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CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
June 27, 2005
13h. Heather I(n'oll, See 2: Amenity Area
Petitioner seeks special use approval to establish an amenity area:
Docket No. 05050046 SU Chapter 5.02 special use in the S-l zone
The site is located at approximately 2830 West 141st Street. The site is zoned S-l/Residence - ROSa.
Filed by Ed Fleming of Sfoeppelwerth & Associates for PPV, LLC.
General Info:
The petitioner requests
approval to create an amenity
area for the residents of
Heather Knoll residential
subdivision. The amenity area
will contain active and passive
recreation opportunities with a
pool, bathhouse, playground,
basketball & tennis courts and a
parking area. The site is located
centrally within the
subdivision.
Analysis:
The amenity area provides a diversity of recreational uses and connects to the 10-ft path along the lake
for easy accessibility. The amenity area will provide recreation that is close in proximity to the
residents of this subdivision. The Urban Forester has requested revisions to the landscape plan,
regarding fullness & height of species.
Findings of Fact: A~enity Area
1. 'The premises in question is particularly physically suitable for the proposed Special Use
because: the site is located centrally within the subdivision for easy access by the residents. The 'park'
is close to a lake and the 10..;ft pedestrian path that runs parallel to it, adding character and value to the
subdivision.
2. The Special Dse will not injuriously or adversely affect economic factors, such as
cost/benefit to the comm!unity and its anticipated effect on surrounding property values because:
the site is located within t~e subdivision for easy access by the residents. The 'park' is centrally located
and is near a lake and the J 0- ft pedestrian path that runs parallel to it, adding character and value to the
subdivision.
3. The Special Use will be consistent with social/neighborhood factors, such as compatibility
with existing Uses and tbose permitted under current zoning in the vicinity of the premises under
consideration and how~he proposed Special Use will affect neighborhood integrity because: the
comprehensive plan stat4s low-intensity residential areas should be served by and accessible to
schools, parks, and playgrpunds (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: utilities are in
place since residential neighborhoods surround the property. Minimal utilities will need to service the
site.
5. The Special Use will not advers'ely affect vehicular and pedestrian traffic in and around
the premises upon which the Special Use is proposed because: utilities are in place since residential
neighborhoods surround the property. Minimal utilities will need to service the site
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 criteria prevent the granting of the
Special Use: the amenity area complies with all 26 requirements.
Reeommendation:
The department recommends positive consideration of Docket No. 05050046 SUe