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HomeMy WebLinkAboutDept ReportCARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT JANUARY 25, 2011 1 -2. Pilgrim Lutheran Church The applicant seeks the following special use amendment and development standards variance approvals: Docket No. 10110009 SUA Ordinance Chptr 5.02: Church in S -1 district Docket No. 10110010 V- Ordinance Chptr 5.04.01: maximum building height The 19 -acre site is located at 3650 W. 106' Street and is zoned S1/Single-Family Residential. Filed by Gerald Powell of Pilgrim Lutheran Church of Indianapolis, Inc. General Info Analysis The petitioner seeks special use amendment approval in order to expand upon the special use approval of the church use and conceptual site plan approved by the BZA in 2002. The petitioner also seeks variance approval to exceed the 35 -ft height limit by almost 12 inches. Lastly, the petitioner seeks approval of a 100 -ft tall bell tower /church steeple. Nearby land uses are a fire station, church, neighborhood common area, and several residences. Please view the petitioner's info packet for more detail on the plans and the history of this project. Findings of Fact: Special Use, Church use on residentially zoned land. 1. The premises in question is particularly physically suitable for the proposed Special Use because: The church special use and a concept plan was previously approved in 2002. The large area of land is suitable for a church. It is near the street intersection of Shelborne Rd 106"' St. and will be adjacent to a fire station. Also, the comprehensive plan supports this land use in a residential area and sees it as complementary to the existing uses in the area. 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 comprehensive plan supports this land use in a residential area and sees it as complementary to the existing uses in the area. The church use and its concept plan was previously approved in 2002. 3. The Special Use will be consistent with social/neighborhood 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 comprehensive plan supports this land use in a residential area and sees it as compatible to the existing uses in the area. The church use was previously approved in 2002. 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: all utilities are already in place. This portion of the township was annexed in the summer of 2010. The comprehensive plan supports this land use in a residential area. The church use was previously approved in 2002. 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: A pedestrian/bicycle path will also be installed along 106"' St. Being located near the street intersection of Shelborne Rd 106"' St. will make it easy to navigate to by car. Also, the comprehensive plan supports this land use in a residential area and deems it a compatible land use. The church use was previously approved in 2002. Findings of Fact: Variance, height of building bell tower. 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the variance of height for the main building is almost a foot. Also, the bell tower or church spire height is permitted by the zoning ordinance upon approval by the appropriate authority. 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: the variance of height for the main building is almost a foot. Also the bell tower or church spire height is permitted by the zoning ordinance upon approval by the appropriate authority. 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 building height will have to be lowered, possibly negatively affecting the overall architecture, use, and aesthetics of the building. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. Docket Nos. 10110009 SUA and 10110010 V, after all concerns have been addressed.