HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT 1 SEPTEMBER 26, 2011
5. (SU) Home Place, Section 2, Lots 245 246: The Family Church, Inc.
The applicant seeks the following special use approval: Docket No. 11080006 SU ZO Ch. 12.01
Permitted Uses, Religious Use in a Business Dis The site is located at 10540 Jessup Blvd. The site is
zoned B -1 /Business and located within the Home Place Business District Overlay Zone. Filed by Pastor Randy
Wardwell for The Family Church, Inc.
�x �i`� General Info Analysis:
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Ek. 4 special use approval for a
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t 1 s r church A church is not a
ri �fi prohibited use in the
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�V i I r Ho me Place Overlay, but
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x x ,r 1 l q �a .7° fi r ;,'r, special use approval for a
au v r+ 41' ...a" 1 i �'r */i.A*4 r"'� t f 4 church.
f, ?�w ax r F 'x`�, ivy
k z r 1 The surrounding land is
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t zoned business and
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4, 1 dt �q^' s.1 ct g residential, but i a ll l ies
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i �..J` �h4 a ,r�ai w the Home Place
rid ap r r 0
��,na ,�y;t� �z�. Business District.
+w aa� k 9' ���w s A Sir i s^ c c a O s
ry 1 i ‘7?!..::: a. :A4 A lace of worship is
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viewed as a
complementary adjacent land use to a business zone, according to the Comprehensive Plan. The C3 Plan (Carmel Clay
Comprehensive Plan) Land Classification Plan Map marks this area as a Community Vitality Node. The purpose of this
type of node is to provide community serving and neighborhood serving commercial uses with the opportunity to integrate
mixed uses. The C3 Plan goes on to list land uses that are Best Fit for being adjacent land uses to a Community Vitality
Node; one of those land classifications the Institutional Node, which includes churches. This church will also serve as a
good transition of use, where you have commercial uses to the north and west, but residential uses to the east.
Please view the petitioner's info packet for more detail.
Findints of Fact: Special Use
1. The premises in question is particularly physically suitable for the proposed Special Use because: the site is
within the center of Home Place and it already has a building on it. This is a good opportunity for re -use redevelopment
of a site in Home Place.
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: Places of worship are complementary
uses to both commercial and residential areas. This church will also serve as a good transition of use, where you have
commercial uses to the north and west, but residential uses to the eas t.
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: This church will serve as a good transition of use,
where you have commercial uses to the north and west, but residential uses to the east.
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: ut are currently in place. The site already has a
building on it. Pedestrian facilities will be added. This i s a good opportunity for re -use and redevelopment of a site in
Home Place.
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/bike path will be created along Jessup Blvd. as required b y the
Bicycle Pedestrian Plan of the C3 Plan. A parking lot will be added, which will have adequate access and vehicular
circulation patterns.
6. The Board has reviewed the requirements of Ordinance Z-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 church complies with
all criteria.
Recommendation: After all comments concerns are addressed, the Dept. of Community Services recommends positive
consideration of Docket No. 11080006 SU.