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U Paul G. Reis, Esq.
BOSE
D McIGNNEY
& EVANS LLP
D ATTORNEYS AT LAW
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Carmel Board of Zoning Appeals
January 22, 2007
INFORMATION BOOKLET
West Carmel Shoppes
Ground Identification Sign
Approval of Development Standard Variances
Docket Nos.
06120007V
06120008V
06120009V
Southeast Corner of 106th Street &
U.S. Highway 421- Michigan Road
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Carmel Board of Zoning Appeals
January 22, 2007
INFORMATION BOOKLET
West Carmel Shoppes
Ground Identification Sign
Approval of Development Standard Variances
TABLE OF CONTENTS
1. Findings of Fact - (Ballot Sheets)
2. Findings of Fact for Each Requested Variance
3. Description of Requests and Statement of Support
4. Aerial Map of Site and Surrounding Area
5. Zoning Map
6. Site Plans
7. Ground Sign Elevations
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U Docket No.: 06120007V - Sign Height
Petitioner: Lawndale Plaza, LLC
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CARMEL BOARD OF ZONING APPEALS
Carmel, Indiana
FINDINGS OF FACT - DEVELOPMENT ST ANDARDS VARIANCE (Ballot Sheet)
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DA Y OF
2007
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Board Member
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U Docket No.: 06120008V - Off Premises Sign
U Petitioner: Lawndale Plaza, LLC
FINDINGS OF FACT - DEVELOPMENT ST ANDARDS VARIANCE (Ballot Sheet)
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CARMEL BOARD OF ZONING APPEALS
Carmel, Indiana
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2007
Board Member
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U Docket No.: 06120009V - Number of Signs
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CARMEL BOARD OF ZONING APPEALS
Carmel, Indiana
Petitioner: Lawndale Plaza, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
[J DATED THIS
DA Y OF
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2007
Board Member
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U CARMEL BOARD OF ZONING APPEALS
CARMEL, INDIANA
U 'Docket No.: 06120008V - Off Premises Sign
U Petitioner: Lawndale Plaza, LLC
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FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
The approval of this variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
the location of the ground sign along U.S. Highway 421-Michigan Road will serve to better identify
the retail businesses offering products and services to the public, and accordingly will not be
injurious to or otherwise cause a detrimental effect on the public health, safety, morals and general
welfare of the community.
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:
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the location of the ground sign is consistent with and complimentary to the other ground signs
located in the U.S. Highway 421 - Michigan Road Corridor Overlay Zone.
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:
a ground sign cannot be located on the West Carmel Shoppes site to adequately identify the tenants
within the retail center to the public traveling along U.S. Highway 421 - Michigan Road. The lack of
adequate ground signage has negatively impacted the success of the stores within the shopping center.
DECISION
IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance
Docket No. 06120008V 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
2007.
CHAIRPERSON, Carmel Board of Zoning Appeals
SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or its representative to sign).
835673
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U CARMEL BOARD OF ZONING APPEALS
CARMEL, INDIANA
U 'Docket No.: 06120008V - Off Premises Sign
o Petitioner: Lawndale Plaza, LLC
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FINDINGS OF FACT - DEVELOPMENT ST ANDARDS VARIANCE
The approval of this variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
the location o/the ground sign along U.S. Highway 421 - Michigan Road will serve to better identify
the retail businesses offering products and services to the public, and accordingly will not be
injurious to or otherwise cause a detrimental effect on the public health, safety, morals and general
welfare of the community.
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 location o/the ground sign is consistent with and complimentary to the other ground signs
located in the u.s. Highway 421 - Michigan Road Corridor Overlay Zone.
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:
a ground sign cannot be located on the West Carmel Shoppes site to adequately identify the tenants
within the retail center to the public traveling along U.S. Highway 421 - Michigan Road. The lack of
adequate ground signage has negatively impacted the success o/the stores within the shopping center.
DECISION
IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance
Docket No. 06120008V 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
2007.
CHAIRPERSON, Carmel Board of Zoning Appeals
SECRETARY, Carmel Board of Zoning Appeals
835673
Conditions of the Board are listed on the back. (Petitioner or its representative to sign).
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CARMEL BOARD OF ZONING APPEALS
CARMEL, INDIANA
U 'Docket No.: 06120008V - Off Premises Sign
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Petitioner: Lawndale Plaza, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
The approval of this variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
the location of the ground sign along U.S. Highway 421 - Michigan Road will serve to better identify
the retail businesses offering products and services to the public, and accordingly will not be
injurious to or otherwise cause a detrimental effect on the public health, safety, morals and general
welfare of the community.
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:
3.
the location of the ground sign is consistent with and complimentary to the other ground signs
located in the U.S. Highway 421 - Michigan Road Corridor Overlay Zone.
The strict application ofthe terms of the Zoning Ordinance to the property will result in practical
difficulties in the use of the property because:
a ground sign cannot be located on the West Carmel Shoppes site to adequately identify the tenants
within the retail center to the public traveling along U.S. Highway 421 - Michigan Road. The lack of
adequate ground signage has negatively impacted the success of the stores within the shopping center.
DECISION
IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance
Docket No. 06120008V 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
2007.
CHAIRPERSON, Carmel Board of Zoning Appeals
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SECRETARY, Carmel Board of Zoning Appeals
Conditions ofthe Board are listed on the back. (Petitioner or its representative to sign).
