Loading...
HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT April 24, 2006 1-4h. Baby Tracts, lots 20-21 - St. Mary & St. Mark Coptic Orthodox Church Petitioner seeks special use amendment approval to expand the church parking lot. Docket No. 05090019 SUA Chapter 9.02.A special use expansion Docket No. 05090020 V Chapter 23E.07.C.l parking in front yard Docket No. 05090021 V Chapter 23E.07.C.2 no parking lot curbing Docket No. 05090022 V Chapter 9.04.03.F over 35% lot coverage The site is located at 800 E 110th Street and is zoned R-3/Residence within the Home Place District. Filed by Robert Esptein of Epstein, Cohen, Donahue, Mendes. General Info: The petitioner seeks Special Use Amendment and development standard variance approvals for a parking lot expansion for an existing church. The location of the parking lot on the site is not in keeping with the Home Place Overlay regulations. Parking is not allowed in the Front yard. All parking lots shall have concrete curbing. Parking shall be screened from the sidewalk by low walls or shrubs. The site shall not cover more than 35% of the parcel. Per the Definitions section of the Zoning Ordinance, lot coverage includes asphalt & building footprints. The petitioner appeared, in 2005, before the Technical Advisory Committee to try to address/resolve all technical issues. Findings of Fact: Special Use expansion 1. The premises in question is particularly physically suitable for the proposed Special Use because: the existing church is expanding its use by expanding its parking area. 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 additional parking lot will allow members of the church to park on site & not along streets within the neighborhood. As long as the view of the parking area from the street can be mitigated with screening (plantings or a low wall) it will be a positive asset to the neighborhood. 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 parking lot is in addition to an existing parking area on the site. 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: utilities are in place since residential neighborhoods surround the property and the church building already exists. 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: the parking lot will provide additional parking spaces for the church and its members. 6. The Board has reviewed the requirements of Ordinance Z-160, Section 21.03 (1-26) as they relate to this Special Use, and does not find that those criteria prevent the granting of the Special Use: the parking lot expansion complies. Findings of Fact: parking lot & lot coverage 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: it is a parking lot expansion within the Home Place Overlay, an area of higher density residential areas and lesser green space per lot than in West Clay Township. 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 additional parking lot will provide additional parking options for church members. It is a parking lot expansion within the Home Place Overlay, an area of higher density residential areas and lesser green space per lot than in West Clay Township. 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 church will not have sufficient amounts of parking for its members, causing them to possibly park on the street and negatively affect adjacent homeowners' quality oflife. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 05090019 SUA through 05090022 V subject to additional plantings as approved by the Carmel Urban Forester.