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HomeMy WebLinkAboutDepartment Report 09-23-197 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT SEPT. 23, 2019 (V, SUA) Badger Fieldhouse. The applicant seeks the following special use and development standards variance approvals for a 152,000 sq. ft. practice fieldhouse building and a championship outdoor soccer field at Badger Fields: 5. Docket No. 19060005 SU Amend UDO Section 2.03 Permitted Uses, Recreational Special Use required. 6. Docket No. 19060013 V UDO Section 2.04 Max. 35’ building height allowed, 45’ requested. 7. Docket No. 19060014 V UDO Section 2.04 Max. 35% lot cover allowed, 64% requested. 8. Docket No. 19060015 V UDO Sections 2.04, 7.17, 7.27 Lot frontage on a street required, No frontage requested. 9. Docket No. 19060016 V UDO Sections 2.04, 5.78.F Min. 25’ side yard building setback for semi- public buildings required, 20’ and 11’ requested. 10. Docket No. 19070012 V UDO Section 5.28.E Parking lot curbs required, No curbing requested. 11. Withdrawn: Docket No. 19070013 V UDO Sections 5.39.H.2.a 1 sign allowed, 2 requested. 12. Withdrawn: Docket No. 19070014 V UDO Sections 5.39.H.2.a Sign facing east not toward a street (north) requested. The 36-acre site is located at 5459 E. Main St. It is zoned S1/Residence. Filed by Ted Nolting of Kroger, Gardis & Regas LLP, on behalf of Clay Township of Hamilton County and Carmel Dads’ Club Inc. General Info, History, and Analysis - Carmel Dads’Club Recreational Center (Mark Badger Memorial Park) received BZA special exception approval in 1978, with Docket no. BA-38-78. Several different types of outdoors sports fields were approved, as well as parking areas. Today, the Petitioner seeks special use and development standards variance approvals for a 152,000 sq. ft. practice fieldhouse building and a championship outdoor soccer field at Badger Fields. A few of the variances relate to a proposed plat for the building to be parceled off from the rest of the fields. Per the Unified Development Ordinance (UDO), Special Use proposals shall generally be considered favorably by the BZA Board. Please see the Petitioner’s informational packet for more details. Northview Christian Church is located to the east, Clay Middle School to the west, Emerald Crest at Hazel Dell Summit neighborhood to the north (platted in 1999), and Carrington Woods neighborhood to the south (platted in 1986 with docket nos. 91-86 SP and 69-86 PP). Technical Review - The Technical Advisory Committee reviewed the technical aspects of the project and site at their August 21, 2019 meeting. Some items discussed were drainage, landscaping, traffic flow, pedestrian connectivity, utilities, police/fire access, and more. The TAC Members had no major issues with this proposal at the initial introduction, and the Petitioner continues to follow up with each Member to address any outstanding review comments. Architecture/Design -The building exterior will be comprised of mostly concrete masonry units (split face block), metal siding, and glass. To the roof peak, its height will be around 49’10.5” tall. Site Plan & Active Transportation - The 344’ x 442’ building will be placed just north of the existing wooded area. The existing wooded buffer is over 400-ft deep. (For reference, a football field is 360 feet long.) The fieldhouse will be located at least 434 feet away from the Carrington Woods Subdivision to the south. And, it will sit back almost 1,245 feet from Main St. A parking lot will be located east of the building, a detention pond will be located west of the building, and an outdoor championship field will be located north of the building. The required path along Main Street will be constructed. Bicycle parking will be provided on site. And, a bicycle/pedestrian connection to/from Main Street will be provided to the building. Lighting - Lighting for the site will be parking lot lighting, building exterior lighting, and sports field lighting for the championship field. 8 Landscaping - The site will have landscaping and/or tree preservation along the perimeter of the site and within the parking lot areas, as well as around the building base/foundation. The Petitioner continues to work with the City Forester to address remaining comments. Parking – 330 parking spaces exist today on the Badger Fields acreage, and after all site modifications, 453 parking spaces will exist. (The 1978 approval included 281 parking spaces.) Today, the zoning ordinance’s required parking ratios are: One space per 200 sq. ft. of interior area, plus one space per 5,000 sq. ft. of outdoor area. The new fieldhouse building will be 152,240 sq. ft., so, technically, 762 parking spaces are required for the building. The championship field will be 81,840 sq. ft., so 17 parking spaces are required. (Shared parking with Badger Fields is an option, per the parking ordinance, which can possibly satisfy the parking requirements.) Per the Petitioner, the expected building occupancy is 30 participants and 60 spectators (for the practice field house). And, a total of 15 staff/volunteers will be present. (Fire code could allow for 350 occupants.) Signage - The fieldhouse site is allowed one sign. One north-facing wall sign is proposed on the building. Also, one ground sign exists along Main Street for Mark Badger Fields. The variances for signage have now been withdrawn, as the modified signage now complies with the Sign Ordinance. Engineering Dept. comments: The Engineering Dept. is not opposed to the proposed special use request. The drainage report, submitted on 9/12/19, is still under review, but the department thinks the project has the ability to meet City standards for detention. Existing drainage issues have been reported in the downstream storm system in the Carrington Woods subdivision; the project proposes solutions to alleviate these issues. The department is currently reviewing a separate drainage report detailing those solutions. The Dept. has been informed that a traffic study is being performed by the petitioner as well, but it is not yet complete. At this time, the Dept. cannot provide a determination on whether existing downstream drainage issues can be alleviated with the project, nor can they provide a determination on the results of the traffic study. In accordance with UDO section 5.28.E.2, the department will only support the no curbing variance along edges of the parking lot where it is necessary to the function of an acceptable stormwater