HomeMy WebLinkAboutPacket 17050004-6 V Shoppes at Weston Pointe
*$& $¤µ¤«®¯¬¤³
3§®¯¯¤² ³ 7¤²³® 0®¨³¤
PRESENTED BY
STEVEN D. HARDIN, ESQ.
Request for Variances of Development Standards
Board of Zoning Appeals | June 26, 2017
TABLE OF CONTENTS
JDF Development
Petitioner:
TABLE OF CONTENTS
Joe Farr
Tim Jordan
Tab 1
JDF Development LLC
14542 Integrity Court
Findings of Fact (Ballot & Question Sheets)
Carmel, IN 46033
Tab 2
Statement of Variance & Support
Attorney:
Steven D. Hardin, Esq.
Rex A. Ramage, Land Use Planner
Tab 3
Aerial Location Map
Faegre Baker Daniels, LLP
600 East 96th Street, Suite 600
Tab 4
Indianapolis, Indiana 46240
Buffer Exhibit
telephone. 317.569.9600
fax. 317.569.4800
Tab 5
Development Plan
Architect:
Michael A. Long
Tab 6
Curran Architecture
Explanation of Variance Requests
5719 Lawton Loop East Drive
Suite 212
Tab 7
Indianapolis, IN 46216
Architecture
Engineer:
Tab 8
Adam DeHart
DP/ADLS Letter of Grant
Keeler-Webb Associates
486 Gradle Drive
Carmel, IN 46032
CARMEL ADVISORY BOARD OF ZONING APPEALS
BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE
Carmel, Indiana
17050004 V Shoppes at Weston Pointe (Max Building Height)
Docket No.: ______________________________________________
JDF Development LLC by Faegre Baker Daniels LLP
Petitioner: ______________________________________________
1.
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
2.
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
3. _________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
DATED THIS ________________ DAY OF ______________________________________, 20 ___________.
______________________________________________
Board Member
Page 10 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
CARMEL ADVISORY BOARD OF ZONING APPEALS
FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
17050004 V Shoppes at Weston Pointe (Max Building Height)
Docket No.: _______________________________________________
JDF Development LLC by Faegre Baker Daniels LLP
Petitioner: _______________________________________________
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of
the community because:
The requested variance allows JDF to screen the building's rooftop mechanical units.
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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 requested variance allows JDF to screen the building's rooftop mechanical units.
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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:
_____________________________________________________________________________________ Without the requested variance, JDF would not be able to screen the building's rooftop
mechanical units.
_____________________________________________________________________________________
_____________________________________________________________________________________
DECISION
It is therefore the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket
No. ___________________________ 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 back;
Petitioner or representative to sign.
Page 11 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
CARMEL ADVISORY BOARD OF ZONING APPEALS
BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE
Carmel, Indiana
17050005 V Shoppes at Weston Pointe (Loading Berths)
Docket No.: ______________________________________________
JDF Development LLC by Faegre Baker Daniels LLP
Petitioner: ______________________________________________
1.
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
2.
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
3. _________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
DATED THIS ________________ DAY OF ______________________________________, 20 ___________.
______________________________________________
Board Member
Page 10 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
CARMEL ADVISORY BOARD OF ZONING APPEALS
FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
17050005 V Shoppes at Weston Pointe (Loading Berths)
Docket No.: _______________________________________________
JDF Development LLC by Faegre Baker Daniels LLP
Petitioner: _______________________________________________
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of
the community because:
This small retail building has no loading docks, and therefore has no need for any loading berths.
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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:
This small retail building has no loading docks, and therefore has no need for any loading berths.
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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:
This small retail building has no loading docks, and therefore has no need for any loading berths.
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
DECISION
It is therefore the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket
No. ___________________________ 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 back;
Petitioner or representative to sign.
Page 11 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
CARMEL ADVISORY BOARD OF ZONING APPEALS
BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE
Carmel, Indiana
17050006 V Shoppes at Weston Pointe (Signage)
Docket No.: ______________________________________________
JDF Development LLC by Faegre Baker Daniels LLP
Petitioner: ______________________________________________
1.
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
2.
