Norman Hoyt requested a use variance to allow a campground at 802 S. Buffalo St. (Photo via Google Maps)

By Maggie Kenworthy
InkFreeNews

WARSAW — During the Warsaw Board of Zoning Appeals meeting held Monday night, Dec. 28, the board denied a request to allow a campground in a C-2 and an R-1 district.

Norman Hoyt requested a use variance for the property located at 802 S. Buffalo St. This lot is currently being used as a commercial garage, with the adjacent lot vacant. The plan is to create a campground with 13 camping sites along with laundry facilities, shower facilities and an office.

“We’re looking at taking what is currently a problem piece of land and creating something that is a state-of-the-art RV campground,” said Hoyt.

Johnny Latsko, the assistant planner, explained that campgrounds are not listed in the city’s permitted uses and that the only existing campground in city limits is Pike Lake Campground.

“The neighborhood is an area characterized by the transition between residential and commercial uses. To the south and west is predominantly residential, and to the north and east is predominantly commercial. The lot is visible from both residential and commercial areas,” said Latsko.

Latsko also referred to the area’s comprehensive plan, which states that appropriate land uses for this property would include retail, service, office, entertainment, restaurant, institutional and top-floor residential.

Wanda Newsome, who lives at 812 S. Lake St., submitted a letter of opposition to the board.

The letter, in part, read, “I completely object to a campground being put near my neighborhood. The place they want to put it is completely too small for a campground and very close to our neighborhood. We do not want the seasonal people nor the trash and smoke that would come with people camping. Most neighbors are seniors and unable to deal with the content noise and aggravation a campground would bring.”

Two other neighbors showed up to the meeting to oppose the request.

Board members also brought up concerns about children getting bored on the small property and wandering onto other properties or near the roadway.

“Due to the concerns raised by the neighbors, conflict with the comprehensive plan and potential land use nuisances, the plan department does not recommend the board look favorably upon this request,” said Latsko.

The board voted unanimously to deny this request.

Next on the agenda were two requests made by Raphael Cunha for the residence located at 415 N. Washington St. The building currently serves as a residential three-family dwelling.

The first request was a variance from developmental standards to allow for additional lot coverage. In order to meet parking minimums, Cunha intends to pave a portion of the side and rear yard. This would take the lot coverage to between 70 and 75% when the ordinance allows a maximum of 65% impervious lot coverage.

This request was made because currently, residents are parking in front of the house in an unpaved front yard. The yard is within the public right-of-way and does not count towards the total number of spaces available per unit.

The board approved this request.

The second variance request for this property was to allow for a higher density of units in an R-3 district. The plan is for the petitioner to convert an existing garage into a fourth dwelling unit.

R-3 regulations require that a found-unit home be a minimum of 11,500 square feet. This lot in question is 8,734 square feet.

“The living unit density requested would be a significant increase, however, no additional building footprint would be added,” said Latsko. “This fact, combined with the existing traffic generated from the neighboring commercial property, leads the planning departure to believe granting of this variance would not negatively impact the surrounding neighborhood.”

The board voted to also approve this request.

The next Warsaw Board of Zoning Appeals meeting will be held at 7 p.m. Monday, Jan. 25.