Agenda

GOSHEN BOARD OF ZONING APPEALS

Tuesday, September 23, 2014, 4:00 p.m.
Council Chambers, 111 E. J efferson Street
Goshen, Indiana

**Please turn off all cell phones, beepers and pagers. **

I. Roll Call

II. Approval of Minutes from 8/26/14

III. Filing of Zoning/Subdivision Ordinances and Official Staff Reports into Record

IV. Postponements/Withdrawals - any person having business to come before the Commission may request
postponement or withdrawal at this time.

V. Variances public hearing items

14-23DV Supreme Corporation requests developmental variances to allow a front yard setback of 22 feet
where 35 feet is required for a parking/driving aisle and to allow development in the floodway and floodway
fringe for the new construction of a 20 feet by 24 feet (480 square foot) shipping office, retention areas,
internal drives and storage areas. The subject property is generally located at 2572 E Kercher Road and is
zoned Industrial M-1 District.

14-11UV & 14-24DV MCC Resource Center, Inc. requests use variances to add 502 & 504 N. Harrison to
the previously approved variances; to change the required review period from every five years to permanent
approval with no required review period for temporary meat processing; and to change the previously
approved retail use, limited to a maximum of 25 percent of the building, to no maximum percent of the
building area, and to add professional offices as a permitted use. Developmental variances to allow access via
a local street where direct access from a collector or arterial street is required; to allow a zero foot (west) front
yard setback along N. Harrison Street where 30 feet is required for a parking/driving aisle; to allow a five foot
(south) front yard setback along Division Street where 30 feet is required for a parking/driving aisle; and to
allow landscaping as shown on the submitted site plan where bufferyard landscaping is required between the
Industrial M-1 zoning district and a residential use or zoning boundary. The subject property is generally
located at 1013 Division Street and is zoned Industrial M-1 District.

14-12UV J ames A. Steele and J effrey & Betty Berkey request a use variance to allow an approximate 6,500
square foot expansion of a non-conforming use (automobile dismantling & impoundment yard) in a
Commercial B-3 zoning district where the use is conditional in the Industrial M-2 zoning district. The subject
property is generally located at 1407 N. Chicago Avenue and is zoned Commercial B-3 District.

14-25DV J .C. Schrock and the City of Goshen Redevelopment request developmental variances to allow a
one foot side (south) setback where five feet is required for a driving aisle; to allow a driving aisle width of
22 where 24 is required; to allow a three foot side (south) setback where five feet is required for a Pergola;
and to grant the variances for one year. The subject property is generally located at 313 S. 3
rd
Street and is
zoned Commercial B-2 district.

VI. Audience Items

VII. Staff/Board Items

VIII. Adjournment
LOCATION: 2572 E Kercher Rd DATE: September 23, 2014
CASE NUMBER: 14-23 DV PREPARED BY: Abby Wiles
GENERAL INFORMATION
APPLICANT: Supreme Corporation (property owner)
SIZE: Area (total) 74 acres
APPLICABLE ZONING: Industrial M-1
SPECIAL INFORMATION
PUBLIC UTILITIES: Available on E Kercher Rd
AREA DEVELOPMENT PATTERNS: Industrial
NEIGHBORHOOD: Southeast
THOROUGHFARES: E Kercher Rd
TOPOGRAPHY: Varied
NO PROPERTY NOTICES: 23
ANALYSIS
The subject property is located on E Kercher Rd. Developmental patterns of the surrounding area are predominately industrial.
Zoning for adjacent parcels to the north, west and south is Industrial M-1; the parcel immediately east and adjacent to the
subject property is located in Elkhart County. The petitioner is requesting two developmental variances:
(1) To allow a front yard setback of 22 feet where 35 feet is required for a parking/driving aisle.
Per Section 4230.3.B of the Goshen Zoning Ordinance, On arterial streets, the front yard shall be a minimum distance of
35 feet. The proposed front yard setback for the parking/driving aisle is 22 feet; however, this is approximately 12 to 13
feet back from the existing parking/driving aisle. The petitioner is relocating the parking/driving aisle to improve onsite
traffic and circulation, as this project will be the first of a multi-phase project involving new and/or redesigned buildings,
parking areas, storage areas and internal drives.
(2) To allow development in the floodway and floodway fringe for the new construction of a 20 feet by 25 feet (480
square foot) shipping office, retention areas, internal drives and storage areas.
Based on the current FEMA flood maps, the proposed 480 square foot shipping office is located in the floodway fringe,
while portions of the retention areas, internal drives and storage areas are located both in the floodway fringe and in the
floodway. Per Section 2110 Definitions of the Goshen Zoning Ordinance, development is defined as, Any human-made
change to improved or unimproved real estate. Per Section 4270 Flood Control District of the Goshen Zoning
Ordinance, development within the floodway requires approval from the Indiana Department of Natural Resources (DNR)
and the City of Goshen Board of Zoning Appeals; development in the floodway fringe requires approval only from the City
Request: Developmental variances to allow a front yard setback of 22 feet where 35 feet is required for a parking/driving
aisle and to allow development in the floodway and floodway fringe for the new construction of a 20 feet by 24 feet (480
square foot) shipping office, retention areas, internal drives and storage areas.
14-23 DV page 2
of Goshen Board of Zoning Appeals. On September 8, 2014, this project was submitted via email to the Indiana
Department of Natural Resources (DNR) for approval.
The subject property will be impacted by the Horn Two-Stage Ditch System Project, approved by the Goshen BZA June
24, 2014. This project will is approximately 1.8 miles long and will, in total, remove approximately 50 acres from the
designated Special Flood Hazard Area. It is expected that the Two-Stage Horn Ditch Project will remove substantial area
of the subject property from the floodway and floodway fringe.
RECOMMENDATIONS
Staff recommends approval of the developmental variances to allow a front yard setback of 22 feet where 35 feet is required
for a parking/driving aisle and to allow development in the floodway and floodway fringe for the new construction of a 20 feet
by 24 feet (480 square foot) shipping office, retention areas, internal drives and storage areas based upon the following
findings of fact:
1. The approval will not be injurious to the public health, safety, morals or general welfare of the community.
It is likely that the approval would not be injurious to the public health, safety, morals or general welfare of the community.
The proposed driveway will increase the front yard setback approximately 12 to 13 feet from the existing driveway. The
proposed improvements are consistent with developmental patterns of the surrounding area (industrial).
2. The use and value of the surrounding neighborhood will not be affected in a substantially adverse manner.
The use and value of the surrounding neighborhood will likely not be affected in a substantially adverse manner. The
Flood Control District regulations help to preserve the use and value of the surrounding neighborhood. Additionally, this
site will be impacted by the Horn Two-Stage Ditch System Project. It is expected that the Two-Stage Horn Ditch Project
will remove substantial area from the subject property from the floodway and floodway fringe.
3. Strict application of the terms of the Goshen Zoning Ordinance will result in a practical difficulty in the use of the
subject property because of particular physical features, shape, topography or characteristics, and said
characteristics are unique to the subject property and not applicable to other properties in the same district or
surrounding neighborhood.
Strict application to the terms of the Goshen Zoning Ordinance will result in a practical difficulty in the use of the subject
property, as development within the floodplain is permitted, subject to the FCD regulations of the Goshen Zoning
Ordinance. The enforcement of the FCD regulations protects property owners and the public by reducing the potential for
property loss, protecting the public health and safety, and by reducing public expenditures as a result of flooding.
Additionally, this site will be impacted by the Horn Two-Stage Ditch System Project. It is expected that the Two-Stage
Horn Ditch Project will remove substantial area from the subject property from the floodway and floodway fringe.
4. Any difficulty or hardship is caused by the Goshen Zoning Ordinance and has not been caused by any persons
having an interest in the property.
Per Section 4270 Flood Control District of the Goshen Zoning Ordinance, development within the floodway requires
approval from the Indiana Department of Natural Resources (DNR) and the City of Goshen Board of Zoning Appeals;
development in the floodway fringe requires approval only from the City of Goshen Board of Zoning Appeals. The
petitioner has submitted the project to the City of Goshen Board of Zoning Appeals and the Indiana DNR for approval.
With approval, the following conditions shall apply:
1. The variance shall become null and void unless a Building permit has been issued and substantial progress has been
made within six (6) months of the date of approval.
2. Deviation from the requirements and conditions of the variance may result in the cancellation and termination of the
approval or permit.
14-23 DV page 3
3. Site plan approval by Goshen City Engineering is required for site drainage, post construction, site utilities and right-of-
way access, as applicable, before a Zoning Clearance/Building permit is issued.
4. Approval from the Indiana Department of Natural Resources (DNR) is required for all improvements; all conditions of the
DNR permit shall be implemented. No Zoning Clearance form will be signed until the DNR approval is received.
5. The shipping office shall meet the requirements of Goshen Zoning Ordinance Section 4270, with the lowest floor elevated
to or above the Flood Protection Grade (two feet above the base flood elevation) or be flood-proofed to or above the
Flood Protection Grade.
6. A pre-construction elevation certificate on the required FEMA form, prepared under the direct supervision of a registered
land surveyor or professional engineer and certified by the same, shall be submitted to the Planning Office before a
Zoning Clearance form is signed.
7. A post-construction elevation certificate on the required FEMA form, prepared under the direct supervision of a registered
land surveyor or professional engineer and certified by the same, shall be submitted to the Planning Office before a
Certificate of Occupancy is issued.
8. The minimum amount of fill required for the improvements shall be placed, following the requirements of Section
4270.18.5 of the Goshen Zoning Ordinance.
9. Streetside trees shall be planted on private property along Kercher Road in the area of the driveway relocation following
the requirements of Section 5000.2. A landscape plan shall be submitted to and approved by the Planning Office before a
Zoning Clearance form is signed.
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2572 E Kercher
2013 Aerial
Printed September 3, 2014

