; and the development extension of TIlinois Street.
The initial hospital building will be five stories plus a mechanical penthouse, structurally
designed to accommodate further expansion up to nine stories with a maximum height of 150
feet. The hospital court of the complex will have approximately 400,000 square feet, located
along the portion of the property-that runs along US 31. Exterior building materials will consist
of Indiana limestone base vertical accent. There are two shades of red brick to be used, and two
types of windows.
The medical office building will be located to the rear half ofthe project. llIinois Street would be
the medical office building entrance. There is a below-grade truck dock that will not be visible
from US 31 and will be landscaped to further screen from view. The office building will be a
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minimum of 157,000 square feet; the exterior building materials will be consistent with those
used in the hospital.
The helipad will be located at the'southeast comer of the hospital, near the emergency entrance
off of 116th Street. This will not be a trauma center and will be used for transporting patients to
Methodist Hospital downtown. The best estimates at this time are 4 to 5 flights per month from
the helipad. The hospital building itself will provide a buffer to the west. The surface parking
does exceed the Ordinance requirements; on-site retention ponds buffer the building and also
provide on-site water retention.
The signage plan primarily consists of wall signs on the north, east and south facade, individual
letters, internally illuminated with additional fayade signage that includes the Clarian logo on the
east and west fa9ade and resembles etched glass. The emergency entrance will be clearly
identified and there will also be a ground monument sign that picks up the colors and materials
of the main building that identifies parking areas, emergency entrance/exit, etc. Lighting will
consist of fixtures that are flat lens, down lighting, slim line in appearance and architecturally
significant.
The landscape plan is in keeping with the US 31 Overlay requirements and has been approved by
the City arborist. Approximately 20 trees per acre will be planted, in total more than 1,350 trees
on the site.
Regarding the development of Illinois Street, the Thoroughfare Plan does require an extension of
Illinois Street north. There is a concern at the extension of Illinois Street at Spring Lake Estates
to the north. The applicant is proposing to terminate illinois Street until it is extended at a future
date. However, there is an issue with the current alignment to the north between the Ritz Charles
and the Spring Lake Subdivision. The actual location of the extension is to be dictated by the
City of Cannel and the Engineering Staff to ensure alignment farther north. The applicant will
continue.to work with the City. illinois Street will be developed with a 120-foot right-of-way. A
traffic study is being finalized and will be furnished to the sub-Committee. An additional round
about is being proposed at Illinois Street and 1 16th Street. Initially, the development would
include two left turn east bound lanes, two straight lanes and one right turn lane. Opposite, there
would be three lanes west bound. Illinois Street would basically be two lanes of traffic. A
secondary traffic developrnent is being proposed-the big change is that rather than a round
about, there would be a signalized entrance. It is relatively easy to go from a round about to a
signalized intersection.
Remonstrance, Organized: ..
Bruce Werth, business address 599 Industrial Drive, Suite 317, Carmel representing Spring
Lake Estates Home Owners Association, stated opposition for the following reasons: The size
and nature ofthe product, financial loss of homes in Spring Lake, and noise associated with the
development. The homeowners are opposed to the commercial use that will be a 24-hour
facility. Also, the buffer is felt to be extremely inadequate if the existing woods were cleared.
Mr. Werth requested the Public Hearing remain open and that Spring Lake Subdivision be
included and represented in any and all meetings pertaining to the proposed development.
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Remonstrance, Individual:
Tammy Reidy, 313 Mallard Court, Cannel, said there are unresolved issues between the
Subdivision and tbe proposed development. Ms. Reidy is opposed to the helipad. The buffer is
inadequate and Ms. Reidy's home is the closest in proximity and will be greatly affected by the
proposed development. Mrs. Reidy also requested that the public hearing remain open.
Mr. & Mrs. David W. Shell, 12225 Teal Lane, Cannel 46032 via letter submitted this evening
by Mrs.. Tammy Reidy. Mr. & Mrs. Shell are opposed by reason of possible change in the Spring
Lake Estates common ground, the berm on the east end of the lake, the streets, or any of the
existing lots and against using eminent domain to obtain control of any part of the subdivision.
Any changes to the subdivision would affect their view of the lake and the value of their home.
Mr. and Mrs. Shell are also opposed to the destruction of the woods and the extension oflllinois
Street that would be close to the homes.
Don Bottamiller, business address of 9800 North Gray Road, Indianapolis 46280 developer of
Spring Lake Estates, said he was aware of constant rumors about lllinois Street and what would
happen to the property to the south, and he assured the purchasers in Spring Lake Estates that the
ground was Residential. There was an "uproar" from the residents when Thomson Consumer
Electronics was allowed a street cut off of Springmill Road. Mr. Bottamiller said he was assured
by the previous administration that it would not happen again~that commercial would not be cut
out of a residential area. Tbe proposed plans are for lots adjoining Springmill Road and Mr.
Bottamiller suspects the developer will go for a variance for a street cut onto Springmill Road.
As to Illinois Street, Mr. Bottamiller said that at the time he and his brother sold 2 12 acres to the
Ritz Charles to allow them to expand their facility, he was assured by the previous administration
that the parking lot would remain a parking lot and would never be anything other than a parking
lot. The current proposal is fora 120-foot wide, 4-1ane road through what was to be a parking
lot. Mr. Bottamiller said he had had a meeting with Mayor Brainard approximately two weeks
ago, and that was the first time he had seen a proposal for the extension of lllinois Street along
the back of the subdivision. Mr. Bottamiller said he was asked by the current Mayor to consider
selling any of the lots to the City of Carmel. Mr. Bottamiller assumed it would be cheaper for the
City to acquire resideptial property rather than commercial property. Mr. Bottamiller would also
like to see the public hearing remain open.
Bob Breckinridge and wife, Sue, recently purchased in Spring Lake Subdivision and moved in
last December. Mr. Breckinridge said he bad never received any notice of any of the meetings
relative to the current proposal. Mr. Breckinridge spoke to the extension of Illinois Street on the
east side of the lake in the subdivision and all rumors relating to that extension. Mr.Breckinridge
urged the COminission not to allow the proposal to change the Spring Lake Subdivision that was
Recently approved by the Commission. Rumors indicate that the Plan Commission will be asked
to allow lots on the east end of the cul-de-sacs on each side of the lakes to be abandoned and to
allow lllinois Street to be extended and encroach on those existing lots. Mr. Breckinridge was
opposed to altering the Spring Lake Subdivision in any way from the initial approval granted by
the Commission.
Joe Scimia commented that Clarian will continue to have dialogue with the surrounding
neighbors and homeowners association groups. The 20-year Thoroughfare Plan adopted by the
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City Council in October 2001 clearly shows the extension of Illinois Street. This is a sensitive
issue with the Spring Lake Homeowners. As stated, Clarian is terminating Illinois Street just
south of the woods until final design of the actual location; however, there is no doubt that traffic
must continue to flow north/south and not just terminate into Springmill Road and US 31.
CIarian's proposal of the 10-foot buffer/conservation area, funded by Clarian, is an appropriate
transition between residential and the proposed development. Several of the homeowners did not
want a Day Care at the facility; this would be a residential character facility and would back up to
the woods. This is felt to be an appropriate land use for this site and Clarian is not prepared to
dismiss this possibility.
