Loading...
HomeMy WebLinkAboutPacket 3-22-10Docket Nos. 10030001 V 10030002 V 10030003 V 10030004 V Paul G. Reis, Esq. KIRIEG I JEVAULT„ CARMEL CLAY TOWNSHIP BOARD OF ZONING APPEALS Cannel, Indiana Hearing Officer March 22, 2010 10030005 V 10030006 V 10030007 V 10030008 V Development Standards Variances St.Vinccnt Sports Performance Center 4 C GE1' EO MAR 1 N11) mos 0 10030009 V 10030010 V 10030011 V 10030012 V 0> zW mm z c m Findings of Fact Ballot Sheets and Findings of Fact 1. Docket No. 10030001 V reduction in perimeter yard buffering in undeveloped area 2. Docket No. 10030002 V increase in ground sign maximum height 3. Docket No. 10030003 V two (2) signs facing one right -of -way (south facade wall sign and ground sign at 131 Street entrance) 4. Docket No. 10030004 V wall sign not facing a public street east wall sign 5. Docket No. 10030005 V wall sign not facing a public street west wall sign 6. Docket No. 10030006 V increase in wall sign area east facade wall sign 7. Docket No. 10030007 V total number of signs 8. Docket No. 10030008 V sloped roof greater than 100 feet without change in plane 9. Docket No. 10030009 V increase in maximum first (1 floor gross floor area greater than 40% 10. Docket No. 10030010 V parking between U.S. 31 right -of -way 90 foot build -to line 11. Docket No. 10030011 V elimination of straight concrete curbs on parking islands 12. Docket No. 10030012 V increase in wall sign area west facade wall sign CI KRIEG I DEVAULT— Carmel Clay Township Board of Zoning Appeals Hearing Officer Development Standards Variances St.Vincent Sports Performance Center INFORMATION BOOKLET TABLE OF CONTENTS Stitinena Sports Performance Center Carmel Clay Township Board of Zoning Appeals Development Standards Variances Page 2 Explanations and Statements in Support of Variances 13. OVERVIEW OF PROJECT AND DEVELOPMENT STANDARDS VARIANCES 14. Docket No. 10030001 V reduction in perimeter yard buffering in undeveloped area 15. Docket No. 10030002 V increase in ground sign maximum height 16. Docket No. 10030003 V two (2) signs facing one right -of -way (south facade wall sign and ground sign at 131 Street entrance) 17. Docket No. 10030004 V wall sign not facing a public street east wall sign Docket No. 10030005 V wall sign not facing a public street west wall sign 18. Docket No. 10030006 V increase in wall sign area east facade wall sign Docket No. 10030012 V increase in wall sign area west facade wall sign 19. Docket No. 10030007 V total number of signs 20. Docket No. 10030008 V sloped roof greater than 100 feet without change in plane 21. Docket No. 10030009 V increase in maximum first (I floor gross floor area greater than 40% 22. Docket No. 10030010 V parking between U.S. 31 right -of -way 90 foot build -to line 23. Docket No. 10030011 V elimination of straight concrete curbs on parking islands Plans and Drawings 24. Site Plan 25. Landscape Plans 26. Aerial Photo of South Parcel current condition 27. Building Elevations and Signage Renderings 28. Aerial Photo of South Parcel and Signage Distance 29. Aerial Photo of U.S. 31 Parcel and Signage Distances 30. Sports Performance Building Renderings 31. First Floor Plan KRIEG 17EVAULT- Docket No.: 10030001 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Reduction in Perimeter Buffering 3. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS DATED THIS DAY OF MARCH 2010. Carmel, Indiana FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) Board Member CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 10030001 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Reduction in Perimeter Buffering FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: leaving the area undisturbed will maintain the natural buffering in place and there are no improvements proposed in this area that need to be screened. 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 maintenance of the existing vegetation and the lack of improvements will maintain the current conditions in the area without any effect an the adjacent properties. 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: excepting for the improvement of the road, the area will not be improved; therefore, additional buffering in addition to the existing vegetation is not necessary. DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 10030001 V 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 March, 2010. Hearing Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). CARMELICLAY ADVISORY BOARD OF ZONING APPEALS Docket No.: 10030002 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Increased Height of Ground Sign 2. 3. FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet' DATED THIS DAY OF MARCH 2010. Carmel, Indiana Board Member CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 10030002 V Petitioner: St. Vincent Carmel Hospital, Inc, Variance: Increased Height of Ground Sign FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: the ground identification sign will be a benefit to the general public and to the community by providing identification of the entrance to the development from 131 Street. 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 ground monument sign is consistent in height with similar ground identification signs in the area and with the ground signage on the St. Vincent Hospital campus. 