Loading...
HomeMy WebLinkAboutDept Report 8-28-06 amended CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT August 28, 2006 (amended) 6-9h. Pearson Ford Complex - Nottingham Plaza The applicant seeks the following development standards variance approvals: Docket No. 06070020 V Chapter 25.07.02-11.d.i Center ID sign height Docket No. 06070021 V Chapter 25.07.02-11.g Center ID sign - changeable copy Docket No. 06070022 V Chapter 25.07.02-8(b) 2 signs oriented south - Performance Collision Docket No. 06070023 V Chapter 25.07.02-8(b) 2 signs oriented south - Quick Lane The site is located at 10650 N. Michigan Rd. and is zoned B-3/Business within the US Hwy 421 Corridor Overlay. Filed by Dave Coots of Coots, Henke & Wheeler. General Info: This project layout & design has been approved by the Plan Commission. Analysis: The project has frontage on 106th Street and Michigan Rd. Adequate signage is necessary to direct visiting customers. Both the Performance Collision Center and Quick Lane propose two signs each that will be oriented toward 106th Street. Each of these two businesses will have a wall sign on a building and a ground sign near the 106th Street road right of way. The Carmel Sign Ordinance only allows one sign per road frontage per tenant. The Nottingham Plaza center identification ground sign will host many tenant panels for the parcels which will develop north of the Pearson Ford building. The Sign Ordinance requires a center identification ground sign to be a maximum of 8- ft in height, if that sign is located within 200-ft of the road right of way. The variance request is for 2' 8"of height, so that the sign can be 10'8" in height. The sign ordinance requires this sign to have 2/3 ofthe sign area or less of changeable copy. However, this proposed sign will utilize greater than 2/3 of the total sign area for changeable copy for tenant panels that can be removed. Findings of Fact: Center ID sign height & changeable copy 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 request is for 2'8" of sign height and to allow more of the sign to be used for tenant panels instead of the retail complex name. This will aid in letting each tenant displaying their business name in a panel within the multi-tenant sign. 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 request is for 2' 8" of sign height and to allow more of the sign to be used for tenant panels instead of the retail complex name. This will aid in letting each tenant displaying their business name in a panel within the multi-tenant sign. 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 multi-tenant ground signs will not be able to adequately represent all tenants, and each tenant panel may not be easily read from Michigan Rd. Findings of Fact: 2 signs oriented south for 2 businesses 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the businesses are set back further from the road; a second signs, which is closer to the road will aid in identification of the business location.. 2.) The use and value ofthe area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: the businesses are set back further from the road; a second sign, which is closer to the road will aid in identification of the business location. 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 businesses would only be allowed a single wall sign or a single ground sign, possibly causing a difficulty in patrons identifying the business building location from 106th street or the intersection of 106th St. and Michigan Rd. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 06070020 V through 06070023 V.