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HomeMy WebLinkAboutPacket SU-20-99CITY OF CARMEL BOARD OF ZONING APPEALS BOARD MEMBER PACKET APPLICATION BY WOODLAND SPRINGS CHRISTIAN CHURCH Special Use Variance SU -20 -99 Special Use Variance SU -20 -99 TABLE OF CONTENTS 1. Findings of Fact (Ballot Sheet) 2. Findings of Fact (Question Sheet) 3. Statement of Special Use Variance 4. Statement in Support of Special Use Variance 5. Aerial Location Map 6. Site Plan 7. Elevation Plan 8. Parking Plan 9. Landscaping Plan 10. Sanitary Sewer Plan 11. Drainage Topography Plan and Erosion Control 12. 146th Street Corridor Study 13. Color Rendering 1 1 1 1 1 1 Docket No.: CARMEIJCLAY BOARD OF ZONING APPEALS CARMEL, INDIANA SU -20 -99 Petitioner. Woodland Springs Christian Church, Inc. FINDINGS OF FACT - SPECIAL USE 1. The Special Use in Flood Plain District, Ordinance Z -160, Section 21.6 as amended Q (does not) apply and all prerequisites have been met by Petitioner as verified by: N/A 2. The Special Use will be consistent with the Character and Permitted Land Use of the zoning district and CarmeUClay Comprehensive Plan because: The church building falls within a permitted special use as provided by Ordinance 5.2 and is in keeping with the purpose and intent of the S -1 residential district. 3. The Special Use is physically suitable for the land in question because: The church building will lie on 25 acres providing more than adequate green space in keeping with the rural character of this district. 4. The Special Use will not injuriously or adversely affect the adjacent land or property values because: The proposed church building, parking and lighting are adequately set back from adjacent land owners and buffered by appropriate landscaping. 5. The Special Use will not adversely affect vehicular or pedestrian traffic flow, nor the adequate availability of water, sewage, or storm drainage facilities, or police or fire protection because: The curb cuts along with the expansion of Hazel Dell Parkway and 146th Street will provide adequate andrapprop- iate;:access:tQtthe property, water availability, sewage, and storm drainage facilities are adequately provided. 6. The Board has reviewed the requirements of Ordinance Z -160, Section 21.3 (1 -25) as they relate to this Special Use, and does not find that those criteria prevent the granting of the Special Use: DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Special Use Docket Number SU -20 -99 is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of , 199 CHAIRPERSON, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals s :Vormslspuse.app Revised 07/14/97 Condttions of the Board are listed on the back. (Petitioner or his representative to sign). Page 8 of 8 — Specsai Use App6C3p0^ Docket No.: Petitioner: CARMEUCLAY BOARD OF ZONING APPEALS CARMEL, INDIANA SU- 20 -9.9 Woodland Springs Christian Church, Inc. FINDINGS OF FACT - SPECIAL USE .1. . ;The Special Use-in Flood Plain District, Ordinance Z -160, Section 21.6 as amended (does not) apply and prerequisites have been met by Petitioner as verified by: N/A 2. The Special Use will be consistent with the Character and Permitted Land Use of the zoning district and CarmeUClay Comprehensive Plan because: The church building falls within a permitted special use as provided by Ordinance .5.2 and is in keeping with the purpose and intent of the S -1 residential district. 3. The Special Use is physically suitable for the land in question because: The church building will lie on 25 acres providing more than adequate green space in keeping with the rural character of this district. 4. The Special Use will not injuriously or adversely affect the adjacent land or property values because: The proposed church building, parking and lighting are adequately set back from adjacent land owners and buffered by appropriate landscaping. 5. The Special Use will not adversely affect vehicular or pedestrian traffic flow, nor the adequate availability of water, sewage, or storm drainage facilities, or police or fire protection because: The curb cuts along with the expansion of Hazel Dell Parkway and 146th Street will provide adequate andraporop- riiate;:access_tOtthe property, water availability, sewage, and storm drainage facilities are adequately provided. 