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HomeMy WebLinkAboutDept Report 04-23-07 CARMEL BOARD OF ZONING APPEALS HEARING OFFICER: DEPARTMENT REPORT April 23, 2007 7d. Monon & Main, Unit 3H The applicant seeks the following development standards variance approval: Docket No. 07030030 V PUD Z-462-04, Section 2.13.B 2-car garage requirement The site is located at 20 Third St NW. and is zoned PUD/Planned Unit Development. Filed by Todd Rohrbacher. . a @g~B8'STS (IJDJIJiITIJ~ ~ 3: CJ) CJ) General Info: The petitioner seeks a variance from the requirement to have a 2-car garage for a town home in the Primary Area of the Monon & Main development. The two-car garage is proposed to be converted into office space, so that the first floor of the live-work unit can be used for offices. Analysis: This live/work unit is in the heart of Old Town, a prime location. A cumulative deficit in the number of parking spaces in Carmel Old Town is a concern, as units intended as live/work uses want to convert the 2-car garages to commercial uses. The on-street parking may be used to fulfill parking requirements for this unit. This becomes a concern if all or most of the townhome units of Monon and Main along Main Street want to convert their garages (approximately 19 units), as this seems to be the trend that is occuring. However, the city has already purchased several parking lots in the area; a parking study was conducted this year, and there are plans developed to handle the additional needed parking (see letter submitted by Les aIds, director. of the CRC). The CRC is or will do several things to alleviate the parking problem in Old Town: providing a new parking area just south of Main Street where they demolished the First Indiana Bank building, redesigning the parking lot north of the 911Communications Center, having both on-street and underground parking at the Indiana Design Center, and providing on-street diagonal parking along 1 st Ave SW, (from 1 st to 2nd Streets). All of this will be in addition to the proposed public parking garage that the Carmel Redevelopment Commission (CRC) will construct within a development at the northeast corner of 2nd Ave NE and Main St. that will serve many of the adjacent businesses in Old Town and will help solve the shortage of parking spaces downtown. This parking garage would have 100 parking spaces available to the public, while approx. 156 parking spaces would be reserved for tenant/residents within the CRC development at that corner. This CRC is trying to set this project as a priority, in regards to timely approval and construction. Findings of Fact: 2-car garage removal 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the Monon and Main Development, as well as the Old Town area, has many parking areas and on-street parking opportunities. The use proposed will utilize very little vehicular traffic. 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 Monon and Main Development, as well as the Old Town area, has many parking areas and on-street parking opportunities. The use proposed will utilize very little vehicular traffic. 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: there may not be enough floor area within the structure to utilize retail/commercial uses on the first floor. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 07030030 V after all questions/concerns are addressed.