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HomeMy WebLinkAboutDept Reports 05-18-09 & 04-27-09CARMEL BOARD OF ZONING APPEALS Hearing Officer DEPARTMENT REPORT May 18, 2009 ld. Reed Private Golf Course The applicant seeks the following special use approval: Docket No. 09030013 SU Appendix A: Use Table Private Golf Course The site is located at 12351 West Rd. and is zoned S-1/Residence. Filed by Eric Gleissner of Civil Site Group, Inc. on behalf of Stuart Reed, owner. General Info: The petitioner is requesting permission to expand a private golf course on a 32.17-acre residential parcel. The expansion would add two greens and three tee boxes. The course would be used only by the owner and guests. Surrounding uses are primarily large-lot residential. The ordinance requires special use approval for golf courses and for private recreational facilities. . ~ ,~ ;~^ - a=.~ ~~ ~5 ~ Analysis: While smaller-scale recreational facilities, such ~~, ~- ~~~` ,~,~"~ . ~' ~ ~ty4 _` as swimming pools and tennis courts, are permitted by ~ ~ ~,,.., ~ ` ~ =~ ~~~,~~~; ~ ~ ~~~ ~ right in the S 1 and other residential districts, larger-scale ~ ~ ~ ~~ ~~ ti; ~~ r~~~ _~ ~ ,~ K a~ ~"~ recreational facilities like golf courses require the grant of =" ~' '' ~ - ° ~ - ~ ~ ~~ ~'~~ a special use. There have been issues previously related to grading and drainage which are being reviewed by the City Engineer's office. No additional structures or lighting, or impervious surfacing of any types are planned. The course would be located adjacent to other residential parcels, but would be screened by existing tree lines as well as berms and additional landscaping. Given the size of the site and the nature and scope of the proposed use, besides an occasional stray golf ball, it is unlikely to have any lasting or negative impact on adjoining properties. Findings of Fact: Special Use 1. The premises in question is particularly physically suitable for the proposed Special Use because: it is a large residential lot, surrounded by similar developments, and will be screened from adjoining properties. 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 use will be screened, and the proposed scope and nature of the use is unlikely to have an impact. 3. The Special Use will be consistent with sociaUneighborhood 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 use will be screened, and the proposed scope and nature of the use is unlikely to have an impact. 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 are in place at this residential site, and it will not require additional infrastructure. 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: use will be limited to the property owner and guests, and will not increase traffic to and from the site. 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. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 09030013 SU after all concerns have been addressed. CARMEL BOARD OF ZONING APPEALS Hearing Officer DEPARTMENT REPORT Apri127, 2009 ld. Reed Private Golf Course TABLED UNTIL MAY 18 The applicant seeks the following special use approval: Docket No. 09030013 SU Appendix A: Use Table Private Golf Course The site is located at 12351 West Rd. and is zoned S-l/Residence. Filed by Eric Gleissner of Civil Site Group, Inc. on behalf of Stuart Reed, owner. General Info: The petitioner is requesting permission to establish a private golf course on a 32.17-acre residential parcel. The course would be used only by the owner and guests. Surrounding uses are primarily large-lot residential. The ordinance requires special use approval for golf courses and for private recreational facilities. Analysis: While smaller-scale recreational facilities, such as swimming pools and tennis courts, are permitted by right in the S1 and other residential districts, larger-scale recreational facilities like golf courses require the grant of a special use. No additional structures or lighting, or impervious surfacing of any types are planned. The course would be located adjacent to other residential parcels, but would be screened by existing tree lines as well as berms and additional landscaping. Given the size of the site and the nature and scope of the proposed use, it is unlikely to have any impact on adjoining properties. Findings of Fact: Special Use 1. The premises in question is particularly physically suitable for the proposed Special Use because: it is a large residential lot, surrounded by similar developments, and will be screened from adjoining properties. 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 use will be screened, and the proposed scope and nature of the use is unlikely to have an impact. 3. The Special Use will be consistent with sociaUneighborhood 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 use will be screened, and the proposed scope and nature of the use is unlikely to have an impact. 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 are in place at this residential site, and it will not require additional infrastructure. 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: use will be limited to the property owner and guests, and will not increase traffic to and from the site. 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. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 09030013 SU after all concerns have been addressed.