6. The Board has reviewed the requirements of Ordinance Z -160, Section 21.3 (1 -25) as they relate to this Special Use, and does not find that those criteria prevent the granting of the Special Use: DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Special Use Docket Number SU -20 -99 is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of , i99 CHAIRPERSON, CarmeUClay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals s:Vorrnslspuse.app Revised 07/14/97 Conditions of the Board are listed on the back. (Petitioner or his representative to sign). Pago 8 of 8 — $P.c+,al Us. Aod0000n STATEMENT OF SPECIAL USE VARIANCE Woodland Springs Christian Church presently located at 3405 East 116th Street, Carmel, Indiana, is seeking to relocate from its present facility and build a new facility at 14346 Hazel Dell Parkway, Carmel, Indiana. Constructing a church on the subject property falls within the permitted special uses for the property as prescribed by Ordinance No. 5.2 and is in keeping with the purpose and intent of the S -1 residence district. 1 STATEMENT IN SUPPORT OF SPECIAL USE VARIANCE In May 1971, the Woodland Springs Christian Church ( "WSCC ") completed and began services at its newly constructed church building located 3405 East 116th Street, Carmel, Indiana. Since that time, the congregation has continued to grow and in 1991, a Family Life Center with additional classrooms was added to the church building. Since 1991, even more families from the Carmel community and area have become part of the Woodland Springs Christian Church. Because of this continuing growth and the need for expansion, church members over the last two to three years have been seeking to purchase available acreage in the Carmel area suitable for a new church facility. In the first part of 1998, the Church purchased approximately twenty -five (25) acres located at 14346 Hazel Dell Parkway. The twenty -five (25) acres is situated about two hundred feet (200') south of 146th Street between Hazel Dell Parkway and Cherry Ridge Road. The Church is now seeking to move from its present location consisting of three plus /minus (3 + / -) acres and to construct a church building on this larger site. The Church has employed the architectural firm of Schmidt Associates, 320 East Vermont Street, Indianapolis, Indiana 46204 -2126 and a nationally recognized builder, Pepper Construction Companies of Indiana, LLC, 1850 West 15th Street, Indianapolis, Indiana 46202 -2027 to design and provide consulting services for its new facility. In support of its request for a Special Use Variance, WSCC respectfully submits the following in consideration of granting WSCC the permitted use to build a church facility at 14346 Hazel Dell Parkway. 1. Topography. The property consists of approximately twenty -five (25) acres consisting of relatively flat land. After construction of the church facility, the property will remain flat land. 2. Zoning on the Site. The site is zoned S -1 and pursuant to Ordinance No. 5.2, a church is a permitted special use for the property. The property has not been annexed by the City but a Petition for Annexation is in preparation. 3. Surrounding Zoning and Land Use. All adjacent property is zoned S -1. The property immediately west comprises the Ashton Subdivision, the property to the south is the Spring Creek Subdivision, and the property to the east is the Ashmore Trace residential subdivision. The northern property is a single dwelling residence, also zoned S -1. 4. Streets, Curbs, Gutters and Sidewalks. The property will be accessible by ingress and egress from Hazel Dell Parkway. Ingress and egress will not be impeded by the median on Hazel Dell Parkway. Hazel Dell Parkway is fully curbed with asphalt pedestrian walkways. Woodland Springs Christian Church will continue the curb 1 onto its project adding acceleration and deceleration lanes and modifying the asphalt pathway. Woodland Springs Christian Church will construct an integral curb sidewalk from Hazel Dell Parkway along its ingress and egress. All sidewalks will be ADA compliant and handicap accessible. 5. Access to Public Streets. The property will be directly accessible by Hazel Dell Parkway. The Hazel Dell Parkway plans include two curb cuts providing access to the property which will be utilized by the Church. Hazel Dell Parkway will provide primary access for north and south bound traffic. 146th Street will likely provide the primary accessibility to east and west bound traffic. 