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HomeMy WebLinkAboutFindings of Fact CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 10030001 V /OP 3(70r 7- V' Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Reduction in Perimeter Buffering FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1, 2. 3. DATED THIS s 7- DAY OF MARCH 2010. oard Member CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 10030001 V ac/G/ f 10 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 on 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. dopted this day of March, 2010. 44( c H:ng Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Cla /soard/ 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.: 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. /opted this day of March, 2010. H: °arcing Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel/CI-hi/ 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.: 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. opted this day of March, 2010. p Hea ng Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Claypard/ 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 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 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. :'opted this day of March, 2010. He. 'ng Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay /oar•/ 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 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 IS 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 Z2 day of March, 2010. /4I -ar' g Officer, Carmel /Cla Board of Zoning Appeals SECRETARY, Carmel /Clay`•;oary'.f Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). f 'w 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 U.S. 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. •opted this r 2-- day,..Qf March, 2010. 171 He.' ng officer, Carmel /Clay 6oard of Zoning Appeals 2 L i SECRETARY, Carmel /Clayard; Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). f 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 IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 10030007 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. popted this 2 day of March, 2010. He ling Officer, Carm-I /Clay :oard of Zoning Appeals SECRETARY, Carmel /CJ Bid 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 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. Adop -d this d. -y of March, 2010. Hearing: icer, Carmel /Clay Board of oning Appeals SECRETARY, Carmel /CI" Bo /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.: 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. 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. Adopted this Z— day of V' 2010. H-.ring Officer, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Cla, =oar r;f 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.: 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. dopted this day of March, 2010. //f H 'rin Officer, Carmel /CI y Board of Zoning Appeals SECRETARY, Carmel /Clay oar•/ 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 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. i pted this day of March, 2010. r t i Hea g Officer, Carmel /Clay :.-rd of Zoning Appeals SECRETARY, Carmel /CI j% 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.: 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. Ad ted this 2_Z- day of March, 2010. Heari g Officer, Carmel /C ay Boar. of Zoning Appeals ,6 62 264,< ,e... SECRETARY, Carmel /Clay /oard j Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign).