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HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT March 24, 2008 8-12h. Penn Medical Plaza - Signage The applicant seeks the following development standards variance approval: Docket No. 08020008 V Section 25.07 - Sign Chart C: Address Number chart exceed chart size Docket No. 08020009 V Section 25.07.02-10 (b) Number of signs Docket No. 08020010 V Section 25.07.02-10 (b) Number of signs facing right-of-way Docket No. 08020011 V Section 25.07.02-10 (b) Signs not facing right-of-way Docket No. 08020012 V Section 25.07.02-10 (e) Exceeds allowable square footage The site is located at I 1900 N. Pennsylvania St. and is zoned B-6 - Light commercial and office uses adjacent to limited access highways. Filed by Charlie Frankenberger of Nelson and Frankenberger. ~- Address numbers General Info: The petitioner is requesting pennission to place four individual tenant wall signs, an address-only ground sign, a tenant directory si6111, and safety signs on the subject property. The overall sign square footage, if approved, would exceed the pemlissible square footage. The tenant wall signs would be placed on the south, north, and east comers of the building. Analysis: Based on the building's frontage and distance from Pennsylvania Street, a maximum of 75 feet total, for wall signs, would be permitted. Since four signs are requested, each sign would be permitted to be 18 % square feet. The applicant is requesting 25 square teet per sign, or 100 square feet total. The requested address numbers also exceed the permitted size; the Sign Ordinance permits address numbers up to 3.5 inches in height, and the requested size is 6 inches. Multiple signs, including two signs that will not face the right-of-way of Pennsylvania Street, are also requested. While the Department does not want to enCOUrdge sign proliferation, multiple tenant signs are common in the Meridian Street corridor, and are acceptable provided they are not excessive with regards to size or number. Typically, one sign per tenant is seen on one fac;ade, and is of a size that is readable from a distance without being overly large. The majority of the signs requested are for waytinding, or for alerting drivers to the clearance height of the canopy on the west faQade; these signs are pemlissible and encouraged, as they enhance safety. The applicant has also requested signs that will bc visible when traveling north and south on Pennsylvania Street, but will not aehlally have street frontage. While street frontage is required, as these will be visible from the street, they represent an acceptable deviation. The Department's only concem is with the overall requested size. The difference between what is requested and what is permitted is 25 square feet. The Department would prefer to see smaller signs-perhaps 20 square feet each rather than 25 square feet each. A variance would still be necessary, but the size increase would not be so great, and would be more in keeping with surrounding signs, while not losing visibility. Findings of Fact: Number of signs 1. The approval ofthis variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The requested variance will allow si6111age on elevations marc perpendicular and visible to vehicles traveling on Pennsylvania Street, as well as signs for enhanced safety and wayfinding. 2. The use and value of the area adjacent to the property included in the variance will be not afl"ected in a substantially adverse manner because: The requested variance will allow signage on elevations more perpendicular and visible to vehicles traveling on Pennsylvania Street, as well as signs for enhanced safety and way finding. 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: Building tenants would lose visibility on Pelillsylvania Street. Findings of Fact: Numher of signs not facing the right-of-way 1. The approval of this variance will not be injurious to the puhlic health, safety, morals, and general welfare oftbe community because: The signs will be visible from the right-of-way. 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 signs will be visible from the right-of-way. 3. The strict application of the terms of the Zoning Ordinance to the property wiIl result in a hardship in the use of the proper!)' because: Building tenants would lose visibility on Pennsylvania Street. Findings of Fact: Number of signs facing the right-of-way 1. The approval of this variance will not be inj urious to the pu blic health, safety, morals, and general welfare of the community because: The additional requested signs will increase tenant visibility and building visibility without being visually obtrusive. 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 requested signs will increase tenant visibility and building visibility without being visually obtrusive. 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: If tIus variance is denied, then little signage will be on the front/east side of the building, making it harder for paLrons to identify a business' location. Findings of Fact: Address numbers exceed permissible size 1. The approval of this variance will not beinjurions to the public health, safety, morals, and general welfare of the community because: The relative deviation of 2.5 inches will not have a negative visual impact, and will enhance visibility. 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 relative deviation of 2.5 inches will not have a negative visual impact, and will enhance visibility. 3. The striet application of the terms of the Zoning Ordinance to the proper!)' will result in a hardship in the use of the property because: The address numbers would not be as easy to read, resulting in a potential negative impact on satety. Findings of Fact: Total sign size exceeds allowable square footage 1. The approval ofthis variance will be injurious to the public health, safety, morals, and general welfare of the community because: Each tenant sign, if approved as filed, would be 6.25 square feet larger than permitted, and would not be in keeping with the overall tenant sign sizes in the Corridor. 2. The use and value of the area adjacent to the property included in the variance wiD not affected in a substantially adverse manner because: Each tenant sign, if approved as filed, would be 6.25 square feet larger than pennitted, and would not be in keeping with the overall tenant sign sizes in the Conidor. 3. The strict application of the terms of the Zoning Ordinance to the property will not result in a hardship in the use of the property because: The signs could be reduced slightly, bringing them more in keeping with surrounding signs, and not lose visibility. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 08020008 V, 08020009 V, 08020010 V and 08020011 V, and negative consideration of Docket No. 08020012 V after all concems have been addressed.