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HomeMy WebLinkAboutDept Report 03-25-20249 of 12 CARMEL BOARD OF ZONING APPEALS REGULAR MEETING DEPARTMENT REPORT MONDAY, MARCH 25, 2024 (UV) Arise Rehabilitation Facility Use Variance. The applicant seeks the following use variance approval: 3. Docket No. PZ-2024-00021 UV UDO Section 2.41 Permitted Uses - Clinic or Medical Health Center allowed, but Institutional Hospital Use (Overnight Accommodations) also requested. The site is located at 4545 Northwestern Dr. (in Park Northwestern Subdivision, part Lot 12). It is zoned I1/Industrial and US 421/Michigan Road Overlay District. Filed by Allies Commercial Realty on behalf of Arise Substance Abuse Care Services, LLC. General Info: • The Petitioner seeks approval to use an existing building and operate a substance abuse care facility, with overnight stays for patients. • A Use Variance is requested for the Institutional Hospital component, to allow for overnight accommodation of patients. (The Clinic or Medical Health Center component is an allowed land use.) • The subject site is located in the Park Northwestern Subdivision. And, the Park Northwestern Service Association Inc. (owners’ association) has provided a letter of support. • The surrounding properties are zoned I1/Industrial, and the site also lies within the US 421/Michigan Road Overlay District. • Please see the Petitioner’s info packet for more detail on the use variance request. Comprehensive Plan Analysis: • The Comp. Plan classifies this area as a Gateway development pattern, which contains large lot mixed-use and commercial areas along or near access points into Carmel. • General use categories permitted are Commercial, Residential, Retail, Parks/Plazas, Light Industrial/ Manufacturing, Institutional/Educational, and Hospitality. • A wide range of land uses exist in the immediate area, including retail, commercial, and office uses. • One of the Policy Goals and Objectives in the Comp. Plan is to Support Healthful Living: “Cities play an important role in community health outcomes. Many of the social determinants of health are strongly influenced by city policies and a community’s built form. These social determinants are conditions in the places where people live, learn, work, and play that affect a wide range of health risks and outcomes. They are generally organized around five key areas: 1) Healthcare Access and Quality, 2) Education Access and Quality, 3) Social and Community Context, 4) Economic Stability, and 5) Neighborhood and Built Environment.” • The proposed land use of Institutional Hospital use falls in line with the Comp Plan goals and objectives. Additional Analysis: Site Plan: • The site will remain as-is today. No major changes are proposed to the site or building exterior, except for the addition of a sidewalk, bicycle parking, and fencing around the rear patio area. Active Transportation: • Bicycle parking and sidewalks have been requested. Landscaping: • Landscaping exists today. Any dead, dying or missing landscaping needs to be replaced. Signage: • Signage will go on the existing awnings and will comply with the Sign Ordinance. 10 of 12 Final Comments: • The Planning Dept. supports the use variance request, with the condition of the Petitioner addressing all remaining review comments in ProjectDox. • There are no architectural standards for this lot or area of the township. • The Petitioner has been working with all Technical Advisory Committee (TAC) Members to address review comment and concerns. • The Petitioner is also working with the Carmel Fire Dept. to also address their comments. Remaining Review Comments: • The remaining review comments still need to be addressed in ProjectDox, our online electronic plan review software. Findings of Fact: • Please refer to the Petitioner’s Findings of Facts included in their BZA Info Packet. Recommendation: • The Dept. of Community Services (DOCS) recommends positive consideration of this use variance request, with the condition of the Petitioner addressing all remaining review comments in ProjectDox, and with adoption of the Findings of Fact submitted by the Petitioner.