HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
SEPTEMBER 24,2012
1. (V)Mike's Carwash,Greenbelt Reduction
The applicant seeks the following development standards variance approval:
Docket No. 12090005 V ZO CH 23C.08.02.A 30 foot Greenbelt required(3 feet to remain)
The site is located at 10580 North Michigan Road. The site is zoned I-1/Industrial within the Michigan Road
Corridor Overlay Zone. Filed by Kyle Cyr of Cripe on behalf of Mike's Carwash,Inc.
General Info:
This site received a previous variance approval in 2008 to
1061U STREET reduce the Greenbelt along Michigan Road from 30 feet to 10
. feet to permit the drive aisle for the carwash. Six other
variances were approved for this site in 2008,as well. The
0 petitioner now requests the Greenbelt be reduced further,to 3
`*" feet wide,to increase the turning radius for the drive entering
ti f the carwash building. Please see the petitioner's information
1 r
d' packet for more details.
-we.ron
.` Analysis:
p ` ' Mike's Carwash would like to increase the turning radius for
` R the drive entering the carwash because some patrons have had
�` difficulty making the tight turn,especially those in larger
vehicles. The drive would then encroach 7 feet further into the
;� , existing 10 foot wide Greenbelt. Some landscaping does exist
outside of the Greenbelt in the Michigan Road right-of-way as
approved as a part of the original variance to reduce the Greenbelt. This Greenbelt reduction is out of character with the
Michigan Road Overlay Zone,however,this variance should not be injurious to adjacent property owners or the
community. No negative public comments have been submitted about this project at this time. The Department is in
support of this variance as it will increase the turning radius thereby decreasing conflicts with entering the carwash.
Findings of Fact
1. The approval of these variances will not be injurious to the public health,safety,morals,and general
welfare of the community because: it will allow for a wider turning radius for the carwash entrance to make it
easier for patrons, and the Greenbelt has already been reduced and this would allow an additional 7 feet reduction.
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: a reduction of 20 feet already exists and this would only encroach an
additional 7 feet.
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: it would require major changes to the existing site if Mike's
Carwash wanted to increase the turning radius to make entering the carwash easier.
Recommendation:
After all comments and concerns have been addressed,the Dept.of Community Services recommends approval of
Docket No. 12090005 V.
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