Loading...
HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS HEARING OFFICER DEPARTMENT REPORT FEBRUARY 24, 2013 3-4. (SUA & V)Bethlehem Lutheran Church of Carmel, Expansion The applicant seeks the following special use amendment and variance approvals for a church expansion: Docket No. 14010015 SUA ZO CH 21.05: Expansion of Approved Special Use, greater than 10% requested Docket No. 14010016 V ZO CH 6.04.03.F: Max Lot Coverage 35%, 38.5% requested The site is located at 13225 Illinois Street, and is zoned S-2/Residential. Filed by Paul Reis of Krieg DeVault on behalf of Bethlehem Lutheran Church of Carmel. /4..'• t c ', qt'',' - ' - J:4',''',:',4( i General Info: , , tiv } 4 .4f .,; The petitioner is requesting a Special Use � �`... p q g P��, �� A �. t� ,,, y e,„„„,, ,,,,,,, ,,,,,, �,� � �f �,,a l�,F��= .� Amendment to expand their building as well i '..4.416$,'::'-':" 4 , ' '.'',1, as parking lot for the existing Bethlehem .:" ' v.`°' ',,,,-,:ii-�. 7,,, ,,, te'`''a �� '. Lutheran Church of Carmel northeast of '' a 5 x `� .t, `•, `-: i., ,.,, , . -' Illinois St and Main St. They are also .j: NI/ ,� f, k, requesting a variance to exceed 35%lot 'r"' ©, ' ° z`' °'. ,r' E'� coverage. To the north is common area for a �.AX �i` °=' 2 subdivision southeast is a preschool south . i - ,�ab , �;. ,-, „ , y� { 1,,-1 and east are office uses. Please see the "�K 'y _ �. Ry y", � '- ' 'g /f) petitioner's information packet for more• °F• .; /� fy': C ® , '„a,,f. ,r e ,', ;rstle•s I 3 t Ti" :it r .' y:1,.;., ,.. x r�,a-^ ,,* t? +sCl 11 ,i' details. r ry a UI ,4'T✓ •7 ,i -p,t,t...,_ "' ',7 ;i : Q` ( Analysis: '" .• ` )'p "`� s,�-;wn:',', -trsr,k--1,-....4.-,-.4.,. ;r1"` """"4' ': t `' The church is currently located in a single pay,,. ;'i1. y," v 7 — ' yam, �=_= `� K building and would like to add an addition r,:: !' ,r�`, .!T 77' --°'?`` a;,;; : „ ;, i ,I=6 which would provide for a total of 250 seats - � ash ,t � � ' ' ), , '- 4.. a - .i in the sanctuary, as well as some multi- .1 '�� ,k - ,,,P r: ; , purpose rooms, classrooms, and some . ___ offic es. The current building has 168 seats in the sanctuary and about 84 parking spaces. The petitioner is also requesting to add 46 new parking spaces and will meet the Carmel parking requirements. The site is around 4 acres and will meet all setback and height requirements. The design of the building will match the current architecture and additional landscaping will be installed around the addition. The Special Use Amendment should not be injurious to adjoining properties as the use exists today and will only be expanding per their original"futuie"plans. The variance request is to allow 38.5%lot coverage instead of 35%which is permitted in the S-2/residential zone. Due to the increase in building area and parking area, the lot coverage will increase. The 35%maximum lot coverage requirement is intended for single family development and so it is reasonable to assume that a use such as a church would need an increase in coverage. This increase is minor and should not have a negative effect on surrounding properties. The petitioner still needs to continue to work with the Engineering Department to finalize plans and satisfy the requirements of the Transportation Plan. The Department is in support of this Special Use Amendment as well as the Variance Petitioner's Findings of Fact-Special Use Amendment 1. The premise in question is particularly physically suitable for the proposed Special Use because: this is an expansion of an existing church on a site that is of sufficient size and appropriate location to accommodate it. 2. The Special Use will not injuriously or adversely affect economic factors, such as cost/benefit to the community and its anticipated effect on surrounding property values because: the expansion of the existing church will not have any impact on any economic factor in the community or the surrounding property values as the church is an established institution benefiting the community. 2 3. The Special Use will be consistent with social/neighborhood factors, such as compatibility with existing uses and those permitted under current zoning in the vicinity of the premises under consideration and how the proposed Special Use will affect neighborhood integrity because: the compatibility between the existing church and the surrounding community has already been demonstrated, and the community, generally, has responded to this church at this location by increasing its membership to the extent that the proposed expansion is necessary. The expanded church will continue to be an effective buffer between residential uses to the west and commercial uses and high traffic volumes on North Meridian Street/US 31 to the east. 4. The Special Use will not injuriously or adversely affect the adequacy and availability of water, sewage and storm drainage facilities and police and fire protection because: the expanded church will not significantly increase demand on existing utilities and public/safety services to the site, the availability and capacity of which are adequate to serve the expansion. 5. The Special Use will not adversely affect vehicular and pedestrian traffic in and around the premises upon which the Special Use is proposed because: significant street and pathway/sidewalk infrastructure already exist in the vicinity and provide connections to wider networks for both vehicular and pedestrian conventional and alternative transportation modes. Petitioner's Findings of Fact-Lot Coverage Variance 1. The approval of this variance will not be injurious to the public health, safety, morals,and general welfare of the community because: the community has demonstrated support for the existing church to the extent that the proposed building expansion is now necessary in order for the church to continue to serve the community and its growing membership/congregation. 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 impact of the existing church has already been absorbed into the fabric of the surrounding community, and the proposed expansion represents added land use stability and increased buffer between residential uses to the west and commercial uses and high traffic volumes on North Meridian Street/US 31 to the east. 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 regulation as written does not allow for expansion of an established use in a way that is designed to better serve the community that, by evidence of the church's membership growth, is supported by the community. Recommendation: After all comments and concerns have been addressed,the Dept. of Community Services recommends approval of Docket Nos. 14010015 SUA& 14010016 V. 3