HomeMy WebLinkAboutDept Report 12-17-07
CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
December 17, 2007
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.
DocJ\:et No. 07080012 V Section 25.07.02-10 Number of signs facing RO\V - Bldg. B.
The site is located at 12188 N. Meridian St., and is zoned B-6.
Filed by Doug Staley, Jr. of Staley Signs.
General Info: The variances requested are tor two additional tenant signs on the west fa<;:ade of both
Building A and B (under construction). The si,b'1ls will each be 115 sq. ft. in area, havc white t~'lces 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 facc US 31. This 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 applicant feels this addi tional signage is necessary for both
tenant identification and patient wayfinding. The site has been approved for two ground monument signs
stating "NOlih 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 of the second building. The construction of
lIlinois St. is now complete and patients may easily access the site from Illinois St. and the N. Frontage
Rd. Because the site is a multi-tenant, multi-level building complex, each building is also pennitted a 20
sq. ft. directory sign to be placed in front of the entrance to each building. Drawings have been submitted
for these signs; however they have not been reviewed by the Plan Conunission at the request ofthe
applicant. That would make the total potential number of permitted signs for this site 11. Four more signs
would put the total at 15 and the Department 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 sign with tenant panels at the main entrance
on Illinois St. We feel it would satisfy both needs ofthe applicant for tenant identification and patient
wayfinding. The buildings are set back around 400 ft. from Illinois St. The Department believes a patient
driving either north or south along lllinois 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 applicant feels wall signagc will better suit their needs.
However, four 115 sq. ft. wall signs would not be appropriate immediately adjacent to the residential
neighborhoods along Illinois St. The DepaJiment is concerned about light pollution tor the nearby
residents. It has also come to our attention that agreements were made with the residents that signage
would be kept to a minimum; if at all on the western fa<,:ade 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 Conidor 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 \vithin the corridor may be retail. This site is not permitted any retail use;
therefore the "need" to identify a majority ofthe tenants is not there.
The Dep31iment 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 tor 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 cunently 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 signage on the North Meridian
Medical Pavilion site.
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This sign was approved at the June 5, 2007 special studies meeting, but have yet to be installed.
Here is a site map of the proposed signage. The two ground monument signs (next page) were approved and
installed.
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