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Feet
1 inch = 1,000 feet
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The City of Goshen
Department of
Planning & Zoning
204 East Jefferson Street, Goshen, Indiana 46528
Phone: 574-534-3600 Fax: 574-533-8626
Site Location
2572 E Kercher Rd Developmental variances- front yard setback & floodplain 9/11/2014 AEW


Subject Property- looking south
Subject Property- looking south
2572 E Kercher Rd Developmental variances- front yard setback & floodplain 9/11/2014 AEW



Subject Property- looking south
Subject Property- looking south (near Horn Ditch)
LOCATION: 1013 Division Street DATE: September 23, 2014
CASE NUMBER: 14-11 UV & 14-24 DV PREPARED BY: Abby Wiles
GENERAL INFORMATION
APPLICANT: MCC Resources Center, Inc. (property owner)
SIZE: Frontage (Division) ; depth
APPLICABLE ZONING: Industrial M-1
SPECIAL INFORMATION
PUBLIC UTILITIES: Available on Division Street
AREA DEVELOPMENT PATTERNS: Mixed: Commercial, Residential, Industrial
NEIGHBORHOOD: Old Bag Factory / Chicago Avenue
THOROUGHFARES: Division Street & Harrison Street
TOPOGRAPHY: Level
NO. PROPERTY NOTICES: 52
ANALYSIS
The subject property is The Depot, located on Division Street in between Harrison Street and Indiana Avenue. Developmental
patterns of the surrounding neighborhood are a mix of commercial, residential and industrial uses. Zoning and land use for the
subject property and adjacent parcels are shown in Table 1 below:
Table 1: Surrounding Zoning and Land Use
Zoning Land Use
Subject Property Industrial M-1 The Depot (Mennonite Central Committee offices, thrift
shops, annual meat canning, vocational school)
North Industrial M-1 Old Bag Factory
South Residential R-2 Residential (predominately single-family)
East Industrial M-1 Automobile repair
West Residential R-2 Residential (predominately single-family)
REQUEST:
Use variances: (1) to add 502 & 504 N. Harrison to the previously approved variances; (2) to change the required review
period from every five years to permanent approval with no required review period for temporary meat processing; (3) and
to change the previously approved retail use, limited to a maximum of 25 percent of the building, to no maximum percent
of the building area, and to add professional offices as a permitted use.
Developmental variances: (1) to allow access via a local street where direct access from a collector or arterial street is
required; (2) to allow a zero foot (west) front yard setback along N. Harrison Street where 30 feet is required for a
parking/driving aisle; (3) to allow a five foot (south) front yard setback along Division Street where 30 feet is required for a
parking/driving aisle; (4) and to allow landscaping as shown on the submitted site plan where bufferyard landscaping is
required between the Industrial M-1 zoning district and a residential use or zoning boundary.
14-11 UV & 14-24 DV page 2
In 1992, MCC Resource Center, Inc. (dba The Depot), purchased a portion of the Old Bag Factory; operations for the
organization began in late 1993. As it exists today, The Depot is a 64,480 square foot mixed use building. Uses within the
building include offices (Mennonite Central Committee), retail (thrift), warehousing (for the thrift shops and Mennonite Relief
Committee), a vocational school (Young Adult Program), and temporary meat processing and canning. Several of the uses
and improvements on the subject property have been granted via developmental and use variances. These are shown below
in Table 2:
Table 2: Variances
Date Description
10/23/2012 To add 502 N Harrison Street to the previously approved variances; to allow reduced setbacks for
a parking lot along Division Street (with landscaping) (expired)
9/23/2008 Freestanding sign, 65 SF in area, 15 in height
4/22/2008 Added 20 x 60 canopy (required landscaping)
6/25/2002 Changed the required review period for meat processing and canning from every three years to
every five years
1/22/2002 To allow a second curb cut
12/19/2001 Decision that second entrance requires a public hearing
10/28/1997 Three year extension for meat processing and canning
11/22/1994 Three year extension for meat processing and canning
12/28/1993 First approval for temporary meat processing and canning
4/27/1993 To allow retail sales in a M-1 zoning district, with commercial uses not to exceed 25 percent of the
building area; to allow less than the required onsite parking
Three use variances are requested:
(1) To add 502 & 504 N. Harrison to the previously approved variances.
The Depot operates at the subject property via several use and developmental variances (shown above in Table 2:
Variances). This request is to add 502 & 504 N. Harrison Street to the previously approved variances. A variance was
approved October 23, 2012 to add 502 N. Harrison; however, the variance expired, as it was never implemented. Both of
these properties will be redeveloped as parking.
(2) To change the required review period from every five years to permanent approval with no required review
period for temporary meat processing.
Temporary meat packing and processing was approved on December 28, 1993. The use is conditional in the Industrial M-
1 and M-2 zoning districts, provided that the conditional use requirements in Section 5200 are met (shown below). The
initial request did not meet Conditions A & B:
A. Said uses shall be located on a site having a minimum of five acres.
B. Buildings and structures shall be located 100 feet from any property line except when the use is adjacent to
residential uses or a residential zoning district boundary line. Then the use shall be 500 feet from the side and
rear property lines.
C. Sanitary systems for such facilities shall be approved by the health department.
D. Said uses shall comply with all other local, state and federal codes, ordinances and laws.
Mennonite Central Committee has a mobile meat canner, which travels across the US and Canada to prepare canned
meats for distribution as a relief mission. Because the canning unit is mobile and travels to communities throughout US
and Canada, the approval for meat canning was granted for no more than 14 consecutive days, with an expiration date
of March 30, 1994. The first approval allowed meat canning for only one year. The second approval extended the
required review period from one to three years. On June 25, 2002, the required review period was changed to every five
years. This request is to allow temporary meat canning and processing, not to exceed 14 consecutive days in a 12-month
period, permanently, with no required review period.
(3) To change the previously approved retail use, limited to a maximum of 25 percent of the building, to no
maximum percent of the building area, and to add professional offices as a permitted use.
14-11 UV & 14-24 DV page 3
Retail uses, including secondhand stores, are not permitted in the Industrial M-1 zoning district. The first approval for the
retail (thrift) use at the subject property, granted April 27, 1993, included a condition that, No more than 25 percent of the
building may be developed for commercial purposes and any additional commercial development beyond 25 percent
must be reviewed by the BZA at a public hearing. As The Depot continues to expand, there is a need for retail space
beyond 25 percent of the building. Retail uses have been present at the subject property for over two decades, with no
significant impact on the surrounding neighborhood.
The number of required parking spaces was reviewed for this request, based on the existing uses within of the building.
As shown below in Table 3: Required Parking, the number of required parking spaces is 100. The total number of parking
spaces provided is 118, comprised of the main parking lot, a small 10-stall parking area along N. Harrison, and an
agreement to use the parking lot at New Life Church. Based on the below calculations and the total number of parking
spaces provided by the petitioner, there is sufficient parking to accommodate the uses, as presented in the application.
Table 3: Required Parking
Use Required Parking per ZO # Required
Spaces
Meat Canning One per two employees (6 volunteers) 3
Schools, Art, Business and
Vocation
One per two employees (8 employees); plus 15 per classroom
(exempt); plus one per 400 SF of office area (1,200 SF)
11
Office One per two employees (5 employees); plus one per 400 SF of
office space (1,200 SF)
22
Retail (uses Furniture Stores
calculations)
One per two employees (8 employees) ; plus one per 400
square feet of display/sales area (18,000 SF)
49
Warehousing One per two employees (30 volunteers) 15
Total Required Spaces 100
Four developmental variances are requested:
(1) To allow access via a local street where direct access from a collector or arterial street is required.
As shown in Table 3 above, the subject property contains several uses, permitted or conditional in the Commercial B-3
and/or Industrial M-1 zoning districts. Per Section 4210.12 (B-3) and 4230.12 (M-1), All uses in this district must have all
vehicle access points on a collector or arterial street. No access points will be allowed on a residential street. The
attached site plan shows a curb cut on N. Harrison Street, which is a neighborhood street. Curb cuts, driving aisles and
circulation require approval from Goshen Engineering as well.
(2) To allow a zero foot (west) front yard setback along N. Harrison Street where 30 feet is required for a
parking/driving aisle.
Per Section 4230.3.B.1 of the Goshen Zoning Ordinance, The front yard shall be a minimum distance of 30 feet. The
attached site plan shows a parking/driving aisle with a zero foot (west) front yard setback along N. Harrison Street,
including a hitching post for horse and buggies. The existing parking/driving aisles along Division Street do not meet the
required setbacks. In addition, many of the structures and parking spaces in the surrounding neighborhood do not meet