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: the ground monument sign must be located at least 70 feet from the centerline of 131 Street and visibility of the sign is critical to the identification of the entrance to the development from 131 Street. Without the increased height, this sign will be significantly less visible to the clients, patients and visitors. Failure to see the sign will cause such people to most likely travel to Old Meridian Street and access the development from the main St. Vincent Hospital entrance which is much less convenient. DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 10030002 V 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 March, 2010. Hearing Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). Variance: Two identification signs facing the same right -of -way where otherwise not permitted Docket No.: 10030003 V Petitioner: St. Vincent Carmel Hospital, Inc. 2. 3. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF MARCH 2010. Board Member CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 10030003 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Two identification signs facing the same right -of -way where otherwise not permitted FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: the ground identification sign will be a benefit to the general public and to the community by providing identification of the entrance to the development from 131 Street. 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 ground monument sign is consistent in design and location with similar ground identification signs in the area 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: the ground monument sign is not permitted under the Ordinance and is critical to the identification of the entrance to the development from 131 Street. Without this sign, clients, patients and visitors will most likely travel to Old Meridian Street and access the development from the main St. Vincent Hospital entrance which is much less convenient. DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 10030003 V 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 March, 2010. Hearing Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, CarmellClay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 10030004 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Wall Sign not facing a public street West 2. 3. FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF MARCH 2010. Board Member CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 10030004 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Wall Sign not facing a public street West FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: although the facades on which the wall signs are to be placed do not directly abut U.S. 31, the east and west facades are oriented to the northbound and southbound traffic. The placement of these signs will not have any effect or impact on the safety of travel on U.S. 31 nor on the public health, safety, morals or general welfare of 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 proposed placement of the wall signs is consistent with wall signage on the other multi level, multi- tenant buildings in the area will not in anyway affect the use or value of the adjacent area. 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: due to the location of U.S. 31 and the orientation of the building to the highway, wall signs must be oriented toward U.S. 31 from the east and west facades to have the best readability. DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 10030004 V 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 March, 2010. Hearing Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 10030005 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Wall Sign not facing a public street East 1, 2. 3. FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF MARCH 2010. Board Member CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 10030005 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Wall Sign not facing a public street East FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE 1 The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: although the facades on which the wall signs are to be placed do not directly abut U.S. 31, the east and west facades are oriented to the northbound and southbound traffic. The placement of these signs will not have any effect or impact on the safety of travel on U.S. 31 nor on the public health, safety, morals or general welfare of 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 proposed placement of the wall signs is consistent with wall signage on the other multi- level, multi- tenant buildings in the area will not in anyway affect the use or value of the adjacent area. 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: due to the location of U.S. 31 and the orientation of the building to the highway, wall signs must be oriented toward U.S. 31 from the east and west facades to have the best readability. DECISION IT 1S THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 10030005 V 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 March, 2010. Hearing Officer, CarmellClay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). Docket No.: 10030006 Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Increase in Sian Area of Wall Si .n East 2. 3. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF MARCH 2010. Carmel, Indiana Board Member CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 10030006 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Increase in Sign Area of Wall Sign East FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE 1 The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: the increase in the sign area of the wall sign on the east facade will provide better readability without any detrimental or adverse effect on the public health, safety, morals or general welfare of 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 increased sign area of the wall sign on the east facade is consistent with wall signage on the other multi level, multi- tenant buildings in the area will not in anyway affect the use or value of the adjacent area. 