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HomeMy WebLinkAboutDept Report 2-28-05 CARMEL/CLAY BOARD OF ZONING APPEALS HEARING OFFICER: DEP ARTMENTREPORT February 28, 2005 4-5d.CarmeI/Clay Schools, Soccer Fields'at River Rd The applicant seeks the 'following special use approval to construct sports fields and parking: Docket No. 0501004(j SU Chapter 5.02 Special Use in 8-1 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- l/Residence-Low Density and is within the Special Flood Hazard Zone. Filed by George Zboyovsky of Paul I Cripe 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 in~tall 'field tile to aid in site drainage, so that there will be very little standing water. Analysis: There is some concern about the wetland impacts. Indiana Department of Environmental Management as addressed concerns about the site plan. Also, the proper permits will need to be obtained from IDEM. The City's Urban Forester believes that building into the woodlands is a bad idea, and has suggested there are other sites the school. can build soccer fields on. The school ,has agr~ed to install sidewalks/paths per the A TP at a later date. The Department is still waiting on a document stating this. Findings of Fact: SpecialUse 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 not injuriously or adversely affect economic, factors, such as cost/benefit to the community and its anticipated effect on surrounding property values because: the comprehensive plan states low-intensity residential areas should be served by and accessible to schools, parks, and playgrounds (Comprehensive Plan, pg 5-5). 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 beca'use: 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.) The Special Use will not adversely affect vehicular and pedestrian traffic in and around the premises upon which the Special Use is proposed because: the soccer field area will provide the required amount of parking required by the Zoning Ordinance. The site will also comply with the Alternative Transportation Plan in providing 10-asphalt paths along all three of the streets that border it. 6.) The Board has reviewed the requirements of Ordinance Z-160, Section 21.03 (1-26) as they relate to this Special Use, and does not find that those crit~ria prevent the granting of the Special Use: 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 adjacent to the property included in the variance will not be affected in a substantially adverse manner because: the site is located within a floodplain, where. curbed parking may inhibit the ,natural flow of water on site. 3. ) The ~trict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property 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.