Developer seeks storefront instead of enclosed garage at Broad & Main BM6; council raises parking and driveway concerns

Marion — A developer request to modify the approved Broad & Main BM6 design — converting part of the lower‑level enclosed garage into commercial tenant space and adding storefront windows — drew questions about parking supply and vehicle access during Marion's May 20 work session.

Planning consultant Emily Houston presented the change request. The proposed modification would convert about 3,000 square feet of the lower level (previously designed as an enclosed parking garage) to commercial tenant space, remove five of the enclosed parking stalls, and shorten a stairway adjacent to the central plaza. The project team said the surface parking lot between the BM6 and BM7 buildings (48 spaces) was expected to be underused historically and could absorb some displaced resident parking.

Staff said the reduced enclosed parking would leave 30 spaces for the BM6 residents and that the building would have 42 units; staff modeled overall utilization in the study area and warned a restaurant tenant would push demand closer to capacity than a retail or office tenant would. Councilmembers expressed concern about additional driveways onto Sixth Avenue and about vehicles entering and exiting the enclosed garage at a busy corridor location; one councilmember suggested a right‑in/right‑out restriction at the garage entrance could reduce conflict.

Planning said exterior appearance changes in the Uptown‑2 (U2) district require Planning & Zoning and council review; the BM6 change will appear on the agenda for further consideration. No action was taken at the May 20 work session; council asked staff for additional parking counts, footprints and driveway/traffic analysis ahead of formal consideration.