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HomeMy WebLinkAboutPacket 7-16-04CARMEL LUTHERAN CHURCH Special Use Amendment Docket No. 04060002SUA Developmental Standards Variance Docket No. 0406~003V Carmel Board of Zoning Appeals July 26, 2004 Lawrence J. Kemper NELSON & FRANKENBERGER 3021 East 98th Street, Suite 220 Indianapolis, IN 46280 Telephone: (317) 844-0106 o 2~ o Explanation Narratives Product Description Design Narrative Drainage Narrative Landscaping Description Aerial Photograph 4. Colored Site Plan o Site Plan- Existing Site and Proposed Site 6. Floor Plan T?~,BLE OF CONTENTS o 8~ e 10. Landscape Plan- Option A and Option B Site Lighting Plan Detail Colored Rendering/Elevations Existing Ground Sign HManet\CLC\TOC-BZA 072604.doc EXPLANATION The applicant, Carmel Lutheran Church (hereafter "Carmel Lutheran"), is the owner of real estate located at the northeast comer of 131st Street and Gray Road. The subject real estate is zoned S-1 and, under the S-1 classification, a church is a permitted special use. Carmel Lutheran's church is expanding, and the existing building is not large enough to accommodate the growing congregation. As a result, Cannel Lutheran desires to construct an expansion to the existing church facility to provide an additional 38,712 square feet, which will be used primarily for (i) the additiOn of a contemporary worship sanctuary, accompanying narthex, lobby, restrooms, and nursery, (ii) additional classrooms, (iii) a youth room, and (iv) additional office space. Carmel Lutheran is also requesting a developmental standards variance from Section 5.04.03.F of the Carmel/Clay Zoning Ordinance to permit the maximum lot coverage to exceed 35%. Carmel Lutheran has operated a church facility on the subject real estate since the late seventies. The purpose of this request is for an amendment to the original special use to permit expansion of the Church. Carmel Lutheran was last before the Board of Zoning Appeals in 1997, and the Board of Zoning Appeals granted a prior request for amendment to the special use to permit a 34,000 square foot addition to the Church existing at that time, as well as a developmental standards variance which permitted the building height to exceed the maximum height allowed by the Ordinance at that time. We look forward to presenting this special use amendment request and developmental standards variance request to the Board of Zoning Appeals on July 26, 2004. Respectfully submitted, Lawrence J. Ken~~r ~-~- H:XJanei\Canncl Luflmran Church\Explanatlon-BZA 072604,doc Product Description The proposed expansion to Carmel Lutheran Church is being developed in two different areas. There is a proposed addition with a footprint of 100' x 55' at the northwest comer of the property. The primary use for the lower level of this addition is classroom space. There will be three large, dividable, classrooms that will be used on Sunday for christian education and adult bible study. During the week, it is the intent of the Church to hold community meetings in these spaces such as Weight Watchers, Alcoholics Anonymous, and other community based programming. On the upper level of this addition will consist primarily of a new administrative suite. The current administrative suite is inadequate for current needs, and has resulted in administrative personnel being spread out throughout the complex. Consolidation of these functions will facilitate better communication between staff and better use of shared resources. The 150' x 150' addition proposed on the east end of the facility is being planned as a Contemporary Worship Center. The purpose of this space is primarily Contemporary WorshiP on Sunday morning, but the space will also be flexible enough for other events throughout the week~ The Contemporary Worship Ministry at Carmel Lutheran is reaching