HomeMy WebLinkAboutPacket for BZA 03-27-23
DavAni B.B.Q.
Development Standards Variance Petition
Carmel Board Of Zoning Appeals
March 27, 2023
TABLE OF CONTENTS
DavAni B.B.Q.
Petitioner:
DavAni, LLC
Armen Abrahamyan
5470 Laurel Crest Run
Noblesville, IN 46062
Law Firm:
Church Church Hittle + Antrim
Kathleen Boaz, Attorney
Andrew Wert, Land Use Professional
2 North 9th Street
Noblesville, IN 46060
Tab 1 Executive Summary
Tab 2 Vicinity Maps
Tab 3 Site Maps
Tab 4 Site Photos
Tab 5 Application Forms
Tab 6 Findings-of-Fact
Tab 7 Proposed Signage
TAB 1
EXECUTIVE SUMMARY
DavAni B.B.Q.
DavAni B.B.Q. is the first Armenian takeout restaurant in Indiana. Lo-
cated at 105 West Carmel Drive, the food truck has been in operation since Oc-
tober 2022. Business hours are 11 am to 7:30 pm Tuesday through Saturday.
Per Carmel’s standards for Food Stand Uses, Food Stands are to be removed
from the premises when not in operation. The Unified Development Ordi-
nance also prohibits seating areas associated with Food Stands.
The owner, Armen Abrahamyan, is seeking two development standards
variances. One is to allow the Food Stand to remain on the site while not in
operation. The second variance request is to permit customer seating.
The location of DavAni B.B.Q. is well-suited for this particular use. Co-
existing on the site is General Shale Brick. This business has little need for on
site parking. DavAni’s lease allows for customer parking in the existing front
parking lot. The Food Stand itself is separated from Carmel Drive by a brick
wall. This has the effect of softening the view of the temporary business from
the motoring public. Consequently, permitting the Food Stand to remain on
site when not in operation will not detract from the streetscape aesthetics of
the area. It will also eliminate unnecessary traffic on Carmel Drive that would
be caused by the comings and goings of the Food Stand every day. Just south
of the Food Stand is an existing outdoor patio. DavAni would like to utilize
this for customer seating.
The petitioner is seeking variance approval for two years. After this
time, they intend to relocate to a permanent restaurant site. This proposal is
consistent with the intent of the Range Line Road Overlay District to provide
for pedestrian-focused land uses. We respectfully seek the Board’s approval.
TAB 2
VICINITY MAPS
DavAni B.B.Q.
VICINITY MAPS
DavAni B.B.Q.
TAB 3
SITE MAPS
DavAni B.B.Q.
SITE MAPS
DavAni B.B.Q.
TAB 4
SITE PHOTOS
DavAni B.B.Q.
Existing food truck location, looking west
Proposed customer seating area, looking southwest
SITE PHOTOS
DavAni B.B.Q.
Proposed customer seating area, looking southwest
Proposed customer seating area, looking south
SITE PHOTOS
DavAni B.B.Q.
Existing food truck location, at night (7:30 pm)
View from westbound Carmel Drive
TAB 5
APPLICATION FORMS
DavAni B.B.Q.
APPLICATION FORMS
DavAni B.B.Q.
APPLICATION FORMS
DavAni B.B.Q.
APPLICATION FORMS
DavAni B.B.Q.
TAB 6
FINDINGS-OF-FACT
DavAni B.B.Q.
FINDINGS-OF-FACT
DavAni B.B.Q.
TAB 7
PROPOSED SIGNAGE
DavAni B.B.Q.