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HomeMy WebLinkAboutDept Report 4-28-08 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT April 28, 2008 4-Sh. Northview Christian Life Church Expansion - Special Use Amendment and Variance. The applicant seeks the following special use amendment and variance approval: Docket No. 08020026 SUA Section 21.03 Amendment of Special Use for church expansion Docket No. 08020032 V Section 26.01.01 Height of building exceeds maximum permitted. The site is located at 5535 East 131 ~t Street and is zoned S l. Filed by Charlie Frankenberger of Nelson & Frankenberger for Northview Christian Life Church, Inc. - ......-- =~-~~I ' C.-, - ~ < II l<) _). / General Info: The applicant is requesting permission to construct an addition to the existing church facility. Any addition to a site that has previously been granted a Special Use requires the submittal of an amendment to that Special Use. The proposed addition to the church, which would house the sanctuary, would exceed the maximum allowable height and would not have the DISTRICT 4 additional setbacks required for additional height. Parking would be provided, -1 to the east of the proposed sanctuary, in addition to the existing parking at the west and south ends of the site. The site is located on the southwest corner of I 131 sl Street and Hazel Dell Parkway. Adjacent uses include the Carmel Dads' Club Soccer Fields to the west, retail and residential uses to the north, and a golf course and residences to the east and south. Analysis: The proposed sanctuary addition would be located on the north side of the existing church. It would include a recording studio and offices in the basement, a main level, and two balcony levels. A total of 1956 seats would be provided, on three levels. The height of the main part of the sanctuary would be approximately 65 feet, with some elements projecting above that height. Existing buildings at the site are quite tall, alLhough none of them approach 65 feet in height. The campus is set on an 81-acre site, with the majority of the buildings set far back from 131 SI St and Hazel Dell Parkway. The addition would be set back approximately 70 feel from 13151 S1. 'lbe site is also elevated above Hazel Dell Parkway. Because of the size of the site, and of the existing buildings, the height and scale of the proposed sanctuary would be in keeping with the rest of the site. Existing landscaping, as well as the distance from 131 st St and Hazel Dell Parkway, would serve to buffer the sanctuary and reduce the visual impact of the height. Findings of Fact: Special Use 1. The premises in question is particularly physically suitable for the proposed Special Use because: it will be an expansion to a Special Use that has existed there for many years. 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: Places of worship are complementary uses to residential areas, since they are usually low impact and generally non-invasive. 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 ",ill affect neighborhood integrity because: the church has existed at the site for many years, and is located adjacent to a variety of uses, including active recreation, residential, and neighborhood retail. 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 arc in place since residential areas and active recreation surround the property. In addition, the church has existed at the site for many years. 5. The Special Use ",ill not adversely affect vehicular and pedestrian traffic in and around the premises upon which the Special Use is proposed because: rights-of-way surrounding the site have been recently improved, and include pedestrian walkways and connections to adjacent uses. 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 sanctuary addition complies with all criteria. Findings of Fact: Building height greater than 35 feet I. The approval of this variance will not he injurious to the public health, safety, morals, and general welfare of the commnnity because: the addition will be set back approximately 70 feet from 131 sl St, and will be in keeping with existing buildings on the site. 2. The use and value of the area adjacent to the property included in the variance will be not affected in a substantially adverse manner because: the addition will be set back approximately 70 feet from 131 sl St, and will be in keeping with existing buildings on the site. 3. The strict application of the terms of the Zoning Ordinance to the property will result in a hardship in the use of the property because: the applicant would not be able to build a sanctuary addition that would provide both adequate space and functionality. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 08020026 SUA and Docket No. 08020032 V after all concerns have been addressed.