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HomeMy WebLinkAboutDept Report 03-24-08 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT March 24, 2008 1-2h. North Meridian Medical Pavilion - Signage The applicant seeks the following development standards variance approval: Daeket Na. 07080011 V Seetian 25.07.02 10 Number at" signs (aeing RO\V Bldg. }~. Doel{et No. 07080012 V Section 25.07.02 to Number afsigns (oeing RO'W Bldg. It Docket No. 08020019 V Section 25.07.02-10 d) Ground Sign Height Docket No. 08020027 V Section 25.07.02-10 b) Number of signs The site is located at 12188 N. Meridian St., and is zoned B-6. Filed by Paul Reis of Bose, McKinney and Evans, LLP. General Info: The original variance requests were for two additional tenant signs on the west fayade of both Building A and B (under construction). These requests have been withdrawn. The new request is for the height on a new ground sign. This ground sign will be located at the primary entrance off Illinois S1. Analysis: The proposed sign is 12' in height and 73.5 sq. ft. in area. A 75 sq. ft. sign is allowed by the Sign Ordinance. However, the Sign Ordinance only allows a 6' tall ground sign, thus the need for the vanance. The reason for the second new variance, number of total signs, is because the applicant had previously requested a variance in 2004 (04110022 V) to relocate the signage that would be allowed for Illinois St. to face US 31 . This request was approved. Now this new ground sign will be the only signage (other than directional exempt signage) facing Hlinois St. This sign/site has been the topic of much debate over the last five months. The Department has worked with the applicant to get to this point, and we are very pleased with the result. We feel a ground sibTU is a much better way to identify tenants and provide way-finding in a residential setting than four 115 sq. ft. wall signs. There are a couple issues to be addressed though. The original variance requests were for 4 tenant wall signs. The new proposed ground sign has 6 tenant spaces. When proposing this idea to the applicant, the Department suggested an 8-10' tall sign. We felt that would adequately support their needs for tenant identification. A 12' sign has been proposed. Iftwo tenant panels were removed, that would lower the overall height of the ground sign to about 10' tall. This would make it only 4' above what is allowed, as opposed to 6' over what the Sign Ordinance permits. The Department is in support of this ground sign; however feels that it may be too tall. We would ask that the BZA determine what height and number of tenant panels would be adequate and appropriate for this ground sign. Findings of Fact: Height of Ground. Sign 1. The approval of this variance ,,,ill be injurious to the public health, safety, morals, and general welfare of the community because: the proposed monument ground sign will provide necessary identification to patients and visitors to the North Meridian Medical Pavilion buildings and the sign has been designed and located on the site with a north to south orientation to minimize any etTect on the adjacent residential development to the west and across Illinois Street. 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: the design and the location of the sign has been made to minimize any effect on the adjacent area and is consistent with the ground signage used in the U.S. 31 Corridor to identifY tenants in medical office buildings. 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: it is essential that the patients and visitors to the medical office buildings be able to locate the buildings where their health care providers are located and wall signage facing Illinois Street and the residential development to the west is not encouraged. Findings of Fact: Number of signs 1. The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: the proposed monument ground sign will provide necessary identification to patients and visitors to the North Meridian Medical Pavilion buildings from 111inois Street, a major thorough fare adjacent to the property. 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: the design and the location of the sign has been made to minimize any effect on the adjacent area and eliminates the need for wall signage that would face the residential developments to the west. 3. The strict application of the terms of the Zoning Ordinance to the property will not result in practical difticulties in the use of the property because: without this additional ground sign, patients and visitors would be deprived of essential and appropriate identification of the health care providers located in the North Meridian Medical Pavilion buildings. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 08020019 V and 08020027 V after all concerns have been addressed.