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
3. _________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
DATED THIS ________________ DAY OF ______________________________________, 20 ___________.
______________________________________________
Board Member
Page 10 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
CARMEL ADVISORY BOARD OF ZONING APPEALS
FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
17050006 V Shoppes at Weston Pointe (Signage)
Docket No.: _______________________________________________
JDF Development LLC by Faegre Baker Daniels LLP
Petitioner: _______________________________________________
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of
the community because:
The variance requested does not add any additional signage; rather, it seeks
_____________________________________________________________________________________
to relocate one permitted wall sign from the restaurant building's north façade
_____________________________________________________________________________________
to its south façade.
_____________________________________________________________________________________
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 variance requested does not add any additional signage; rather, it seeks
_____________________________________________________________________________________
to relocate one permitted wall sign from the restaurant building's north façade
_____________________________________________________________________________________
to its south façade.
_____________________________________________________________________________________
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 permitted wall sign from the restaurant building's north façade could not
_____________________________________________________________________________________
otherwise be transferred to its south façade.
_____________________________________________________________________________________
_____________________________________________________________________________________
DECISION
It is therefore the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket
No. ___________________________ 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 back;
Petitioner or representative to sign.
Page 11 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
STATEMENT OF VARIANCE & SUPPORT
JDF Development
W5C 5ĻǝĻƌƚƦƒĻƓƷ \[\[/ ΛͻW5CͼΜ źƭ ƦƌĻğƭĻķ Ʒƚ ƦƩĻƭĻƓƷ ƦƌğƓƭ ŅƚƩ ƷŷĻ {ŷƚƦƦĻƭ ğƷ ĻƭƷƚƓ tƚźƓƷĻͲ źƷƭ ƓĻǞĻƭƷ
Carmel development, which includes a single-story mul -tenant retail building totaling approximately
22
13,800 and a 5,200 +/- restaurant building. The 4 +/- acre project site is located at the southeast
ĭƚƩƓĻƩ ƚŅ
{ ЍЋЊ ğƓķ ĻƭƷƚƓ tƚźƓƷĻ 5ƩźǝĻ ΛƷŷĻ ͻwĻğƌ 9ƭƷğƷĻͼΜ͵ tƌĻğƭĻ ƭĻĻ ƷŷĻ !ĻƩźğƌ \[ƚĭğ on Map at Tab 3.
The project site lies within the US 421 Corridor Overlay Zone.
W5Cƭ 5tΉ!5\[{ Ǟğƭ ğƦƦƩƚǝĻķ ƚƓ ağǤ ЋͲ ЋЉЊА͵ tƌĻğƭĻ ƭĻĻ ƷŷĻ \[Ļ er of Grant at Tab 6. Now, JDF is before
the BZA respec ully reques ng approval of three (3) variances of development standards to allow for the
development of the Real Estate.
Speci ŋ cally, JDF requests the following variances from the Carmel Zoning Ordinance:
(1) Variance from Ch. 23C.09.C to allow the east facade of the retail building to exceed the
maximum height adjacent to residen al by approximately ŋ ve (5) feet (to be able to screen
the roo op mechanical units).
(2) Variance from Ch. 13.05.01 to allow zero (0) parking/loading berths (which are not needed
for this small retail building that has no loading docks).
(3) Variance from Ch. 25.07.02-03.B to allow one (1) permi ed wall sign to be transferred from
the north facade (facing Weston Pointe Drive street frontage) to the south facade (facing
the deten on pond, no public street frontage). No addi onal signage is being requested.
The approved Development Plan and exhibits explaining the requested variances may be found at Tabs 5
and 6, respec vely, followed by the approved Architecture and the DP/ADLS Le er of Grant at Tabs 6 & 7.
If approved, JDF plans to begin construc on later this year.
Thank you for your considera on.
