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Board approves reduced parking for proposed Crane Drive dealership, citing outdated ordinance
Summary
The Zionsville BZA approved a development-standards variance reducing required parking for a proposed dealership at 6408 Crane Drive after petitioners argued the town’s parking formula is outdated and overstates need for large paved areas. Staff agreed the formula may cause over-parking but disagreed on hardship; the board approved the variance.
The Zionsville Board of Zoning Appeals voted Nov. 6 to allow a reduction in the number of required parking spaces for a proposed automotive dealership at 6408 Crane Drive, saying the town’s parking formula does not reflect current commercial development patterns.
Planning staff noted the zoning code’s parking standards (dating from earlier county-era regulations) produce unusually large parking totals when applied to modern, large commercial parcels. Staff’s report said comparable communities (Whitestown, Carmel, Westfield) would require far fewer spaces for a similar development and agreed with the petitioner that reducing parking would reduce paved area and heat-island effects. "The town's parking standards last updated around 2000 may not reflect current best practices," the staff report said.
Paul Kite, representing the petitioner Strongbox Commercial LLC, told the board the planned expansion would be a multi-million-dollar investment and argued that excessive on-lot parking would be inefficient and unnecessary for modern dealership operations. "This will generate significant property tax revenue and jobs; the zoning regime is outdated," Kite said.
After board discussion and a review of alternatives, a motion to approve a development-standards variance reducing the total required spaces to the number shown on the petitioner’s plan was approved on a roll-call vote. The motion included standard conditions from staff and acknowledgement that the petitioner had explored acquiring a small portion of adjacent property (Cracker Barrel) to add nine additional spaces if needed.
Board members cited both the economic benefits of development and the dated basis of the ordinance when making their decision. The town’s technical review at the development-plan stage will still evaluate stormwater, circulation, and related site details before building permits are issued.
