HomeMy WebLinkAboutPacket for BZA 03-25-24Use Variance Petition - Docket no. PZ-2024-00021 UV
ON BEHALF OF
Substance Abuse Care Services
ALLIES
COMMERCIAL
REALTY
Board of Zoning Appeals Meeting
Informational Packet
Docket Number: PZ-2024-00021 UV
Project Name: Use Variance for Arise Substance Abuse Care Services, LLC
Filing Date: Feb, 06th, 2023
Use Variance Petition - Docket no. PZ-2024-00021 UV
ON BEHALF OF
Substance Abuse Care Services
ALLIES
COMMERCIAL
REALTY
Contact Information
3rd Party
Adam Stephenson
Allies Commercial Realty on Behalf of ARISE
Mobile: 317-908-6479
Email: adam@alliescommercialrealty.com
Petitioner:
Dennis Barnett
ARISE Substance Abuse Care Services, LLC
4545 Northwestern Dr. Zionsville, IN 46077
Project Description:
About ARISE:
ARISE Substance Abuse Care Services, led by owners with extensive experience in the field since
2011, offers intensive addiction recovery treatment and counseling for individuals and families in
Indiana and surrounding regions. With recognized licensures and certifications, including CARF,
ASAM, and AODE, our facilities provide personalized care integrating medication and therapy. Our
priority is client-centered care, empowering individuals with diverse pathways to sobriety. Most
patients benefit from short-term stays, typically around 28 days, which the proposed use variance
would enable us to accommodate effectively. Granting the use variance is imperative as there are
no residential homes around the facility, mitigating any risk to the community's well-being.
The applicant is seeking approval for a use variance with the following details:
1. The property located at 4545 Northwestern Dr - 46077 specifies permitted uses for I-1 Industrial
zoning, including Clinic or Medical Health Center. The requested use, for inpatient stay, is not
currently permitted. The property falls within the US 421 Corridor Overlay District.
2. The parcel currently features a single building, a 9,400 square foot office building. The petitioner
intends to acquire the property for the establishment of a substance abuse care facility,
accommodating up to 30 inpatient individuals. The proposed facility would provide rehabilitation
and treatment services, with patients typically staying for a duration of 28 days.
Docket no. PZ-2024-00021 UV
| 1 |Use Variance Petition - Docket no. PZ-2024-00021 UV
ON BEHALF OF
Substance Abuse Care Services
ALLIES
COMMERCIAL
REALTY
Other Considerations:
Business Name: ARISE Substance Abuse Care Services, LLC (future owner of the property)
1. Site Address: 4545 Northwestern Dr. Zionsville, IN 46077
2. Site Plan: Please refer to images on page 4.
3. Hours of Operation: The facility operates 24 hours a day, 7 days a week.
However, our professional staff is available during business hours, Monday through Friday,
from 8:00 AM to 4:30 PM.
4. Number of Employees on-site at a Given Time: On average, there will be 20 staff members
on-site. This includes positions such as CEO, Executive Director, Doctors, Clinical Director,
Therapists, Program Director, Program Manager, Substance Abuse Technicians, Peer Support
Specialists, Cooks, and Maintenance.
5. Daily Shifts: The facility operates Monday through Friday with three shifts: 1st shift from
7:00 AM to 3:30 PM, 2nd shift from 3:30 PM to 12:00 AM, and 3rd shift from 12:00 AM to 7:00 AM.
6. Number of Patients: The facility's capacity is set at 30 clients.
7. Typical Length of Stay for Patients: On average, clients stay for 28 days.
8. Parking Spaces: There are 48 parking spaces available. However, it's rare for clients to have
their own vehicles during treatment as most are dropped off by loved ones.
9. Security: The facility is equipped with security cameras and access doors that remain
locked from the outside.
Use Variance Petition - Docket no. PZ-2024-00021 UV
ON BEHALF OF
Substance Abuse Care Services
ALLIES
COMMERCIAL
REALTY
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10. Industry Expertise:
Our parent company, owned by Dennis Barnett, operates The Commitment House, with prime
locations in Elizabethtown, KY, as well as in Lexington, KY, and Clarksville, IN. For more information,
you can visit our website at www.thecommitmenthouse.com. Dennis Barnett has been in the
Substance Care business for over 11 years.
11. Cosmetic Changes to the Building:
The petitioner will be making the following improvements to the interior of the building:
• Install new fire suppression system
• Men’s and Women’s ADA compliant showers – two times each
• Commercial kitchen
• Two sets of washer and dryers
• Minimal wall deletions
Allies CRE is working with a General Contractor (CTC Construction) and an architect for the internal
improvements. We will have the updated architectural drawings by February 23rd.
