HomeMy WebLinkAboutDepartment ReportCARMEL/CLAY BOARD OF ZONING APPEALS
HEARING OFFICER
DEPARTMENT REPORT
July 26, 2004
2d. Greyhound Commons, Ph II: Parking
The applicant seeks the following development standards variances:
Docket No. 04060015 V Chapter 27.05 amount of' parking spaces required
The site is located southeast of US 31 and 146th Street. The site is zoned PUD-Planned Unit
Development. Filed by Mark Monroe of Drewry Simmons Pitts & Vomehm for Kite Development Co.
General
Information:
The petitioner
seeks a variance
from the parking
requirement to
have 1 parking
space for every
2.5 patron seats
and request to
allow 1 parking
space for every 3
patrons seats, thus
reducing the
amount of parking
spaces that needs
to be provided.
This variance
request is for all of Phase 2 of Greyhound Commons.
Background Information:
The petitioner is developing the land south of the Lowe's home improvement store. The Abuelo's
Mexican restaurant has already been approved. On the July agenda of the Plan Commission was Fox
and Hound Pub and Grill. The final two buildings have yet to come through the Plan Commission, but
are proposed to be restaurants.
Analysis:
The reduction in parking for Phase 2 is logical. To the north is the Lowe' s' home improvement store,
with a sea of parking spaces. It is very rare when the patrons of Lowe's fill all of these parking spaces,
especially around the time these restaurant have rush hour (lunch and dinner). The patrons of the
restaurants, if need be, can park in the Lowe's lot. The petitioner has also cited the parking requirement
for restaurant in adjacent communities, citing a less restrictive parking ratio.
Findings of Fact:
1.) The approval of this variance will not be injurious to the public health, safety, morals,
and general welfare of the community because: The reduction in parking spaces will actually
benefit the community. Rather than seeing a sea of parking/asphalt, there will be more room for
landscaping and larger buildings with architectural details on the Phase 2 site.
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:
Highway roads and an off ramp border the site. There is no way that excess vehicles, if any,
would park on adjacent properties. The closest area to park would be the Lowe's parking lot,
which is rarely, if ever, parked at full capacity.
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'
The strict application of the Zoning Ordinance may result in practical difficulties in the use of
the property forcing a higher level of investment (more parking area) when it is already noted
that adequate parking is provided.
Recommendation:
The department recommends positive consideration of Docket No. 04060015 V.