835673
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Carmel Board of Zoning Appeals
January 22, 2007
INFORMATION BOOKLET
West Carmel Shoppes
Ground Identification Sign
Approval of Development Standard Variances
Description of Requests and Statement of Support
The West Carmel Shoppes are located at the southeast comer of the intersection of 106th
Street and U.S. Highway 421- Michigan Road to the east of and behind the outlots ofWalgreens,
Wendy's and Ritter's Ice Cream. Unfortunately, when this retail center was developed, the
developer did not provide for ground signage to help identify the shops behind these outlots.
Consequently, the shops do not have adequate identification to reach the potential patrons
traveling on U.S. Highway 421 - Michigan Road.
The outlots and the West Carmel Shoppes operate as an integrated retail center.
Therefore, when considering the ground sign each of the outlots was contacted concerning the
proposed sign. Ritters approved of the sign but did not request to be on the sign. Wendy's
approved the sign but already has a ground sign. Walgreens approved the sign, requested a panel
on the sign and the owner of the Walgreens' outlot has agreed to permit the proposed sign to be
placed on the Walgreens' outlot.
In order to erect this proposed ground sign, three (3) variances are required from the
Carmel Zoning Ordinance: ( a) the height of the sign; (b) location of a sign for a business not on
the site of the sign - off-premises; and (c) approval of an additional sign - the Walgreens store
already has the permitted number of signs.
Height of the Sign - The proposed sign is 10 feet in overall height. The Ordinance permits an 8
foot ground sign. The additional height is necessary to allow for each sign panel to be easily read
by the traffic traveling both north and south on U.S. Highway 421 - Michigan Road. The
additional height allows for architectural detailing on both the top and the base. This more
attractive sign is consistent with and complimentary to the ground sign of the West Carmel
Marketplace to the south and with the other ground signage within the corridor. The additional
height is also consistent in scale with the newly upgraded divided highway as well as the ground
signage for the other integrated retail center.
Off Premises Sign - An appropriate ground sign cannot be located on the West Carmel Shoppes
site that would effectively identify the stores in the retail center to the public traveling on U.S.
Highway 421 - Michigan Road. The proposed sign recognizes the retail businesses and the
Walgreens drug store as an integrated retail center and provides identification to the businesses
that cannot be seen from U.S. Highway 421 - Michigan Road. The lack of adequate
identification of the retail and service businesses is having a negative impact on the success of
the stores within the West Carmel Shoppes.
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Cannel Board of Zoning Appeals
January 22, 2007
West Cannel Shoppes - Ground Identification Sign
Description of Requests and Statement of Support
Page 2
Number of Signs - The primary purpose of the proposed ground sign is to provide critical
identification of the retail and service businesses within the West Carmel Shoppes. However, the
addition of the proposed sign will exceed the permitted number of signs allowed for the
Walgreens site and building. As stated above, the location of this ground sign on the Walgreens
sign is absolutely necessary because location on the West Carmel Shoppes site will be ineffective
in providing identification of the West Carmel Shoppes to the potential patrons traveling on U.S.
Highway 421 - Michigan Road. The additional ground sign is architecturally complimentary to
the streetscape, consistent with the other ground signage in the corridor and does not "clutter" the
site with signage. The proposed ground sign also recognizes the integrated nature of the West
Carmel Shoppes with the Walgreens store.
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West Carmel Shoppes Aerial Photo
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106th Street
, LAN FOR WEST CARMEL SHOPPES GRbUND SIGN
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1-STORY MASONRY BUILDING
15,167 Sq. Ft. .
BUILDING HEIGHT - 36.8
. .WALGREENS"
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SITE PLAN ~~D OUTLOTS
MEL SHOPPES
WEST CAR
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SPECIFICATIONS:
1. TO FABRICATE AND INSTALL (1) DOUBLE FACED
ILLUMINATED PYLON SIGN.
2.SIZE AND STYLE AS SHOWN.
3. PAINT COLORS TBD.
4. THE TOPPER WILL BE PRIMED AND FINISHED
TO CLOSELY MATCH THE BEIGE TEXTURED
EFIS COLOR OFTHE CENTER.
S.THE SMALLER COPY"WEST CARMEL SHOPPES"
WILL BE FABRICATED FROM 3/4" PVC, COLOR BLACK.
6.TENANT PANEL FACES WILL BE MFG FROM 1/4" FLAT
WHITE LEXAN IN (1) PIECE. ALL COpy TO BE BLACK.
7.WEWILL INSTALL THE FOUNDATION,SETTHE POLES
AND ALL CABINETS.
8.ATTHETIME OF INSTALLAON, WE WILL CONNECT
THE ELECTRICAL IF POWER IS WITHIN S' OF BASE.
9. ALL MASONARY WORK WILL BE PERFORMED BY OTHERS.
cut"'....... WEST CARMEL SHOPPES
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A SIGN BY DESIGN, INC.
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Signs By
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"A Quality Sign Says It All"
4725 W. 106th St. Zionsville, IN 460n
PHONE: 317-876-7900
FAX: 317-802-5670
www.asignbydesign.com
EMAIL: sbd@asignbydesign.com
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NEBO BIKES PRUDENTIAL
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THIS DRAWING IS THE SOLE PROPERTY OF A SIGN BY DESIGN. INC. AND IS NOT TO BE REPRODUCED OR RE.DISTRIBUTED BY OR TO A THIRD PARTY
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4725 W. l06lh 51 ZIonsvllle, IN 46lln
(317) 876-7900 (317) 802-5670
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