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HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT March 26, 2007 13-16h. Pearson Ford - Sign age The applicant seeks the following development standards variance approval: Docket No. 07020001 V 25.07.02.09.e Sign Location Docket No. 07020002 V 25.07.02.09.b Number of signs per tenant space Docket No. 07020004 V Chapter 3.07 Definition of logo Docket No. 07020008 V Sign Chart B Square footage The site is located at 10650 N Michigan Rd is within the Michigan Rd Corridor Overlay and is zoned B-3/Business. Filed by Dave Coots of Coots, Henke, & Wheeler. General Info: The petitioner is back for more variances regarding signage. Some new tenants are moving into the Pearson Ford building. Please refer to eh info packet for greater detail on the variances for a sign not facing a public road, 2 signs in a tenant space, a sign being 100% logo, and signs exceeding the maximum square footage permitted. Analysis: This site has had multiple sign variances before. The property owner is trying to accommodate new tenants. The Pearson Ford sign is facing north, toward a non-public street, which is not permitted by the Sign Ordinance. It does face Nottingham Drive, which is a private drive that runs through the development. The Auto Credit Builders two signs are both larger than what the sign ordinance permits. The CAT and Cummins signage is comprised entirely of logos, when only 25% of a sign can be logo in a multi-tenant building. Plus, these two logos make two signs for one tenant space, which is not permitted by the Sign Ordinance. The issue that also comes up is the multiple colors of signage on this site. In trying to keep the cohesiveness of the site, it is recommended that a maximum of 2 colors be permitted. Findings of Fact: sign location 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the sign will face a non-public street, still providing for building identification on the north fayade of the building. 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 sign will face a non-public street, still providing for building identification on the north fayade of the building. 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: a sign could not face north, toward Nottingham Drive, possibly causing patrons of the site to have difficulty in identifying the site if they are driving south on Michigan Rd. Findings of Fact: number of signs per tenant space 1.) The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: two signs are proposed for a small storefront that faces Michigan Rd. The layout may negatively affect the character of the corridor. 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: two signs are proposed for a small storefront that faces Michigan Rd. The layout may negatively affect the character of the corridor. 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: a different sign can be proposed that will address both tenants. Findings of Fact: logo percent 1.) The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: two logo signs, side by side, are proposed for a small storefront that faces Michigan Rd. The layout may negatively affect the character of the corridor. 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: two logo signs, side by side, are proposed for a small storefront that faces Michigan Rd. The layout may negatively affect the character of the corridor. 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: a different sign can be proposed that will address both tenants. Findings of Fact: sign square footage 1.) The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: if approved, the increased sign square footage gives an unfair advantage to this tenant. The tenant space is also not very far from Michigan Road, and does not need a larger sign. 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: if approved, the increased sign square footage gives an unfair advantage to this tenant. The tenant space is also not very far from Michigan Road, and does not need a larger sign. 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: the sign can be made to comply with the square footage requirement of the Sign Ordinance, as other businesses along the corridor have done. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 07020001 V and recommends negative consideration of Docket Nos. 07020002 V, 0702004 V, and 07020008 V and after all questions/concerns are addressed.