HomeMy WebLinkAboutDept Report
CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
July 23, 2007
6h. Monon & Main Unit 3H
The applicant seeks the following development standards variance approval:
Docket No. 07060021 V PUD Z-462-04, Section 15.26 Non-residential uses on 2nd and 3rd
floors.
The site is located 20 NW 3rd Street and is zoned PUD/Planned Unit Development
Filed by Todd J. Rohrbacher, owner.
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
would have few employees, and would
not have a great impact overall on the
residential nature of the development.
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 1 sl Ave SW, (from 1 Sl 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.
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. 07060021 V after
all questions/concerns are addressed.