HomeMy WebLinkAboutPacket for BZA 10-28-19 BALLOT SHEET - SPECIAL USE FINDINGS OF FACT
CARMEL BOARD OF ZONING APPEALS
Docket No. : _19090012 SU O C T 1 8 20r.
Petitioner: Jesse Cupp Al
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DATED THIS DAY OF , 20 .
Board Member
Page 10 of 12 filename:special use application&instructions 2019 Revised 01/10/19
FINDINGS OF FACT -SPECIAL USE
CARMEL BOARD OF ZONING APPEALS
(Petitioner to fill out 1-5 +first 2 blanks)
19090012 SU
Docket No.:
Jesse Cupp
Petitioner:
1. The premises in question is particularly physically suitable for the proposed Special Use because:
9800 Association Ct. is a multi-tenant building that has a sizable square footage currently for lease that will fit our
need based on the congregation size while providing room for adequate growth as needed.
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:
Improvements we plan to make on the outside of the building would be:A) install a screen around the dumpster
as approved by BZA B) install a bike rack as requested (the architect is working on a location that fits city
guidelines). C) we will bring landscaping up to the current plan on file. C) we are in ongoing discussion with the
transportation department regarding the request of installing a sidewalk along the property edge and neighboring
property edge. No other external modifications are expected at this time including signage.
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:
Special Use for churches are allowed in this zone (B-3) if approved by the BZA. Most buildings in this zone are
office/business use. Our services will primarily take place on Sundays and weekday evenings. Most surrounding
businesses will be closed during this time and residential areas will be unaffected by pedestrian or vehicular
traffic.
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:
We are currently working with Quantum Architecture firm to come up with a plan that meets all codes for
assembly change of use. Water, sewage, and storm drainage will not be effected by this special use.
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:
Our services will primarily take place on Sundays and weekday evenings. Most surrounding businesses will be
closed during this time and residential areas will be unaffected by pedestrian or vehicular traffic.
DECISION
Yes No: The Board has reviewed the requirements of Article 9 of the Unified Development Ordinance as they
relate to this Special Use, and does not find that those criteria prevent the granting of the Special Use.
It is therefore the decision of the Carmel Board of Zoning Appeals that Special Use Docket No. AA OO L 2 �U
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 3 day of U C i o bQ( , 20 ►c)) .
CHAIRPERSON, Carmel Board of Zoning Appeals
SECRETARY, Carmel Board of Zoning Appeals
Conditions of approval of the Board, if any, are listed on the Letter of Grant.
Page 11 of 12 filename:special use application&instructions 2019 Revised 01/10/19
Statement of Special Use
This is a request for Special Use Permit for the property of 9800 Association Ct.,
Indianapolis, IN 46280 with B-3 zoning district. The application seeks approval for
Overflow Church to use the existing multi-tenant building as a place of worship. The
building currently consists of a one story wood structure and two story steel structure.
Overflow Church would occupy the one story south/front space (approximately 3,400 sq
ft) with access to the common area (approximately 1,500 sq ft). The tenant space
currently contains two unisex, ADA compliant restrooms. The common area houses
larger multi-stall restrooms and a kitchenette. There are currently 46 parking spaces
with 4 handicap parking spaces. The site for the Special Use Permit is 2.347 acres.
Statement of Support
Overflow Church has been meeting at Carmel Middle School Auditorium since
February 2019 with permission to use that space until February 2020. The potential
lease space at 9800 Association Ct. would be adequate space for our church
congregation to meet in. Our church meetings would not have any negative effects on
the neighboring tenants nor buildings as most of our meetings will be on Sunday or
weekday evenings. This building is a central location of easy access to our
congregation and the areas of people we hope to reach. Additionally, the monthly lease
obligations meet our budgeted income as a small, early-stage congregation better than
any other comparable places we have researched, and we are thankful as a church to
have the opportunity to pursue this option. It is our desire and intention, as we become
more established as a congregation, that we would be able to be a blessing and support
to the goodwill of the city and the local community. We hope you will consider our
request favorably to proceed with entering lease with the owner of this property.
