HomeMy WebLinkAboutDept Report 12020023 CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
JANUARY 29,2013
1. (V)The Centre.
The applicant seeks the following development standards variance approval for a partial redevelopment of the site:
Docket No. 12020023 V ZO CH. 23F.15 Parking
The site is located at 1342-1430 S. Range Line Rd,at the northwest corner of 116t St. and Range Line Rd. It is
zoned B-3/Business,within the Carmel Dr. Range Line Rd. Overlay Zone. Filed by Paul Reis of Krieg Devault,for
Kite Realty Co.
'' Att.-7-.Ti- :-_-__ :\ General Info:
�. t _ + 4' ' ` The Petitioner requests a variance for reduced parking in relation to the
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,� . ,rf,. l t 1 partial redevelopment of the Centre. The DP/ADLS has already been
'. ,e;':',4-,-':.,: ', ; 1 approved for this project as well as several other variances and construction
''G'°" 1 k /` - fi 1. " has begun. A zoning waiver for 35%reduction in parking spaces has also
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f ,,, 1#, t , r 04,.,,,A ls; already been approved by the Plan Commission,however the Petitioner
,4 t, r ," �1 . needs about a 38%reduction and are therefore requesting a variance. Please
r. ,'1/ 4- ;P',�.. 1 ,'b�.. �'!� - refer to the petitioner's information packet for more details.
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_ .l _,,, ,�_ _. „ Analysis:
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, l Due to the tenant mix in this retail center and the existing parking on site,
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h tx: llt~s,"Y J there will not be enough total parking spaces to meet the ordinance. Based
' ` _"JP.-1 Gil i on the proposed tenants,the ordinance requires about 538 spaces and 330
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1;/ �� k°�1'i1° ,..- spaces are available on site One cause for the high number of parking
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;�t �''' b = p AlU ilii ti,' s" spaces required is the number of restaurants as they require more parking
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s .= v� l ` 1 eill' {11 ,-1= n nm k than a general retail use The proposed Walgreens and the Earth Fare
-,-7 it i l b t 1. ' ,,,.. grocery also require a high number of parking spaces per the ordinance.
rt ,„, I However,there is a mix of uses at this site with different peak times. This
. , ', ' i t ` 4t"` ` .-. lIF^� ` ',i varying of peak times will allow shared parking among the tenants thereby
i ,.- „ I - ;'fr... reducing the need for the total number of required parking spaces.
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• r - n om' The Department does not believe that this variance will have a detrimental
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effect on the community or adjacent properties as there are different peak
times among the tenants and parking will be shared within the development. Also,this development falls within the
Carmel Drive/Range Line Road Overlay which is intended to be more pedestrian oriented and supportive of multiple
modes of transportation. With this is in mind,it is reasonable to assume that more people will be walking and/or biking to
and within the development and so less parking would be needed. The Department is supportive of this variance
request.
Petitioner's 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 variance will allow the petitioner to continue redevelopment and revitalization of an
existing retail center that suffered from reduced occupancy due to the relocation of a former anchor tenant. The
reduction in the number of parking spaces will not be injurious to the public health,safety or morals of the community
because the tenant composition consists of tenants that will utilize parking at different peak times. Additionally,the
redevelopment will improve the general welfare of the community by enhancing the value of the property.•
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 variance will allow for the continuing redevelopment of the property and
the enhanced appearance and operation of the retail center which should increase in the value of the property; all of
which will enhance the use and value of the area adjacent to the property.
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: the strict application of the Zoning Ordinance, specifically
certain provisions of Chapter 23F-Carmel Drive-Range Line Road Overlay Zone related to parking and the
required number of parking spaces under Section 27.08, will have a detrimental impact on the leasing of the
retail center to a variety of tenants which will result in practical difficulties in the use of the property.
Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 12020023 V.
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