HomeMy WebLinkAboutMinutes BZA 04-25-05
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City of Carmel
Carmel Advisory Board of Zoning Appeals
Regular Meeting
Monday, April 25, 2005 '
. The regularly scheduled meeting of the Cannel Board of Zoning Appeals met at 6:00 PM on Monday,
April 25, 2005, in the Council Chambers of City Hall, Cannel, Indiana. The meeting opened with the
Pledge of Allegiance.
Members in attendance were Kent Broach, Leo Dierckman, James Hawkins, Earlene Plavchak and
Madeleine Torres, thereby establishing a quorum. Angie Conn, Jon D'obosiewicz and Mike Hollibaugh
represented the. Department of Community Services. John Molitor, Legal Counsel, was also present.
Mr. Broach moved to approve the minutes of the March 31, 2005 meeting as submitted. The motion
was seconded by Mr. Dierckman and APPROVED 5-0.
Mrs. Conn gave the Department Report. There had been a request to reorder the agenda so that the Old
~usiness, Item. Ii, could be heard first,. second would be Items 4-7h.
Mr.q Broach moved to reorder the agenda. The motion was seconded by Mr. Dierckman and
APPROVED 5-0.
Mr. Molitor gave the Legal Report. He has monitored activity in the State legislature and there has not
been any Bills passed that would affect the Board this year. The Board may want to schedule an
Executive Session for next month to discuss pending litigation for a status report.
I. Old Business. .
Ii.' Carmel/Clay Sch.ools, Soccer Fields at River Rd
The applicant ,seeks special use approval to construct sports, fields and parking:
Docket No. 05010046 SU' . Chapter 5.02 Special Use in S~l Zone
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 Cripe for Carmel/Clay Schools.
Mr. Hawkins reminded everyone of the. rules of the process. The Petitioner will have fifteen minutes to
present new or additional information since this case has already been heard~ Any new general public
comments which are favorable will have five minutes. Organized unfavorable remonstrance will be
given fifteen minutes. Any general public comments that are unfavorable will be five minutes. The
Petitioner's five-minute rebuttal will follow the public comments, followed by Staff comments. Once
the Staffhas given their comments, the Public Hearing portion is closed.
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Carme~ Advisory Board of Zoning Appeals
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Present for the Petition~t: Ron Farr~d, Dir~ctor ?~Facilities and Transportation, Canne1J~lay I.
SchoJls. They, are seekmg final actIOn on tIns petitIOn. Last month there was a request for mforrn, tlon
from Carmel Dad's Club relative to their use of existing facilities and how they would utilize this
facili~y.The final approval would include construction of the section to the north of Vestal Ditch1
including soccer fields and 1 08-car parking area. Also, from the infonnation that will be present~d by
Brad Little from the Cannel Dad's Club regarding the traffic inth,e south section, the grass overflow
parki~g area will be paved. .
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Brad !Little, Cannel Dad's Club. He presented the d.etailsofhow they run the soccer club andho they
came/up with the parking requirements. The Commitment letter that was put together with the
hom~oWners' association is. still inta~t. The S~ction 1. of the facility will ?e used by the high sch 101 in
the fall and the Dad's Club In the spnng.SectIon 2 wIll be used for practIces throughout the wee . He
presehted a summary of the various soccer facilities (copy attached). They also use and maintain!the
Hamilton County River Road Park for rugby and softball and the open space for practice. This is1used
by other groups in the surrounding community. This park has 166.parking spaces. They have Prol osed
272 ~arking spaces for the six soccer fields in Section 1 at River Road and 108 parking spaces in
Sectibn2. He showed charts of the game times, age levels, and car count (copy attached). The st rt
time ~t River Road has been adjusted to 9:00 AM start time. They project a maximum of 270 car' with
a flot ,of 90 cars in and out. According to the Commitments, they will have a traffic control offi I er on
Satida.ys. Tb.eycan instruct him to route all traffic east into the roundabout. . ..,i
Gen~ral favorable comments: .'
Davitl ;Stamps, 12560 Medalist Parkway, Plum Creek V.illage. He has been p~rt of an ad hoc gro p to
comcl up with an agreement on Commitments to limit and control and regulate the use of the pro erty.
The~ have worked with the School System and Dad's Club. They ask that theagreement made t night
be mad!e part of the record., I
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Remonstrance: ' 1
Ome~ Stocker, 5942 McKinges Circle. He presented infonnation gathered by his wife and forwa' ded to .
the ~o;ard. Based on last month's meeting, six soccer fields were approved in this area. These fid ds
and l1arking combined with the 1 79 parking spac,es plus overflow for the River Road Park fields,1
mak~s 15 athletic fields and 484 parking spaces. At Badger field there are 15 athletic fields withi352
par*g spaces. This creates a sports complex larger than Badger field. The property is zoned S-
which calls for less intensive uses. These soccer.fields combined with the River Ro.ad Park athle1ics is
verylin~ense. The location of Prairie View Club lIouse is on the corner of 131 stStreetand River: oad.
The tesidents in Prairie View have to cross 131 st Street or River Road to get to the club house, T, e
addiilional usehy the soccer fields will create too much traffic for people trying to use the pool a1 d
club house. 'I
Dan Lynch, .12537 Medalist Parkway. He is in the traffic build-up. zone. He felt it would,becom I a
gridlfck with intensive use. They may need "No Parking" signs on one side of Medalist Parkwa I . The.
stree~s 'are curb-Iess.aJ1.d are not ready for this intensive use.
