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HomeMy WebLinkAboutPacket BZA I I I I I I I I I I ,I I I I ,I I I I I COMPANION ANIMAL HOSPITAL AND CLINIC USE VARIANCE AND DEVELOPMENT STANDARDS VARIANCES Docket N o. Docket No. Docket No. Docket No. 04090009 UV 04090010 V 04090023 V and 04090025 V City of Carmel Board of Zoning Appeals - March 28, 2005 Petitioner: Companion Animal Clinic Dr. Anthony Buzzetti - 844-0049 Attorney: James E. Shinaver NELSON & FRANKENBERGER 3105 East98th Street, Suite 170 Indianapolis, IN 46280 Telephone: (317) 844-0106 Architect: Curran Architecture c/o Shawn Curran - 773-9804 Engineer: Roger Ward Engineering c/o Matt Maple - 251-1738 I I I I I I I I I I I I I' I I I I I I' TABLE OF CONTENTS 1. Explanation 2. Aerial photograph 3. List of functions to be associated with the veterinarian hospital 4. Zoning maps showing location of nearby properties where a veterinarian hospital is permitted 5. Site plan 6. Landscape plan 7. Building elevations 8. Ground sign renderings H:\Janet\Buzzetti\TOC-PC 032805.doc I I I I I ,I ,I I I I I I I I I I I I I EXPLANATION Dr. Anthony Buzzetti is the owner of the Companion Animal Hospital and Clinic ("Companion Animal Clinic"). The Companion Animal Clinic is currently located at 180 East Carmel Drive. The Companion Animal Clinic has operated at this location for approximately fourteen (14) years. Dr. Buzzetti has enjoyed being part of the Carmel business community, but due to the constraints of the current facility, Dr. Buzzetti must relocate his business to a new location. To accomplish this relocation, Dr. Buzzetti purchased the real estate located at 1425 Rangeline Road, Carmel, Indiana (the "Property"). This Property is located north of 116th Street and east of and adjacent to Rangeline Road. The Property is just north of the Marathon gas station located at the nqrtheast comer of 116th Street and Rangeline Road. The Property contains a building which is currently vacant. Dr. Buzzetti desires to renovate and expand the existing vacant building located on the Property. In furtherance of redeveloping the site, Dr. Buzzetti previously appeared before the Plan Commission and its committee in regard to ADLS/DP approval for the Property. On February 15, 2005, the Plan Commission unanimously approved the ADLS/DP Application. Consequently, the plans and drawings contained in this brochure have been reviewed and unanimously approved by the Plan Commission as it relates to ADLS/DP approval. The final stage of the approval process for the Property relates to a request for a special use variance and other associated development variances. Pursuant to Docket Number 04090009UV, Dr. Buzzetti is seeking Use Variance approval pursuant to Chapter 19.01 of the Zoning Ordinance to allow for the operation of a veterinarian hospital on the Property ("Use Variance"). :In regard to the Use Variance, the Property is currently zoned B-8 Business, which does not specifically permit a veterinarian hospital. However, located adjacent to the Property and immediately nearby are other various parcels which are zoned B-1, B-2 or B-3, all of which would permit a veterinarian hospital. Thus, while the proposed veterinarian hospital is permitted on sites nearby and adjacent to the Property, it is not permitted on the Property. Included behind Tab 3 of this brochure are a list of functions to be associated with the proposed veterinarian facility. All of the proposed functions listed behind Tab 3 of the brochure are associated with the services typically provided by a veterinarian hospital. Further, behind Tab 4 of the brochure is a copy of a zoning map for the area surrounding the Property, which shows other locations in which a veterinarian hospital would be permitted. In addition to seeking Use Variance approval, the following development standard variances are also being requested: 1. Docket Number 04090010V - This is a variance from Chapter 27.05 regarding the required number of parking spaces. Currently under the B-8 standards, 62 parking spaces would be required for this site. Dr. Buzzetti I I I I I ,I ,I I ,I ,I I I I I I I I I I is requesting a variance to permit 29 parking spaces due to the site constraints associated with the Property. 2. Docket Number 04090023V - This is a variance from Chapter 26.04.05 regarding the buffer yard requirements. PursuCJ,nt-~o this chapter, the buffer yard requirements require~hade trees (1 }6mamenta1 trees and 77 shrubs for the site. Because of the site constraints on the Property, the landscape plan whi~h was r.}~proxed by the ~iJP..1 Com, mission during ~ AD ~S/D P process mclude~\ 1~/shad~. trees{ 15 /~~'Y-P~ntal trees and@) decIduous shrubs. However;"~ln addItIon to the"/631 decIduous shrubs, 56 ! ....'... ..--"".. ..-::- ~_. - ~ evergreen shrubs will also be planted on the site. \ .,'~ . ~ 3. Docket Number 04090025V - This is a variance from Chapter 19.04.02 regarding the front yard setback. Under this chapter, the front yard setback must be a minimum of 25' feet. In order to comply with the recently approved Rangeline Road Overlay, which requires buildings to be constructed near the front property line, the Petitioner is requesting a variance from a minimum of 25 feet to 0 feet to accommodate the future construction of a Phase 2 expansion to the building. However, when the Phase 1 expansion to the building occurs, it will be set back at least 45 feet. Included within this brochure are the plans and drawings which d~~scribe and depict this request. We look forward to presenting these variances to the Board of Zoning appeals at the March 28, 2005 hearing. H:\Janet\Buzzetti\Explanation-BZA 031805.doc I I I I I I I I I I I I I I I I I I I _ JIll i~~: D~ D CURRAN ARCHITECTURE I AERIAL PHOTOGRAPH. I ~~~m. COMPANION ANIMAL HOSPITAL ~ ~ ~m 1425 SOUTH RANGELlNE ROAD I~EVIS~",' I ::.I~:;'- I CARMEL, INDIANA r. :::.--. ~~.~ a\IJ-~~rIS.lAkI'>&JR./!I'IOR!I.IXIII:I.I)!'I,Of>/T~""f""'S "'"~.ootJ.11G1!"'__""11!1 Im>ww'IIIJ~lIO'W>fG:l/II ($1TI~._(F.u:)J:'jj.,... -~ I I I I I I I I I I I I I I I I I I I Functions To Be Associated With The Proposed Veterinarian Hospital As indicated in the explanation to this brochure, Dr. Buzzetti is seeking Use Variance approval to operate a veterinarian hospital on the Property. Since the proposed use will operate seven (7) days per week, and it includes twenty-four (24) hour boarding of animals, the proposed building layout includes residential quarters on the second floor to accommodate staff who will stay overnight in the building to provide care and supervision for the animals. The following are a list of functions to be associated with the proposed veterinarian facility: . Surgery . Wellness care (exams, vaccinations, etc.) . Laboratory evaluation of patients . Orthopedic rehab swimming pool . Intensive care unit . Consultation . Radiography . Endoscopy . Dental repair and cleaning . Pharmacy . Management offices . Merchandising . Professional grooming . Hospitalization . Overnight indoor boarding/kennel . Exercise area and sample collection . 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