a younger audience. It also appeals to those that are not as comfortable with the traditional Lutheran service. With a seating capacity of 550 loose chairs, a flat floor, and flexible acoustics, the space will also be utilized for conferences, receptions, seminars, etc. There is also a narthex and nursery planned to support this space. The contemporary worship activity is currently occurring in the gymnasium space, with poor acoustics, limited seating, no theatrical lighting, poor sight lines, and constant set up and tear down of equipment. On the upper level of the addition proposed on the east end of the facility, there will be a youth room and a game room. These rooms are for junior and senior activities. In addition, there is one classroom and a mechanical room in this area. H:Uanet\Cam~el Lutheran ChurchXProduct Description.doc Narrative The overall site layout and flow of the parking will remain essentially unchanged There will be one entrance off of Gray Road at the northwest comer of the site and one entrance off of 131 ~t Street on the south side of the site. The original access drive onto the property closer to the intersection of 131 ~t Street and Gray Road will be removed. Parking will include 333 spaces, which represents an increase of 86 spaces over current conditions. This increase is required to alleviate the current practices of parking in the grass and, in some instances, parking across Gray Road at the adjacent Church Facility and crossing Gray Road on foot. The combined capacity of both sanctuaries is 1,150 total. Site lighting will be improved by the removal of all 30' tall poles on the property and replacing these poles with 20' tall poles. The new lighting scheme has been designed to eliminate any light spilling into the adjacent properties. However, there has been an agreement with the neighbors to place the perimeter lighting on a timer and to turn off these lights at 11 '00 pm. Lighting to the center of the parking lot or on the building itself will be on a photostat and will remain on all night. The exterior of the proposed addition will be a continuation of the materials, massing colors and detailing that already exist at the facility. The new worship center will be 34' tall and a combination of irregular limestone veneer and cut Indiana limestone, consistent with the existing traditional sanctuary. The roofing material will primarily consist of asphalt shingles. There are small areas of flat roofing that will receive EPDM roofing product. Exterior doors and windows will be dark bronze aluminum. The addition at the northwest comer of the property will be 30' tall and consist of a combination of irregular stone and beige Exterior Insulation Finish System. Entrances will include canopies consistent with the current canopy configurations. The color, dimensions and building materials of this addition will be consistent with the existing structure. The roofing will consist of asphalt shingles. H:\Janet\Carmel Lutheran Church~esign Narrative.doc Drainage Narrative Unlike the existing conditions of the site along the north and east property lines, the proposed site drainage will be collected in storm sewer systems and redirecteA to the existing detention pond in the southeast comer of the site. The existing detention pond will be slightly reshaped along the bottom and have a larger berm created in order to provide additional storage, which will detain the additional impervious area from the buildkng and parking lot expansions. The pond will outlet in the same location that it currently outlets, which is the roadside ditch of 131st Street. The cra'rent drainage condi~ons would allow a flow rate of 9.03 cubic feet per second during a 100-year storm event. The proposed drainage calculations would only allow a flow rate of 3.95 cubic feet per second during a 100-year storm