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Paul G. Reis, Esq.
BOSE
McKINNEY
&EVANSILP
ATTORNEYS AT LAVV
Carmel Board of Zoning Appeals
November 26, 2007
INFORMATION BOOKLET
Development Standards Variance Requests
Docket Nos. 07100026V
07100027V
07100028V
07100029V
WEST CARMEL DRIVE RETAIL CENTER
(Meijer Outlot)
Northeast Corner of Carmel Drive and Pennsylvania Street
Thomas English
Retail Real Estate
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Carmel Board of Zoning Appeals
Approval of Development Standards Variances
Docket Nos. 071 00026V thru 071 00029V
INFORMATION BOOKLET
TABLE OF CONTENTS
1.
2.
3.
4.
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6.
7.
8.
Findings of Fact Ballot Sheets - Development Standards Variances
Findings of Fact - Development Standards Variances
Description of Requests and Statement in Support
Location Map - Area Photo
Site Plan
Building Rendering
Building Elevations
Sign Criteria
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CARMEL/CLAY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
071 00026V - Retail Entrances not immediatelv adiacent to Public Street or Open Drive
Thomas English Retail Real Estate
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
2.
3.
DATED TH IS
DAY OF
2007.
Board Member
1027835 1.DOC
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CARMEL/CLAY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
07100027V - Parkinq between buildinq front and public street
Thomas English Retail Real Estate
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
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2.
3.
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DATED THIS
DAY OF
2007.
Board Member
1027835_1 DOC
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CARMEL/CLAY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
07100028V - Siqnage not facinq a public street (East Facade)
Thomas English Retail Real Estate
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
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2.
3.
DATED THIS
DAY OF
2007.
Board Member
1027835_1.DOC
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CARMEL/CLAY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
07100028V - SiGnaqe not facinG a public street (North Facade)
Thomas EnGlish Retail Real Estate
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FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
2.
3.
DATED THIS
DA Y OF
2007.
Board Member
1027835_1.DOC
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CARMEL/CLAY BOARD OF ZONING APPEALS
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Carmel, Indiana
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Docket No.:
07100029V -Number of tenant siqns
Thomas Enqlish Retail Real Estate
Petitioner:
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
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DATED THIS
DAY OF
2007.
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Board Member
1027835_1.DOC
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CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket NO.:071 00026 V
(Retail entrances on West Facade not immediately adjacent to Public Street or Open Drive)
Petitioner:
Thomas Enqlish Retail Real Estate. LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1.
The approval of this variance will not be injurious to the public Ilealth, safety, morals and general welfare of
the community because:
The allowance of the entrances on the west facade will enhance the appearance of the building as
seen from Pennsylvania Street without injury or effect on the public health, safety, morals or general
welfare of the community.
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 entrances enhance the building appearance as seen from Pennsylvania Street and will have no
adverse impact on the surrounding properties or on the adjacent area.
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:
This building is being built on an outlot with exposure to both Pennsylvania Street and Carmel Drive
but only one "drive." Application of the Ordinance would limit the entrances only to the South
fac;ade preventing a more efficient development fronting on both streets.
DECISION
IT IS THEREFORE the decision of tile Carmel/Clay Board of Zoning Appeals that Development Standards Variance
Docket No. 07100026 V is granted, subject to any cond itions 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
SECRET ARY, Carmel/Clay Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
1028344_1.DOC
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CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
07100027 V ( parking spaces between building front and public street)
Petitioner:
Thomas English Retail Real Estate, 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 parking spaces are minimal in number and will be screened from Carmel Drive without injury to
the public health, safety, morals or general welfare of the community.
2.
The use and value of the area adjacent to the properly included in the variance will not be affected in a
substantially adverse manner because:
These spaces will have no impact or effect on the adjacent properties or area.
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:
This site is an outlot within the Meijer Zone, a unique part ofthe Old Meridian District and because of
necessary location ofthe building, the existing "open drive" and parking requirements, these few
spaces will be located between the building front and Carmel Drive but' not adjacent to the retail
entrances so the storefront remains adjacent to the "drive."
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).
1028344_1.DOC
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CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
07100028 (East Facade signage not facing a public street)
Petitioner:
Thomas English Retail Real Estate, 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 additional signage on the east facade will help to better identify the "corner" tenant without
injury to the public health, safety, morals or general welfare of the community.