Department Report, Jon Dobosiewicz. The Plan Commission undertook a study of uses along
the Meridian Corridor in 1997. This entire parcel, although outside the 600 foot designation for
the Overlay was identified as a parcel to be included in the corridor. Reference material is
available in the Department for public review and will also be available at the Committee
meeting. Between 1997 and 2001, there was much discussion regarding the final alignment-
evaluating and determining the appropriate alignment ofIllinois Street-and this was adopted by
Resolution of the City Council in late October or early November 2001. During the discussion
period, the Plan Commission spent considerable time and attention to addressing how lllinois
Street would interact with adjacent, existing residential and commercial areas. The Plan
Commission has dealt with tIns when Duke rezoned property adjacent to the corridor and
Meridian Comers Boulevard, in essence, illinois Street, next to the Park West Subdivision along
131 st street and adjacent to that area. This may give the public an idea of the type of treatment
that may be achieved in other locations along Illinois Street. The charge the City has today is to
determine "how to thread the needle" because the road wants to go somewhere between Spring
Lake Subdivision and the Ritz Charles parking lot. While that phase is only 20 feet in width and
the roadway is a minimum of most likely 120 feet of right-of-way; within that 120 foot area are
lawn areas, pathway improvements, and the roadway itself,c.onsiderably less than 120 feet.
These are discussions that have been ongoing even before 1997 and ultimately formalized in
2001 by the adoption of the current Thoroughfare Plan. Individuals interested in the area and
interested when they make a decision to invest in the area have all oftms information available to
them in the Department.
Under the current US 31 guidelines for the Overlay, building setbacks along the property line are
required to be 45 feet; a landscape transition area is a required 25-foot dimension. The
petitioner's proposal is for a 100-foot transition/buffer area-there is a much larger woods there,
but there is an expectation under the current Comprehensive Plan that this area would be
developed in accordance with the 31 requirements. The app1icantis requesting approval to
provide an area that is four times the area required under the current Ordinance.
Jon Dobosiewicz offered to bring the reference materials and have them available at the
Committee me"eting.
Comments from Plan Commission Members:
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Leo Dierckman said the primary question is whether or not the ground should be rezoned for a
use that could go in another location. Mr. Dierckman was concerned with the number of full
time employees (600) and the heIipad.
Ron Houck had questionsrelated to traffic impact 'analysis and different scenarios. A copy of the
traffic study should be furnished to each Plan Commission member. Mr. Houck stated that some
concern should be given to whether or not this proposal is the best use for this property. Ron
Houck cautioned the Committee that will be reviewing the PUD to look closely at the details.
Steve Fehribach of A & F Engineering responded that one of the scenarios used in the traffic
analysis is a hospital facility; the highest and most intense use was used in the study.
Pat Rice was concerned with the "really red brick" and the green glass. The air conditioning
units and related noise are a concern as well as the helipad and accompanying noise. Ms. Rice
had the following comments for Mr. BottamiIIer-Administrations change, situations change,
decisions change, and ultimately, plans need to come before the Commission and City Council.
The Plan Commission is where the citizenry needs to be getting their information and it would
help in making re-Iocation decisions and looking at potential plans for a certain area.
Dan Dutcher encouraged the Committee to look carefully at conserving the woods. Mr. Dutcher
pointed out a reference in the information materials to trails and asked the Committee to explore
this in greater detail.
Marilyn Anderson then closed the Public Hearing but explained that there would be an
opportunity for additional public input at the Committee level.
Docket Nos. 29-03 Z and 30-03 DP/ADLS, Clarian North Hospital PUD were referred to
Subdivision Committee for further review on March 25, 2003 at 6:00 PM in the Caucus Rooms
of City HalL
5h. Docket No. 32-03 Z;11300 Block of North Michigan Road (B-2 Rezone)
The petitioner seeks to rezone a Parcel from 8-1 Residential to B-2/Business. The
14.826 acre site is located along the east side of Michigan Road Yz mile north of
106th Street.
Filed by Steve Pittman of Pittman Partners.
6b. Docket No. 33-03 Z; 11300 Block of North Michigan Road (R-4 Rezone)
The petitioner seeks to rezone a Parcel from S-l Residential to R-4/Residential.
The 20 acre site is located along the east side of Michigan Road 12 mile north of
106th Street
Filed by Steve Pittman of Pittman Partners.
Note: Items 5h and 6h were heard together.
Steve Pittman, 11530 N. Michigan Road, Carmel, and Neal SmithofPittman Partners appeared
before the Commission representing the applicant. John Levinson of Levi Investment Real
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City of Carmel
CARMEL/CLAY PLAN COMl\1ISSION
The Subdivision Committee met in a Special Meeting at 6:00 PM on Tuesday, March 25, 2003 in the
Caucus Rooms of City Hall, Carmel, Indiana. Members present were Marilyn Anderson; Dave
Cremeans, chairperson; Maureen Pearson; and Pat Rice.
The Committee considered the following items:
1.
e applicant seeks to rezone a om ~ " B-6, and 8-2 subject to the US
31 Overlay Zone to a Planned Unit Development District. The site is located at the northwest
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comer of US 31 and 116 Street.
Filed by Joseph M. Scimia of Baker and Daniels for Clarian Health Partners, Inc.
2. Docket No. 30-03 DP/ADLS; Clarian North Hospital
The applicant seeks Final Development Plan and Architectural Design, Lighting, Landscaping
& Signage approval for a hospital and medical office building. The 68.164 acre site is located
at the northwest comer of US 31 and 116tb Street. There is a proposal filed to rezone the site to
a Planned Unit Development District.
Filed by Joseph M. Scimia of Baker and Daniels for Clarian Health Partners, Inc.
Items 1 and 2 were heard together. Dave Cremeans, chairperson, explained to the public in attendance
that this particular meeting is not a public hearing but a working session and no inference will be made
as to whether members or in favor or opposed to the petition. The Committee is charged with a
thorough review of the proposal.
Joe Scimia of Baker & Daniels, attorney for Clarian Health Partners, addressed the Committee
representing the applicant. The general concept of the PUD is that there are two areas, east and west of
Illinois Street-area one is the primary area for the hospital. Area two is the area west oflllinois Street
and this is broken into basically four development parcels plus the tree conservation area.
The first question posed at public hearing was land use overall and whether or not the ground should be
rezoned. The site could be used for office use or potential corporate headquarters. Obviously, the site
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is a valuable piece of real estate; it is important to think about what exactly a corporate headquarters
brings to the area that a hospital would not bring. In reviewing a corporate headquarters, most people
are talking about investment and job creation as the two key factors. The plan for the hospital is on 55
to 60 acres and still leaves not quite half ofthe project for development Looking at the 55 acres, in the
5th year on the basis of Full Time Employees (PTE) there would be 775 direct employees in a hospital
operation and 200 employees in Medical Office Building (MOB) operations. This does not include
suppliers and consumers relied upon in connection with the operation of a hospital or medical office
building. There are an additional 386 Full Time Employees in that category for the hospital and an
additional 100 in connection with the medical office building. Looking at the total impact between the
direct employees as well as those suppliers and consumers, there is in excess of 1450 Full Time
Employees.
The personal income-salaries and wages for those 775 employees in the hospital operations-exceeds
$210 million (at the end of year five.) The same number for the 200 medical office building employees
is estimated to be at $42,500,000. This is an excess of $250 million in wages payable in connection
with the direct and indirect employees at this location.
The number of ETE and MOB employees does not take into account the number of construction jobs
that will be created over a two-year period. Again, those are estimated to be in excess of 1,335
employment positions in the construction industry and 734 supplier/consumer industry related persons
for a total benefit in excess of 2,000 jobs in the construction industry. The total number of employees
at the end of three years is projected to be 890. This number is spread over a seven-day work week,
three shifts.