the required front yard setbacks.
(3) To allow a five foot (south) front yard setback along Division Street where 30 feet is required for a parking/driving
aisle.
Per Section 4230.3.B.1 of the Goshen Zoning Ordinance, The front yard shall be a minimum distance of 30 feet. The
attached site plan shows a parking/driving aisle of five feet along Division Street. The existing parking/driving area along
Division Street does not meet the required front yard setback. This request will be an extension of the existing five foot
front yard setback. In addition, many of the structures and parking spaces in the surrounding neighborhood do not meet
the required front yard setbacks.
(4) To allow landscaping as shown on the submitted site plan where bufferyard landscaping is required between the
Industrial M-1 zoning district and a residential use or zoning boundary.
Per Section 5000.3 of the Goshen Zoning Ordinance, full bufferyard landscaping is required between a property zoned
Industrial M-1 and a residential use or zoning boundary. Though the subject property is zoned Industrial M-1, the only
14-11 UV & 14-24 DV page 4
industrial use in the building is meat canning and processing, which is limited to 14 consecutive days in a 12-month
period. All other usesoffice, retail, and vocational schoolingare permitted uses in commercial zoning districts, which
would require only partial landscaping. The petitioner is proposing streetside trees along N. Harrison Street. Additionally,
a condition is included that, if approved, a landscape plan shall be submitted to the Planning Office and that landscaping
shall be implemented as shown on the approved site plan.
RECOMMENDATIONS
Staff recommends approval of the use variances: (1) to add 502 & 504 N. Harrison to the previously approved variances; (2)
to change the required review period from every five years to permanent approval with no required review period for
temporary meat processing; (3) and to change the previously approved retail use, limited to a maximum of 25 percent of the
building, to no maximum percent of the building area, and to add professional offices as a permitted use. Developmental
variances: (1) to allow access via a local street where direct access from a collector or arterial street is required; (2) to allow a
zero foot (west) front yard setback along N. Harrison Street where 30 feet is required for a parking/driving aisle; (3) to allow a
five foot (south) front yard setback along Division Street where 30 feet is required for a parking/driving aisle; (4) and to allow
landscaping as shown on the submitted site plan where bufferyard landscaping is required between the Industrial M-1 zoning
district and a residential use or zoning boundary based upon the following findings of fact:
1. The approval will not be injurious to the public health, safety, morals, or general welfare of the community.
It is likely that the approval would not be injurious to the public health, safety, morals, or general welfare of the
community. The Depot, including the office, retail, warehousing and meat canning uses, have existed on the subject
property for over two decades. The developmental patterns of the surrounding neighborhood are a mix of industrial,
commercial, institutional and residential uses. The proposed improvements will add needed parking to the site.
2. The use and value of the surrounding neighborhood will not be affected in a substantially adverse manner.
It is likely that the use and value of the surrounding neighborhood would not be affected in a substantially adverse
manner. The Depot, including the office, retail, warehousing and meat canning uses, have existed on the subject property
for over two decades. The developmental patterns of the surrounding neighborhood are a mix of industrial, commercial,
institutional and residential uses. The redevelopment of 504 Harrison Street from a single-family residential home to
parking will eliminate a non-conformity, as residential uses are not permitted in industrial zoning districts. In addition, it is
expected that some of the proposed improvementsstreet trees and sidewalkswill be site aesthetics.
3. The need for the variance arises from particular physical features, shape or topographical conditions which are
unique to the specific property, and are not applicable to other properties in the same district or surrounding
neighborhood.
The subject property is a large, industrially zoned building in a predominately residential, but mixed-use neighborhood.
The subject property could not be used or redeveloped if the industrial zoning standards are strictly applied. Though the
subject property is zoned Industrial M-1, the majority of the uses onsiteoffice, retail and warehousingare permitted
uses in commercial districts, which required less extensive landscaping. In addition, the existing parking/driving aisles
along Division Street do not meet the required front yard setbacks.
4. Strict application of the terms of the Goshen Zoning Ordinance will constitute an unusual and unnecessary
hardship, as distinguished from a mere inconvenience or economic hardship, if applied to the subject property.
Strict application to the terms of the Goshen Zoning Ordinance will constitute a hardship because the subject property is a
large, industrially zoned building in a residential neighborhood. The subject property could not be used or redeveloped if
the industrial zoning standards are strictly applied. Though the subject property is zoned Industrial M-1, the majority of the
uses onsiteoffice, retail and warehousingare permitted uses in commercial districts, which required less extensive
landscaping. In addition, the existing parking/driving aisles along Division Street do not meet the required front yard
setbacks.
5. Any difficulties or hardship is caused by the Goshen Zoning Ordinance, and has not been created by any
persons having an interest in the subject property.
The subject property has been located in the neighborhood for several decades. The requested variances are necessary
for The Depot to continue with its current operations. The subject property could not be used or redeveloped if the
industrial zoning standards are strictly applied. Though the property is zoned Industrial M-1, the majority of the uses within
14-11 UV & 14-24 DV page 5
the subject propertyoffice, retail and warehousingare permitted uses in commercial districts, which required less
extensive landscaping.
6. The approval does not interfere substantially with the City of Goshen Comprehensive Plan.
It is likely that the approval would not interfere substantially with the City of Goshen Comprehensive Plan. Land Use Goal
L-6 of the Comprehensive Plan states, Priority will be given to reuse and redevelopment of existing land and structures.
This request and the previous variances granted for the subject property have enabled The Depot to make use of the
building and site.
With approval, the following conditions shall apply:
1. The variance shall become null and void unless a Building permit has been issued and substantial progress has been
made within six (6) months of the date of approval.
2. Deviation from the requirements and conditions of the variance may result in the cancellation or termination of the
approval or permit.
3. The BZA approval shall be effective when the executed and recorded Results/Commitment form has been returned to the
City of Goshen BZA staff and when all conditions of approval have been met.
4. No zoning clearance form will be issued until the executed and recorded Results/Commitment form has been returned to
the City of Goshen BZA staff and until all conditions of approval have been met.
5. Site plan approval by Goshen City Engineering is required for site drainage, post construction, site utilities and right-of-
way access, as applicable, before a Zoning Clearance/Building permit is issued.
6. Streetside landscaping shall be implemented as shown on the approved site plan, and a landscape plan shall be
submitted to and approved by the Planning Office before a Zoning Clearance form is signed.
7. Sidewalks shall be installed along Division Street and Harrison Street.
8. The parking spaces parallel to N Harrison Street in the public right of way shall be removed; grass shall be planted.
With approval, the following commitments concerning the use and/or development of the subject property shall
apply:
1. Meat canning and processing is limited to 14 consecutive days in a 12-month period, with no required review period.
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Feet
1 inch = 300 feet
The City of Goshen's Digital Data is the property of the City of Goshen and Elkhart County, Indiana. All graphic data supplied by the city and county
has been derived from public records that are constantly undergoing change and is not warranted for content or accuracy. The city and county
do not guarantee the positional or thematic accuracy of the data. The cartographic digital files are not a legal representation of any of the features
depicted, and the city and county disclaim any sumption of the legal status they represent. Any implied warranties, including warranties of
merchantability or fitness for a particular purpose, shall be expressly excluded. The data represents an actual reproduction of data contained in the
city's or county's computer files. This data may be incomplete or inaccurate, and is subject to modifications and changes. City of Goshen and
Elkhart County cannot be held liable for errors or omissions in the data. The recipient's use and reliance upon such data is at the recipient's risk.
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disclaimer.
The City of Goshen
Department of
Planning & Zoning
204 East Jefferson Street, Goshen, Indiana 46528
Phone: 574-534-3600 Fax: 574-533-8626
Site
Location
1013 Division Street (The Depot) Development & Use Variances 9/11/2014 AEW