Use Variance Petition - Docket no. PZ-2024-00021 UV
ON BEHALF OF
Substance Abuse Care Services
ALLIES
COMMERCIAL
REALTY
| 3 |
FINDINGS OF FACT - USE VARIANCE
CARMEL BOARD OF ZONING APPEALS
(Petitioner to fill out 1-5 + first 2 blanks)
Docket No.: _PZ-2024-00021 UV
Petitioner: ARISE Substance Abuse Care Services, LLC
1. The approval will not be injurious to the public health, safety, morals and general welfare of the
community because:
The petitioner has over 11 years of experience, with a proven track record of safety across their eleven
facilities throughout the Midwest. With a well-renowned physician on the team who has practiced in the
Indiana Area for over five years, this project provides quality rehabilitation services and healthcare to the
community. Notably, there have been no reported incidents outside of their operations, showcasing their
commitment to professionalism and quality care.
Furthermore, the proposed building will be staffed round-the-clock, 365 days a year, with dedicated
building security measures in place. This ensures comprehensive oversight and protection for both
occupants and the surrounding area.
Lastly, it's important to note that the property enjoys a location free from nearby residential homes. This
minimizes potential disturbances to neighboring residents and underscores our commitment to
harmonious coexistence within the community.
Overall, the establishment of this service contributes to the improvement of public health by reducing
substance abuse, strengthening values tied to sobriety and healthy, holistic lifestyles, and providing
economic and health opportunities to the community.
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:
The subject property is situated adjacent to various office and medical office facilities. In this context, the
petitioner's proposed use aligns closely with the existing establishments in the surrounding area.
The petitioner's use is not significantly different from many of the adjacent properties, thus maintaining
consistency within the neighborhood and contributing positively to the existing commercial landscape.
3. The need for the variance arises from some condition peculiar to the property involved
because:
City comment:
Statement 3 is asking you to elaborate on any condition peculiar to this specific property and how
the need for the use variance arises from that. (you might have to get creative and think outside of
the box, with your response to that)
The current zoning (I-1 Light Industrial) allows for medical or clinical health center, however it does not
allow for the clinic to have patients in an overnight stay (inpatient services).
4. The strict application of the terms of the Zoning Ordinance will constitute an unnecessary
hardship if applied to the property for which the variance is sought because:
City Comment: Statement 4 basically asks what would happen if you were not allowed to have the
hospital / overnight stay component?
If the variance is not approved, the rehabilitation facility will be unable to operate as needed, as it requires
inpatient accommodations for patients. The strict enforcement of the Zoning Ordinance poses an
unnecessary hardship on the property because its intended use is crucial for addressing a significant
public health need within the community. The facility's specialized nature, combined with its round-the-
clock staffing and robust security measures, necessitates flexibility in zoning regulations to ensure
successful establishment.
5. The approval will not interfere substantially with the Comprehensive Plan because:
The current zoning classification permits the operation of a Clinic or Medical Health Center. The petitioner
intends to adhere to this existing classification, with the only distinction being the acceptance of clients on
an inpatient basis.
It is important to emphasize that the proposed use remains within the parameters of the current zoning
classification, ensuring compliance with local regulations. The petitioner's intent to accept clients on an
inpatient basis does not deviate from the primary function of a Clinic or Medical Health Center. Instead, it
represents an expansion of services within the same scope of medical and substance abuse recovery
care.
DECISION
IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Use 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 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.
Use Variance Petition - Docket no. PZ-2024-00021 UV
ON BEHALF OF
Substance Abuse Care Services
ALLIES
COMMERCIAL
REALTY
Front of Building
4545 Northwestern Dr. Zionsville, IN 46077
Future home of ARISE Substance Abuse Care Services
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Aerial View & Adjacent Businesses
| 2 |Use Variance Petition - Docket no. PZ-2024-00021 UV
ON BEHALF OF
Substance Abuse Care Services
ALLIES
COMMERCIAL
REALTY
Aerial View & Adjacent Businesses
| 3 |Use Variance Petition - Docket no. PZ-2024-00021 UV
ON BEHALF OF
Substance Abuse Care Services
ALLIES
COMMERCIAL
REALTY
Aerial View & Adjacent Businesses
| 4 |Use Variance Petition - Docket no. PZ-2024-00021 UV
ON BEHALF OF
Substance Abuse Care Services
ALLIES
COMMERCIAL
REALTY
Proposed Floor Plan (will be updated on Feb 23rd, 2024)
| 5 |Use Variance Petition - Docket no. PZ-2024-00021 UV
ON BEHALF OF
Substance Abuse Care Services
ALLIES
COMMERCIAL
REALTY
Property Virtual Tour •
https://my.matterport.com/show/?m=L 1 QrxfbQP6D
A ALLIES COMMERCIAL REALTY
ON BEHALF OF ARISE
Substance Abuse Care Services
Use Variance Petition -Docket no. PZ-2024-00021 UV 161