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HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS HEARING OFFICER DEPARTMENT REPORT October 27, 2008 3-4d. Dairy Queen - Signage The applicant seeks the following development standards variance approval: Docket No. 08090030 V Ch. 25.07.02-08 b) Number of signs Docket No. 08090031 V Ch. 25.()7.02-()8 c) Maximum s<)uare footage: a) north fa~ade b) south fa~ade c) west facade The site is located at 951 N. Rangeline Rd. It is zoned B-3, Wide variety of industrial, commercial, and office uses in transitional locations. Filcd by Mina Khoury of Khoury Enterprises. General Info: In May of2007, the Carmel Dairy Queen on Rangeline Rd. burnt down. A new building is currently under construction to replace it. The variance requests are for new signs on the building. Analysis: Prior to the fire, variances (Dockct No. 19-74 V and SV 28-93) were granted tor a ground sign with changeable copy to replace an existing non-conforming pole sign, in addition to the existing wall sign for this site. One of the variance requests by the Petitioner is to transfer the rights of the previous ground sign variance to the north and south sides of the building, however, in the form of wall signs. Although the Department is supportive of this transfer, the previous variance was for a 30 sq. ft. sign only. In comparison, the proposed north wall sign is requested to be 50 sq. n., and the south wall sign is proposed to be 80 sq. ft. There is also a variance requested for the west facing wall sign square footage, which is proposed to be 147 sq. ft. versus 30 sq. ft. which is currently allowed. The yellow bars on thc drawing above show where the proposed signs want to be located. The black dotted line shows the approximate new location of the new building. Each of the new signs will have the "DQ" logo and a cabinct sign that says "Grill and Chill" underneath (or beside it - as is the case for the west sign). The sign ordinance considers each sign as a separate sign that is installed on the same fa<;ade. Thus, there are six signs proposed, instead of the two (or three - ground sign split into two wall signs) pcnnittcd. The Department is in support of the 5 of the 6 signs proposed. However, while the Petitioner and the Department have worked very closely on the re-buiLd project, and the Department is supportive of the ground sign to wall sign transfer, the Department is not in support of the requests for additional square footage, which are excessive when compared to what is allowed by thc Sign Ordinance, and, what other comparable businesses have been allowed. With the above in mind, the Dcpartmcnt would like to propose three alternatives that we feel are supportive of the petitioner, but more in keeping with the community by reducing the overall number of signs and total sign area. First, the Department proposes to reducc the proposcd number of signs on north elevation from two signs to one, such that the only sign is the DQ logo. This would also adjust the sign are downward to 28 square feet, which is consistent with the area from the previous ground sign variance (30 sq. ft.), and allows for a sign that better fits the area of the building. The second suggestion is to reduce the sign square footage proposed for the south elevation signs to 50 sq. ft. of signage, instead of 80 sq. ft. Our third suggestion is to allow the west elevation signage to have the 80 sq. ft. signs (l01 sq. fL side by side). These modifications would reduce the Petitioner's proposed sign area by from 277 sq. ft. to 179 sq. ft. These modiflcations are all achievable by simply shifting signs from one fayade to another, and through the elimination of "grill and chill". Staff stands ready to elaborate on any of the above. Findings of ~Fact: Number of signs 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of tbe community because: the signs will be located on the walls of the building and will not obscure drivers' vision. The signs are necessary for identification and are similar to other signs in the area. 2. Thc use and value of tbe area adjacent to the property included in the variance will oot be affected in a substantially adverse manner because: this site is in a commercial area with other businesses that have signs installed as well. 3. The strict application of the terms of the Zoning Ordinance to the property wiJI result in practical difficulties in the use of the property because: the removal of the ground sign takes away the advance notice to customers when to turn into the site. With the addition of the signs on the north and south facades, that becomes far less of an issue. Findings of Fact: Maximum Square footage 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the communit)' because: the signs are meant to serve identification purposes. The sizcs of the proposed signs will not hinder traffic or visioTl clearance. 2. Tbe use and value of the area adj acent to the property included in the variance will not be affected in a substantially adverse manner because: the signs serve as identification purposes only. Other businesses in the area also have signs. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficolties in the use of the property because: the signs are standard sizes that DQ allows its franchises to have. Having to create custom signs would be costly and not time-effective. The new building is nearing completion, and is ready to have new signs installed for the grand re-opening. Recommendation: The Dept. of Community Services recommends positive consideration of Dod:et Nos. 08090030 and 08090031 V after all issues and conccms have been addressed.