Subject property, looking north from Division Street
Subject property, looking northeast from Division Street
1013 Division Street (The Depot) Development & Use Variances 9/11/2014 AEW




Subject property, looking northwest
Vacant lots where parking will be added
Vacant lots where parking will be added
Subject property, looking east from Harrison
1013 Division Street (The Depot) Development & Use Variances 9/11/2014 AEW


Parking along Harrison Street (will be removed, with grass planted and sidewalk installed)
Parking along Harrison Street (this parking will remain)
1013 Division Street (The Depot) Development & Use Variances 9/11/2014 AEW






Division Street looking west
Division Street looking east
LOCATION: 110ZNC||caoAverue DATE: 3epleroer23,2011
CASE NUMBER: 11-12uv PREPARED BY: Aooyw||es
GENERAL INFORMATION
APPLICANT: J|r 3lee|e(pel|l|orer &oWrerolT|orpsorToW|r)
Jellrey&8elly8er|ey(properlyoWrer)
SIZE: Frorlae:C||caoAve= 220', v|r|r|a (N/3) = 309', v|r|r|a (E/w) = 180'
0epl| = 309', Area= 1.09
APPLICABLE ZONING: Correrc|a|8-3
SPECIAL INFORMATION
PUBLIC UTILITIES: Ava||ao|eorv|r|r|a&C||caoAve
AREA DEVELOPMENT PATTERNS: V|xed:lrduslr|a|, Correrc|a|&Res|derl|a|
NEIGHBORHOOD: C||caoAverue/R|vers|de
THOROUGHFARES: C||caoAverue&v|r|r|a3lreel
TOPOGRAPHY: Leve|
NO. PROPERTY NOTICES: 2Z
ANALYSIS
T|esuojeclproperly|s|ocaledall|e|rlersecl|orolv|r|r|a3lreelardC||caoAverue,W|ereC||caoAverueoecores
8as|orRoad.Zor|rard|arduselorl|esuojeclproperlyardadjacerlparce|sare s|oWr|rTao|e1oe|oW:
Table 1: Surrounding Zoning and Land Use
Zoning Land Use
Subject Property Correrc|a|8-3 T|orpsorsToW|r(loW|r,auloroo||erepa|r
North Correrc|a|8-3 Varl|rs3uperVar|els(rocer)
lrduslr|a|V-1 Exce|Ruooer(parlsrarulaclur|r)
South Correrc|a|8-3 8yrorsCarCare(aulorol|verepa|r)
East Correrc|a|8-3 Voc|arer3aW&Too|
Res|derl|a|R-2 3|r|e-lar||yres|derl|a|
West Correrc|a|8-3 Four3larRerla|(rerla|supp|ycorpary)
T|esuojeclproperlycors|slsollourparce|s,lola||rapprox|rale|y1.09acres|rarea.T|orpsorsToW|r,W||c||sl|e
pr|raryuseorl|esuojeclproperly,perlorrsloW|r,lerporarysloraeolauloroo||esardauloroo||erepa|r.Add|l|ora|
usesorl|esuojeclproperly|rc|udeas|r|e-lar||yres|derl|a||ore(re|sleredasarerla|W|l|l|e0os|er8u||d|r
0eparlrerl)ardaoeaulys|op.3lrucluresardusesloreac|oll|elourparce|sare s|oWr|rTao|e2oe|oW:
REQUEST: usevar|arceloa||oWarapprox|rale,500squareloolexpars|orolaror-corlorr|ruse(auloroo||e
d|srarl||r&|rpourdrerlyard)|raCorrerc|a|8-3zor|rd|slr|clW|erel|euse|scord|l|ora||rl|elrduslr|a|V-2
zor|rd|slr|cl.
11-12uv pae 2
Table 2: Structures & Uses
Parcel Address Use(s) Structures
20-11-08-201-003.000-015 110ZC||caoAve T|orpsors ToW|r- auloroo||e
repa|r&auloroo||eslorae
5,2083Fs|opou||d|r
20-11-08-201-00.000-015 - T|orpsors ToW|r- auloroo||e
slorae
-
20-11-08-201-00Z.000-015 11088as|orRd T|orpsors ToW|r- oll|ceard
auloroo||eslorae
8Z3Foll|ce
20-11-08-201-002.000-015 1109v|r|r|a3l Res|derl|a|,0earras
C||p&Cur|(oeaulys|op)
TWo-slorys|r|e-lar||y|ore
T|epel|l|orer|srequesl|rausevar|arceloa||oWarapprox|rale,500squareloolexpars|orolaror-corlorr|ruse
(auloroo||ed|srarl||r&|rpourdrerlyard)|raCorrerc|a|8-3zor|rd|slr|clW|erel|euse |scord|l|ora||rl|elrduslr|a|
V-2zor|rd|slr|cl. T|ecurrerlzor|roll||sproperly|sCorrerc|a|8-3.T|e19Z2zor|rraps|oWsl|esuojeclproperly
zoredCorrerc|a|8-3,l|e191zor|rraps|oWsl|esuojeclproperlyzoredlrduslr|a|V-1.
Accord|rlo0os|er8u||d|r0eparlrerlrecords,T|orpsorsToW|r|asoeer|ocaledorl|esuojeclproperlys|rce19Z5.
Accord|rlol|eT|orpsorToW|rsFaceooo|pae,l|eous|ressWaspurc|asedoyJell ard8elly8er|ey|rJure1990
ardsuosequerl|ypurc|asedoyJ|r3lee|e|rJaruary2011.
T|reevar|arces|aveoeerrarledlorl|esuojeclproperly,|rc|ud|rlWo lorT|orpsorsToW|rardorelor0earrasC||p
&Cur|,W||c||s|ocaled|rl|el|rsll|ooroll|es|r|e-lar||y|oreal1109v|r|r|a3lreel.var|arces#98-19uvard#09-2Z0v
rarledl|eexpars|orolaror-corlorr|ruse(auloroo||ed|srarl||r&|rpourdrerlyard)|raCorrerc|a|8-3zor|r
d|slr|cl.Paslvar|arcesrarledlorl|esuojeclproperlyares|oWroe|oW|rTao|e3:
Table 3: Variances
Case # Date Address Description
98-19uv 10/22/1998 110ZC||caoAve usevar|arceloperr|ll|eexpars|oroll|eex|sl|rauloroo||e
|rpourdrerlyard|rCorrerc|a|8-3zor|rd|slr|clW|erel|euse
