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ABZA approves parking variance for Tropical Smoothie Café at Sagamore Commons
Summary
The Area Board of Zoning Appeals approved a variance reducing required parking from 53 to 52 spaces for a proposed Tropical Smoothie Café at 3020 Sachem Court South after the petitioner updated site plans; the board voted 7-0.
The Area Board of Zoning Appeals of Tippecanoe County voted 7-0 on April 22 to approve a variance reducing minimum parking from 53 to 52 spaces to permit construction of a Tropical Smoothie Café at Lot 13, Sagamore Commons (3020 Sachem Court South) in West Lafayette.
The petitioner, Amy Pohlod, said she is in the process of purchasing the property on behalf of the owner J. Brian Mann and that engineers revised the site plan twice before the hearing — first to 50 spaces (April 20) and then to 52 spaces before the meeting. Nathan McBurnett of Area Plan Commission staff told the board the staff report had been written based on the original submission requesting 48 spaces and that staff had recommended denial on the hardship test because the shortfall was the petitioner’s choice to provide three commercial suites.
Pohlod described expected customer behavior at similar stores, saying, "55% of customers were drive-thru, 2% dine-in, 10% walk-in, and 33% third-party pickup," and asserted the revised parking would be sufficient given the heavy drive‑thru use. Chad Spitznagle, West Lafayette housing director, said he saw no issue with the variance, especially if an eye doctor occupies one of the commercial suites, noting the Unified Zoning Ordinance’s use table applies a less restrictive parking ratio for that use.
Board members questioned how variances bind to property and about prospective tenants for the remaining suites. Chair Steve Clevenger observed that "parking variances stay with the property and can affect the next property owner," and staff clarified the current owner had agreed to the petition and that variances and accompanying site plans are binding on the property regardless of ownership.
Ed Butz moved to amend the requested variance to reduce the required parking from 53 to 52 spaces; Gary Schroeder seconded. Attorney Eric Burns collected ballots and the motion carried by a 7-Yes, 0-No vote (Yes: Ed Butz, Robert Novak, Tim VanderPlaats, Steve Clevenger, Jennifer Page, Brad Hallberg, Gary Schroeder). The variance approval is binding on the property and will be enforced by the designated Administrative Officer when permits are reviewed.
The petitioner was represented in filings by Jolly Thulaseedas of KP&J Architects and Engineers and cited J. Brian Mann as property owner. The board’s approval follows the petitioner’s updated site plans; the finalized site plan that accompanies the variance will be used by the Administrative Officer to check permit conformity.
