Packet for BZA 05-22-23Majestic
Care
Carmel
Majestic Care of Carmel Sign Variance Request
Docket No. PZ-2022-00022
A. Memo
Majestic Care of Carmel f/k/a Manor Care Summer Trace was origionally built in 1984. The
property at that time was surrounded by farmland and stood alone. Since its construction
Carmel has experienced an explosion of growth and development. Immediately adjacent
properties include Meijer to the South; Hilton to the West; A sprawling Office Park to the West;
Apartment Complex which borders the property on its North and East Side and US 31 to the
West as well. Additionally there are mixed retail centers with luminated wall signs in the
immediate vicinity North and South of the Facility on Pennsylvania Avenue.
As a health care facility is important that the public and emergency personnel be able to identify
our status as a healthcare facility and to easily differentiate from the non healthcare uses that
are immediately adjacent to the facility.
B. Statement of Development Standard
We are requesting the following variance from UDO Section 5.39.H.2.a.
H. PERMANENT Sign: Single Tenant, Non-residential uses:
2. Number and Type:
a. One (1) sign per street frontage, maximum three (3) signs.
b. A building owner with two (2) or more Street Frontages may elect
to transfer a permitted sign from (1) Street Frontage toanother.
However, no more than two (2) signs may be oriented to one (1)
Street Frontage as follows: One (1) blade, Canopy, Projecting or
Wall Sign and one (1) Ground or Suspended Sign.
Facility is asking for the addition of a wall sign to be added to the building to complement its
Ground sign in order to differentiate it from other non healthcare properties. The wall sign in
question will be on west facing wall closest to North Pennsylvania. The facility has a ground sign
at street level it is rebuilding within the current standard and are asking for a second sign along
the same street frontage as the ground sign. Facility has corresponded with Carmel Sign
Authority to gain approval for the replacement of the ground sign and ensure that proposed
wall sign meets the requirements of UDO Section 5.39.H.3.h.i-iv. Considering the location of the
proposed wall sign.
C. Statement of Support
Petitioner seeks a variance from Facility proposes to add a wall sign to the property on the wall
face closest to Pennsylvania Street on the West side of the building. With all of the
development it is difficult to differentiate between the health care facility and the neighboring
apartment and office complexes. This creates a substantial hardship for a business that relies
heavily on facility tours as a means to showcase the property for potential residents of the
Skilled Nursing Facility, Assisted Living Facility and Independent Livign service lines housed
therein. Furthermore it is in the public interest that citizens and emergency personnel be able to
easliy identify healthcare facilities.
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FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
CARMEL ADVISORY BOARD OF ZONING APPEALS
(Petitioner fills out 1-3, and first 2 blanks)
Docket No.: PZ-2022-00022V
Petitioner: _Majestic Care of Carmel
The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
The adjacent property owners are a mixture of Commercial property, a hotel and Apartments. Specifically: Meijer,
commercial retail to the South; a sprawling office Park (Capital Group) to the west; and the Hilton to the northwest;
and a large apartment complex i.e. Alexandria Apartments to the North and East. All of these parties currently use
and display two or more signs which are consistent or greater than the use variance requested by the petitioner.
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:
The use requested is consistent with the signs currently in use at adjoining properties. The adjacent property owners
each display two or more signs. The additional sign requested by the petitioner is consistent with the current
signage of these adjoining properties. The wall sign requested will face west from the petitioner's property towards
Pennsylvania Avenue and will not be in the direct line of site of the apartment complexes to the North and East.
Directly north of the Alexandria Apartments and south of the facility in the parking lot attached to Meijer are additional
mixed retail and dining establishments that display illuminated wall signs that remain lit 24 hours a day.
The strict application of the terms of the Unified Development Ordinance to the property will result in practical
difficulties in the use of the property because:
The set back and positioning of the property in relation to its neighbors has been confusing for parties and
persons looking for the facility which is regularly mistaken for an apartment complex or office complex. This
confusion makes the additional signage necessary to differentiate its use as a Health Care Facility.
It is in the public interest that the public and emergency personnel be able to identify the property as a health
care facility in the event of an emergency.
Majestic Care of Carmel operating as a Health Care Facility relies of tours in order to showcase its campus and
it is important that potential residents and their families be able to readily identity the facility.
DECISION
It is therefore the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. PZ-
2022-00022V 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
CHAIRPERSON, Carmel Board of Zoning Appeals
SECRETARY, Carmel Board of Zoning Appeals
Conditions of approval of the Board, if any, are listed on the Letter of Grant.
Page 8 of 12 File: development standards variance handout 2023.findings of fact Revised 02/03/2023