HomeMy WebLinkAboutDept Report 05-29-12 CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
MAY 29, 2012
1. (SU) Carey Addition, Lot 3 - Starting Line Preschool.
The applicant seeks the following special use approval:
Docket No. 12040004 SU ZO Chptr. 8.02 Special Uses, preschool on residential site.
The site is located at 110 3rd Ave NE. It is zoned R-2/Residence and lies with the Old Town Overlay
Character Subarea. Filed by Diane Atkins.
r 1 ,_1,; . ,, ; a of General Info:
,• ,,�w ve r__� x: n
h"->4.r The petitioner is requesting a Special Use approval to
M i `�, ' + 4' allow a preschool in a residential structure on a•• ,, _ residentially zoned property. Directly north and west
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IV x ; z '„ } D 1 •a are single family homes. To the east is the Masonic
m ' 9 $ I Lodge and to the south is an office building and
• ' , ee ; .a Ili • 4 i parking area The Carmel High School is a block away
: ¢`' m - - to the east. The site received a use variance approval in
---' ' '., 'A' 2 I= • . 2003 to be used as a business for offices. A variance
t
o „ y .a y a' was also granted in 2003 for a reduced number of
• ;1 ; parking spaces for that office use. Please refer to the
gist Street NC' -,a � Y ,-, � . ; ' petitioner's information packet for more details.
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armel High Analysis:
r , "' ; 198A'8• : ;t `" ; School A special use is generally looked upon favorably, and
"' 5 ' ' in a residential area a school ma make sense as the
' ,� ' 'e . Carmel Clay Comprehensive Plan(C3 Plan) suggests
,' ,I ,o) ,x,t;3 A 11 i,' , " 2- j" - that school uses are complementary to residential uses.
However,the department does not think that the current
proposal is appropriate for this site. The site is sized for a single family home and a preschool would be too intensive for
this lot. Parking and traffic are probably the biggest concerns. We appreciate the petitioner's efforts to accommodate
onsite drop off of students,however,the small drive proposed does not appear to be sufficient. It will only have space for
2 or 3 cars,which is no more than can currently be accommodated by the on-street parking in front of the site. The
increased traffic will have a detrimental effect on the surrounding properties. The Engineering Department is also not in
favor of the curved drive as it would add two additional cuts to the street and could pose a safety concern to pedestrians.
This petition was heard by the BZA in November of 2011 and was denied. The department does not feel that the
petitioner has satisfactorily addressed the Board's concerns from the previous hearing.
Findings of Fact, Special Use:
1. The premise in question is not particularly physically suitable for the proposed Special Use because: the site is
too small to fit the intensity of the proposed use and does not adequately handle parking and student drop off.
2. The Special Use will injuriously or adversely affect economic factors,such as cost/benefit to the community and
its anticipated effect on surrounding property values because: the increase in traffic and site circulation will have
a negative effect on the surrounding residential properties. The proposed use on this tight site could undermine the
residential character of the area.
3. The Special Use will not 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 will not maintain a residential character and
while the use in theory may be compatible, there are too many issues relating to the site that have not been
adequately addressed.
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; however
drainage may be an issue if additional pavement is added on site.
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5. The Special Use will adversely affect vehicular and pedestrian traffic in and around the premises upon which
the Special Use is proposed because: it will create increased traffic in a residential area and the site is not
sufficiently designed to handle parking and drop off of students.
Recommendation: The Dept. of Community Services does not support Docket No. 12040004 SU at this time unless the
site issues can be affectively addressed.
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