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HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT Nov. 28, 2005 7h. Carmel/Clay Schools, Soccer Fields at River Rd The applicant seeks a special use approval amendment for sports fields and parking: Docket No. 05100011 SUA 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-l/Residence-Low Density and is within the Special Flood Hazard Zone. Filed by George Zboyovsky of Paul I Cripe for Carmel/Clay Schools. General Info: The petitioner is requesting special use amendment approval to have the previously approved soccer field with parking and restroom/storage buildings on site shifted south, to be located within 50-ft of 126th Street. Before, the parking and soccer fields were approximately 300-ft from 126th Street. Most of the property is located within the 100-yr floodplain. There will be no lighting on the site, and the school will install field tile to aid in site drainage, so that there will be very little standing water. Analysis: Previous commitments have been recorded with this petition and those remain intact. The school has agreed to install sidewalks/paths per the A TP at a later date. The petitioner should also have met with adjoining neighborhoods to address concerns. The issue of proximity of the soccer fields & parking area within 50-ft of 126th Street may be an issue. The petitioner should bring an exhibit to the meeting showing the previously approved site plan and the proposed site plan. Findings of Fact: Special Use Amendment 1.) The premises in question is particularly physically suitable for the proposed Special Use because: the land is mostly in the floodplain, where sports fields are an ideal use, since they can be submerged by water in a flood event and remain relatively unharmed. 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: the comprehensive plan states low-intensity residential areas should be served by and accessible to schools, parks, and playgrounds (Comprehensive Plan, pg 5-5). 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: the comprehensive plan states low-intensity residential areas should be served by and accessible to schools, parks, and playgrounds (Comprehensive Plan, pg 5-5).