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HomeMy WebLinkAboutPacket 16120007-9 V C ARMEL B OARD OF Z ONING A PPEALS Carmel, Indiana May 22, 2017 Docket Numbers: 16120007 V, 16120008 V & 16120009 V Frank Theatres – CineBowl & Grille Hamilton Crossing Centre – Partial Redevelopment INFORMATION BOOKLET Development Standards Variances Number of Signs Projecting Sign with Greater Than 15’ Front Yard Logo Sign Greater Than 25% of Sign Area Paul G. Reis, Esq. Frank Theatres – CineBowl & Grille Hamilton Crossing Centre – Partial Redevelopment Carmel Board of Zoning Appeals Docket Nos. 16120007 V, 16120008 V & 16120009 V INFORMATION BOOKLET TABLE OF CONTENTS 1. Findings of Fact Ballot Sheet – Number of Signs Proposed Findings of Fact Findings of Fact Ballot Sheet – Projecting Sign with Greater Than 15’ Front Yard Proposed Findings of Fact Findings of Fact Ballot Sheet – Logo Sign Greater Than 25% of Sign Area Proposed Findings of Fact 2. Statement of Variances 3. Statements in Support of Variances 4. Aerial Photograph Site Location Map 5. Sign Plan – Color Elevations 6. Sign Plan – Individual Sign Details CARMEL BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 16120007 V Petitioner: Kite Realty Group & KRG Hamilton Crossing, LLC Variance: Number of Signs, 4 permitted, 12 requested FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. _________________________________________________________________________________________ _________________________________________________________________________________________ 2. _________________________________________________________________________________________ _________________________________________________________________________________________ 3. _________________________________________________________________________________________ _________________________________________________________________________________________ DATED THIS DAY OF , 20____. __________________________________________________ Board Member Page 4 of 9 CARMEL BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 16120007 V Petitioner: Kite Realty Group and KRG Hamilton Crossing, LLC Variance: Number of Signs, 4 permitted, 12 requested 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: the proposed sign package is tastefully designed, proportional to the large expanses of the building’s exterior walls, dimensionally compatible to the sign package for the rest of Hamilton Crossing Centre and consistent with a customer’s general signage expectations for this kind of entertainment/commercial venue. 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: all but a very small portion of the proposed sign package is oriented to the interior of Hamilton Crossing Centre, and the signage proposed for the east façade of the building facing North Pennsylvania Street is minimal and less than previous tenant signage on the existing building. 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: the single tenant entity that incorporates the operations of three distinct entertainment/commercial venues into one 50,000+ square foot building is a unique development that requires the additional signs in order to adequately attract and inform potential patrons of its offerings and enhance its opportunity for successful, long-term operations, which is a practical difficulty given the significant financial commitment toward redeveloping the site and filling significant space caused by the improvement of US 31. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. 16120007 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). Page 5 of 9 CARMEL BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 16120008 V Petitioner: Kite Realty Group & KRG Hamilton Crossing, LLC Variance: Projecting sign with greater than 15 foot front yard; 30+ feet requested FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. _________________________________________________________________________________________ _________________________________________________________________________________________ 2. _________________________________________________________________________________________ _________________________________________________________________________________________ 3. _________________________________________________________________________________________ _________________________________________________________________________________________ DATED THIS DAY OF , 20___. __________________________________________________ Board Member Page 6 of 9 CARMEL BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 16120008 V Petitioner: Kite Realty Group & KRG Hamilton Crossing, LLC Variance: Projecting sign with greater than 15 foot front yard; 30+ feet requested 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: the regulation for projecting signs was presumably enacted in order to create a unique pedestrian environment/experience on a sidewalk in front of a building that is constructed closely to a street. In this case, the building front abuts a wide sidewalk and is oriented to a circulation drive within Hamilton Crossing Centre, which allows for the drop-off and pick-up of patrons, and the petitioner seeks to be able to create this pedestrian experience in this retail 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 full impact of the proposed projecting sign is absorbed within the perimeter of Hamilton Crossing Centre, and such a sign is necessary for the success of the cinema venue, which directly enhances the value of the adjacent properties. 