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HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT June 26, 2006 7-10d. Parkwood Crossing, Indiana Insurance (Liberty Mutual Group) The applicant seeks the following development standards variance approvals for a parking garage: Docket No. 06050011 V Chapter 25.01.02.B.1 accessory bldg height Docket No. 06050012 V Chapter 25.01.02.B.3.a.i.a accessory bldg front yard setback Docket No. 06050013 V Chapter 25.01.02.B.3.b.i.a accessory bldg side yard setback Docket No. 06050014 V Chapter 25.01.02.B.7.b accessory bldg lot coverage in side yard The site is located at 350 E 96th St. and is zoned B-6/Business within the US Hwy 31 Corridor Overlay. Filed by Paul Reis of Bose McKinney & Evans for Duke Construction LP. General Info: The petitioner seeks approval to erect a parking garage next to the Indiana Insurance building within Parkwood Crossing. Analysis: The parking garage will be 37 - ft in height, whereas the ordinance only allows 25-ft of height for an accessory stricture within a business district. It is important to note that there is a 10- ft grade change north to south on the site. The structure needs variance approval to be located in front of the front setback line of the primary building structure. The structure also needs a variance for its side yard setback of 4-ft, when the ordinance requires 5-ft. The final variance approval required is for the percent oflot coverage within a side yard. The structure will occupy more than 30% ofthe area ofthe side yard. Findings of Fact: height 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the parking garage will be attached to an existing building; the transition of height will fit into the context of the area. The variance request is to allow for 12 additional feet of height. 2.) The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: the parking garage will be attached to an existing building; the transition of height will fit into the context of the area. The variance request is to allow for 12 additional feet of height. 3.) The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: the petitioner may have to redesign the parking garage and recalculate the feasibility of the project, possibly negatively affecting the potential users of the parking garage. Findings of Fact: front/side yard setbacks 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the parking garage is designed to complement the existing building and will be an extension of it, sitting parallel to its setback. The side yard setback variance request is for 10 inches. 2.) The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: the parking garage is designed to complement the existing building and will be an extension of it, sitting parallel to its setback. The side yard setback variance request is for 10 inches. 3.) The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: the petitioner may have to redesign the parking garage and recalculate the feasibility of the project, possibly negatively affecting the potential users of the parking garage. Findings of Fact: lot coverage in side yard 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the parking garage is designed to complement the existing building and will be an extension of it. It will complement the multi- tenant, multi-building development, as a whole. 2.) The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: the parking garage is designed to complement the existing building and will be an extension of it. It will complement the multi- tenant, multi-building development, as a whole. 3.) The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: the petitioner may have to redesign the parking garage and recalculate the feasibility of the project, possibly negatively affecting the potential users of the parking garage. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 06050011 V through 06050014 V.