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HomeMy WebLinkAboutDept Report 08-25-08 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT August 25, 2008 1-2i Ditch Rd Horse Stables The applicant seeks the following special use and development standards approvals: Docket No. 08060007 SU Appendix A: Use Table Horse boarding & lessons in S 1 District Docket No. 08060019 V Section 25.01.01 (B) (8) Riding arena/stables exceeds square footage of primary dwelling The site is located at 13403 Ditch Road and is zoned S IIResidential. Filed by Karen and Kevin Hammeran, owners. General Info: The petitioner is requesting approval to construct a riding arena and stable, on a six-acre parcel zoned S I. The stable and arena would be for personal use, as well as boarding and recreational lessons. The proposed arena would measure 80 feet by 144 feet, or 11520 square feet, and I 8 feet tall. The stable would measure 36 feet by 12 fcet, or 432 square feet. Both structures would meet the height requirement for the S) District, however, their combined square footage is larger than the existing dwelling. Analysis: The subject site is in an area of CarnIc) that is characterized by small farms, barns, stables, and riding arenas. There are several similar structures adjacent to the south, north, and east of the site, as well as farther west. Additionally, the site itself is six acres, with a long access drive connecting from Ditch Road. The proposed arena and stable would be located nearly) 000 from Ditch Road, and there is a heavy tree line screening the dwelling and the rest of the site from Ditch Road and the property immediately to the west. Provided that lessons and riding are recreational in nature and competitions are not held at the site or are limited, little additionaltraillc should be generatc~ by the proposed use. Given the size of the site, and the proposed location of thc facilities, the proposed use is not likely to have a negative impact on the surrounding area. Update: Following extensive discussion, primarily regarding screening and the number of horses proposed to be kept on site, thc petitioner submitted a packet of infoffilation regarding typical ratios of acreage to horses. They have also proposed recontiguring the arena and stables to provide better screening of waste and vehicles. Based on infonnation submitted and the proposed reeonfiguration, any potential negative impact on adjoining properties should be minimized. Findings of Fact: Special Use 1. The premises in question is particularly physically suitable for the proposed Special Use because: the site is six acres, and similar uses are adjacent on similarly-sized parcels. 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: the site is six acres, and similar uses are adjacent on similarly-sized parcels. 3. The Special Use will be consistent with sociaVneighborhood 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: the site is six acres, and similar uses are adjacent on similarly-sized parcels. 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: the necessary infrastructure already exists at. the site. 5. The Special Use will not adversely affect vehicular and 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 of the overall construction plan. 6. The Board has reviewed the requirements of Ordinance Z-160, Section 21.03 (1-2,6) as they relate to this Special Use, and does not find that those criteria prevent the granting of the Special Use: the proposed stable and riding arena comply with all criteria. Findings of Fact: Accessory structure maximum size 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the proposed structures would be comparable in size to existing, adjacenl slructures, and would be partially screened by existing landscaping. 2. Tile use and value of the arca adjacent to the property included in the variance will be not affected in a substantially adverse manner because; the proposed structures would be comparable in size to existing, adjacent structures, and would be partially screened by exist.ing landscaping. 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 proposed facilities could not be built; the large size nece~sary for riding arenas and stables is larger than, contemplated by the accessory structure size restrictions. . Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos.08060007 SU & 08060019 V after all concerns have been addressed.