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Jane.Kienholz, 12951 MacAlister Tra~e. Her concern was the 108 parking spaces for the one field
nortlilwest of the creek. Eight smaller fields.with6 children each is 48 plus coaches that she wou,d
roun~ up to 60 parking spots. It is a practice field and they usually carpool for practice times, so Ithere
would ,not be 2.3 cars per child. She wants to know if that extra load was proportional. I
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Carmel Advisory Board of Zoning Appeals
April 25, 2005
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Rebuttal:
Mr. Little stated that Section 2 is the one field that can be broken into 8 smaller fields. They have
already taken away one parking lot and feel that 108 spaces are adequate. The use of the pool and club
hous~ at Pra~rieView would be a different time. Th~ Dad's Club. will only be ,using Section 2 from
April through Memorial Day with toumam.ents on June 6 and then practice beginning Labor Day
through..,QctQber-.They would not be using it in the fall. The Dad's Club. will be using Section 1 for 9
weeks, mid to late April, typically after spring break, until June 6. The Sunday play at Badger is for
lacrosse. The purpose of River Road is to begin dispersing the play that the other facilities are taking.
Lacrosse will be moving from Badger to the facility on the west side and football will be -moving to the
new Mark Hemnann fields. River. Road allows them to continue the disbursement of play as the
community grows.
The Public Hearing was closed.
Mrs. Conn gave the Department Report. The Departlnent recommend~d positive consideration after all
questions and concerns have been addressed'.
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Mr. Molitor stated that the approval last month contained a commitment th~t the use would only be by
the School System. The part of the petition that contemplated use byth~ Dad's Club was:before the
Board tonight with the additional parking proposals. The major issue was not what was going to be
developed, but how. intensive the use would be and who and what wou~dbe there and if the parking
. and traffic plans were adequate. They amended their proposal last ,month for only school use and
tonight was about Dad's Club use.
Mr. Dierckman asked if the 9 weeks included Sundays.
Mr. Little 'stated that the Commitment was for.Saturdays with provision for Sunday make-up gameso
'Mr. Broach thought that the staggering of the ,games was important and useful. He wanted to.know
who scheduled the rugby games at the County Park.
Mr. Little stated they \vere scheduled by the Dad's Club and they have move4 part of the progr~l1 to
Wednesday night and through the week so they do not !lave all the activity on Saturday. The Saturday
they countedca1;s at Badger, there were no games at the County Park. There were people flying kites,
and practicing S9ccer.
Mrs. Torres asked if the 108 parking spaces were strictly for the north field in Section 2.
'Mr. Little stated that they werefot Section 2, because they could not put.anything over the creek for
passing between the two sections.' .
Mr. Hawkins about the Saturday and Sunday games at River Park.
Mr. Little stated that the only games were rugby.
Mr. Dierckman wanted to know why they needed six fields on the south and eight fields on the north,
, instead of four and six to reduce the intensity.
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carol ~dViSOry Board of Zoning Appeals
April 125, 2005
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Mr. Liftlestated the six fields replace fields they have lost since 2002 from the. west side with t !e
consWction of the new middle school and proposed elementary school. They are out ofpractic . fields.
Thei want to be a good neighbor and not jam more soccer fields in the north ~ea, Section 2. It ~. .hard .
for them to get coaches for teams because they do not have any place to practIce. Therefore, Se tIon 2
on me north is a luxury they would like to have so that they can assign practice fields for the yo I ng
teanls.
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Mr.' DiJerckman was more co;ncemed about the games and wanted to know if the north fields woi ld be
used on SatUrdays.
Mr. Lttle stated that in the Commitments they do have an option to have games on the northern
section if they choose. At this point, they do not choose to use those fields on Saturdays. They ~ e set
for J,ractices for Monday through Thursday. If they open that section for games on Saturdays, t ley
wouiIdlneed a separate set of commissioners running that section.
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Mr.ID1ierckman wondered if one or two games could be on the north to split the games up from~he
south side.
Mr. Little stated that could" be an option' in 'the fall..
Mrs. Torres stated that traffic is a big issue in Carmel, but the Carmel Dad's Club' has a positiv I impact
on t e: City. They. need to look at the 'pros and cons.
Mr. H~wkins.felt that this field has less intensive use than Badger and Shelbome fields.
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Mr. Little stated that there are 80 total acres in the parcel. They are trying to accommodate for t: e
futujre elementary school in the southeast comer and the creek cuts through the propertYat an a: gle
with woods in the northern section. Badger and Shelbome fields are both rectangles. There is lore
parIhng here in terms to the number of fields. .
Mr~. Conn stated that she h~d ~ead the Commitments that were presented at the last meeting. T eyare
acceptable and address the tImIng, the usage of the fields and schedule.
Mr.1 Molitor stated that there was a little confusion between the commitments that were propos] d on
M~CIQ. 31, 2005 which contemplated there could be spring play by the Dad's Club on the north, fields
on $aturdaysfrom 9:00.AM to 5:00 PM. Tonight's report, on page 5, section 2, Spring and Fal]
Seakon, has no activity on Friday, . Saturday or Sunday in Section 2. Mr. Dierckman was sugge~ting
thette could be some activity in the northern fields to lessen the congestion in the southern field. .