In response to questions from the public, .Mr. Scimia said commencement of construction would be
scheduled for May 28, 2003 and construction concluded June 1,2005.
.Mr. . Scimia went on to say that direct dollars investment, direct economic impact-the construction
costs are in excess of $125 million. This figure does not include land acquisition costs, furniture,
fixtures, equipment, infrastructure improvements, etc. The hospital will be a taxable entity. .Mr.
Scimia said he understood the desire to have land available for future opportunities, it already exists in
Parkwood West and Cannel Drive. Allowing for the proposed land use does not mean you are
foregoing the ability to attract a good business. The benefit to the hospital is that the Community can
use a facility of this type. Currently, there is a Special Care Facility in the heart hospital, 81. Vincent's
community hospital to the north-the proposed facility will provide more services and the design is to
have a specialty in women's care and children's care facilities that will also provide medical
emergency services. There is the land available for expansion-this proposal is a long-term plan. In
Mr. Scimia's opinion, the proposed use was appropriate for this particular site and meets the goals for
the community. '
Barry Evans, Vice President of Planning and Business Development for Clarian said the staffmg of the
proposed facility will go according to volumes. Approximately 20% of the volume for the proposed
location would be a re-Iocation from downtown.
Joe Scimia noted that this proposal is not a replacement facility but would function in addition to the
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existing facility. All of the downtown services would continue to operate.
Regarding the concerns from the adjacent property owners, Mr. Scimia commented that the uses
proposed in the area located just south of the neighborhood will be. buffered by a 100- foot tree
conservation area that will remain in its natural state. The B-3, B-6 and B-7 type uses proposed require
a 3D-foot landscape buffer-the petitioner has tripled the requirement. The petitioner is prepared to
provide whatever assurances to the neighborhood that the area will remain in tree conservation, either
by deed restriction or conservation easement.
Joe Scirnia addressed further comments from the public and stated there are no plans to disturb any of
the tree area either to the north or south except that small portion that will be disturbed when Illinois
Street is actually constructed. That i~sue will be addressed at a future time when a Development Plan
comes before the Plan Commission. It would be naive to think this area would remain a park-like
setting forever. However, this area is in close proximity to US 31 and 465, it is a place where
commercial development should occur, and a place to build a tax base. Again, at this time, there are no
plans to disturb the tree area, but we want to provide assurances that no matter what happens, no matter
what plan came in, the 100-foot tree buffer would be in place.
Joe Scimia explained that the PUD Ordinance was prepared by looking at the US 31 Overlay District
and incorporating those standards and requirements into the PUD. The applicant met with the
Department Staff to make certain these standards were incorporated into the PUD. Next, the
Development Plan approval process and the ADLS approval were applied. Pictures have been
provided of proposed architectural standards for the area so that upon review, there is a "frame of
reference" so that everyone is aware of the concept.
In response to a question from the public regarding a market study, Joe Scimia stated that a market
study had not been done for the proposed facility. It is common sense-the fastest growing community
in the mid-west is right here in Hamilton County, where' the people live, where the people want to
work. In order to meet the needs of the public and in looking at the population growth and patterns, we
are comfortable that this is the area fot location.
;l
At this point, the Committee began a page-by-page review of the proposed PUD Ordinance.
Pat Rice mentioned the heliport that is planned. The Heart Hospital does not have one and St.
Vincent's does not have one.
Joe Scimia said he was "shocked" that the Heart Hospital does not have a heliport and certainly, if St.
Vincent needed to use the heliport, they would not be denied.
Members of the public also expressed concern regarding the heliport.
Joe Scimia said that from a noise standpoint, Clarian is buffering by placing a building between Clarian
and the west. FAA requires helicopters to fly main thoroughfares~when the "Life-line" flies north
and south on US 3l-they are required to do so; putting the heliport close to the ambulatory service
puts it in direct access. It is not on the roof so the noise disperses, we do not plan on having the
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helicopter parked there, and as a design concept, the heliport is on the side.
Joe Scimia explained retail uses such as a coffee shop, card shop, barbershop--on the ground floor and
within the building. These would provide services for persons within the hospital, and would be
limited to 15%. There were concerns with the cafeteria and Joe Scimia said he would work with Jon
Dobosiewicz and the Department to finalize this portion.
There were concerns expressed regarding any day care facility. The Committee was not in favor of a
separate building for a day care facility but rather in the primary building~
. John Myers, Traffic Consultant with Parsons, Brinckerhoff, 47 South Pennsylvania Street,
Indianapolis, addressed the Committee and said he had not yet read the traffic report submitted by A&F
Engineering. Mr. Myers was attending the Committee meeting strictly as information gathering only.
Following a short recess, the Committee continued with its review of the PUD Ordinance.
There were questions from the public regarding the traffic study and whether or not the study was
available to the public.
Dave Cremeans said the public could review the file, including the traffic study, at the Department of
Community Services office, any time between 8:00 AM and 4:30 PM, Monday tlrrough Friday.
Joe Scimia addressed comments from a member of the public regarding the current shortage of nurses.
The Clarian facility will attract quality physicians and nurses through having a competitive project and
a good facility by being in the right location. The City of Cannel is not hard to sell. The bottom line
is, people want to live in Carmel, located in good facilities, in a good school system. This is not a land
use concern. The facility is a women's and children's focus, but it will have other capability and
flexibility. The vision is to allow expansion as needs dictate, whether that be other sorts of facilities,
expansion of existing facilities, additional services, specialties, etc.
In regard to traffic, Joe Sciri:1ia said the plan does address the office to the south-there are two
openings currently, one is proposed to be closed in a right in/right out only and also moving traffic over
to Illinois Street. The proposal actually improves the traffic pattern; there is also additional right-of-
way required. Mr. Scimia also said the traffic study is not consistent with statements made by Mr.
Bottamiller at public hearing with respect to gridlock.
Regarding Judy Miller's comments relating to sensitivity to wildlife, conunents from Ms. Rice are
being taken into consideration and this is being looked at.
Regarding the high water table and tree removal, drainage plans must go tlrrough review and various
approvals and signed off by government agencies. Any development cannot increase drainage flow or
make drainage situation more difficult. The developer must handle the amount of flow and the
engineer will deal with that. Notice requirements are for property owners within two properties or 660
feet in depth by certified mail.
Mr. Scimia commented that Clarian has been sensitive to the neighbors, their concerns are understood
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as well as their reluctance to embrace illinois Street. The Illinois Street extension has been on the
Thoroughfare Plan for a long time and the developer must comply.
There are other commercial developments along the corridor-the Heart Hospital, Thompson
Consumer Electronics-these are inter-twined with existing residential development along the corridor.
Clarian is doing everything it can to be sensitive to the issues and also reach a compromise and work
with the City of Carmel.
A representative from Spring Lake Subdivision asked about the process-"Where do we go from here;
what is the protocol for future discussions; who do we talk with about Illinois Street as far as what
illinois Street will look like, where will it go; when will it happen; and do the residents have input?"
Dave Cremeans explained the process through the Plan Commission and on to the City Council, with
an opportunity for public input at both levels.
Jon Dobosiewicz of Department of Community Services said Illinois Street would be placed between
the Ritz Charles and the subdivision to the west.
The Subdivision Committee will meet in reguhrrly scheduled meeting on April 3,2003 at 7:00 PM in
the Caucus Rooms of City Hall.
