Board of Control
BOC 2021-01: MetroHealth Medical Center Expansion 10 Severance Circle
March 2, 2021 5:00 PM Agenda
• Board of Control 101 (Staff) • Purpose of Tonight’s BOC Meeting (Staff) • Presentation by Applicant • Necessary Approvals by BOC (Staff) • Context of the Project (Staff) • Review and Analysis of the Project (Staff) • Process (Staff) • Staff Recommendation (Staff) • Board Discussion (presided by Mayor) • Public Comment • Potential Referral to Planning Commission (roles explained later) • Adjournment (Presided by Mayor) Board of Control
• Board of Control is the Approval Authority for Severance Town Center (the S-1 Zoning District) • This includes approval of the Detailed Development Plan, Conditional Uses, and Variances • Board of Control is made up of: o Mayor o Chairperson of the Planning & Development Committee of Council o Chairperson of the Planning Commission o Chairperson of the BZA o City Manager Proposal and Purpose of Meeting
• Applicant: MetroHealth Medical Center • Location: 10 Severance Circle • Zoning District: S-1 Mixed-Use District • Case Number: BOC 2021-01
• Proposal: Applicant requests approval of Amendment to the Detailed Development Plan, conditional use permit, and reduction of parking to construct a 79,000 s.f., 100-bed behavioral health hospital & construct an additional 12-bed behavior health patient unit in the existing hospital, reconfiguration of the west parking lot and requesting a reduction in the required parking per Code Chapters 1111, 1115, & 1121, 1143, 1161 & 1166
• Purpose of the Meeting – Preliminary public hearing review and referral to the Planning Commission Roles in Tonight’s Meeting
• Host: Karen Knittel • Guide: Eric Zamft • Presiding: Mayor Stein • Secretary: Karen/Eric • Applicant Presentation by Applicant Necessary Approvals by BOC
• Conditional use approval for the proposed expanded hospital use • Approval of a variance for the reduction of parking • Amendment to the Detailed Development Plan
• Approval becomes effective only after City Council approval
• Planning Commission referral and recommendation – ‘Substantial Change’ Context – Project Site
Mayfield Road
City Hall
Dave’s
Home Depot South Taylor Road South Taylor
Project Site MetroHealth
Severn Road Context – Recent Approval History
BOC March & April 1996 (Resolution 96-1, 96-2 & 96-3): Kaiser Permanente was granted approval of a Detailed Development Plan to erect a two-story (with partial third level below the main level) approximately 140,000 gross-square-feet Specialty Services Hub Building for the provision of medical service. A parking variance and variance to the sign regulations were also granted.
BOC 2005-01: Kaiser Permanente Medical Center was granted approval of a Detailed Development Plan for the construction of a 49,000 s.f. addition to house a new emergency department, a clinical decision unit and future ambulatory surgical center, a 15-foot tall sound barrier, and parking lot reconfiguration. A parking variance was also granted.
BOC 2014-01: HealthSpan was granted variances to sign regulations for two (2) freestanding identification (“ID”) and instructional signs to direct patrons to and around the Site.
BOC 2017-02: MetroHealth was granted approval of a Detailed Development Plan and conditional use permit to construct a 12,000 s.f., 12-bed micro-hospital in the previously unfinished area of the existing building, along with a new electrical building, generator, oxygen tank, and fuel tank south of the East parking lot.
BOC 2018-01: MetroHealth was granted variances to the sign regulations for two (2) ID signs and eight (8) directional signs. Context – Existing Conditions Proposed Project Proposed Project Is the Use Permitted?
• Site within “Perimeter Sub- District” • Uses permitted in the C-1 and MF-2 • “Hospital” permitted as a conditional use within those districts • Proposed Hospital use is therefore permitted as a conditional use • Perimeter Sub-District also requires 150-foot buffer zone • Existing buffer zone to be maintained as part of Project Does it Meet the Objectives of Planned Developments?