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Mr. Dierckman stated that if the homeowners stated they did not want it on the nort4em side, tl ey
must have a good reason. . 1
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Mr. Molitor stated that the Commitments at the March meeting contemplated some use of the ,orthem
fiel~sl on Saturdays. But the proposal tonight shows no activity on Friday, Saturday or Sunday I n the
northern fields. He felt that needed to be addressed to understand what would be . allowed there.
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.M. ..' f. D ierckm an asked Mr. Stocker..andM(. . Stamps about the hom~owners' association standpoint on
no:'use of the northern fields on the weekend. '.' "
Mr. Sto'cker stated that it was in exchange for allowing the Dad's Clllb tp use the six fields.tq the south,
'they would not use the northern Ones: in' the' spring ti11!e. At another meeting they stated the northern
one.s~: would only be. used in the springtime for practice Mon~ay through Thursday as a compromise.
Mr.' Stamps stated there were two documents under consideration. The..CpIn11l:itments document was
submitted' at the March 31, 2005 m.e~ti~g' and. was still the same fpf this meeting. Mr. Little prepared
his presentation, but that' present~t~oIi~as ',not the. Commitments.' rh~ COfl1IIiitments. statethatS aturday
. use was pennittedin the sprin'g;onthe north field 9:00 AM to 5:00.~M. IJ~ feltthatqne game on the
north.emfield would releas~ the pres~ll!e on the southern fields.
Mr~Little agreed. that Jhe Commitments would allow'them to' use the northern field on Saturday. If the
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Board felt that field should be incol!por~ted into the J11ix, then they would ~be 'flexible and work that in.
Mr. Dierck111an felt it would reduce the traffic on the south ~ide 'by'15~0.20 percent. He asked if they
would be prepared to use five fields..on the .~outh. an40ne field 01;1 th~ J10rth.
Mr.Littl,~ stated they wOlJ.ld p;referto use the six on the south, because th~se are two separate
'properties that would ,have tobe.~aip.tairied. They would need a one-story structure for restrooms and
storage. .
~~:'Broa~h"waS'not as concerned.about ;th.e ,six fields, but that it was.9 Saturdays and not the whole
. year and there would not be any games at the County Park.
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Mr. Little stated that the River Road County Park currently has Saturday rugby games. They are guests
at.that facility and use,~d maintain it. r~rl?eyhave.hosted a couple o.fState'championships..They
;.disb'urse other games thr()~ghout thewee~.
Mr. Br~ach stated that Mr, Stocker had a good point thafthey needed to look at use in the area. The
Dad ~ s -Club has done a* good j ob.qf st~ggeri~g the. six and one games, but he was concerned. about the
g8:mes~ goingoJ;l at the County p'ark.
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Mr. Little stated:the~ .h~d been w~rking.withtheCo~nty.ParksDepartment to begin a.registration
proces~,and.the'schedulingwillbe coordinated.~That has been within the last ten days and it will help
manage the use.
Mr. Hawkins~sked ifthe:Dad's'Club was still in~greement with theCornmitment they made at the
last meeting and if it .could be adopted mid recorded.
Mr. Little replied in the affirmative.
Mrs. Plavchak moved to approve D~;c.ket.No.05010046 SU,CatmellClay Schools, Soccer Fields at
Rive....r~Rd. The motionlVa.s secorrded,by Mrs. Aorres. Mr~Broach asked for ciarification that this was
wi,ththe Commitments agreed upon by the parties. .
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cajl. JdViSOry130ard of Zoning Appeals
April 25{2005
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Mr. ~a~kins replied in the affinnativeahdadded that it was for the fulFproject. ......
DocJeJ No. 05010046 SU, Carmel/Clay Schools, Soccer Fields at River Rd, was APPROVE I
with thb 'Commitments. . , ,
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H. pJblicHearin2.
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1-3h~ TABLED '. O"Malia Fireplace Shop'Exp~n'sion
-The applicanfseeks, the follo\ving de~/elop1)1ent standards ~/ariances:
,Docket No. 04100017,'7 Chapter 12.04.02 front yard setbaclc
Docl,etNo.> 04100018 -"!Chapter 27.03.02 , no curbed parking
Doclcet No. 04110009 '7 Chapter 26.04.05 buffer y:ard requirements
The site is lo'cated at 2'20 S"RaIlgeLin~Rd. The site iszon~d B l/Business.
'4_7h. HabnSurveying(Office Use)
, The applicant seeks the following use variance and"development standards van
approvals:
Docket No. '050,20030 UV Chapter 6.01.01- permitted uses'
Docket No. 05020031 V Chapter 27.03.03' parking lot curbing
D,ocket No. 05020032 V Chapter 26.04.05 buffer yard requirements
The site is located at 9639 ,Haverstick Rd. and is zoned S-2/Residence.
Filed by Matk,Monroeof'Wooden'& McLaughlin for W&D Land Co,LL'C
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Mr. B~oach recused himself.
II .