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Landscaping Plan:
Additional trees on the approval tree list provided by Urban Forestry will be
planted according to the application in order to bring landscaping up to the plan
approved in 2001.
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Sidewalk Plan:
We are working with engineers on a plan for the requested sidewalk
and timeframe for installation to connect to closest sidewalk near 9800
Association Ct.
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Floor Plan:
Overflow Church is currently consulting with Quantum Architecture, Inc. on
determining necessary floor plans and renovations in order to bring the space to
building and fire code for assembly use.
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ERrngTKH Realty, LLC QUANTUM
9800 Association Court in O' ie 3183 ARCHITECTURE
Indianapolis, Indiana 9800space@gmail.com
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CKH Realty, LLC Q.
9 800 Association Court Kevin O'Brien (31 7)491 -31 83 ARCHITECTURE
Indianapolis, Indiana 9800space@gmail.com PO Box 56032 Indianapolis,IN 46256
317-413-9497 www.q-architecture.com
Parking Plan:
A parking plan of 1:4 ratio accommodates 184 persons in the building. This is
more than the number of people we will have in the building at any given time.
We do not have any plans to change the parking lot except of enclosing the
dumpster area. We are working on getting schematics for an enclosure around
the dumpster that will meet city guidelines.
Bike Rack: We are also consulting with Quantum Architecture on the appropriate
place to install a bike rack that meets the city code for a 4-space rack.
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Areal view of dumpster needing to be enclosed.
Signage Plan: We are not applying for signage at this time.
From: Littlejohn, David W dlittlejohn@carmel.in.gov
Subject: RE: updates and request for feedback as we
process (Overflow Church #19090012 SU)
Date: Oct 7, 2019 at 3:12:45 PM
To: Conn, Angelina V Aconn@carmel.in.go . cuppiccino
cuppiccinora)gmail.com
Cc: Shestak, Joe jshestak@carmel.in.gov Kevin O'Brien
9800space@gmail.com, Jessica Cupp
jessicacupp@gmail r^rr
I checked the bike racks mentioned in the previous email. They are on the neighboring property and do not comply with the City's bike parking standards. The City
standards for your reference. Please feel free to contact me with any questions you may have regarding this. •
Sincerely,
David Littlejohn,AICP
Alternative Transportation Coordinator
Department of Community Services
City of Carmel
One Civic Sq.
Cannel,IN 46032
(317)571-2306
P Please consider the environment before printing this e-mail
From:Conn,Angelina V
Sent:Monday,October 7,2019 10:34 AM
To:'cuppiccino'
Cc:Shestak,Joe;Kevin O'Brien;Jessica Cupp
Subject:RE:updates and request for feedback as we process(Overflow Church#19090012 SU)
Good morning,Jesse-
My answers to your questions are in the email below in all caps,as well as below,and also attached.
The Docket No.Assignment email I sent on 9/18(attached again for your convenience)lists the dates and deadlines you have to meet,as well as what the filing fee i
requirement)is about the peak hours of operation:When will the most people be present on the site?On Sundays?
Angie Conn,AICP
Cannel Planning&Zoning Dept.
1 Civic Sq.3° Flr.,Cannel,IN 46032
P:317-571-2417 I W:www.carmeldocs.com
From:cuppiccino[wa jto-cunnicc,nolpmail gpuj
Sent:Monday,October 07,2019 10:12 AM
To:Conn,Angelina V
Cc:Shestak,Joe;Kevin O'Brien;Jessica Cupp
Subject:updates and request for feedback as we process
****This is an EXTERNAL email.Please exercise caution and Do Not open attachments or click links from unknown senders or unexpected emit
Hi Angie,
Hope you are well!
I wanted to provide you with an update from my conversation with the building owner,Kevin O'Brien.
