Loading...
HomeMy WebLinkAboutDept Report 03-24-08 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT March 24, 2008 3h. Furry Family Veterinary Office The applicant seeks the following use variance approval: Docket No. 07110013 UV Apfcndix A: Use Table Office uses in residential district The site is located at 3309 East 1461 Street and is zoned R-lIResidential Filed by Mary Marcotte, owner. General Info: The petitioner is requesting to operate a veterinary office out of an existing dwelling. The dwelling would not be occupied full-time as a house, but would operate primarily as a business. Parking would be provided on-site, in the existing drive and garage, and there would be no signage. Analysis: This request has appeared before the Board twice before; oncc in late 2002 and again in 2003. At that time, the surrounding area was beginning to undergo a transition from entirely residential and agricultural uses to a mix of residential and commercial. Since then, a church has moved into the dwelling to the south, and there has been significant commercial growth within a mile to the east and west. Additionally, the large parcel opposite to the north, which is currently farmland, is being offered for sale as a "CommerciallMixed- Use" site. The site itsel f is adjacent to a small subdivision, and was included as a parcel within that subdivision when it was platted. Given that the nature of the area has changed, and that the house itself would remain unchanged from the outside, the use could be considered an appropriate deviation from the Comprehensive Plan, which recommends residential uses at this site. Findings of Fact - Use variance 1. The grant of this variance ,,,ill not be contrary to the public interest, due to the existence of special condition(s) such that enforcement of the zoning ordinance will result in unnecessary hardship because: The surrounding area is undergoing a transition from residential to a mix of uses, and the site is located on a major thoroughfare. 2. The grant of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The surrounding area is undergoing a transition from residential to a mix of uses, and the site is located on a major thoroughfare. The site is not within a subdivision. 3. The use or value of the area adjacent to the subject property will not be substantially affected in any adverse manner because: The surrounding area is undergoing a transition from residential to a mix of uses, and the site is located on a major thoroughfare. 4. The need for the variance arises from a natural condition peculiar to the subject property because: The surrounding area is undergoing a transition from residential to a mix of uses, and the site is located on a major thoroughfare. S. The granting of this variance does not substantially interfere with the Carmel/Clay Comprehensive Plan because: The area has undergone significant change in the last few years, and 146th Street has been improved. The character of the area is now a mix of uses, not entirely residential. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 07110013 UVafter all concerns have been addressed.