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Board approves special use and gravel-parking variance for bus contractor on Culverson Avenue
Summary
The Board granted special-use approval for bus passenger stations and a companion variance to allow gravel parking instead of paved surfaces at 2120–2128 Culverson Avenue, with a board designation of five parking spaces for compliance purposes.
The Evansville Board of Zoning Appeals on April 17 approved a special-use permit and a related variance for a school-bus contractor to legalize an existing bus parking operation at 2120 and 2128 Culverson Avenue.
Christopher Brown, representing C. Marion Brown and Shirley Brown, told the board the family business began as a two-bus operation and has grown to operate multiple school contracts, sometimes parking up to eight buses on the property, and that gravel provides better drainage for portions of the lot used seasonally as garden space.
The board heard testimony on both the special-use request (special use no. 11: bus passenger stations, garages, or lots) and a variance (VARDash2025Dash008) seeking relief to allow gravel parking in lieu of paved surfaces to bring an existing operation into compliance.
After discussion about zoning history and the site’s C4 commercial designation, the board voted to approve the special use with a designation of five parking spaces for code compliance, and then separately approved the variance to permit the gravel surface. Both votes passed 6-0.
Why it matters: The approvals legalize an existing bus-contractor operation and reconcile past use with current zoning rules so the business can continue to operate without repeat enforcement actions.
Petitioner testimony Christopher Brown described a family-run bus operation that grew from two buses to multiple contracts covering public school routes and Evansville-area Catholic schools, with additional summer use for daycare and camp transportation. He said the on-site barn stores supplies and that the number of buses on site fluctuates, reaching about eight on bus-heavy dates such as the week between Christmas and New Year’s.
Board discussion and findings Board members questioned zoning references and staff confirmed that the site was rezoned to commercial (C4) previously and that the UDC referenced in the application relates to the prior 2018 rezoning. Staff cited the code criteria for special uses and variances and noted that, if approved, the board customarily designates a minimum number of parking spaces; the board determined five spaces as sufficient for compliance in this case.
Votes and implementation The special use (SPU-2025-003) was approved 6-0 with five parking spaces designated. The companion variance (VAR-2025-008) allowing gravel in lieu of paved parking was approved 6-0. The approvals clear the site’s nonconforming status subject to the conditions discussed and standard site review procedures.
No remonstrators spoke at the hearing.
