APPLICANT Jeffrey A. Chester, Esq., for Peter Procops, Owner; Mcdonald S Corporation, Owner

352-05-BZ

APPLICANT – Jeffrey A. Chester, Esq., for Peter Procops, owner; McDonald’s Corporation, owner.

SUBJECT – Application December 14, 2005 – Z.R. §73-243 proposed re-establishment of an expired special permit for an eating and drinking establishment with an accesory drive-through, located in a C1-2 zoning district.

PREMISES AFFECTED – 21-41Mott Avenue, Southeast corner of intersection at Beach Channel Drive, Block15709, Lot(s)101, Borough of Queens.

COMMUNITY BOARD #14Q

APPEARANCES –

For Applicant: Jeffrey Chester.

ACTION OF THE BOARD – Application granted on condition.

THE VOTE TO GRANT –

Affirmative: Chair Srinivasan, Vice-Chair Babbar, and Commissioner Collins...... 3

Negative:...... 0

THE RESOLUTION –

WHEREAS, the decision of the Queens Borough Commissioner, dated June 15, 2005, acting on Department of Buildings Application No. 402136023, reads:

“Proposed re-establishment of an expired special permit 49-94-BZ in a C1-2 zoning district, is contrary to ZR 32-31, refer to Board of Standards and Appeals for special permit.”; and

WHEREAS, this application, made pursuant to ZR §§ 73-243 and 73-03, is for the re-establishment of a special permit for an existing eating and drinking establishment with an accessory drive-through facility in a C1-2 (R5) zoning district, as well as for an amendment to the plans and an extension of the hours of operation; and

WHEREAS, a public hearing was held on this application on May 16, 2006, after due notice by publication in TheCity Record,with a continued hearing on June 20, 2006, and then to decision on July 18, 2006; and

WHEREAS, the premises and surrounding area had a site and neighborhood examination by a committee of the Board; and

WHEREAS, Community Board 14, Queens, recommends approval of this application, on the condition that a “Do Not Enter” sign be installed at the Mott Avenue entrance to the drive-through; and

WHEREAS, the subject site is a 19,861 sq. ft. lot located on the southeast corner of Mott Avenue and Beach Channel Drive; and

WHEREAS, the subject lot is improved upon with an existing building, occupied by a McDonald’s fast food restaurant which contains 2,661 sq. ft. of floor area; and

WHEREAS, on June 16, 1998 under BSA Cal. No. 49-94-BZ, the Board granted a special permit pursuant to ZR § 73-243, authorizing a proposed drive-through facility as an accessory use to an eating and drinking establishment, for a period of five years to expire on June 16, 2003; and

WHEREAS, the applicant requests to re-establish the special permit for a period of five years, to make minor changes to the plans, and to extend the hours of operation; and

WHEREAS, the applicant represents that the special permit lapsed due to management oversight; and

WHEREAS, the applicant states that the site is operated in substantial compliance with the Board-approved plans from the 1998 grant; and

WHREAS, the applicant represents that the site and drive-through facility provide reservoir space for a ten-car queue, as required; and

WHEREAS, the applicant has identified minor changes to the site which need to be legalized and additional minor changes which are proposed to the approved plans, none of which directly impacts the accessory drive-through; and

WHEREAS, specifically, the applicant notes that the site is lacking a full four-foot landscaping buffer adjacent to the residential uses as required as a condition of the original grant; and

WHEREAS, at hearing, the Board asked the applicant to restore the buffer; and

WHEREAS, the applicant submitted plans that show the restoration of the buffer; and

WHEREAS, as indicated on the revised site plan, this buffering consists of landscaping and fencing along the southwest corner of the lot; and

WHEREAS, additionally, the applicant proposes to remove the play area, and provide new landscaping, a new sidewalk and vestibule, and a new metal fence for the Mott Avenue frontage; and

WHEREAS, in response to the Community Board’s concerns about signage, the Board asked the applicant to document the signs at the site and address their compliance; and

