City planners are recommending denial of a variance request for a Jack in the Box restaurant proposed for Meridian
Street just south of 16th Street. In a staff report, planners expressed concerns about the proximity of the restaurant's
sign to a neighboring sign for CVS, its lack of adequate landscaping along Meridian Street, and a proposed drive-through along
the building's east façade. Urban design guidelines prohibit new drive-throughs along Meridian or Pennsylvania
streets in the downtown vicinity. The noise and lights from cars and the drive-through speaker would adversely affect residential
properties nearby, the report notes. But several businesses in the immediate vicinity, including CVS, Walgreens, McDonald's,
Chase and White Castle, already operate drive-throughs, a point that won't be lost on attorneys representing the restaurant
chain. The plans are scheduled for a Board of Zoning Appeals hearing Nov. 15. Jack in the Box, which also owns the Qdoba Mexican
Grill concept, decided to revive its plans for the restaurant at Meridian
and 16th streets earlier this year as part of its plan to open at least 10 central Indiana locations. The proposed design
shown above is a departure from the San Diego-based chain's standard-format restaurants. Thoughts?
UPDATE: The Board of Zoning Appeals denied the request by Jack in the Box in a 4-1 vote.
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This is not a rezoning petition. It is a variance of use and a variance of development standards. Further, staff is not opposed to the landscaping request. Staff has taken a strong, but correct stance to this proposal. Readers must note that each variance must be granted based on the individual site, not what others have done in the area. While it may seem strange to argue against this petition with the other stores in the area, they ultimately have no consequence. Staff was correct in citing drive throughs as a suburban characteristic. This is a premiere corridor near the heart of DT. JiB has several planned units around the city and in suburbs. If they don't think they can operate here without a drive through, then this site isn't correct for them. It also goes to speak about our lack of transportation options. I don't mind who goes there, but the urban form must be kept or DT simply becomes another mediocre suburb.
Why would the city would rather leave that area sit desolate and empty than let new business come in?
I'm not sure why, but I feel pretty strongly against the city's decision on this.
If that's a concern, and I'm sure there's been studies done in the area, then it might be best not to have it.
I'm super lazy though, and the idea of walking across the street for food sounds awesome. Maybe they can have a walk through instead.
The BZA very much needs to deny this proposal.
2. Have you ever seen more than one car at the CVS drive-through? Have you ever seen less than 10 cars at the McDonald's drive through (north across 16th)? There's a significant difference in intensity of use. Do you really imagine that another drive-through would have zero impact on both traffic and walkability in the area?
3. This variance would allow 24/7 drive-through operation. That means lights, thumpin' bumpin' car audio, squawk-box ordering, car engine noise, exhaust fumes and greasy kitchen smells across the alley from apartments 24/7. Good way to guarantee "low-rent" neighbors.
no one argued about the geographical presence of 24 hour food service. This is about demanding an appropriate design and urban form for Indianapolis and Downtown. If the market for this franchise is people who drive, then locate out in the burbs where people drive. This lot is a prime piece of real estate and will be filled by something. Indy is not hurting for a Jack in the Box, trust me. JiB needs us.
This definitely changes my opinion on the new JiB location.
Every parcel was vacant at one point. The idea that something is better than nothing is a terrible falicy. What if it were a gas plant or coal plant and you lived near by, you would certainly be concerned about the smell and air quality. What if it were a liquor store or porn store, you would fear for your children. What if it were a national chain store who promoted a sedintary lifestyle while pushing extremely unhealthy food? The point is that we have the ability now to protect the future and that opportunity shouldn't be thrown away for 12 low wage jobs and mediocre food.
Meridian Street is the premier corridor in the city, and that strip of it is not abandoned as some have suggested. Yes, it is a struggling area, but that does not mean allowing crap to go up should be viewed as progress. The West 38th Street corridor was developed under the anything goes plan, and it ended up a run-down, undesirable area. So, just allowing development for development's sake does not guarantee economic prosperity. The goal should be quality, not quantity.
To answer the critics, YES, it is far better to forgo at best $100,000 or so in property and sales taxes, then to permit another janky fast food drive-in to go into an area poised for residential and quality commercial development. Furthermore, the choice is honestly not even about giving up tax dollars because the Jack-in-the-Box franchise will simply locate in another part of the city, probably along a high-traffic commercial corridor better suited for such development, so the city will still get the tax dollars.
As I noted, West 38th Street has been open to this type of fast food, strip mall development for decades, and now it is a rather depressed and dreary part of town with a fair number of commercial vacancies. Unplanned development does not lead to great results.
There are hundreds of better places in Marion County to locate a Jack-in-the-Box than a stretch of Meridian Street in the heart of the city. Your suggestion that if the city doesn't green light this development it will cause developers to look to the supposed greener pastures of Kokomo is ridiculous.
Undesirable residential settings don't typically attract working people of any income level who have choices.
And "low rent" in a commercial sense means auto parts, dollar stores, and check cashing: other single-tenant, single-story buildings catering to cars.
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