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HomeMy WebLinkAboutMinutes BZA 09-22-03S1� aF C.4 9 it of N G.�ir /lll�������� Carmel/Clay Advisory Board of Zoning Appeals Regular Meeting Monday, September 22, 2003 The regularly scheduled meeting was held at 7:00 PM in the Council Chambers of Carmel City Hall on September 22, 2003. Those members in attendance: Leo Dierckman, Michael Mohr, and Earlene Plavchak, thereby establishing a quorum. Department of Community Services Staff in attendance: Department Director Michael Hollibaugh and Planning Administrators Jon Dobosiewicz and Angie Butler. John Molitor, Legal Counsel, was also present. Mr. Dierckman moved to approve the minutes from the August 25, 2003 meeting. The motion was seconded by Mrs. Plavchak and APPROVED 3 -0. Mr. Molitor gave the Legal Report. He stated that he had no updates for the couple of pending lawsuits. However, he was anticipating information and suggested an Executive Session before the next regularly scheduled Board meeting. Mr. Dobosiewicz gave the Department Report. Two items on the agenda, Items 2 -11 h, Clay Terrace signage and Item 12 h, Wilson Office Complex signage, require the suspension of rules by the Board. The notices to adjoining property owners were sent in required amount of days, but the published notices in the newspaper were late. Mr. Dierckman moved to suspend the rules. The motion was seconded by Mrs. Plavchak and APPROVED 3 -0. H. Public Hearing Ih. Nathan Hawkins Addition, Lot 6 (V- 79 -03) Petitioner seeks Development Standards Variance approval to construct a parking lot without curbing. V -79 -03 903070010 §27.3.2 parking lot curbing The site is located at 220 N Range Line Rd. The site is zoned B -1 /Business and is within the Old Town Overlay. Filed by Joe Sheets of JBS Holdings, Inc. Present for the Petitioner: Joe Sheets, 13738 Oak Ridge Road, Carmel. The current parking lot is packed gravel. The City Engineer stated the water would drain more effectively without curbing. Members of the public were invited to speak in favor or opposition to the petition; no one appeared. Mr. Dobosiewicz gave the Department Report. The City Engineer has reviewed this small lot adjacent to a City alley and found the water will drain more effectively into the lawn area and storm sewer without curbing. The Department is recommending favorable consideration. Page 1 Carmel/Clay Advisory Board of Zoning Appeals September 22, 2003 Page 2 of 6 Mr. Dierckman moved to approve V- 79 -03, Nathan Hawkins Addition, Lot 6. The motion was seconded by Mrs. Plavchak and APPROVED 3 -0. 2 -1 lh. Clay Terrace Signage (V -85 -03 through V- 94 -03) Petitioner seeks Development Standards Variances from Section 10.3, Sign Requirements, of their PUD ordinance Z- 386 -02. V -85 -03 903080017 §10.3 C.1 Center Identification Ground Sign Height V -86 -03 903080018 Exhibit B Center Identification Ground Sign Design V -87 -03 903080019 §10.3 C.2 US 31 Center Identification Ground Sign Height V -88 -03 903080020 Exhibit B US 31 Center Identification Ground Sign Design V -89 -03 903080021 §10.3C.3 Center /tenant Identification Ground Sign Height V -90 -03 903080022 §10.3C.3 Center /tenant Identification Ground Sign Quantity V -91 -03 903080023 §10.3C.3 Center /tenant Identification Ground Sign Location V -92 -03 903080024 Exhibit B Center /tenant Identification Ground Sign Design V -93 -03 903080025 §10.3.1) Calculating Sign Area V -94 -03 #03080026 §10.3.1) Sign Types Allowed The site is located at the southwest corner of US Highway 31 and East 146 Street. The site is zoned PUD Planned Unit Development. Filed by Paul Reis of Drewry Simmons Pitts Vornehm for Lauth Property Group. Present for the Petitioner: Paul Reis, 5013 Buckeye Court, Carmel. Also in attendance was Joe Downs, Vice President of Development Operations for Lauth Property Group. The City Council adopted Ordinance Z- 386 -02, which established the PUD district. The petitioner had prepared conceptual drawings of the proposed signage for Clay Terrace. The Plan Commission and Council required a certain amount of detail for the proposed signage for the development and the rezoning of the real estate. Subsequent to the adoption of the ordinance, the final development plan and architectural design, lighting, landscaping and signage were submitted to and approved by the Plan Commission. The ordinance required the petitioner submit a sign plan for the Commission's approval as a part of the ADLS application. The sign plan, as approved by the Commission as a part of the application, clarified and defined the signage requirement for the development from the conceptual drawings and specifications that were approved as part of the ordinance. As a consequence, the approved sign plan does not conform to the sign provisions of the ordinance. In order for the petitioner to proceed to develop Clay Terrace pursuant to the approved ADLS, they must obtain appropriate variances from this Board. These variances will amend the PUD ordinance and will be applicable to all tenants in Clay Terrace. Due to the crucial timing of negotiations and need to allow development to proceed in accordance with the approved ADLS, and the extensive time period required to amend the ordinance through the Plan Commission and City Council procedures, the petitioner met with Mr. Hollibaugh and Mr. Dobosiewicz to discuss and agree upon a proper process to deal with the signage for Clay