AERIAL LOCATION EXHIBIT
JDF Development
116th Street
U
S
4
2
1
/
M
i
c
h
i
g
a
n
R
o
a
d
106th Street
Real Estate
BUFFER EXHIBIT
JDF Development
e
v
i
r
D
e
t
n
i
o
P
n
o
t
s
e
W
View of Existing Buffer
U
S
4
2
1
/
M
i
c
h
i
g
a
n
R
o
a
d
Vantage Point of Photo Taken of Existing Buffer
Real Estate
DEVELOPMENT PLAN
JDF Development
1
K
.L
OA
NW
EE
T
T
AE
NR
R
EC
TN2 Bike Rack - Standard
.
L5 Bike Rack - Long Term
AO
C
C/
'
5 3'
0
'xIL0.
03
A
2T
E
D
EADA RAMP SEE
E
S
DETAIL SHEET C5.3
ADA RAMP SEE
DETAIL SHEET C5.3
1
K
.L
OA
N
W
E
TE
T
AE
NR
R
C
E2
TN.
L5
O
AC
C/
'
53
'xIL
6A
5T
E
D
E
E
S
3
0
ZONED B2 &
.
20
0'
US 421 OVERLAY
.
0
'
TYPE G ADA RAMP SEE
DETAIL SHEET C5.3
ZONED B2 &
US 421 OVERLAY
'
0
.
S89°49'00"E 404.33' (M & R)
0
2
R
'
T
7L
.A
H'
P
4S
0
A
.
42
0
5
2
.
WESTON-MICHIGAN REALTY, LLC R
0
S''
TYPE H ADA RAMP
5
E
.
E
C3
V
I
ARR
INSTR. NO. 2016-55540 P D
T
SL
A
H
GP
S
NA
I
K
4.027 Ac. +/-R
A
P
65.0'
6
'
0
.
ZONED S1
3
2
'
0
.
0
2
R
K
L6
A10
(
.
T0
W20
.
Y.
ADA SIGN SEE
50'(2) LONG-TERM BIKE
E
P
T
S'
C
E
E/.
)DETAIL SHEET C5.2PARKING HANGING BIKE
R
3
C
CL
I1
2ARACK SEE DETAIL ON SHEET
NTYPE K ADA RAMP
0A0
.0P
OT1
'.
SE0
6L2
CS6SEE DETAIL SHEET C5.3
' '
0
G5EP
1
E.
A
N0
1
ID
1R'
K
ALTERNATE NO. 3
P
1
R'K
'
A
0.0
PI8
A.N
14 PARKING SPACES INSTALL AS
R
P9AA
G
K
RS
REQUIRED FOR TENANT PARKING4I
N P
KS
N
GIPH
N
AA
1 GEXISTING FENCE
S
CL
P
8 T
1SE
A
D
P
1S
°'
C
A.0
8R
0 P
'
E RETAIL BUILDING I
C.0V
A8
S1
4
EE
R
S
K
''13,872 sq.ft.
0
.
5 I5
2
N6
4
0
5 GF.F.E. = 904.57
PT.
L'
.00
" A
A8 S
SH1
20.0'P'
W S
G
PA
RIN 1
'
K
AR.0
K'8
A
P1
6
I0C
6
N.
E0HEAVY DUTY ASPHALT
9'°
G
2.0
S5.
2
0 5
SEE DETAIL SHEET C5.2
(4) BIKE RACK SEE
8'
S
0
P'
.0
3 8
DETAIL SHEET C5.2
A1
'
1 1
'
.C
.3
20
5
1
6
E.
0
4 S
'"
'E
'.0
68
(ALTERNATE NO. 2b
P
M A
3
6 PARKING SPACES INSTALL
R5' CONCRETE APRON
K 8
1
AS REQUIRED FOR TENANTSEE DETAIL SHEET C5.2
I0
&N'
0 6
.
.5
2
G0
PARKING REQUIREMENTS
.
'
7
'
R S
.0
0
'
2P
.0 7
8ADA SIGN SEE
)
A
9
'
C
.
DETAIL SHEET C5.26
0
(
E0
'
S.
M
0
TYPE K ADA RAMP
'
1
SEE DETAIL SHEET C5.3
1
'
0&
.
5
5
P
ADA SIGN SEE
A
'
R R
ADA SIGN SEE
0DETAIL SHEET C5.2
.
K
5)
I
N2DETAIL SHEET C5.26
0
R
G
.