The meeting was adjourned approximately 9: 15 PM.
Dave Cremeans, Chairperson
Ramona Hancock, Secretary
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Docket No. 164-02 Z, Riverview Medical Park (PUD) was referred to the Subdivision
Committee for further review on May 13, 2003 at 7:00 PM in the Caucus Rooms of City Hall,
Cannel, Indiana.
Note: Items 2 and 3 were beard together.
2.
Y'.
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e applicant seeks to rezone a 107.367 acre property from H-3, .13:-6, and S-2 subject to
the US 31 Overlay Zone to a Planned Unit Development District. The site is located at
d th
the northwest comer of US 31 an 116 Street.
Filed by Joseph M. Scimia 'of Baker and Daniels for Clarian Health Partners, Inc.
3.
Docket No. 30-03 DP/ADLS; Clarian North Hospital
The applicant seeks Final Development Plan and Architectural Design, Lighting,
Landscaping & Signage approval for a hospital and medical office building. The 68.164
acre site is located at the northwest comer of US 31 and 1 16th Street. There is a proposal
filed to rezone the site to a Planned Unit Development District.
Filed by Joseph M. Scimia of Baker and Daniels for Clarian Health Partners, Inc.
Prior to presentation by the Petitioner, J oIm Myers of Parsons Brinckerhoff, 47 South
Pennsylvania Street, Indianapolis addressed the Committee. Mr. Myers said he had reviewed the
Traffic Operations Analysis provided by the petitioner and rendered the following report. There
are also some remaining, operational issues that have to do with the larger system.
Mr. Myers said he had reviewed the Traffic Analysis, starting out by looking at the land use and
the trip generation rate and calculations based on those areas, making sure they are in accordance
with ITE Guidelines (Institute of Transportation Engineers). Also, theintemal pass-by trips were
checked. The trip distribution was reviewed and found to be reasonable. The level of service
calculations were reviewed and questions were resolved by the traffic engineer. There was one
problem found with a round-about at 116th and Illinois Street. The unresolved issues are all on
116th Street. There is a single right-turn lane shown westbound from the new interchange at US
31 across 1 16th Street and turning right toward this site on Illinois Street. If there is a round-
about there, a by-pass lane is proposed .so that those right turns would not actually occur within
the round-about but at a special lane on the side, and only on Illinois Street approaching the
hospital. Mr. Myers said he would be interested in seeing the actual detail as to how this is laid
out and how the entrance extends to the hospital. The intent is to have a free-flowing right turn
lane that would extend all of the way to the first entrance. This is a loose end, but a minor one.
Mr. Myers said the other two issues are larger. A copy of the report was sent to Peter Doctors in
Parsons' Boston office. The important questions are: Does a round-about work at this
intersection; does it work for Spring Mill Road? Does it work with the interchange at US 31 ?
This will take a little more time to study.
A third issue has to do with the proximity of these intersections, even if they are signalized. The
closeness of Spring Mill, Illinois, what will probably become two, ramp termini signalized
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intersections, and Pennsylvania on the other side is also an issue-how those will best be treated.
A vital component is the US 31 study and that is not available at this time-we .still don't know
where the signalized intersections are, we don't know if there are signals-they could be round-
abouts. These questions need to be answered, but in terms of the traffic study itself, down to the
point of the intersection, questions are invited at this time.
Mike Hollibaugh commented that John Myers is wrestling with some big issues and the input
from Peter Doctors regarding more detail-oriented questions on the round-about(s) and how the
intersections will function needs to be reviewed.
Regarding the extension of Illinois Street north to Carmel Drive, the concept was to show the
southbound triple left turns at 116th Street. Ultimately when it is opened on the north side to
Carmel Drive, all of the traffic will not head south, some of it will turn north, and it is likely the
triple left will be converted to a double-left and have a second through lane. Sooner or later,
there will be a need for the City to identify right-of-way requirements. This cannot be answered
this evening.
John Myers said he did not expect a lot of variations from the study; there are quite a few lanes-
double turn lanes from the ramps-you just hate to "feel around in the dark" on something like
this. When it comes time to make the ultimate decision, the best advice will be given based on
the inforrilation available at that time-hopefully an INDOT study. The INDOT study should be
available within the next 30 to 60 days.
Pat Rice asked if the concern regarding the single right turn lane would be altered when the road
goes through? It may create more traffic going straight through and less need for a double right
turn.
John Myers responded that is why he wants to take a look at the specific geometries in mind. If
there were a continuous right turn lane going into a through lane from the south, then it would
not work very well-a dedicated lane would work better. This will be looked at along with the
other situations at this intersection.
After a short recess, the Committee continued with the review ofthe C1arian North PUD.
Joe Scimia addressed the Committee and thanked them for scheduling a special session to
address this PUD. There are some peculiarities of this site. The property to the west is not
developed; it is not flanked by residential development like some of the other developments.
This does create some opportunity with respect to what happens in the future or planning that can
occur. The property is zoned R-2 and allows 3.5 units per acre on the west as well as the small
strip on the property line. There are developments to the immediate south that are much more
dense than one-acre lots or ten-acre lots. Unlike some areas typically seen, this site is not fully
developed and this is recognized by the Comprehensive Plan. 116th Street is the primary
parkway for east/west traffic in this community; it is the largest parkway, it is four lanes, etc.
This is where all of the traffic will be and when the overpass is done on US 31, it will make 116th
Street even more attractive for traffic. Accordin~ to the Thoroughfare Plan, this is where the
traffic is supposed to go, even more so than 146t Street. This proposal does not deviate from the
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Comprehensive Plan-it would change the underlying zoning, but potential uses for this
particular site are envisioned as offices, hotels, retail, full-table restaurants, and planned
residential communities. All of these components are provided in the proposed PUD. We are
consistent with the Comprehensive Plan, and we have gone to great lengths to incorporate those
concepts into the proposed project.
In regard to discussions regarding zoning without final plans-this proposal is not speculative.
The time and cost of going through the process prohibits some from going through the process.
To couple a request for rezoning on top of an ADLS and a PUD request only adds more cost and
time. Mr. Scimia suggested the Committee look at the project in its entirety-where the property
is located-its proximity to ll6th Street and what the Thoroughfare Plan calls for and the close
proximity to the major north/south arterial in the entire State, US 31.
Marilyn Anderson said she understood there was undeveloped land to the west, and this is one of
the reasons why she was concerned about what is developed on 2C. What goes on 2C will
directly impact what goes in west of Springmill Road. The concept was that illinois Street would
divide the more commercial aspects from the residential. Ms. Anderson said she would like to
see the transition from proposed uses happen within the Clarian parcel and not have offices in
2C. The parcel across the street would be directly affected.
Joe Scimia responded there is a distinction between use and what is actually there. The transition
is being created from Springmill Road back to Illinois Street. It is highly unlikely that this would
be developed as single family residential. Conunercial development on ll6th Street within the
US 31 corridor is ideal.
There was open discussion and review of the proposal and possibilities of use.
Dave Cremeans said the Committee had talked about 2C at the previous meeting and residential
facing Springmill Road was preferred. The Committee did not want Springmill Road to have the
appearance of a commercial corridor. A service road between 2C and 2D was previously
discussed at Committee; commercial should not face Springmill Road. The Committee is
concerned about the use because of the signage.
Mike Hollibaugh commented that there are forces at work that will change the character of this
portion of the City~primarily that will be the impact of the interchange at ll6th and US 31.