What follows is a summary of staff’s review (for more detail see the Staff Memo):
(a) To provide an opportunity for new and innovative development in areas of the City where there is vacant land or in areas which have special characteristics or special redevelopment opportunities as designated in this City's Strategic Development Plan approved by Council Yes, the hospital expansion represents new development within Severance Town Center (b) To protect residential and commercial property values Yes, the hospital expansion will protect residential & commercial property values (c) To safeguard the aesthetics of the City's residential and commercial neighborhoods Yes, the new building will reflect the aesthetics of the existing building. ABR review is required (d) To encourage sustainable development and practices Yes, the Project reflects a sustainable approach to development and will utilize, where appropriate, sustainable practices Does it Meet the Objectives of Planned Developments? (Cont’d)
(e) To promote both residential and commercial development and, where appropriate, mixed use development in order to maximize the City's potential tax base and its provision of services Yes, the new hospital building will create jobs, as well as provide expanded medical services
(f) To ensure that such creative and flexible development complies with the foregoing objectives by requiring a Project Plan for all Planned Developments and establishing a review process to ensure that all development is consistent with the approved plan Yes, all projects in the S-1 District follow a detailed review process
(g) To protect residential neighborhoods from commercial encroachment Yes, the Project maintains the 150-foot buffer between Severance Town Center and the residential neighborhoods. Does it Meet the General Standards for Conditional Uses? What follows is a summary of staff’s review (for more detail see the Staff Memo):
(a) That the conditional use will be in general accord with the purpose, intent and basic planning objectives of this Zoning Code, and with the objectives for the district in which located Yes, the expansion of the hospital use is in the general accord with the S-1 District
(b) That the establishment, maintenance or operation of the conditional use will not be detrimental to or endanger the public health, safety, morals, comfort or general welfare Yes, the expansion of the hospital use will not be detrimental to public health, safety, morals, comfort, or general welfare
(c) That the conditional use will be designed, constructed, operated and maintained so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity, and that such use will not essentially change the character of the same area Yes, the expansion of the hospital use will utilize the same materials and basic design principles of the previously approved hospital facility Does it Meet the General Standards for Conditional Uses? (Cont’d)
(d) That the conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood Yes, the expansion of the hospital use will not be injurious to the use and enjoyment of other property or diminish property values of the neighborhood
(e) That the establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district Yes, the expansion of the hospital use will not impede the normal and orderly development and improvement of the Severance Town Center district
(f) That adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided Yes, the expansion of the hospital use will provide adequate utilities, access roads, drainage, and necessary facilities for operation Does it Meet the General Standards for Conditional Uses? (Cont’d)
(g) That adequate measures have been or will be taken to provide ingress and egress designed as to minimize traffic congestion in the public streets Yes, the expansion of the hospital use will provide ingress and egress designed to minimize traffic congestion on public streets
(h) That the establishment of the conditional use should not be detrimental to the economic welfare of the community by creating excessive additional requirements at public cost for public facilities such as police, fire and schools Yes, the expansion of the hospital use will not be detrimental to economic welfare and will not result in additional service demands/costs
(i) That there is minimal potential for future hardship on the conditional use that could result from the proposed use being surrounded by uses permitted by right that are incompatible Yes, there is minimal potential for future hardship on the hospital use by being surrounded by as-of-right uses Does it Meet the General Standards for Conditional Uses? (Cont’d)
(j) That the conditional use shall address the sustainability guidelines of Section 1165.06 Yes, the expansion of the hospital use either addresses the sustainability guidelines of Section 1165.06 or such guideline is not applicable to the use
(k) That the conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located as well as the specific supplemental conditions set forth in Chapter 1153 Yes, the expansion of the hospital use will conform to the regulations of the S-1 District (Chapter 1443) and hospital supplementary conditions (Chapter 1153) What About Parking? • 700 spaces required per Zoning Code • 3rd Party Parking Needs Assessment by Walter Consultants • Demand (existing and future) is lower than required by Zoning Code • Request by Applicant to reduce required spaces to 402 spaces • Project includes 86 landbanked spaces to increase open and landscaped areas • Staff supportive of both the request for reduction and landbanking • Zoning Administrator ability to request landbanked spaces convert to spaces • Walker Consultants additional recommendations Process
• Board of Control preliminary public hearing and referral to Planning Commission – Tonight • ABR preliminary review public hearing – 7:00 PM tonight • Community meeting held by Applicant – Scheduled for March 4, 2021 at 7:00 PM • Planning Commission public hearing, review, and potential recommendation to Board of Control – Anticipated for March 10, 2021 at 7:00 PM • Board of Control public hearing #2 and consideration of approval of Project (e.g., conditional use permit, variance for reduction of parking, and amendment to Detailed Development Plan) – Anticipated for March 11, 2021 at 5:00 PM • City Council consideration of approval of Board of Control action – Anticipated for March 15, 2021 at 7:00 PM • ABR public hearing #2 and consideration of approval – Anticipated for March 16, 2021 at 7:00 PM (if necessary) Staff Recommendation
Staff recommends that the Board of Control refer the proposal to the Planning Commission for a full review. Should the Planning Commission offer a positive recommendation, staff will provide additional review and a recommendation to the Board of Control for the anticipated March 11, 2021 meeting. Public Comment / Questions
• Project Materials to be posted on the Board of Control page: https://www.clevelandheights.com/320/Board-of-Control • If you have any questions please email [email protected] or call 216.291.4878 • Multiple Opportunities to Comment, including tonight • Comments may be emailed to Director of Planning (Eric Zamft): [email protected]; Subject: “MetroHealth Expansion Comments” • May be mailed to: Eric Zamft, Director of Planning 40 Severance Circle Cleveland Heights, OH 44118 Agenda • Board of Control 101 (Staff) • Purpose of Tonight’s BOC Meeting (Staff) • Presentation by Applicant • Necessary Approvals by BOC (Staff) • Context of the Project (Staff) • Review and Analysis of the Project (Staff) • Process (Staff) • Staff Recommendation (Staff) • Board Discussion (Presided by Mayor) • Public Comment • Potential Referral to Planning Commission o Presided by Mayor o Via Motion o Recorded by Secretary • Adjournment (Presided by Mayor)