HomeMy WebLinkAboutDept Report 11-28-11CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT 1 NOVEMBER 28, 2011
1. (V) Happy Dog Hotel Spa Landscaping.
The applicant seeks the following development standards variance approval:
Docket No. 11110005 V Ordinance Chapter 26.04: required landscaping /bufferyards.
The site is located at 233 2nd Ave. SW. It is zoned I -1 /Industrial and not located within any overlay zone.
Filed by Beverly Schroeder, owner
General Info Analysis:
The applicant seeks
approval to update the
existing building and
parking area for a dog
boarding and grooming
business. (The buildmg
used to house The Mystery
Company.) The site is
fairly small, at about 90
feet wide by 123 feet deep.
In the past, the site was
used for industrial uses and
with that, the site remains
paved with no landscaping.
The site currently has a
very small grass patch
along the east side of the
building. The ordinance
requires that any new
improvement to a site
requires compliance with
the current ordinance regulations in place, which would include compliance with bufferyard plantings. The petitioner
proposes to add two planters near the front door that will have juniper evergreens planted in them. However, industrial
zoned sites that developed over the years never had any landscaping required initially, since they were industrial land
uses. The context of the site is also zoned industrial to the south and southwest, where sites are comprised of just building
and parking areas as well. Please view the petitioner's informational packet for further detail.
Findings of Fact, no landscaping:
1. The approval of these variances will not be injurious to the public health, safety, morals, and general welfare of
the community because: the site will remain as is, with the same amount of pavement and building footprint. The
petitioner will also add two planters near the front door that will have juniper evergreens planted in them.
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 site will remain as is, with the same amount of pavement and building
footprint. The petitioner will also add two planters near the front door that will have juniper evergreens planted in
them.
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 pavement located on the perimeter of the site will have to be torn up and
removed by the petitioner. Also, the petitioner would have to install anywhere from 50 plus shrubs and trees, in an
area currently surrounded by industrial -zoned properties that have no landscaping, themselves.
Recommendation: After all concerns have been addressed, the Dept. of Community Services recommends positive
consideration of Docket No. 11110005 V.