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HomeMy WebLinkAboutDept ReportCARMEL/CLAY BOARD OF ZONING APPEALS DEPARTMENT REPORT May 24, 2004 6h. Carmel Science and Tech Park, Blk 11, lot 4: Companion Animal Hospital The applicant seeks use variance approval for a veterinary hospital. Docket No. 04040018 UV Chapter 20D.01 permitted uses The site is located just southwest of the intersection of Carmel Dr and Guilford Ave. The site is zoned M-3/Manufactudng Park District. Filed by Mark Monroe of Drewry, Simmons, Pitts & Vomehm for REI Investments. General Information: The petitioner seeks approval for a veterinary office use in an M-3/ Manufacturing zone. Currently, this use is not permitted in the M-3 district. The new building will maintain a residential feel, fit into the surrounding context to the south of the site, and will be aesthetically pleasing. The Veterinary office will also have an indoor/outdoor medical observation area. The development plan will appear before the Special Studies Committee on June l, 2004. Background Information: Excerpt from April 21 TAC Meeting: HOYES: For the Animal Hospital you have encroachments for some of our easements, which need to be corrected. On the Roadway Plans our Standard is fifteen feet easement top of bank to detention pond prior to the right-of-way in the public road. The easements for this are platted. I am going to bring this before the City of Carmel from a public safety standpoint how they feel about the location of that road to the pond. DOBOSIEWICZ: What is the proposed dimension top of bank to right of way? DOSTER: 115 feet top of bank to curb. DOBOSIEWICZ: Is this a detention issue that the pond could be modified to provide fifteen feet? DOSTER: We would have to extend the storm sewer. In the original design we have excess volume. HOYES: A regional pond for the whole area. We do not want to give up any storage if we take some we need to add it back. MONROE: We will look into it. DOBOSIEWICZ: DOSTER: HILL: DOBOSIEWlCZ: DOSTER: DOBOSIEWICZ: HILL: DOBOSIEWCIZ: HILL: GROVES: SHUPPERD: GAJOWNIK: BLANCHARD: MONROE: BLANCHARD: HOYT: DOSTER: HOYT: DOSTER: HOYT: DOSTER: BREWER: DOBOSIEWICZ: MONROE: DOBOSIEWICZ: MONROE: DOBOSIEWICZ: DOSTER: DOBOSIEWICZ: Fifteen feet center line on Carmel Drive or just adjust it on the other end. It could be a simple waiver. Coordination of the roadway plans. Will you start the roadway improvements the same time as the hospital? It will be hard to access the site without getting in the way of the road improvements. You need to be detail that on the plan. With a five feet access easement across the frontage and leave a gap at the western most edge of the property? Our comment is along Carmel Drive. (Inaudible) if engineering is willing to provide another access. We will want to see the Carmel Drive plans. Median planned? Yes. With a commercial platted subdivision there is bonding requirements. We will need New Service Request, Loading, updated hard copy and Auto-cad. I need easements between buildings three and four in the utility easements. Make that inclusive with a ten feet utility easement. Lot two is electrically challenged. We have gas out there. We need a street name for the cul-de-sac. B. Akers would like to know if you want addressing offWcst Carmel Drive or the cul-de-sac. So if you could let him know (571- 2586). The two rear exits on the south elevation must have a walkway to a public way. Will there be a construction trailer? Possibly. Every three thousand square feet of attic and floor space will need to be Draft Stop if not Sprinkled. I have a checklist for the pre-submittal and commercial procedures. Be sure to have all the signatures before contacting our office to schedule meeting and issuance of permits within 10 days after pre-submittal. I sent a letter to M. Momoe. I am assuming it is sprinkled. Need to pick a location for connection to the hydrant. I did not see a hydrant on the cul-de- sac. At the northwest end. Knox-box and caps for the connection. Will there be a basement? No. Actual height is two-stories? Yes. I sent a eon-anent letter. We have species changes due to bugs no Ash planted and I sent substitutions for you. There are plans for Carmel Drive Streetscape to extend up this way to the west so street trees are coming. On Carmel Drive the half right-of-way is identified in the Thoroughfare Plans a forty-five feet (45') half that needs to be accnnnnodated on the Secondary Plat. On 122nd Street it is a seventy feet (70') half which impacts slightly with the barrier where the road intersects along the south side of 122nd Street. The five feet (5') sidewalk is required. Minimum lot size is 20,000 square feet yom lot two is undersized. You will need to modify it. Why did you elected not to show the area of the pond on the Replat? We need to reach an agreement on walk between Carmel Drive and Lennox Trace as part of this plat. There was a commitment made by the developer on the rezone that still applies that there would be no sidewalk. We would have to change that commitment Get me more information on that. Addressing the Animal Hospital the idea is to move the dog exercise area away from residential by eliminating the parking on this side and putting it back in on the west side. Okay we can look into it but it is a medical observation area only. We would need a commitment that animals would not be kenneled? Landscape plan on the south edge that whole south side is a legal drain easement and we need to move that planting to the north. It is our desire that you take these plantings along this edge and with a well-designed plan place them around the building and somehow improve the street perimeters of the pond. ...END... Analysis: The subject property is located near a busy road intersection. The pond to the east will add to the beauty of the architecture of this building. The petitioner is considerate in providing a landscape buffer to the residents to the south. The adjacent residents to the south proved that they have issues with this project. Many remonstrators appeared at the May 18 Plan Commission meeting. Findings of Fact: 1.) The grant of this variance will not be contrary to the public interest, due to the existence of a special condition such that enforcement of the zoning ordinance will result in unnecessary hardship because: This site is at a highly visible intersection in Carmel's Science and Tech Park. This use will provide an aesthetically pleasing building and low-impact use. The unnecessary hardship would occur when the zoning ordinance is enforced and the veterinary office would not be able to build on the proposed site. 2.) The grant of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The use and value of the area adjacent to the property will not be affected in a substantially adverse manner by allowing the new veterinary office use, provided that an acceptable site plan can be provided. The new building will be somewhat residential in character and fit into the context of the area. The building design, itself, will be an asset to the enmmunity. 3.) The use or value of the area adjacent to the subject property will not be substantially affected in any adverse manner because: The architecture of the building and the low impact use will be an amenity to the area. The BZA must determine if the applicant is adequately addressing adjoining neighbors' concerns. 4.) The need for the variance arises from a natural condition peculiar to the subject property because: The property is zoned M-3 Manufacturing within the Carmel Science & Tech Park, which allows many uses that are also low-impact, but it does not allow a veterinary clinic. 5.) The granting of this variance does not substantially interfere with the Carmel/Clay Comprehensive Plan because: The Comprehensive Plan Land Use Map shows this area to be a low intensity regional/community employment area. A professional veterinary office will employ people in the area and retain the low impact feel. It also has direct access to major roads as suggested in the Comp Plan. Recommendation: The department recommends positive consideration of Docket No. 04040018 UV, provided the applicant can present a site layout addressing any negative impacts associated with the proposed outdoor area.