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CARMEL PLAN COMMISSION
Carmel, Indiana
SPECIAL STUDIES COMMITTEE
February 3, 2009
Docket Nos.: 08070022 DP Amend/ADCs
08070023 ZW
St.Vincent
Sports Performance Center
Paul G. Reis, Esq.
BOSE
McKINNEY
& EVANS u.r
GTTORNEY9 AT .AW
Z-3-off
,, sr.wn«nt
Sports Performance Center
Docket Nos. 08070022 DP Amend/ADCs & 08070023 ZW
RESPONSES TO
PLAN COMMISSION COMMENTS AND QUESTIONS
1. Adequacy of Parking for Sports Performance Center and Medical Office Building
Based upon the unique functions and uses within the Sports Performance Center, an analysis
of parking at existing facilities and parking analysis of the current parking on the St. Vincent
Carmel campus, there should be adequate parking for the Center and the existing medical
office building. Please refer to the attached memorandum explaining the adequacy of the
parking and the parking waiver.
2. Additional information on the Bioswales and "Rain Gardens" Stormwater
Management
Attached are slides showing the details and images of the bioswales/rain gardens stormwater
management design for the project. Each rain garden is a depressed landscaped area
consisting of several species of plants and small trees that strive in both dry and saturated
soil. The parking lot pavement is sloped toward the rain gardens to collect the majority of the
storm runoff, rather than using storm sewer inlets and pipe. The Stormwater is temporarily
stored in the rain garden, while it slowly infiltrates into the soil and is absorbed by the
vegetation. The soil is a mix of topsoil, sand and organic mulch to better hold and drain larger
amounts of water and sustain the vegetation. The rain gardens provide natural landscape
areas on the site, while reducing the amount of runoff and pollutants leaving the site.
3. LEED items to be incorporated into the Project
CSO Architects has prepared an extensive preliminary list of the LEED items being
considered for the project.
4. South Facade Wall Design
The current design for the Center meets the architectural requirements and material
requirements under the U.S. 31 Overlay Zone. The south elevation of the Center is
composed of three elements: the four-story office, the stair/elevator tower and the
"gymnasium." Each element is divided into the classic proportions of base, body and top and
employs the use of multiple sizes/ multiple colors of masonry units, painted steel window
lintels, brick piers, large overhangs w/ steel brackets and a pprte-cochere.
The design of the south facade of the gymnasium is also integral to the function of space
behind the facade. 1n this case, the west portion will be a basketball court, where additional
windows would create a safety and glare issue and the east portion will be a weight and
aerobic area, where wall space is utilized for equipment storage. The large clerestory
windows at the top of the south and north facades and the translucent panels on the east and
west facades will provide natural light to the gymnasium and reduce the use of artificial light.
2~~-~~
~j St.Vincent
Sports Performnnce Center
5. Tree Plan and Preservation
Fred Prazeau of Context Landscape Architecture has been working with Scott Brewer to
address the issues of tree preservation and the landscape plan for the site. A tree analysis was
performed on the site to identify the significant trees to be preserved and has been accepted
by Mr. Brewer. Tree preservation limits will be clearly shown on all landscape grading and
demolition sheets pursuant to Mr. Brewer's request. He has accepted the landscape plan that
provides fox the preservation of the significant trees around the homestead in the undisturbed
area of the site. There are no further outstanding issues.
6. Physician Parking and Connection to Proposed Browning Development
As shown on the site plan, there will be restricted parking for the physicians and
professionals working in the Center. A concern was raised about this parking, traffic flow
and a future connection with the proposed Browning Development. As shown on the
enhanced site plan drawing, the drive servicing the parking is exclusive to that parking and is
not designed to accommodate two-way thru traffic. Additionally, there will be grass pavers
and an outdoor activity area to west of the Center which would not be consistent with any
type of roadway connection. BremnerDuke Healthcare and St. Vincent have designed the
south parking area to accommodate a direct connection with the proposed Browning
development and to allow for the extension of Pennsylvania Parkway to the east. Please refer
to the parking site plan showing this right-of--way connection.
1312622_1
Z- 3- °~
PARKING FOR ST. VINCENT SPORTS PERFORMANCE CENTER
Several members of the Plan Commission made comments concerning the
adequacy of parking for the proposed St. Vincent Sports Performance Center, as well as
parking for the existing medical office building located adjacent to the proposed center.
The following outlines the parking capacity and adequacy for the project.
Currently, there are 992 parking spaces for the hospital and the associated medical
office buildings. 36I of the spaces will be impacted by Chis project. Attached is a
drawing showing the parking area to be affected (Area "A") and a portion of the adjacent
parking area serving the medical office building (Area "B"). On three days Woolpert, the
project engineer, performed a parking count to determine the actual parking in these
areas. Based upon those counts, there was excess parking available in both Area A and
Area B. Please refer to the "Parking Count Study -West Parking Lot."
