HomeMy WebLinkAboutDept ReportCARMEL/CLAY BOARD OF ZONING APPEALS
DEPARTMENT REPORT
October 25, 2004
15-19h. St. Vincent Medical Office Building
Thc applicant seeks development standards variances for a medical office building:
Docket No. 04090018 V Chapter 25.07.02-10.B number of signs
Docket No. 04090019 V Chapter 25.07.02-10.D ground sign height
Docket No. 04090020 V Chapter 23C.09.D facade projections/recessions
Docket No. 04090021 V Chapter 25.07.02-10.B sign oriented north
Docket No. 04090022 V Chapter 25.07.02-10.B sign oriented south
The site is located at 10801 N Michigan Rd. The site is zoned B-2/Business within the US 431 Overlay
Zone. Filed by Mary Solada of Bingham
McHale for BW Partners.
General Information:
The applicant seeks approval to build a
medical office building of mostly brick and
limestone with the above-listed variance
requests. The site is located north of the
Marsh Supermarket at 106th & Michigan Rd.
Analysis'.
The subject property will have access from
the Marsh Supermarket and from Weston
Pointe Boulevard, which runs through
Weston Pointe Subdivision. The signage is
places so that it faces these access points, as
well as Michigan Road. The Variances arise
because two of the three wall signs do not
face a road frontage, per ordinance
requirements. Also, only one sign is allowed
on this building because it has one frontage along Michigan Rd. Signage variances are also being
requested for ground sign height and size. This ground sign is located on the access drive from Weston
Pointe Blvd. While the US 421 Overlay requirements state that building fafade projections and
recessions should be at least, # ft, the applicant has provided these projection/recessions, just not to the
degree that the ordinance requires.
Findings of Fact: signs not facing road
1.) The approval of this variance will not be injurious to the public health, safety, morals,
and general welfare of the community because:
The wall signs not facing a road frontage are facing areas where the site is joined to other sites
by access drives. These signs are necessary to direct traffic from adjacent sites.
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 wall signs not facing a road frontage are facing areas where the site is joined to other sites
by access drives. These signs are necessary to direct traffic from adjacent sites.
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: Thc business may not adequately be
able to let patrons know of' their location, duc to the way the site is accessed (not directly form
Michigan Road).
Findings of Fact: number of signs and ground sign height
1.) The approval of this variance will not be injurious to the public health, safety, morals,
and general welfare of the community because: the signag¢ design, location, and size were
acceptable to the Plan Commission. The aspects will add to the site's character as well as better
directing traffic and providing better visibility to customers.
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' Thc signs will add to thc site's character
as well as better directing traffic and providing better visibility to consumers.
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 Zoning Ordinance does not provide for a hierarchy of signage as proposed on the type of
site that this is, with two access roads, instead of a main entry off of Michigan Rd.
Findings of Fact: Faqade Design (Projections)
1.) The approval of this variance will not be injurious to the public health, safety, morals,
and general welfare of the community because: thc facades will still have projections and
acceptable, quality building materials.
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: thc facades will still have projections
and acceptable, quality building materials.
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:
Thc strict application of thc Zoning Ordinance may result in practical difficulties in thc usc of
thc property duc to fact that thc owner might have to redesign thc building footprint and
building elevations, causing a shift in thc site plan, possibly causing a loss of planting and
parking area.
Recommendation'.
The department recommends positive consideration of Docket Nos. 04090018 V through 04090022 V.