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CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
October 23, 2006
6h. Clay Terrace, Red Robin
The applicant seeks the following development standards variance approval:
Docket No. 06090002 V Section 6.4.A ofPUD Z-386-02 Minimum gross floor area
The site is located at the southeast comer of Clay Terrace Blvd & 146th St, and is zoned PUD/Planned
Unit Development. Filed by John Finnemore of Red Robin.
General Info:
The petitioner is seeking variance approval for a
second restaurant that is 7,500 sq feet in area, within
the Clay Terrace development.
Analysis:
The Planned Unit Development standards for Clay
Terrace (Z-386-02) state: "All buildings which are
not connected to or an integral part ofthe Range
Line Rd streetscape development, shall have a
minimum of 15,000 sq ft of gross floor
area.. .Provided, however, that.!!!!!: standalone
restaurant building is allowed and shall have a
minimum of7,500 sq ft of gross floor area." The
petitioner is proposing to be the second standalone
restaurant building with 7500 sq ft of gross floor
area.
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: the restaurant will be 7,500 sq ft in area, which may appropriate for a restaurant
building. There should be no other issues, as long as all other design aspects are met, such as
parking requirements, architecture, signage, landscaping, etc.
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: the restaurant will be 7,500 sq ft in area,
which is appropriate for a restaurant building. There should be no other issues, as long as all
other design aspects are met, such as parking requirements, architecture, signage, landscaping,
etc.
3.) The strict application of the terms of the Zoning Ordinance (PUD) to the property will
result in practical difficulties in the use of the property because: it may be difficult for a
restaurant of this nature to locate within the Clay Terrace development, possibly negatively
affecting the selection of food choices to customers and possibly negatively affecting the
overall success of the development.
Recommendation:
The Dept. of Community Services recommends positive consideration of Docket No. 06090002 V.