It is a situation to wonder, -- what is the long-term viability of single-family along Springmill
versus having a use with similar character as respective of the residential character that we want
to see, but is nicely-designed, low-intensity office. The traffic generated in these areas today at
rush hour makes it perhaps less than desirable for residences. Springmill will start to change, and
traffic will start to flow.
Docket Nos. 29-03 Z and 30-03 DP/ADLS, Clarian North Hospital, were continued to the
April 22nd meeting ofthe Subdivision Committee at 7:00 PM in the Caucus Rooms of City Hall.
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City of Carmel
CARMEL/CLAY PLAN COMMISSION
The Subdivision Committee of the CarmeJJClay Plan Commission met in a Special Meeting on Tuesday,
April 22, 2003 in the Caucus Rooms of City Hall.
Members present: Marilyn Anderson; Stephanie BlackInan; Dave Cremeans, Chairperson; Wayne Haney;
Pat Rice; and Pam Williams; thereby establishing a quorum.
Jon Dobosiewicz attended the meeting on behalf of the Department of Community Services.
The following items were considered:
eapplicant seeks to'rezohea 6 acre'prop -" ,B-6, and S-2 subject to the US
31 Overlay Zone to a Planned Unit Development District. The site is located at the northwest
corner of US 31 and 116th Street.
Filed by Joseph M. Scimia of Baker and Daniels for Clarian Health Partners, Inc.
2. Docket No. 30-03 DP/ADLS; Clarian North Hospital
The applicant seeks Final Development Plan and ArchitecturaL Design, Lighting, Landscaping
& Signage approval for a hospital and medical office building. The 68.164 acre site is located
at the northwest comer of US 31 and 116th Street. There is a proposal filed to rezone the site to
a Planned Unit Development District.
Filed by Joseph M. Scimia of Baker and Daniels for Clarian Health Partners, Inc.
Note: Items 1 and 2 were heard together.
Jo"e Scimia of Baker & Daniels was present representing Clarian Health Partners.
The Committee began its review of the PUD on page 14.
Public input was invited at the conclusion of the Committee's review this evening.
Kathy Page, 2510 Coventry Way, Indianapolis-currently building a borne in Spring Lake Estates. Ms.
Page said her family had looked at the guidelines for the 31 Overlay, and the City 20120 Vision
Comprehensive Plan prior to deciding to build in Spring Lake Estates. The current proposal for a full
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service hospital with 24-hour service will have a definite negative impact on their new home. The
standards for development include I) A landscape buffer along Springmill Road and adjacent to
residential development. 2) A well-conceived planned, single family residential community probably
situated along the west side of the site (Springmill Road). 3) Access from a new parallel road rather
than Springmill Road. Ms. Page asked that these three standards remain intact. The citizens of Carmel
clearly understand the need to expand the commerciaVindustrial tax base to business growth. It is also
clear that citizens support this ,growth, only if negative impacts of that growth can be mitigated and
contained and not impede the quality of the neighborhood. If the current proposal for development
proceeds, the entire character of Springrnill Road will change.
Theron Nesbit, 363 Mallard Court, Spring Lake Estates. The residents in this area have a real
problem-they are residents of Clay Township but unable to vote for any members of Carmel City
Councilor the mayor. If this current proposal is approved, it could negatively affect the property
values and quality of life. In some respects, the residents feel that they have been enticed by the City to
build their homes in this Subdivision. If the intent is to change the zoning, 100 feet of woods is not a
sufficient buffer between Spring Lake Estates and the noise and lights of a full service hospital. This
subdivision will not stand by quietly and watch as trees are removed and a heliport built.
At this point, Dave Cremeans gave a history lesson in government and the Joinder Agreement between
Clay Township and the City of Carmel and representation from the Township and City elected
offiCials. Mr. Cremeans also explained the process for rezoning and that any official change in zoning
must be approved by the legislative body, the City Council; the Plan Commission is an Advisory Body
only.
Jon Dobosiewicz reported for the Department. If there is completion as to the discussion of the PUD,
it would be appropriate for the petitioner to make the revisions as noted and re-submit a red-line copy
for review by the Department and the Committee members. After final review, a recommendation
should be fonvarded to the full Plan Commission for ultimate forwarding to the City Council with a
recommendation.
Jon further stated that the DP/ADLS for the hospital site should be reviewed/discussed further so that
public comments can be addressed. If there is something specific the Committee would like to see
changed and the petitioner has the ability to address those concerns, it can be done at Committee on
May 13,2003. The DP/ADLS and the PUD do not necessarily have to be dealt with at the same time.
There is still the public hearing process at City Council level once the PUD is forwarded to the Plan
Commission with a recommendation. The POO could be heard by Council either June 2nd or the 19th,
if the Plan Commission forwards this on to COlU1Cil at its May 20th meeting.
Pat Rice asked that actual material samples be brought to the Committee meeting on May 13th.
There being no further business to come before the Committee, the meeting was adjourned at 9:20 PM.
Dave Cremeans, Chairperson
Ramona Hancock, Secretary
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Jon Dobosiewicz said the medical office itself is considered a special use under the residential
zoning. The petitioner could be appearing before the BZA today requesting approval for this
project as a permitted Special Use. The only thing not considered consistent with a permitted
Special Use is the bank branch. After the Church went in, the area was then pre-disposed; what
is left is an approximate IO-acre site along the l46th Street frontage. The logic is that uses that
would be considered permissible special uses under the ordinance that would otherwise go before
the Board of Zoning Appeals may be found acceptable along this frontage where, based on
previous actions and how development has occurred in the area, it is not a logical place for single
family residential. It is apparent that the developer has garnered support from the Church and
adjacent homeowners in Ashmore Trace.
Jon went on to say that the development approved by Noblesville is retail with commercial out-
lots: restaurants, bank, perhaps a gas station, although the gas station may have been excluded.
Pat Rice commented the petitioner has done a good job in designing the proposed development.
Dave Cremeans invited comments from the public-none was forthcoming.
According to Charlie Frankenberger, the petitioner has agreed to install landscaping on some of
the lots to further buffer from the residential area. Sample building materials were shown.
At this point, the Committee began a page-by-page review of the PUD Ordinance. Additional
informational booklets will be submitted to the Department on Thursday, May 15,2003, for
inclusion with the Department Reports.
There was open discussion regarding the lighting, ballard lights, and the photo-metric chart
presented. The enclosure for the trash dumpster was discussed-the petitioner agreed to brick
materials and this was deemed to be compatible.
Marilyn Anderson moved to recommend approval of Docket No. 164-02 Z, Riverview Medical
Park PUD, to the full Plan Commission. The motion was seconded by Wayne Haney, and
roved
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2.
e app lcant seeks to rezone a 107.36 acre prope y aID ";3, B-6, and 8-2 subject to
the US 31 Overlay Zone to a Planned Unit Development District. The site is located at
d th
the northwest comer of US 31 an 116 Street.
Filed by Joseph M. Scimia of Baker and Daniels for Clarian Health Partners, Inc.
3. Docket No. 30-03 DP/ADLS; Clarian North Hospital
The applicant seeks Final Development Plan and Architectural Design, Lighting,
Landscaping & Signage approval for a hospital and medical office building. The 68.164
acre site is located at the northwest corner of US 31 and 116th Street. There is a proposal
filed to rezone the site to a Planned Unit Development District.
Filed by Joseph M. 8cimia of Baker and Daniels for Clarian Health Partners, Inc.
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Note: Items 2 and 3 were heard together.
