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Carmel Board of Zoning Appeals
June 25, 2007
INFORMATION BOOKLET
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REALTY GROUP
Greyhound Commons
Phase II Ground Identification Sign
Approval of Development Standard Variance
Docket No.
07050029 DSV
Southeast Corner of 146th Street &
U.S. Highway 431- Keystone Avenue and U.S. Highway 31
Paul G. Reis, Esq.
BOSE
McKINNEY
&EVANSup
ATTORNEYS AT LAW
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JIW 1 5 2007
DOCS
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Carmel Board of Zoning Appeals
June 25, 2007
INFORMATION BOOKLET
Greyhound Commons
Phase II Ground Identification Sign
Approval of Development Standard Variance
07050029 DSV
TABLE OF CONTENTS
1. Findings of Fact - (Ballot Sheet)
2. Findings of Fact for Requested Variance
3. Description of Variance Request and Statement of Support
4. Aerial Map of Site and Surrounding Area
5. Site Plan
6. Ground Sign Perspective View
7. Ground Sign Elevations
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CARMEL/CLAY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
07050029 DSV
Kite Greyhound. LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
2.
3.
DATED THIS
DAY OF
200
Board Member
887440_1.DOC
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CARMEL/CLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
07050029 DSV
Petitioner:
Kite Grevhound. LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
the proposed oround will not interfere with the vision clearance of the traffic travelino on U.S. 31 or Keystone
Avenue. and the desion of the sion will be attractive and complimentary to the development.
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 oround will provide identification to the restaurant and other tenants located south of the Lowe's store which
will enhance the use and value of the overall development.
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 tenants located south of Lowe's are not allowed to have oround sionaoe that will identify and locate these
tenants to the traffic trayelino on U.S. 31 and Keystone Avenue which is havino a detrimental effect on the
completion of the development and the business of the existino tenants.
DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance
Docket No. 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/Clay Board of Zoning Appeals
SECRETARY, Carmel/Clay Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
887440_1.DOC
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Carmel Board of Zoning Appeals
June 25, 2007
INFORMATION BOOKLET
Greyhound Commons
Phase II Ground Identification Sign
Approval of Development Standard Variance
07050029 DSV
Description of Request and Statement of Support
In 2000 Kite Realty Group began development of Greyhound Commons at the southeast
corner of U.S. Highway 31 and 146th Street. (Please see the aerial photo under TAB 4.) A
Planned Unit Development Ordinance, ("PUD"), was passed by the Common Council to direct
and define the development. At that time the first phase of the development was known to be the
development and construction of a Lowe's Home Improvement Store. The second phase of the
development was not defined. Since that time Kite has commenced development of Phase II
with the development and construction of the Abuelo's Mexican Restaurant and Fox and Hound
Pub and Grille.
At the time that the PUD was adopted, it was the opinion of the developer that one
ground identification sign located at the entrance to the Lowe's parking area off of the Keystone
Avenue off-ramp / Lowes Way would be sufficient for the overall development. Therefore,
Section 11.3 C. of Ordinance 2-344 provides for only one ground identification sign.
Following the completion and operation of the Abuelo's and Fox and Hound restaurants,
it has become evident that the success of the restaurants is being affected detrimentally by the
allowance of only one ground identification sign and the lack of visibility of the sign and the
restaurants to traffic traveling along U.S. 31 and Keystone Avenue, the two most heavily
traveled streets in Carmel.
As developer, landlord to the two existing restaurants and to attract two more quality
restaurants to the development, Kite is seeking a variance from the PUD to allow for a second
ground identification sign as depicted in the illustrations under TAB 7 to be located adjacent to
the combined rights of way of U.S. 31 and Keystone as shown on the aerial photo under TAB 4
and the site plan under TAB 5. A perspective view of the ground sign is under TAB 6.
In order to maximize readability from both Keystone Avenue and U.S. 31, Kite has
designed the sign as follows:
. overall height
incorporating the brick base and cornice feature
. tenant sign area panels
. development identification sign area
118" (9.83 feet)
approx. 45 square feet
approximately 12 square feet
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Carmel Board of Zoning Appeals
June 25, 2007
Greyhound Commons - Phase II Ground Identification Sign
Description of Request and Statement of Support
Page 2
The dimensions and design are in conformance with the development standards set forth
in Section 11.3 C. of PUD. (Please see Attachment 1 which follows this description and
statement which is an extract from the Ordinance.) Consequently, our variance is for the
allowance of a second identification sign for Phase II of the development in the location
indicated on the site plan. the permitted number of signs.
In support of this variance request, we submit the following statements:
1. The sign will be located and constructed to ensure that the vision clearance of traffic
traveling along both Keystone Avenue and U.S. 31 will not be affected in any way.
2. The sign will be attractive and complimentary to the design of the buildings in the
development.
3. The use and value of the adjacent property will be enhanced by the sign and its intended
effect of increasing the business and success of the businesses located in Phase II of the
development.