Terrace. The Mayor agreed the variance approach was in the best interest of the community to promote the successful and timely development of Clay Terrace. As a Page 2 Carmel/Clay Advisory Board of Zoning Appeals September 22, 2003 Page 3 of 6 result of these meetings, the variance applications were filed in the form requested by Mr. Dobosiewicz. There are four areas in this development. A sign plan was shown. The first area is the clarification of the specifications for the monument sign on the north part and on the southern portion of the development. The center ground identification signs to be located at the north and south entrances have been increased in height to seven feet five inches. This design is significantly different from the signage that was proposed in conceptual form and approved. Pictures of both signs were shown. The sign area has been reduced from 105 square feet to 51 square feet. Second will be the monument sign adjacent to U.S. 31. This particular sign is eleven feet eleven inches. Pictures of both signs were shown. The two variances are the proposed height and design. Mr. Mohr interrupted to remind everyone that in order for a petition to pass tonight, the vote must be 3 -0. If the vote is split, the item will need to come back for next month's meeting. Mr. Reis continued. The sign approved under the ordinance allows 360 square feet. The proposed sign is 169 square feet. The center or tenant identification signs along Range Line Road were originally proposed to be oriented to vehicles. In the preparation of the final development plan, the scale of these signs was changed and redesigned to focus on pedestrian traffic. There are two types. Renderings were shown. The primary signs have a substantial base. These signs will be located in the parking areas as well as the intersections. The second set of signs is the smaller secondary pedestrian signs. These provide information to the pedestrians as they walk through the development. The variance is with regard to dimensional size and also the number and design of the signs. There will be ten pedestrian signs, five primary and five secondary, to be located along Clay Terrace /Range Line Road. There will be eleven signs, nine primary and two secondary, to be located in various locations in the parking areas and pedestrian walkways to provide information at a pedestrian scale. The maximum height of these signs will go from five feet to ten feet nine inches. The next variance deals with the streetscape. In the creation of this development, there is a significant streetscape. Working with the size and types of the signs going in, the Plan Commission approved a slightly different formula for determining the maximum sign area. It will be 30 square feet for the first 50 linear feet and then one additional square foot for each additional linear foot of frontage, up to a maximum of 80 square feet. This will provide more appropriate sign area. The final request is to modify the ordinance with specific types of wall signs in the development. As the architectural design has evolved, the wall sign criteria needed to be further clarified and specified. Working with the Special Studies committee and with the department, a more stringent sign criterion was approved. In preparing the ADLS, the signs have been further defined. The first is dimensional wood, metal, glass or other material with permanent appearance indirectly lit. The second type will be reverse channel letters with halo illumination with opaque letter sides and faces and a non reflective background. The third type is an imbedded flush recessed box sign with opaque material with routed push through translucent acrylic letters. The next is called an in -sized signing caste into or carved out of any opaque material and indirectly lit. Another is scriptural iconographic elements contextual to the storefront design. The final type of approved wall sign would be blade signs, which Page 3 Carmel/Clay Advisory Board of Zoning Appeals September 22, 2003 Page 4 of 6 are smaller and primarily on the corners of the building. These signs will be shown to the Plan Commission at the time when tenants are proposing their facade for the ADLS Amendment. Examples of the sign types were shown. Members of the public were invited to speak in favor or opposition to the petition; no one appeared. Mr. Dobosiewicz gave the Department Report. The petition before you this evening has been broken down into four parts and the petitioner has done a good job of explaining them to you. One being the center identification ground signs, those will be similar to a subdivision entrance sign. The Plan Commission has approved those designs and the Department is in favor of those two variances. The second type of sign is the U.S. 31 sign. The Plan Commission approved the revised design. The third type is more of pedestrian way finding system than it was at the time the zoning went through. It was a sign more intended for automobile traffic coming along Range Line. The Department is requesting that the Board group these as packages. V -85 -03 and V -86 -03 are in relation to the center identification ground sign. V -87 -03 and V -88 -03 relate to the U.S. 31 identification sign. V -89 -03 through V -92 -03 address the way finding signage that has been discussed. V -93 -03 and V -94 -03 relate to wall identification signs throughout the center and the way in which permissible sign area will