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HomeMy WebLinkAboutDept Report 3-27-06 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT March 27, 2006 9-11h. 116th/Keystone Retail Shops Petitioner seeks the following development standards variances for signage: Docket No. 06010018 V Chapter 25.07.02-09.b total # signs on site Docket No. 06010019 V Chapter 25.07.02-09.b # signs oriented south Docket No. 06010020 V Chapter 3.07 definition of sign (logo %) The site is located at the northeast comer of 116th S1. and Keystone Ave. and is zoned B-3/Business within the SR 431 Overlay. Filed by Drew Wamer of Eclipse Realty. General Info: The petitioner has reappeared before the Plan Commission special studies committee multiple times for ADLS amendment approval for a logo signage wall on the south facade. The final design was approved Feb. 7, 2006. Variance approvals from the BZA are needed for the total number of signs on the site, the number of signs oriented south, and to have a logo taking up 100% of a sign, rather than just 35%, per the definition of an identification sign. Analysis: The site is highly visible by passersby from 116th Street and from Keystone Avenue. The "logo wall" on the south fayade of the building was approved by the Special Studies committee when the application was submitted a second time; the first time the proposal was denied. Even the City recommended denial of the proposed logo wall. Reasons for denial were the rainbow of colors of all the logos and the number of logos placed on the wall, and the chance that a future tenant may not have a logo and want to put text in the logo wall. Also, there are 6 separate signs on the small site already. If there were to be another sign on the site, a V-shaped ground sign at the southwest corner of the site would be optimum (with np greater than a 60-degree angle). . Findings of Fact: # signs on site & # signs oriented south 1.) The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: the excessive amount of signage on this small site (located on heavily traveled corridors) may negatively affect the image of the community. 2.) The use and value of the area adjacent to the property included in the variance will be affected in a substantially adverse manner because: the excessive amount of signage on this small site (located on heavily traveled corridors) may negatively affect the image of the adjacent neighbors and the community. 3.) The strict application of the terms of the Zoning Ordinance to the property will not result in practical difficulties in the use of the property because: There is a self-imposed hardship by the developer of the site. Also, a different sign type and location of a V -shaped ground sign at the southwest comer of the site will adequately do the job. Findings of Fact: logo % of a sign 1.) The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: the large size and high number of logos on the south building fayade may create a negative visual effect for the adjacent neighbors and those using the heavily traveled road corridors which go past this site. 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 large size and high number of logos on the south building fayade may create a negative visual effect for the adjacent neighbors and those using the heavily traveled road corridors which go past this site. 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: There is a self-imposed hardship by the developer of the site. Also, a different sign type and location of a V -shaped ground sign at the southwest comer of the site will adequately do the job. Recommendation: The department recommends negative consideration of Docket Nos. 06010018-06010020 V. The Department will only support Docket Nos. 06010018 & 06010019 if a V-shaped ground sign (with no greater than a 60-degree angle) is proposed at the southwest comer ofthe site, in place ofthe logo wall and the existing ground sign (see below). C/o;\(" e,' i>~,:,:,~" b,,:;r::,( \ ! ~! ~ -1 ~ 1 ~I I I d ~ -1--,~-",--~---",----~-'^-"_._~_"""__""""'''''~~_ I I I C';1" ~u iY' ~~ [iJ<! t. . ---'---"""'-'"...,-~""--,.~.......