HomeMy WebLinkAboutDept Report 10-22-12 CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
OCTOBER 22,2012
1-2. Carmel Seventh-Day Adventist Church Parking Lot Addition:The applicant seeks the following special use
amendment and development standards variance approval to expand their parking lot:
Docket No. 12090016 SUA - Ordinance Ch 7.02: Church in R-1 district
Docket No. 12090017 V - Ordinance Ch 27.03.01: Parking Facilities(temporary gravel requested)
The site is located at 14445 Carey Road and is zoned RI/Residential. Filed by James Shinneman of Weihe
Engineers on behalf of the Indiana Association of Seventh Day Adventists, Inc.
.—• � — _ General Info:
6 ., _
1 The petitioner is requesting a Special Use Amendment to
� expand their parking lot to the south of their existing Carmel
i I .;': yA _ Seventh Day Adventist Church at 146th Street and Carey
1 I - Road. They are also requesting a variance to permit a
•
4 ; " • j temporary gravel parking area as they plan to expand the
I s parking lot in phases. Please see the petitioner's
`- information packet for more details.
" a , 1 Analysis:
The church is currently surrounded by single family
_ o �
-mop residential with 146th Street abutting the property to the
north. The request is to add about 70 new parking spaces. A
yi 26 foot buffer will be provided to the residential to the south
1 which will include an undulating mound as well as trees and
a 15 foot buffer will be provided to the residential to the
• , t
east. The Special Use Amendment should not be injurious
j to adjoining properties and will provide additional, needed
1, parking capacity onsite.
jfi- The variance request is to allow portions of the new parking
I ^ • lot to be gravel on a temporary basis as they install the new
parking in phases. No negative public comments have been
submitted about this project at this time.
The Department is in support of this Special Use Amendment as well as the Variance
Findings of Fact Special Use Amendment
1. The premise in question is particularly physically suitable for the proposed Special Use because: it is adjacent to
the existing church and will be suitably buffered from surrounding properties.
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: it will be appropriately buffered and will
provide needed parking for the growing church.
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: it will provide additional parking onsite,
thereby reducing the potential for any offsite parking in the surrounding neighborhoods and additional landscaping
will be provided to be respective of the adjacent land uses.
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: no additional utilities will be needed besides
drainage facilities which are being accommodated.
1
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: this is a minor parking addition to the existing special use which will
aid in vehicular circulation. A 10 foot asphalt path is also proposed along Carey Road to provide pedestrian access.
Findings of Fact Gravel Parking Lot Variance
1. The approval of this variance will not be injurious to the public health,safety,morals,and general welfare
of the community because: it will only be gravel temporarily and will allow the parking to be installed in
phases.
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: it will only be gravel temporarily and will ultimately be paved.
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 the church to install all of the parking and
pavement at once which would delay the use of the needed parking spaces.
Recommendation:
After all comments and concerns have been addressed,the Dept. of Community Services recommends approval of
Docket No. 12090016 SUA & 12090017 V.
2