PresF~t for the Petitioner: Mark Monroe, attorney, 12329 Brookshire P~kway, Carm~1. Thesit~ is .
locateq west of Keystone Avenue, north of 96th S~reet and on the east sIde of HaverstIck Road.
aeriJl ph{)to 1Vas shown. The parcel is op.e half ~cre in size. It is bordered to the north bya singl
farn.~lyiresidence,also owned by Mr. Hahn. To the east is an existing office complex. To the solth is
the dff}ce of Hahn Surveying, owned by Mr. Hahn, as well as a dentist office owned by Dr. Ki ey. To
the reist on the 'other side of Haversti,c. k. i"S a,. p.other sing, Ie family res. ide,.. nce, as well as a. n U, ndev. 'eloped
pro~eIfY that is wooded and is t?e subject of a rezone petiti?n befo~e the Plan Commission f?r ~.
office pomplex'~,The proposed sIte plan was shown. The resIdence IS about 50 years old and It W, II
ma~t1in i~s residenti~l.character. They are. proposing addition~Han~scaping along the east side of the
,pro~~1fY lme all? ad~ItIonal paveme~t belu~d the house. The sIte ~ll be. use~ f?ran office.. Mr. I Hahn
antICCI]f>ates mOVIlJ.g hIS Hahn SurveYIng busIness from 96th Street Into thIS eXIstIng home. A photo of
the kxisting residence was shown. Mr. Hahn has committed to leave the residence. as it is and cd vert
the~~ide to office space and maintain all the existing landscaping on site: They have addressed all the
TACC concerns. The landscaping plan has 'been approved by the Urban Forester.
ReJo~strance'- Organized: .
PatR1pe:.9659Wild Cherry Lane. She stated there was no organized remonstrance because the have
riot ha~ time to organize since theyhad a very short notice. She will make her comments at the .~ nd.
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Carmel Advisory Board of Zoning Appeals
Apri125, 2005
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Individual:~' , " ' , :,' .. .., "
Herbert Smelser, 2542'E. Pleasant Way. Haverstick is the only outlet north and south out of the '
subdivisions in that area. There are certain times of the day that they cannot get out onto 96th Street
because ,of the heavy traffic. Workers from the office complex across Keystone alsp cut through the
subdivision. Westbound ~affic 'on 96th Street passes cars on a double yellow line, 1?ecause there are no
turn lanes...ThistLse would cre'ate more traffic,problems~ The dentist's' office should exit onto 96th
Street instead of Haverstick.
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Norman Wisel)1a~, 9650 'Haverstick Road, the property directly west. He was the only one to receive a
registered letter. None of his immediate neighbors had notificatjon. An, officeacros~ the street is not
conducive to a ~esidential ,nejghborhood. It is becoming atransition area, andfaJ;11ilies wi~l be less likely
to b,uy in the area~ His'lot ,is ;one acr~ ,and his property value 'will go,down~ He point~d out the petition
that ,approximately 40 n~ighbors had signed. Traff,icwas one of the main concerns because of children
, in the area'. He stated that last fall the petitioner had. cut down two very large beech trees and they
remai1.~.ed in that position for ~bout six 'months and were removed April 22. That calls into question just
how copcefned th~y are with tile in~egrity ~nd environment of the neighborhood.
Hugh Di,ehl, 9665 Haverstick Road, three houses from the proposed business. He would have had
secondthoughts about buying,.hishome,jf,he had,known there would,be encroachment from b~siness.
The areai~ extremely'wooded. He assumes that if Mr. Hahn gets a variance for this property, that he
will also attempt to get a variance for the second property, which would be one door from his house
, that hepurchased':last June., Traffic Qn96th:Street is a mess with, frequent accidents. Law enforcement
does their. best, ,but it is still a mess,'"
, Rod !MacDonald, 9783 Haverstick, ne~t ~o Mr. Diehl for 28 years. He ,does not want to, see business on
a -residential street.
Jipl Alred" 25.19 ~leasant Way W~st,. the east/west stre~t immediately to the north of this property. He
hid sent. a letter to the Board arid reviewed the points in the letter. In the past .when a proposal for
variances had been made,' the neighborhood residents within several hundred yards were kept
informed, plaJJ..socirculated, and views of proposals were cir~ulated. They basically received no
infonnatiqn on this proposal. Second,: they are all conce1!1ed with businesses creeping north onto
Haverstick, which isa narrow'ir~sidentialstreet with no curbs with traffic concerns.
Bill Carrier, 9861 Chesterton for 45 years and neighborhood association,president for the past 14
, years. He felt this was a major threat to the ar~a because Haverstick is a rustic ~nd friendly road that
lead~ into a..quiet and children-friendly community of single dwelling houses. Allowing this business
wil1.start a downward spiral of the ~rea.The 96th Street area started the same,by turning a few
residential homes into businesses. Presently the traffic at 96th Street and Haverstick is, quite congested.
, He felt this would begin a domino affect. '.
Cole' Alexis, 9658 ,Wild Ch~rry L~ne. He shared two points from his: letter to the Board. They felt from
discussions with other developers that this area was consider~d a bliffer area between the 'businesses
and residential areas. They 'have repeatedly been involved with these kinds "of requests. They ~ave
repeateqly requesteQ that the City of Cannel fund a long-term land use survey to provide a definition
of what this area needs, to beco,me.He has lived in the neighborhood sixteen years and he knows that
they have had requests, for the past eight ,years' for that kind of funding that>has been recommended in
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, carmt Advisory Board of Zoning Appeals
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April !25~ 2005
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the do~prehensive Plan. He hoped that with this one more controversy it will be taken back int
consld,eration. '
MiJelleNeelY, 9603 'Wild Cherry Lane, on an acre lot behind Nonn Wiseman. Most of the par!els 'are'
one lcie with trees adjacent to beautiful woods. If this petition is granted, the businesses will bel able to ,
lookltlioughthe Wiseman property into her very private backyard and pool area.