Joe Scimia of Baker and Daniels appeared before the Committee representing Clarian Health
Partners. Members of the Committee should have received black-line drafts of the PUD and
most all items have been addressed at this time.
Mr. Scimia commented that there were two factors of prime concern: one was preserving
residential along Spring Mill, the other was extending retail .along Spring Mill. The petitioner
proposed to make parcel 2C run the entire length of Spring Mill, from I 16th Street to the northern
property line-except for the tree conservation area~and it would be limited to residential
development.
Dave Cremeans invited members ofthe public to ask questions and express concerns regarding
the changes to the PUD.
Jerry Golden, resident of Springmill Place, thought residential development would be on the west
side of illinois Street; on the east side would be commercial development.
Kathleen Lamb, also a resident of Springmill Place, said she had attended numerous meetings
when the Illinois Street expansion was being discussed. At that time, there were resolutions
passed that confirmed that the 20/20 Vision Comprehensive Plan was to be respected plus a
buffer zone. It is not a proper presumption that Springmill Road would become four lanes; the
development ofIllinois Street is supposed to be taken into conjunction with Springmill Road.
Part of the Comprehensive Plan and the resolution supported by her neighborhood strives for
nothing commercial west of illinois Street.
Judy Hagan, Springmill Place, addressed the Committee saying she had written the Springrnill
Road Amendment many years ago when the corridor was under some commercial encroachment
and it has worked very well for the community in the interim. Ms. Hagan is concerned that this
proposed development is totally off-track with the Comprehensive Plan. Ms. Hagan commented
that she would like to see this proposal re-worked. If the entire property is going to be
considered for a rezone, and a PUD in particular, then the entire. development needs to be flushed
out. Also, with due respect to the substantial tree cover on this property, it has always been
contemplated that this would remain and those development rights transferred to the open area
and that unique and beneficial development of residential would be compatible with the existing
corridor. Ms. Hagan was also concerned that this is the third hospital going in on the Meridian
corridor and this proposal mayor may not be the best use for this site. The premiere comer in
the corridor is this particular site and it has been contemplated and very elaborately planned
either PUD or rezone over the years as something that would be a destination point-this has not
yet happened. Ms. Hagan asked that this proposal be returned for a lot more work as the last,
major comer in the corridor. Again, the understanding is that there was to be no commercial
west of Illinois Street.
Jim Dillon, 507 Cornwall Court, Cannel 46032, said he had been "on line" to look at the
Comprehensive Plan and it is not at that location. Also, the land use maps are not on line. Why?
Everything today is a PUD and it is inappropriate to use that designation on this piece of
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property. Jim Dillon expressed his concern about medical entities in the corridor that could be
"Not-far-Profit." One of the secrets in Cannel is a commercial tax base in the corridor that is
significant. If we erode that tax base, then our taxes will be higher than Westfield or Fishers.
Jim Dillon "clearly" wanted the Committee to understand that he and Ms. Hagan were sponsors
of the Springmill Road Amendment passed in 1988 and codified, Ordinance D-454, that is the
law in this community. The Comprehensive Plan was altered with that document and as it has
been revised, the last time in 1996, the land use map and the language reflect that. In Jim
Dillon's opinion, the areas listed on all of the proposals to date, anything west oflllinois Street
cannot be rezoned-that is to be residential. The Commission's job is to see that the City's
standards are met, not to make the plan work for Clarian, the landowner, etc. Clarian probably
does not want to buy all ofthe land, but the seller probably wants them to do so. The
Commission is not obligated to make this proposal work for the applicant. If you commercialize
any of this, there are four comers at 116th and Springmill that are going to fall like dominos. Dr.
John Pittman was told once before that he could not commercialize his corner. I'm sure he
would like to see this happen. Jim Dillon commented that this proposal is not ready to move on;
there is a lot of work to be done to make this acceptable.
Dr. John Pittman addressed the Committee with the following comments. At the time he tried to
rezone his land, the Comprehensive Plan said the north two-thirds ,was commercial and the south
one-third was transitional. Carmel could not say what transitional was, only to bring in a plan
and Carmel would tell him whether he was right or not. A lot of money and time was spent
putting a Comprehensive Plan together. It has been on the Thoroughfare Plan for several years
that Springrnill Road was to be four lanes. Illinois Street is not meant to carry heavy traffic.
Anyone that has done any development along Springmill Road has had to dedicate right-of-way
to make Springmill Road four lanes. Springmill Road obviously needs to be four lanes and as
the Clay West area begins to develop out, it will have to be widened because there will be a
tremendous amount of traffic. The entire area will change tremendously, regardless of what
happens at 116th and Meridian. There will be so much traffic, everyone will be begging to get the
roads widened. It seems that there are a lot of misconceptions about the sacredness of the
Comprehensive Plan and the sacredness of Springmill Road that will preserve it as a "country
road." It isn't a country road any more-it is a major thoroughfare. .
Jerry Golden had the following additional comments: There are other roads west ofSpringmill-
is every north/south road going to be four lanes? This will always carry some conflict.
Springmill Road had a good concept in terms of anticipating a two-lane road and a middle road,
and with the advent of Illinois Street, it is a good thing.
Joe Scimia touched on what the Comprehensive Plan actually does say and not what people
thought it said-there are definitely some misconceptions. The applicant is not trying to alter the
Comprehensive Plan. By state law, the Comprehensive Plan sets forth the general policies and
patterns of developrnent-:it isa road map. A body such as the Plan Commission is required to
give consideration to the Plan, but it doesn't say that you should never depart from it or that it
must be followed in every circumstance. Even if it did, as times change, you must adjust for
what occurs.
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The property is zoned B-6. The hospital could be built today with DP/ADLS approval from the
Plan Commission-it is a permitted use within the corridor.
Jon Dobosiewicz said the 20/20 Vision Comprehensive Plan as well as the 1997 study and
Thoroughfare Plan is a 20-year build-out. We have tried to plan enough right-of-way to
accommodate streets with the limited'resources available. We will make every effort to improve
lllinois Street across the extent of the corridor to provide access, presuming that the majority of
. traffic substantiated by a traffic study is going to utilize the 31 corridor. We will do what we can
to discourage through traffic on Springmill. As US 31 and illinois Street are improved, it is
unlikely that traffic will use Springmill as a maj or thoroughfare. The intersection improvements
will build capacity in Springmill and allow it to function in the future. There is an opportunity
for everyone to take both the Comprehensive Plan and the 1997 study and extract from it and
take things out of context. The one salient feature in this design that calls for an expansion of the
31 Overlay into this entire parcel, Springmill Road to 31, is defined by one sentence: "This
roadway (referring to Illinois Street) will serve as a boulevard bisecting the officelhotellspecialtyl
Retail component to the east and the high intensity residential uses to the west." Comments from
the public relate to that issue and when the discussion was made of illinois Street or the corridor
expanding, it was that Illinois Street creates a dividing line. The dividing line would be benveen
much, much more intense uses of office and a combination of components on this side of retail,
with a higher intensity residential useto the west. The Ordinance also calls for other things and
excellence in overall design. It is ultimately the Plan Commission's responsibility to determ~ne
whether this overall design fits within everything discussed from the 20/20 Vision Plan to the
Springmill Road Amendments to the 1997 study. Right now, the issue stands that anything other
than residential west of Dlinois Street is unacceptable. The Commission would need to make a
determination and forward on to the Council.
Jon Dobosiewicz confirmed to the Committee that this development does not conform with every
aspect and every area of the Comprehensive Plan. It does, in many cases, and this is one area
where it does deviate from the Plan.
