Chili Avenue QSR Study
Caliber Brokerage Company
2,200 SF
Quick Service Restaurant with Drive-Thru
Executive Summary & Site Context
Objective:
To evaluate the feasibility of developing a 2,200 SF Quick Service Restaurant (QSR) on the pad site located at the intersection of Chili Avenue and Memorial Park.
Site Strategy:
The proposed design maximizes lot efficiency by utilizing a "wrap-around" drive-thru configuration. By positioning the building forward against the 30' front setback line, the site achieves high visibility from the primary corridor while concealing the vehicle stacking queue in the rear.
Context:
- Primary Access: Signalized intersection at Chili Avenue
- Secondary Access: Memorial Park drive aisle
- Visibility: Unobstructed frontage along a major commuter artery
Executive Summary
Zoning Analysis
Comprehensive zoning compliance assessment for the proposed development
| Regulation | Code Requirement | Proposed Design | Status |
|---|---|---|---|
| Permitted Uses | Retail, Restaurant, Service | Quick Service Restaurant | Compliant |
| Building Size | N/A | 2,200 SF | Compliant |
| Front Setback | 30' Minimum | 30' Provided | Compliant |
| Side Setback | 30' Minimum | 30' Provided | Compliant |
| Rear Setback | 70' Minimum | 70' Provided | Compliant |
| East Setback | Standard Buffer | 19' Provided | Variance Required |
| Parking Ratio | Est. 1 Space / 100 SF | 20 Spaces Provided | Compliant |
Data Sources: 3235 Chili Ave Feasibility Study, https://ecode360.com/12423717
Setback Requirements
Zoning Analysis
Site Plan & Massing
Detailed site layout and building massing for optimal operational efficiency
Site Plan Strategy
Site Plan Strategy
Key Design Features
Wrap-Around Drive-Thru
10-car stacking capacity (~200 linear feet) prevents spillover traffic
Optimized Site Layout
One-way counter-clockwise circulation for safety and efficiency
Building Positioning
Forward placement against 30' front setback maximizes visibility
Comprehensive Parking
20 total spaces (18 standard + 2 ADA) meets zoning requirements
Operational Capacity
Massing & Visualization
Design Narrative:
The massing features a clean, rectangular commercial footprint designed for operational efficiency. The facade orientation prioritizes the Chili Avenue frontage for signage branding, while the side elevation incorporates glazing to serve the patio area.
Massing Diagram
Investment Summary
The Opportunity
This feasibility study confirms that 3235 Chili Avenue is an underutilized asset ripe for commercial development. By securing a single dimensional variance, the site can support a top-tier QSR tenant with a fully optimized drive-thru configuration.
The Path Forward
The study confirms the parcel supports a 2,200 SF national-grade prototype with a high-capacity 10-car drive-thru stack, validating the site for high-volume operators.
Clear Site Analytics, LLC
Alexander Panzera
apanzera@clearsiteanalytics.com
585.755.5772