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HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT February 25, 2008 4h. Old Meridian Plaza The applicant seeks the following use variance approval: Docket No. 08010004 UV Appendix A: Use Table Vet Facility/Kennel in Old Meridian/Mixed Use District The site is located at Old Meridian Street and Carmel Drive and is zoned OM/MU. Flied by Charles Frankenberger of Nelson & Frankenberger for the Keystone Group LLC. General Info: The petitioner is requesting to construct a four-story, mixed-use building within thc Old Meridian District. The site is located at 12863 Old Meridian Street, north of the Providence development, and is zoned for mixed uses. This request is to place a vet facility with an indoor kennel.within the building. A veterinary office with a commercial kennel is not one of the pennitted uses within the Old Meridian/Mixed Use District. Analysis: The proposed kennel would be entirely indoors. One of the primary concerns with locating any kennel facility is noise; having it enclosed within the building mitigates that concern and greatly decreases the likelihood of any negative impact on adjacent properties. Medical offices for humans arc permitted within the Mixed Use District; a veterinary office would have similar traffic patterns and hours. Since the kennel would be enclosed, and the overall use would have a similar impact to that of a permitted use, the request represents an acceptable deviation from the Mixed Use District. Findings of Fact - Use variance 1. The grant of this variance will not be contrary to the public interest, due to the existence of special condition(s) such that enforcement of the zoning ordinance will result in unnecessary hardship because: The proposed use is not significantly different from permitted uses, and kennel uses will be located inside, mitigating any possible negative impact. 2. The grant of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The proposed use is not significantly diflerent from permitted uses, and kennel uses will be located inside, mitigating any possible negative impact. 3. The use or value of the area adjacent to the subject property will not be substantially affected in any adverse manner because: The proposed use is not significantly different from pennitted uses, and kennel uses will be located inside, mitigating any possible negative impact. 4. The need for the variance arises from a natural condition peculiar to the subject property because: The proposed use is not significantly different from permitted uses, and kennel uses will be located inside, mitigating any possible negative impact. S. The granting of this variance does not substantially interfere with the CarmellClay Comprehensive Plan because: The proposed use is not significantly different from permitted uses. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 08010004 UV after all concerns have been addressed.