HomeMy WebLinkAboutPacket 06-23-14 /Id01ANp
CARMEL BOARD OF ZONING APPEALS
HEARING OFFICER
Carmel, Indiana
June 23, 2014
Docket Number
14050024 V — Height of Ground Sign
GREYHOUND COMMONS
RETAIL CENTER
Greyhound Commons Retail Center
Kite Greyhound, LLC & Kite Realty Group
Development Standards Variance
Paul G. Reis, Esq.
KRIEG I DEVAULT,P
GREYHOUND COMMONS
RETAIL CENTER
Greyhound Commons Retail Center
Kite Greyhound, LLC & Kite Realty Group
Development Standards Variance
Carmel Board of Zoning Appeals Hearing Officer
Docket No. 14050024 V—Height of Ground Sign
INFORMATION BOOKLET
TABLE OF CONTENTS
1. Findings of Fact Ballot Sheet —Height of Ground Sign Variance
Proposed Findings of Fact
2. Statement of Variance
3. Statement of Support
4. Aerial Photo of Site
5. Sign Elevation
6. Landscaping Plan for Sign Base
Cal KRIEGIUEVAULT...
CARMEL BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.: 14050024 V— Height of Monument Sign
Petitioner: Kite Greyhound, LLC and Kite Realty Group
Variance: PUD Ord. Z-344, Sec. 11.3.C.3: To allow a maximum sign height of 13 feet (10 feet
allowed)
FINDINGS OF FACT- DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
2.
3.
DATED THIS DAY OF 20_.
Board Member
CARMEL BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.: 14050024 V— Height of Monument Sign
Petitioner: Kite Greyhound, LLC and Kite Realty Group
Variance: PUD Ord. Z-344, Sec. 11.3.C.3: To allow maximum sign height of 13 feet(10 feet
allowed)
FINDINGS OF FACT- DEVELOPMENT STANDARDS VARIANCE
1. The approval of this variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
it works to address the negative impacts of road construction on 146th Street and US 31/North
Meridian Street along the north and west boundary lines of Greyhound Commons commercial
center, which has created problems in visibility of and navigation/access to the center. The
proposed minimal increase in maximum height of the multi-tenant monument sign will enhance the
public health, safety and general welfare of the community by allowing the traveling public greater
time and distance for locating and navigating through traffic to the commercial tenants within the
center, which, in turn, will also benefit the community by enhancing the value of the property and
the ability to attract new tenants to the remainder of the available land in the center.
2. The use and value of the area adjacent to the property included in the variance will not be affected
in a substantially adverse manner because:
the proposed signs will adequately identify the center, promote the existing tenants' business and
foster business attraction to the remaining developable land in the center at a sign location that is
internal to the larger regional commercial node and not adjacent to residential uses.
3. The strict application of the terms of the Zoning Ordinance to the property will result in practical
difficulties in the use of the property because:
of the significant detrimental impact otherwise imposed on Greyhound Commons due to the lack of
adequate identification of the center and its tenants within a regional commercial node, which
impact has been caused by the widening of and additions to the adjacent roadway network and the
upgrade of U.S. 31 to interstate highway status. These improvements have substantially increased
the elevation of the adjacent roadway from the elevation grade at the base of the proposed sign
making the increased height necessary for adequate visibility.
DECISION
IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards
Variance Docket No. 14040030 V is granted, subject to any conditions stated in the minutes of this Board,
which are incorporated herein by reference and made a part hereof.
Adopted this day of , 20
CHAIRPERSON, Carmel Board of Zoning Appeals
SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
GREYHOUND COMMONS
RETAIL CENTER
Greyhound Commons Retail Center
Kite Greyhound, LL L+C' & Kite Realty Group
Development Standards Variance
Carmel Board of Zoning Appeals Hearing Officer
Docket No. 14050024 V—Height of Ground Signs
STATEMENT OF VARIANCE
Petitioner is seeking a variance from PUD Ordinance Z-344, Section 11.3.0.3 —
Maximum Height of Ground Signs in order to permit a sign at a height of 13 feet (10 feet
allowed).
Recent road construction on 146th Street and US 31 adjacent to the site, coupled with the
vehicle speed of travel on these two thoroughfares, has presented business challenges for existing
tenants and for attracting tenants to locate their businesses on the remaining developable sites in
the center. A multi-tenant center monument sign at a height of 13 feet is proposed for the
southwest corner of the intersection of 146th Street and Lowe's Way in order to adequately
identify the location of the center and its tenants to customers and patrons. The proposed location
of the ground sign is at a slightly lower elevation than the adjacent elevation of 146th Street. The
full 10 feet height for sign area is necessary in order to adequately identify center tenants to
passing vehicular traffic.
M MIEG]DEVAULT.,.
GREYHOUND COMMONS
RETAIL CENTER
Greyhound Commons Retail Center
Kite Greyhound, LLC & Kite Rea ty Group
Development Standards Variance
Carmel Board of Zoning Appeals Hearing Officer
Docket No. 14050024 V—Height of Ground Signs
STATEMENT IN SUPPORT OF VARIANCE
Recent road construction along the north and west boundaries of Greyhound Commons
commercial center, which has included new street construction, new bridge construction and lane
widening, and new exit ramp construction, has created a visibility problem for businesses in
Greyhound Commons and their customers and has made access to the commercial center much
more difficult. The new configuration of the local street network has also created challenges for
the general public and customers to easily navigate from the adjacent streets to the commercial
center. The proposed sign, at 13 feet in height, will provide center location and tenant
identification information at the proposed location that will adequately alert and guide the
general public and customers to Greyhound Commons. The proposed sign height is necessary in
order to help direct and guide customers to Greyhound Commons safely and efficiently.
Q K RIEG!DEVALJLT...
Greyhound Commons Retail Center
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