1. ,Site Plans-Kevin had an architect draw up new site plans and we should get those back soon to submit.(IKAY
2. Fire Codes-He is trying to arrange to have the Fire Dept send someone over for a walkthrough to verify fire codes.We hope this will happen early tt
3. J andscaping-He plans to bring the property up to the plans that were filed on the 2001 plans that were uploaded into your system,but this is conting
D2lmpster Enclosure-He plans to have a chainlink fence and gate built around it with privacy slats. l'IIIS MATERIAL/I'YPE IS NOT ALLOWED;
5. Sidewalk-We are still waiting to hear from him on this issue.I also am trying to get in touch with that department with questions.OKAY
From: Ryan Hartman ;tan.hartman@trico Pro B
Subject: RE:TAC process for Special Use application �W%'°
Date: September 18,2019 at 10:42 AM
To: cuppiccino cuppiccino@gmail.com, rkeesling@carmel.in.gov, Conn,Angelina V aconn@carmel.in.gov, alopez@carmel.in.gov,
dmindham@carmel.in.gov, dlittlejohn@carmel.in.gov, dmccoy@carmel.in.gov, dhuffman@carmel.in.gov,
Jerry.Liston@hamiltoncounty.in.gov, whall@crossroadengineers.com, ajordan@carmel.in.gov, jthomas@carmel.in.gov,
david.lucas@hamiltoncounty.in.gov, whohlt@carmel.in.gov, jblanchard@carmel.in.gov, msheeks@carmel.in.gov,
jduffy@carmel.in.gov, jfaucett@carmel.in.gov, jjstewart@carmel.in.gov, jbarlow@carmel.in.gov, dstrong@carmel.in.gov,
cellison@carmel.in.gov, tkrueskamp@carmel.in.gov, mklitzing@carmelclayparks.com, jason.lemaster@hamiltoncounty.in.gov,
health@hamiltoncounty.in.gov, jason.kirkman@charter.corn, meri.seedorf@charter.com, Quentin.Walker@charter.com,
Matthew.Dayhuff@duke-energy.com, jessica.herrington@duke-energy.com, Ryan.Daugherty@duke-energy.corn,
Chad.R.Miller@centerpointenergy.com, dan.davenport@aes.com, rodney.johnson@aes.com, ckehl@citizensenergygroup.com,
rfarrand@ccs.kl2.in.us, troy.yackle@energytransfer.com, bw1917@att.com, christopher.bluto@metronetinc.corn
Cc: Kevin O'Brien 9800space@gmail.comn, Jessica Cupp jessicacupp@gmail.com
Mr.Chupp,
TriCo has no comments as the sanitary sewer provider for this area is Carmel Utilities and all sewer related items should be directed to them.
Thank you!
Ryan Hartman,District Engineer
TriCo Regional Sewer Utility
• I Rico , 10701 North College Avenue,Suite A,Indianapolis,Indiana 46280
Phone 317-844-9200•Direct 317-660-6604•Website www.trico.eco•Email Lyan.hartmanelrico.eco
Clay Township Regional Waste District is now TriCo Regional Sewer Utility.New Name....Same Great Utility!