5' CONCRETE WALK/CURB
0
TYPE K ADA RAMP
S'
PSEE DETAIL SHEET C5.2
SEE DETAIL SHEET C5.3
A
''
0
0.
C.0R
08
ADA SIGN SEE2
25
.
0
E'
S
DETAIL SHEET C5.2
'
0
S.
E0
2
C
A2
PR0
S
4
.
0
'
R0
.'
9
2
S
E
5
C
.A
0'P
'S
'.0
9
0G
.N
I
K
R
5
TA
P
L2
A8
H
PR
SG
A
IN
K
RTYPE G RAMP (TYP.)
A
P
SEE DETAIL SHEET
E
IV
R
D
T
C5.3L
A
H
P
S
A
(2) LONG-TERM BIKE
5' CONCRETE WALK
PARKING HANGING BIKE
(4) BIKE RACK SEE
2
SEE DETAIL 3/C5.2
0
RACK SEE DETAIL ON SHEET
DETAIL SHEET C5.2
'
.0.
0
20
1
S
E
L2'
ZONED B3 &C
A
P
S
G
N
I
US 421 OVERLAYK
R
RESTAURANT
A
P
1
1
5,151 sq.ft.
GROUND MOUNTED CENTER SIGN. THE'
.0
9TRASH ENCLOSURE SEE ARCHITECTURAL
SIGN WILL BE 16' LONG x 2' WIDE x 6'F.F.E. = 904.33
DRAWINGS FOR DESIGN OF BUILDING
TALL (MATCH BUILDING MATERIALS8
MATERIALS & COLOR TO MATCH
2
.
AND COLOR) INTERNALLY LIT LETTERS
6BUILDING. SEE ALSO DETAIL 12/C5.2
7
'
WITH A SIGN AREA < 75 SQ.FT.
6" CONCRETE CURB
9
SEE DETAIL 4/5.2
.
0
'
'
7
6
.
4
N 6
0'
.
0
2
1
2
°.
t
f
.
3 q
s
0
4
0
2,
1
IO
'T
A
0 P
9
"
W
9
.
1
0
'
9
'
.0
6 0
2
.
5
4
'
T
L
A
H
P
SG
A
IN
K
R
A
P
ZONED B2 &
US 421 OVERLAY
5' CONCRETE WALK
SEE DETAIL 3/5.2
'
0
.
0
2
)
R
7
&
9
P M
.
(
0
A'
0
'
R 5
.
4
K
9
3
I
N
W
G
"
7
4
'
S 8
3
P
°ZONED B2 &
0
A
7
S
CUS 421 OVERLAY
E
S
T
L
A
H
P
SG
A
IN
K
R
A
P
ALTERNATE NO. 2a
7 PARKING SPACES INSTALL
AS REQUIRED FOR TENANT
PARKING REQUIREMENTS
N18°17'15"W
43.00' (M & R)
P.O.B. 4.027 Ac.
'
0
.
0
1
(FRONT)
Request: 24’ 8” Maximum Rear Building Height
Standard: 20’ Maximum Rear Building Height
Explanation: The extended building height screens rooftop
mechanical units and create a uniform building design.
There is also a significant buffer (with a mound, privacy
(REAR)fence, and landscaping) to help buffer the neighboring
residential to this building.
(SIDE)(SIDE)
EXPLANATION OF VARIANCES (LOADING BERTH)
JDF Development
1
. K
L
O
A
N
W
E
TE
T
AE
NR
R
EC
TN2
L.
O5
A
CC
' /
3
5 '
'xL.0
I0
0A3
2T
E
D Retail Building
EADA RAMP SEE
E
S
DETAIL SHEET C5.3
ADA RAMP SEE
DETAIL SHEET C5.3
1
K
.L
OA
N
W
E
TE
T
AE
NR
R
C
E2
TN.
L5
O
AC
C/
'3
5
xL
'I
6
5A
T
E
D
E
E
S
3
0
ZONED B2 &
.
20
0'
US 421 OVERLAY
.
0
'
TYPE G ADA RAMP SEE
DETAIL SHEET C5.3
ZONED B2 &
US 421 OVERLAY
'
0
.
