HomeMy WebLinkAboutDepartment Report 06-24-244 of 10
CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
MONDAY, JUNE 24, 2024
(SU) Lucas Private Baseball Field, Special Use.
The applicant seeks the following special use approval for a private baseball field:
5. Docket No. PZ-2024-00082 SU UDO Section 2.03 Special Use, Private Recreational Facility.
The site is located at 11303 Ditch Rd. and is zoned S-1/Residence and the West 116th Street Overlay Zone.
Filed by Michael A. Lang of Paganelli Law Group, on behalf of the Lucas Living Trust.
General Info:
• The Petitioner seeks special use approval for private synthetic/artificial turf baseball field on the existing
open field at the Lucas Estate.
• There’ll be no lighting, scoreboard or sound system, and no practices will overlap with Lucas Estate events.
• The existing building to east will be used for restrooms, and the existing parking lot will be used for parking.
• The subject site has street frontage on Ditch Road, as well as some on 116th Street.
• Surrounding this site are single family detached homes on estate sized lots.
• The project is also being reviewed by various entities, such as the Engineering Dept., utility companies, etc.,
for technical aspects of the project.
• Please see the Petitioner’s info packet for more detail on the special use request.
Special Use Request:
• A Private Recreational Faciltiy requires special use approval in the S1/Residence zoning district.
• The UDO defines it as any land area and/or facilities used or intended for recreational purposes not open to
the general public and operated with or without remuneration charges.
• Special Uses are viewed as favorable by the UDO (Unified Development Ordinance).
• The basis of Board of Zoning Appeals review can be found in UDO Section 9.09 (C) which lists the 25 items
to give consideration to, such as surrounding land uses, parking spaces, trash storage, exterior lighting,
landscaping, etc.
Comprehensive Plan:
• The Development Patterns Map in the Comp Plan shows this quadrant of Clay Township to be Estates.
• The purpose of the Estates development pattern area is for large, pastoral and rural parcels in a largely
natural landscape. Secluded setbacks, architectural fences/gates.
• This private baseball field will be an accessory use to a single family dwelling use.
• Single family homes on estate-sized lots surround the subject site, and the proposed use will fit in.
Remaining Review Comments:
• The Petitioner will address the remaining review comments in ProjectDox, our online plan review software.
• Will the baseball field ever be used occassionaly for/with the Lucas Estate, such as with fundraising baseball
game events?
Final Comments:
• The Planning Dept. supports the special use request, since the Petitioner states that the ball field will be used
for members of the Lucas family to practice and play baseball. (Occasionally, family members’ baseball
teams will use the field for practices, but the field will not be used for games or tournaments).
• The Planning Dept. recommends positive consideration of the special use request, with the condition that
the Petitioner addresses all remaining review comments.
Findings of Fact:
• Please refer to the Petitioner’s Findings of Facts included in their BZA Info Packet.
Recommendation: The Dept. of Community Services (DOCS) recommends positive consideration of the
request with the condition of the Petitioner addressing remaining review comments, and with the adoption of
the Findings of Fact submitted by the Petitioner.