HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT I JANUARY 24, 2012
10. (SU)Hamilton Crossing West,Building 2-Middle Star Center.
The applicant seeks the following special use approval:
Docket No. 11120006 SU ZO Chptr. 16.02 Special Uses.
The site is located at 12650 Hamilton Crossing Blvd. It is zoned B-5/Business and lies with the US 31 Overlay
Zone. Filed by Blaine Paul of Duke Realty.
`F �, -� i General Info: The petitioner requests•
,' aAll ::,,"1,71, 'r , ---B-57^.j. ''i s .R o i 1 I'.1=' Special Use approval to allow a
---10714:. . �`' ..® 'Ion ' � I ;,_ ; -■ school use for older children, teens,
y., y-�:.—..,e41 ti '
t, - . Z.Z. N .: '`, 1` and young adults affected by autism
�_ w,a:� t �Yu'!`f"'��.�A , % ' ' within an office building zoned B-
• r e 5/Business with in the US 31 Overlay
i y ;- I i. f.• I r , zone. Middle Star programming
11 _r • - �, focuses on activities of daily living,
�, '4 �t' vocational skills, and social skills for
0c 1:, FF-2 '1
Ws' kAl
'- tiff 1r ��R ' :, " ^ ' '' --..\ ; ;f I it, children with autism. The hours of
`-!-'- }, "+l� r .' ` ',' .' ,-1 1 {,' '� li; operation are during the hours of a
7f, f - q" .��I " .� ;1 31' typical workday, 8:00 am to 5:00 pm.m.
''',/,,..* , ;�,; t `,� ,c � o �+ ' There will be up to 14 students and up
e-',, t f.. ` ,, r , I l , ( to 19 employees.
•= $, , _ mN"M'�' i Analysis: The school use will serve a
�� „h'� `I, i' ) '$ k I' growing need within the area to
- r- , ° k :, `, .»`. , t, ti r provide life skills for older children•
'" ') 4 it i I '-` "{ with autism. This use will function
' 1` _' +' I , ( t
I,_ ,4Y — ��.1, r,, •similar to an office use in regards to
hours of operation,parking, and
number of users(employees and students). Little Star Center already exists at Hamilton Crossing I,just north of the site
in question,which is a similar use but for younger children. Little Star Center obtained a Special Use approval in 2004.
The Department believes this will be a compatible use to the other existing office uses on this site. Please see the
petitioner's informational packet for more details.
•
Findings of Fact: Special Use
1. The premises in question is particularly physically suitable for the proposed Special Use because: The school
will utilize existing tenant space and parking, and function similar to an office use.
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 school use is small in comparison to the
total area of the existing building and will function similar to an office use.
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 use will function similar to
the existing, permitted office uses on site. Also, the Comprehensive Plans lists an Institutional Node(such as
a school) as being compatible with an Employment Node. In addition, it states Institutions of a smaller scale
may be integrated sensitively into neighborhoods.
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 currently in 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: streets, parking, and sidewalks/paths are already in place, and the
vehicular traffic flow will not be altered.
Recommendation:
After all concerns have been addressed, the Department of Community Services recommends positive consideration of
Docket No. 11120006 SU.