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Approving a petition of the area board of zoning appeals for 2610 Prairie Ave.
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Approving a petition of the area board of zoning appeals for 2610 Prairie Ave.
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4/25/2017 4:32:14 PM
Creation date
2/23/2016 3:38:08 PM
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City Council - City Clerk
City Council - Document Type
Resolutions
City Counci - Date
2/22/2016
Ord-Res Number
4531-16
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PETITION FOR SPECIAL EXCEPTION <br />8610 PRAIRIE AVENUE - PARCEL NO. 018-8153-551401(2.75 ACRES + / -) <br />CURRENT ZONING CLASSIFICATION: "LB" — Local Business District, City of South Bend <br />PETITIONER: Bruno and Rosa Cataldo, 22027 Liberty Highway, South Bend, IN, Tel: 574 -532 -0762, <br />johnbrunoospizza gmail.com <br />PRESENTED BY: Brian McMorrow, Abonmarche Consultants, Inc., 750 Lincoln Way East, South Bend, <br />IN 46601, Tel: 574- 232 -8700 ext 22, bmcmorrow@abonmarche.com <br />Petitioners seek permission to construct a Fast Casual Restaurant with drive -thru /pick -up window on the <br />subject vacant parcel. <br />(a) The proposed special exception use will not be injurious to the public health, safety, comfort, <br />community moral standards, convenience or general welfare because: <br />a. Only one (1) ingress and egress drive is proposed along Prairie Avenue where only one <br />(1) would otherwise be permitted anyway, thus not increasing potential for vehicular <br />conflicts or vehicular- pedestrian conflicts. <br />b. Site will be illuminated at night at levels which are consistent with published standards of <br />the City of South Bend and industry standards, thus providing a safe environment at <br />night. <br />c. The option of a pick -up window for meals is a welcome convenience for many motorists, <br />especially those with children, the elderly, or disabled. <br />(b) The proposed special exception use will not injure or adversely affect the use of the adjacent area <br />or property values therein because: <br />a. The Local Business District already includes among its permitted uses " "Restaurants — <br />Fast Food" (but without drive -in or drive -thru service), "Restaurant — Family ", <br />Restaurant — Family, with Lounge or Tavern". By permitting a Special Exception to <br />allow drive- thru/pick -up option for restaurants known in the industry as "Fast Casual" <br />(rather than "Quick Serve Restaurants" which have limited table seating), the site may be <br />more attractive to restaurants which are popular with families and se»iors — an <br />compatible with both the Local Business District of its adjacent properties on the same <br />side as Prairie Avenue and compatible with dining preferences of the residents of <br />properties on both the opposite side (single family detached dwellings) and same side of <br />Prairie Avenue (multi- family dwellings). <br />(c) The proposed special exception use will be coisistent with the character of the district in which it <br />is located and the land uses authorized therein because: <br />a. The exterior design of the proposed use will be consistent with Restaurants which are <br />already permitted in the district. <br />b. The proposed use will contribute to meeting the daily needs, of nearby residential <br />neighborhoods. <br />R \Project; \2015 Projects \15 -0963 Cataldo Bruno's Pizza, 2610 Prairie Ave \Permits \Rezoning Petition <br />
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