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HomeMy WebLinkAboutPacket Volume 1Petitioner: St. Vincent Carmel Hospital, Inc. Petition: 7 Development Standard Variances Project: St. Vincent Women's Center Location: 13400 N. Meridian Street, Carmel, IN Zoning: B- 6 /U.S. 31 Overlay Date of BZA Hearing: January 29, 2013 Docket Nos: 12120006V 12120007V 12120008V 12120009V 12120010V 12120011V 12120012V I. VARIANCE REQUEST NO. 1 (DOCKET 12120006V). The proposed building will not be built on the 90 foot build -to line. Sec. 23B.08.01(C)(1) STATEMENT OF SUPPORT NO. 1 It is more efficient and functional to construct the proposed building adjacent to and connected with the existing medical office buildings located on the campus. To achieve this adjacency and connectedness, the proposed building needs to be located in close proximity to the existing buildings. II. VARIANCE REQUEST NO. 2 (DOCKET 12120007V). Parking between the U. S. 31 right of way and the 90 foot build -to line. Sec. 23B.12(A). STATEMENT OF SUPPORT NO. 2 Efficient and functional parking is necessary for physicians, professional staff, patients and visitors to the building. This requires a parking area that can be accessed and used in close proximity to the main (front) entrance of the building. In addition, new proposed new parking is a continuation of the existing parking lot. These parking spaces will be screened from view by the existing trees and topography as well as by new and additional landscaping to be planted within the 30' greenbelt. III. VARIANCE REQUEST NO. 3 (DOCKET 12120008V). Elimination of straight concrete curb on perimeter of parking islands. Sec. 27.03.02. STATEMENT OF SUPPORT NO. 3 The elimination of the curbing around the sides of the parking islands is being requested in order to provide for better stormwater drainage in the parking area, to reduce the sheeting and accumulation of stormwater runoff and to employ a more environmentally efficient method of handling stormwater runoff. IV. VARIANCE REQUEST NO. 4 (DOCKET 12120009V). Wall sign on west wall of proposed building lacks Street Frontage Sec. 25.07.02- 04(b). STATEMENT OF SUPPORT NO. 4 The proposed building has its primary Frontage to the north abutting U.S. 31. However, the west facade directly faces the northbound traffic of U.S. 31 rather than the north facade. In order to direct the wall signage toward the traffic for better identification from U. S. 31, Petitioner is proposing to place one wall sign on the west facade to identify the building to northbound traffic on U.S. 31. V. VARIANCE REQUEST NO. 5 (DOCKET 12120010V). Wall sign on east wall of proposed building lacks Street Frontage Sec. 25.07.02- 04(b). STATEMENT OF SUPPORT NO. 5 The proposed building has its primary Frontage to the north abutting U.S. 31. However, the east facade directly faces the southbound traffic of U.S. 31 rather than the north facade. In order to direct the wall signage toward the traffic for better identification from U. S. 31, Petitioner is proposing to place one wall sign on the east facade to identify the building to southbound traffic on U.S. 31. VI. VARIANCE REQUEST NO. 6 (DOCKET 12120011V). Two (2) Ground Complex Identification Signs are taller than is permitted. 6' is permitted; proposed signs are 8'10". Sec. 25.07.02 -04(d) (2). STATEMENT OF SUPPORT NO. 6 Because the signs are used for wayfinding on a large hospital campus complex with many and varied uses and buildings, taller signs are needed to accommodate additional wayfinding copy, improve traffic flow and increase safety. Also, the proposed signs match the style and size of the existing directional signage on the campus. 2 VII. VARIANCE REQUEST NO. 7 (DOCKET 12120012V). Four (4) wayfinding ground directional signs are larger than is permitted for exempted signs. Sec. 25.07.01- 05(e). STATEMENT OF SUPPORT NO. 7 Because the signs are used for wayfinding on a large hospital campus complex with many and varied uses and buildings, larger signs are needed to accommodate additional wayfinding copy, improve traffic flow and increase safety. Also, the proposed signs match the style and size of the existing directional signage on the campus. 3 CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE Docket No.: 12120006V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: The proposed building will not be built on the 90 foot build -to line. 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: Locating the building so that it is set back from the 90' build to line (like all existing buildings on the campus) will maintain a consistent and uniform orientation of all buildings on the campus. 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 building will be connected to other existing buildings on the campus improving user functionality and maximizing the remaining open space on the 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: If the building is built on the 90' building to line, the vehicular site circulation will become more difficult and circuitous. While the building could be connected to other buildings via a longer than planned connector, such an attribute is not efficient, economical or aesthetically pleasing. DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 12120006V 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 day of , 2013. CHAIRPERSON, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on back. Petitioner or representative to sign. Docket No.: Petitioner: 1. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE Carmel, Indiana 2. 3. DATED THIS DAY OF , 20 Board Member Page 9 - filename: development standards variance 2013.docx rev. 1/2/2013 CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE Docket No.: 12120007V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Parking between the U. S. 31 right of way and the 90 foot build -to line. 