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HomeMy WebLinkAboutDept Report 03-24-08 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT March 24, 2008 18h. The Shoppes at Weston Pointe - Drive-through window The applicant seeks the following special use amendment approval: Docket No. 08020030 V Section 23C.l1.G Location and number of stacking spaces The site is located at 11145 North Michigan Road and is zoned B2 within the Michigan Road/US 421 Overlay. Filed by David Gilman of the Williams Realty Group. General Info: The applicant is requesting permission to construct a (!; pick-up window, with a reduced number of stacking spaces, within the Michigan Road/US 421 Overlay. The pick-up window would not have a menu board, and six stacking spaces instcad of the required ten would be provided. Analysis: The proposed pick-up window would be for picking up previously-ordered food only, and would not have an order box, menu board, or any additional signage beyond directional signs. The Overlay does not permit drive-throughs to be visible from Michigan Road; cars exiting the pick-up window would be visible from Michigan Road, although they would be somewhat screened by landscaping. There are several other drive-throughs for restaurants in the Overlay; most ofthem have required the same variance. The landscaping proposed at the bump-out temlinating the drive-through lane will also help mitigate the appearance of the drive-through. The Overlay also requires ten stacking spaces. The applicant is requesting a reduction to six stacking spaces, which would wrap around the side and rear of the building. Retail food drive-throughs typically require more stacking spaces because of the time needed to order food, prepare the food, and deliver it. The proposed pick-up window would not have any ordering facilities, which would greatly decrease the amount of time spent in line. As the stacking spaces would potentially block five parking spaces at the rear of the building, the petitioner has indicated that they will place "Employee Parking Only" signs in front of these spaces. These signs would not require any additional variances, and would limit the likelihood of customers being blocked in by waiting cars. The overall request would not detract from the retail development, or the intent of the Overlay. Findings of Fact: Drive-through pick-up window in the Michigan Road/US 421 Overlay 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the drive-through will be partially screened by landscaping, and will not permit ordering. 2. The use and value of the area adjacent to the property included in the variance will be not affected in a substantially adverse manner because: the drive-through will be partially screened by landscaping, and will not permit ordering. 3. The strict application of the terms of the Zoning Ordinance to the property will result in a hardship in the use of the property because: the layout of the site would prohibit the placement of a drive-through pick-up window without the grant of a variance, and a pick-up window would not require as much stacking space as a window with ordering facilities. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 08020030 V after all concerns have been addressed.