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HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT October 27, 2008 1-5h. West Carmel Shop pes (US 421) - Signage The applicant seeks the following development standards variance approval: Docket No. 08090003 V Ch. 25.07.02-09 b) Number of signs Docl{et No. 08090004 V Ch. 25.07.02-09 b) Sign not facing a public RO\V (north) Docket No. 08090005 V Ch. 25.07.02-09 b) Sign not facing a public ROW (south) Docket No. 08090006 V Ch. 25.07.02-09 b) Not all tenants represented on sign (north) Docket No. 08090007 V Ch. 25.07.02-09 b) Not all tenants represented on sign (south) The site is located at 4335 W. I06th St. It is zoned 8-3, Wide variety of commercial and office uses in transitional locations. Filed by Don Miller of A Sign By Design. General Info: The Petitioner is requesting for two new ground signs to be installed at the north and south ends of the center. This center is just east of Michigan Rd. and south of I06th St. Analysis: The proposed signs are 33 sq. ft. in area and less than 6' tall. They meet the size requirements of the Sign Ordinance. TIleY will be intemally illuminated and have ten tenant panels on each sign. The panels will have white backgrounds with black text. Specific fonts will be respected. The name of the center, West Carmel Shoppes, will be located at the base of the sign. The purpose of these signs is to aid drivers going north and south along the private drive that connects 1061h St. to all the shops east of Michigan Rd. This thoroughfare has become heavily trafficked and additional signage is necessary to alert drivers of the shops' location. The Department did make a visit to the site and thoroughly went over all options for the placement of these two signs. The right-of-way for I06th St. is too great and Hamilton County will not allow signs to be located in its right-of-way. Commerce Dr. has room for the sign, but is not a main entrance for the center. This is why the proposed locations are the best options. It will allow the tenants to have the most exposure to passing traffic. The site would be allowed one ground sign, because of its two frontages. It needs these variances in order to have the second one and the design and placement the Petitioner prefers. This site is somewhat unique because it sits at the corner of two public streets. Unfortunately, the front of the stores does not face those streets. Thus the reason for the variances for signs not facing a right-of-way. There are other stores with the same needs in this area and the Department supports this variance request. There are more than 10 tenants in the building; however, trying to fit that many tenants on a sign would be very difficult. The sign would then need to be larger and taller, in order to accommodate all the tenants. That would require additional variances and the Petitioner does not want to do that. The Sign Ordinance requires that all tenants be equally represented on the sign. This is why the Petitioner is seeking this variance and the Department supports the request. Findings of Fact: Number of signs 1. The approval of this variance will not be injurious to tbe public health, safety, morals, and general welfare of the community because: the signs are placed out of the rigbt-of:'way and do not obstruct the view of motorists. The signs will help aid in the traffic flow because motorists will find locations faster. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The signs are fabricated from aluminum and brick, which are the same matelials used in adjacent propel1ies. 3. The strict application of the terms of the Zoning Ordinance to the property wiII result in practical difficulties in the use of the property because: The center businesses are not seen from the major roads due to the outlot buildings in front of the center. Findings of Fact: Sign Not Facing Public Right of way (north and south) 1. The approval of this variance will not be in.furious to the public health, safety, morals, and general welfare of the community because: this private drive has become a heavily trafficked thoroughfare and the addition of these signs will not hinder traffic flow nor cause any sa1'ety issues because they are located far enough back from the road and outside of the vision clearance triangle. 2. The use and value ofthe area adjacent to the property included in the variance will not be affected in a substantially adverse luanneI' because: these signs are similar to other signs in the US 421 Corridor and will help customers find the stores they wish to travel to easier. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties .in the use of the property because: this building is set back more than 300 ft. from US 421 and the view is blocked by other outlot buildings. The tenants feel these signs are necessary to alert cross traffic that they are in this center. Findings of Fact: Not all tenants represented on sign (north and south) 1. The approval of this variance "iO not be injurious to the public health, safety, morals, and general welfare of the community because: not having all tenants of this center on the signs will be better, because drivers will be able to see more clearly the names of fewer stores. Tt will aid in safety and general welfare. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: Other signs in the US 421 Corridor al.so limit the number of tenants allowed to go on a sign. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the useot" the property because: not only would the signs be diflicult to read with all tenants located on the sign, but the applicant would need more variances for size and height to accommodate all tenant names. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 08090003 -7 V after all concerns have been addressed.