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CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
July 28, 2008
lh. Monon & Main, Unit 4C.
The applicant seeks the following development standards variance approval:
Docket No. 08060006 V Section 2.13.8 of PUD Z-462-04 2-car garage requirement
The site is located at 416 West Main St., and is zoned PUD/Planned Unit Development.
Filed by Terry and Beth Henderson, owners.
General Info:
HI The petitioner seeks variance approval to use
the 2-car garage areas for non-residential use.
The Monon & Main PUD ordinance states
"any townhome located in the Primary Area
shall contain a minimum of a two-car garage."
Analysis:
The townhomes arc in thc heart of Old Town
and fronts on Main Street, a prime location.
The proposed use for the structure is as an
office. Currently, a petition that would modity
the existing PUD to allow limited non-
residential uses in the upper floors and garage
areas as well is under review by the City
Council.
A cumulative deficit in the number of parking spaces in Carmel Old Town is a concern, however, the CRC is doing
several things to head off any parking problems in Old Town, including 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 st to 2nd Streets). All of this will be in addition to the
proposed public parking garage that the Carmel Redevelopment Commission (CRe) 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 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 comer. The CRC is finalizing the project agreement with Keystone
Construction, to begin construction in 2008-2009.
Findings of Fact: 2-car garage
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 for cars. The uses proposed will utilize very little
vehicular traffic, and if they are converted baek into residential uses, the garages can easily be put back.
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 for cars. The uses proposed will utilize very little
vehicular traffic, and if they are convcrted back into residential uses, the garages can easily be put back.
3.) The strict application of the terms of the Zoning Ordinance to the property will result in practical
difficulties in the use ofthe propert)l because: there may not be enough first floor area within the structure
to utilize retail/commercial uses and rcIated office spaces on the first floor.
Recommendation:
The Dept. of Community Services recommends positive consideration of Docket No. 08060006 V after
all concerns have been addressed. .