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: the wall sign on the east facade is oriented toward U.S. 31 but is a significant distance from the right of way; therefore, the increased sign area is needed to make the signs readable to the traffic travelling south on US, 31, DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance Docket No. 10030006 V 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 March, 2010. Hearing Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS Docket No.: 10030007 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Additional Identification Signs 2. 3. FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF MARCH 2010. Carmel, Indiana Board Member CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 10030007 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Additional Identification Signs FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE 1 The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: the additional wall signs and the ground identification sign will provide the necessary identification for the Sports Performance Center without any detrimental or adverse effect on the public health, safety, morals or general welfare of 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 additional wall signs and the ground monument sign are consistent with wall signage on the other multi level, multi tenant buildings in the area will not in anyway affect the use or value of the adjacent area 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: the additional wall signs on the east and west facades and the ground monument sign are not permitted under the Ordinance; however, these signs are critical to the identification of the Sports Performance Center to the traffic on U,S. 31 and to properly direct traffic to the Center from 131 Street.. DECISION lT IS THEREFORE the decision of the CarmellClay Board of Zoning Appeals that Development Standards Variance Docket No. 10030007 V is granted, subject to arty conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof, Adopted this day of March, 2010. Hearing Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 10030008 V Petitioner: St, Vincent Carmel Hospital, Inc. Variance: Sloped Roof Exceeding 100 Feet without a change in roof plane 1, 2. 3. FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF MARCH 2010. Board Member CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 10030008 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Sloped Roof Exceeding 100 Feet without a change in roof plane FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE 1 The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: the sloped roof is an integral part of the sports performance and training areas which is one of the primary uses of the proposed sports performance center. This sports performance center will enhance rather than be injurious to the public health, safety, morals and general welfare of 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 design and construction of this sports performance center is consistent with and complimentary to the health care facilities and hospital located on the St, Vincent Carmel Hospital campus and is consistent with the continuing development of the U.S. 31 Corridor Overlay Zone. 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: a sports performance and training area is critical to the mission and purpose of the proposed sports performance and physical therapy center and the sloped roof over this area and the requirement of the Zoning Ordinance for changes in the roof plane not less than every 100 feet presents a practical and significant difficulty in design and construction. DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 10030008 V 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 March, 2010. Hearing Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel/Clay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). 2. 3. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS DATED THIS DAY OF MARCH 2010. Carmel, Indiana Docket No.: 10030009 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Increase in Maximum First Floor GFA FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) Board Member CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 10030009 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Increase in Maximum First Floor GFA FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE 1 The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: the increase in the first floor gross area will accommodate and permit the sports performance and training area which is one of the primary uses of the proposed sports performance center and which will enhance rather than be injurious to the public health, safety, morals and general welfare of 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 establishment of this sports performance center is consistent with and complimentary to the health care facilities and hospital located on the St. Vincent Carmel health care campus and is consistent with the continuing development of the U.S. 31 Corridor Overlay Zone. 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: a sports performance and training area is critical to the mission and purpose of the proposed sports performance and physical therapy center and the building cannot be constructed with this area and comply with the maximum first floor gross floor area standard. Adopted this DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 10030009 V is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Hearing Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals day of 2010. Conditions of the Board are listed on the back. (Petitioner or his representative to sign). CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana Docket No: 10030010 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Parking between U.S. 31 ROW and 90 foot Build -to Line 2. 3. FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF MARCH 2010, Board Member CARMELICLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 10030010 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Parking between U.S. 31 ROW and 90 foot Build -to Line FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE 1 The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: the minimal parking spaces will be screened from U. S. 31 and will not affect the right -of way of or traffic on U. S. 31. 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 parking spaces will be screened from U. S. 31 and adjacent properties to the north, south and west. The adjacent property to the east is surface parking for the adjacent medical office building and as such will have no effect on that property which is a part of the St. Vincent Carmel health care campus. 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: The configuration of the site and the Zoning Ordinance require that the sports performance center be located to the north of the site. Efficient and functional parking is necessary for the physicians and professional staff working in the sports performance center. This requires a reserved parking area that can be accessed and used without interference from the general client, patient and visitor vehicular traffic and parking. Based upon the optimal site layout, this area is best located directly north of the building and within the 90 foot build -to -line area. Location of this parking elsewhere will not be as efficient and as such will result in a practical difficulty to locate appropriate parking for the physicians and professional staff. DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 10030010 V 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 March, 2010. Hearing Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, CarmellClay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana Docket No: 10030011 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Elimination of curbing around parking islands 2. 3. FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF MARCH 2010. Board Member CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 10030011 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Elimination of curbing around parking islands FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The elimination of the curbing will reduce the storm water sheeting and runoff in the parking area and provide for a more environmentally efficient and friendly method of collection and dispersal of storm water. 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 elimination of the curbing will not cause the stormwater from the parking area to affect in any way the adjacent properties. 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: The required curbing prevents the stormwater from flowing freely into the landscaped parking islands and causes the stormwater to be collected in greater volume for detention presenting a practical difficulty in the detention and dispersal of the stormwater from the parking area in an environmentally efficient manner. DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 10030011 V 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 March, 2010. Hearing Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel/Clay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). Docket No.: 10030012 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Increase in Sign Area of Wall Sign West 2. 3. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF MARCH 2010. Carmel, Indiana Board Member CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 10030012 V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Increase in Sign Area of Wall Sign West FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: the increase in the sign area of the wall sign on the west facade will provide better readability without any detrimental or adverse effect on the public health, safety, morals or general welfare of 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 increased sign area of the wall sign on the west facade is consistent with wall signage on the other multi level, multi- tenant buildings in the area will not in anyway affect the use or value of the adjacent area. 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: the wall sign on the west facade is oriented toward U.S. 31 but is a significant distance from the right of way; therefore, the increased sign area is needed to make the signs readable to the traffic travelling north on U.S. 31. DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No, 10030012 V 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 March, 2010. Hearing Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are fisted on the back. (Petitioner or his representative to sign). KLIEG 1 JEV ALILTLF St.Vincent Sports Performance Center Carmel Clay Township Board of Zoning Appeals Overview of Project and Review of Development Standards Variance St. Vincent CarnleI Hospital "St. Vincent is proposing to develop a state of the art sports performance center with associated medical offices on the western portion of the St. Vincent Carmel Hospital campus located along U.S. 31. The Center will have 126,549 square feet of gross floor area and provide sports performance, training, physical therapy and medical offices. The development is to be Iocated on two parcels with the main building on the U.S. 31 parcel and surface parking on the parcel to south abutting 131 Main Street. sr:mood Sports Performance Center Cannel Clay Township Board of Zoning Appeals Development Standards Variances Page 2 The Center will include a substantial training and performance area which is open from the first floor to the third