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HomeMy WebLinkAboutDept Report 05-23-11 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT MAY 23, 2011 3. (SU) Latter -Day Saints Mormon Temple Meetinghouse The applicant seeks special use approval for a temple and religious meetinghouse: Docket No. 11020010 SU Ordinance Chptr 6.02: church/temple /place of worship in S2 zone. The site is located at the SW corner of 116 St. and Springmill Rd. on 12 acres. It is zoned S2/ Residence and lies within the West 116 Street Overlay. Filed by Kerry Nielsen of the Church of Jesus Christ of Latter -day Saints for Suburban Land Reserve, Inc. General Info: j> y 4 4 7 W s li ,l, The petitioner seeks special use approval for a religious meeting 1 jail f house and temple on the northern 12 acres of the parcel. The •V S res land will be reserved for future residential development. r t A,111 mg All technical aspects of the project, such as drainage, utilities, I 3 1 1 police /fire access, landscaping, road improvements, etc. have been ,a z 1 ..1 -1 14 6' reviewed by t Technical Advisory Committee. Please see the a t `r petitioner informational packet for more detail. 4 3 i om ll t, t k. i I q i c i April 25 public hearing recap: 1 i� 1 Comments from the public included concerns about traffic, noise 1 l l t 4 V i s k 4, and light, the pond and site drainage, wanting a commitment that i t 7 4,L. Y .s 7 the balance of the property would be residential only keeping the r 7 -07), 1, s grass mowed before and during construction, and keeping the trees H 1,x w i V 4 i fora buffer. W„,,,,', 4 �il t The BZA members will need to hear from the Engineering Dept. on Z c whether or not the traffic impact analysis study is satisfactory and i� they also want the petitioner to commit to preserving at least 6 -7 r t l acres of the tree/pond area along the west side of the parcel, to have tr_ r,� a p g ,,,k.t i�4 tettte'g tiE �g l 5 a maximum of 30 residential lots developed, and to change the sign t 4 7 Sr ai �l r F y fr t name to at least include the name Carmel or Indiana. s �ii g ssrt reptg c f„',,1114 lb i S'i (:I. .Ii;I l �i�e a t Analysis: N „ith i., tr a Res ne are located west and south of this site. 1 t I i ,ti t* Estate lots are located north of this site the Clarian PUD /hospital is located northeast of this site, and the proposed Bridges PUD site (with commercial, office, and residential uses) is located east of this site. The Carmel Clay Comprehensive Plan (C3 Plan) shows that institutional uses are, conditional fits next to suburban residential areas. This means that they must go through the Special Use approval process, but the land use is general looked upon favorably. Traffic Impact: The petitioner is working with the City Engineering Dept. on the required road improvements required to accommodate this use. Road right of way will be dedicated, and the required paths and sidewalks will be built. A traffic impact analysis study was submitted to the Engineering Dept. The petitioner has satisfactorily addressed all Engineering Department comments related to this. Site circulation: Connectivity is promoted. This Phase I includes the meeting house and temple. Phase II will include the platting of the rest of the parcel to the south for single family detached homes. That plat will most likely show a street connecting to the stub street (Valeside Cres.) of Williams Mill neighborhood, adjacent and to the south of this parcel. The petitioner has satisfactorily addressed all Engineering Department comments related to this. Stormwater Management Drainage: The Engineering Dept is reviewing the drainage plan and is okay with the plans submitted thus far. At the very least, drainage will be improved for the overall area. The petitioner has satisfactorily addressed all of the Engineering Department comments related to this. Landscaping/buffering: The revised landscape plan and tree preservation plan is being reviewed by the City Forestry Dept. The' petitioner has amended the landscape -plan, but the plan is not as far along as the City Forester would like it to be at this stage in the process. It is anticipated that the petitioner will address all outstanding comments by the May 23 BZA meeting. Basis of Board Review for a Special Use Petition: Per Chapter 21.03 of the Zoning Ordinance, the BZA must give consideration to the following list of criteria: 1. Topography; 14. Trash and material storage; 2. Zoning on site; 15. Alleys, service areas and loading bays; 3. Surrounding zoning and land Use; 16. Special or general easements for public /private use; 4. Streets, curbs and gutters and sidewalks; 17. Landscaping and tree masses; 5. Access to public streets; 18. Necessary screening and buffering; 6. Driveway and curb cut locations in relation to other 19. Necessary fencing; sites; 20. Necessary exterior lighting; 7. General vehicular and pedestrian traffic; 21. On -site and off-site, surface and subsurface storm 8, Parking location and arrangement; and water drainage; 9. Number of parking spaces needed; 22. On -site and off -site utilities; 10. Internal site circulation; 23. Dedication of streets and rights -of -way; 11. Building height, bulk and setback; 24. Proposed signage; 12. Front, side and rear yards; 25. Protective restrictions and/or covenants, and; 13. Site coverage by building(s), parking area(s) and 26. Need for lifeguards and other supervisory personnel, other structures; in respect to a private recreational facility. Findings of Fact: Special Use 1. The premises in question is particularly physically suitable for the proposed Special Use because: it is located at a highly travelled intersection and will serve as an appropriate transition and buffer for the residential land uses to the south and west. The C3 Plan Land Classification Plan promotes this type of land use next to residential land uses. 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: it is located at a highly travelled intersection and will serve as an appropriate transition and buffer for residential the land uses to the south and west. The C3 Plan Land Classification Plan promotes this type of land use next to residential land uses. 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: it is located at a highly travelled intersection and will serve as an appropriate, transition and buffer for residential the land uses to the south and west. The C3 Plan Land Classification Plan promotes this type of land use next to residential land uses. 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 surrounding this site, and it will not require additional infrastructure. Road right of way dedication and paths installation will be done, as well. 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: path/sidewalk and vehicle networks already exist and will be enhanced and connected to, as required by the Thoroughfare Plan and the Bicycle Pedestrian Plan. 6. The Board has reviewed the requirements of Ordinance 2-160, 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 religious use complies with all criteria. Recommendation: After all concerns have been addressed, the Dept. of Community Services recommends positive consideration of Docket No. 11020010 SU, with the conditions of Engineering Dept approval of the final construction documents Forestry Dept. approval of the final engineered landscape plan.