HomeMy WebLinkAboutDept Report 08-27-12 CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
AUGUST 27, 2012
L OIcll3usiness
1. (V)Abbey Taphouse.
The applicant seeks the following development standards variance approvals:
Docket No. 12060013 V ZO Ch. 23D.03.C.1.h.i Building addition in front yard setback
Docket No. 12060014 V ZO Ch.23D.03.C.h.i Parking in the front yard
The site is located at 32 l"Avenue Ni i. The site is zoned 13-1/Business within the Old Town Overlay, Character
Sub-Area. Filed by Bruce Berry,BAB Associates on behalf of Kevin Paul.
a r General Info:
r~� i ,t }h , ;+ a , i � The Petitioner is requesting two variances of the Old Town
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„ . 1 q� a ,� : 14.w, - Overlay District, Character Subarea. One is to allow an
' �,�q 4 addition to the front of the building in the front yard setback
1,,,' �� ;i x°'�1 t i�i,y�° ,�� 0 +°� 4)'. on 1 Street Nh, and one variance is to allow parking in the.mw�,: 10 . ,, ,: ' ti r , �tl �', front yard. This site is zoned B-1/Business within the Old
iL r :-1. ,, ,�, • �, - ,1�,.T/ ' -�,� " Town Overlay, and a Brewer is a permitted use. The ADI_,S
, zink 1„, aF �, 1st Street PIEr � x , , �” ; portion of this project is still under further review at the
t 't , : ,. a , , '.? q Special Studies Committee. Please see the petitioner's
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*lit; t 1 { ,': , i information packet.for more details.
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.- « , , ,. �;- .4 Analysis:
wieesik', ,j <7 t7 lc ,''',77.'''''''''''''''''.:4:. ;� r i, ,�1� The proposed addition to the building will be an
Alt Al'""_''' ' , `� "" a bt I� ._-`:1:',i2',-.‘.
1 i>" enhancement to this mixed-use area. It will create a
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� ' .,. .` ;� ?^,_ ,,,.. �_;� streetscape that is interesting and inviting by bringing the
r l�' a» t, t iw " t3 °*. 4';� building closer to the street and it will lit in with the
°� """ , °Y , ; 1 character of other commercially zoned properties nearby
titilla °k f-' ' without covering the entire site with a structure. Generally,
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t ,,„ki s t t , _°,' additions to the front of buildings in the Character Sub-Area
of the Old Town Overlay are not permitted because most of
this area is residential. However, this property is zoned business and is on the edge of this Sub-Area. The addition is
minor and will not detract from the Old Town character.
The parking in the front yard is proposed as the best location to meet the minimum parking requirements. This lot has
frontage on two public streets and the building is existing, thereby limiting the options for parking locations. While
parking in the front yard is not ideal,it does provide the needed parking capacity.The layout limits the interference with
the street and pedestrian flow. This location of the parking may also he better for the residential uses to the north rather
than having the parking abutting the property line to the north. The sidewalk will remain in the right-of-way and will
connect to the existing sidewalks. Permitting parking in the front yard will also create a superior site design by allowing
the interior of the site to he used as an attractive patio area instead of a paved parking lot. This configuration is similar to
other developments in the area.
The Department would like to stress that this use is permitted in the underlying zoning as well as in the overlay zone,
but we would request that the Petitioner try to address some of the concerns of the adjacent property owners. A few
possible adjustments to the proposal to consider are: increasing the height of the northern fence to eight feet which would
require another variance; reducing the number of permitted occupants thereby lessening the impact of the 50% parking
reduction which is permitted by the Old Town Overlay; and designating employee parking in an offsite public parking lot
to ensure adequate onsite parking for patrons.
Recommendation:
After all comments and concerns have been addressed, the Dept. of Community Services recommends positive
consideration of Docket Nos. 12060013 and 12060014 V.
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