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HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT June 23, 2008 2b. Printing Plus Office The applicant seeks the following use variance approval: Docket No. 08050006 UV A~pendix A: Use Table Office uses in residential district The site is located at 505 East 116t Street and is zoned R l/Residential Filed by Rex Neal of Printing Plus, owner. General Info: The petitioner is seeking a variance to establish an office in a residential building, on 116lh Street between Pennsylvania Avenue and College A venue. Surrounding uses include offices and retail to the north, northwest, and northeast, and residential to the south, east, and west. Analysis: The dwelling is located mid-block along a heavil y-traveled section of 116lh Street. It is part of an existing subdivision. This section of 116th Street, which is four lanes, is characterized by large office campuses to the north, east, and west, and established residential developments to the south. The Comprehensive Plan recommends residential uses at this location, however, it also recognizes that "Commercial development within residential communities generally should occur only when the commercial use is not of a community or regional serving nature and when the intensity and scale is compatible with surrounding residential uses." The proposed office would have approximately tour employees and no walk-in traffic. No changes are proposed for the site or the structure, and no signs are currently requested. The overall impact would be comparable to that of a home-based business, and likely would generate as much traffic as adjacent residences. While such conversions to commercial uses typically are not appropriate in residential areas, this request, provided that the intensity does not increase beyond what is proposed, would have less impact on surrounding residences than it would ifit were located in an entirely residential area. Given the amount oftraftie on 116th Street, as well as adjacent office parks, this request represents a ~ansition of uses that is likely to have little negative impact. 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 site is located on a major thoroughfare, and the proposed use would have an impact comparable to a home-based business. 2. The grant of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The site is locatcd on a major thoroughfare, and the proposed use would have an impact comparable to a home-based business. 3. The use or value of the area adjacent to the subject property will not be substantially affected in any adverse manner because: The site is located on a major thoroughfare, and the proposed use would have an impact comparable to a home-based business. . 4. The need for the variance arises from a natural condition peculiar to the subject property because: The site is located on a major thoroughfare, and the proposed use would have an impact comparable to a home-based business. S. The granting of this variance does not substantially interfere with the Carmel/Clay Comprehensive Plan because: The ~ntensity of the proposed use would be similar to that of a permitted home-based business, and thus compatible with surrounding residences. Recommendation: The Dcpt. of Community Services recommends positive consideration of Docket No. 080S0006UV after all concerns have been addressed.