6. Driveway and Curb Cut Locations in Relation to Other Sites. As stated above, Hazel Dell Parkway plans include two curb cuts providing access to the property which will be utilized by the Church. The curb cuts providing ingress and egress to the property will not be impeded by the median to be constructed on Hazel Dell Parkway. There are no other curb cuts in the near vicinity interfering with traffic flow. 7. General Pedestrian and Vehicular Traffic. Woodland Springs Christian Church will continue the asphalt pathway constructed on Hazel Dell Parkway. Pedestrian accessibility from Hazel Dell Parkway will be facilitated by integral curb sidewalks from Hazel Dell Parkway along WSCC's ingress and egress and along the southern perimeter of its parking lot. Due to the fact that Hazel Dell Parkway, at the site location, has been under construction and not open to traffic, specific traffic count information is not obtainable. However, information provided by Steven J. Broermann, Engineering Technician for the Hamilton County Highway Department, reflects that the completion of Hazel Dell Parkway and the modification of 146th Street to four lanes, will be more than capable to accommodate the level of traffic by the Church. A copy of the pertinent section of the 146th Street Corridor Study provided by the Hamilton County Highway Department is attached hereto as Exhibit 12. 8. Parking Location and Arrangement. Parking for the project is on the north side of the property and readily accessible to ingress and egress from Hazel Dell Parkway. The parking lot is not located in the front yard, but it aesthetically placed on the north side of the property between two existing tree rows providing natural buffers for the parking lot. The number of parking spaces in the proposed parking lot is in keeping with applicable standards and buffer yard requirements and also is ADA compliant and handicap accessible. 9. Number of Parking Spaces Needed for Particular Special Use. The number of parking spaces is far in excess of that required for the new facility's seating capacity for six hundred (600) people. 2 10. Internal Site Circulation. The design of the parking lot and attendant driveways provides for the circulation of traffic within the lot. The driveways have been designed and modified for the accessibility of large service vehicles, such as fire trucks and trash removal vehicles. 11. Building Height, Bulk and Setback. All buildings are well within the setback lines. The building, as designed, is two hundred ten feet (210') from the sideyard set back to the north and approximately one hundred twenty feet (120') from the frontyard setback line to the east. The proposed building will exceed in height the provisions of Ordinance No. 5.4.1, which states that the maximum height may be twenty -five feet (25'). Contemporaneously with this application, WSCC is seeking a Developmental Standards Variance regarding the height of the building because portions of the structure will exceed twenty -five feet (25') and the maximum height of the proposed structure, in part, will be sixty feet (60') 12. Front, Side and Rear Yards. Front, side and rear yards will be rather large. The proposed structure will not intrude or be built near any existing structures on the property of adjacent land owners. All yards will be covered by grass and appropriate landscaping. 13. Site Coverage by Building(s), Parking Area(s) and Other Structures. The proposed building and parking lot covers approximately one - quarter of the twenty -five (25) acre property. A dry detention field will be located in the northeast corner of the property. The proposed building and parking lot is the first phase of a larger pre - designed plan for future growth. Therefore, much of the property to the south and east of the proposed structure will remain undeveloped to make room for future expansion. 14. Trash and Material Storage. Outdoor trash will be stored in and removed from appropriate bins. All trash bins will be concealed on the property within or behind masonry structures with berming and evergreen landscaping around them. 15. Alleys. Service Areas and Load Bays. The service area and load bay is accessible by a driveway east of the building. The load bay is designed to be large enough to maneuver large vehicles. 16. Special and General Easements for Public or Private Use. A twenty -five foot (25') drainage and landscape easement or right -of -way adjoins the east side of Hazel Dell Parkway. The Church and the City of Carmel are presently in the process of negotiating a twenty foot (20') sewer easement east of the twenty -five foot (25') drainage easement along Hazel Dell Parkway to accommodate public sewer service for this property and for the land owner to the north. 