HomeMy WebLinkAboutMinutes Sub 03-25-03 Special Meeting
City of Carmel
CARMEL/CLAY PLAN COMMISSION
SUBDIVISION COMMITTEE
MARCH 25, 2003
(Special Meeting)
6:00 P.M.
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:
. Docket No. 29-03 Z; Clarian North Hospital Campus PUD
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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 the northwest
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corner 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
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northwest corner of US 31 and 116 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 of Illinois 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 is
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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
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acres and still leaves not quite half of the project for development. Looking at the 55 acres, in the 5 year
on the basis of Full Time Employees (FTE) 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 FTE 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 Carmel 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, St. 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 staffing of the
proposed facility will go according to volumes. Approximately 20% of the volume for the proposed
location would be a re-location from downtown.
Joe Scimia noted that this proposal is not a replacement facility but would function in addition to the
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
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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 30-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 Scimia 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 issue will be addressed at a future time when a Development Plan comes
before the Plan Commission. It would be naïve 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 for location.
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 31—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 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
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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 through 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 Carmel 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 Scimia 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, comments 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 through 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 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.
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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 regularly 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.
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Dave Cremeans, Chairperson
_________________________________
Ramona Hancock, Secretary
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