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BZA INFORMATION PACKET
APPLICATION FOR BOARD OF ZONING APPEALS ACTION
USE VARIANCE I DEVELOPMENT STANDARDS VARIANCE REQUEST
DOCKET NO. 07020017 UV, 07020018 V, 07020019 V
220 20d Street SW, CARMEL, IN 46032
FRANK E. HAWKINS ADDITION, LOT 1 - BUB'S CAFE
MATT & RACHEL FREY - PETITIONERS
USE VARIANCE
Docket No. 07020017 UV
Statement of Use Variance
We propose the property at 220 2nd St. SW, Carmel, IN 46032 also described as:
The East half of the following described real estate: Part of the East half of the Southeast Quarter
of Section 25, Township 18 North, Range 3 East, beginning 560.44 feet south and 468 feet East of
the Northwest corner of said East half, thence South 132 feet, West 132 feet, West 132 feet North
132 feet, East 132 feet to the place of beginning, being Lots 1 and 2 in Frank M. Hawkins
Addition to the Town of Carmel, Indiana. ALSO a vacated alley 25 feet East of and adjacent to
said property as set out in Vacation of Public Way recorded April 22, 1994 as Instrument Number
9419040.
be granted a Use Variance. The property is currently zoned R-2/Residence in the Old
Town Overlay - Character Sub area. We seek approval to utilize this property as Bub's
Cafe, a breakfast/lunch destination. Section 8.01.01 of the Carmel/Clay Zoning
Ordinance can be referred to for permitted uses.
Rub's Cafi Description
Bub's Cafe will expand on the great service and unique atmosphere of Bub's Burgers and
Ice Cream and offer patrons an alternative location for breakfast and light lunch. Bub's
Cafe will offer a slightly more intimate and sophisticated atmosphere than it's counter
part Bub's Burgers but will provide the same warm, friendly environment and great food
that Bub's Burgers' customers have come to expect. Bub's Cafe will serve high-quality,
traditional breakfast items, homemade donuts, gourmet coffees, a variety of top quality
iced and hot teas, soups, salads and deli sandwiches. A private meeting room will also be
available for business breakfasts or parties.
Bub's Cafe will be a full service restaurant with a walk-up, to-go window for quick
access to Bub's products for the Monon Greenway users or customers on the go.
Outdoor dining will be available on the deck in fair weather. Approximately 34 seats will
be available inside the Cafe and another 10-15 seats will be available outside on the deck.
Bub's cafe will be open 7 days a week from 7:00am -:- 2:00pm. We expect an average of
150 guests / day in the spring and summer months (April- September) and an average of
30 guests / day in the fall and winter months (October - March). We estimate that the
largest shift of 5 employees will occur from the hours of 8:00am - 1 :OOpm during the
summer months. The city of Carmel requires that the cafe have 10 parking spots for
customers and employees.
Statement of Support
By locating our cafe in this old house directly on the Monon Trail, we will be able to
offer residents an experience completely unique and distinctive to Carmel. The Cafe will
give early morning Monon users a breakfast destination that currently doesn't exist on the
trail and will give residents another hometown destination that only Carmel can offer -
like Bub's Burgers has become. By using the location at 220 2nd street, we can offer lots
of green space for kids to play and visitors to enjoy. We even foresee landscaping part of
the yard in the future for private garden parties. This location has a lot of potential to
become a really special restaurant. We hope you will share our vision and help us
succeed!
DEVELOPMENT STANDARDS VARLANCE
Docket No. 070020018.07020019
Statement of Variance
Thesevariances refer to parking area requirements sections 27.08 (# of parking spaces) &
27.03.02 (curbed parking).
Number of Parking Spaces
We are required to have 10 parking spots according to the city zoning standards.
However, in order to preserve as much green space as possible and also keep the property
as aesthetically pleasing as possible, we ask that that number be reduced to 7 or less due
to the location of a large number of public parking spots nearby.
Curbed Parking
We would also like to propose a variance to the curbed parking standard for the same
reasons stated above.W e believe that as little concrete and asphalt as possible would
. help preserve the landscape and green space and also provide better drainage and
irrigation to the existing trees and plants.
Statement of Support
While we understand the city's desire to provide adequate parking to its residents, we ask
that you take into considerat~on our unique location. We are concerned that too much
asphalt and concrete may hurt the aesthetics of the property . We would like to take
advantage of the ample public parking nearby and save as much green space as possible
for the Monon users.