event. Therefore, the proposed flow from the pond is less than 1/2 of what is allowed today. H:XJanet\C LC\Drainage Description.doc LandscapingDescription The current ten-acre site has landscaping sprinkled around the existing building as well as along 131st Street and Gray Road. There is also an extensive buffer of evergreens along the north and east properly lines. The proposed site will relocate several of the existing trees as well as add the City of Carmel's most extensive bufferyard requirements to the frontages of 131st Street and Gray Road. The bufferyard level D requires 5 shade trees, 5 omamental trees and 27 shrubs or 9 evergreens for every 100 lineal feet of frontage. The frontage of 131st Street is 750 linear feet and the frontage of Gray Road is 500 linear feet. The Ordinance requires the addition of 38 shade trees, 38 ornamental trees and 203 shrubs along 131~t Street and 25 shade trees, 25 ornament trees and 135 shrubs along Gray Road. During a neighborhood meeting at the Church on June 29, 2004, it was discovered that the adjacent neighbors were very concern, ed about the condition of the existing evergreen trees along the north and east property lines. The evergreens were planted nearly 30 years ago and appear to be reaching their life span. They are all the same species, which is believed to be a Scotch Pine and several are dead or dying. Az~other concern was voiced regarding drainage off of the Church's property and onto the adjacent owners' property. In response to the neighbors concerns, the Church proposed to remove all of the existing evergreens along the north and east property lines. In order to address both concerns of the neighbors, a 2' 8" high berm was proposed to be constracted between the Church parking lot and the adjacent neighbors which would contain the City of Carmel's most extensive level D bufferyard requirements. The only difference will be that the neighbors wish to have a majority of evergreens planted in place of the shade and ornamental trees. The proposed berm would provide a sufficient drainage barrier between the Church and the neighbors, while the level D buffeting requirements would provide a much more visually appealing view. After meeting with the neighbors on June 29, 2004, the Church met with the Department of Community Services staff and the Urban Forester in order to determine if the neighbors proposal was acceptable. After discussing the neighbors proposal, the Urban Forester expressed concern that the neighbors might not realize what they are suggesting and, if the neighbors proposal was implemented, they would be disappointed with the results. In response, the Urban Forester suggested the following compromise: (i) the Church hire an arborist to inspect each Scotch Pine and determine which ones were dead or in the process of dying, (ii) once the dead and dying Scotch Pines were identified, remove anywhere from thirty to fifty percent of the least healthy Scotch Pines in groups such that, in their place, a two-foot landscape berm and level D bufferyard landscaping could be substituted. The church was agreeable to this proposed compromise, hopeful that it could persuade the neighbors to also agree. After meeting with the Urban Forester, the Church again met with the neighbors on July 12, 2004. At that meeting, the church introduced the proposal by which up to fifty percent of the least healthy Scotch Pines would be removed and replaced with level D landscaping buffering. Despite expressing the Urban Forester's concerns to the neighbors, the neighbors still insisted upon removal of all Scotch Pines along the northern and eastern boundaries of the property, except for a few White Pines in the southeast comer. Landscape Option A, as set forth in Exhibit 7 of this informational, brochure, represents the landscape proposal favored by the