HomeMy WebLinkAboutApplication
o
(;)
Page 1 of2
)
I 1, ~ ~I-' 1'4.
From: Conn, Angelina V
Sent: Thursday, September 07,20062:08 PM
To: Tingley, Connie S
Cc: Coy, Sue E; Hollibaugh, Mike P; Keeling, Adrienne M; Brewer, Scott I; Hancock, Ramona B;
Brennan, Kevin S; Griffin, Matt L; Littlejohn, David W; DeVore, Laura B; Lillard, Sarah N;
Holmes, Christine B; Blanchard, Jim E; 'jmolitor@prodigy.net'; Duncan, Gary R;
'tboiko@redrobin.com'
Subject: Docket No. Assignment: (V) Clay Terrace, Red Robin (#06090002 V)
Attachments: BZA Public Notice Sign Procedure.pdf
I have updated the file, contacted the petitioner, and issued the necessary Docket Number for (V) Clay Terrace,
Red Robin. It will be the following:
Total Fee:
$1,016.00
$1,016.00
Docket No. 06090002 V
Clay Terrace, Red Robin
The applicant seeks the following development standards variance approval:
Docket No. 06090002 V Section 6.4.A of PUD Z-386-02 Minimum gross floor area
The site is located at the southeast corner of Clay Terrace Blvd & 146th St, and is zoned PUD/Planned Unit
Development.
Filed by John Finnemore of Red Robin.
-
Petitioner, please note the following:
1. This item was already on an agenda of the Technical Advisory Committee.
2. Mailed and Published Public Notice needs to occur no later than Thursday, Sept. 28. Published notice
is required within the Indianapolis Star. Note: the placement of a public hearing sign on the property is also
required by the BZA Rules of Procedure, Article VI, Section 6 (see attached pdt).
3. The Proof of Notice will need to be received by this Department no later than noon, Friday, October 20.
Failure to submit Proof of Notice by this time will result in the tabling of the petition.
4. Eight (8) Informational Packets must be delivered to BZA Secretary Connie Tingley no later than
NOON. Friday, October 13. Failure to submit Informational Packets by this time will result in the automatic
tabling of the petition to the September agenda of the BZA.
5. This Item will appear on the October 23. 2006 agenda of the Board of Zoning Appeals under Public
Hearings.
6. The petitioner will need to provide a fully filled-out Findings-of-Fact sheet for each petition the night of
the meeting for the Board's use (Sheet 8). On Ballot sheets, only fill out docket number, petitioner, and date
(Sheet 7). Ballot sheets must be collated.
7.) PETITIONER: refer to your instruction sheet for more details.
Mr. Finnemore can be contacted at 303-846-6089 or fax 303-846-6110 or email: tboiko@redrobin.com.
Department's Review Comments:
Petitioner. please complete the following:
1.) Make sure the public notice meeting time to the newspaper and neighbors reads 6 p.m. It is suggested to send
the notice to the Indianapolis Star newspaper by Noon, two days prior to the printing deadline (317-444-7163 or
email: publicnotices@indystar.com).
2.) Provide filled out Notice of Public Hearing form (page 5 of the application).
3.) Provide filled out and notarized Petitioner's Public Notice Affidavit (page 6 of the application).
4.) Please provide building elevations, if possible.
5.) Provide a filled out and notarized Affidavit for posting of Public Hearing Sign (see attached .pdf file).
9/7/2006
o
-- ;;
.
-;. .
/-
U CITY OF CARMEL - CLAY TOWNSHIPU
HAMILTON COUNTY, INDIANA
,/
I ~~
@ ~~
~ '\ 'Ii
~/ ~~
~~ ,.-
/'
, f
/
APPLICATION FOR BOARD OF ZONING APPEALS ACTION
DEVELOPMENT STANDARDS VARIANCE REQUEST
-...- --'
FEE: Single Family (Primary Residence) $267.00 for the first variance, plus $80.00 for each additional section of the
ordinance being varied.
All Other $1.016.00 for the first variance. plus $481.00 for each additional section of the ordinance being varied.
