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HomeMy WebLinkAboutPacketCarmel Board of Zoning Appeals April 27, 2015 Addition to Indiana Spine GroupMedical Office BuildingVariances of Development Standards Docket Nos. 15030021V, 15030022V, & 15030023V INDIANA SPINE GROUP ADDITION 404040400000 8080808080 EXISTING SPINE CENTER (3 STORY) 13225 N MERIDIAN ST. 3.11 ACRE SITE 5.50 ACRE SITE BUILD T O L I N E NEW 2 STORY ADDITION PATIENT ENTRY DISCHARGE PROPOSED PARKING EXISTING PROPERTY LINE RECEIVING US 31 North Pennsylvania St. 90’ 15’ Side Yard 15’ Front Yard 15’ Front Yard 15’ Side Yard 260’100’ 130’ ISG Building Addition TABLE OF CONTENTS Tab 1 Executive Summary Tab 2 Aerial Location Map Tab 3 Detailed Description of Requested Variances Tab 4 Conceptual Site Plan Tab 5 Conceptual Building Elevations and Floor Plans Tab 6 Proposed Findings of Facts TABLE OF CONTENTS Petitioner Browning Real Estate Properties, Inc. 6100 West 96th Street, Suite 150 Indianapolis, IN 46278 Attorney Joseph M. Scimia Roger A. Kilmer Land Use Consultant Faegre Baker Daniels, LLP 600 East 96th Street, Suite 600 Indianapolis, Indiana 46240 telephone. 317.569.9600 fax. 317.569.4800 Project Architect BSA Life Structures 9365 Counselors Row Indianapolis, IN 46240 0(5,',$1$1'0$,13+$6(/27&$50(/,1',$1$-81(>5(9,6,21&,7<&200(176@ $ %XLOGLQJ$YLHZHGIURP6( ISG Building Addition EXECUTIVE SUMMARY Browning Real Estate Properties, LLC (“Browning”), is seeking Variances of Development Standards for a building addition to the existing Indiana Spine Group Medical Office Building. The addition will provide a surgery center and related recovery areas for the Indiana Spine Group. The 8.61± acre site is located between U.S. Highway 31 and Pennsylvania Way, North of 131st Street (aka Main Street) and is in the Meridian & Main Mixed Use Development. The parcel is zoned B-6 and within the U.S. Highway 31 Corridor Overlay Zone. If successful in securing the requested Variances, Browning will seek Development Plan and ADLS Approvals. Browning and their architects have designed the proposed addition to match the existing medical office building in an effort for the resulting overall structure to have the apearance of a single development. They have utilized the same architectural style and matched exterior building materials to those of the existing facility. To accomplish this development, the following variances are requested (see Tab 3 for a Detailed Description of Requests): 1. A reduction of the required minimum building height of thirty-eight (38) feet along Meridian Street (thirty-two (32) feet requested) and a reduction of the required number of three (3) occupiable floors (two (2) floors requested). 2. The distribution of the gross floor area to exceed forty percent (40%) on the first floor (45% requested). 3. The distribution of the gross floor area to exceed thirty-five percent (35%) on the second floor (40% requested). Thank you for the consideration of this request. 0(5,',$1$1'0$,13+$6(/27&$50(/,1',$1$-81(>5(9,6,21&,7<&200(176@ $ %XLOGLQJ$YLHZHGIURP6( ISG Building Addition AERIAL LOCATION MAP 0(5,',$1$1'0$,13+$6(/27&$50(/,1',$1$-81(>5(9,6,21&,7<&200(176@$ %XLOGLQJ$YLHZHGIURP6( 0(5,',$1$1'0$,13+$6(/27&$50(/,1',$1$-81(>5(9,6,21&,7<&200(176@ $ %XLOGLQJ$YLHZHGIURP6( ISG Building Addition DETAILED DESCRIPTION OF REQUEST Variances of Development Standards Applicant, Browning Real Estate Properties, LLC, requests Variances of Development Standards of the Carmel Zoning Ordinance (“Ordinance”) to permit a building addition to the existing Indiana Spine Group Medical Office Building. Details of Requested Variances: 1. Required: Section 23B.08.03.A – Minimum Building Height: 1. All uses along U.S. 31 and I-465: Thirty-eight (38) feet and three (3) occupiable floors. Requested: 1. Variance to permit the building height of the closest façade to U.S. 31 to be 32’- 0”, as depicted on the filed building elevations, and to have two (2) occupiable floors. 2. Required: Section 23B.08.05.B – Distribution of Gross Floor Area. 1. All uses along U.S. 31 and I-465: a. Maximum First floor GFA: Forty percent (40%) Requested: 1. Variance to permit a first floor GFA of Forty-five percent (45%). 