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HomeMy WebLinkAboutDept Report -O4 CARMEL /CLAY BOARD OF ZONING APPEALS DEPARTMENT REPORT September 22, 2003 2h. Nathan Hawkins Addition, Lot 6s (V- 79 -03) Petitioner seeks Developme Standard Variance to construct a paved parking lot without curbing. V -79 -03 #0307001 §27.3.2 parking lot curbing The site is located at 220 N Range dhi z y. Filed by Joe Sheets Line of R JBS T Holdingse ste oned B -1 /Business in the Inc. WI- Town Overlai ��a is G eneral �S'' e f�k b ��C qtr m reforma RD ST NW r� r RD S T N l Y1 4 41 The petitioner ff z wou li the Z :I w aiver of the ,ter requirement to LI i r y curb his parking 1 2 H3 5 1 c �F ,r r lot. He w h u, only pave his a m grave lot. 1 1 Chapter 27.3.2 4 y 3 of the Zoning t d 1 Ordinance requires glots to all 2N' T� parking 1 r y i 1 s� be curbed. aE s 41 !AI Scott Brewer, -ifirt F s the urban forester, has visited the site, and he only requires that the petitioner save the existing trees and adds 4 more. Background Information: This item was on the June 20 03 TAC agen (Excerpt from TAC meeting minutes Ju 18 2003): Critical Skills (Site Plan Approval) Filed by Joe Sheets. REPRESENTING THE PETITIONER: Joe Sheets, JBS HOLDING, LLC My name is Joe Sheets. I am looking to pave the parking lot at 220 North Range Line Road. I have a survey site plan. The site is located at 220 North Range Line Road. The site is zoned B -5 Business and is within the Historic Range Line Road Overlay... DOBOSIEWICZ: There is an existing gravel area and a garage that they are going to demolish to create parking spaces. Access to the building does not change... ...DOBOSIEWICZ: You will need to have a landscape plan for the area around the proposed parking. You will need to meet the buffer requirements. 1 HILL: On those crossroads plans I am assuming they are showing a drainage swale around the south and the west perimeter of the parking lot to be installed on that site. The improvements if they would identify them as such. Landscape island nudges into the alley right -of -way you need to back that out a little so it does not encroach. FOSTER: No plans no comments. You might want to come by our office and get a copy of the turning radius requirements before you complete the island in the alley. DOBOSIEWICZ: The ordinance would require the parking area be curbed. S. Brewer will get in touch with you about landscaping requirement. Take a couple of photos and give them to S. Brewer so he has a better idea of what is already there. SHEETS: Okay. HILL: You mentioned a mirror image parking lot next door is that to the north or south? SHEETS: North. DOBOSIEWICZ: J. Sheets you will need to respond to the specific departments with specific questions, i.e. Engineering, Utility etc... and we can sit down in regard to the curbing. SHEETS: Okay, also there is a garage to be demolished who do I need to see about that? DOBOSIEWICZ: You can demo the garage without approval of this plan. SHEETS: Is the alley island a requirement? DOBOSIEWICZ: No but it does create a measure of traffic control. You can discuss that with engineering. ...End... Analysis: The petitioner has paid attention to design and has added a landscaped island, which is located outside the alley right -of -way. Trent Newport of Crossroads engineering has written a letter, stating that no curbing would be better for the site, to allow water to infiltrate into the ground before it reaches the alley. This parking lot cannot be seen easily from Range Line Road. Findings of Fact: 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The existence of a non curbed parking lot on this site will not be injurious to the public health, safety, morals and general welfare of the community. It will aid in drainage and water infiltration. 2.) The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: It is the Department's opinion that the use and value of the area adjacent to the property will not be affected in a substantially adverse manner by allowing the uncurbed parking lot; the petitioner is going to pave his gravel lot. 3.) The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: The strict application of the Zoning Ordinance may result in practical difficulties 2 in the use of the property due to the relatively small size of the parking area and drainage characteristics in the area. Recommendation: The staff recommends positive consideration of V- 79 -03. 3 City of Carmel Department of Community Services One Civic Square Carmel, IN 46032 317- 571 -2417 Fax: 317- 571 -2426 FACSIMILE TELECOPY COVER LETTER DATE: September 17, 2003 TO: Joe Sheets FAX: 848 -5331 FROM: Connie Attached hereto are 6 pages, including this cover letter, for facsimile transmission. Should you experience any problem in the receipt of these pages, please call 317/571/2419 and ask for Connie. NOTES: Attached are the Agenda and Department Report for the September 22, 2003 BZA meeting. Please remember to bring the seven (7) additional fully filled -out Findings -of -Fact sheets and ballot sheets for each petition the night of the meeting for the Board's use. Please call if you have any questions. CONFIDENTIALITY NOTICE: The materials enclosed with this facsimile transmission are private and confidential and are the property of the sender. The information contained in the material is privileged and is intended only for the use of the individual(s) or entity(ies) named above. If you are not the intended recipient, be advised that any unauthorized disclosure, copying, distribution or the taking of any action in reliance on the contents of this telecopied information is strictly prohibited. If you have received this facsimile transmission in error, please immediately notify us by telephone to arrange for return of the forwarded documents to us.