floor. This greatly expands the first floor ground floor area and with the current design will require a sloped roof that exceeds 100 feet without a break in the plane. Both of these features will require a variance from the development standards of the U.S. 31 Corridor Overlay Zone. Due to the configuration of the site, the location and route of U.S. 31 and the distance of the Center from 131 Street, variances are being sought for adequate signage. St. Vincent is proposing to use a more environmentally friendly and efficient method to deal with the stormwater drainage from the surface parking lot and is seeking a variance to allow for this treatment. Finally, the petitioner is requesting a variance to reduce the bufferyard landscaping on the development parcel south of the surface parking where the site will remain undeveloped. This will preserve the natural buffering and mature trees in the area. Respectfully submitted, Paul G. Reis, Attorney for St. Vincent Carmel Hospital, Inc. KD 26(12350 1.DOC KRIED I DEVAULT- St.Vincent Sports Performance Center Carmel Clay Township Board of Zoning Appeals Explanation of Variance Request and Statement in Support Docket No. 10030001 V reduction in perimeter buffering The zoning ordinance requires that the perimeter buffering extend the entire length of the side lot lines. The proposed development extends south to 131 Street from the Sports Performance Center to provide surface parking. However, the parking will not extend all the way to 131 Street and Petitioner is proposing to leave the remaining 325± feet undisturbed. This will preserve the existing vegetation and buffering adjacent to the residential subdivision to the west. The existing dirt road will be improved as shown on the plans Please refer to the Site and Landscape Plans under TABS 24 &25 and the Aerial Photo of the south parcel under TAB 26. Paul G. Reis, Esq. Erft KRIEG t3EVAULT.. Docket No. 10030002 V height of ground sign St.Vincent Sports Performance mance Center Carmel Clay Township Board of Zoning Appeals Explanation of Variance Request and Statement in Support Increase in the maximum height of ground sign from 6 ft. to 9 ft. 6 in. The building will have an entrance off of 131' Street; however, the building will have limited visibility from 131 Street as it is to be located over 1300 feet north of 131 Street. The Thoroughfare Plan and the Ordinance require that the sign be located at least 70 feet from the centerline of 131 Street. In order to provide critical identification of the development, the height of the ground sign is proposed to be increased to 9 ft. 6 in. to adequately identify the development and the entrance. Please refer to the Signage Renderings under TAB 27 and the Aerial Photo under TAB 28. Paul G. Reis, Esq. KRIEG t DEVAULT- --"jr St.Vincent Sports Performance mance Center° Carmel Clay Township Board of Zoning Appeals Explanation of Variance Request and Statement in Support Docket No. 10030003 V —two identification signs facing same right -of -way Additional ground identification sign causing two identification signs face the same right of -way where not otherwise permitted. The building will have an entrance off of 131 Street; however, the building will have limited visibility from 13l` Street as it is to be located over 1300 feet north of 131 Street. In order to provide critical identification of the development, a ground sign is being proposed to identify the development and the entrance. Without this sign, clients, patients and visitors will most likely travel to Old Meridian Street and access the development from the main St. Vincent Hospital entrance which is much less convenient. Please refer to the Building Elevations and Signage Renderings under TAB 27 and Aerial Photo under TAB 28. Paul G. Reis, Esq. K17IEG IDEVAULT,. 17 St.Vineent Sports Per formance Center Carmel Clay Township Board of Zoning Appeals Explanation of Variance Request and Statement in Support Docket No. 10030004 V —wall sign not facing a public street west facade wall sign Docket No. 10030005 V —wall sign not facing a public street east facade wall sign The sign ordinance requires that identification signs must face a public street. The proposed building has its primary Frontage to the north abutting U.S. 31. However, the east and west facades directly face the southbound and northbound traffic of U.S. 31. In order to direct the wall signage toward the traffic for better identification from U.S. 31, Petitioner is proposing to place one wall sign on the west facade to identify the building to the northbound traffic on U.S. 31 and requesting that another wall sign be permitted to be placed on the east facade to identify the building to the southbound traffic on U.S. 31. Please refer to the Building Elevations and Signage Renderings under TAB 27 and Aerial Photo under TAB 29. Paul G. Reis, Esq. KRIEU IEVAULTL. SLVincent Sports Performance Center Carmel Clay Township Board of Zoning Appeals Explanation of Variance Request and Statement in Support Docket No. 10030006 V increase in wall sign area east facade wall sign Docket No. 10030012 V increase in wall sign area west facade wall sign The sign ordinance provides based upon the distance of these wall signs, the length of the facades and the distance from the right -of -way that the maximum sign area cannot exceed 90 square feet. The proposed building has its primary Frontage to the north abutting U.S. 31. However, the east and west facades directly face the southbound and northbound traffic of U.S. 31 rather than the north facade. In order to direct the wall signage toward the traffic for better identification from U.S. 31, Petitioner is proposing to place one wall sign on the west facade to identify the building to the northbound traffic on