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: the cinema portion of the business would be deprived of signage that is necessary for the success of the cinema business, and the petitioner would not be able to fully create the pedestrian experience intended by the regulation simply because of the orientation of the building front toward an interior circulation drive providing drop-off and pick-up of patrons rather than a front yard/property line. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. 16120008 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). Page 7 of 9 CARMEL BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 16120009 V Petitioner: Kite Realty Group & KRG Hamilton Crossing, LLC Variance: Logo sign exceeding 25% of sign area; 100% requested FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. _________________________________________________________________________________________ _________________________________________________________________________________________ 2. _________________________________________________________________________________________ _________________________________________________________________________________________ 3. _________________________________________________________________________________________ _________________________________________________________________________________________ DATED THIS DAY OF , 20___. __________________________________________________ Board Member Page 8 of 9 CARMEL BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 16120009 V Petitioner: Kite Realty Group & KRG Hamilton Crossing, LLC Variance: Logo sign exceeding 25% of sign area; 100% requested 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: the logo is an integral component of the overall sign package for this tenant, and for the restaurant in particular. It is proportional to its location on the building, and is oriented away and shielded from residential areas. 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 logo is oriented to the interior of Hamilton Crossing Centre and away from any residential uses and is actually located above entrance doors that are inset several feet from the true outer façade of the building at this location and sheltered by overhead architecture and, therefore, will have nothing but a positive impact on the use and value of the adjacent properties. 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: the logo is a tandem component of the restaurant sign that is to be installed above the entrance door “outer vestibule” structure where there is insufficient area to install both an identification sign and the logo sign consistent with the architectural design that has been refined during numerous meetings with city staff. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. 16120009 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). Page 9 of 9 Frank Theatres – CineBowl & Grille Hamilton Crossing Centre – Partial Redevelopment Carmel Board of Zoning Appeals Docket Nos. 16120007 V, 16120008 V & 16120009 V STATEMENT OF VARIANCES KRG Hamilton Crossing, LLC is seeking development standards variances from sign requirements: €(Section 25.07.02-04 b) 1., number of signs, 4 permitted, 12 requested; €Section 25.07.02-04 e) 5.a., projecting sign with Front Yard depth greater than 15 feet, approximately 30 feet requested; €Section 25.07.02-04 g) 3., logo sign exceeding 25 percent of the sign area, 100% requested to permit a tenant-specific sign package in support of a partial redevelopment of Hamilton Crossing Centre to accommodate Frank Theatres Cinabowl & Grill (combination multiplex cinema (10 screens), bowling center (16 lanes) and a bar/grill with indoor and outdoor seating). Number of Signs The proposed sign package for this multi-tenant business includes conventional wall signs, movie posters/display, a projecting (blade) sign and awning signage related to the theater, the bowling lanes and the restaurant. The requested number of signs is akin to the number that may accompany multiple individual tenants in the same building space. Projecting Sign With Greater Than 15’ Front Yard The zoning regulations appear to anticipate that projecting signs would be proposed for urban development patterns where the buildings meet or nearly meet the street rights-of-way in order to provide a vibrant pedestrian experience. This project proposes to create the same pedestrian experience by placing the proposed projecting sign on the interior of Hamilton Crossing Centre, away from public rights-of-way but in a location with pedestrian traffic. Logo Sign Greater Than 25% of Sign Area The proposed logo sign is an integral and tandem component of the overall signage for the restaurant, the placement of which is separated from the text portion of the sign by architecture. Frank Theatres – CineBowl & Grille Hamilton Crossing Centre – Partial Redevelopment Carmel Board of Zoning Appeals Docket Nos. 16120007 V, 16120008 V & 16120009 V STATEMENT IN SUPPORT OF VARIANCES Frank Theatres Cinabowl & Grill represents a unique entertainment/commercial combination-tenant that will be located in a single building with a common main entrance in Hamilton Crossing Centre. The sign regulations do not anticipate this type of commercial development scenario. These variances are necessary in order to provide adequate tenant identification for the three distinct areas inside the building. The sign package is tastefully designed and proportional to the vast building exterior and incorporates specific signage oriented to both vehicle and pedestrian traffic. KD_8575140_1.docx Site Aerial Photograph/Location Map Carmel Drive Redevelopment Location Old Meridian Street US 31/Meridian Street Pennsylvania Street July 21, 20161:2,400 00.020.040.08mi Parcels 00.03250.0650.13km ± Basemap information here