The proposed sports performance center is a unique facility that doesn't fit within
the stated uses set forth in the Carmel parking ordinance. Its functions and floor space
utilization are very different from a medical office building. Consequently, a parking
analysis was performed by Duke Realty. Based upon actual parking counts at the two
existing locations of the St. Vincent Sports Performance Program, peak usage indicated
1.2 participants per 1,000 sq. fr. of space. Therefore, we are requesting a parking waiver
to reduce the required parking ratio to 1.2 spaces per 1,000 sq. fr.
Applying the parking waiver request to the project requirements results in the
following:
Existing parking on St. Vincent Carmel Campus 992 spaces
Impacted Parking for new Center (Area "A") 361 spaces
Remaining Parking 631 spaces
Remaining Parking 631 spaces
Proposed Parking 527 spaces
~~-~~ r~ izo4 r~e6.
Total Parking with new Center Parking C~ 1,158 spaces !d/8~/
Total Required Spaces (using reduced requirement for
Center) 1,332 spaces
Resulting parking spaces required
I74 spaces
Parking Por S[. Vincent Sports Performance Cen[er
Page 2
2. Utilizing the parking study data provides the following:
Current Parking spaces on St. Vincent Carmel Campus 992 spaces
(1,040 spaces are required by ordinance)
Excess parking spaces in "A" & "B" per study 277 spaces
Taking into account the 277 excess parking spaces in "A" and "B," the actual
parking requirements to properly and adequately serve the existing campus are
significantly less than the required 1040 spaces and the 992 existing spaces. For
purposes of this analysis, assume conservatively that adequate parking for the campus
without the Center is 792 spaces (992 - 200 excess). Based upon the parking waiver
study,, the Center has a requirement of 71 parking spaces, and the medical office
component has a statutory requirement of 221 spaces for a total of 292 spaces.
Revised campus parking requirement 792 parking spaces
Sports Performance Center parkinP 292 parking maces
'T'otal Parking Required 1,084 parking spaces
Existing parking spaces (after Center construction) 63l parking spaces
Proposed new marking spaces 527 parking spaces
fotal Available Parking Spaces 1,58 parking space
'--- --~
Based upon this analysis, there should be ample parking to serve both the existing
campus and the proposed sports performance center.
UI2061_I DOC
o,
WOOLPERT
PARKING COUNT STUDY -WEST PARKING LOT
St. Vincent Hospital -Carmel, IN
Project: St. Vincent Sports Performance Center
Date: 12/05/08
Number of Cars Parked
Area A Area B Total
Tuesday, December 2
2:30-3:30pm 164 140 304
Wednesday, December4
2:30-3:30pm 142 86 228
Friday, December 5
2:30-3:30pm 164 78 242
Average Counts 157 101 258
Total Number of Parking
Spaces Available 361 174 535
Area A: Parking spaces to be removed & relocated for the proposed Sports
Performance Center
Area B: Parking spaces in west lot to remain
(See attached exhibit)
'A large tent was set up on the parking lot at the far west end. There was no event
going on at the time of the counts, and the tent did not appear to be taking up needed
available spaces.
Revised Parking Waiver Support Data Date: February 2, 2009
Re: Parking Waiver Support Date: July 9, 2008
Table 2: Proposed Parking Conditions per Ordinance
Parking Parking
Existing sf Beds Em to ees Per 1000 sf Required
Hospital 136 340 N/A 476
MOB 141,000 4 564
Total 1,040
ar mg ar mg
Pro osed sf Beds Em to ees Per 1000 sf Required
Sports Performance 8 PT 59,358 4 237
MOB 55,195 4 221
Total 114,553 456
Existing Parking 992
Impacted Parking (361)
Remaining Parking 631
Proposed Parking 527
Total Spaces 1,158
Total Required 1,498
Delta (340)
Table 3: Proposed Parking Waiver Conditions
-22.7%
Parking Parking
Existin sf Beds Emplo ees Per 1000 sf Required
Hospital 136 340 N/A 476
MOB 141,000 4 564
Total 1,040
ar mg ar mg
Pro osed sf Beds Em to ees Per 1000 sf Required
Sports Performance & PT 59,358 1.2 71
MOB 55,195 4 221
Total 114,553 292
Existing Parking 992
Impacted Parking (361)
Remaining Parking 631
Proposed Parking 527
Total Spaces 1,158
Total Required 1,332
Delta (174)
Existing Parking not used
during peak hours' 277
-13.1
'Per Parking Count Study by Woolpert dated 12/05/08
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CREDITkOVERVIEW ;Project Name St ;Vincent Sports Performnace ,, 'LEED CSS Level Pursumg;SJver .m -t. .,, [Date January 20 2009 ' a~i {
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Y';N Prolect ;Possible ~y !Credit Credit Title' ~' tf enef Descnption(See LEED.Referen<e guide far Coreand A Notes ~ r :,Res - ya
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PLAT BOOK 2, PAGE 130
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