U.S. 31 and requesting that another wall sign be permitted to be placed on the east facade to identify the building to the southbound traffic on U.S. 31. The Ordinance allows a maximum of 90 square feet of sign area for the wall signage on the east and west facades; however the distance from the sign on the west facade to the U.S. 31 ROW is approximately 1,860 feet and the distance from the east facade to the U.S. 31 ROW is approximately 1,770 feet. Due to these substantial distances, Petitioner is requesting to increase the sign area for these two wall signs to 100 square feet each. Please refer to the Building Elevations and Signage Renderings under TAB 27 and Aerial Photo under TAB 29. Paul G. Reis, Esq. EiS KRIEG IDE VAULT SLVincent Sports Performance Center Carmel Clay Township Board of Zoning Appeals Explanation of Variance Request and Statement in Support Docket No. 10030007 V additional identification signs The sign ordinance allows for two identification signs based upon the two frontages on U.S. 31 and 131 Street. The proposed building has its primary Frontage to the north abutting U.S. 31. However, the east and west facades directly face the southbound and northbound traffic of U.S. 31. In order to direct the wall signage toward the traffic for better identification from U.S. 31, Petitioner is proposing to place one wall sign on the west facade to identify the building to the northbound traffic on U.S. 31 and requesting that another wall sign be permitted to be placed on the east facade to identify the building to the southbound traffic on U.S. 31. The building will have an entrance off of 131 Street; however, the building will have limited visibility from 131 Street being located over 1300 feet from the street. Therefore, Petitioner is requesting a variance to allow for a ground identification sign at the entrance to the development on 131 Street. Please refer to the Building Elevations and Signage Renderings under TAB 27 and Aerial Photos under TABS 28 and 29. Paul G. Reis, Esq. KPIEG IDEVAULT,. Explanation of Variance Request and Statement in Support Docket No. 10030008 V sloped roof greater than 100 feet without change in plane The U.S. 31 Corridor Overlay Zone requires that sloped roofs not exceed 100 feet in length without a change in roof plane. A significant portion of the Sports Performance Center is a three story open area to accommodate and facilitate the sports performance, training and physical therapy activities. The current design of the Center utilizes a sloped roof over this expansive area to meet building design and functional requirements. However the design of the building is not box shaped and modulations and architectural features break up the building facades below the roof and satisfy the intent of the Overlay Zone for architectural design. Please refer to the Building Elevations under TAB 27 and the Building Renderings and under TAB 30. Paul G. Reis, Esq. Kr41EG ':DEVAULT_, St Vincent Sports Performance Center Carmel Clay Township Board of Zoning Appeals SLVincent Sports Performance mance Center Carmel Clay Township Board of Zoning Appeals Explanation of Variance Request and Statement in Support Docket No. 10030009 V increase in maximum first floor gross floor area above 40 The U.S. 31 Corridor Overlay Zone limits the gross floor area of the first floor to 40% of the gross floor area of a building. The proposed sports performance center consists of an expansive sports performance and training area. That area is located on the first floor and by purpose and function must be open above. The second through fourth floors of the building are not above this area. Consequently, the first floor gross floor area percentage is skewed by the significant area to be used for sports performance and training. The minimum height of the building and the intent of the Ordinance are satisfied however, notwithstanding the increased first floor gross floor area. Please refer to the First Floor Plan under TAB 31. Paul G. Reis, Esq. KRIEc IDEVAL1LT.. -13F St.Vincent Sports Performance Center Carmel Clay Township Board of Zoning Appeals Explanation of Variance Request and Statement in Support Docket No. 10030010 V parking between 90 foot build -to line and U.S. 31 right -of -way The U.S. 31 Corridor Overlay Zone prohibits parking between 90 foot build -to line and U.S. 31 right-of-way. Efficient and functional parking is necessary for the physicians and professional staff working in the proposed sports performance center. This requires a reserved parking area that can be accessed and used without interference from the general client, patient and visitor vehicular traffic and parking. These parking spaces will be screened from view by the existing trees and topography as well as by new and additional landscaping to be planted within the greenbelt. Please refer to the Site and Landscape Plans under TABS 24 25. Paul G. Reis, Esq. KIRIEG n rALJL°r -3F St.Vincent Sports Performance Center Carmel Clay Township Board of Zoning Appeals Explanation of Variance Request and Statement in Support Docket No. 10030011 V elimination of straight concrete curbs on parking islands The zoning ordinance requires that the perimeter of parking islands have straight concrete curbing. St. Vincent Carmel Hospital is proposing to utilize bioswales to address stormwater runoff and drainage from the surface parking area south of the Sports Performance Center. The elimination of the curbing around the sides of the parking islands is necessary to allow the stonnwater to drain into the bioswale which provides for better stormwater drainage in the parking area, reduces the sheeting and accumulation of stormwater runoff. Please refer to the Site and Landscape Plans under TABS 24 25, Paul G. Reis, Esq. lKRIEGI vAUL-