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Plan commission forwards rezoning for West State Road 45 parcel to allow fast‑casual restaurant with drive‑through; one abstention
Summary
The plan commission voted to forward a rezoning request for 3695 West State Road 45 from Limited Business to General Business so a fast‑casual restaurant with a drive‑through can locate there, citing compatibility with the comp plan and subject to stormwater reports; the vote was 7–0–1 with one abstention over INDOT right‑of‑way concerns.
The Monroe County Plan Commission on June 16 voted to forward a positive recommendation to the Board of Commissioners for rezoning case REZ‑26‑1 (3695 West State Road 45) from Limited Business to General Business to allow a fast‑casual restaurant with an accessory drive‑through. The motion included a waiver of the final hearing and a condition that stormwater program reports be satisfied; the roll call was seven yes, zero no and one abstention.
Petitioner Ray Debay described the site and application, noting the property’s previous use as Mobile Home Hardware and that the applicant proposes demolishing the existing building to allow a restaurant with a drive‑through. Staff flagged site constraints in the Sinking Creek watershed and noted two nearby bus stops and available utilities. Staff’s recommendation to forward the rezoning emphasized compatibility with the Monroe County Comprehensive Plan but required stormwater program review.
Staff explained key dimensional changes that would follow a rezoning: permitted uses for the lot would increase (staff cited an increase from 60 to 85 permitted uses in the packet), maximum lot impervious cover could rise from 50% to 55%, primary structure height could increase from 35 to 45 feet, and accessory structure maximum height would be reduced from 30 to 20 feet. Staff also noted that any drive‑through accessory use would require a conditional‑use review and that INDOT approval would be needed for driveway access on State Road 45.
Several commissioners raised pedestrian‑safety and connectivity concerns. Commissioners questioned whether sidewalk improvements along the frontage should be required before or at rezoning, and whether sidewalk placement would fall within INDOT’s right of way and therefore require INDOT approval. One commissioner said they could not support the rezoning without a concrete commitment to construct sidewalks; others said sidewalk location and driveway approvals are appropriately addressed at the site‑plan and permitting stage rather than in a rezoning decision.
Michael Harding, representing Domino’s Pizza, said the site is a good fit for the business and emphasized driver safety practices; he added the nearby bus stop could generate walk‑in customers. There were no public comments for or against the petition at the hearing.
On the vote, Commissioner Tron Enright Randolph recorded an abstention, saying he was abstaining “due to the lack of uncertainty with the right away in being within INDOT’s jurisdiction.” The commission’s positive recommendation now advances the rezoning request to the Monroe County Board of Commissioners for a final decision and for any required INDOT and stormwater reviews.
What happens next: REZ‑26‑1 will be considered by the Board of Commissioners; site‑plan, conditional‑use and any INDOT driveway approvals remain to be completed if the rezoning is approved by the commissioners.