|scord|l|ora||rl|elrduslr|a|V-2zor|rd|slr|cl
98-19uv 03/28/2000 110ZC||caoAve -rorl|exlers|orloruse98-19uv
09-2Z0v 9/22/2009 110ZC||caoAve 0eve|oprerla|var|arceloperr|ll|eexpars|orolaror-
corlorr|ruseW|l|l|eadd|l|orola21x10accessoryou||d|r
11-210v /28/2011 1109v|r|r|a3l 0eve|oprerla|var|arceloperr|lares|derl|a|ardcorrerc|a|use
orl|esarel|oor(|eve|)W|ereres|derl|a|usesareor|yperr|lled
aoovel|el|rsll|oorcorrerc|a|use|rl|eCorrerc|a|8-3d|slr|cl
var|arce#98-19uv, l|el|rsllo perr|ll|eexpars|oroll|e|rpourdrerlyard,corla|redaruroerolcord|l|orsre|al|rlo
screer|r,|ardscap|r,ardl|eres|derl|a|usesorl|eproperly.Cord|l|or#5oll||sapprova| slaled,lle|l|erres|derce
corl|ruelooeusedlorres|derl|a|purposes,aseloac|ol10s|a||oerequ|red,reasuredlrorl|e||v|rspaceoll|e|ouse
lol|e|rpourdyard.All|el|rel||sapprova|Wasrarled,lWooll|eslrucluresorl|esuojeclproperlycorla|redres|derl|a|
uses11088as|orRd.ard1109v|r|r|a3l. T|eproperly|ocaledal11088as|orRd.Wascorverledlrorares|derl|a|use
loaroll|celorT|orpsorloW|r.T|eproperly|ocaledal1109v|r|r|aRd.|sares|derl|a|slruclureW|l|asra||oeaulysa|or
(approvedv|a#11-210v).T|eproperly|sre|sleredasa rerla|l|rou|l|e0os|er8u||d|r0eparlrerl.w|||el|eeasls|de
oll|e res|derl|a||oreservesasl|eoeaulysa|or,l|erorl|err secl|oroll|eslruclure|sres|derl|a|.ll|srecorrerdedl|al,
perCord|l|or#5oll|eor||ra|approva|,rarled0clooer 22,1998,l|erequ|red10loolseloac|oera|rla|redlol|erorl|ol
1109v|r|r|a3lreel.
Accord|rlol|e pel|l|orer,l|e,500squareloolexpars|or|srecessarylo accorrodaleadd|l|ora| ve||c|esloraelor
rec|ar|cs ||ers,acc|derls ard|rpourds. ve||c|eslorae|slerporary,asauloroo||esrusloe|e|dlor15daysallera
rec|ar|cs||er|sl||ed(|rc|ud|radverl|s|rardl|ra|sa|e)oelorel|eyareso|d.0raverae,l|ereareapprox|rale|y30
ve||c|es,|oWever,l|erecaroeasraryas80-100ve||c|esors|le.w|||el|e|ea|rol|cesspec|l|esauloroo||ed|srarl||r
&|rpourdrerlyard,d|srarl||r|srolperlorredors|le.T|ere|srosloraeolauloroo||eparls.
11-12uv pae 3
Ass|oWrorl|es|les|elc|,l|epel|l|orer|rlerdslol|erovel|eex|sl|rlerceapprox|rale|y11leelWeslloWardv|r|r|a
3lreel,|rcreas|rl|esloraespaceW|l||rl|elerced-|rarea. 3lallrecorrerdsl|all|elerceoeexlerdedapprox|rale|y
25leellarl|ersoul|l|arW|al|ss|oWrorl|eallac|eds|les|elc|,reel|rl|erequ|red10loolseloac|lo1109v|r|r|a,
ardl|erexlerdedeasllocorrecllol|eex|sl|rlerce.
RECOMMENDATIONS
3lall recorrerds approva|oll|eusevar|arceloa||oWarapprox|rale,500squareloolexpars|orolaror-corlorr|ruse
(auloroo||ed|srarl||r&|rpourdrerlyard)|raCorrerc|a|8-3zor|rd|slr|clW|erel|euse|scord|l|ora||rl|elrduslr|a|
V-2zor|rd|slr|cl oaseduporl|elo||oW|rl|rd|rsollacl:
1. The approval will not be injurious to the public health, safety, morals, or general welfare of the community.
ll|s|||e|yl|all|eapprova|Wou|droloe|rjur|ouslol|epuo||c|ea|l|,salely,rora|sorerera|We|lareoll|ecorrur|ly.
Auloroo||eloW|r|asoeerl|epr|raryuseoll|esuojeclproperlys|rceal|easl19Z5.Re|al|ve lol|eerl|res|le,l|e
proposedexpars|or|sare|al|ve|ysra||add|l|or.
2. The use and value of the surrounding neighborhood will not be affected in a substantially adverse manner.
ll|s|||e|yl|all|euseardva|ueoll|esurrourd|rre||oor|oodW|||roloeallecled|r asuoslarl|a||yadverserarrer.
Auloroo||eloW|r|asoeerl|epr|raryuseoll|esuojeclproperlys|rceal|easl19Z5.0eve|oprerla|pallerrsoll|e
surrourd|rre||oor|oodarear|xol|rduslr|a|,correrc|a|ardres|derl|a|uses,W|l|arauloroo||erepa|rs|op
|ocaledd|recl|ysoul|oll|esuojeclproperly.lradd|l|or,aer|a| p|olorap|soll|esuojeclproperlys|oWve||c|esslored
orl|eouls|deoll|elerceollv|r|r|a3lreel.Expard|rl|e|rpourdrerl yardoyrov|rl|elercelurl|erWeslWou|d
screerve||c|esl|alarecurrerl|youl|rl|eoper.
3. The need for the variance arises from particular physical features, shape or topographical conditions which are
unique to the specific property, and are not applicable to other properties in the same district or surrounding
neighborhood.
w|||el|ec|ass|l|cal|orlorl||suse|sauloroo||ed|srarl||rard|rpourdrerlyard,l|epr|raryuse|sloW|r,slorae
olve||c|esardauloroo||erepa|r.Auloroo||erepa|r|sacord|l|ora|use|rl|eCorrerc|a|8-3,prov|dedl|ala||repa|rs
la|ep|ace|racorp|ele|yerc|osedou||d|r.Auloroo||edea|ers||psareaperr|lleduse|rl|eCorrerc|a|8-3zor|r
d|slr|cl.