S89°49'00"E 404.33' (M & R)0
2
R
'
T
L
7
A
.
H'
P
4S
0
A
.
42
0
5
2
.
WESTON-MICHIGAN REALTY, LLC 0R
''
STYPE H ADA RAMP
5
E
.
E
C3
IV
ARR
D
INSTR. NO. 2016-55540 P
T
SL
A
H
GP
S
NA
I
K
R
4.027 Ac. +/-
A
P
65.0'
6
'
0
.
ZONED S1
3
2
'
0
.
0
2
R
K
6
L
10
A
(
T0.
20
W.
Y.
ADA SIGN SEE
50'(2) LONG-TERM BIKE
E
P
T
SC'
E.
E/DETAIL SHEET C5.2
)PARKING HANGING BIKE
R3
C
CL
I1
2ARACK SEE DETAIL ON SHEET
NTYPE K ADA RAMP
0A0
.
0PT
O.1
'
SE0
L2
C66SEE DETAIL SHEET C5.3
S
'
'
0
G5EP
E1
.
A
N0
ID1
1'
R
K
ALTERNATE NO. 3P
1
'K
R'
A
0 .0
PI8
A.N
14 PARKING SPACES INSTALL AS
R
9A
PA
G
K
RS
REQUIRED FOR TENANT PARKING4
I
N
KP
N S
H
GIP
N
AA
1 GEXISTING FENCE
S
CL
P
T
8
1SE
A
D
PS
1
°'
C0
A.R
8
P
0
E'I
C.0 RETAIL BUILDING V
A8
S
1
4
EE
R
S
K13,872 sq.ft.
''
0
5.
I5
N2
6
4
0
5 GF.F.E. = 904.57
PT'.
L
.00
" A8 S
AH1
20S'
.0'P
W SG
PA
RIN 1
K'
AR.0
K'8
A1
P
6
I0C
6
N.
HEAVY DUTY ASPHALT
E0°
9'
2 G.0
S5.
20 5
SEE DETAIL SHEET C5.2
(4) BIKE RACK SEE
8'
S
0
P'
0
3.
8
A1DETAIL SHEET C5.2
'
'1 1
.C
.3
20
5 1
6
E.
0
S
4
'
"
'E
'.0
68
(ALTERNATE NO. 2b
P
M A
3
6 PARKING SPACES INSTALL
R5' CONCRETE APRON
K 8
1
IAS REQUIRED FOR TENANTSEE DETAIL SHEET C5.2
&0
N'6
.0
.
5
G02
PARKING REQUIREMENTS
.
'
7
R'
0S
.
0
2P'
0
.ADA SIGN SEE 7
)8
A
9
'
C
.
0DETAIL SHEET C5.26
E0(
'
S.M
0
TYPE K ADA RAMP
'
1
SEE DETAIL SHEET C5.3
1'
0&
.
5
5
P
ADA SIGN SEE
A
'
R R
0ADA SIGN SEE
DETAIL SHEET C5.2
.
K
5
)
I
N2DETAIL SHEET C5.26
0
R
G
.
5' CONCRETE WALK/CURB
0
TYPE K ADA RAMP
'
S
PSEE DETAIL SHEET C5.2
SEE DETAIL SHEET C5.3
A
''
.0
.0
C0R
0ADA SIGN SEE82
25
.
0
E'
S
DETAIL SHEET C5.2
'
0
.
S
E0
2
C
A2
PR0
S
4
.
0
'
0
R.
'
29
S
E
5
C
.
A
0''P
0 S
'.
09G
N
.I
K
R
5
TA
P
L2
A8
H
PR
S
G
AN
I
K
TYPE G RAMP (TYP.)
R
A
P
SEE DETAIL SHEET
E
V
I
R
D
T
C5.3L
A
H
P
S
A
(2) LONG-TERM BIKE
5' CONCRETE WALK
PARKING HANGING BIKE
(4) BIKE RACK SEE
2
SEE DETAIL 3/C5.2
RACK SEE DETAIL ON SHEET0
'DETAIL SHEET C5.2
.0.