PatJuJe, 9659 Wild Cherry Lane. She shared an aerial view map and all area map from the wat; r
com~ap.y. There was an error on the Comp Plan showing Haverstick as a line of demarcation fo'
com.:tn~rcialand office development. The error was corrected and Day Drive is now the demarc I tion
line.IT}Vo residences west of Day Drive on 96th Street had already received Special Use varianc:, Hahn
En~J,1Cfen:; and the dental office. These residential properties were to be maintained' as such and , ave
contin~ed to he in compliance even when the dental office applied for an addition. The underlyil g "
zonihg remains S-2 low density residential. There are so many issues; There is an historic Ian ' ark. '
The~r ~ne:ac.re lo~s are .like an oasis in midd~e orall of this, pl~s the 3':acre land-l?cked parcels t. at
havd restrIctIOns III theIr deeds because nothing can be done wIth them. The area IS known as IIld
ChehYComer. They have been meeting for about six months with Jim Shinaverfrom Nelson a: d
Fraf~nberger regarding the Tintera property. There is nO collaboration ?etweert the two projec, s;
There ~s a Plan. to connect fr. o~ Westfield Boulevard through to HaVerStIc. k.. Th.~n peo. pIe that w, 11 not
be abl~ to get on 96th Street wIll turn and go through Lakewood Garden to the lIght at 98th Streei and
Keykt~ne. She pointed out other parcels in the area that will be developed. The south side of 96 I Street
willlp~obably be redeveloped with offices. The backup o~ 96~h Str:eet from feystonesometi~es: goes '
all the:way to Westfield Boulevard. The roundabout comIng In WIll not stop the backup. It wIll ust
kee~ pouring traffic onto 96th Street. There are no egress lanes on 96th Street, people drive in yal ds to
pas~. $averstick curves aroun~ a home that is a lan~ark, making ~t a very nro:ow road. She fe; t there
should be a study of the area, Instead of parcels changIng onerat a tIme. SometIme 96th Street w .11 need
to b~ i~proved and there are a lot of issues with some of the restrictions that go With some oft Ie
deedls..l Please consider the quality of life . 'Granting this petition will complicate the long-range I Ian for
the k~a. They want to be part of the planning for the area.
M~lehe Hat~h,90660 Haverstick? ne~t to Wiseman's, kitty-corner from the prope~yin question!~d.
next tl(J) the hIstone landmark WhICh IS a home that was part of the underground raIlroad. Havers; lck IS
one.lofthe oldest roads in this entire part of Indiana. There are plenty of other spaces to be used for
bus]!n~sses. '
Rebuttal:
Mr. Monroe, stated that the parcel is a half-acre site and will have little to' do with the traffic co
in tlt1e: !area. The 'main congestion in the area is at 96th Street and Keystone. Mr. ,Hahn is commi
keePing all the landscaping on site and has proposed additional plantings approved by the Urb
For~s'ter. The beech trees were cut down because they were rotting on the inside and might hav' fallen
on the home. At the request of the c,urrent tenant, the trees were left for firewood. However, he ever
use~ them, so Mr. Hahn cleared them out They have no 'intention ofprofosing any additional
busin~sses along Haverstick. This site is closer to and adjacent to the 96t 'Street uses and is bu~ ered by
twol properties owned by Mr. Hahn. The owner ofthe business complex to the east is in favor 01 this '
peti~iQn. Mr. Hahn's Surveying Office and the Kinney Dentist Office both have Use Variances ssued
by tIh~BZA. The two office complexes to the east were also given Use Variances and one ofthl se
owJers stated his support of this petition in his letter. There is no infraction or violation of the
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, " Carmel Advisory Board of Zoning Appeals
, Apri125,2005
Page 9 of 10
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'. Comprehensive Plan and as stated in'the Department Report they comply with the Comprehensive Plan
as approved in 1996. He felt those were the three main issues.
The Public Hearing was closed.
Mrs., Conn ,gave. the Department'Report. There are business uses to the south and east adjacent to this
property. This is a'Use Variance and not a Rezone. A'Rezone is more pennanent. This Use Variance
would only allow a:-professional'office use~ This Use can also revert back to a residential use, because
the owner is keeping aresidentiall~ok for the house. The City Forester did visit the site and did
recommend landscaping to keep the house residential-looking instead of commercial.
Mr. Hawkins asked about the property directly north that Mr. Hahn owns. It looked like a vacated
street and easement.
Mr. Monroe stated the two lines on the plans showed the additional land that was acquired at one time.
Mr. Hawkins asked about the Comprehensive Plan's 10ng-tel111 goal for the area.
. Mrs. Conn stated that the Land Use map shows that it is on the border of a low-intensity regional
'community employment area. This proposal would fall into the low-intensity employment area. The
Land Use map does not show direct boundaries, it is not set in stone and could extend past this area.
Mrs. Torres questioned the adequate.communication to the area property owners.
Mr~Monroe stated that sufficient certified mailings were made to the adjoining properties owners, as
well as public notice, about three mqnths ago when the application was filed.
Mr. Dierckman asked if a motion could be made in the negative.
Mr. Molitor stated that change was in the pending changes to the Rules of Procedure.
. Mr. Hawkins asked if there had been any meetings with the adjoining property owners to discuss this
plan.
