HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
NOVEMBER 22, 2010
1. College Park Church Parking Expansion: The applicant seeks the following development standards
variance approval for a gravel parking expansion and to have a maximum 65% lot cover:
Docket No. 10110003 V Ordinance Chptrs 27.03 5.04.03F: gravel parking area
The site is located at 2606 W. 96 Street on 32 acres and is zoned S1 /Single Family Residential. Filed by
Gregory Cafouros of Kroger Gardis Regis, LLP for College Park Church, Inc.
General Info: The petitioner requests approval to
4 ...a7;1 1 �'f aY r k 6 4 construct a gravel parking lot expansion of 380
at spaces, instead of pavement with curbs (at the rear
t of the site). Also, the petitioner seeks variance
.--i approval to have a maximum 65% parcel cover, i_t l"' w f instead of 35 (Parcel cover calculations include
ab lt"2 A f 'I t :i" building footprints as well as parking areas.)
x 1A s 4 Analysis: The original special use approval for this
r A f 0 church was granted in 1990. Since then, the church
17,' "t� g received two additional amendments to that special
t
77 ,i y 3� s� use approval for expansion of the church use The
Vii s special use amendment and overall master plan
'V i 11 t t w bu footprint and paved parking areas
1 X51 k .i 1 7.4 ,,,‘,...,,,:,,,t..,-,.,., ''l was approved by the BZA in 2003 which included
'1. 1 527 parking spaces. That 2003 site plan actually
aI F '�,r ,m r. p gp p Y
}l i showed a lot cover percentage of 60 however, a
&I.,r._ ii k 3 fl 3
w t, variance for exceeding the maximum 35% lot
3� cover was not requested in 2003. Then in 2009 a
x r variance for lot cover was sough and a for
r +e I .;F 49 and with 1,439 parking spaces, as well as for ilitti k x m u r i another special use amendment. Today, the
k i petitioner seeks variance approval to have a
'.i
Sys l.tw.; ta:«a;o- k ua�F. i4c,«
maximum 65% lot cover, so that they do not have
to keep re- seeking a variance for lot cover percentage. Also, the proposed overflow parking is proposed to be
gravel, whereas the ordinance requires a paved parking surface with concrete curbs. Where gravel parking areas are
not considered to be totally pervious, it does help a bit with stormwater management, allowing for some rainwater
to soak back into the ground, and goes along with the City's policy to be more `green' and sustainable.
Findings of Fact: exceeding maximum lot cover percent and having gravel overflow parking area
1. The approval of this variance will not be injurious to the public health, safety, morals, and general
welfare of the community because: the request falls in line with the land use and plans approved in 2009.
The gravel parking area, located at the rear of the site and out of sight, is also seen as being `green' to allow
for rainwater to somewhat percolate back into the ground and underground aquifer.
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: This variance falls in line with the land use and plans approved in
2009. The gravel parking area, located at the rear of the site and out of sight, is also seen as being `green' to
allow for rainwater to somewhat percolate back into the ground and underground aquifer.
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 church will not be able to provide parking areas for the
patrons of the church, possibly causing a loss in members and donations.
Recommendation: After all concerns have been addressed, the Dept. of Community Services recommends
positive consideration of Docket No. 10110003 V with the condition of Engineering Dept. approval of the
construction documents for the parking areas.