HomeMy WebLinkAboutDept Report 09-24-01
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City of Carmel
September 19, 2001
Department Report
To: Board of Zoning Appeals Members
From: Department of Community Services
Re: Projects scheduled to be heard September 24,2001
H. Public Hearm!!:
Ih-9h. These Items Currently Tabled:
Lakes at Hazel Dell, Section 1 (UV-133-00; UV-134-00; UV-135-00; UV-136-00; V-
153-00; V-154-00; V-155-00; V-156-00; V-157-00)
10-12h. Shell Station (V-92-01; V-93-01; V-94-01)
Petitioner seeks the following Developmental Standards Variances:
V-92-01 ZO 25.7.02-7(b) 2 Special Use signs
V-93-01 ZO 25. 7.02-7(c)(i) 95-square-foot ground sign
V-94-01 ZO 25.7.02-7(d)(i) 9' 4" ground sign
The site is located at 3202 East 96th Street and is located partially within the SR
431/Keystone Avenue Overlay Zone.
V-92-01- Section 25. 7.02-7(b): Number & Type - Petition to allow two Special Use
Signs.
In deciding whether or not the applicant has presented sufficient proof to permit the
granting of a variance of development standards, the Board shall determine in writing
that:
1. The approval will not be injurious to the public health, safety, morals and
general welfare of the community;
Insofar as the general welfare of the community is defined by the Sign Ordinance
(ZO Section 25.7; Z-302), the appropriate number of signs for a Special Use
located on a parcel less than five acres in size is one (1), ten-square-foot
Identification Sign.
The appropriate number of signs for a single-tenant building, however, is
prescribed as one Identification Sign per frontage on a public street. The Shell
site has frontage on East 96th Street and North Keystone Avenue; therefore, if it
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D artment Report_
ppealS--
September 24,2001
Page 5 of21
~azel Den Corner, Lot 4 (SU-9S-0l)
Petitioner seeks Special Use approval in order to establish a ground floor, multi-tenant
building use. The site is located at 13190 Hazel Dell Parkway. The site is zoned B-
3/Business.
1. The Special Use in Flood Plain District, Ordinance Z-160, Section 21.6 as
amended does not apply and all prerequisites have been met by Petitioner.
2. The Special Use will be consistent with the Character and Permitted Land
Use of the zoning district and Carmel/Clay Comprehensive Plan:
The Hazel Dell Corner Subdivision is subject to recorded commitments
(Instrument No. 9809838210) that require the projects developed therein to be of
a residential character. The commitments also require the projects to go to the
Carmel/Clay Plan Commission for ADLS review. The Plan Commission is
expected to take a final vote on the ADLS petition (Docket No. 82-01 ADLS) at
the September 18, 2001, meeting. The Special Study Committee's concerns
regarding this project were fully satisfied at their September 4, 2001, meeting.
The resulting project is consistent with the character and permitted use of the
district and of the Comprehensive Plan.
3. The Special Use is physically suitable for the land in question:
The property is relatively level, without impediments to development.
4. The Special Use will not injuriously or adversely affect the adjacent land or
property values:
The subject property has been zoned B-3/Business for six years. Property values
in the area should be protected by virtue of adequate landscape screening and
buffering.
5. The Special Use will not adversely affect vehicular or pedestrian traffic flow,
nor the adequate availability of water, sewage, or storm drainage facilities, or
police or fire protection:
Vehicular traffic flow for multiple retail developments on the subj ect property
was addressed at the time of the Primary Plat petition. The property has access to
East 131 st Street, a Residential Parkway, and Hazel Dell Parkway, a Primary
Parkway. Pedestrian traffic should be enhanced by pathway connections included
in the proposed development. The adequate availability of water, sewage and
storm drainage should not be adversely affected by this project. Police and fire
protection is adequate.
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Department Report
Board of Zoning Appeals
September 24, 2001
Page 6 of2!
6. The Board has reviewed the requirements of Ordinance Z-160, Section 21.3
(1-25) as they relate to this Special Use, and does not find that those criteria
prevent the granting of the Special Use:
The petitioner has provided sufficient evidence that the requirements of Section 21.3 will
be met.
It is anticipated that the lJetition will have been approved by the Plan Commission
September 18.2001. under Docket No. 82-01 ADLS. All outstanding TAC concerns have
been addressed. The Department recommends favorable consideration of this petition.
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