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HomeMy WebLinkAboutDept Report 3-28-05 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT March 28, 2005 2-3i. Carmel/Clay Schools, Soccer Fields at River Rd The applicant seeks the following special use approval to construct sports fields and parking: DO'cket No. 05010046 SU Chapter 5.02 Special Use in S-1 Zone Docket No~05020006 V Chapter 27.03.0 parking lot curbing The site is located at the northwest comer of River Rd and 126th Street. The site is zoned S- I/Residence-Low Density- and is within the Special Flood Hazard Zone. Filed by George Zboyovsky of Paul I Crip~ for Carmel/Clay Schools. <$" General Info: The petitioner is requesting special use approval to have soccer field with parking and, restroom/storage buildings on site. Most of the property is located within the 100-yr floodplain. There is also a variance request for the parking .lot to not have curbing. There will be no lighting on the site, and the school will install field tile to aid in site drainage, so that there will be very little standing water. Analysis: At the last BZA'meeting, citizens brought up the following concerns: traffic, tree removal, parking, game times, bridge over the ditch, wildlife, ground water levels, number of fields, layout/design, quality of life/property values, and Dad's Club use of site. The City's Urban Forester believes that building into the woodlands is a bad idea, and has suggested there are other ~ites the school can build- soccer fields on. The school has agreed to install sidewalks/paths per the A TP at a later date. The Department is still waiting on a document stating this. The petitioner should also have met with adjoining neighborhoods to address concerns. Findings of , Fact: .Special Use 1.) The premises in question is.particularly physically suitable for the -proposed Special Use because; the land is mostly in the floodplain, where sports fields are an ideal use, since they can' be submerged by water in a flood event and remain relatively unharmed. 2.) The Special Use will notinjuri{)usly or adversely affect economic factors, such as cost/benefit to the community and its anticipated effect on surrounding property values b.ecause: the comprehensive plan states low-intensity residential areas should be served by and accessible to schools, parks, andpla'ygrounds (Comprehensive Plan, pg 5-5). 3.) TheSpeci,al Use will be consistent with social/neighborhood factors, such as compatibility with existing uses and those permitted under curr~ntzoning in the vicinity of the premises under consideration and how the proposed. Special Use will affect neighborhood integrity becaus~: the comprehensive plan states low-intensity residential areas should be served by and accessible to schools, parks, and playgrounds (Comprehensive Plan, pg 5-5). 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 in place since residential neighborhoods surround the property. Minimal utilities will need to service the site. 5~) Th'eSpecial Use will not adversely affect vehicular and pedestrian traffic in and around the premises upon 'whic:h th'e. Special Use is proposed because: the soccer fi~ldarea will provide the required. amount of parking required by the Zoning :Ordinance. The site will also comply with the Alternative Transportation Plan in providing lO-asphalt paths along all three of the streets that border it. 6.) The Board has reviewed the requirements of Ordi.nance 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 Spe'cialUse: the soccer fields comply with all requirements. Findings of Fact:. parking lot curbing 1.) The approval of this' variance, will not be injurious to the public health, safety, morals, and.general welfare of the community because: the site is located within a floodplain, where curbed parking may inhibit the natural flow of water on site. 2.) The uSe and value of the .area adjacentt~theproperty included in the variance will not be affected. ina substantia.llyadverseman,nerbecause: -the site is located within a floodplain, where curbed parking may inhibit the natural flow of water on site. 3.) The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of thep.rop~rty because: the school will have to provide parking lot curbing, within a floodplain,. which may inhibit the natural flow of water on site. Recommendation: The Department recommends positive consideration. of Docket Nos. 05010046 SU and 05020006 V after all concerns has been addressed.