4. Strict application of the PUD provisions will make the success of the businesses located
in Phase II of the development much more difficult. The sign is essential to provide
visibility to the traffic on Keystone Avenue and U.S. 31.
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Respectfully submitted,
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Paul G. Reis
Bose McKinney & Evans LLP
Attorney for Kite Realty Group
903764_1
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Greyhound Commons - Phase II Ground Identification Sign
Description of Request and Statement of Support
Attachment 1
Extract from Z-344
C. Center Identification Sign
1. Number & Type: one (1) ground sign.
2. Maximum Sign Area: 75 sq. ft.
3. Maximum height of sign: 10 feet
4. Location: As shown on the site plan
5. Design: Signs must comply with the approved architectural scheme
of the complex, and must be of a similar design and identical in
lighting and style of construction. The color of all individual letter
sign faces shall be white with white returns.
6. Copy: As per definition of Identification Sign.
7. Illumination: Internal or completely shielded.
8. Landscaping: Sign must be accompanied by a landscaped area at
least equal to the total sign area.
9. Sign permit: Required.
10. Fees: Required.
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Greyhound Commons Aerial Photo
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Village Park Plaza
146th Street
12,334 VPD
Clay
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\ Building Area:
Proposed Fox & Hound: 7,500 SF
Abuelo's Mexican Food Embassy: 8,324 SF
I. Pad #3: 7,500 SF
\ Pad #4: 7,500 SF
Parking Provided:
540 Spaces (14 ADA)
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Date:
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Project No.
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8920 CORPORATION DR.
INDIANAPOLIS, IN 46256
Office 317.842.8664
Fax 317.842.3015
PREPARED FOR
KITE REALTY GROUP
GREYHOUND COMMONS
CARMEL, INDIANA
SKETCH NAME
MONUMENT SIGN
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DATE
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S. C. REPRESENTATIVE
STEVE McVICKER
INDEX NUMBER
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DESIGNER
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8920 CORPORATION DR.
INDIANAPOLIS, IN 46256
Office 317.842.8664
Fax 317.842.3015
PREPARED FOR
KITE REALTY GROUP
GREYHOUND COMMONS
CARMEL, INDIANA
SKETCH NAME
MONUMENT SIGN
SCALE
Yz" = 1'-0"
DATE
FEB 14, 2007
S. C. REPRESENTATIVE
STEVE McVICKER
INDEX NUMBER
0307-0235
DESIGNER
SLM
REVISIONS
1- 4/4/07 5-
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www.signcraftlnd.com
8920 CORPORATION DR.
INDIANAPOLIS, IN 46256
Office 317.842.8664
Fax 317.842.3015
PREPARED FOR
KITE REALlY GROUP
GREYHOUND COMMONS
CARMEL, INDIANA
SKETCH NAME
MONUMENT SIGN
SCALE
V2 = 1'-0"
DATE
FEB 14, 2007
S. C. REPRESENTATIVE
STEVE McVICKER
INDEX NUMBER
0207-0056
DESIGNER
SLM
REVISIONS
1- 5-
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COLOR SPECS
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FABRICATE AND INSTAll INTERNAllY IllUMINATED DIF MONUMENT SIGN
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VARIOUS NEUTRAL TONES (TBD).
- BRICK OR STONE BASE BY OTHERS
- UPPER CABINET AND TENANT CABINETS WILL HAVE ROUTED FACES AND BACKED
UP WITH WHITE POLYCARBONATE WITH TRANSLUCENT VINYLS.
INSTALL IN ACCORDANCE WITH THE
NEC AND LOCAL ELECTRICAL CODES
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BOSE
McKINNEY
&EVANSLLP
Paul G. Reis
Meridian Corporate Plaza Two
301 Pennsylvania Parkway, Suite 300
Indianapolis, IN 46280
Direct Dial: (317) 684-5369
Fax: (317) 223-0369
E-Mail: PReis@boselaw.com
ATTORNEYS AT LAW
June 15, 2007
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RECEIVED
Via Hand Delivery
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Ms. Connie Tingley
Secretary
Carmel Board of Zoning Appeals
Department of Community Services
One Civic Square
3 rd Floor
Carmel, IN 46032
DOCS
Re: Docket No. 07050029DSV Kite Greyhound, LLC Development Standards
Variance
Dear Connie:
Accompanying this correspondence are nine (9) information booklets to be distributed to
the members of the Board of Zoning Appeals in conjunction with the distribution of the
information packet to the members from the Department of Community Services with respect to
the above-referenced matter to be heard at the Board's meeting scheduled for June 25, 2007.
To the extent that I can provide you with any additional information or assistance, please
do not hesitate to contact me.
Best regards,
PGRlrlr
Enclosure
904219.1
Indianapolis
Carmel
Chesterton
West Lafayette
Raleigh, NC
Washington, DC