HomeMy WebLinkAboutDept Report CAREL /CLAY BOARD OF ZONING APPEALS
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DEPARTMENT REPORT
July 28, 2003
1 -2h. College Park Baptist C (SIT—, -62-03, V- 69 -03)
Petitioner seeks the following Sp ecial Use:
SU -62 -03 03050023 §5.2 church expansion
Petitioner seeks the following Variance:
V -69 -03 03060001 §5.04.1 building height is over allowed by 5.5'
The site is located at 2606 W. 96
Street. The site is zoned S -1 /Residential (Very Low Intensity).
Filed by Lawrence Kemper of Nelson Frankenberger on behalf of College Park Baptist
Church.
General Information:
E i The College Park Baptist
i Churc seeks another Special
Use Approval to expand their
:E CT c hurch. The site and
g o surrou nding area is zoned S-
�a y 1 /Residential. The surrounding
''"-,,,e&?`, 4 l use is.
s mostly single family
a homes. T he site is located at the
i z northwest corner of West 96"'
le l Street and Towne Road. The
r church wi ll be built high, i n
WA y l'„` A within.
order to incorporate a balcony
c ,,'1 1 :,:,,,,,',;1
7'
1 Background Information:
s
s (Excerpt from TAC May 21,
zl W 96 ST 2003 m eeting minutes):
KEMPER: My name is
Larry Kemper, I am an attorney and I practice for NELSON FRANKENBERGER and we
represent College Park Baptist Church. We are here today on their request fora special use. The
nature of the speci law al use is for a church addition, which is necessary to accommodate their
growth. Here with me this morning is Matt Oman from SCHNEIDER ENGINEERING, Dick
Young and Chuck Hall fro
CHAPM m WOLFSON YOUNG, the architects...
AN: You will need to look at that to make sure th` Street is working like it
should or improvements that need to be don e at off 96...
and I talked and my m
BREWER: M. Oman an
ain point is it is a lot of asphalt. I would like to
work to improve the landscaping areas to break that up. I know it has been through a couple
of revisions but
rooting soil volume so that
I have some materials that I will pass down referencing parking lots. I would
like to see more the trees that are planted there do not go for five
(5) years and begin to die back. Then you are constantly replacing them. You can possibly
help your drainage with storm water attenuation with the strategic planning of trees and
swales. That might go a long way in the amount of storm water you have to take into account
passing down stream that in time may pay for itself. On the landscaping plans I will need the
July 28, 2003
Carmel /Clay Board of Zoning Appeals Department Report 1
plants called out, specified. Then your tree preservation plan looks like you have a utility
easement on the back northwest corner. There should not be a utility easement in the tree
preservation area. If the utilities need servicing it negates the trees from being preserved.
Separate those areas. I would like to talk with you at a separate meeting and talk about some
options for the parking and the amount of landscaping we have. Put something in that would
benefit both the church and community and still complying with your requirements. Is all this
parking required? Or desired.
KEMPER: Required.
DOBOSIEWICZ: So you understand S. Brewer's question. Is it required under the
Ordinance or is to satisfy the church growth.
OMAN: Per the Ordinance requirements for our size we will need 800 spaces. With the
future growth we will need two thousand (2000). It is not noted on the plan.
BREWER: I want to look at that pretty closely. Also is there an ability to preserve the trees
that are not being used for parking lot now. Can we preserve those trees in the
area where the future parking lot will go?
YOUNG: Yes. There are not that many trees anyway. That was farmland and fence lines
with scrubby stuff.
BREWER: But, that stuff provides a lot, like storm water attenuation, drainage buffering,
shade certain amount to esthetic value.
YOUNG: When we are finished here we will have considerably more trees than we do
now.
BREWER: I still want to sit down and see what we can work on...
DOBOSIEWICZ: The area along the southeast side you called that "no curb" is there a
reason for that?
OMAN: Sheet drainage into the retention.
DOBOSIEWICZ: They should curb that and provide turnouts. We will allow that without a
variance. Basically it is a reworking of the whole parking area and I do not find it particularly
acceptable that we just draw you end -cap islands and the issue is we are eliminating it.
Basically we are going to pave over the whole site with the exception of what does not work
for pavement. So coming back through and making these islands it is going to be critical to
the success of the church in seeking approval and providing an area that will not look like the
parking lot at Castleton Mall. I suggest that they modify the design add the islands where they
striped islands and enhance the size of those islands. If that calls for a reduction of the
parking places well that is not such a bad thing. Were we provided with building elevations? I
did not remember seeing any signage either.
KILMER: Right now the ground sign is going to be relocated.