WHEREAS, the applicant provided photographs depicting the signage and compliance with applicable zoning regulations; and

WHEREAS, the Board has reviewed the revised site plan and finds that it is acceptable; and

WHEREAS, the applicant represents that the facility causes minimal interference with traffic flow in the immediate vicinity because the existing restaurant does not generate significantly greater traffic flow than would be generated by other as of right commercial uses; and

WHEREAS, the applicant represents that the facility conforms to the character of the commercially zoned street frontage within 500 feet of the subject premises, which reflects substantial orientation toward the motor vehicle; and

WHEREAS, the applicant has submitted photographs of the premises and the surrounding streets, which further supports this representation; and

WHEREAS, the applicant represents that the restaurant and drive-through do not have an undue adverse impact on residences within the immediate vicinity of the subject premises; and

WHEREAS, in support of this representation, the applicant states that the modest volume of customer traffic does not impact nearby residential uses; and

WHEREAS, as to the hours of operation, the applicant requests an amendment to permit the drive-through to operate 24 hours, daily; and

WHEREAS, at hearing, the Board questioned the need for the extended hours; and

WHEREAS, the applicant responded that in order to remain competitive in its area, it needed to have unlimited hours of operation; and

WHEREAS, in support of this representation, the applicant provided information that shows that competing fast food restaurants, across the street and within close proximity, have unlimited hours of operation; and

WHEREAS, the Board has reviewed this information and agrees that the extended hours are necessary to the operation of the restaurant and will not create any negative impacts on adjacent uses; and

WHEREAS, based upon its review of the submitted evidence, the Board finds that the applicant has met the specific findings for a special permit set forth at ZR § 73-243; and

WHEREAS, the Board finds that under the conditions and safeguards imposed, the hazards or disadvantages to the community at large of such special permit use at the particular site are outweighed by the advantages to be derived by the community by the grant of such special permit; and

WHEREAS, the proposed project will not interfere with any pending public improvement project; and

WHEREAS, therefore, the Board finds that the application meets the general findings required for special permits set forth at ZR § 73-03; and

WHEREAS, the project is classified as a Type II action pursuant to 6NYCRR, Part 617.4; and

Therefore it is Resolved that the Board of Standards and Appeals issues a Type II determination prepared in accordance with Article 8 of the New York State Environmental Conservation Law and 6 NYCRR Part 617, the Rules of Procedure for City Environmental Quality Review and Executive Order No. 91 of 1977, as amended, and makes the required findings and grants the re-establishment of a special permit for an existing eating and drinking establishment with an accessory drive-through facility in a C1-2 (R5) zoning district, which requires a special permit pursuant to ZR §§ 73-243 and 73-03, and for an amendment to the plans and an extension to the hours of operation; on condition that all work shall substantially conform to drawings as they apply to the objections above noted, filed with this application marked “Received July 12, 2006”- (5) sheets; and on further condition:

THAT this permit shall be issued for a term of five years from July 18, 2006, the date f the grant, to expire on July 18, 2011;

THAT the premises shall be maintained free of debris and graffiti;

THAT any graffiti located on the premises shall be removed within 48 hours;

THAT the hours of operation shall be 24 hours, daily;

THAT the above conditions shall appear on the certificate of occupancy;

THAT parking and queuing space for the drive-through shall be provided as indicated on the BSA-approved plans;

THAT all landscaping and/or buffering shall be maintained as indicated on the BSA-approved plans;

THAT all signage shall conform with the underlying C1-2 district regulations;

THAT this approval is limited to the relief granted by the Board in response to specifically cited and filed DOB/other jurisdiction objection(s) only;

THAT the Department of Buildings must ensure compliance with all other applicable provisions of the Zoning Resolution, the Administrative Code and any other relevant laws under its jurisdiction irrespective of plan(s) and/or configuration(s) not related to the relief granted.”

Adopted by the Board of Standards and Appeals, July 18, 2006