From:cuppiccino<cuppiccino@gmail.com>
Sent:Tuesday,September 17,2019 12:48 PM
To:rkeesling@carmel.in.gov;Conn,Angelina V<aconn@carmel.in.gov>;alopez@carmel.in.gov;dmindham@carmel.in.gov;
dlittlejohn@carmel.in.gov;dmccoy@carmel.in.gov;dhuffman@carmel.in.gov;Jerry.Liston@hamiltoncounty.in.gov;
whall@crossroadengineers.com;ajordan@carmel.in.gov;jthomas@carmel.in.gov;david.lucas@hamiltoncounty.in.gov;whohlt@carmel.in.gov;
jblanchard@carmel.in.gov;msheeks@carmel.in.gov;jduffy@carmel.in.gov;jfaucett@carmel.in.gov;jjstewart@carmel.in.gov;
jbarlow@carmel.in.gov;dstrong@carmel.in.gov;cellison@carmel.in.gov;tkrueskamp@carmel.in.gov;mklitzing@carmelclayparks.com;
jason.lemaster@hamiltoncounty.in.gov;health@hamiltoncounty.in.gov;jason.kirkman@charter.com;meri.seedorf@charter.com;
Quentin.Walker@charter.com;Matthew.Dayhuff@duke-energy.com;jessica.herrington@duke-energy.com;Ryan.Daugherty@duke-energy.com;
Chad.R.Miller@centerpointenergy.com;dan.davenport@aes.com;rodney.johnson@aes.com;ckehl@citizensenergygroup.com;
rfarrand@ccs.k12.in.us;Ryan Hartman<ryan.hartman@trico.eco>;troy.yackle@energytransfer.com;bw1917@att.com;
christopher.bluto@metronetinc.com
Cc:Kevin O'Brien<9800space@gmail.com>;Jessica Cupp<jessicacupp@gmail.com>
Subject:TAC process for Special Use application
Hello TAC team,
I hope this email finds you doing amazing!I send this at the guidance of Angie Conn as we are following city protocols.
My name is Jesse Cupp and I am pastor of a 1 year old church called Overflow.My wife,Jessica,and I met with Angie Conn yesterday for a pre-
file meeting as we are submitting a Special Use Application for a hearing on 10/28.We are in talks with Building Owner,Kevin O'Brien(he is
CC'ed on this email),to lease a portion of his multi-tenant property at 9800 Association Court for us to move our church into for worship services
and church ministry functions.This building is currently zoned for office use as it is in Zone B3.
A few details that she thought was pertinent to share with you:
• Outdoor-We do not have any plans at this time for outdoor site improvements.
• Attendance-Our attendance at this time is on average around 80 people including children.We plan to have the preschool and elementary
age children in classrooms.So we are probably averaging 60-65 adults in the sanctuary generally.Our plan at this time is to set up 100-120
chairs depending on how the space works out,maybe a few more if we find we can create the space for that. Per the parking to attendant
ratio of 1:4,we have 49 parking spots which equals 196,so we do have plenty of spots available.
• Renovations-We do not plan to do any renovations at this time.If this will happen,we will submit that to due process.
• Restrooms-There are plenty of restrooms and toilets available.The lobby has a men's(2 stalls and 2 urinals)and women's room(4
stalls),each with multiple stalls and sinks;and the interior of the space we will rent has 2 additional single restrooms available with easy
access.
• Food Plans-We will not use any full-use kitchens.We will hold church pitch-ins from time to time where people bring in their own food to
contribute.
• Day Care-At this time we do not intend to run a day care. If we come to the point where we should wish to pursue that,we will submit that
to due process.
• Area-The total area we are submitting to you for our approval of use is 5000 square feet of this larger size,multi-tenant building.
Please feel free to contact me at this email address or my phone number(listed below)with any questions or concerns. It is our desire and
privilege to honor the processes of the city in order to develop and maintain good and longstanding relationship with the city.
Sincerely,
From: Ellison, Christopher M CEllison@carmel.in.gov
Subject: RE: TAC process for Special Use application
Date: Sep 17, 2019 at 1:08:39 PM
To: cuppiccino cuppiccino@gmail.com
Cc: Kevin O'Brien 9800space@gmail.com, Jessica Cupp
jessicacupp@gmail.com, Keesling, Rachel M
rkeesling@carmel.in.gov, Conn, Angelina V Aconn@carmel.in.gov,
Lopez, Alexia K alopez@carmel.in.gov, Hohlt, William G
WHohlt@carmel.in.gov, Blanchard, Jim E
JBlanchard@carmel.in.gov, Sheeks, Mike msheeks@carmel.in.gov,
Rohr, Christopher M CRohr@carmel.in.gov, Ray, Lucas M
fray@carmel.in.gov
I believe we spoke on the phone a couple weeks ago.