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The parking will be screened from U.S. 31 and will not affect the U.S. 31 right of way 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 and aisles will be constructed and configured in a manner to improve vehicular circulation on the 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: Parking spaces are needed most to the north of the north wall of the building because this parking area is located in closest proximity to the building's main entrance. If parking is eliminated in this area, patients will be inconvenienced by having to park further away from the building's entrances. DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 12120007V 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 day of , 2013. CHAIRPERSON, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on back. Petitioner or representative to sign. Docket No.: Petitioner: 1. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE Carmel, Indiana 2. 3. DATED THIS DAY OF , 20 Board Member Page 9 - filename: development standards variance 2013.docx rev. 1/2/2013 CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE Docket No.: 12120008V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Elimination of straight concrete curb on perimeter of parking islands. 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. 12120008V 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 day of , 2013. CHAIRPERSON, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on back. Petitioner or representative to sign. Docket No.: Petitioner: 1. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE Carmel, Indiana 2. 3. DATED THIS DAY OF , 20 Board Member Page 9 - filename: development standards variance 2013.docx rev. 1/2/2013 CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE Docket No.: 12120009V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Wall sign on west wall of proposed building lacks Street Frontage 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 and will not in any way 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. 12120009V 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 day of , 2013. CHAIRPERSON, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on back. Petitioner or representative to sign. Docket No.: Petitioner: 1. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE Carmel, Indiana 2. 3. DATED THIS DAY OF , 20 Board Member Page 9 - filename: development standards variance 2013.docx rev. 1/2/2013 CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE Docket No.: 12120010V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Wall sign on east wall of proposed building lacks Street Frontage 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 and will not in any way 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. 12120010V 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 day of , 2013. CHAIRPERSON, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on back. Petitioner or representative to sign. Docket No.: Petitioner: 1. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE Carmel, Indiana 2. 3. DATED THIS DAY OF , 20 Board Member Page 9 - filename: development standards variance 2013.docx rev. 1/2/2013 CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE Docket No.: 12120011V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Two (2) Ground Complex Identification Signs are taller than is permitted. 6' is permitted; proposed signs are 8'10 ". 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 signs will be a benefit to the general public and to the community by providing identification of the new building and the new entrance to the development from 131St (Main) 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 signs are consistent in height with similar ground identification signs in the area and with the ground signage on the St. Vincent Carmel 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: (a) The ground monument sign at the new entrance must be located at least 70 feet from the centerline of 131st Street and visibility of the sign is critical to the identification of the entrance to the development from 131st 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. (b) The ground monument sign near the new building will identify many and varied services and occupants in the new building. Without the increased height, this sign will not be able to identify all necessary services located in the building. DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 12120011V 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 day of , 2013. CHAIRPERSON, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on back. Petitioner or representative to sign. Docket No.: Petitioner: 1. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE Carmel, Indiana 2. 3. DATED THIS DAY OF , 20 Board Member Page 9 - filename: development standards variance 2013.docx rev. 1/2/2013 CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE Docket No.: 12120012V Petitioner: St. Vincent Carmel Hospital, Inc. Variance: Four (4) wayfinding ground directional signs are larger than is permitted for exempted signs. 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The wayfinding directional signs will benefit the public by providing directional information regarding the various buildings and health services available on the campus thereby contributing to safe travel. 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 wayfinding directional signs are identical to the existing wayfinding directional signs on the 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: A new entrance and long entrance driveway is being constructed on 131st Street and without the wayfinding directional signs, visiting motorists will have difficulty locating the various buildings and services available on the campus. DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 12120012V 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 day of , 2013. CHAIRPERSON, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on back. Petitioner or representative to sign. Docket No.: Petitioner: 1. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE Carmel, Indiana 2. 3. DATED THIS DAY OF , 20 Board Member Page 9 - filename: development standards variance 2013.docx rev. 1/2/2013