4. Strict application of the terms of the Goshen Zoning Ordinance will constitute an unusual and unnecessary
hardship, as distinguished from a mere inconvenience or economic hardship, if applied to the subject property.
Auloroo||eloW|r|asoeerl|epr|raryuseoll|esuojeclproperlys|rceal|easl19Z5.TWopr|orvar|arces|aveoeer
rarledloa||oWl|eexpars|oroll||suse.w|||el|ec|ass|l|cal|orlorl||suse|sauloroo||ed|srarl||rard
|rpourdrerlyard,l|epr|raryuse|sloW|r,sloraeolve||c|esardauloroo||erepa|r.Auloroo||erepa|r|sa
cord|l|ora|use|rl|eCorrerc|a|8-3,prov|dedl|ala||repa|rsla|ep|ace|racorp|ele|yerc|osedou||d|r.Auloroo||e
dea|ers||psareaperr|lleduse|rl|eCorrerc|a|8-3zor|rd|slr|cl.
5. Any difficulties or hardship is caused by the Goshen Zoning Ordinance, and has not been created by any
persons having an interest in the subject property.
w|||el|ec|ass|l|cal|orlorl||suse|sauloroo||ed|srarl||rard|rpourdrerlyard,l|epr|raryuse|sloW|r,slorae
olve||c|esardauloroo||erepa|r.Auloroo||erepa|r|sacord|l|ora| use|rl|eCorrerc|a|8-3,prov|dedl|ala||repa|rs
la|ep|ace|racorp|ele|yerc|osedou||d|r.Auloroo||edea|ers||psareaperr|lleduse|rl|eCorrerc|a|8-3zor|r
d|slr|cl.
6. The approval does not interfere substantially with the City of Goshen Comprehensive Plan.
ll|s|||e|yl|all|eapprova|Wou|drol|rlerleresuoslarl|a||yW|l|l|eC|lyol0os|erCorpre|ers|veP|ar.T|e
Corpre|ers|veP|arca||slorl|eprolecl|orolres|derl|a|re||oor|oods.T|eLardusev|s|oroll|eCorpre|ers|ve
P|arslales,0os|erW|||supporll|e|rler|lyol|lsre||oor|oodsard|ls|rduslr|a|ardcorrerc|a|areas.T|euse|as
ex|sled|rar|xedusearea(|rduslr|a|,correrc|a|ardres|derl|a|)lorsevera|decades.llscreeredproper|y,|lW||||||e|y
|averoadd|l|ora||rpaclorl|esurrourd|rre||oor|ood.
With approval, the following conditions shall apply:
11-12uv pae 1
1. T|evar|arces|a||oecoreru||ardvo|dur|essa8u||d|rperr|l|asoeer|ssuedardsuoslarl|a|proress|asoeer
radeW|l||rs|x()rorl|soll|edaleolapprova|.
2. 0ev|al|orlrorl|erequ|rererlsardcord|l|orsoll|evar|arces|a|| resu|l|rl|ecarce||al|ororlerr|ral|orol l|e
approva|orperr|l.
3. T|e8ZAapprova|s|a||oeellecl|veW|erl|eexeculedardrecordedResu|ls/Corr|lrerllorr|asoeerrelurredlol|e
C|lyol0os|er8ZAslallardW|era||cord|l|orsolapprova||aveoeerrel.
4. Nozor|rc|eararcelorrW|||oe|ssuedurl||l|eexeculedardrecordedResu|ls/Corr|lrerllorr|asoeerrelurredlo
l|eC|lyol0os|er8ZAslallardurl||a||cord|l|orsolapprova||aveoeerrel.
5. 3|lep|arapprova|oy0os|erC|lyEr|reer|r|srequ|redlors|ledra|rae,poslcorslrucl|or,s|leul|||l|esardr||l-ol-
Wayaccess,asapp||cao|e,oeloreaZor|rC|eararce/8u||d|rperr|l|s|ssued.
6. T|elerces|a||oeseloac|ar|r|rurd|slarceol10leellrorl|eproperly||res,reel|rl|escreer|rrequ|rererlsol
3ecl|or5190ard3ecl|or5200Auloroo||e0|srarl||rardlrpourdrerlYards, oll|e0os|erZor|r0rd|rarce
7. T|elerces|a||oeexlerdedapprox|rale|y25leellarl|ersoul|l|arW|al|ss|oWrorl|eallac|eds|les|elc|,reel|r
l|erequ|red10loolseloac|lo1109v|r|r|a, ard l|erexlerdedeasllocorrecl lol|eex|sl|rlerce.
8. TWosra||slreels|de lrees,rollocorl||clW|l|ul|||ly||res,s|a||oep|arledorpr|valeproperlya|or l|erorl|properly
||reW|ere8as|orRoadreelsC||caoAverue,|areslreels|delrees,p|arledorpr|valeproperly, s|a||oep|arled
a|or8as|orRoad,W|l|spac|rrolloexceed30leel. 0|versespec|es (al|easllWo)are requ|red,per3ecl|or5000.2ol
l|e0os|erZor|r0rd|rarce. A|ardscapep|ars|a||oesuor|lledloardapprovedoyl|eP|arr|roll|ceoelorea
zor|rc|eararcelorr|ss|red.
9. A||rassyareas W|l||rl|e|rpourdyard W|ere ve||c|es arepar|ed/sloreds|a||oecorverledlorave|.
With approval, the following commitments concerning the use and/or development of the subject property shall
apply:
1. T|euseoll|esuojeclproperly|s||r|ledloloW|r,auloroo||e|rpourdrerl,sloraeardrepa|r,auloroo||ed|srarl||r
|spro||o|led.
2. T|eres|a||oeroopersloraeolauloroo||eparls.
3. A||T|orpsorsToW|rve||c|esrusloepar|edoe||rdl|elerce,or|ycuslorerpar||r|sperr|lledouls|del|elerce
a|orv|r|r|a3lreel.
R1
R1
R2
M2
B3
R4
B3
M1
R1
M1
R3
B3
R3
R1
R1
R3
R1
B3
M1
B3
R1
M1
R3
B3
B1
R2
B3
M1
B3
R2
PUD
PUD
PUD
PUD
U
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BASHOR ROAD
DIVISION STREET
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1407 N Chicago Ave
2013 Aerial
Printed September 3, 2014