3. Required: Section 23B.08.05.B – Distribution of Gross Floor Area. 1. All uses along U.S. 31 and I-465: b. Maximum Second floor GFA: Thirty-five percent (35%) Requested: 1. Variance to permit a second floor GFA of Forty percent (40%). IN D I A N A S P I N E G R O U P A D D I T I O N 4040404000008080808080 EX I S T I N G S P I N E C E N T E R (3 S T O R Y ) 13 2 2 5 N M E R I D I A N S T . 3. 1 1 AC R E SI T E 5. 5 0 AC R E SI T E B U I L D T O L I N E NE W 2 ST O R Y AD D I T I O N PA T I E N T EN T R Y DI S C H A R G E PR O P O S E D PA R K I N G EX I S T I N G PR O P E R T Y LI N E RE C E I V I N G U S 3 1 North Pennsylvania St. 90 ’ 15 ’ S i d e Ya r d 15 ’ F r o n t Ya r d 15 ’ F r o n t Ya r d 15’ Side Yard 26 0 ’ 10 0 ’ 13 0 ’ INDIANA SPINE GROUP – PROPOSED FACILITY EXPANSION February 2, 2015 2Confidential and Proprietary Information © 2014 BSA LifeStructures NORTH ELEVATION EXISTING 3-STORY BUILDING PROPOSED 2-STORY ADDITION 52 ’ - 0 ” 47 ’ - 0 ” 32 ’ - 0 ” 35 ’ - 0 ” NEW CONSTRUCTION MATERIALS (NOTE: ALL MATCH EXISTING) 1. Precast Concrete Wall Panels A: Color: Cave Gray – Acid Etched Light B: Color: Charcoal – Sand Blasted Medium 2. Aluminum Window System with Tinted Vision & Spandrel Glass Panels 3. Alucobond Prefinished/Composite Core Metal Panel System 4. Exterior Insulation and Finish System (EIFS) 1B 2 1A 2 1B 4 INDIANA SPINE GROUP – PROPOSED FACILITY EXPANSION February 2, 2015 3Confidential and Proprietary Information © 2014 BSA LifeStructures EAST ELEVATION EXISTING 3-STORY BUILDING 47 ’ - 0 ” 32 ’ - 0 ” INDIANA SPINE GROUP – PROPOSED FACILITY EXPANSION February 2, 2015 4Confidential and Proprietary Information © 2014 BSA LifeStructures SOUTH ELEVATION EXISTING 3-STORY BUILDINGPROPOSED 2-STORY ADDITION 40 ’ - 0 ” 32 ’ - 0 ” NEW CONSTRUCTION MATERIALS (NOTE: ALL MATCH EXISTING) 1. Precast Concrete Wall Panels A: Color: Cave Gray – Acid Etched Light B: Color: Charcoal – Sand Blasted Medium 2. Aluminum Window System with Tinted Vision & Spandrel Glass Panels 3. Alucobond Prefinished/Composite Core Metal Panel System 4. Exterior Insulation and Finish System (EIFS) 1B21A31B 4 1A 2 35 ’ - 0 ” INDIANA SPINE GROUP – PROPOSED FACILITY EXPANSION February 2, 2015 5Confidential and Proprietary Information © 2014 BSA LifeStructures WEST ELEVATION PROPOSED 2-STORY ADDITION 40 ’ - 0 ” 32 ’ - 0 ” NEW CONSTRUCTION MATERIALS (NOTE: ALL MATCH EXISTING) 1. Precast Concrete Wall Panels A: Color: Cave Gray – Acid Etched Light B: Color: Charcoal – Sand Blasted Medium 2. Aluminum Window System with Tinted Vision & Spandrel Glass Panels 3. Alucobond Prefinished/Composite Core Metal Panel System 4. Exterior Insulation and Finish System (EIFS) 21A 31B 4 35 ’ - 0 ” 13’-6”19’-0” 1A 2 3 INDIANA SPINE GROUP – PROPOSED FACILITY EXPANSION February 2, 2015 6Confidential and Proprietary Information © 2014 BSA LifeStructures PROPOSED FIRST FLOOR PLAN INDIANA SPINE GROUP – PROPOSED FACILITY EXPANSION February 2, 2015 7Confidential and Proprietary Information © 2014 BSA LifeStructures PROPOSED SECOND FLOOR PLAN CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE Carmel, Indiana Docket No.: ______________________________________________ Petitioner: ______________________________________________ 1. ______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ 2. _______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ 3. ______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ DATED THIS ________________ DAY OF ______________________________________, 20 ___________. __________________________________________________ Board Member Page 9 – filename: development standards variance 2014 rev. 1/2/2013 CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT -DEVELOPMENT STANDARDS VARIANCE Docket No.:_______________________________________________ Petitioner:_______________________________________________ 1.The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ 2.The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ 3.The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance Docket No. _______________________________ is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this _______________ day of __________________________________, 20 _______. __________________________________________________________________________________________ CHAIRPERSON, Carmel/Clay Board of Zoning Appeals __________________________________________________________________________________________ SECRETARY, Carmel/Clay Board of Zoning Appeals Conditions of the Board are listed on back. Petitioner or representative to sign. Page 10 –filename: development standards variance 2014rev. 1/2/2013 BrowningRealEstateProperties,LLC thevariancewillallowforanadditiontobeconstructedtotheexistingmedicalofficebuildingresultinginafacilityappearing asasinglebuildingandasifitwereconstructedinasinglephase,allowingforacomplementaryandcomprehensivedesign. Thevariancewillpermitasurgerycentertobeconstructedonthepremiseswhichwillprovideadditionalhealthcare opportunitiestothecommunity. theadditionwillutilizeunimprovedgroundandaddsignificantvaluetotheexistingbusinessoperationsoftheSpineGroup facility.Thefacilityisconsistentwithexistingusesandpermittedusesinthearea.Similarvariancesexistintheareaso thebuildingadditionwillbecompatiblewithotherbuildingsinthearea. Theowner'sbusinessoperationsdoesnotrequireathirdstory,andathirdstorywouldbeanunnecessaryexpensetothe proposeddevelopment.Athirdstorywouldhaveanegativeimpactontheproject'sbusinessoperationsandsuccess. 15030021V-MinimumBuildingHeightandNumberofOccupiableFloors CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE Carmel, Indiana Docket No.: ______________________________________________ Petitioner: ______________________________________________ 1. ______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ 2. _______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ 3. ______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ DATED THIS ________________ DAY OF ______________________________________, 20 ___________. __________________________________________________ Board Member Page 9 – filename: development standards variance 2014 rev. 1/2/2013 CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE Docket No.: _______________________________________________ Petitioner: _______________________________________________ 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance Docket No. _______________________________ is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this _______________ day of __________________________________, 20 _______. _____________________________________________ _____________________________________________ CHAIRPERSON, Carmel/Clay Board of Zoning Appeals _____________________________________________ _____________________________________________ SECRETARY, Carmel/Clay Board of Zoning Appeals Conditions of the Board are listed on back. Petitioner or representative to sign. Page 10 – filename: development standards variance 2014 rev. 1/2/2013 CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE Carmel, Indiana Docket No.: ______________________________________________ Petitioner: ______________________________________________ 1. ______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ 2. _______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ 3. ______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ DATED THIS ________________ DAY OF ______________________________________, 20 ___________. __________________________________________________ Board Member Page 9 – filename: development standards variance 2014 rev. 1/2/2013 CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE Docket No.: _______________________________________________ Petitioner: _______________________________________________ 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance Docket No. _______________________________ is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this _______________ day of __________________________________, 20 _______. _____________________________________________ _____________________________________________ CHAIRPERSON, Carmel/Clay Board of Zoning Appeals _____________________________________________ _____________________________________________ SECRETARY, Carmel/Clay Board of Zoning Appeals Conditions of the Board are listed on back. Petitioner or representative to sign. Page 10 – filename: development standards variance 2014 rev. 1/2/2013