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HomeMy WebLinkAboutDept Report .. CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT June 23, 2008 15-17h. Carmel Hope Fellowship The applicant seeks the following development standards variance and special use amendment approvals: Docket No. 08050030 Section 26.02.08 Reduced setback, front yard Docket No. 08050031 Section 7.04.03 Reduced setback, side/front yard Docket No. 08050032 Appendix A, Use Table Amendment of approved special use The site is located at 14535 Carey Road and is zoned Rl/Residential. Filed by Don Hawley of Carmel Hope Fellowship of Seventh-Day Adventists. _,"~I~ _ ... ~ "'J'~-.. '~t . 't . ~ ...._ . General Info: The petitioner is requesting approval of a site plan that has been modified from the plan approved per petition 04030014 SU, and the approval of two setback reductions as a result of that modification. The site is zoned R 1, and received Special Use approval to operate a place of worship at the site in 2004. There is an existing dwelling that currently is functioning as the church. Adjacent uses include residential to the south, east, and west, and residential and commercially-zoned, unimproved land to the north. Analysis: The site plan as originally approved indicated re-using the existing house, and adding a large sanctuary/classroom structure, to'be connected to the house with a covered drive. The northwest comer of the property is clipped, to allow for ROW for 146111 Street and Carey Road, and the design of the addition reflected that. However, the original addition also encroached into the front yard setback, and presented the petitioner with some interior design issues. The addition has thus been modified and enlarged, and variance requests for the front yard setback reductions have been filed. The overall building and site design and footprint of the building are essentially the same as what was originally approved. The original building was proposed at approximately 10800 square feet; the revision would be 12000 square feet. The addition would encroach thirty feet into the required front yard along 1461h Street, and part of the ROW along Carey Road, but the structure would be set back more than fifty feet from the existing right-of-way. The overall impact is likely to be minimal. 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 and renovation to a Special Use, in an area that has a mix of residential and non-residential uses. 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: it will be an expansion and renovation to a Special Use, in an area that has a mix of residential and non- residential uses. 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: it will be an expansion and renovation to a Special Use, in an area that has a mix of residential and non-residential uses. 4. The Special Use w,ill not injuriously or adversely affect the adequacy and availability of water, sewage and storm drainage facilities and police and fire protection because: the infrastructure already exists at the site. . 5. The Special Use will not adversely affect vehicular a.t;ld pedestrian traffic in and around the premises upon which the Special Use is proposed because: vehicular and pedestrian amenities exist, and will be improved and modified as part ofthe overall construction plan. 6. The Board has reviewed the re.quirements of Ordinance Z-160, Section 21.03 (1-26) as they relate to this Special Use, and does not Imd that those criteria prevent the granting of the Special Use: the church addition complies with aU criteria. Findings of Fact: Setback reductions 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the structure will be set back more than 50' from the existing right-of~way, similar to other buildings in the area. 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 structure will be set back more than 50' from the existing right-of-way, similar to other buildings in the area. 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 petitioner would be unable to construct the proposed addition and provide adequate parking. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 08050030 SUA and 08050031-32 V after all concerns have been addressed.