As I stated, this proposal will be a change of use and the section of the building you wish occupy
must comply with all the Current Indiana Fire And Building code rules for an assembly space. As
I indicated on the phone if you have not done so you will need to consult with a design
professional to see what improvements you need to complete to comply with the IFC and IBC.
Once the review is complete please submit a life safety plan and any other drawings detailing
needed changes to confirm code compliance with exiting,panic exit hardware, fire alarm, fire
sprinkler,,exit signs and emergency lighting for review and comment to the CFD.
Respectfully,
Capt. Chris Ellison
Carmel Fire Dept.
From: cuppiccino[mailto:cupniccino@gmail.com]
Sent: Tuesday,September 17,2019 12:48_PM
To: Keesling,Rachel M;Conn,Angelina V;Lopez,Alexia K;Mindham,Daren;Littlejohn,David W;McCoy,
David W;Huffman,David;Jerry.Liston@hamiltoncounty.in.gov;wha11@crossroadengineers.com;Jordan,Alex;
Thomas,John G;david.lucas@hamiltoncounty.in.ggY;Hohlt,William G;Blanchard,Jim E;Sheeks,Mike;
Duffy,John M;Faucett,Joe W;Stewart,Jason J;Barlow,James C;Strong,David C;Ellison,Christopher M;
Krueskamp,Theresa A;Forward for Klitzing,Mike;jason.lemasterghamiltoncounty.in.gov;
health hamiltoncounty i,ngQv;jason.kirkman(a�charter.com;meri.seedorf@charter.com;
Uuentin.Walkergcharter.com; Matthew,Dayj J3J uke-energy.com; iessica.herring on .duke-eneray.com;
Ryan.Daugherty@duke-energy.com;Chad.R.Miller(a centerpointenergy.com:dan.davenpon .aes.com;
rodney,Lohnson@aes.com; ckehl _.citizensenergy_group.com;rfarrand .ccs.kl2.in.us;ryan.hartman@trico.eco:
zgy,yackle _.energytransfer.com;bwl9l7 ,att.com;christopher.bluto .metronetinc.com
Cc:Kevin O'Brien;Jessica Cupp
Subject: TAC process for Special Use application
• Restrooms- There are plenty of restrooms and toilets available. The lobby has a
men's (2 stalls and 2 urinals) and women's room (4 stalls), each with multiple stalls
and sinks; and the interior of the space we will rent has 2 additional single restrooms
available with easy access.
• Food Plans- We will not use any full-use kitchens. We will hold church pitch-ins
from time to time where people bring in their own food to contribute.
• Day Care- At this time we do not intend to run a day care. If we come to the point
where we should wish to pursue that, we will submit that to due process.
• Area- The total area we are submitting to you for our approval of use is 5000 square
feet of this larger size, multi-tenant building.
Please feel free to contact me at this email address or my phone number(listed below)with
any questions or concerns. It is our desire and privilege to honor the processes of the city in
order to develop and maintain good and longstanding relationship with the city.
Sincerely,
Jesse Cupp
Sr Pastor of Overflow Church
530-605-8348
From: Mindham, Daren dmindham@carmel.in.gov
Subject: RE: TAC process for Special Use application
Date: Sep 17, 2019 at 2:09:29 PM
To: cuppiccino cuppiccino@gmail.com
Cc: Kevin O'Brien 9800space@gmail.com, Jessica Cupp
jessicacupp@gmail.com, Keesling, Rachel M
rkeesling@carmel.in.gov, Conn, Angelina V Aconn@carmel.in.gov
Jesse,
I see that comment one below mentions no outdoor changes. Unfortunately, from the GIS aerials
it seems that the site is not currently in compliance with the landscape plan on file. The site will
need to planted per the landscape plan for landscaping approval. I have attached a pre-approved
tree list for the deciduous trees and as for evergreens I recommend Norway spruce, we can talk
about any other questions about species or location later. It would great to see the area north of
the ditch replanted as required and then turned into a no mow area and allowed to turn into a
wooded area.