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 additional sign will enhance the tenant's business and thereby enhance the value of building
without any adverse effect on the surrounding properties or adjacent area.
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 significant number of people use the main north-south entrance off Carmel Drive to and from the
Meijer Store and this sign will help to identify the corner tenant to members of the public using this
"open drive."
DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance
Docket No. 07100028 V 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).
1028344 1, DOC
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CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
07100028 V (North Facade signage not facing a public street)
Petitioner:
Thomas Enqlish Retail Real Estate, 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 sign age on the North facade will be designed to provide effective yet appropriate identification
for the tenants in this retail building without injury to the public health, safety, morals, or general
welfare of the community.
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:
This signage will be designed to be incidental without impact or effect to the adjacent area and
properties.
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:
Traffic utilizing the main east-west and north-south "open drives" will be unable to identify the
tenants in the retail building.
DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Slandards Variance
Docket No. 07100028 V 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).
1028344_' DOC
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CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
07100029 V (Number of tenant signs)
Petitioner:
Thomas Enqlish Retail Real Estate. LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1.
The approval of this variance will not be injurious to the public health, safety, marais and general welfare of
the community because:
The additional signage will be designed to provide effective yet appropriate identification for the
tenants in this retail building without injury to the public health, safety, morals, or general welfare of
the community.
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:
This additional signage will not have any impact or effect to the adjacent area and properties.
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:
Traffic utilizing the main east-west and north-south "open drives" will be unable to identify the
tenants in the retail building.
DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance
Docket No. 07100029 V 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).
1028344_1.DOC
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Carmel Board of Zoning Appeals
Approval of Development Standards Variances
Docket Nos. 071 00026V thru 071 00029V
Description of Requests and Statement in Support
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Thomas English Retail Real Estate ("English") is proposing to redevelop a portion of the
Meijer parcel, located at the northeast corner of Pennsylvania Street and West Carmel Drive,
which is currently a surface parking lot. Please see the area photo under TAB 4.
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The development of the site is controlled by the development standards of the Old
Meridian Zoning District, the Meijer Zone of that district and the development requirements of
Meijer under the purchase agreement. This is the first redevelopment within the Meijer Zone
since the adoption of the Old Meridian District zoning ordinance and this has presented some
unique issues to the development. English is requesting the following development standards
variances to allow for this redevelopment: (1) a variance from the Carmel Zoning Ordinance (the
"Ordinance") to allow the proposed retail building to have retail entrances on the west facade that
are not immediately adjacent to a public street or open drive; (2) a variance to allow for parking
between the building front and Carnlel Drive; (3) variances to allow for additional signage on the
east and north facades that do not front or face a public street; and (4) a variance to allow tor the
additional number of tenant signs resulting from the signage on the east and north facades.
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As stated above, this is a redevelopment of a surface parking lot that is a part of the
Meijer Zone and the Old Meridian District. As such, some of the development standards
generally applicable are problematic for the redevelopment of a site that has adjacent frontage on
open drives but no public streets. The building was located to be adjacent to an existing open
dri ve, to maintain a vision clearance sight line for the Meijer Store and to provide for a safe and
efficient traffic pattern. Please see the Site Plan under TAB 5. Although the building is adjacent
to the open drive to the south and has exposure to WeSt Carmel Drive, the building will also have
significant exposure to Pennsylvania Street. English is proposing to design the building to
include retail storefronts on the west facade to take advantage of this exposure and to provide for
a more aesthetically pleasing appearance to the west. Please see the building rendering under
TAB 6. Due to contract restrictions, the building cannot be located on the west open drive
adjacent to Pennsylvania Street.
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In order to provide adequate and safe parking for the building and safe and efficient
traffic flow through the site, but also to comply with the requirement that retail entrances be
immediately adjacent to a public street or open drive, English is proposing limited parking just
south of the open drive adjacent to the south retail entrances. Please see the Site Plan under TAB
5.
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Carmel Board of Zoning Appeals
November 26, 2007
West Carmel Drive Retail Building
Description of Variance Requests and Statement of Support
Page 2
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As shown on the site plan (TAB 5), the building is adjacent to the main north-south open
drive in the Meijer Zone as weLl as the open drives running east and west from Old Meridian
Street in front of the Meijer Store and the Convenience Store. Due to the high volume of traffic
along these drives, English is proposing additional tenant signage on the east and north facades.
