HomeMy WebLinkAboutDept Report 07-23-12 CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
JULY 23, 2012
6. (V)Abbey Taphouse.
The applicant seeks the following development standards variance approvals:
Docket No. 12060013 V ZO Ch. 23D.03.C.1.b.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 ls`Avenue NE. The site is zoned B-1/Business within the Old Town Overlay, Character Sub-
Area. Filed by Bruce Berry, BAB Associates on behalf of Kevin Paul.
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r General Info:
,,.':Itr.t , , m,..� - „ :,i The Petitioner is requesting 2 variances of the Old Town
t� . + iii y ' '1� ": i W 4 ' Overlay District, Character Subarea. One is to allow an
_�r v,.lx' y addition to the front of the building in the front yard setback
t � ;4 , %2 M°" .' on 1S`Street NE, and one variance is to allow parking in the
01 'S'1� -u-L' '1� s st L 1-%? front yard. This site is zoned B-1/Business within the Old
. 5 � .. 1st�StreetaNEx N 'y° y
"' '' '.1,, 1 d i) �� 4,,&--,*,71—,-r -,- Town Overlay, and a Brewery is a permitted use The ADLS
r : { vi ,,,,� portion of this project was heard at Plan Commission on July
17`h and will continue further review at the Special Studies
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t ''` Committee.
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l� !f I W a 4'14 `, °,:4=fly " , ' . Analysis:
, �� 75e , ¢ � -4 The proposed addition to the building will be an
5: ��� a k ' '. t 'i' 6 ' _'' � enhancement to this mixed-use area. It will create a
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. .R-.T. g.4s , ,, I. . g; streetscape that is interesting and inviting by bringing the
rgr`'–� �-� �� �'; ,,i=,,, building closer to the street and it will fit in with the
it =1 pig , `F :1- 0 character of other commercially zoned properties nearby
�, .4 �ARV t. � kr = . t�� F without covering the entire site with a structure. Generally,
additions to the front 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 being proposed as the best location to meet the minimum parking requirements. This lot
has frontage on 2 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 and the layout limits the interference with the street
and pedestrian flow. This location of the parking may also be better for the residential uses to the north rather than having
the parking abut the property line to the north. The sidewalk will remain in the right-of-way and will connect to the
existing sidewalks. This configuration is similar to other developments in the area.
The department understands that the 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: limiting the hours of operation,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.
Please see the petitioner's information packet for more details.
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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