Mr. Monroe stated that he had an extended phone conversation with Mrs. Rice last week and that she
was the first person to contact him. The other phone calls were from adjoining property owners who
were in support of the ,request. They were not in attendance. There were only three issues they could
address. The other issues were more regional or area issues that should be addressed by the Plan
Commission and Land Use Planning and had little to do with the petition.
Mr., Dierckman moved to approve Docket No. 05020030UV, Hahn Surveying. The motion was
seconded by Mrs. Torres and DENIED 0-4.
Mr. Monroe withdrew Docket Nos. 05020031 V and 05020032 V.
Page 9
Carmel fA4visory Board of Zoning Appeals
Apri121, ~005
Page 10 of 10
J. New Business.
Mr. Molitor had circulated the proposed changes to the Rules of Procedure. In discussions with
Molit~r and Mr. Dierclan,an, Mr. Broach had indicated that he was in favor of the changes.
Mr. D[erclanan moved to approve the.Proposed'Changes to the Rules of Procedure. ,The motio was
seconded by Mrs. Torres and APPROvED 4-0. .
I
K. Adjourn.
Mr. lier~kman mo~ed to adjourn. The motion waS seconded by Mrs. Plavchak and APPROVE 4-0.
The me;~tmg was adjourned at 7:50 PM. ' ' , '
. ~/t1'/#~
James R. Hawkins, Pr i sident
S:\Board of Zoning Appeals\Minutes\Board of Zoning Appeals - 2005\2! 050425.rtf
Page 10
Special Report to City _of Carmel Board of Zoning Appeals
Carmel Dads'Club, Soccer Program,' Parking & Facilities Analysis
River Road Athletic Fields
AprU 25, 2005
, Executive Summary
The proposed soccer fields at River -Road has generated considerable discussion centered
around the parking requirements necessary to accommodate the programs offered by the
Carmel Dads' Club; particularly on game days. The following analysis supports the need for the
272 parking spaces current,ly proposed for Section I along with a parking lot in Section II for
l08cars that ,is I~cated at the southern end of Section II. The Dads' Club has agreed to
eliminate the. second parking lot in Section II.
The proposed facility at River Road is an opportunity to continue disbursing play across the
community as well as parking and traffic. It will also ease the burden on all of our existing
facilities. Furthermore, the Carmel Dads' Club continues to implement strategies that have
proven'successful in managing field play, parking and traffic flow~ History and long memories
have certainly contributed to the confusion with many folks reminiscing about the traffic tangles
they experienced years ago at various Dads' Club facilities. The Dads' Club is the first to admit
that with'the growth of the community and our programs -10,467 participants in 2004-
coupled with our commitment that,nochildbe turned away we h'ave our work cut out for us in
terms 'of adc;Jressing green space and parking.
The BZA requested parking information regarding our facilities at Mark Badger Memorial Park,
Carmel..Clay.,Community Soccer Com'plex (Shelbourne Road soccer fields) and how that data
supports the proposed parking at River Road. The follow report presents that information. In
addition, to parking, there: are numerous variables involved when discussing soccer programs
including the length of a game, the ,various sizes of fields, the number of participants and so
forth. The following report details all aspects of Carmel Dads' Club soccer and our strategies to
manage them.
As a comparison, the foHowing table summarizes the facilities and'they're allotted parking:
Facility # Of Fields Parking Spaces
River Roaq - Section I 6 full-size soccer fields 272
(proposed)
River Road - Section II 1 full-size or 8 small- 108
(proposed) sided fields
River Road Park 2 ru'gby fields 166
(Hamilton County Parks 'Dept.) 4 softball diamonds
green space for practice
Mark Badger Park 6' full size soccer fields 275
(Carmel Dads" Club)' 1, footballjlacross field
Q'Malia Baseball Field'
Shirley Baseball Field
Shelbourne Soccer Complex 13 full size soccer fields 415
(Carmel Dads~ Club)
sLr'd of Zoning Appeals- River Road Proposal
cbrmel Dads' Club Parking Analysis
I :
Pag~ 2 of 5 ,
Aprill 25, 2005
Basic Soccer Program Assumptions
1jhe following information conveys the basic guidelines used by the Carmel Dads' Club socc r
~rogram that has been in place for several years. Since Section I of the River Road facility
wOi~ld be the primary use of Carmel Dads' Club programs in the spring (high school use in t e
f~II), these assumptions are based on a typical Spring Schedule for Carmel Dads'Club Socc . r.
~h~ parking lot in section I has paved parking to accommodate lS0 cars and a grass area t, at
1mj hold an additional 92 cars as overflow. . . .
Scihedule: ' I
Aplril 4 spring break
1PII"~lll practice begins
1p:1TI1 16 opening day
April 16- May 22 regular season
memorial Day Weekend No games
Ju~e 4 & 5 Tournament championships
I
I
(I~a~s~n: 9 weeks per calendar year)
Dnflslons: Length of a game by Division
~I: r~-school and kindergarten 45 minutes
~ st i& 2nd grade 50 minutes
~rdl:& 4th grade 55 minutes
5th i& 6th grade 60 minutes
tthl:& Sthgrade 60+ minutes .
jth'ithrOUgh 12th grade. . 90 minutes (45 minute halves)
Game Dav Schedule: assume 7th - 12th grade games
$:QO a.m. Games start
9:15 a.m. 2nd round of games
+0;45 a.m. 3rdround of games
~obn 4th round of games
1:15 p.m. 5th round of games
*:15 p.m. 6th round of games
roo p.m. Final round of games .. .
lBa?ed on this schedule, games range anywhere from 45 minutes to more than 90 minutes I
~epending on the age group and level of play. (The high school league plays 4S-minute hives)
tS! indicated from the "Game Day Schedule" Carmel Dads' Club allows for 1 hour 15 minut~s for
~h~ majority of our age groups to accommodate game time and to allow for arrival, depart' re
in~ any unforeseen holdups. I
Based on years of experience with the aforementioned schedule, even without sche'duled I
~tdggered start times, the traffic pattern naturally develops into staggered zones as the da
progresses. Coaches typically ask team members to arrive 15 to 20 minutes early.