OR see Hearing Officer Fees
DOCKET NO. O~01(jCiJ2_ V DATE RECEIVED: q-,-Ol.JJ
1) Applicant: ~J~j fiAJAJ~~'fJ ~ - 'j<J;.J::> 203n. \ kT~2J..JIT\io,.J~ L-~ ~
Address:~~z. 5. htIDL.~~<" C;, F~L I C rU'-L-r; ~ JiTE.-2cvAJ G~L.~~""') \!J~
. ..) Jill Co ~Jll ..>
prOjectName:~J2Q~JJJ Gov~ &;U.E-J1;> Phone: 30l &I?J/;J0!j3
Engineer/Architect: eft} P.--.A,Lt A~s..> wi:) Phone: €l17/ 29130700
Attorney: N /11 Phone: N jA
Applicant's Status: (Check the appropriate response)
2)
3)
(a) The applicant's name is on the deed to the property
4)
(b) The applicant is the contract purchaser of the property
y... (e) Other: ~U(-A;,J) It:.,. Gi2.<1u>.Jh LE%E&-
If Item 3) (c) is checked, please complete the following:
Owner of the property involved: c,j TEil.-u..CE.. ~ rz..If..JF->.1.5 -.J L.Lc..
Owner's address: '-/0 J F.A-J/J %\/A~I'A. ~~. Phooe: :!i '12103 zZS8
Record of Ownership: :J:l-.j~JA. po \...) ~ :]:AJ "zeo
Deed Book No.llnstrument No.
5)
Page:
Purchase date:
-
6) Common address of the property involved: / Bl)
Legal description: CA<f Vz.. oP J\)E it of S2'1~ jjPJN..I J2.-$E. >J-i~qoJ I
Tax Map Parcel No.: /h-O,- ZL(... 00-00 .- 0/1-. 000 CoV~\Cl).w
7)
<5:. V
~'V~)JkJC- AtJ E-~~'lIQ0 PoL- IT $EwtV~
~~~.
Page 1 of 8 - z:IsharedIfonnsISZA appIications\ Development Standards Variance Application rev. 0110312006
;. ~
8)
9)
10)
11)
12)
13)
14)
15)
16)
u
u
State reasons supporting the Development Standards Variance: (Additionally, complete the attached question
sheet entitled "Findings of Fact-Development Standards Variance").
- DV - ~ -~anlO
zoning of the property (give exact classification):
fi.-
~~~~
r. o3eh-09
Q57
f
\J 1\ r J\;). r}
Describe the proposed use of the property: Rc:~ TZ.n'KI..J
AN~
Size of lot/parcel in question:
acres
Present use of the property:
R..ES:.TPt I. J fLAJI
} "i\lZJ<.l >-J c.... Uj
lAJ ITrt
j""'y;{) (Q > "Saz., J J c:..-J;' - Y""~
Is e property: Owner occupied
Renter occupied ~_ _ ~
Other VAC-K/..T - TO 1~ ~~ A-~ A ,.t:..Ji:..-s.'~A.1)
\.AI ITt'\- IT C;rt-ov )...J~ S
Are there any restrictions, laws, covenants, variances, special uses,. or appeals filed in connection with this
property that would relate or affect its use for the specific purpose of this application? If yes, give date and docket
number, decision rendered and pertinent explanation.
^J/~
/
Has work for which this application is being filed already started? If answer is yes, give details:
Building Permit Number: JJ / A
, /
Builder: fJ / A.
If proposed appeal is granted, when will the work commence?
2 (X)
17) If the proposed variance is gra ted, who will operate and/or use the proposed improvement for which this
application has been filed?
Rf:~ ROf~~}~ YJ.JIF~~.kJA:\jo,jA-1- ~c-o
, . J
NOTE: lEGAL NOTICE shall be published in the IndianaDolis Star a MANDATORY twenty-five (25) days prior to the
public hearing date. The certified "Proof of Publication" affidavit for the newspaper must be available for inspection the
night of the hearing.
lEGAL NOTICE to all adjoining and abutting property owners is also MANDATORY, two methods of notice are
recommended:
1) CERTIFIED MAil - RETURN RECEIPT REQUESTED sent to adjoining property owners. (The white receipt
should be stamped by the Post Office at least twenty-five (25) days prior to the public hearing date.)
