HomeMy WebLinkAboutDepartment Report 08-23-212 of 7
CARMEL BOARD OF ZONING APPEALS | HEARING OFFICER MEETING
DEPARTMENT REPORT
MONDAY, AUGUST 23, 2021
(V) Faith Apostolic Church Variances.
The applicant seeks the following development standards variance approvals:
3. Docket No. PZ-2021-00129 V UDO Section 2.08 Minimum 35-ft front yard building
allowed, 6-ft requested.
4. Docket No. PZ-2021-00130 V UDO Section 2.08 Maximum 35-ft building height
allowed, 38.5-ft requested. The site is located at 1212 E. 116th St. It is zoned R1/Residence and
SFHA/Special Flood Hazard Area. Filed by Jim Shinaver of Nelson & Frankenberger LLC on behalf of
Faith Apostolic Church.
General Info & Analysis:
The Petitioner seeks approval for two building additions to an existing church, which received prior BZA
approvals in 1984, 1998, and 2000. Variances requested now relate to front building setback and building
height. Please see the Petitioner’s info packet for more detail on the variance requests.
Front Setback: Per the UDO, a minimum 35-ft front yard building setback is required. The Petitioner requests a
6-ft front yard building setback, to add a building addition on to the front of the building. This is a reduction of
29 feet, or an 83% decrease. The existing church building sits approximately 15 feet from the south property
line, which is also the 116th Street right of way. (116th Street was originally a two-lane road, and it has been
improved and widened over the years; today’s street right of way width is approximately 132 feet.)
The front building addition also fully encroaches into the required 15-ft wide front perimeter bufferyard.
However, the remaining portion of the front yard will be landscape per bufferyard requirements, regarding
bufferyard width and number of plantings. It is only the 67-ft wide building area that cannot meet the required
perimeter bufferyard width. (The entire property frontage is close to 448 feet in width, so it affects
approximately 9% of the required bufferyard area for the sit’s street frontage.)
If the full required landscaping, bufferyard level ‘C’ quantity (count) and quality (plant type) is planted in the
un-encroached areas, then the Dept. of Community Services supports this variance request.
Building Height: Per the UDO, a maximum 35-ft building height is allowed. The Petitioner requests 38.5 feet
for a building addition that is proposed to the rear of the existing church building, as well as 40-feet in certain
areas where there is a grade change. This is an increase of 3.5 feet, or 10% change. That building addition will
be approximately 190 feet away from 116th Street. The three-story tall building addition will mostly be used for
children’s ministry addition.
These variances are requested as a phase one approval. If approved, the church will submit for special use
amendment approval, which will go through review by the Technical Advisory Committee (TAC), as well as
through the Board of Zoning Appeals (BZA0 for review of architecture, design, lighting, landscaping, signage,
and more.
The Petitioner addressed all planning/zoning review comments; the Planning Dept. supports the requests.
Findings of Fact: Please refer to the petitioner’s Findings of Facts included in their info packet.
Recommendation: The Dept. of Community Services (DOCS) recommends positive consideration of Docket
Nos. PZ-2021-00129 V and PZ-2021-00130 V, with the adoption of the findings of fact submitted by the
Petitioner.