IHOP gets zoning permit to move to former Ivanhoe

By Angela Carbone

07/17/2008- The Republican

WEST SPRINGFIELD - It took two tries, but the International House of Pancakes franchisee is a step closer to bringing home the bacon - at a new location.

Robert M. Evans, who owns and operates the IHOP on the corner of Union and Park streets, received unanimous approval from the Zoning Board of Appeals Monday for a special permit to open a 127-seat restaurant at 1422 Elm St., the site of the former Ivanhoe Restaurant.

Last month, the project stalled after Zoning Board of Appeals members said a variance was unlikely. Instead, Evans was urged to apply for a special permit, which has a different set of criteria.

The Ivanhoe had operated at that location for 40 years as a nonconforming use.

Parking was the central issue.

Attorney Dennis P. Powers, representing Evans, said one-third of the building will be demolished to create a smaller restaurant with more parking. The 51 proposed parking spaces are sufficient for the 127-seat restaurant, Powers said.

However, the zoning ordinance also requires the restaurant to dedicate an additional five spaces for employees. Few employees of IHOP, however, drive cars to the restaurant, and instead are dropped off, ride bicycles or take the bus, Powers said.

But to accommodate those spaces, the owner of Geraldine's Lounge, directly across Elm Street from the site, has agreed to allow employees to use his parking lot, Powers said. The hours that IHOP is busiest are not the same as the lounge, he said.

Powers also said improvements to the site would make it safer, although there had never been an accident at the Ivanhoe that was related to vehicles entering or leaving the site.

"The proposed use represents a $1.5 million investment in the site," he said.

Several people spoke in favor of the project.

Paul M. Maleck, chairman of West Springfield's License Commission, said the project makes complete business and legal sense.