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CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
May 21, 2007
4-5d. 14535 Hazel Dell Parkway - Riverview Health Park
The applicant seeks the following development standards variance approvals:
Docket No. 07050003 Section 25.07.02-11e setback from right-of-way
Docket No. 07050004 Section 25.07.02-11.c.ii maximum sign area
The site is located at 14535 Hazel Dell Parkway and is zoned PUD/Planned Unit Development.
Filed by Plum Creek Partners, LLC.
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General Info:
The petitioner seeks variance approval to construct a monument sign at the entrance to the Riverview
Medical Park, at 14535 Hazel Dell Parkway. The sign is proposed to be 38.7 square feet instead of the
permitted 30 square feet. The sign would also be placed ten feet from the proposed right-of-way, rather
than the required fifteen feet. The sign would be landscaped and internally illuminated.
Analysis:
The proposed sign would be 8.7 feet larger than permitted by the Ordinance, and five feet closer than
permitted to the right-of-way. Hazel Dell Parkway is a heavily-traveled thoroughfare, and placing the
sign closer to the proposed right-of-way would allow for greater visibility. The sign would be 25 feet
from the current right-of-way, and would be constructed in a manner that would allow it to be easily
moved to a compliant location when additional lanes are constructed.
Findings of Fact: right-of-way setback
1.) The approval of this variance will not be injurious to the public health, safety, morals, and
general welfare of the community because: the decrease in setback is a minor deviation that will
increase visibility.
2.) The use and value of the area adjacent to the property included in the variance will be not
affected in a substantially adverse manner because: the decrease in setback is a minor
deviation that will increase visibility.
3.) The strict application of the terms of the Zoning Ordinance to the property will result in a
hardship in the use of the property because: placing the sign at the required distance from the
proposed right-of-way would make it more difficult for passing motorists to see. The sign will also
be constructed in a way that will permit the petitioner to move it when road expansion
necessitates.
Findings of Fact: sign size
4.) The approval of this variance will not be injurious to the public health, safety, morals, and
general welfare of the community because: the slight increase in size will permit the sign to be
more easily read by passing motorists.
5.) The use and value of the area adjacent to the property included in the variance will be not
affected in a substantially adverse manner because: the slight increase in size will permit the
sign to be more easily read by passing motorists.
6.) The strict application of the terms of the Zoning Ordinance to the property will result in a
hardship in the use of the property because: the sign would be placed 25 feet back from the
existing right-of-way, and the additional size will enhance visibility more than the permitted size.
Recommendation:
The Dept. of Community Services recommends positive consideration of Docket Nos. 07050003 V
(setback) and 07040004 V (sign size).