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HomeMy WebLinkAboutStatements of Explanation & Support INTRODUCTION For the past twenty-five (25)years the present Carmel Clay Public Library, located at 515 East Main Street, Carmel, Indiana,has well served the needs of the Carmel Clay Township community. As the community prepares to meet the future needs of its citizens, so too does the Library Board and staff of the Carmel Clay Public Library. In that regard, the Carmel Clay Public Library comes to the Board of Zoning Appeals to respectfully request a Use Variance and two (2) Developmental Standards Variances, which approval will allow them to develop a new library facility at 55 4th Avenue, SE, Carmel, Indiana 46032. This new facility will meet the needs of Carmel Clay Township citizens through the year 2020. Enclosed you will find information concerning the requests made by the Carmel Clay Public Library. Specifically, you will find their request for a Use Variance to allow the development that is presently under an R-2 zoning classification. (Please note that the Carmel Clay Zoning Ordinance does not address the zoning procedures for the development of a public library). In addition, due to the architectural style of the building and location of the property, the Carmel Clay Public Library is also requesting two Developmental Standards Variances. The first is in regard to the limitation of height of a building developed in an R-2 zoning classification. The second is requesting that a portion of the parking facility be located on the west side of Northwest 4th Avenue, creating a parking facility not connected to the real estate where the building will be constructed. Upon your examination of the materials enclosed, and the presentation of the request at the April 28, 1997 Board of Zoning Appeals meeting, it is the Carmel Clay Public Library's hope and desire that the members of the Board of Zoning Appeals will also look to the community's future needs for this facility and approve the zoning requests as stated. STATEMENT OF EXPLANATION FOR REQUESTED USE VARIANCE Presently,the Carmel Clay Zoning regulations do not directly address the development of a public library. Consequently, the Director of the Department of Community Services has requested that the Carmel Clay Public Library seek a Use Variance to develop the proposed new library in an R-2 zoning classification. It should be noted that the present Carmel Clay Public Library is located approximately five hundred feet (500') east of the proposed development site, and is also presently located in an R-2 zoning classification. STATEMENT OF SUPPORT FOR REQUESTED USE VARIANCE The Board of Zoning Appeals should grant the Carmel Clay Public Library's request for a Use Variance for the following reasons: 1. Although the proposed site is located on land that is zoned R-2, the proposed development is located approximately 500 feet west of the existing library. Thus, the use of the property for a library is not foreign to the location. 2. In addition,the proposed site is located across the street from the Carmel High School, and is adjacent to an elementary school, both of which rely on the close proximity of the library for the convenience of the students and staff of the Carmel School System. 3. The property that is being acquired by the Carmel Clay Public Library is sufficient to accommodate the public's need for such a facility through the year 2020. CARMEL/CLAY BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: UV-20-97 Petitioner: Carmel Clay Public Library FINDINGS OF FACT - USE VARIANCE 1. The grant of this variance will not be contrary to the public interest,due to the existence of special condition(s)such that enforcement of the zoning ordinance will result in unnecessary hardship because: The present Carmel Clay Zoning Ordinance does not address the development of a public library. Thus,the only mechanism to allow for the development of a public library is to follow the procedures for a Use Variance. 2. The grant of this variance will not be injurious to the public health,safety,morals and general welfare of the community because: The operation of a public library at the requested location is compatible with the existing primary use of the surrounding property as that of community schools,a church,and the existing Public Library. 3. The use or value of the area adjacent to the subject property will not be substantially affected in any adverse manner because: The use of the subject property for a public library will not change or alter the use of the adjacent properties and this present use,nor will the operation of a library reduce the value of properties adjacent to it. 4. The need for the variance arises from a natural condition peculiar to the subject because: The Carmel Clay Zoning Ordinance does not address the procedures for the development of a public library. 