neighbors. Option A results in removal of almost all of the existing Scotch Pines. Alternatively, Landscape Option B, also set forth in Exhibit 7 of this informational brochure, illustrates the landscape proposal favored by the Urban Forester, which results in removal of a maximum of fifty percent of the Scotch Pines presently existing on the property. The church is agreeable to either proposal, and seeks the guidance of the Board of Zoning Appeals as to whether Landscaping Option A or Option B should be implemented. H:\Janet'xCanml Lutheran ChurchX, Landscaping Description.rff *--- Gray Road 131st Street :" /'/ ,{~ Ploy House .... i /' "Encroachment" · HVAC FFE: 799.2? 4" PVC Roof Drain ?2.0 ....... : 'shown per Plans, ...... '. not field verified" FFE: 799.26 "Bailer Room FFE: 799.25 ~ .... FTE: 79g.26 .. Carmel Lutheran Church Masonry/?rained Building · ' :il ,,,r '::i:i.::;ii~i..;- :i! ....... ,':'-'~';..~ Carmel'Lu~''h~ran Church, Mlsaourl Synod L~¥,.,. Deed Record 301, page 755. ~~' (Tracts A ~ B = / 0.00 Acrea, ~) r~. 799.27 ~ 8" Pvc Roof Drain ' F~: 799.28 796.75 ~4~ ~ ~ :~ ..'"' .,' ./ ~ " Curb inlet -- ' .... ..: T~C: 794. B? ' ' . :~-.i" ....... i_ :-, ""," Curb ~ntet ................ ~ - _ ~,~:,~--z~,.~ .. .... --~"' ' -~ f' r/ In~ 12"-791.9 ........... .. 7~M I/3 ....... :::.'::::'z, ....... Existin~ Detention ~asin ........... 79~ ............ Fiber Optic .. ,." pull Box .. ............... ......... 790 ................... Et: 789.35 .. .. . ... I X ffnr .::- 1" - 20' O qO 20 ....... --.~.::~:. ., .. .. .. .... 'EE'789.3¢ ..................... 790 40,00' .......................... ....... 79! '--7~/~' t__ 4O CONSTRUCTION LIt,A ITS 797 /3 i,0/ Os c/ EXISTING BUILDING STM ILl IL' <[ __.~ IL C_ D 11 50' HALF R.O.W L_ _t 22 ,5PACE,5 ~ ~ CO~TION~ J~ PROPOSED BUILDING PANSIO 14 OVERFLOW OUTLET ~E POINT Ex. 40' Half t?/W ~.~ per D.R 279, pg. 74 to L£.H.C. 1" - 20' 0 1 0 20 40 40, Carmel Lutheran Church "His Heart...Our Hands" We love bocouso He first Iovod us. -1 ,John bui~din§ B 'first floor overall first floor plan scale; 'I/I6" = ~ "-0' ~uilding D first floor plan Carmel Lutheran Church "His Heart...Our Hands" We love because He first loved us. -~l John 4:~19 buidling B second floor building D second floor overall second floor plan scale: 1/16" = 1 LO" SCHMIDT ASSOCIATES WEIHE ENGINEERS~ INC. 10505 N. COLLEGE AVE. INDIANAPOLIS, IN (317)843-0546 TREE LEGEND DECIDUOUS TREES REDMUND LINDEN EXISTING SHADE TREE SHADEMASTER HONE~OCUST TRICOLOR BEECH FLAME AMUR MAPLE SNOWFOUNTAIN WEEPING CHERRY EVERGREEN TREES .~~ WHITE FIR  NORWAY SPRUCE COLORADO BLUE SPRUCE FAT ALBERT BLUE SPRUCE CANADIAN HEMLOCK WEEPING HEMLOCK BLACK HILLS SPRUCE EXISTING EVERGREEN Ea~t~ 131 a~ 5~reet~ C ~m Luth Design Option A- 1OO% Removal n hur h WEIHE ENGINEERS~ INC. ~D505 N COLLE[3E AVE INDIANAPOU$, IN f3~ ?) 843.4)540 I TREE LEGEND_ DECIDUOUS TREES EVERGREEN TREES C Luth n Design Option B - 50 % Removal hUP h ~.o ~.o ~,o ~,o ~,o ~,o ~,o ~,o ~,o ~.o - ~,o ~,o ~,o ~.o ~.o ~,o 1~.0 ~,o ~,o ~,o ~,o ~.o ~,o ~,o ~,o ~.o ~,o ~,o ~,o ~,o ~.o ~,o ~,o ~,o ~,o ~,o ~.o ~,o ~.o ~,o ~,o ~,o ~,o ~,o ~,o ~.o ~,o ~,o ~,o ~,o ~,o ~,o ~.o ~.o ~,o ~,o ~,o ~,o ~,o ~,o ~,o ~,o ~,o ~.o ~,o ~,o ~,o ~,o ~,o ~,o ~,o ~,o ~,o ~.o ' - ,~-:. ~:-';'.: .. ::.~ L~ .3: :: ~; ~' ::.' ....... ~ ~-"': ~.o~,° ~,o ~,o.::..~,~.,0_...'.~., ~:o~. ,.;~',o . ~,~'~0.:.?''~,° ........ '~ ...... ......... "" .......................................... ~: ........................... ....... .: .....: . ._ -... ~ ~,~:~:.:~.~:~ · . ...... :..:.:. ~ .:. ~,o '~,0 ~,o":,~:o ~'4~ g,O 5,0 ~,0 '~'.6~,4 ~ 1.1 ~,7:+4,4 ~.7 1,9 ~,1:+4-;7~;' ~1 ~,9 .... : .... .-...__:.._~ 3,0 ~:0 ~,0:3,0 ~,0 ~0. : '-'~ ~,o b,o ~,o ~,o ~,o~.:~;~'~:°'' '~,o ~,o -~ .... 3,o ~o ~.o~ ~ ~.o ~.o %:o ~,o .' ~ -' _~. ~ ...................... :-- ,. --~-...'"' . - .- ~ ~.._~ ........ ~ .: .............................. ~.o ~',o ~o ~:o ~.o_~b.o ~,o ..-.~.:~~~:~~~::~.. ~.~ ,.4 %.o ,,4 ~,a ~,o ~o ~.o ~,o ~,o 3,o ~.o ~ '4.3 ~.s ~s,~ ~a,a .,~. ~;: ........ ........ . .... .......  .............. }.~ ~. 3 ~.8 *4.4 *~4 '4.1 ~.~ ........... 1 - : ~-.~ · ~.,s -~,e ~,~ ~,: 3,~ +6:.: B,o ~.: B,~ ~,o .... ' ': . · .:~' "::i- 3:0 b.O ~.0 3,0 b.O g,O ~,0 g,O le, ,4 ~1,2 g,7 ~,4 B,5 ~1,7 ~7,9 . . . ........ ~ ...... ~ ~0 B.O ~.0 ~.0 ~:~.0 ~.0 ~.8 ~.S B.1 ~,8 ~.6 1.S ~.6 ~.0 B.4 ~.S - . ,::: ~:3,o' 3',o'3,o.' 3,o' 3:o-~~o 3:o' 3':,o ....3,-~ e'-~;e ~,e ~,~ "~,o-::~-,o 3~o ~~ 3.o ~,o ~,o 3,o ~,o ~,o g,o ~,o g,o ~,o ~,~ ~,~ ~,o ~,o ~,0 g.o ~ ~ ~ -.~- ...................... ~ ~.o t~.o b,o ~O,o ~,o ~o.o _. N (ELECT_~:I_CAL SITE PLAN 1" = 80'-0" FEATURES & SPECIFICATIONS INTENDED USE- Ideal for use in car lots, street lighting or parking areas. CONSTRUCTION - Rugged, .063" thick, aluminum rectilinear housing. Continuously seam welded for weather-tight seal and integrity. Natu- rally anodized, extruded, aluminum door frame with mitered corners is retained with (two).188" diameter hinge pins and secured with (one) quarter-turn, quick release fastener. Weatherproof seal between housing and door frame is accomplished with an integrally designed, extruded silicone gasket that snaps into door frame. FINISH - Standard finish is dark bronze (DDB) polyester powder. Other powder architectural colors available. OPTICAL SYSTEM - Reflectors are anodized and segmented for superior uniformity and control, which allows the flexibility to mix distributions without compromising the overall lighting job. Reflectors attach with tool-less fasteners and are rotatable and interchangeable. Five cutoff distributions available: Type II (roadway), Type ill {asymmetric), Type IV (fonNard throw, Sharp cutoff), Type IV (wide, forward throw), and Type V (square symmetrical). Lens is .125" thick, impact-resistant, tempered, glass with thermally- applied, silk screened power door shield. ELECTRICAL SYSTEM - Constant-wattage autotransformer is 100% cop- per wound and factory tested. Removable power door and positive- locking disconnect plug. Porcelain, horizontally-oriented, mogul- base socket with copper alloy, nickel plated screw shell and center contact. UL listed 1500W- 600V, 4KV pulse rated. INSTALLATION - Extruded, 4" aluminum arm for pole or wall mounting is shipped in fixture carton. Optional mountings available. LISTING - UL listed for wet locations. Listed and labeled to comply with Canadian Standards (see Options). ......... IType _---: Area Lighting KSF2 HIGH PRESSURE SODIUM 250W, 400W 25' to 35' Mounting Specifications EPA: 2.0 ff.2 (.28m2) (includes arm) Length: 25 -5/16 (64.3) Width: 18-1/2 (47.0) Depth: 8-5/16 (21.1) Weight: 55 lbs (24.9kg) Arm: 4 (10.2) - Arm. J L All dimensions are.inches (centimeters) unless otherwise specified. Mounting O.~tion Drilling Templat~6 SPxx, RPxx, DA12P 5 WBxx, DA12WB 6 WWxx 7 ORDERING INFORMATION Choose the boldface catalog nomenclature that best suits your needs and write it on the appropriate line. Order accessories as separate catalog number. Example: KSF2 400S R3 120 SP04 SF DDB LPI KSF2 200S KSF2 250S KSF2 400S Distribution R2 lES Type II roadway R3 lES Type III asymmetric R4SC lES Type IV forward throw, sharp cutoff R4W lES Type IV wide, forward throw R5S IESTypeVsquare I I 120 2084 240~ 277 347 480~ TB2 NOTES: 1 Consult factory for availability in Canada. 2 Optional multi-tap ballast (120, 208, 240, 277V). (120, 277, 347V in Canada). 3 SP09, RP09, or WW09 must be used when two or more luminaires are oriented on a 90° drilling pattern. 4 May be ordered as accessory. 5 Additional architectural colors available; see Ar- chitectural Colors brochure. 