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HomeMy WebLinkAboutPacket 07-23-12 CARMEUCLAY ADVISORY BOARD OF ZONING.APPEALS FINDINGS OF FACT-DEVELOPMENT STANDARDS VARIANCE Docket No.: 12060013V&12060014V Petitioner: Kevin Paul(byBruceBerry) ,Ca7C-7- 1,5"*---°' 1. The approval of'this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The two variances are based upon existing effective examples which are already present in our community. 2. The-use and value of the-area adjacent to the property included in the variancowill not be affected in asubstaitially adverse manner because: The two variances allow the building to achieve a blend between commercial and residential as its location is adjacent to both. • 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: • Without the two variances the site is not large enough`to accomplish the use intentions of the petitioner DECISION IT IS THEREFORE the decision of the`Carmel/Clay Board of Zoning.Appeals that Development Standards Variance Docket No is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of ,20 CHAIRPERSON;.Carmel/Cl ' ay Board of.Zoning Appeals SECRETARY, Carmel/Clay Board,of Zoning Appeals Conditions of the Board are fisted on back. t'eti6aner or representative to sign. • Page 10- rdcname.+tcVOCVM,u SDI ruiums vanan:.o2012-socr .i2f<R.lO1i e is ABBEY TAP HOUSE (Micro-brewery) 3'2 1ST STREET NE,CARMEL,INDIANA On behalf of Kevin Paul,I am requesting variance approvals to the following Development Standards: 1. Docket No. 120600/3 V Chptr 23D.03.C.1.b.i Building addition in front yard setback 2. Docket No. 12060014 V Chptr 23D.03.C.h.i Parking in the front yard Project Description: The proposed project is to establish_a small craft beer brewery in the Arts;&Design District. The petitioner is already operating an established pub in Carmel demonstrating that he has the knowledge and experience to effectively operate this type of business. The property is located in the area designated as"Old Town District Overlay Zone"which is regulated by Chapter 23D of the Carmel Zoning Ordinance which is described in the ordinance as follows: "Old Town is an important historical commercial and residential area to the City of Carmel and Clay Township.In order to protect this important area,this Overlay Zone has been developed to provide for consistent,and coordinated treatment of the properties in Old Town by establishing basic standards for structures, landscaping and other improvements. Further,this Overlay Zone seeks to *Foster rehabilitation and development in Old Town *Increase property values in Old Town . * Protect real estate investment in Old Town * Retain Old Town neighborhood vitality * Spur commercial activity in•Old Town * Attract new businesses to Old Town. Within the Old Town District there are different parts and characteristics,therefore,the district is divided into three Sub-Areas;,a Character Sub-Area, a Historic Range Line Road Sub-Area,and Main Street Sub- Area. Each Sub-Area will have separate guidelines that apply to it." In addition to the requirementsof'this'ordinance,the property is described to be a part of "Character Sub- Area"which is described in the ordinance as follows: "Character Sub-Areas consist of the bulk of the residential areas in the Old Town district both east and west_of Range Line Road,and both residential and commercial properties facing Range Line.Road in the north,end of the=District,.There are many different styles of architecture in this area however,the consistency and,character of the neighborhood is worth protecting.The intent of these guidelines is to preserve,the character of the neighborhood by preserving certain building and siting characteristics, without requiring that specific buildings or building elements be preserved." Please note that the property is zoned B-1..The proposed use is allowed and we are not asking for a variance in use Also please note that several properties all around this one are also zoned B-1 (several which are existing residences). 711 r Statement of Support for _D,ocketNo. 12060013 V, Chptr 23D.03.C.1.b.i, Building addition in front yard setback This project must bridge the gap between a commercial urea and a residential area. We propose a building addition in the front yard(this is a corner lot therefore has two front yards)which is closest to the commercial properties. This,allows us to present a building with a commercial presence,up next to the sidewalk,but we intend to keep it in scale with,the residential area to the east. There is no building on either side of this property that is oriented the same way as the existing building and proposed addition;to the west across the alley the building faces Rangeline and to the east the proposed property abuts 1St Avenue NE. Our.proposed;addition will not interfere with,site/view lines for an adjacent property. State of Support.for Docket No. 12060014 V, Chptr 23D.03.C.h.i, Parking in the front yard As indicated above,this project has the challenge of bridging commercial and residential areas. Therefore, in lieu of proposing covering the lot with asphalt to accomplish parking,we are proposing to pull into parking stalls directly off of the street which necessitates parking in the front yard. This allows the rest of the.property to be utilized for other purposes such as outdoor seating, landscaping,etc. We have explored the option of all parking on the interior of the site and honestly the most efficient number of spaces and the minimum of asphalt paving is accomplished by the plan proposed with stalls accessed directly from the street. Summary: Several of the properties near this one are zoned the same way, so the line between residential and commercial may be blurred even more in the future. The petitioner is committed to provide what many have said is a welcome and needed business within the Carmel Arts&Design/Old Town District on this property. Submitted by: Bruce Berry BAB Associates Architecture,Inc. Carmel,Indiana 46032 317.508.1216