quality best management practice. Noise Regulations - The City Code Noise Regulations exempt attendant noise connected with the actual performance of athletic or sporting events and practices. Also, the HVAC systems for the building will be screened in a way to reduce the noise levels produced. Special Use Request - UDO Section 9.09 lists out the Special Use Process. Also per the Ordinance, Special Uses shall generally be considered favorably by the Board of Zoning Appeals, except in cases where the Board of Zoning Appeals finds the proposed Special Use obviously inappropriate as a result of special and unique conditions determined as a result of the review procedure established herein. Criteria, Basis of BZA review: 1. Topography; 2. Zoning on site; 3. Surrounding zoning and land Use; 4. Streets, curbs and gutters and sidewalks; 5. Access to public streets; 6. Driveway and curb cut locations in relation to other sites; 7. General vehicular and pedestrian traffic; 8. Parking location and arrangement; 9. Number of parking spaces needed for the particular Special Use; 10. Internal site circulation; 11. Building height, bulk and setback; 12. Front, side and rear yards; 13. Site coverage by building(s), parking area(s) and other structures; 14. Trash and material storage; 15. Alleys, service areas and loading bays; 9 16. Special and general easements for public or private Use; 17. Landscaping and Bufferyards; 18. Necessary fencing; 19. Necessary exterior lighting; 20. On-site and off-site, surface and subsurface storm and water drainage; 21. On-site and off-site utilities; 22. Dedication of streets and rights-of-way; 23. Proposed signage (subject to regulations established by the Sign Ordinance); and 24. Protective restrictions and/or covenants. 25. Need for lifeguards and other supervisory personnel, in respect to a private recreational development or facility. Basis of BZA Approval or Rejection: a. The particular physical suitability of the premises in question for the proposed Special Use. b. The economic factors related to the proposed Special Use, such as cost/benefit to the community and its anticipated effect on surrounding property values. c. The social/neighborhood factors related to the proposed Special Use, 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. d. The adequacy & availability of water, sewage and storm drainage facilities and police and fire protection. e. The effects of the proposed Special Use on vehicular and pedestrian traffic in and around the premises upon which the Special Use is proposed. Variance Requests: Building Height: A maximum of 35’ is allowed, and 45’ is requested. This is a variance of 10 feet, or 29%. (Height is measured from the ground level, up to a point that is halfway up between the roof peak and eaves.) Lot Coverage: A maximum of 35% lot cover is allowed, and 64% is requested. This is a variance of 29%. However, this calculation is made for after the lot is platted for the building, and it does not reflect the current lot coverage of the entire 36 acres, which will be 34 percent. Street Frontage: Lot frontage on a street is required; a lot with no frontage is requested. A future proposed subdivision plat shows the fieldhouse lot having an access easement that will run out to Main St. Side Setbacks: A minimum 25’ side yard building setback for semi-public buildings is required, and 20’and 11’ are requested. Again, this calculation is made for the scenario that occurs after the lot is platted for the building, and it does not reflect the current setbacks for the entire 36 acres, which are 190 feet and 158 feet. Parking Lot Curbing: Parking lot curbs are required, and no curbing is requested. Per the zoning ordinance, a waiver from the requirement for perimeter or island curbing shall be considered if the proposed on-site storm water quality best management practices require that curbing, or portions thereof, not be installed. Number of Signs (Withdrawn): The variances for signage have now been withdrawn, as the modified signage now complies with the Sign Ordinance. Sign Orientation (Withdrawn): The variances for signage have now been withdrawn, as the modified signage now complies with the Sign Ordinance. Comprehensive Plan – One of the city-wide policies listed in the Comprehensive Plan is Policy 8: Inspire Healthful Living. Inspiring healthful living is a response to the obesity rate in Indiana and the Midwest, and also recognizes increases in cancer rates, lung diseases, heart disease, and stress related disorders. Also, one of the city-wide objectives listed in the Comprehensive Plan is Objective 8.1: Strive to provide multiple types of facilities for exercise, opportunities to immerse oneself into nature, sport facilities and leagues, access to recreation programs, access to health education programs, and encouragement to succeed in one’s personal health goals. The sports fields complex and fieldhouse can be classified as a recreational use, and that falls into the Parks and 10 Recreation land use category listed out in the Comprehensive Plan. The Land Classification Plan within the Comp Plan contains the Appropriate Adjacent Land Classifications Table. The surrounding residential land uses can be considered Low Intensity Suburban Residential and Suburban Residential land uses. Parks and Recreation Uses are viewed as being a Best Fit next to residential uses, meaning it is appropriate to place the recreation land use adjacent to residential uses. The Badger Fields site has a lot of acreage and green space, and there will also be landscaping, which helps to provide appropriate distances, transitions, and buffers from the adjacent residential properties to the north and south. DOCS Final Remarks - The above mentioned analysis shows that the proposed recreational use is complementary to the surrounding land uses. Also, Special Use petitions shall be viewed favorably by the Board. The Planning Dept. supports the special use amendment and variance requests, with the condition of the Petitioner addressing all remaining review comments/concerns of the Technical Advisory Committee. Petitioner’s Findings of Facts - Please refer to the petitioner’s Findings of Facts included in their info packet. Recommendation - After all comments and concerns are addressed, the Dept. of Community Services (DOCS) recommends positive consideration of Docket Nos. 19060005 SUA-19070014 V, with the condition of the Petitioner addressing the TAC Members’ remaining review comments.