On the east facade, there would be one additional sign to identify the tenant located at the
southeast corner of the bui1ding with exposure to the north-south open drive from Carmel Drive.
Please see the building elevations under TAB 7. English has also prepared and is proposing
signage criteria for the building and specifically for this 1 sign on the east facade. Please see the
sign criteria under TAB 8. Because of the significant traffic traveling east and west north of the
building, English, following consultation with the staff, is proposing simple, small tenant
identification on the north facade of the building. These signs would consist of the tenant name
only and would not exceed 36 inches in height. Please see the sign criteria under TAB 8
Respectfully submitted,
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Paul G. Reis
Bose McKinney & Evans LLP
Attorneys for Thomas English Retail Real Estate
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MEIJERFUElING
STATiON DRIVE
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DEVELOPMENT SUMMARY
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GROSS SQUARE FOOTAGE: = 10.600 SF.
TOTAL SITE !\REA= 1.74 AC+/.
ZONING = OMIM . OLD MERIDI!\N I MEIJER ZONE
FRONT SETBACK ~ 35 FEET; SIDE/REAR SETB^CK = 5 FEET
BUILDING COVERAGE ~ 14%
PARKING SPACES PROVIDED ~ 91 + 31'I.C. ~ 94
PARKING SPACED REQUIRED = 27 (1/400 GSF)
ANTICIPATED CONSTRUCTION STARTlCOMPLETION DATE
MARCH. 2008 I JULY, 200B
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REVISION RECORD
REV DATE
1 lG!25!07
2 11/5/07
DESCRIPTION
REVISIONS PER MEIJER RE~EW
8LDG MOVED WEST: RECONFIGURE PARKING
ADDRESS 10/17/07 TAC COMME~JTS
DES BY APP BY
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FUELING STATION
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Tan=30.94
11::17"35'24"
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pARt Of r.l-m S:Oln.6WR~r QUARl'ER IJFl'!-lE SQUniEASi QIJAR'fFR OF' SF;CTION :!{,., TU\;i.\JSlIiP IR NOR'll!, R.lNliE J. b\SI L'"
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8ACKFlLL ~
12"MIH.T I
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NOT TO SCALE
PLAN NOTES:
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@ CONCRmo SIDEWALK
@ ,IISPHA,LT P.6.~t.4ENT
@ CDNCRt1E P'AVEl.IENT
(R) ADA SlD~WALK RA.!.H::l
o TRASf-t ENCLD$.URt: (srr AR:CH. PLANS)
o PA.RKIJo:G SPACE COUNT
LEGEND:
C.O.
I PROPOSED St-NITAR'r' 'SEwER LA ITRAl W/CLEANOlJl
- - ~f1Ull.l)INC- !SF.rnACI< UNF.
- - - III - - - FROPOSED SfORM SEWER W/lNlEf
... EXISTING EASE.MENT
PROPOSED AIQH-Of-WA'r'
- - - - PROPERTY 60l)UOA.R'f
EXISnNG POIliERPOl[
E;(lsnNC OIltRHEAD ELECTRIC
hl$lING GA~
EXlSTlNG 'ELECffiIC
<.'~" E~ISl1t<lG CONTOUR:
OM.E. ORAINI.G€ il< UTIliTY cASEMENT
- ill - W -PI'(OPOSE~ wATER SER\1CE:
a.S.L 8UlLDINC- SETBACIo: U~E
EXI;illNG SANiTARY SEWER
.. EXISTING WATER t.lAI~
----.
DEVELOPER:
THOMAS EN GUSH RHIIlL REAL ESTATE
2325 POINTE P-A~KW"Y, srr 150
l"'OIA.NAPOU$, l~ .oIc52.eO
(765) (53-9970
---..
ENGINEER:
~,,!L S1J!:. ~OU~~~. . __
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KEY NOTES
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24" LONG X 12" TALL CAST STONE VENEER, CREAM
COLOR.
ALUMINUM STOREFRONT FRAMING WITH 1" INSULATED
GLASS. STOREFRONT FINISH TO BE CLEAR
ANODIZED. AND GLASS TO BE CLEAR, LOW "E"
GLASS.
ALUMINUM STOREFRONT FRAMING WITH 1" INSULATED
GLASS. STOREFRONT FINISH TO BE CLEAR
ANODIZED, AND GLASS TO HAVE WHITE TRANSLUCENT
FINISH.