5. The granting of this variance does not substantially interfere with the Carmel/Clay Comprehensive Plan because: The operation of a public library falls within the Carmel Clay Comprehensive Plan as it will be operating adjacent to the Carmel High School and other educational facilities. DECISION IT IS THEREFORE the decision of the CarmellClay Board of Zoning Appeals that Use Variance Docket No.UV-20-97 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 April, 1997. CHAIRPERSON,Carmel/Clay Board of Zoning Appeals SECRETARY,Carmel/Clay Board of Zoning Appeals Conditions of the Board are listed on the back STATEMENT OF EXPLANATION FOR REQUESTED DEVELOPMENTAL STANDARDS VARIANCE DOCKET NO. V-21-97 (HEIGHT) The Carmel Clay Public Library would like to obtain a Developmental Standards Variance to exceed height requirements in an R-2 Residential District from twenty-five feet (25') pursuant to Section 8.4.1, or, if applicable,thirty-five feet(35'),pursuant to Section 26.1.1, to fifty feet(50'). _1 ' STATEMENT OF SUPPORT FOR REQUESTED DEVELOPMENTAL STANDARDS VARIANCE DOCKET NO. V-21-97 (HEIGHT) Due to the design of the proposed building, it will exceed the maximum height permissible for a building located in an R-2 zoning classification. The maximum height allowed is twenty-five feet(25'), if Section 8.4.1 applies, or thirty-five feet(35') if Section 26.1.1 applies. The proposed building will be no more than fifty feet(50') in height, and that height is only applicable to certain architectural aspects of the building. The actual roof top height is approximately thirty-seven feet(37'). The Carmel High School, which is across the street from this project, is, for the most part,higher than the proposed building. Thus,the Library's height will not be out of character for this area. In addition,the cost of constructing a single story structure of a size capable of handling the needs of the Carmel Clay Public Library through the year 2020 would be cost prohibitive. (HEIGHT) CARMEL/CLAY BOARD OF ZONING APPEALS Carmel,Indiana Docket No.: V-21-97 Petitioner: Carmel Clay Public Library FINDINGS OF FACT-DEVELOPMENTAL STANDARDS 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 height of the Library is necessary to accommodate the public's need for a library until the year 2020. The cost of constructing a building capable of meeting the height allowed in the R-2 residential classification is too restrictive and cost prohibitive. The granting of this Variance will not cause any harm to the public's 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 Library is essentially relocating 500 feet to the west of where it presently is located,and the use of the subject property is compatible with the use of the surrounding property.which is a church,school,and limited residential property. The use and value of the property adjacent to the subject property will not be adversely affected in a substantial way. 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: There are no provisions in the Carmel Clay Zoning Ordinance that set forth the procedures to develop a public library. Consequently,any location selected for the use of a public library would have to follow the Use Variance requirements to obtain approval for its operation. DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Developmental Standards Variance Docket No. V-21-97 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 April, 1997. CHAIRPERSON,Carmel/Clay Board of Zoning Appeals SECRETARY,Carmel/Clay Board of Zoning Appeals Conditions of the Board are listed on the back. STATEMENT OF EXPLANATION FOR REQUESTED DEVELOPMENTAL STANDARDS VARIANCE DOCKET NO. V-22-97 (PARKING) The Carmel Clay Public Library would like to obtain a Developmental Standards Variance to allow a parking lot on property not located on the same lot as the building served, (27.2.1). r6IV) STATEMENT OF SUPPORT FOR REQUESTED DEVELOPMENTAL STANDARDS VARIANCE DOCKET NO. V-22-97 (PARKING) The location of 4th Street, which goes through the Library's property, negates the possibility of allowing all of the building's parking to be located on the same lot as the Library building. 11. (PARKING) CARMEL/CLAY BOARD OF ZONING APPEALS Carmel,Indiana Docket No.: V-22-97 Petitioner: Carmel Clay Public Library FINDINGS OF FACT-DEVELOPMENTAL STANDARDS 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 need for adequate parking is necessary for the public's use of the Carmel Clay Public Library, and its location on other property not contiguous to the building is not injurious to the public's 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 development of a parking facility across 4th Street from the Library building will not affect the use or value of the land adjacent to the subject property in a substantially adverse manner. 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: Without the ability to allow patrons of the Library to have proper access to the Library, the Library's abilities to service the community are limited. DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Developmental Standards Variance Docket No.V-22-97 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 April, 1997. CHAIRPERSON,Cannel/Clay Board of Zoning Appeals SECRETARY, Carmel/Clay Board of Zoning Appeals Conditions of the Board are listed on the back.