.Board of Zoning Appeals- River Road Proposal
Carmel Dads' Club Parking Analysis
Page 3 of 5
April,25, 2005
Proposed River Road Athletic Fields
(Please see Exhibit A)
(Based on commitments to hom'eowners)
The Carmel ,Dads' Club has proposed staggered start times for games held 'on Saturdays in
Section,!.. Fields One through Three would start on the schedule referenced earlier in this
report. Fi~lds Four through Six would start 30 minutes later. This strategy should minimize
"bottlenecks" with tra,ffic, flow and would keep the arrival and departure to approximately 90
cars with a total of 180 cars on average being in the parking lot. This is based on an
assumption of 30 cars per field.
We project that 'no more than 270 cars would be in the lot during the few minutes of overlap as
cars :arrive for the next set of games while the set of fields end play and the next round of
, games begin on those same, fields.' However,' once th,ose games end, those 90 cars leave and
the lot .is back to 180. This pattern continues throughout the day. The following analysis
details those projections: '
Proposed Game Day Schedule - SECTION I .
Fields '1, 2 & 3:
8:00 a.m.
F~elds4, 5 & 6
8:30 a.m.
9:15 a.m.
9:45 a.m.
10:45 a.m.
11:15 a.m.
Noon
12:30 p.m.
1:15 p.m.
'2:45 p.m.
4:00 p.m.
1:45 p.m.
3:15 p.m.
4:30 p.m.
If high .schoo'l age programs participate on. any of the fields, a 90-minute schedule would, be
implemented; thus creating even larger pauses between traffic arrivals and departures. A
common issue raised during this process has been the history of traffic congestion and parking
issues at'Badger Park and Shelbourne Soccer Complex. Moving to this type of schedule
between games has helped ease the congestion at Badger Park in particular. The key factor to
keep in mind is that the addition of the River Road fields will help disburse traffic across the
community rather than adding to It.
The following chart details the traffic,fl~w as a. result of staggering the start times on each set
of 3 fields, assumes 30 cars per field and allows for 75 total minutes to accommodate the
arrival, the game and departure.
Jal"d of Zoning Appeals- River Road Proposal
C~rf'\1el Dads' Club Parking Analysis
Page 4 of 5
I :
April 25,' 2005
SECTION! ~ SprinaSeason
Traffic Flow and Estimated Parking Lot Requirements
S,chedule Fields Traffic Flow ; Parking Lot
8:00 a.m. 1, 2 &3 90 cars arrive 90'cars
8:30 a.m. 4,5 &6 90 carS arrive 180 cars
9:15 a.m. 1, 2 & 3 90 cars arrive 270 cars '
1, 2 & 3 90 cars leave 180 cars
9:45 a.m. 4, 5 & 6 90 ca rs' arrive 270 cars
4,5, & 6 90 cars ,leave ,I 180 cars
1.0:;45 a.m. 1, 2 & 3 90 cars arrive 270 cars
1, 2 & 3 ' 90 cars leave 180'cars
i 4, 5 & 6 90 cars arrive 270 cars
111:::15 a.m.
loon 4, 5 & 6 90 cars leave 180 cars
1, 2 & 3 90 cars arrive 270 cars
1, 2 & 3 90 cars leave 180 cars
12~30 p.m. 4, 5 & 6 90 cars arr'ive 270 cars
4, 5 &6 90 cars leave ' 180 cars
1, 2 & 3 90 cars arrive 270 cars
1, 2 & 3 90 cars leave 180 cars
r~5 p.m. 4; 5 &6 90 cars arrive 270 cars
4, 5 & 6 90 cars leave 180 cars
r45 :.m. 1, 2' & 3 90 cars arrive 270 cars
1, 2 & 3 90 cars leave, 180 cars
4, 5 & 6
:B:lS p.m. 90 ca rs . arrive 270 cars
4, .,5 & ,6 90 cars leave 180 cars
4:i(PO p.m. 1, 2 & 3 90 cars arrive ' 270 cars
1, 2 & 3 90 cars leave 180 cars
4:,~0 p.m. 4, 5 & 6 90 cars arrive 270 cars
"4,5&,6 90 cars leave 180 cars '
i Board ofZonif'1gAppea.ls~ RiverRoad Proposal
CarmeI 'Dads'Club',Parking Analysis,
Page 5,ofS
April 25,2005 '
. As p~r~the commitments made to.homeowners,.atraffie cOl1trolofficer will direct traffic out of
, the facilityaf'ld onto .126th street. We",can,direct the officer.<to::be'even ,more specific by routing
cars to the westorily that leads to the roundapoutat Hazel Dell Parkway. ,This will prevent cars
"fromcutting:through Plum Cree~<Village. '
" !
