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HomeMy WebLinkAboutDept Report 06-25-07 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT June 25, 2007 1-9i. Merchants' Square - Signage The applicant seeks the following development standards variance approval: Docket No. 07020030 V Section 25.07.02-09.b number of monument signs Docket No. 07020031 V Section 25.07.02-09.b all tenants not on sign Docket No. 07020032 V Seetion 25.07 Sign Chart ,A.. sign height WITHDRA WN Docket No. 07020033 V Section 25.07 Sign Chart A square feet of monument sign WITHDRAWN Docket No. 07020034 V Section 25.07.02-11.b number of directory signs Docket No. 07020035 V Section 25.07.01.04 off-premise sign Docket No. 07020036 V Section 25.07.01.04 off-premise sign Docket No. 07020037 V Section 25.07 Sign Chart A setback Docket No. 07020038 V Section 25.07 Sign Chart A setback The site is located at 2160 Keystone Way and is zoned B-8/Business. Filed by Amanda Gate of Sign Craft Industries. :r: w General Info: The developer seeks multiple variance for center identification monument signs and directional signs for the entire Merchants' Square development. Please refer to the info packet for additional detail on each variance request. This item was tabled at the April 23 hearing. The overall appearance of the signs was approved at the May 21 st Plan Commission Special Studies Committee meeting. Since then, variances for the height and square footage of the monument signs have been withdrawn at the petitioner's request. The height of the monument signs has been reduced to 4.95 feet, with an overall sign area of 67.32 square feet. This is substantially smaller than previously requested, and within what is permitted by ordinance. After further research, it has also been tentatively determined that the proposed monument signs may not be in the proposed ROW. Further information will be provided by the petitioner at the hearing. Analysis: These multiple variance requests are being made in the hopes of updating signage in the shopping center site. However, two proposed signs will be off- premise and within the road right of way. Currently, there is an off-premise sign that is not very tall, and fits into its context by not being too tall or large in square footage. The directional signs will be 4.33 feet tall and the monument signs will be 7.98 feet tall. The petitioner is seeking to add tenant panels to the shopping center identification signs. Currently, there are shopping I i I center ID signs tbat do not need to be changed. There is aiL a 39-foot 7-incb tall multi-tenant pylon sign I with an electronic reader board along Keystone A ve/SR 431, a highly traveled corridor. I Findings of Fact: number of monument signs I 1.) The approval of this variance will be injurio~s to the public health, safety, morals, and general welfare of the community because: THe site currently has many shopping center ID signs, including the very tall sign along Keystone Ave., with the electronic reader board. 2.) The use and value of the area adjacent to thl property included in the variance will be affected in a substantially adverse manner bebause: The site currently has many shopping I center ID signs, including the very tall sign along :&eystone Ave., with the electronic reader board. 3.) The strict application of the terms of the zoninJ Ordinance to the property will not result in practical difficulties in the use of the property because: The site currently has many shopping I . center ID signs, including the very tall sign along Neystone Ave., with the electronic reader board. Findings of Fact: not all tenants represented oj the sign 1.) The approval of this variance will not be injuribus to the public health, safety, morals, and general welfare of the community because: the betitioner owner will decide which tenants get represented on the monument sign. This is a deallto be worked out with the petitioner and each tenant. The less tenants on the sign, the greater leach tenant panel can be, allowing for better readability within the parameters set by the Sign 01dinance. 2.) The use and value of the area adjacent to the ~roperty included in the variance will not be affected in a substantially adverse manner beJause: the petitioner owner will decide which tenants get represented on the monument sign. Thi~ is a deal to be worked out with the petitioner and each tenant. The less tenants on the sign, the Igreater each tenant panel can be, allowing for better readability within the parameters set by the Sign Ordinance. 3.) The strict application of the terms of the zonilg Ordinance to the property will result in practical difficulties in the use of the property b~cause: all tenant of this larger shopping center will have to be represented on a monument sign Jf a certain square footage, possibly negatively affecting the readability of all tenant panels on the ~onument sign. Findings of Fact: number of directory signs I 1.) The approval of this variance will not be injurihus to the public health, safety, morals, and I general welfare of the community because: the directional signs within the site will help patrons of the site navigate more easily within the developJent. 2.) The use and value of the area adjacent to the ploperty included in the variance will not be affected in a substantially adverse manner bec~use: the directional signs within the site will belp patrons of the site navigate more easily within ~e development. 3.) The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of tile property ~ecause: the petitioner will not be able to place the number of directional signs within the site that would make it easier for patrons to navigate, possibly making the shopping experience more stre~sful. I I I I I I I I Findings of Fact: 2 off-premise signs within thel road right of way 1.) The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: the lkrge signs will be imposing on the traffic of the highly traveled Carmel Dr and 1 1 6th Streets at t~e AAA Way intersection. They will not be to scale with the other signage along these two streetsl and they will be very close to the streets. I 2.) The use and value of the area adjacent to th~ property included in the variance will be affected in a substantially adverse manner bedause: the large signs will be imposing on the traffic of the highly traveled Carmel Dr and 1 16th Streets at AAA Way. They will not be to scale with the other signage along these two streets, and they will be very close to the streets. 3.) The strict application of the terms of the zoninl Ordinance to the property will not result in practical difficulties in the use of the property tiecause: The monument signs can be placed on the site, itself, which has high visibility from 116 Street, AA Way, and Keystone Ave/ SR 431. Recommendation: The Dept. of Community Services recommends positive cqnsideration of Docket Nos. 07020031 and 07020034 V after all questions/concerns are addressed. I The Dept. of Community Services recommends negative qmsideration of Docket Nos. 07020035-38 V after all questions/concerns are addressed. I If approved, the signs within the road right of way will nee(l "consent to encroach" approval from the Board of Public Works/Engineering Dept. to be located within the road right of way.