HomeMy WebLinkAboutDept Report ,
/CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
' NOVEMBER 25,2013
5. (V)Dairy Queen - Michigan Road.
The applicant seeks the following variance approval for a drive-thru at a new Dairy Queen:
Docket No. 13100016 V ZO CH: 23C.11.G Drive-thru stacking location and Min No. spaces
The site is located at 9800 Michigan Road. The site is zoned 1-1/Industrial within the Michigan Road Overlay. Filed
by Brad Walker of H & H Restaurant Management.
f:' �'i4;r" .. , •\• { :' ; s General Info:
!'1 A`t14',. £ 1 ::: •,_;,.,•'.ItS } The Petitioner requests variance approval for the location of
I "'l" — \^ '` --:'-77- 19 the drive-thru stacking and for 1 less stacking space in the
.- Ilk ak: � \, -i-' _=f,. ,-• -,, ' drive-thru lane. The surrounding parcels to the north and
q' 4,' r * : rte.- = --- °." south are zoned I-1/Industrial as is the subject property. To
'S'"\k\c,
•. F . - - • \\ \c ci,' ` o the east across Michigan Road are B-6/Business and B-
Iy .f
t ��` \} ',,--,. --.-1 ..,`'' 3/Business zoned properties as well as S-1/Single Family
^` ''' `` == ' ,. 1 - r 4116:ii, i zoned properties which lead into the North Augusta
' �Asi '. c ' `'. Subdivision along 98th Street. Please refer to the
', ' '`�t0 • �y ' \s : petitioner's information packet for more details.
, ,
i," i _.". �;t' ,. P i'i " •. Analysis•
;,f8 w ..",1. .a.,_ ._„r: i-� pit r'-' .
The Michigan Road Overlay requires stacking for drive-thru
%i 6 ' '- '`4 a `* \• 1� lanes to be to the rear of the building only. The goal of this
`. t-,. �` _-- _ ___ s ' requirement is to reduce visibility of the drive-thru and
;, -5 - �_ :\ \ ' automobiles from Michigan Road and create a streetscape that
�u;i;�;'hroi��"�,,, ;\ - is visually appealing by focusing on the buildings and
y,,_ .; � �. - . trm� '' landscape design. Due to the site layout, size of the building,
- ' P 6-- y:. . w r( P g Y g�
l ' IIfiP"01, h ,�,t,_r, _y � a,-,—^,w � �t : and required number of stacking spaces in the drive-thru,the
.. -- petitioner was not able to locate all of the stacking to the rear
of the building. However,the pick-up window is at the back of the building. Also,the landscaping along the side and
front yards will help to minimize the negative effect of the stacking to the side of the building. The proposed
development will also have one less stacking space in the drive thru lane than required. This is minimal and should not
have a negative effect on the development. The Department is supportive of this variance.
Petitioner's 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: permitting drive-thru stacking along the north side of the building will
not be injurious to the public health, safety, morals and general welfare and the provision of nine stacking
space is more than sufficient.
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: similar developments exist within this area of the US 421 Corridor
Overlay. The adjacent areas are also similarly zoned.
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: drive-thru windows must be located on the driver's side of
the vehicle, which mandates a counter-clock-wise circulation pattern. There is not a feasible alternative for
this site that does not cause practical difficulties with on-site circulation,future internal driveway connections,
or the proposed dry detention pond and tree preservation areas.
Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 13100016 V.
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