Approving a petition of the area board of zoning appeals for 2610 Prairie Ave.

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