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HomeMy WebLinkAbout07030103 BZA information packet BZA INFORMA nON PACKET APPLICATION FOR BOARD OF ZONING APPEALS ACTION USE VARIANCE / DEVELOPMENT STANDARDS VARIANCE REQUEST DOCKET NO. 07020017 UV, 07020018 V, 07020019 V 220 2nd Street SW, CARMEL, IN 46032 FRANK E. HAWKINS ADDITION, LOT I - BUB'S CAFE MATT & RACHEL FREY - PETITIONERS USE V ARlANCE 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] 8 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] 32 feet North ]32 feet, East 132 feet to the place of beg inn ing, being Lots I and 2 in Frank M. Hawkins Addition to the Town of Cannel, 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. Bub's Cafe Description Bub's Cafe will expand on the great service and unique atmosphere ofBub'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 VARIANCE Docket No. 070020018. 07020019 Statement of Variance These variances 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. We 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 consideration 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. CARMEL/CLAY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No,: 07020017 UV Petitioner: Matt and Rachel Frey (Matt & Rachel LLC) FINDINGS OF FACT - USE V ARlANCE 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 strueture eausing 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 M~~~!: Tra!! 2 !!~!~!!'.:' ~!~~e !~ ~t~~ 2!!~ 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 lalids;:ap;;;g, handicap access, painting, and a small parking lot that we believe will substantially improve the property and positively affect the surrounding Pi"Upi:j'ties. 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 !'!~t!"!..:!, t!!e ~~~~n T!'~!! :~~~ ~t!!e!" p!"-!)posed 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 of the Arts and Design district by creating a unique and high quality destination for residents and Monon Trail users. CARMEL/CLAY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No. : 070200] 8 V, 07020019 V Petitioner: Matt and Rachel Frey FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE I. 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 greenspace. 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 he covered in asphalt and concrete destroying matU.~ landscaping and impeding the irrigation of green space.