0 250 500 125

Feet
1 inch = 500 feet
The City of Goshen's Digital Data is the property of the City of Goshen and Elkhart County, Indiana. All graphic data supplied by the city and county
has been derived from public records that are constantly undergoing change and is not warranted for content or accuracy. The city and county
do not guarantee the positional or thematic accuracy of the data. The cartographic digital files are not a legal representation of any of the features
depicted, and the city and county disclaim any sumption of the legal status they represent. Any implied warranties, including warranties of
merchantability or fitness for a particular purpose, shall be expressly excluded. The data represents an actual reproduction of data contained in the
city's or county's computer files. This data may be incomplete or inaccurate, and is subject to modifications and changes. City of Goshen and
Elkhart County cannot be held liable for errors or omissions in the data. The recipient's use and reliance upon such data is at the recipient's risk.
By using this data, the recipient agrees to protect, hold harmless and indemnify the City of Goshen and Elkhart County and its employees and
officers. This indemnity covers reasonable attorney fees and all court costs associated with the defense of the city and county arising out of this
disclaimer.
The City of Goshen
Department of
Planning & Zoning
204 East Jefferson Street, Goshen, Indiana 46528
Phone: 574-534-3600 Fax: 574-533-8626
Site Location
110ZC||cao usevar|arceloexpardaror-corlorr|ruse 9/11/2011AEw


3uojeclproperly|oo||rrorl|
3uojeclproperly|oo||rrorl|
0ll|ceou||d|r
0ll|ceou||d|r
110ZC||cao usevar|arceloexpardaror-corlorr|ruse 9/11/2011AEw