2) HAND DELIVERED to adjoining and abutting property owners (A receipt signed by the adjoining and abutting
property owner acknowledging the twenty-five (25) day notice should be kept for verification that the notice was
completed)
REALIZE THE BURDEN OF PROOF FOR All NOTICES IS THE RESPONSIBILITY OF THE APPLICANT. AGAIN, THIS
TASK MUST BE COMPLETED AT lEAST TWENTY-FIVE (25) DAYS PRIOR TO PUBLIC HEARING DATE.
The applicant understands that docket numbers will not be assianed until all SUDDortina information has been submitted to
the DeDartment of Community Services.
Page 2 of 8 - z:lsharedlfonnsISZA appllcations\ Oe\IeIopment Standards Variance Application rev. 01lO3l2OO6
'. .
u
:;"'.
- ,
o
AFFIDAVIT
I, hereby swear that I am the owner/contract purchaser of property involved in this application and that the foregoing
signatures, statements and answers herein contained and the information herewith submitted are in all respects true and
correct to the best of my knowledge and belief. I, the undersigned, authorize the applicant to act on my behalf with regard
to this application and subsequent hearings and testimony.
CaL.O~
STATE OF -INDIM4A
55:
htJJ~~
County of
(co~~tion takes place)
Before me the undersigned, a Notary Public
~~~~
(Notary Public's unty of residence)
\.)OhJ htJ~f-Yv\OVf
(Property Owner, Attorney, or Power of Attorney)
for
Col.OJt-A,.bO
County, State of JAaiaftB', personally appeared
-Cb
Date
and acknowledge the execution of the foregoing instrument this
(Q)'l->- dayo! S~~j\~
~~
Notary Public--Signature
(SEAL)
, 20 O&J
XkP ~kLv..e:!'"f.r
Notary Public-Please Print
My commission expires:
My Commission ElqlIres 1-30-2010
Page 4 of 8 - z:\sharedlfonnslBZA appllcations\ Development Standards Variance Application rev. 0110312006
-. ~
."
'-.)
u
"!"
CARMEUCLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
j7;:;p ~1:?J~ j-N~~~L-jk.
FINDINGS OF FACT. DEVELOPMENT STANDARDS VARIANCE
Petitioner:
1.
The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
1:' \:::; O;2..;~"Jlc.;;- <'~.{Jz... "52f-.q V,~ h1M-5~A-.lc. ~"11..'N...JC..-5
yo [bE:-' A- \^I\\~\ "'-U~ O'F- /~ t(XXJ~*. \ JJ~ ~ ~l,J;~~
....... -- \--' -- '---- ,
~ W .' .
W,\...,- I ~C:.A)~ 5v~1{)vJ-j)J~t....< Lr;-".,. J ~ A- lZ <XX) . )3V\L..b~
The use and val of the area adjacent to the property int:ruded~in-1fie ariance will n6r5e affecte in a .
substantially adverse manner because:
2.
\JJ\L.C ()~ ~
3.
"---
\J t- ) L
(\ J I ~ Ii ILA ill..13...f ~ - t:u VI we- T~ SJ-6fZ..- h1.Q
1f1e stri appliOQWln of f.he terms of the Zoning Ordinance to the property will resu .
us~~eI5~US~. ~~~ ~ CO~'~
~~~<---~. A ~ A :r- ~~t..-0 - ~ S
A:;/oJJ.~ ~J{)U'-''> ~ - )'i~(::\1Ai~U; \Q 1~1f>,.~.
DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance
Docket No. is granted, subject to any conditions stated in the minutes of this
Board, which are incorporated herein by reference and made a part hereof.
