HomeMy WebLinkAboutRe: 210 E Main St - required parking spacesMax, good afternoon. Thanks for your email. I’m not really up to speed on this, but feel like I understand what ‘s up given the email chain. I know projects change in the field all
the time and decisions, big and small are made on the fly. It is a little disappointing to find out about this and the additional building area at move in crunch time when everyone
has known about the issue for a while – at least long enough where a variance could have been requested and approved.
I do not want to keep the company from moving into the new building by years’s end. I believe the correct way to proceed in this instance is to:
· issue a conditional C/O to allow for the move in to occur;
· the condition is to apply and obtain a variance to address offsite parking a distance greater than 300’ from the building;
· conditional C/O would be good for 90 days, with potential for one 30-day extension period.
Please let me know if this makes sense and will work for your client.
Thanks,
Mike Hollibaugh
p. 317 571 2422
From: Max Mouser [mailto:maxmouser@sbcglobal.net]
Sent: Friday, December 21, 2018 7:29 AM
To: Hollibaugh, Mike P
Cc: Conn, Angelina V
Subject: Fw: 210 E Main St - required parking spaces
Mike,
I hope all is well. I'm going to assume that you are aware of the Carmel resident that called attention to the discrepancy in the original ADLS file for the parking requirements at
210 E. Main Street. I have been in correspondence with Angie Conn on this issue. There is some new information that was brought to my attention so I email Angie and I received a email
response that she is out of the office until December 26th. With the Schiller Law Office scheduled to move in on December 28th this is extremely urgent that there is a solution. I
believe we meet the intent of the ordinance and in addition the Schiller Law Office purchased Merchant Parking Permits for every employee. Please review the email chain below for more
detailed information and attached documents.
Please let me know if you have any questions or comments.
Thanks,
Max Mouser
Studio A of Indianapolis, Inc.
9511 E. 96th Street
Indianapolis, Indiana 46256
PH: 317-585-0834
Cell: 317-408-7442
Email: maxmouser@sbcglobal.net
----- Forwarded Message -----
From: Max Mouser <maxmouser@sbcglobal.net>
To: Conn, Angelina V <Aconn@carmel.in.gov>
Cc: Matthew Schiller <matt@schillerlawoffices.com>; nikigarbev@yahoo.com <nikigarbev@yahoo.com>; Tad Lupton <tadlupton@gmail.com>
Sent: Friday, December 21, 2018, 7:10:11 AM EST
Subject: Re: 210 E Main St - required parking spaces
Angie,
In a discussion with Matt he explained that he purchased Merchant Parking Permits from the City of Carmel for every employee in his office and that only his car and the employee of the
month car will be allowed to park at 210 E Main. The remaining spaces are customer/client parking. The closest permit parking lot is just under 300 feet south of the 210 E Main Street
property at the Carmel Lions Club. Attached is the Merchant Parking Permit Application dated November 8, 2018 and an email approval of the Merchant Parking Permits dated November 9,
2018.
I hopeful that this will resolve the parking issue.
Please let me know if you have any questions or comments.
Thanks,
Max Mouser
Studio A of Indianapolis, Inc.
9511 E. 96th Street
Indianapolis, Indiana 46256
PH: 317-585-0834
Cell: 317-408-7442
Email: maxmouser@sbcglobal.net
On Thursday, December 20, 2018, 7:47:20 AM EST, Max Mouser <maxmouser@sbcglobal.net> wrote:
Angie,
Thanks for taking the time to discuss the parking concerns as you outlined below. Per your request the following is a description of our conversation.
The original 210 E Main project was filed as a building renovation and addition. The existing building had a basement and crawl space that were in need of major repair. After a thorough
analysis of the existing building it was determined that keeping the existing building was cost prohibitive. With this determination a new building was designed. During the redesign
of the new building it was enlarged approximately 120 square feet. However the original building was filed as being 5,970 sq/ft and the new building is called out on the construction
plans as being 6,890 sq/st. Both of these square footage included the gross area of the perimeter wall and didn't include the basement area. After removing the perimeter wall area
from the gross floor of the new building the new gross floor, without the basement is 6,090 sq/ft.
The original calculation, as well as the current, did not include the basement square footage in the gross square footage, as both areas are going to be used for storage only. The parking
requirements in the zoning ordinance for Storage, Warehousing and Distribution requires 1 parking space per employee. There will be no employees hired to work in the basement.
