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HomeMy WebLinkAboutDept Report 01-28-08 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT January 28, 2008 3-41. North Meridian Medical Pavilion - Signage The applicant seeks the following development standards variance approval: Docket No. 07080011 V Section 25.07.02-10 Number of signs facing ROW - Bldg. A. Docket No. 07080012 V Section 25.07.02-10 Number of signs facing ROW - Bldg. B. The site is located at 12188 N. Meridian St., and is zoned B-6. Filed by Doug Staley, Ir. of Staley Signs. General Info: The variances requested are for two additional tenant signs on the west fa~ade of both Building A and B (under construction). The signs will each be 115 sq. ft. in area, have white faces that illuminate white at night and they may have logos that are no more than 25% of the total sign area but are not restricted in color. The Sign Ordinance permits one sign per building per street frontage. However, the applicant had previously requested a variance in 2004 (04110022 V) to relocate the signage that would be allowed for lllinois St. to face US 31. Tbis request was approved. The applicant would now like to have the same amount of signage for Illinois St., thus doubling their allotted signage for the two buildings. Analysis: There has been much debate over the appropriateness of these signs between the applicant, the neighbors and the City of Carmel. The applic.mt feels this additional signage is necessary for both tenant identification and patient wayfinding. The site has been approved for two ground monument signs stating "North Meridian Medical Pavilion" and the address of both buildings. These signs are installed at the main entrances on both the N. Frontage Rd. and Illinois St. At the same time, the applicant was also approved for three incidental directional signs to be placed at the other entrances to the site. However, these signs have not yet been installed due to construction Elf the second building. The construction of IllinQis St. is now complete and patients may easily access the site from lllinois St. and the N. Frontage Rd. Because the site is a multi-tenant, multi-level building complex, each building is also permitted a 2Qsq. ft. directory sign to be placed in front of the entrance to each building. DrawiIlgs ha,ve been submitted for -these signs; however they have not been reviewed by the Plan Commission at the request of the applicant. That would make the total potential number of permitted signs for this site II. Four more signs would put the total at 15 and the Departrnent feels that is too many signs for this site. Instead of-having an additional two tenant signs on both Building A and B to face Illinois St., the Department suggested the applicant consider a larger ground sjgn with tenant panels aUhe main entrance on lilinois S1. We feel it would satisfy both needs of the applicant for tenant identification and patient wayfinding. The buildings are set back around 400 ft. from Illinois Sl. The Department believes a patient driving either north or south along Illinois St. would first see a large monument sign before they look back at the buildings to see their doctor's name on it. The Department was willing to support this request, .however the applicaht feels wall signage will better suit their needs. However, four 115 sq. ft. wall signs would not be appropriate immediately adjacent to the residential neighborhoods along lllinois St. The Department is concerned about light pollution for the. nearby residents. It has also come to our attention that agreeIIleI;1ts were made with the residents that sign age would be kept to a minimum;. if at all on the western falSade when the project was first introduced. This proposal would violate those agreements. There is also the issue of preserving the vision and intent of the US 31 Corridor. What the applicant is proposing for the two medical buildings appears to be more retail in nature. The Sign Ordinance allows for one sign per building per frontage. The US 31 Corridor Overlay Zone was established to provide a set of guidelines for development that are somewhat "sterile" in nature. Retail uses are allowed, but only a certain percentage of any site within the corridor may be retaiL This site is not permitted any retail use; therefore the "need" to identify a majority of the tenants is not there. The Department has considered all options both for and against additional signage for the applicant. We have offered different signage scenarios to the applicant and all were rejected. Therefore, we have concluded that we are not able to support the variance requests as submitted. Findings of Fact: Number of signs facing right-of-way - Bldg. A & B 1. The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: the proposed signs go against the allowable number of signs that the Sign Ordinance permits for this type of building/complex and compromises the intent and aesthetic quality of the US 31 Overlay Zone. 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: there are residential properties to the west that will look directly at the buildings where the signage is proposed. 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: by law, the site is currently allowed 11 signs that will help direct patients to and throughout the site, as well as to identify where their doctor's office is located. Recommendation: The Dept. of Community Services recommends negative consideration of Docket Nos. 07080011 - 07080012 V. NOTE: Below are illustrations of proposed and currently installed sign age on the North Meridian Medical Pavilion site. ~---. ...-----l ""_d_ ....~ 18 .. 2 In" North Meridian Medical Pavilion ~ 18. l~' 1of11. ~, A - -..."" . Il ~ Cl .c ~ c u:: Cl E <( Z PI c; ::I: e III :> o 9 i"'J Front E/ovnrJon . Finish Gmdo LcwoJ r-,Ul'".A"'\~->.: ...-- -,- . ...,~;-~:'"""'4 SlJ\LEV.SI,CNS. 1,~O.j r. nUl" 515 ll1dIMQIl("i.., I\: ~li~11<6 l~LJI-.(Jr'..+io::. t-:l1.\.:_q't_~'::Ull2.3 W\'" "1.,1..;y -ilfll....l1 ,.,\ PI,.a North Meridian Medical Pavilion . Oel"_o1 ~ ~ -mF1 ~..Ilrlcay "",It~rd. O\*rl Page 1 of 1 A 1 ~. = 1'-0' Exterior Post & Pa nol Incidental Sign (Flag Mt.) c--. 12105/2006 ~ VA Roemer s.iiO. CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT January 28, 2008 3-41. North Meridian Medical Pavilion - Signage The applicant seeks the following development standards variance approval: Docket No. 07080011 V Section 25.07.02-10 Number of signs facing ROW - Bldg. A. Docket No. 07080012 V Section 25.07.02-10 Number of signs facing ROW - Bldg. B. The site is located at 12188 N. Meridian St., and is zoned 8-6. Filed by Doug Staley, Jr. of Staley Signs. The Department is requesting that this petition be tabled until the February 25th hearing, to allow for the submittal of additional material.