0
20
1
S
E
L2C'
ZONED B3 &
A
P
S
G
IN
US 421 OVERLAYK
RESTAURANT R
A
P
1
1
5,151 sq.ft.
GROUND MOUNTED CENTER SIGN. THE'
.0
9TRASH ENCLOSURE SEE ARCHITECTURAL
SIGN WILL BE 16' LONG x 2' WIDE x 6'
F.F.E. = 904.33
DRAWINGS FOR DESIGN OF BUILDING
TALL (MATCH BUILDING MATERIALS8
MATERIALS & COLOR TO MATCH
2
.Restaurant
AND COLOR) INTERNALLY LIT LETTERS
6
BUILDING. SEE ALSO DETAIL 12/C5.2
7
'
WITH A SIGN AREA < 75 SQ.FT.
6" CONCRETE CURB
9
SEE DETAIL 4/5.2
.
0
'
'
7
6
.
4
6
N
'
.0
0
2
1
2
°.
t
f
.
q
3 s
0
4
0
2,
1
IO
T
'
A
0
P
9
"
W
9
.
1
0
'
9
'
0
6 0.
2
.
5
4
'
T
L
A
H
P
SG
A
IN
K
R
A
PZONED B2 &
US 421 OVERLAY
Standard: All business uses, except office buildings shall have one (1) berth for 3,000 - 15,000 square
feet gross floor area, and two (2) berths for 15,001 - 40,000 square feet gross floor area.
Request: No loading berths shall be required for either building.
Explanation: These buildings and tenants do not need loading berths or overhead doors to
accommodate deliveries/pickups, because there are no loading docks.
EXPLANATION OF VARIANCES (SIGNAGE)
JDF Development
Restaurant
1K
.
L
OA
N
W
E
TE
T
AE
NR
RC
E
TN.2
L
O5
A
CC
' /
3'
5 0
'xIL.
030
A
2T
E
D
ADA RAMP SEE
E
E
S
DETAIL SHEET C5.3
ADA RAMP SEE
DETAIL SHEET C5.3
1
. K
L
O
A
N
W
E
TE
T
AE
NR
R
EC
TN2
.
LO5
A
CC
' /
3
5
'xL
I
6A
5T
E
D
E
E
S
3
0
ZONED B2 &
.
20
'
0
US 421 OVERLAY
.
0
'
TYPE G ADA RAMP SEE
DETAIL SHEET C5.3
ZONED B2 &
US 421 OVERLAY
'
0
.
S89°49'00"E 404.33' (M & R)
0
2
R
'
T
L
7
.A
H'
P
4S
0
A.
42
0
5
2
.
WESTON-MICHIGAN REALTY, LLC
0R
S''
TYPE H ADA RAMP
E5
.
CE
V3
I
AR
R
INSTR. NO. 2016-55540 D
P
ST
L
A
H
GP
S
INA
K
4.027 Ac. +/-R
A
P
65.0'
6
'
0
.
ZONED S1
3
2
'
.0
0
2
R
K
6
L
A10
(
.
T0
W20
.
Y.ADA SIGN SEE
(2) LONG-TERM BIKE
E50'
P
ST
C'
E
/.
EDETAIL SHEET C5.2
R)PARKING HANGING BIKE
3
C
CL
I1
2ANRACK SEE DETAIL ON SHEET
0TYPE K ADA RAMP
A0
.
0PT
O.1
'
SE0
6L2
CS6SEE DETAIL SHEET C5.3
' '
E0
G5P
E1
.
A0
N1
ID
1'
R
ALTERNATE NO. 3K
P
1
R'K
'
A 0
0I.
P8
A.N
14 PARKING SPACES INSTALL AS
R
9AA
P
G
K
RS
REQUIRED FOR TENANT PARKING4I
N P
KS
N
H
GIP
N
AA
1 GEXISTING FENCE
S
CL
PT
8
1ASE
D
1PS
°C'
0
A.R
8
P
0'
E RETAIL BUILDING I
C.0V
A8
S1
4
EE
R
S
K13,872 sq.ft.
