HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
OCTOBER 29, 2013
3. (V)Flix& Merchant's Square Parking
The applicant seeks the following development standards variance for reduced parking:
Docket No. 13100011 V ZO CH: 27.08 Parking Spaces Required
The site consists of 15.88 acres and is located at 2206 E 116th Street. The site is zoned B-8/Business. Filed by
Ross Gallentine of Ramco-Gershenson Properties, LLC.
to r I .�, i 1 ,, I 1 ri )j MI Ic' ` General Info:
• t -r-° _ t t.._,,,' + The Petitioner requests variance approval for the amount of
✓ Try' i, �4=F ' g ;' existing parking at Merchant's Square and for reduced
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>, l � „- =_ ..' , , parkin for a new movie theater at the shopping com lex.
t . , .h ' 4, ��{ K 1 �I parking P rif 7 _,s 1„_-_ - ,..,„- .,.:1-,t,, 1, rl:�,_;t, This property is located northwest of Keystone Parkway and
.• fit ,1 1 .'`b E . _* •I, ,,•-,:..,.. ,,.,,I . y`' 116`'' Street. The site is surrounded by commercial m.„,,;, ` ';'t4 .r? development. Please refer to the petitioner's information
al . y ; .° - °I l: packet for more details.
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°P*' . I �-- Pr+n M cl 5.-,,,13,•*;_` al a Y4 r$ Analysis:
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°^°T°° t �`. s 1�' 1 i �' II �fi Merchant's Square is an existing retail complex that due to
- n ... 11, n ra 4I 4, °) I i.., 10.e. sq...A
z� e jkl - ail. :: at . �,'- �— Iv. l ' changing tenants and changing zoning regulations, does not Ka 41L441
Q I : ei I midi: �,., —,-ri,,1 5 currently meet the parking standards. This property is
I .. .1. "- ,I .1 tay F',�,It, ,1 considered grandfathered, but the owners want to get a
`� s 1964} -3REE' - Pv "° variance for the existing parking to make it compliant as is.
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� �, j E° /::;.;, r�, +� In conjunction, a new movie theater will be locating at the
i,s l. ° = -- � 4s -, . northern end of this complex, and while they will be adding
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some parking, they will not be able to meet the parking standards either.
Carmel requires 1 space per 2 seats for an Indoor Theater which would necessitate 501 spaces for this theater. It is
difficult for the theater to meet this standard because they are redeveloping a tenant space in an existing shopping
complex. The theater will be adding some spaces as they are demolishing part of the building, but the overall complex
with the new theater would be required to have 2,120 spaces and they are able to provide only 1,512 spaces. While this is
a difference of about 608 spaces, it should not be a detriment to surrounding properties as this is shared parking.
The mix of tenants at this complex allows for shared parking because different users have different peak times,therefore,
it is not anticipated that the parking lots would ever be completely full. There are also sidewalks provided throughout the
complex which allows for better pedestrian circulation with the shared parking. In addition, Carmel's parking standard
for an indoor theater requires more parking than surrounding communities. Several communities require only 1 space per
4 seats. From a business perspective and through internal parking analyses,the new theater is comfortable with the
amount of parking that will be provided. The Department is in support 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: we will be providing more parking spaces than what exist today,
because we are demolishing 28,456 sq. ft. of existing retail and replacing the demolished area with parking lot
and landscaping.
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: we have not used any adjacent parking, except as allowed per
agreements for cross-access agreement and will not use any adjacent parking except as allowed per
agreements for cross-access agreement.
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: per parking code, the existing site is non-compliant at 497
parking spaces short. We would need to close stores to comply with the parking code.
Recommendation: The Dept. of Community Services recommends approval of Docket No. 13100011 V.
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