3uojeclproperly|oo||rrorl|easl
TWo-slorys|r|e-lar||yrerla|&oeaulysa|or
Va|rou||d|r
LOCATION: 31333
rd
3lreel DATE: 3epleroer23,2011
CASE NUMBER: 11-25 0v PREPARED BY: Aooyw||es
GENERAL INFORMATION
APPLICANT: JC3c|roc|(pel|l|orer)
C|lyol0os|erRedeve|oprerl(properlyoWrer)
SIZE: Frorlae =.5',0epl| =15', Area = 10,9Z3 square leel
APPLICABLE ZONING: Correrc|a|8-2(l|slor|c0|slr|cl)
SPECIAL INFORMATION
PUBLIC UTILITIES: Ava||ao|eor33
rd
3lreel
AREA DEVELOPMENT PATTERNS: V|xed:Correrc|a|&Res|derl|a|
NEIGHBORHOOD: Cerlra|8us|ress0|slr|cl
THOROUGHFARES: 33
rd
3lreel
TOPOGRAPHY: Leve|
NO PROPERTY NOTICES: 12
ANALYSIS
T|esuojeclproperly|s|ocaledor33
rd
3lreel|rl|eCerlra|8us|ress0|slr|cl(C80),a||adjacerlparce|sarezored
Correrc|a|8-2,Cerlra|8us|ress0|slr|cl(C80).T|epel|l|orer|srequesl|rlourdeve|oprerla|var|arcesloredeve|op l|e
suojeclproperlylor|ea|l|ardWe||ress oll|ces,spec|l|ca||ypsyc|o|o|ca|serv|cesardol|er|o||sl|c|ea||r,W|l|rored|ca|
l|u|ds,drusor|rvas|velrealrerl:
(1) To allow a one foot side (south) setback where five feet is required for a driving aisle.
Per3ecl|or1200.3.C.2oll|e0os|erZor|r0rd|rarce,A|||rler|ors|deyardss|a||oel|veleelur|essl|ereWou||d|r
|as acorrorparlyWa||W|l|l|eadjacerlou||d|r...Add|l|ora||y,per3ecl|or1200.3.C.3,Accessoryou||d|rss|a||
|avel|esareseloac|requ|rererlsassuosecl|ors1ard2.8ecausel|ere|srocorrorparlyWa||,l|erequ|red
seloac|lorpar||rarddr|v|ra|s|es|sl|veleel.Ass|oWrorl|eallac|eds|lep|ar,l|epar||rspacesW|||reell|e
requ|redseloac|,|oWever,l|edr|v|ra|s|eW|||rol.T|epel|l|orer|srequesl|rl|ereducedseloac|a|orl|esoul|
properly||relo |rprove salelyard c|rcu|al|orlordr|versoac||rouloll|edead-erdspaces|rl|eoac||rarea.
(2) To allow a driving aisle width of 22 feet where 24 feet is required.
Per3ecl|or5110.3.Coll|e0os|erZor|r0rd|rarce,l|erequ|redpar||ra|s|eW|dl|oelWeer90dereespaces|s21
leel. PerVaryCr|pe,0os|erEr|reer|r,a22looldr|v|ra|s|e|ssull|c|erllorl|er|re-sla||par||r|ol.Add|l|ora||y,l|e
allac|eds|lep|ars|oWsaoac||r arealorl|edead-erdspaces,W||c|W||||rprovel|eeaselordr|versoac||roulol
l|erearspaces.
Request: 0eve|oprerla|var|arcesloa||oWaorelools|de(soul|)seloac|W|erel|veleel|srequ|redloradr|v|ra|s|e,lo
a||oWadr|v|ra|s|eW|dl|ol22W|ere21|srequ|red,loa||oWal|reelools|de(soul|)seloac|W|erel|veleel|srequ|red
loraPero|a,ardlorarll|evar|arceslororeyear.
11-250v pae 2
(3) To allow a three foot side (south) setback where five feet is required for a Pergola
Per3ecl|or5150.Coll|e0os|erZor|r0rd|rarce,Accessoryou||d|rss|a||reell|eyardrequ|rererlssellorl||r
l|e|rd|v|dua|zor|rd|slr|clreu|al|orslors|deardrearyards. Per3ecl|or1200.3.C.8,A|||rler|ors|deyardss|a||oe
l|veleelur|essl|ereWou||d|r|asacorrorparlyWa||W|l|l|eadjacerlou||d|r. Add|l|ora||y,per3ecl|or
1200.3.C.3,Accessoryou||d|rss|a|||avel|esareseloac|requ|rererlsassuosecl|ors1ard2.T|eproposed
pero|aW||||aveal|reelools|de(soul|)seloac|.0eve|oprerl|sre|al|ve|yderse|rl|el|slor|c0|slr|cl.lradd|l|or,
severa|slruclureslol|erorl|ardsoul|oll|esuojeclproperlya|or3
rd
3lreeldorolreedl|erequ|reds|deyard
seloac|.
(4) To allow the variances to be granted for one year.
Perl|eRu|es olProcedure lorl|e8oardolZor|rAppea|sC|lyol0os|er,lrd|ara,approvedJaruary21,2012,|ls
requesl|sapproved,Cord|l|or#1slales,T|evar|arce|srarledloraper|odols|x()rorl|s,ards|a||oecoreru||
ardvo|dur|essa8u||d|rperr|l|asoeer|ssuedardsuoslarl|a|proress|asoeerrade.T|epel|l|orer|s|rl|e
processolacqu|r|rl|eproperlylrorl|eC|lyol0os|erRedeve|oprerl.ll|sexpecledl|aladd|l|ora|l|reoeyordl|e
a||oWeds|xrorl|s W|||oerequ|redlol|ra||zel|ecorlracl ardpurc|ase.
RECOMMENDATIONS
3lall recorrerds approva|oll|edeve|oprerla|var|arces(1)loa||oWaore lools|de(soul|)seloac|W|erel|veleel|s
requ|redloradr|v|ra|s|e, (2) loa||oWadr|v|ra|s|eW|dl|ol22W|ere21|srequ|red,(3)loa||oWal|reelools|de(soul|)
seloac|W|erel|veleel|srequ|redloraPero|a,ard(1)lorarll|evar|arceslororeyearoaseduporl|elo||oW|rl|rd|rs
ollacl:
1. The approval will not be injurious to the public health, safety, morals or general welfare of the community.
ll|sur|||e|yl|all|eapprova|Wou|doe|rjur|ouslol|epuo||c|ea|l|,salely,rora|sorerera|We|lareoll|ecorrur|ly.
T|eproposed|rprovererlsarecors|slerlW|l|deve|oprerla|pallerrsoll|esurrourd|rarea.
2. The use and value of the surrounding neighborhood will not be affected in a substantially adverse manner.
ll|sur|||e|yl|all|euseardva|ueoll|esurrourd|rre||oor|oodWou|doeallecled|rasuoslarl|a||yadverserarrer.
T|eproposedusesareperr|lled|rl|eCorrerc|a|8-2zor|rd|slr|cl.T|eproposed|rprovererlsarecors|slerlW|l|
deve|oprerla|pallerrsol l|esurrourd|r
3. Strict application of the terms of the Goshen Zoning Ordinance will result in a practical difficulty in the use of the
subject property because of particular physical features, shape, topography or characteristics, and said
characteristics are unique to the subject property and not applicable to other properties in the same district or
surrounding neighborhood.
w|||el|ereareroors|lepar||rrequ|rererlslorcorrerc|a|purposes|rl|eCorrerc|a|8-2zor|rd|slr|cl,l|e
pel|l|orer|sprov|d|rar|re-sla|||ol.8ecausedeve|oprerl|sre|al|ve|yderse|rl||sarea,var|arceslorreduced
seloac|sarerecessaryloaccorrodalel|epar||r|olardsuosequerl|y,l|epero|a.0|verl|espacecorslra|rls
ors|le,a22looldr|v|ra|s|eW|ere21leel|srequ|red|ssull|c|erl.
4. Any difficulty or hardship is caused by the Goshen Zoning Ordinance and has not been caused by any persons
having an interest in the property.
0eve|oprerl|sre|al|ve|yderse|rl|el|slor|c0|slr|cl.lradd|l|or,severa|slruclureslol|erorl|ardsoul|oll|esuojecl
properlya|or3
rd
3lreeldorolreedl|erequ|reds|deyardseloac|.var|arcesarerecessaryloaccorrodalel|e
proposedors|lepar||rardpero|a.
With approval, the following conditions shall apply:
11-250v pae 3
1. T|evar|arce s|a||oecoreru||ardvo|dur|essa8u||d|rperr|l|asoeer|ssuedardsuoslarl|a|proress|asoeer
radeW|l||rs|x()rorl|soll|edaleolapprova|.
2. 0ev|al|orlrorl|erequ|rererlsardcord|l|orsoll|evar|arces|a|| resu|l|rl|ecarce||al|orardlerr|ral|oroll|e
approva|orperr|l.
3. 3|lep|arapprova|oy0os|erC|lyEr|reer|r|srequ|redlors|ledra|rae,poslcorslrucl|or,s|leul|||l|esardr||l-ol-
Wayaccess,asapp||cao|e,oeloreazor|rc|eararce/ou||d|rperr|l|s|ssued.
1. T|e ex|sl|r par||rspaces a|orl|ea||ey orl|erorl|s|deoll|eslruclures|a||oe reroved,ardrassp|arled.
5. Lardscap|rs|a||oe|rp|ererledass|oWrorl|eapproveds|lep|ar,arda|ardscapep|ars|a||oesuor|lledloard
approvedoyl|eP|arr|r0ll|ceoeloreaZor|rC|eararcelorr|ss|red.
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313 S 3rd St
2013 Aerial
Printed September 3, 2014

0 160 320 80
Feet
1 inch = 300 feet
The City of Goshen's Digital Data is the property of the City of Goshen and Elkhart County, Indiana. All graphic data supplied by the city and county
has been derived from public records that are constantly undergoing change and is not warranted for content or accuracy. The city and county
do not guarantee the positional or thematic accuracy of the data. The cartographic digital files are not a legal representation of any of the features
depicted, and the city and county disclaim any sumption of the legal status they represent. Any implied warranties, including warranties of
merchantability or fitness for a particular purpose, shall be expressly excluded. The data represents an actual reproduction of data contained in the
city's or county's computer files. This data may be incomplete or inaccurate, and is subject to modifications and changes. City of Goshen and
Elkhart County cannot be held liable for errors or omissions in the data. The recipient's use and reliance upon such data is at the recipient's risk.
By using this data, the recipient agrees to protect, hold harmless and indemnify the City of Goshen and Elkhart County and its employees and
officers. This indemnity covers reasonable attorney fees and all court costs associated with the defense of the city and county arising out of this
disclaimer.
The City of Goshen
Department of
Planning & Zoning
204 East Jefferson Street, Goshen, Indiana 46528
Phone: 574-534-3600 Fax: 574-533-8626
Site Location
31333
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3lreel 0eve|oprerla|var|arceslor|ea|l|&We||ressoll|ces 9/11/2011AEw


3uojeclproperly- |oo||rsoul|Wesl
3uojeclproperly(rear)- |oo||rrorl|Wesl
Reducl|orlors|de(soul|)seloac|requesled|ere
31333
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3lreel 0eve|oprerla|var|arceslor|ea|l|&We||ressoll|ces 9/11/2011AEw

3uojeclproperly(rear)- |oo||rsoul|