Marilyn Anderson asked about the Springmill Road Amendment. . Judy Hagan clarified that the
Amendment passed in 1988 was an amendment to the then existing 1985 plan. The language and
context was moved forwarded into every land use map and was as a result of a retail issue.
Joe Scimia responded that the Comprehensive Plan was amended and superceded by today's law
and that statement is not in the Plan.
Judy Hagan said the land use map is respective of the 1988 amendment. Joe Scimia is correct
about the expansion of development plan and ADLS requirement in the corridor, but that would
not change the land use. Under the old Comprehensive Plan, a development plan and ADLS only
required the first 600 feet of the corridor. When it was contemplated that lllinois Street, in order
to work, needed to be shifted farther" west, then everything benveen 31 and Springmill was
captured and required a development plan.
Jon Dobosiewicz said that issues with regard to uses west of Illinois Street have come up at
previous meetings and have been drawn to the Committee's attention by the public. In addition,
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in the Department discussions with the petitioner, it has been indicated that "these are the rules."
The areas were identified, including where Parkwood West was approved, and the amendment to
the 1997 plan that opened the door. There was significant public debate at the Plan Commission
and City Council level on that issue, and the City Council made a decision for a plan to best
serve the community. In a nutshell, what the amendments to the Comp Plan to date have done is
open up this I DO-acre parcel for an overall design that could be considered by the Plan
Commission as well as the City Council. What is does not do by letter is support commercial
uses west of Illinois Street. It is the petitioner's charge to illustrate to the Plan Commission as
well as the City Council that this plan is the best plan for this parcel and to illustrate how it
conforms to the requirements of the Comprebensive Plan.
Joe Scimia responded thatthey have tried to put together a proposal th:;1t meets both objectives.
In talking about area 2C, the repeated comment was "We want to see that all residential."
Pat Rice said this discussion should bave been held at the beginning of the process, not after
adjustments were requested by the Conumttee and subsequently made by the applicant. The
Committee should have had information provided earlier.
Dave Cremeans commented that he did not think there has been any attempt at deception. At
each meeting, it has been said that they were working to come up with the very best plan for the
community-the plan may not be approved by the Commission-it could be approved by City
Council. Dave said he was led to believe that development could not happen west of Illinois
Street, therefore everything on Springmill would be a natural buffer.
Joe Scimia said the other point was not to set a precedent for the other three comers going
commercial. This is a large development and we have to make sure we service the area. Illinois
Street is a minimum of 51 0 feet west of US 31.
Dave Cremeans asked the applicant to look at everything west of Illinois Street as residential, to
do something to protect the tree buffer to the north of the subject site, and to continue to work
with the Department.
After a short recess to review the Illinois Street amendment that went to the City Council in
November 2001, the Committee continued with its review.
Dave Cremeans referred to Council Resolution No. CC-12-17-01-02, formerly Resolution CC-
11-05-01-07 as amended. This document defines TIlinois Street as the line of demarcation.
Jon Dobosiewicz explained the major concern at the time the amendment was approved--the
location oflllinois Street (adjacent to Judy Hagan's neighborhood, adjacent to Spring Lake
Estates, between Spring Lake and the Ritz Charles), and how Illinois Street would progress as far
as maturing into the ultimate road that it wants to be. All indications were that illinois Street
would not be constructed from 106lh to 1361h Streets in one bite-it was intended to serve uses as
developed along the corridor. It would not be constructed at one time as a four-lane cross-
section. There were talks about staging, contact sensitive design, etc. The two neighborhoods
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discussed at tbat time, Spring Mill Place and Spring Lake Estates to the north were discussed at
that time. Future refinements were also discussed.
Joe Scimia said tbe applicant was willing to install the buffer on his property. The
Comprehensive Plan drew this area as potential expansion because the surrounding property isn't
developed. The petitioner is asking for some relief. Additional buffers to the site are provided
by the Frenzel property, the Hilbert property, and potentially, the Pittman property. The site does
not abut any property except Spring Lake and the standard for Spring Lake is 30 feet. Ifwe were
hearing the hospital today and Illinois Street to Meridian today, it would be easier to digest, but
wee would like to see a plan for review.
Pat Rice commented the new proposal seemed to protect the Springmill Corridor in terms of
residential. Ms. Rice also asked for something more definitive and how this impacts the
Springmill Corridor if the Springmill Corridor is residential.
Maureen Pearson was uncomfortable with any of the commercial uses, especially the area
referred to in section N such as hotels, food services, restaurants, all types of retail.
Marilyn Anderson said she would like to see a better transition of residential.
Joe Scimia responded the Plan carved this area out as an acceptable place to develop. That's why
this piece of property is different. Mr. Scimia said they could adjust lots for the townehomes to
200 feet in area 2C.
At this point, Jon Dobosiewicz cautioned the Committee that the Rules of Procedure are not
structured to allow open public dialogue at the Committee level. The dialogue should be
behveen the petitioner and the Committee members to address those concerns brought up at
public hearing.
Pat Rice had questions regarding the colors on signage. Joe Scimia responded there are two
colors: gray and silver on a limestone base. The emergency sign is red.
Dave Cremeans was specific,in his instructions that comments this evening should be limited to
the hospital only. Development between Illinois and Springmill is not being discussed this
evenmg.
Pat Rice asked for clarification this evening on any approval recommendation from the
Committee. Joe Scimia responded that any recommendation for approval this evening would be
for DP/.ADLS only.
Jon Dobosiewicz commented the petitioner desires to have a presumption on the hospital layout
and design. With that in hand, the petitioner could go back to the property owner saying "The
whole piece doesn't work, but we have approval for the Development Plan of area 1 A, and we
are ready to close on area IA if you can bifurcate the property and sell us what is illinois Street
over to Meridian." VYhatever happens between Illinois and Springmill may happen at some point
in the future, but if the hospital has approval of the DP/ADLS subject to zoning of area lA, they
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would have confidence in moving forward and negotiating with the property owner on making
modifications.
Joe Scimia said he really wanted to know that the issues are done with the hospital so that there
is no major issue that must be designed around. A lot oftime has been spent on the PUD, but the
only real plan in front of the Committee is for the hospital.
Maureen Pearson moved for a positive recommendation on Docket No. 30-03 DP/ADLS, Clarian
North Hospital, contingent upon appropriate zoning. The motion was seconded by Pat Rice and
Approved 5-0.
4. Docket No. 49-03 PP; Towne Pointe
The applicant seeks approval of a Primary Plat for a 28-10t residential subdivision on
25.1::l: acres. The site is located on the northeast comer of West 13lst Street and Towne
Road. The site is zoned S-l/Residence - Estate. The petitioner also seeks approval of the
following Subdivision Waiver for one street:
49-03a SW scq 6.3.7 cul-de-sac length
Filed by tbe Elliot Wright Group, LLC.
Chuck Wright, 14349 Colby Court, Cannel, principal member of Elliott Wright Group appeared
before the Committee representing the applicant. There were three issues presented at public
hearing. Members of the public have been noticed in regard to the subdivision waiver and this
can now be discussed.
Jon Dobosiewicz confirmed the notice situation. The waiver is for the,cul-de-sac on the south
end of the development and the Department is not in favor of another access point onto 1315t
Street.
Chuck Wright commented that he had spoken with Mark Hartman, at remonstrator at public
hearing, and Mr. Hartman is not interested in any process that would not allow him to sub-divide
his property in the future. There continues to be open dialogue.
