HomeMy WebLinkAboutDepartment Report 06-28-217 of 10
CARMEL BOARD OF ZONING APPEALS | REGULAR MEETING
DEPARTMENT REPORT
MONDAY, JUNE 28, 2021
(V) The Domain at Bennett Farms Sign Variance.
The applicant seeks the following development standards variance approval:
1. Docket No. PZ-2021-00069 V UDO Section 5.39.D.3 Prohibited Sign, Off Premise
Ground Sign requested in the median of Bennett Pkwy. The site is located just north of 11150 N.
Michigan Rd. It is zoned B3/Business and Michigan Rd. / US 421 Corridor Overlay. Filed by Rachael
Mcadams of Klosterman Signs on behalf of Dustin Werden with the Connor Group.
General Info & Analysis:
The Domain at Bennett Farms is an apartment community located in Zionsville (Boone County). The Petitioner
seeks approval for an off-premise ground sign that will be located in the grassy street median of Bennett
Parkway, approximately 75-ft west of the center of the Michigan Rd. intersection. There is no traffic light at
that intersection. The proposed ground sign will be 24 sq. ft in size, 6 feet tall, 11.5 feet wide, and 2 feet
wide/thick. It will be illuminated with a ground light. Please see the Petitioner’s info packet for more detail
on the variance request.
The Domain at Bennett Farms is already advertised on a joint ground sign located near the southwest corner of
Michigan Rd. and Bennett Pkwy. along with the Reserve at Williams Glen (with apartments located further to
the west). This off-premise sign was granted variance approval in 1999 (with docket no. V 47-99), and a sign
easement was created on the property so that it may remain in perpetuity. The Petitioner now requests to
remove their name from that sign and have their own standalone sign separate from the joint sign that exists.
The Domain at Bennett Farms community also has an existing entry ground sign located right at the apartment
entrance on Talbott Drive, the street that intersects a little more west on Bennett Parkway.
It is important to note that The Avenue at Bennett Farm multi-tenant retail development that was recently
approved will also have a ground sign located in the middle of their parcel along Michigan Rd. This new
commercial development will be constructed at the southwest corner of Bennett Pkwy. and Michigan Rd. - the
same lot that currently has the joint ground sign for the two apartment complexes. (Please see attached aerial
photo map.)
The proposed off-premise apartment ground sign is not needed by the Michigan Rd. intersection. A joint ground
sign already exists. And, there is already an entry sign located at the entrance of the apartment complex, located
a little further west on Bennett Pkwy. Residents that live there do not need an additional ground sign out by
Michigan Rd. Also, most people use navigation apps and do not rely on signs for where to turn off from a major
road. The 3-story tall apartment buildings can be seen from Michigan Rd.; the closest building is around 305-ft
from the Michigan Rd. right of way. The retail buildings built in front of the apartments, on the outlot, are only
1 story tall.
Planning Staff has asked the Petitioner to work with the Reserve at Williams Run apartments owner to relocate
the existing joint ground sign or construct a new sign with both apartment complexes in the street median.
However, the Petitioner stated they need their own sign. Planning Staff thinks that them relocating or building a
new sign will allow for greater visibility while also freeing up space for the Avenue at Bennett Farm retail
development to have additional landscaping and green space. This course of action would garner Planning Staff
support.
Planning Staff is still working with the Petitioner regarding a masonry base. Also, the Petitioner has already
applied for a Consent to Encroach approval from the Board of Public Works & Safety, and the application is
pending.
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The Petitioner addressed all but the following planning/zoning review comments (listed below); however, the
Planning Dept. still does not support this variance request. As proposed, the off premise private sign in a
public street median is not supportable by the City.
a) Is the concrete board made entirely of concrete, or are fillers used? A Masonry Material is required for a
Ground sign base (i.e. brick, stone, concrete, or simulated/man-made stone, or CMUs)
b) Who will maintain the proposed ground sign, light, and grassy area and landscaping around the sign base,
within the street median (which is City-owned property)?
c) Landscaping is required around the sign base, with flowers, perennial plants, much, etc. What is the
specific landscape plan for the sign base? (We need to know what plant species and sizes will be planted,
if there will be mulch, edging, etc.)
d) Will just the Domain at Bennett Parkway sign face be removed from the existing joint sign at the outlot
site, leaving just the The Reserve at William’s Glen sign face? Or, are you committing to removing the
entire existing ground sign from the southwest corner of Michigan Rd & Bennett Pkwy. from that outlot?
e) Are you going to add the name of The Reserve at William’s Glen to the new ground sign proposed for the
street median? (This is what the City would like you to do, in order for Planning Staff to be supportive of
your variance request. However, another viable option is that you just modify the existing joint ground
sign that is located at the southwest corner of Michigan Rd & Bennett Pkwy, on that outlot, for you to
modify your sign face.)
Petitioner’s Findings of Fact:
The BZA attorney will write up the Negative findings of fact.
Recommendation:
The Dept. of Community Services (DOCS) recommends negative consideration of Docket No. PZ-2021-
00069 V.
Proposed Location of new
Domain at Bennett Ground Sign
Existing Location of joint Reserve at Williams Glen
& Domain at Bennett Ground Sign
Proposed location of the Avenue
at Bennett Farm Ground Sign County LineThe Domain at Bennett Farms