DENOTES AREA OF POTENTIAL TYPICAL 40 SQUARE
FOOT SIGNAGE. TYPICAL FOR TENANT SPACES FROM
o TO 50 FOOT FRONTAGE.
DENOTES AREA OF POTENTIAL TYPICAL 75 SQUARE
FOOT SIGNAGE. TYPICAL FOR TENANT SPACES OVER
50 FOOT FRONTAGE.
BRICK VENEER OVER METAL STUD FRAMING, BUFF
COLOR.
COMPOSITE METAL PANEL SYSTEM (ALUCOBOND OR
EQUAL) OVER STRUCTURAL STEEL FRAMING TO
CREATE CANTilEVER, METALLIC SILVER COLOR TO
MATCH ALUMINUM STOREFRONT.
INSULATED STEEL SERVICE DOOR, PAINTED TO MATCH
BRICK COLOR.
PRE,...FINISHED METAL COPING, METALLIC SILVER TO
MATCH COMPOSITE PANELS.
DUMPSTER ENCLOSURE. BRICK VENEER AND CAST
STONE VENEER OVER CMU, WITH WOOD SLAT GATES.
LINE REPRESENTS APPROXIMATE ROOF LINE BEYOND
PARAPET. PARAPET CREATES APPROXIMATE 2'-6"
SCREENING OF ROOFTOP EQUIPMENT.
WALL SCONCE, CENTERED BETWEEN CAST STONE
PIERS, TYPICAL. BOTTOM OF FIXTURE MOUNTED AT
1 0'-0" AFF. L1THONIA WSTM WITH NATURAL
ALUMINUM FINISH.
DENOTES AREA OF POTENTIAL TYPICAL 40 SQUARE
FOOT SIGNAGE, PER THE SIGN PLAN.
DENOTES APPROXIMATE LOCATIONS OF POTENTIAL
TYPICAL WHITE 36" TALL TENANT NAME SIGNAGE,
PER THE SIGN PLAN.
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West Carmel Drive Retail Center
SIGN CRITERIA
(rev. 11-05-07)
All tenant signs on the building shall conform to the provisions and requirements of the Carmel
Zoning Ordinance and to the following standards, unless otherwise specified:
1. All tenant signs shall be internally illuminated, individual channel letters attached
to the glass facades on the south and west using a "raceway."
2. The height of the letters shall not exceed five feet.
3. The length of the signs shall be proportionate to the letter height but shall not
exceed 80% of the storefront length.
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4. The color and font of the letters shall not be restricted; however, the letters shall not
be composed of more than three colors. Tenants may increase the number of colors
by petition to and upon the approval of a Committee of the Carmel Plan
Commission pursuant to the Commission's Rules of Procedure.
5.
Window signageshall be allowed for all tenants and shall conform to the standards
established for window signs under the Chapter 25 of the Carmel Zoning
Ordinance.
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6.
The sign area of a tenant sign on the south or west building facade shall be
determined by the following table and is based upon the current Cmmel Zoning
Ordinance and the distance of the signs from the building facade to the right of way
of Pennsylvania Street or Carmel Drive/126lh Street:
o to 50 Feet of building frontage 51 to 100 feet of building frontage
40 square feet 75 square feet
7.
The sign area of the tenant sign on the east building facade shall be limited to 40
square feet. (This sign is contingent upon the approval of an appropriate variance
by and any additional conditions ofthe Carmel Board of Zoning Appeals.)
8.
Tenant signage on the north building facade shall conform to the following
specitications:
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West Carmel Drive Retail Center
Sign Criteria
a. white, internally illuminated, individual channel letters with white returns;
b. thirty-six (36) inches in height; and
c. identifying the tenant name only without a logo.
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(This signage is contingent upon the approval of an appropriate variance by and
any additional conditions of the Carmel Board of Zoning Appeals.)
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9. Tenant signs shall be located on the building facade as indicated on the building
elevations approved by the Carmel Plan Commission. Tenants may change the
location of the wall sign by petition to and upon the approval of a Committee of the
Carmel Plan Commission pursuant to the Commission's Rules of Procedure.
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10. Landlord shall review the design of aU signs and shall approve the colors, size,
location and placement of the letters.
11. Tenant logos shall be permitted without restriction as to color but may not exceed
25% ofthe allowable sign area.
12. Tenant shall maintain all their signs in good repair at all times and upon vacating
their space, shall remove all signs and repair all damage caused by such removal.
1017524_3
2