3 17. Landscaping and Tree Masses. Woodland Springs Christian Church will attempt to save as many trees as possible taking advantage of the existing tree rows on the property. These tree rows will provide buffers for the proposed parking lot and along the southern perimeter of the property. A few trees will be removed and other trees will be planted for appropriate landscaping and to supplement the existing tree rows. The landscaping design, including trees and shrubs, is intended to follow the spirit of applicable guidelines. 18. Necessary Screening and Buffering. Woodland Springs Christian Church intends to utilize existing tree rows to provide screening and buffering to the property. The northern most tree row is fragmented and will be supplemented by additional trees. The tree row to the south of the proposed parking lot is heavily wooded and consists of mature trees. Every effort will be made to preserve as many of the existing trees as possible. The service area will also be screened and buffered by a berm and evergreen landscaping. 19. Necessary Fencing. No fencing on the property is necessary. 20. Necessary External Lighting. The lighting plan will be compliant with applicable ordinances. 21. Onsite and Offsite Utilities. The City of Carmel will be providing water and sewer accessibility to the property. See Exhibit 10. 22. Onsite and Offsite, Surface and Sub - Surface Storm and Water Drainage. A large amount of offsite water spills onto the property. There is an existing ditch along the north perimeter. Woodland Springs Christian Church will be installing a three foot (3') wide concrete bottom to this ditch to accommodate water flow and offsite drainage. 23. Dedication of Streets and Rights -Of -Way. No streets or rights -of -way need to be dedicated for the project. A drainage and landscaping right -of -way adjacent to the east side of Hazel Dell Parkway existed before the property was purchased by WSCC. 24. Proposed Signage. Although a sign location is indicated in WSCC's plans, no sign is proposed at this time. The Church has not decided whether it will retain the name of Woodland Springs Christian Church. It is anticipated that the Church will seek a sign permit to erect a sign within the established dimensions of the Sign Ordinance at the time the issue of the Church's name has been decided. 25. Protective Restrictions and /or Covenants. There are no known restrictions or covenants running with or applying to the property. 4 Wherefore, Woodland Springs Christian Church, respectfully requests that its application for a Developmental Standards Variance be granted. Respectfully submitted, Todd L. Ruetz Counsel for Woodland Springs Christian Church 5 03, uO/ as 10:44 rt1. 146th STREET CORRIDOR STUDY ntsmllluiv �� nns. 11.Y 1C L L U�� HAMILTON COUNTY The following figures are summaries of the future traffic volumes for the scenarios: Figure 4 - Year 2020 DHV Traffic Volumes - 146th Street Four - Lanes, S.R. Figure 5 Year 2020 DHV Traffic Volumes - 146th Street Two-Lanes, S.R. Figure 6 - Year 2020 DHV Traffic Volumes - 146th Street Four - Lanes, S.R. Figure 7 - Year 2020 ADT Traffic Volumes - 146th Street Four - Lanes, S.R. Figure 8 - Year 2020 ADT Traffic Volumes - 146th Street Two-Lanes, S.R. Figure 9 - Year 2020 ADT Traffic Volumes - 146th Street Four - Lanes, S.R. Figure 10 - Year 2020 Intersection DHV - 146th Street Four - Lanes, S.R. 32 above referenced 32 Two -Lanes 32 Four -Lanes 32 Four -Lanes 32 Two -Lanes 32 Four -Lanes 32 Four -Lanes Two -Lanes Capacity Analysis The "efficiency" of a roadway and intersection is based on its ability to accommodate the traffic volumes that traverse the roadway and approach the intersection. The "efficiency" of a roadway or intersection is designated by the capacity and level of service (LOS) of the roadway and intersection_ The level of service of a roadway or intersection is determined by a series of calculations commonly called a "Capacity Analysis ". To determine the level of service for 146'" Street and for each of the study intersections, a capacity analysis has been calculated using the recognized computer program based on the J-lighway Capacity Manual (HCM) . The capacity analyses conducted for each roadway segment and each intersection are included in Appendix "A ". The following Scenarios were analyzed: 1. 2. 3. 