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HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONINC APPEALS DEPARTMENT REPORT November 26,2007 4-8h. The Corner - Signage The applicant seeks the following development standards variance approval: Docket No. 07100019 V Section 23F.13.01-A Ground sign in Carmel Dr./Rangeline Rd. Overlay zone Docket No. 07100020 V Section 25.07.02-09 b Number of signs per tenant Docket No. 07100021 V Section 25.07.02-09 b All tenants not represented on ground sign Docket No. 07100022 V Section 25.07.02-09 d Height of ground sign Docket No. 07100023 V Section 25.07.02-09 e Sign located in ROW The site is located at 11588 Westfield Blvd. and is zoned B-3/Wide variety of commercial and otlice uses in transitional locations. Filed by Paul Reis of Bose McKinney and Evans. - I General Info: The Comer is located on the southwest comer of l16lh St. and Westfield Blvd. The tenants facing Westfield Blvd. arc about 250 - 300 ft. a\vay from the road and the tenants facing ll6lh St. are about 400 ft. away from the road. The applicant is requesting tor two new ground signs to be placed within 5' of the road entrances for better tenant identification. Analysis: The two proposed signs are identical 111 construction. They will be 5' tall and 12' wide. The actual sign area is 47 sq. ft. The name of the center (The Comer, Kite Realty Group) and six tenant panels will be located on the sign. The size allowed by the Sign Ordinance is 75 sq. ft. They will be intemally illuminated and the names of both the tenants and The Comer will be white. The Carmel Dr.lRangeline Rd. Overlay Zone was established to help guide new development in a more pedestrian friendly manner and street oriented buildings and setbacks. This property was developed in the late 80s and the building is set back from 250-400 ft. from the sUlTounding roads. The applicant is requesting for ground signage to be placed closer to the road to help give bettcr identification to its tenants. The Depmiment is in support of this variance request. The Comer has over ten tenants. Only two are comer units with signage facing both streets. The Department is in support of having additional signage tor some tenants whose location prohibits visibility from the street. However, placing all tenant names on the ground sign would negatively affect the readability of the sign and its aesthetic appearance. The Department is in support of not having all tenants listed on the ground signs. The actual height of the signs is 5' tall. However, due to the grade change of the road and parking lots, the signs will need to be higher than the pennitted 6' maximum in order to be visible at street level. The height of the sign tacing 1 16th St. will be 6'8" and the sign facing Westfield Blvd. will he 6'6". The Department is in SUPPOlt of this valiance due to site restrictions that prohibit strict compliance with the Sign Ordinance. Lastly, 116lh St has been recently renovated and upgraded to a Primary Parkway status on the Thoroughfare Plan. This status requires a 70' half ROW. The applicant is proposing to place the sign 5' fronl the previous 40' half ROW. The plan is to create a space for the sign by removing two parking spaces for landscaping around the sign. Because of the recent upgrades to 116lh St., the Depmiment is in support of this variance because the boundaries of the shopping center did not change significantly. We feel with the removal of two parking spaces and the addition of a landscaped area, this sign will not negatively impact the center or the surrounding areas. It will help make the community more aware of the tenants further away from the road and help gi ve hetter wayfinding for the center as a whole. Note: ADLS Amendment and Consent to Encroach are also required after Variance approva1. Findings of Fact: Ground sign in Carmel Dr./Rallgeline Rd. Overlay Zone 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the new ground signs will identifY the tenants within this retail center to the public traveling on I 16th St. and Rangeline Rd. 2. The use and value of the area adjacent to the property included in the variance will be not affected in a substantially adverse manner because: The nevv' ground signs will enhance the appearance and value of this retail center. 3. The strict application of the terms of the Zoning Ordinance to the prope."ty will result in a hardship in the use of the property because: This retail center is "gral1dfathered'~ under the Cannel Dr.lRangeline Rd. Overlay Zoning Ordinance and ground signage, prohibited now within the Overlay Zone, is critical to the success of this center where the stores are not directly adjacent to the streets t<Jr visibility. Findings of Fact: Number of signs per tenant 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The new ground signs will provide critical identification of the tenants located in this retail center. 2. The use and value of the area adjacent to the property included in the variance will be not affected in a substantially adverse manner because: The additional signage will enhance business for the tenants and thereby enhance the value of this property without any negative impact on the adjacent properties in the area. 3. The strict application of the terms of the Zoning Ordinance to the property will result in a hardship in the use of the property because: The stores are not located adjacent to the streets and without the additional signs as part of the new ground signs, the tenants are struggling to have adequate identification for the success of their businesses. Findings of Fact: All tenants not represented on ground 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 size of the proposed sign has been reduced to comply with the size requirements for otherwise pe1l11itted ground signs. 2. The use and value of the area adjacent to the property included in the variance will be not affected in a substan tiaIly adverse manner because: The size of the signs has been designed to complement the property and to enhance the appearance and value of the property. 3. The strict application of the terms of the Zoning Ordinance to the property will result in a hardship in the use of the property because: The size of the signs has been designed to enhance the property and to comply with the size of the sign area pennitted for ground signs under the Zoning Ordinance; however, the size will not allow for all tenants to be listed and to maintain proper size for identification purposes. Findings of Fact: Height of ground sign I. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The actual height of the signs when measured at the grade elevation of the streets will be within the 6' height limitation. 2. The use and value of the area adjacent to the propert)/ included in the variance will be not affected in a substantially adverse manner because: The signs will be level with the street grade elevation and the additional height from the park.ing lot grade elevation will not affect the adjacent propeliy. 3. The strict application of the tel-ms of the Zoning Ordinance to the property ,,,ill result in a hardship in the use of the property because: The signs cannot be constructed on the site within the 6' height limitation because of the grade change from the street to the parking lot. Findings of Fact: Sign located in right-of-way 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: I 161h St. has been recently widened and improved and the location of the sign is five feet from the existing improved right of way and therefore \vill not impact 116lh St. or travel thereon. 2. The use and value of the area adjacent to the property included in the variance will be not affected in a substantially adverse manner because: The location of the sign will enhance the property without effect upon the use or value ofthe adjacent propeJiies or area. 3. The strict application of the terms of the Zoning Ordinance to the property will result in a hardship in the use of the property because: Location of the proposed sign 5' from the right of way shown on the Thoroughfare Plan would place the sign in an existing drive aisle or parking area creating a sever difticulty for patrons using the center and a safety hazard. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 07100019- 07100023 v.