''
.0
5 I5
2
N
6
4
5 0
GF.F.E. = 904.57
P
T'.
L0
A.0
"A 8 S
SH1
20.0P'
W'S
G
PA
RIN 1
K'
A0
R.
K'A8
1
P
C 6
I0
N6
.
0HEAVY DUTY ASPHALT
9E'°
G
2.0
S5.
2
0 5
SEE DETAIL SHEET C5.2
(4) BIKE RACK SEE
8 S'
0
P'
0
3.
8
A1DETAIL SHEET C5.2
'
1 1
'
.C3
.
20
5 1
E 6
.
0
S
4
'"
'
0 E
'.
68
ALTERNATE NO. 2b
(P
M A
3
6 PARKING SPACES INSTALL5' CONCRETE APRON
R
K 8
1
AS REQUIRED FOR TENANT
ISEE DETAIL SHEET C5.2
&N0
'6
.0
.5
2
G0
PARKING REQUIREMENTS
.
'
7
R'
0S
.
0
2P'
.0 7
ADA SIGN SEE
)8
A
9
'
.C
DETAIL SHEET C5.26
0
E0(
'
S.M
0
TYPE K ADA RAMP
'
1
SEE DETAIL SHEET C5.3
1'
0&
.
5
5
P
ADA SIGN SEE
A
'
R
R
0ADA SIGN SEE
DETAIL SHEET C5.2
.
K
5)
I6
N2DETAIL SHEET C5.2
R0
G
.
5' CONCRETE WALK/CURB
TYPE K ADA RAMP0
S'
PSEE DETAIL SHEET C5.2
SEE DETAIL SHEET C5.3
A
''
0.0
.0
C8R
0ADA SIGN SEE2
25
.
0
E'
S
DETAIL SHEET C5.2
'
0
S.
E0 Standard: One (1) sign per Street Frontage; a building owner with two (2) or more Street
C2
2
A
P0
SR
4
.
0
'
R0
.'
9
2
S
E
5
C
.A
0P
''S
0
'.
09G
N
.I
K
R
5
TA
L P
28
A
H Frontages may elect to transfer a permitted sign from one Street Frontage to another.
PR
SG
AN
I
K
RTYPE G RAMP (TYP.)
A
P
SEE DETAIL SHEET
E
V
I
R
D
T
C5.3L
A
H
P
S
A
(2) LONG-TERM BIKE
5' CONCRETE WALK
PARKING HANGING BIKE
(4) BIKE RACK SEE
2
SEE DETAIL 3/C5.20
RACK SEE DETAIL ON SHEET
DETAIL SHEET C5.2
'
.0.
0
120
S
E
L2'
C
ZONED B3 &
A
P
S
G
N
I
US 421 OVERLAYK
R
RESTAURANT
A
P
1
1
Request: To allow one (1) wall sign to be transferred from the north façade of the
5,151 sq.ft.
GROUND MOUNTED CENTER SIGN. THE'
.0TRASH ENCLOSURE SEE ARCHITECTURAL
9
SIGN WILL BE 16' LONG x 2' WIDE x 6'F.F.E. = 904.33
DRAWINGS FOR DESIGN OF BUILDING
TALL (MATCH BUILDING MATERIALS8
MATERIALS & COLOR TO MATCH
2
.
AND COLOR) INTERNALLY LIT LETTERS
6BUILDING. SEE ALSO DETAIL 12/C5.2
7
restaurant to the south façade of the restaurant (non-frontage).
WITH A SIGN AREA < 75 SQ.FT.'
6" CONCRETE CURB
9
SEE DETAIL 4/5.2
.
0
'
'
7
6
.
4
N 6
'
0
.
20
1
2
°.
t
.f
3 q
s
0
4
0
2,
1
O
I
T
'
A
0
P
9
"
Explanation: No changes are proposed in the number or size of the sign, but the tenant
W
9
1.
0
'
9
'
.0
6 0
2 wishes to simply relocate a permitted wall sign from the north to the south façade for
.
5
4
'
T
L
A
H better visibility for the restaurant.
P
SG
A
IN
K
R
A
PZONED B2 &
US 421 OVERLAY