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HomeMy WebLinkAboutDept Report 04-27-09CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT Apri127, 2009 li. Community Health Pavilion -Signage The applicant seeks the following development standards variance approvals: Docket No. 09020007V 25.07.02-09 (b) Two signs facing East ROW The site is located at 11911 N. Meridian St. It is zoned B-6/Business, within the US 31 Overlay Zone. Filed by Don Miller of A Sign By Design. General Info: Within the last b months, the Penn Medical Plaza was built immediately east of the Community Health Pavilion (the applicant). In an effort to make their building more visible, more Signage is desired. At the March 23rd BZA meeting, the requests for the number of signs and north elevation sign not facing a ROW were approved. The Height of the Directional Sign, Square footage of the directional sign, and height of ground sign were denied. Two signs facing the East ROW was a tie vote. That is why the Applicant is back for the Apri127 meeting. Analysis: With last month's approved variances, the total square footage allowed for this site is now 298. This would include two wall signs, one ground sign, two directory signs and one directional sign. The final variance to be determined would allow a third wall sign to face east. The sign will be 66.25 sq. ft. The Applicant had originally requested a 100.81 sq. ft. sign. This is a 34.56 sq. ft. reduction. While the Department appreciates the effort of the Applicant to make the total excess Signage square footage for the site less, there still is concern over the necessity of this sign. A ground sign property marking the entrance (already exists} along with address numbers on the building should provide adequate way-finding for this building. Findings of Fact: Two Signs Facing East Right-of--Way 1. The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: even though there is a new building directly to the east of the applicant, there is still a ground sign at the entrance that will direct people to the building. An additional wall sign will not be seen as well as the ground sign will be and could potentially cause harm to the public health, safety and general welfare of the community. 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 addition of signage could give the applicant more sign area than the other businesses in the area. The Department stands by the Sign Ordinance on how much Signage is allowed and tries to keep all buildings businesses on a level playing field. 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: the applicant already has one ground sign facing east. They are not without identification onto the site. Recommendation: The Dept. of Community Services recommends negative consideration of Docket No. 09020007 V after all concerns have been addressed.