Adopted this
day of
,20
CHAIRPERSON, Carmel/Clay Board of Zoning Appeals
SECRETARY, Carmel/Clay Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
Page 8 of 8 - z:\shared\fomlslBZA applications\ Development Standards Variance Application rev. 01/0312006
EXHIBIT
Port of the Eost Half of the Northeast Quarter of Section 24. Township 18 North, Range 3 East. Hamilton County, Indiana,
more particularly described os follows:
Commencing at the northeast corner of said Quarter Section; thence South 88 degrees 47 minutes 30 seconds West
(assumed basis of bearings) along the north line of said Quarter Section 1,305.54 feet to the northwest corner of the East
Half of the Northeast Quarter of said Section 24; thence South 00 degrees 00 minutes 09 seconds East along the west line
of said Half Quarter. 85.32 feet to the south right-of-way line of 146th Street; thence North 88 degrees 47 minutes 30
seconds East along said south line, 604.33 feet to the east right-of-way line of Clay Terrace Boulevard per Instrument
Number 200387400 on file in the Office of the Recorder of Hamilton County, Indiana, thence South 00 degrees 00 minutes
06 seconds East along said west line 16.58 feet to the Point of Beginning; thence continuing South 00 degrees 00 minutes
06 seconds East along said west line 208.71 feet; thence North 89 degrees 34 minutes 16 seconds East 104.32 feet to
the point of curvature of 0 curve to the left with 0 radius of 15.50 feet. the radius point of which bears North 00 degrees
25 minutes 44 seconds West; thence easterly and northerly along said curve 24.21 feet to 0 point which bears South 89
degrees 55 minutes 48 seconds East from said radius point; thence North 00 degrees 04 minutes 12 seconds East 154.28
feet to the point of curvature of 0 curve to the right with 0 radius of 37.95 feet, the radius point of which bears South
89 degrees 55 minutes 48 seconds East; thence northerly and easterly along said curve 44.66 feet to 0 point which bears
North 22 degrees 30 minutes 29 seconds West from said radius point; thence North 1 B degrees 18 minutes 03 seconds
West 2.09 feet; thence South 86 degrees 13 minutes 01 seconds West 35.80 feet; thence North 89 degrees 03 minutes 46
seconds West 97.23 feet; thence North 78 degrees 40 minutes 36 seconds West 9.91 feet to the Point of Beginning.
Containing 0.57 acres, more or less.
NW COR OF E ~ OF NE ~
OF SECT. 24, T. 18N R. 3E
enL86'47'3O' E
\ 604.33'
I ~ '-5 R/W LINE OF 146th ST.
~~
~ci
S~
w,...:
... -
0"
'"
W
~ti
W
i{j'"
30~
.r
W
'", L",
..ol~
o .
oll)
b'a)
O.
1/
~
IlENCIlIWlK l>>ID SERVICES, INC.
985S CROSSI'IllNT 1lOIl.EVARll. SUITE 110
INIlWW'OUS. IN 46256
NE COR OF NE 1/4 OF
SECT. 24, T. 18N R. 3E
S 86'47'30' W 1305.54'
-"-
'"' NORlH LINE OF NE >4 OF
SECT. 24, T. 18N R. 3E
.11_ . . - .. ^
-v--- . . - . . - ~
;1
146TH STREET
N 18.18'03" ."
2.09'
-<
;:
o
z
~~
~5
~~
~~o
Cl:l~~
~:o
~...8
'-'00
~~~
;l:::wt;; lO::l
~zz
E-<~- ·
en <0
::...~ ~
;;58 p
C.;i... ~
o
o tI)
~
CD
5 00'00'06' E
-16.58'
N 8/r03'46" JY
97,23 ~ '0 \-;<1 ~
N 7~40'36" JY ~' ~~ ~~
9.91' SHELL PIPRINE EASEMENT ,'t~' \~~
_ _ _ _ _ ~~~~6~0~ _ _ _ _ "'I r:: - - - -fP:~
- - - -~-?'
S89'55'48'E
TO RADIUS PT.
.
~
~
EAST R/W LINE OF CLAY TERRACE BLVD
/
/'
,
!
~
~
.....
0.57 ACRES:i
lO::l
~
,:...
~
?
<::)
<::)
~
I
N
589'55'48'[
FROM RADIUS PT
NOO25'44"W ,- ;."
TO RADIUS PT. ~~ft;)<::)
N 89.34'16" E 104.32' Lt\~.
GRAPHIC SCALE
~
..
I
,..
I
(INnzr)
1 Incb = 40 ft.
&
~ (,,::
;.:Q .,- c.......
fi:I : ';...)'
fh~
"=.1 ~
~-----...
u
u
..