22020 Street SW - use variance for art galler~
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Proposed Site Plan
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SUS'S CAFE - PROPOSED SEATING PLAN
Seating Capacity - 40 (Inside)
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CARMELlCLA Y BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.: 07020017 UV
Petitioner: Matt and Rachel Frey (Matt & Rachel LLC)
FINDINGS OF FACT - USE VARIANCE
1. The grant of this variance will not be contrary to the public interest, due to the
existence of special condition(s) such that enforcement of the zoning ordinance
will result in unnecessary hardship because: No major additions or changes will
be made to the existing structure causing no hardship or negative effects on
neighbors or other citizens. Most traffic flow will come from the Monon
Trail.
2. The grant of this variance will not be injurious to the public health, safety, morals
and general welfare of the community because: A high quality breakfast and
lunch cafe would be an asset to the community, provide business meeting
space and give patrons from the Monon Trail a unique place to stop and
relax while traveling through the Arts and Design District.
3. The use or value of the area adjacent to the subject property will not be
substantially affected in any adverse manner because: No major construction
will take place other than property improvements such as new landscaping,
handicap access, painting, and a small parking lot that we believe will
substantially improve the property and positively affect the surrounding
properties. We will take all steps to respect the neighboring property's
privacy and wellbeing.
4. The need for the variance arises from a natural condition peculiar to the subject
property because: The property's desirable location near the Arts & Design
District, the Monon Trail and other proposed City of Carmel commercial
projects makes it a prime spot for commercial use.
5. The granting of this variance does not substantially interfere with the Carmel/Clay
Comprehensive Plan because: It shares the objectives ofthe Arts and Design
district by creating a unique and high quality destination for residents and
Monon Trail users. DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Use 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.
~
CARMEL/CLAY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
070JDOIl LJV
-ll/\ C\ +l ? Rtt ('i'l i I r:,:.. 11 xi
FINDINGS OF FACT - USE VARIANCE (Ballot Sheet)
Petitioner:
1.
2.
3.
4.
5.
DATED THIS
DAY OF
,20_,
Board Member
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ii.
CARMEL/CLA Y BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No. : 07020018 V (# of Parking Spaces)
Petitioner: Matt & Rachel Frey
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1. The approval of this variance will not be injurious to the public health, safety,
morals and. general welfare of the community because: Ample public parking is
available nearby and green space will be preserved.
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: Property values
would benefit more from maintaining the aesthetics and green space.
3. The strict application of the terms of the Zoning Ordinance to the property will
result in practical difficulties in the use of the property because: Much of the
yard would be covered in asphalt and concrete destroying mature
landscaping and impeding the irrigation of green space.
DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance
Docket N~. .' 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:lsharedllormslBZA applicationsl Development Standards Variance Application rev. 12/29/2006
f
,
..
CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
v
FINDINGS OF FACT - DEVELOPMEN STANDARDS VARIANCE (Ballot Sheet) .
1.
2.
3.
DATED THIS
DAY OF
,20
Board Member
Page 7 of 8 - z:lsharedlformslBZA applicationsl Development Standards Variance Application rev. 12/29/2006
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CARMEL/CLA Y BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No. : 07020019 V (uncurbed parking)
Petitioner: Matt & Rachel Frey
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1. The approval of this variance will not be injurious to the public health, safety,
morals and general welfare of the community because: Customers and residents
would benefit more from usage and aesthetics of extra green space than the
aesthetics of curbs.
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: Property values
would benefit more from maintaining the aesthetics and green space.
3. The strict application of the terms of the Zoning Ordinance to the property will
result in practical difficulties. in the use of the property because: Much of the
yard would be covered in asphalt and concrete destroying mature
landscaping and impeding the irrigation of green space.
DECISION
IT IS THEREFORE the decision of the CarmeVClay Board of Zoning Appeals that Development StandardsVariance
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, CarmeVClay Boardof Zoning Appeals
SECRETARY, CarmeVClay Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
Page 8 of 8- z:\sharedlforms\BZA applications\ Development Standards Variance Application rev_ 12/2912006
*
CARMEUCLAY ADVISORY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
FINDINGS OF FACT - DEVELOPMEN STANDARDS VARIANCE (Ballot Sheet)
1.
2.
3.
DATED THIS
DAY OF
,20
Board Member
Page 7 of 8 -z:\sharedlformsIBZA applicationsl Development Standards Variance Application rev. 12/29/2006