6 For arm mounting, see technical data section in Outdoor binder for drilling template. ,i OUTDOOR SP04 Square pole (4" arm) (standard)3 SP09 Square pole (9" arm) RP04 Round pole (4" arm)3 RPO9 Round pole (9" arm) WWO4 Wood pole or wall (4" arm)3 WW09 Wood pole or wall (9" arm) WB04 Wall bracket (4" arm) WBO9 Wall bracket (9" arm) L/ARM When ordering KMA, DA12 OPTIONAL MOUNTING (shipped separately) DA12P Degree arm (pole) DA.12WB Degree arm (wall) KMA Mast arm adapter KTMB Twin mounting bar I J Options Shipped Installed In Fixture SF Single fuse (120, 277, 347V, n/a TB) DF Double fuse (208, 240, 480V, n/a TB) LPI Lamp included as standard L/LP Less lamp PER NEMA twist-lock receptacle only (no photocontrol) QRS Quartz restrike system (75W max; lamp not included,120V only) EC Emergency circuit CR Enhanced corrosion resistance CSA Listed and labeled to comply with Canadian Standards Shipped separately4 PE1 NEMA twist-lock PE (120, 208, 240V) P£3 NEMA twist-lock PE (347V) PE4 NEMA twist-lock PE (480V) PE7 NEMA twist-lock PE (277V) SC Shorting cap for PER option KSF2HS House side shield (R2, R3) KSF2VG Vandal guard Architectural Colors (powder finish)5 Standard Colors DDB Dark bronze (standard) DWH White DBL Black Classic Colors DMB Medium bronze DNA Natural aluminum DSS Sandstone DGC Charcoal gray DTG Tennis green DBR Bright red DSB Steel blue 'Accessories: Tenon Mounting Slipfitter (o~'d~'r s'e'parately) Number of fixtures Tenor.. O.D One Two@lB0° Two@90°3 Three@120° Three@90°3 Four@90°~ 2-3/8" T20-190 T20-280 T20-290 T20-320 T20-390 T20-490 2-7/8" T25-190 T25-280 T25-290 T25-320 T25-390 T25-490 4" T35-!90 T35-280 T35-290 T35-320 T35-390 T35-490 Si;em #: KSF2-S AL-340 I(SF2 400S Arm-Mounted Rectilinear Cutoff Lighting -'- Coeffi"'""~ent of Utilizati'on ...................... Initial Footcandles KSF2 400S R2 Test No. 1193031601 COEFFICIENT OF UTILIZATION .0 .1 .2 .3 .4 .5 .6 .25 ,~,,-" ~ ,, ,,.~ 0 1 2 3 4 5 6 400W High Pressure Sodium lamp, 50000 rated lumens. Footcandle values based on 35' mounting height, DiStribution Ii, cutoff. Test No. LTL8506 KSF2 400S R3 Test No. TEST NO. 1194091501 COEFFICIENT OF UTILIZATION .2 .3 .4 .5 .6 0 I 2 3 4 5 6 400W High Pressure Sodium lamp, rated lumens. Footcandle values based on 35' mounting height, Distdbuti0n III, cutoff. KSF2 400S R4SC 5 2.5 1 ,5 .25 0.1 Test No. 1193042201 COEFFICIENT OF UTILIZATION · 0 .1 .2 .3 .4 .5 .6 KSF2 400S R4W COEFFICIENT OF UTILIZATION · 0 .1 .2 .3 .4 .5 .6 5 2.5 1.0 0.5 .25 0,1 KSF2 400S R5S Test No. 1193051704 0 I 2 3 4 5 6 400W High Pressure Sodium lamp, 50000 rated lumens. Footcandle values based on 20' mounting height, Distribution IV wide, froward throw. COEFFICIENT OF UTILIZATION · 0 .! .2 .3 .4 .5 .6 'x... ,,. 0 1 2 3 4 5 6 400W High Pressure Sodium lamp, 50000 rated lumens. Footcandle values based on 35' mounting height, Distribution V, cutoff. 0 1 2 3 4 5 6 400W High Pressure Sodium lamp, 50000 rated lumens. Footcandle values based on 35' mounting height, Distribution IV, sharp cutoff. NOTES: 1. For electrical characteristics, consult technical data tab. 2. Tested to current lES and NEMA standards under stabilized laboratory conditions. Various operating factors can cause differences between laboratory and actual field measurements. Dimensions and specifications are based on the most current available data and are subject to change. 3. Photometric data for other distributions can be accessed from the Lithonia Lighting website. (www. lithonia.com) Mounting Height Correction Factor (Multiply the fc level by the correction factor) 25 ft.= 1.44 32 ft.= .88 35 ft.= .73 Existing,Mounting Height2,, _- Correction Factor New Mounting Height2 An %~cuityBrands Company ., sheet#:KSF2'S ©2000 Acuity Lighting Group, Inc., Rev, 1/04 KSF2-S.p65 i Lithonia Lighting Acuity Lighting Group, Inc. Outdoor Lighting One Lithonia Way, Conyers, GA 30012-3957 Phone: 770-922-9000 Fax: 770-918-1209 In Canada: 160 avenue Labrosse, Point-Claire, P.Q., HgR 1A1 v>~vw.lithonia.com