Jon Dobosiewicz said he had received a letter from Kent Ward, County Surveyor, assuring the
Plan Commission the water issue from the subj ect site at 131 st Street will be addressed. If water
crosses another property onto 131 S\ the County cannot assure that a problem wouldn't exist.
The rationale was discussed for not continuing the cul-de-sac. Jon Dobosiewicz said the
Department would like to limit driveway cuts onto 131 st Street; there is only one proposed point
of access. It would be possible to drive through Brenwick's subdivision to the east and get on
131 st Street without going onto Towne Road, but there would be no advantage to that. A round-
about is anticipated at 131 st and Towne Road and also at 126th and Towne Road.
Pat Rice asked about stormwater into Elliot Creek. Jon Dobosiewicz said there is a problem-
because it is so flat-it is difficult to hold water. The reason it is dry detention on the site plan is
because they can't "build a bathtub." The applicant is working with Brenwick on the off-site
because they must provide discharge into the creek across their site. The applicant must pull
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City of Carmel
CARM~EL/CLA Y PLAN COMMISSION
The regularly scheduled meeting of the Subdivision Committee was held in the Caucus Rooms of
City Hall on June 3, 2003 at 7:00 PM.
Members present: Marilyn Anderson; Stephanie Blaclanan; Dave Cremeans, Chairperson; Wayne
Haney; Maureen Pearson; Pat Rice; and Pam Williams.
Mike Hollibaugh attended the meeting on behalf of the Department of Community Services.
Before the review of ClarianHealth, Pat Rice read a statement regarding the preservation of
Springmill as a residential area.
The Committee considered the following items:
e applicant seeks to rezone a 107.367 acre prope yomB-3, B-6, and S-2 subject to
the US 31 Overlay Zone to a Planned Unit Development District. The site is located at
h . th
the nort west comer of US 31 and 116 Street.
Filed by Joseph M. Scirnia of Baker and Daniels for Clarian Health Partners, Inc.
Joe Scimia of Baker & Daniels and Boyd Zoccola appeared before the Committee representing
the applicant.
The Clarian PUD discussion included: 1) Use of the he1ipad limited to transport patients only,
and only in the event of emergency. 2) Access to lllinois Street would be a single cut from
Springmill and should be aligned with hospital entrance. 3) Location ofRetail/commercial
space. 4) Hotel on the site. 5) Location of Physician Office Buildings. 6) Relocating the
water/retention ponds. 7) Tree Preservation Area. 8) Residential Area. 9) US 31 Overlay.
The project would return to the Plan Commission for Development Plan and Architectural
Design, Lighting, Landscaping & Signage review and approval as each section is proposed.
Members of the public were invited to comment:
Randy Miller, 325 Mallard Court, Spring Lake Estates, was in favor of the proposal but was
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concerned with the 2B area and buffering possibilities.
Tammy Readdy, 313 Mallard Court, Spring Lake Estates, questioned if there were wetlands on
the site and how it was represented on the plan. Buffering with any tree other than evergreens
would disappear in the winter. Ms. Readdy suggested mounding or 8-10 foot brick wall to buffer
lights and noise.
William Carr, 331 Pintail Court, Spring Lake Estates, thought mounding was not an option, in
view of the previous controversy with mounding at the Dr. Perez residence location.
Dick Wickliff, 10300 Springmill Road, thought that additional area was needed for future
expansion of the hospital-the map looks like a commercial entrance to the hospital from
Springmill Road.
Mark Rattermann, 12548 Scottish Bend, Cannel 4603 3, wanted to know if the location for
Illinois Street had shifted.
Kathy Haag, 357 Pintail Court, Spring Lake Estates, asked for clarification of the Overlay and
when the decision was made for Illinois Street extension.
Jim Dillon, 507 Cornwall Court, was opposed to ANY curb cut on Springmill Road. Jim Dillon
also thought this proposal. should be done in one fell swoop rather than piece-meal in different
sections and return for Development Plan and ADLS for each parcel.
Kathy?? 10009 Springmill Lane, (neighbor to Judy Hagan)
Kathy Stetler, Spring Lake Estates was opposed to the overall proposal. Ms. Stetler said it is
difficult to obtain information from the Department of Conununity Services; she has written
letters to the editor-they are not published; the newspaper is not willing to cover the meetings.
Jerry 'Golden, 308 Springmill Lane, was defInitely opposed to this proposal saying Springmill is
"Sacred" and always considered residential. Mr. Golden cautioned members of the public to be
leery of "legalese." Approving this proposal would have a "domino effect" and it is outrageous!
Jan ??? Mallard Court, said this could be a win/win situation if the buffer were increased.
Mike Hollibaugh responded to public comments. Mounding can be adjacent to the right-of-
way-mounding at the Perez residence was within the right-of-way and of huge magnitude. The
location for llliDois Street has not changed but has always been conceptual in nature. The illinois
Street extension has been on the Thoroughfare Plan of the Comprehensive Plan, most recently
adopted in 1996. Public input was solicited for the Comprehensive Plan; it was publicized in
the newspaper, flyers were sent home with school children, there were a number of public
informational meetings held at local schools, City Hall, and different locations throughout the
City, including an ice-cream social.
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Jan ???, Mallard Court in Spring Lake Estates, said she was a 6-month resident of Carmel and
not aware of the Comprehensive Plan.
Joe Scimia was hopeful of coming out of Committee this evening with a vote. However, in view
of the current suggestions and requests from Committee members in terms of relocating the
ponds, switching some of the buildings, the height of the buildings adjacent to residential,
(buildings within the 2D area are to be a minimum of two stories) looking at the buffer,
exploring a location for the retail, location of a hotels, perhaps-restaurants, access, etc., the
petitioner agreed to review again and present another plan. Mr. Scimia agreed to furnish
revisions first to the Department and probably hand-deliver to the Committee. If they need to
explore changes to area 2A, (the buffer area) they are open to that~however, someone from the
neighborhood group will need to take the lead-if it is Greg Silver, that's fine; they will also
look at reducing the 2C area. The goal is for the hotel NOT to be on the west side oflllinois
Street.
Joe Scimia said he needed to understand what the options are with retail. The consensus ofthe
Committee was that retail on 116th Street was not a viable option and would not be supported at
the Council level. Perhaps Mr. Scimia could talk to City Council members and see what their
direction would be.
Pat Rice asked the petitioner to again look at bringing in a trapper for re-Iocating the wildlife
currently at this location, especially the raccoons.
Mike Hollibaugh said the intent of the plan was to screen retail and this comer does not do that.
Retail on 116th Street is not advisable; however, ifit were moved to the east of Illinois Street and
part of an overall development, it would be more desirable.
th
Dave Cremeans had in mind moving the future office and garage areas to 116 Street and
making
Illinois Street retail. The office buildings would then blend in with the US 31 Corridor and give
the petitioner an opportunity for retail to support the changes.
Joe Scimia said they would not put retail in front of a $100 million hospital. Retail would be put
on the ground floor or the atrium.
Mike Hollibaugh commented that if you read the plan for US 31. it describes what the amenity
node wants to be and also talks about community elements. This current proposal is all about
Clarian and making the plan work for Clarian. However. the plan must also work for the
community and what the community wants to see happen at this location.
The Committee and petitioner agreed to meet on June 12th at 6:30 PM at City Hall for
hopefully a final review and recommendation to the full Commission at its June 1 ih meeting.
The petitioner undertook to deliver revisions to the Department and Committee by June 10th in
order to allow time for review.
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