Daren Mindham
Urban Forester—City of Carmel
317-571-2283
From: cuppiccino[mailto:cupoiccino@gmail.com]
Sent:Tuesday,September 17,2019 12:48 PM
To: Keesling,Rachel M;Conn,Angelina V;Lopez,Alexia K;Mindham,Daren;Littlejohn,David W;McCoy,
David W;Huffman,David;Jerry.Listonghamiltoncountv.in.gov;whall ,crossroadengineers.com;Jordan,Alex;
Thomas,John G;david.lucas@hamiltoncounty.in.gov;Hohlt,William G;Blanchard,Jim E;Sheeks,Mike;
Duffy,John M;Faucett,Joe W;Stewart,Jason J;Barlow,James C;Strong,David C;Ellison,Christopher M;
Krueskamp,Theresa A;Forward for Klitzing,Mike;jason.lemasterna hamiltoncountvin•ggy;
health@hamiltoncounty.in•¢ov;jason.kirkman@charter.com; meri.seedorf@charter.com;
Ouentin.Walker@charter.com; Matthew.Dayhuf @duke-energy.com;jessica.herrin ton ,duke-energy.com;
gyan.Daugher y®duke-energya m: Chad.R.Miller(a�.centerpointenergy,com;dan.davenport@aes.com;
rodney,johnson@aes.com;ckehl ,citizensenergy-group.com;rfarrandna.ces.k12.in.us;ryan.hartman@trico.eco;
r ylyackle en rgytransfer.com; bw1917 _att.com; christonher.blutona metronetinc.com
Cc:Kevin O'Brien;Jessica Cupp
Subject: TAC process for Special Use application
**** This is an EXTERNAL email. Please exercise caution and Do Not open
attachments or click links from unknown senders or unexpected email. ****
Hello TAC team,
I hope this email finds you doing amazing! I send this at the guidance of Angie Conn as we
are following city protocols.
order to develop and maintain good and longstanding relationship with the city.
Sincerely,
Jesse Cupp
Sr Pastor of Overflow Church
530-605-8348
pdf 141 pdf
SU -31-01...tion Ct.pdf TREE SPEC...large.docx I I Tree Planting Detail.pdf
I 1.2MB
10.6 MB 23.3 KB
t
r
From: Jessica Cupp jessicacupp@gmail.com B
Subject: 9800 Association Ct.
Date: October 16,2019 at 9:28 AM (;)
To: reception@ mattinglyconcrete.com
From: "Jordan, Alex"<gjordan@carmel.in.gov>
Date: October 4, 2019 at 9:10:07 AM EDT
To: "cuppiccino@gmail.com"<cuppiccino@qmail.com>
Cc: "Conn, Angelina V"<Aconn@carmel.in.gov>, "Thomas, John G"<jthomas@carmel.in.gov>, "Littlejohn,
David W"<dlittlejohn@carmel.in.gov>
Subject: City of Carmel Docket#19090012 SU: Overflow Church
Good morning,
I spoke with the City Engineer and he has informed me that he will request the following:
• Sidewalk will need to be installed along the entire property frontage of Association
Court. He would then like the walk extended to the south across Association Court
and connectin• to the existingwalk on the east side of Bauer Drive East.
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• A contribution can be made to the City's Non-Reverting
Thoroughfare Fund for the cost of designing and constructing the walk
in lieu of installing it.
If the walk will be constructed, please submit construction plans our
review. If you would like to make the contribution, please provide an
engineer's estimate breaking down the cost of materials for our
review. Please let me know if you have any questions.
Sincerely,
Alex Jordan
Plan Review Coordinator
City of Carmel Engineering Department
(317) 571 -2305
ajordan@carmel.in.gov