HomeMy WebLinkAboutBZA Dept Report 12-29-20161
CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
DEC. 29, 2016
1. (UV) Bub's Baking.
The applicant seeks the following use variance approval in order to operate a personal bakery (for proofing &
baking only) for their local restaurants & catering businesses:
Docket No. 16110007 UV ZO Chptr 5.01 Permitted Uses; Bakery proposed. The site is located
12658 Shelborne Rd. and is zoned S-1/Residence. Filed by Matt Frey of R and M Burgers LLC.
General Info:
This 4.62 acre parcel of land is located
north of 126th Street, on the west side
of Shelborne Rd. Residential estate
sized parcels of land surround the site,
and Creekside Middle School is
located southeast of the site. The
applicant seeks use variance approval
to use a small portion of the existing
pole barn (around 494 sq. ft.) for
proofing and baking buns for the three
Bub’s locations. A bakery is not a
permitted use in the S-1 zoning
district. The existing area of buildings
on the site total 8,544 sq. ft. Premixed
frozen dough will be delivered to the
site. The proofing stage is the final rise
of the shaped bread dough before
baking. Please see the Petitioner’s
information packet for more detail.
Analysis:
The existing site contains a pole barn with a concrete and gravel parking area, and mature evergreen trees are spread out
along the perimeter of the site and also line the road.
Very minimal changes will be perceived from the site’s perimeter. There will be no signage. Baking will be done between
7:00 a.m. and 9:00 a.m. There will only be one to two employees. There will be very little traffic. A van will make
deliveries to the satellite restaurants one to two times a day, and all deliveries will be done by 11:00 AM.
The petitioner submitted plans to all the Technical Advisory Committee members for their reviews and approvals. Most of
the TAC members did not have any comments or concerns regarding the use variance request. The Carmel Fire Dept.
requested a small addition of pavement to the parking area, and the Petitioner will do this in the spring when the asphalt
plants open back up. A multiuse path along their Shelborne Rd. frontage is required by the Transportation Plan, and the
Petitioner is considering paying that construction cost amount into the Non-Reverting Thoroughfare Fund rather than
building the path. A final update regarding this topic will be given at the BZA meeting.
Since this site utilizes a residential-sized septic system, the Hamilton County Health Dept. needs written confirmation
from the Indiana State Dept. of Health’s sanitary division that the commercial use is acceptable. The Petitioner is still
working on this aspect of the proposal. (If not supported, the Petitioner will need to hook up to city sewer.) A final update
regarding this topic will be given at the BZA meeting.
The Planning Dept. is in support of the requested use variance as presented, with the conditions that the Petitioner
addresses the commercial sewage disposal and the multiuse path items.
Petitioner’s Findings of Fact: Please refer to the petitioner’s Findings of Facts included in their info packet.
Recommendation: After all comments and concerns have been addressed, the Dept. of Community Services
recommends positive consideration of Docket No. 16110007 UV.