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HomeMy WebLinkAboutDept Report 05-21-07 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT May 21,2007 5-13h. 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 Section 25.07 Sign Chart A sign height Docket No. 07020033 V Section 25.07 Sign Chart A square feet of monument sign 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. STJ..I.TIONDR traveled corridor. 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. 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 center ID signs that do not need to be changed. There is also a 39-[00t 7-inch tall multi-tenant pylon sign with an electronic reader board along Keystone A ve/SR 431, a highly Findings of Fact: number of monument signs 1.) The approval of this variance will be injurious 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 the property included in the variance will be affected in a substantially adverse manner because: The site currently has many shopping center ID signs, including the very tall sign along Keystone Ave., with the electronic reader board. 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 site currently has many shopping center ID signs, including the very tall sign along Keystone Ave., with the electronic reader board. Findings of Fact: size & height of monument signs 1.) The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: the signs will be very tall in height and large in square footage. The location of this shopping center along US 431 does not warrant sizes of this size and height. 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: the signs will be very tall in height and large in square footage. The location of this shopping center along US 431 does not warrant sizes of this size and height. 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 signs can be made to the requirements set forth in the Sign Ordinance and will be just as readable. Findings of Fact: not all tenants represented on the sign 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the petitioner owner will decide which tenants get represented on the monument sign. This is a deal to be worked out with the petitioner and each tenant. The less tenants on the sign, the greater each tenant panel can be, allowing for better readability within the parameters set by the Sign Ordinance. 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 petitioner owner will decide which tenants get represented on the monument sign. This is a deal to be worked out with the petitioner and each tenant. The less tenants on the sign, the greater 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 Zoning Ordinance to the property will result in practical difficulties in the use of the property because: all tenant of this larger shopping center will have to be represented on a monument sign of a certain square footage, possibly negatively affecting the readability of all tenant panels on the monument sign. Findings of Fact: number of directory signs I 1.) The approval of this variance will not be injuripus to the public health, safety, morals, and general welfare of the community because: the directional signs within the site will help patrons of the site navigate more easily within the developrrient. I I I I 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 directional signs within the site will help patrons of the site navigate more easily within the 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 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 stressful. Findings of Fact: 2 off-premise signs within the 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 large signs will be imposing on the traffic of the highly traveled Carmel Dr and 116th Streets at the AAA Way intersection. They will not be to scale with the other signage along these two streets, and they will be very close to the streets. 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: the large signs will be imposing on the traffic of the highly traveled Carmel Dr and 116th 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 Zoning Ordinance to the property will not result in practical difficulties in the use of the property because: The monument signs can be placed on the site, itself, which has high visibility from 116 Street, AA Way, and Keystone A vel SR 431. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 07020031 V and 07020034 V after all questions/concerns are addressed. The Dept. of Community Services recommends negative consideration of Docket Nos. 07020030-33 V and 07020035-38 V after all questions/concerns are addressed. If approved, the signs within the road right of way will need "consent to encroach" approval from the Board of Public Works/Engineering Dept. to be located within the road right of way.