, " ,I
, " SECTION'II~'Spring & Fa'lI Season,' , "
", ,', .' '( " , . -', ;
. As per the. commitmeots to the homeowners, Section .U will. be used for prgctice only (both
Spring a'hd' FaH)M_onday throu~:Jh':Thursclay. Th,ereWiJI 'qe, no attivityon Friday; Satprd9yor
Sunday~'.:>Theparking lot to the north has ,b~enelimlnated'le~vin'g one paved p~rki.ng lotto the
southdeslgn,ed to "accoqimoctate 108 c:.ars.
'Mark, Badger Memorial Park.
. (Pleilsesee.Exhibit B)'.. .
, .. ~
, ,
In 19a.6'CarrneJ Dads' Club constructed Mark'BaCJgerMemorial Rarka 30~acre 'athletic facility
featuring ,2bas,eb'aH diamonds -. Q'MaliaField and Shirley Fieldr'19cated" at the' southern end of
thetompl~x;' one foqtb,all/lacrosse'field in the middle Qfthe fQcility and 6 full si4,esoccer fields
at the n:o.rth~rn ,end" of th~ property that can be transform~d into as mar,y'as 10 'small sided
fields'for the you,;ngeragegroups. Two concession stand/restroom 'facilIties ,are located'on the
property,poe atthe southern~ndand one at the northernend.Thtiparking lot at Badger
Park i~constructedto accommQd,ate 2~5 cars comf~rta!Jly~,
C~arly,there: i-s..the,p'otential for heavy traffic ,at this facility. However, during the past 3 years, '
Carmel, Dads'Club has 'implem~nted'numerous' strateg:ies to help minimize the congestion.' For
example the football~progr~'mhas moved to staggered start times in th,e fall,. soccer employs a
traffic control officer to direct traffic on game day:, (3nd th.e soc;cer schedule"providin'g for 75
minutes frpm ~tal1:9f games tQcompletioli has contributed to a smoother transition of cars in
"'and ,out'of th'e, faciliw.Allof these',"strategieswHI be employed at the ,RIver Road facility.
, , ,
. . .. " .
One recentexa.":,mple,ls this,. pas, tSatu, rday, April16t~,200'5'W..'a~ opening day for soccerat....Ba.dger
Park. The six full'sizefield~ were configured to I;reate total of 10 fields to accommodate.the
vari;o.us age groaps. At' l1a.rrf~l historic'aHy a heavy'traffic time, ~ith a,I.I'10 fi~lds acti\lewith
gam'es in ,progress alon'g 'with a : baseb" air gam. e"on Shirley Field, ap:hysical count of cars in the
parking lot confirmed 187 cars. '
Carmel Clay Community Soccer ,Complex
(Please see Exhibit ,C) ,
In19,~8: by"Carmel Clay Community Schools, Ca'rmel Dads'Cl,ub and Carmel United Soccer Club
partnered to develop the Carmel. Clay Community Soccer ~omplex located at 126th and
,Shelfj'ourn~,R6acL This 3D-acre fac:ility,featureslO full ~iz,e soccer "fierds ..on the east side of the
creek and 3 fuJlsizefields on the west side of the creek.CarmeIDad~'Club, the school teams
and Carmel United Soccer Club 'utilize these fields for practice~ and games.
There are 3 parking lots that accommodate approximately 415 cars. ,As Exhibit 'c
sh'ows, the 3 . lots. are located s~rategically with:the fields, one lot to the far south that
accommodates JQOcars, another Ib~ neat the centerthat holds 150 cars and the third lot to the
north :d,esigned for 165 cars.
f&lp~K.N~;:: -"~:6~:4;;~ . . in- (
I ~~i:S~~~gACES == 1 ~ .. 0 d_ ( ~
Tli4E'EXHIBIT No.' 2
I
I . SOUTHERN AREA.. .
SOCCER FIELDS AT RIVER ROAD
. I
ee:.
~rchitects & Engineers
7172. GR,AHAM ROAD
INDIANAPOLI:S.INDIANA 46250 .
(317) f3,42-6777 FAX (317) 841---4798'
E~Mail,at cripe@Cripe.biz
Dote:
03~ !9-05
SCALE:!
NA I"
PROJE :T NO:
0404; 7 -20000
. ARCHllEClURE I
. CIVIL ENGINEERS I
. . LANDSCAPE ARC, ITEClURE
. LAND PLANNING I
eLAND SURVEYOR
" ,:' , I
. TRANSPORTA1l0: ENGINEERS
. GIS' , I
MARK BADGER MEMORIAL PARK
Lpcateda't 5459 E.131st Street (east of GraiRoad)
EXHIBIT B
131 st Street
office ~
Field 11 Field 4 Fi~ld 2
concessions
I Fiel~ 10 I "Fiel~ 3 I :1 Field 1
t
North
Field 7 'Fielq 8 I
,.Parking
for
Field.g 275
Field 5'
Shirley Baseball
Diamond
Football & Lacrosse Field
concession stand
& restrooms
OIMaliaBaseball
Diamond
SHElBbuRNEFIELDS '
LocatJd ~t 3451 W. 126th street
i
I
Parking
for
100 cars
Parking
for
150 cars
EJ
Field 1
II
Parking. , '
for
165 cars
Field 4
'Field 5
Field 7
Field 9
Field 2
Field 3
Small Fields
Swale
Area
Swale
Field 6
Field 8
Field 10
I
E HIBIT C
..~
1
~