'4
Sponsor: Councilor Wilson
..'. ~..;.,'~
CJ~
AN ORDINANCE OF THE COMMON COUNCIL -e '('(lXC ~
OF THE CITY OF CARMEL, INDIANA ESTABLISHING
THE U.S. mGHW AY 31 AND 146TH STREET
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE NO. Z-386-02
AS AMENDED
WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z-289, (the
"Carmel/Clay Zoning Ordinance") provides for the establishment of a Planned Unit Development
District in accordance with the requirements oflC. ~ 36-7-4-1500 et seq.;
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana, pursuant to I.C. ~ 36-7-4-1500 et seq., it adopts this ordinance, (the
"Ordinance"), as an amendment to the Carmel/Clay Zoning Ordinance.
Section 1.
Apolicabilitv of Ordinance:
Section 1.1. The Official Zoning Map of the City of Carmel and Clay Township, a part
of the Carmel/Clay Zoning Ordinance, is hereby changed to designate the land described
in Exhibit 'A', (the "Real Estate"), as a planned unit development district.
Section 1.2. Development in the planned unit development district shall be governed
entirely by the provisions of this Ordinance, with the exception that provisions of the
Carmel/Clay Zoning Ordinance specifically referenced within this Ordinance shall also
apply.
Section 1.3. Any capitalized term not defined herein shall have the meaning as set forth
in the Carmel/Clay Zoning Ordinance.
Section 2.
Permitted Primary Uses:
Clinic or medical health. center
Financial Institution
Hardware Store (less than 50,000 square feet
and not utilizing the warehouse format
described in the excluded primary uses below)
(including enclosed Lumberyard and attached
Garden Center
Multi le-Famil Dwellin
Professional Office
Hotel
Indoor Movie Theater
Restaurant (may include a walk-up or pick up
window to iok u re-ordered items
Colle e or Universi
General Offices
Specialty design and home-decor stores or
centers (current examples being stores such as
Expo, Great Indoors, Restoration Hardware.
Pottery Barn and Smith & Hawken).
theatrical
o
o
'.
Or~ Z-386-02
u.s. Highway 31 and 146th StreetPUD Ordinance
Page 3
Section 4. Accessory Buildings and Uses: All accessory buildings and uses which are
permitted in the B-2 zoning district shall be permitted, except that any detached accessory
building shown in any Preliminary Development Plan ("PDplI) shall have on all sides the same
architectural features or shall be architecturally compatible with the principal building(s) with
which it is associated.
Section 5. Minimum Tract Size: The minimum tract size is 5 acres. This Section 5 does not
however preclude the sale or other transfer of any parcel of land that is less than 5 acres within a
tract after the approval of a PDP for the entire tract. However, the development of the parcel
must still conform to the Final Development Plan ("FDP") for the entire tract as approved or
amended by the Director, and all other applicable requirements contained in this Ordinance.
Section 6.
Heieht. Area and Architectural Reauirements:
Section 6.1. Maximum Building Heights: All uses: sixty-five (65) feet for buildings
located east of Range Line Road; fifty-five (55) feet for buildings located west of Range
Line Road and more than three hundred (300) feet from the west property line or a single
family residential zoning district; and forty-five (45) feet for buildings located west of
Range Line Road but less than three h\Uldred (300) feet from the west property line or a
single family residential zoning district.
Section 6.2. Minimum Building Heisdlt: The minimum building height is eighteen (18)
feet, with a minimum of sixteen (16) feet to the lowest eaves for a building with a gable
or hip roof; excepting for standalone buildings not abutting Range Line Road, which shall
have a minimum building height of twenty-five (25) feet. Accessory buildings and
screened delivery areas are exempt from the requirements of this Section. In the ADLS
approval process, building heights along Range Line Road will be reviewed to avoid long
building facades at the same height.
Section 6.3. Minimum Building Setbacks: The minimum building setback shall be at
least 90 feet from the current U.S. Highway 31 right-of-way. Along the right-of-way of
146th Street, the minimum building setback shall be 45 feet. Along any right-of-way of
any future ramp on or off U.S. Highway 31~ the minimum building setback shall be 25
feet. There shall be no minimum setback for those buildings oriented toward and adjacent
to the Range Line Road right-of-way, but there shall be a maximum building setback of
twenty-five (25) feet.
