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HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT June 25, 2007 Sh. Monon & Main, Unit 2F The applicant seeks the following development standards variance approval: Docket No. 07050027 V pun Z-462-04, Section 15.26 Non-residential uses on 2nd and 3rd floors. The site is located at 234 West Main St. and is zoned PUD/Planned Unit Development. Filed by Jim Shinaver. General Info: The petitioner seeks a variance from the requirement to have commercial uses only in a town home in the Primary Area of the Monon & Main development. The proposed business 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 and upper floors of the units 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 townhouse units of Monon and Main along and adjacent to Main Street want to convert their garages and upper floors, as this seems to be the trend that is occurring. The majority of the internal units are remaining residential. 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 911 Communications Center, having both on-street and underground parking at the Indiana Design Center, and providing on-street diagonal parking along 1st Ave SW, (from 1st 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 comer 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 w~uld 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 comer. This CRC is trying to set this project as a priority, in regards to timely approval and construction. I~ In addition, the use proposed at the subject site would be very low-intensity, with few employees and most meetings being held off-site. The impact on surrounding properties, therefore, is likely to be minimal. Findings of Fact: Conversion of upper floors to office use 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, and have few employees. 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, and have few employees. 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 only. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 07050027 V after all questions/concerns are addressed.