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HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS HEARING OFFICER DEPARTMENT REPORT June 28, 2010 1 -3d. ROIF, LLC Keystone The applicant seeks the following development standards variance approvals: Docket No. 10060004V Section 27.08 Reduction in parking Docket No. 10060006V Section 19.04.02 Reduction in required front yards Docket No. 10060007V Section 23A.02.A Reduction in bufferyard along Keystone ROW The site is located at 715 E Carmel Drive on 1.4 acres. It is zoned B-8/Business within the Keystone Parkway Overlay zone. Filed by DOCS on behalf of ROIF, LLC, owner. I General Info: The City of Carmel has expanded the right -of -way (ROW) for Keystone Parkway, and is constructing a roundabout at the intersection adjacent to the site Surrounding uses are office and retail to the north, south and west, and residential to the east and southeast. Analysis: The expansion of ROW has brought about a corresponding c A MEL reduction in the required front yards and buffer yard for this site The site has three front yards and one side yard, and the north and east front yards are affected, as well as the required bufferyard along o Keystone Parkway. Parking along the north property line, facing i gral A Carmel Drive, could also be potentially impacted by the ROW 'Y NO requirements of the roundabout. However, the overall impact to the 6-4, a- site from the ROW expansion is negligible, and will not negatively j t R affect traffic flow or use of the site Findings of Fact: Reduction of required front yards /buffer yard 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the existing use and its traffic flow will not be impacted. 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 existing use and its traffic flow will not be impacted. 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: Right -of -way improvements by the City of Carmel have reduced the existing front yards and bufferyard below what is required by the Ordinance. Findings of Fact: Reduction of required parking 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the existing use and the majority of its existing parking will not be impacted. 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 existing use and the majority of its existing parking will not be impacted. 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: Right -of -way improvements by the City of Carmel have reduced the potential parking spaces below what is required by the Ordinance. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 10060004 10060006 V after all concerns have been addressed.