~ Section 6.4. Minimum Gross Floor Area. BuildinlZs East of Range Line Road and
~ Range Line Road Develooment:
A. All buildings, which are not connected to or an integral part of the Range
Line Road streetscape development, shall have a minimum of fifteen thousand
(15,000) square feet of gross floor area, excluding the floor area of any basement
_ ~.J._
o
Q
QrdinkQce Z-386-02
u.s:Highway 31 and l46th Street PUD Ordinance
Page 4
or any accessory building(s). Provided, however, that one standalone restaurant
building is allowed and shall have a minimum of 7,500 square feet of gross floor
area. Also, one standalone financial institution building is allowed and shall have
a minimum of 2,500 square feet of gross floor area, excluding the floor area of
any basement or any accessory building(s).
B. Any building having a building footprint of greater than eighty thousand
(80,000) square feet shall be located east of Range Line Road. Any tenant in a
building located west of Range Line Road may however, occupy more than eighty
thousand (80,000) square feet of gross floor area (For purposes of this Ordinance,
the term "tenant" includes an owner/occupant of a building.)
C. Accessory buildings permitted need not meet the minimum floor area
requirement.
D. The majority of the developed gross floor area (excluding the gross floor
area of any building with a single tenant having a building footprint greater than
50,000 square feet) shall abut the right-of-way of Range Line Road.
Section 6.5. Architectural Desism Requirements:
A. Suitability of building materials: A minimum of three materials shall be
used for building exteriors, from the following list: stone, architectural masonry,
architectural pre-cast (panels or detailing), architectural metal panels, glass, ElF'S
or ornamental metal.
B. All buildings shall be designed in order to eliminate monotonous box
buildings.
C. Sloped roofs shall be a maximum of one hundred fifty (150) feet without a
change in roof plane, or gable or dormer. Sloped roofs shall be either standing
seam metal or dimensional shingles.
D. The building facades shall consist of three elements: a base or foundation;
middle or modulated wall; and a top formed by an articulated cornice.
E. Fixed or retractable awnings are permitted.
F. Facades constructed of more than one material shall only change material
along a horizonta1line (not a vertica11ine, except in the case of an offset described
in subparagraph G below or a diagonal line).
G. Continuous facades of more than 200 feet wide shall be designed with
vertical offsets at intervals which divide the facade. Offsets may be projecting,
recessed or may be a simple change in building material or detailing.
PARKING PROVIDED:
187 SHARED PARKS
ASSUME 75 TO 100
PARKS
801
PROTOTYPE 99.12
6350 S.F. . 510 PATIO. 6-40
SERVICE YARD' 7500 S.F.
THIS PlAN IS BASED UPON A CAD ALE RECEIVED 6.16.2006 fROM JOE THAIS AlNO IS
ILLUSTRATIVE PURPOSES ONt Y. IT SHALL NOT BE CONSTRUED AS B1NOING AS TO LOCATION.
SIZE. OR CONAGURATION OF ANY IMPROVEMENTS OR BUllOINGS SHOWN HERON.
THE INFORMATION CONTAINED IN THIS PLAN IS PRIVILEGED AND CONADENl1ALINFORMATION
AND IS INTENDED ONLY FOR THE USE OF THE INDMDUAL OR ENTITY NAMED ABOVE. IF THE
RECIPIENT OF THIS MESSAGE IS NOT THE INTENDED RECIPIENT. YOU ARE HEREBY NOTIAED THAT
ANY OISSEMlNATION. DISTRIBUTION OR COPYING OF THE MATERIALS CONTAINED IN THIS
COMMUNICATION IS STRICtlY PROHIBITED. IF YOU HAVE RECBVED THIS TRANSMI55ION IN
ERROR. DO NOT READ rr BUT IMMEOIATEL Y REPLY TO SENDER THAT YOU HAVE RECBVED It IN
ERROR AND DELETE rr.
SETBACKS:
45' PARKING SETBACK FROM 146TH STREET.
z
'-"
~
'-"
~3
....
Ww
~~
0<'"
I!:!~
>-~
:5iil
U~
~
N
!g
~
::>
<
-
t1
t1
t1
/:,
t1
t1
t1
.
l~~.TlS 9f7 1
-
-
PSp.6
o
o
Red Robin restaurant site, southeast corner of 146th St & Clay Terrace Blvd, west of US 31 ,