HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS
HEARING OFFICER DEPARTMENT REPORT
March 22, 2010
3 -14d. St. Vincent Sports Performance Center
The applicant seeks the following development standards variance approvals:
Docket No. 10030001 V Section 26.04.02 Perimeter buffering extended to entire length of side yards
Docket No. 10030002 V Section 25.07.02- 10(d)(ii) Increased maximum height for ground sign
Docket No. 10030003 V Section 25.07.02 -10(b) Two ID signs facing the same right -of -way
Docket No. 10030004 V Section 25.07.02 -10(b) Wall signs not facing a public street west
Docket No. 10030005 V Section 25.07.02 -10(b) Wall signs not facing a public street east
Docket No. 10030006 V Section 25.07.02 -10(c) Increase in sign area for wall sign on east facade
Docket No. 10030007 V Section 25.07.02 -10(b Additional ID signs for multilevel/multitenant bldg
Docket No. 10030008 V Section 23.B.09.D Sloped roof exceeding 100' without change in place
Docket No. 10030009 V Section 23B.08.05.B.1.a Increase in max first floor GFA
Docket No. 10030010 V Section 23B.12.A Parking between US 31 ROW 90' build -to line
Docket No. 10030011 V Section 27.03.02 Elimination of straight concrete curbs on parking islands
Docket No. 10030012 V Section 25.07.02 -10.0 Additional sign area for wall sign on West facade.
The site is located at 13400 North Meridian Street on 16.68 acres an i s zoned B6 within the US 31
Corridor Overlay.
Filed by Paul Reis of Krieg DeVault, LLP for St. Vincent Carmel Hospital, Inc.
4,..:,, General Info: The petitioner
1, filed for identical requests in
2008. Those requests were
M me PNS 1 I'M rs. approved. At that time,
variances expired if no work
1 was done on the site during a
two -year time period. This
"1 r has since been chap ed to
r
1 16111 three years. The petitioner
(1`. r t II has indicated they w to
1 begin the project soon and
V have therefore filed the same
o requests for consideration.
V i.V fig The report below
f, I summarizes what was
1 mi i submitted in 2008, and again
4 i,..._
v i n 2010.
"a YYV itig2 ts6:s
r,„, s I The petitioner is requesting
a�� to build a sports performance
41/n1Lii and medical facility on the
U St. Vincent Carmel Hospital
=X- 1 O cam us, with access from
p
4 x te r a both that campus and from
I Main Street. The site lies
V 1,- within the US 31 Overlay
3 lk U ,r%`.- tVvryiii and adjacent to the Old
Meridian District, and is
comprised of two parcels measuring approximately 19.39 acres total. One parcel is zoned B -6 (Light
commercial and office uses) and the other is Old Meridian/Mixed Medical (OM/MM).
Analysis: Because of the unusual configuration of the site, as well as some green building and site design
measures proposed by the petitioner, a number of variances have been requested. The northernmost parcel
is triangular, with frontage on US 31; it is this parcel that the proposed center would be built on. This
section of US 31 angles northeast, and the frontage of this parcel along US 31 is its longest frontage. The
building would be highly visible for both north and south -bound vehicles.
The building itself would be four stories tall, with offices housed at the east end of the building and a large
gymnasium at the west end. The gymnasium would have a curved metal roof running its length, which
would necessitate the grant of the variance for the roof exceeding 100' without a change in plane. The
gymnasium would also necessitate the granting of the variance for the first floor's gross floor area over
40 The use itself would be permitted at this site, and would be considered part of the overall St.
Vincent campus; however, the physical structure of the building would not comply with all of the
standards of the Overlay. The physical structure of the building is a direct result of the use of the building.
The granting of the variances is unlikely to result in a negative impact to the surrounding area.
The variances for bufferyard reductions, parking in front of the build -to line and curb -less parking result
partly from existing conditions and from an intent to develop the site in a green manner. The site is part of
the St. Vincent campus, which already has an extensive landscaped greenbelt along its US 31 frontage.
Parking would be placed within the 90 -foot build -to line, but the 30 -foot greenbelt would remain, and
would have additional landscaping planted. The proposed building itself would comply with the 90 -foot
build -to line. Currently, there is parking in front of the build -to line; the proposed building and parking lot
would reconfigure that parking but would not place it any closer to US 31.
The curb -less parking on islands allows for excess stormwater to flow into the parking islands, which are
intended to be developed as drainage swales to help absorb and purify runoff. This both provides for
enhanced landscaping, and reduces surface runoff, however, drainage swales will not work with curbed
parking lot islands.
There is an existing dwelling at the south end of the site, which gains access from Main Street. This house
will remain. A five -foot bufferyard is shown between the house and the adjacent commercial uses, and a
minimum fifteen -foot buffer is required. However, the area is heavily wooded, and the reduced bufferyard
is unlikely to impact either the subject site or adjacent sites.
Increase in wall sign area: The proposed signage oriented west and east toward northbound and
southbound traffic on US 31 would be allowed 75 sq. ft. when considering the distance from the US 31
right -of -way line. However, because these two signs are somewhat lengthy, and because the font is on the
slimmer, more "delicate" side, the petitioner is proposing to have 100 sq. ft. signs instead. The "St.
Vincent Sports Performance Center" sign is actually 101.7 sq. ft. so perhaps the petitioner should "up"
that request. However, the "St. Vincent Physical Therapy" sign is only 77 sq. ft. so perhaps asking for
100 sq. ft. is not necessary. The Department feels these are reasonable requests considering the distance
from US 31, the speed at which vehicles would be traveling down that road, and that the overall total
square footage for wall signs is not being exceeded. 375 sq. ft. is allowed (if considering the west and east
signs as facing a public right -of -way) and 350.09 is requested (per the drawings of proposed signs).
Number of signs: This site would normally be allowed two signs (plus any exempt, incidental directional
signage) one facing US 31 and one facing 131 St. The petitioner is proposing four signs three wall
and one ground sign. The three wall signs would be oriented west, east and south. The ground sign would
be located at the entrance off of 131 St. The Department feels that these signs would enhance the building
and properly identify it for patients and visitors.
Two signs facing one right -of -way: Because the Petitioner if requesting to have two signs facing south
towards 131' St., a variance is required. The logo wall sign and the ground sign at the entrance go against
the Sign Ordinance for number of signs oriented towards one public right -of -way. The Department,
however, is in support of this variance, because there is over 1,000 feet between the entrance off 131 St.
where the ground sign is located and the building, where the logo wall sign is located. There is a good
chance one would not see the logo wall sign until more closely approaching the building.
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