To determine the original parking space requirements for the original ADLS filing, I reviewed the zoning ordinance and consulted with Carmel Planning. In both cases, the gross square
footage parking space calculation was based on Professional Office and did not include the basement area.
The first and second floor of the new building are finished professional office space that require 1 parking space for every 300 sq/ft of gross floor area and the basement is calculated
as Storage, Warehouse and Distributions that requires 1 parking space per employee. The following calculations were used to determine the parking spaces required.
First Floor - Professional Office - 2,680 sq/ft
Second Floor - Professional Office - 3,410 sq/ft
Total Professional Office - 6,090 sq/ft
Basement - Storage Warehouse and Distribution - 1,440 sq/ft
Professional Office 6,090 sq/ft / 300 sq/ft/parking space x 50% = 10.15 parking spaces
Basement - Storage Warehouse and distribution - 0 employees x 1 parking space/employees = 0 parking spaces
Total parking space required = 10 (after rounding to the nearest whole number)
210 E. Main has 7 on site parking spaces and 2 on-street parking spaces. The 2 on-street parking spaces count as 3 on-site parking spaces, making the total provided parking spaces 10.
We feel that the intent of the Zoning Ordinance, UDO and Old Town Overlay District have been met.
I have reviewed our site plan and feel that 1 on site parking space could be added if you would prefer. Please see attached showing the new parking space in red.
The Schiller Law Office has already canceled their lease and must be out of their current space by December 31st. Movers are scheduled to start moving in furniture, computers, etc.
on December 28th and the employees are to begin working in the new building after the first of the new year.
Do to the late notice, and urgency of this issue I am available to meet or discuss over the phone as needed.
Thank you for your consideration to this very time sensitive issue.
Max Mouser
Studio A of Indianapolis, Inc.
9511 E. 96th Street
Indianapolis, Indiana 46256
PH: 317-585-0834
Cell: 317-408-7442
Email: maxmouser@sbcglobal.net
On Tuesday, December 18, 2018, 5:02:08 PM EST, Conn, Angelina V <Aconn@carmel.in.gov> wrote:
Good afternoon, everyone –
I hope you are enjoying this sunny weather.
I regret to inform you that it has been brought to my department’s attention that this project does not provide the required amount of parking spaces for the building size shown with
the building permit.
As you know, this project started out as a building addition / renovation to an existing building. Then, over time, it changed to a scrape and build. Several iterations of the plans
were reviewed by the Planning Dept. over that time period. The first version of the plans provided for 9 parking spaces (7 on-site and 2 on-street). That complied with the parking ratios
required for the building square footage proposed, initially.
Subsequent versions of the site plan and floor plans submitted changed/increased that initial building square footage, but the square footage listed on the on the ADLS Amendment application
did not change. The final floor plans Rachel received and approved did not show a basement, and the building square footage listed on the ADLS Amendment application was never updated.
The plans showed a total of 6,890 sq. ft., so 11.5 or 12 parking spaces were needed (23 x 0.5), or 11 were needed per old ZO chapter 27.01.05, meaning that the site was still 2 parking
spaces short.
And, now that the floor plans submitted with the building permit ended up being even more sq. ft. (8,330 sq. ft.), 13 parking spaces are required, meaning that you are 4 parking spaces
short.
If you are not able to meet the parking ordinance regulations, then variance approval from the Board of Zoning Appeals will be required. Please see UDO <http://www.carmel.in.gov/home/showdocument?id=11237>
section 3.64.A.9 and sections 5.28 - 5.30 for the parking regulations for this site. There might be a solution, if you can comply with UDO section 5.28.D – Location of Required Parking
Spaces. Otherwise, you will need to file a BZA Variance Application and seek approval from the BZA for the shortage of parking spaces.
That being said, here are some useful web links about the BZA variance review/process:
· BZA Calendar with meeting dates and deadlines: http://www.carmel.in.gov/home/showdocument?id=11445
· Variance Application (with instructions and checklist): http://www.carmel.in.gov/home/showdocument?id=10955
· Flowchart of the process: http://www.carmel.in.gov/home/showdocument?id=7909
I look forward to working with you to find a solution.
Angie Conn, AICP
Carmel Planning & Zoning Dept.
1 Civic Sq. 3rd Flr., Carmel, IN 46032
P: 317-571-2417 | W: www.carmeldocs.com
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