July 28, 2003
Carmel /Clay Board of Zoning Appeals Department Report 2
DOBOSIEWICZ: You will need to provide us the elevation on the ground sign. We read
though the comments from the Highway Department and additional concerns supporting the
closing of the two (2) existing entrances and eliminate the two (2) existing cuts in close
proximity to the intersection, in favor of the two (2) new driveway cuts. With regard to those
new driveways is there adequate right -of -way to make to make the de -cell lane and passing
blister improvements? Based on the volume of traffic that is here if appropriate right -of -way
cannot be acquired we are going to suggest that the approach be pulled all the way up to the
north side of 96 Street were we can maintain that three (3) land and dedicated left. There are
two issues on Towne Road, one is you are directly adjacent to another lot. I assume by the
size of the lot that it may be platted. The .lot far northeast corner of the site presents two
problems for you if you need to pull anything up to that side you will have to work with them
and I do not know if the right -of -way is available It should be based on the size of those
tracts. We will look to get additional information before the packets go out so we can right
of -way that in a timely manner. Get comments to the BZA on time. Does the detention that is
provided on the site accommodate the future parking and building area?
OMAN: I will look into that.
DOBOSIEWICZ: That is critical. We will allow this area around the back to remain
uncurbed what you might do is enter into a commitment with BZA that if it is not expanded
within a period of time you will curb it. We want to also make sure that we have right -of -way
dedicated for commitment for the thoroughfare plan which I think now may need to dedicate
additional right -of -way at the intersection. I do not know if the lines on here fit the right -of-
way but between the six (6) feet asphalt path and the intersection. This intersection
roundabout located here in the southeast corner (pointing at the plan). Make sure on the detail
sheet where the asphalt path crosses the entrance to see there is an approach...
End.
The church requested a church expansion in August 2000. (Excerpt from August 28, 2000 BZA
Meeting Minutes):
College Park Baptist Church Expansion (SUA- 91 -00)
Petitioner seeks Special Use Amendment approval in order to construct a 15,000 square foot
expansion. The site is located at 2606 West 96 Street. The site is zoned S- 1/Residence.
Filed by Miranda Simmons of Schenkel Shultz for College Park Baptist.
...Approval is being requested to construct an addition to the existing building that is greater than
10 The site is located at the northwest corner of Towne Road and 96 Street. The proposed
construction area is currently a drop -off drive and asphalt parking. Water and sanitary are
currently being provided to the site; storm water will utilize the existing storm sewer system and
detention area to the southeast of the property.
...Laurence Lillig spoke for the Department and recommended favorable consideration of this
petition.
Leo Dierckman asked to see renderings of the construction addition.
Michael Mohr moved for the approval of SUA- 91 -00, College Park Baptist Church Expansion,
seconded by Earlene Plavchak. APPROVED 5 in favor, none opposed...END.
July 28, 2003
Carmel /Clay Board of Zoning Appeals Department Report 3
Analysis:
With past petitions for approval of church expansion, it seems this church is growing
continuously. Several issues were brought up at the TAC meeting about curbing, traffic
flow, and landscaping. These issues are slowly being resolved; the parking lot closest to
the road intersection will be curbed, the striped islands will now become vegetation
islands, and the traffic flow has been improved with the closing of two drives closest to
the road intersection. The expansion is needed, in order to provide parking and seating
for the congregation.
Findings of Fact:
1.) The Special Use in the Flood Plain District, Ordinance Z -160, Section 21.6 as
amended does not apply and all prerequisites have been met by the Petitioner
as verified by:
The site plan does not show the church in a flood plain.
2.) The Special Use will be consistent with the Character and the Permitted
Land Use of the Zoning District and Carmel /Clay Comprehensive Plan
because:
The Comprehensive Plan shows the subject property to be within an area of Low
Intensity Residential Communities. This special use is already in existence and
will cater to the spiritual needs of the growing community.
3.) The Special Use is physically suitable for the land in question because:
The church is currently exists on site, and this special use was approved by the
BZA in the year 2000.
4.) The Special Use will not be injuriously or adversely affect the adjacent land
or property values because: It is currently a church.
5.) The Special Use will not adversely affect vehicular or pedestrian traffic flow,
nor the adequate availability of water, sewage, or storm drainage facilities or
police or fire protection because:
The traffic flow will be directed in a way to ease traffic flow patterns on and off
site.
6.) The Board has reviewed the requirements of the Ordinance Z -160, Section
21.3 (1 -25) as they relate to this Special Use, and does not find that those
criteria prevent the granting of the Special Use:
The initial Special Use was already granted in the year 2000.
Recommendations:
The department recommends favorable consideration of SU and V- 69 -03.
July 28, 2003
Carmel /Clay Board of Zoning Appeals Department Report 4