4_ 5_ 6. Year 1997 Year 2020 Year 2020 Year 1997 Year 2020 Year 2020 Traffic Volumes - 146th DHV Traffic Volumes DHV Traffic Volumes - DHV Traffic Volumes - DHV Traffic Volumes - DHV Traffic Volumes - Street Two -Lanes - 146th Street Two-Lanes, S.R. 32 Two-Lanes 146'" Street Two - Lanes, S.R. 32 .Four -Lanes 146th Street Four - Lanes, S.R. 32 Two-Lanes 146th Street Four- Lanes, S.R. 32 Two-Lanes 146th Street Four -Lanes, S.R. 32 Four -Lanes Figure 11 and Figure 12 are summaries of the level of service analysis for the 146th Street corridor. Figure 13 is a summary of the level of service analysis conducted for the study intersections. TTrarlsportation Research Board, National Research Council, Washington, DC, Special Report 209, 1985. 7 U4/U0/00 10; 40 rtia 1461h STREET CORRIDOR STUDY rL'LII1L1 V1V vu nnx. yyy Voruy V ri. HAMILTON COUNTY Conclusions The conclusions that follow are based on the Year 2020 traffic volumes that will occur along 146th Street and the corresponding intersection volumes at each of the study intersections. Existing Traffic Volumes -146th Street Existing Conditions 1. Based on the existing roadway segment traffic volumes and the existing roadway conditions, 146th Street is operating at acceptable levels of service for both the AM Peak Dour and PM Peak Hour. However, the levels of service as calculated have shown that the roadway is near capacity. 2. Based on existing intersection traffic volumes and existing roadway conditions, the intersections are working at acceptable levels of service. However, Gray Road and River Road are operating at below acceptable levels. Year 2020 Traffic Volumes-146th Street Two Lanes. S.R. 32 Two Lanes 1. Based on the future traffic volumes and the existing roadway conditions with S.R. 32 remaining as a two lane roadway, it has been determined that 146th street will function at below acceptable levels of service for both the AM Peak Hour and PM Peak Hour. Based on the future average daily traffic volumes, it appears the future volumes will exceed the threshold for a two lane facility. 2. Based on the future traffic volumes and minor modifications made to the study area, the intersections will operate at below acceptable levels of service_ Year 2020 Traffic Volumes -146th Street Two Lanes, S.R. 32 Four Lanes 1. Based on the future traffic volumes and the existing roadway conditions for 146th Street and S.R. 32 upgraded to a four lane facility, it has been determined that 146th Street will operate at below acceptable levels of service for both the AM Peak Hour and PM Peak Hour. Based on the future average daily traffic volumes, it appears that the future daily volumes will exceed the threshold for a two lane facility. 18 fir. ultf ELM.=JL.1V1\ S.A... L111 J. . •WL - 1lJ 1C • 146th STREET CORRIDOR STUDY HAMILTON COUNTY Year 2020 Traffic Volumes -146'h Street Four Lanes. S.R. 32 Two Lanes 1. Based on the future traffic volumes and 146`" upgraded to a four lane facility, and S.R. 32 remaining as a two lane facility, it has been determined that 146'" Street will operate at acceptable levels of service for both the AM Peak Hour and PM Peak Hour. Based ' on the future average daily traffic volumes, a four lane facility is warranted. 2. Based on the future traffic volumes and modifications to the major intersections along with 146th street upgraded to a four lane facility, the intersections will operate at acceptable levels of service. 1 Year 2020 Traffic 'Volumes -146th Street Four Lanes_ SR. 32 Four Lanes 1. Based on the future traffic volumes and 146th Street upgraded to a four lane facility, and ' S.R. 32 upgraded to a four lane facility, it has been determined that 146' Street will operate at acceptable levels of service for both the AM Peak Hour and PM Peak Hour. Based on the future average daily traffic volumes, a four lane facility for 146'" Street is warranted. Recommendations The following recommendations are based on the future peak hour volumes, future average daily traffic volumes and the capacity analysis and corresponding level of service: 146* Street Design 146'" Street should be developed as a four lane facility, these lanes should be twelve feet in width_ The roadway should include a sixteen foot wide grass median to allow for left turn lanes at major intersections. The major intersections should be designed with auxiliary lanes where appropriate (see intersection recommendations). The roadway should be designed with a curb and gutter section to reduce right -of -way acquisitions and sidewalks or multi- purpose paths should be incorporated into the design. The design speed should not exceed 40 MPH and urban roadway standards should be used for the design. 19