be calculated for the tenants along the extension of Range Line Road /Clay Terrace Boulevard. This will be more of a Main Street feel instead of a strip mall type setting. This will allow flexibility for the various size frontages. The Department is recommending favorable consideration and it was supported by the Plan Commission in review of the ADLS and will prevent frustration in dealing with individual tenants for signage. Mrs. Plavchak asked if there was a color scheme to unite all these signs. This seems like a lot of variation in style, size, and color. Mr. Reis stated this is intended to be a lifestyle center and not a strip center. Each tenant will seem like they are in their own building. They can be creative to a point. The monument signage will be aluminum and masonry. The primary pedestrian signage is consistent. The smaller oval will be a multi colored map of the stores on a placard. The smaller signs will have a similar placard. Mrs. Plavchak moved to approve V -85 -03 and V- 86 -03, Clay Terrace Signage. The motion was seconded by Mr. Dierckman and APPROVED 3 -0. Mrs. Plavchak moved to approve V -87 -03 and V- 88 -03, Clay Terrace Signage. The motion was seconded by Mr. Dierckman and APPROVED 3 -0. Mrs. Plavchak moved to approve V- 89 -03, V- 90 -03, V- 91 -03, and V- 92 -03, Clay Terrace Signage. The motion was seconded by Mr. Dierckman and APPROVED 3 -0. Mrs. Plavchak moved to approve V -93 -03 and V- 94 -03, Clay Terrace Signage. The motion was seconded by Mr. Dierckman and APPROVED 3 -0. Page 4 Carmel/Clay Advisory Board of Zoning Appeals September 22, 2003 Page 5 of 6 12h. Wilson Office Complex Signage (V- 95 -03) Petitioner seeks a Development Standards Variance for signage. V -95 -03 903080032 §25.7.02 -11(b) Number Type of Signs The site is located northwest of Keystone Ave and E. Carmel Drive. The site is zoned B -8 /Business and is within the US 431 Overlay. Filed by Steve Wilson for W& W Properties, LLC. Present for the Petitioner: Steve Wilson, 11832 Stoney Bay Circle, Carmel. The offices are located behind the McDonald's on Carmel Drive. Part of the buildings faces Keystone, part faces Mohawk Hills Apartments, and part faces another office complex. The request is for individual signs for each tenant. The signs on the former Illusions Restaurant building, which faces Keystone, would be in the gable or above the door or window of each tenant. The signs would be individual maroon standout letters. The side facing Mohawk Hills Apartments would need two signs on the two -story area above the door on the first floor. The other two tenants are on the ground floor. One would have a sign above the window and the other would have a sign above the door. These signs would be the same as the previous signs. On Cluster A, which does face Keystone, the tenants would have painted letters on a board. For the building on the backside facing the other office complex, the signs are proposed for over the doors. The two end units have doors in the courtyard, so their signs would be out by the parking area. Members of the public were invited to speak in favor or opposition to the petition; no one appeared. Mr. Dobosiewicz gave the Department Report. These items have gone through the Plan Commission Special Study Committee and been approved. The Department is recommending favorable consideration. The request is for each individual tenant to have a sign. According to ordinance, this is considered a multi- tenant, multi -story building, where individual signs would not be permitted. The only issue is a limitation on the distribution and size of the signs, so that they do not exceed the 20 square feet approved by the Plan Commission. Mr. Dierckman stated this sign package had been gone through thoroughly at the Plan Commission level and he is in favor of it. Discussion followed regarding the size and location of the signs. Mr. Dierckman moved to approve V- 95 -03, Wilson Office Complex Signage. The motion was seconded by Mrs. Plavchak. Mrs. Plavchak withdrew her second and Mr. Dierckman amended his motion. Mr. Dierckman moved to approve V- 95 -03, Wilson Office Complex Signage, with the commitment that the signs be the size and location of those prescribed in the photographic renderings. The motion was seconded by Mrs. Plavchak and APPROVED 3 -0. Page 5 Carmel/Clay Advisory Board of Zoning Appeals September 22, 2003 Page 6 of 6 I. Old Business it. Lucky Farms Riding Arena (SU- 78 -03) Petitioner seeks Special Use approval to construct an indoor horse riding arena. SU -78 -03 903070008 §5.2 special use in S -1 zone The site is located at 9919 Towne Road. The site is zoned S -1 /Residence —Very Low Density. Filed by Adam DeHart of Keeler -Webb Associates for Lucky Farms, LLC. Present for the Petitioner: Adam DeHart, Keeler -Webb Associates, Project Manager, 486 Gradle Drive, Carmel. A site plan was shown. The Theraplay Program uses the existing barn almost daily for special needs children. The new indoor riding arena is an open -air riding arena with a small tack room, cleaning room, and feed storage room. The Lucky Farms horses will use this barn. The style matches the existing barn. The legal description will be rewritten to include the entire parcel in one piece to maintain a minimum five -acre parcel. Members of the public were invited to speak in favor or opposition to the petition; no one appeared. Mr. Dobosiewicz gave the Department Report. The Department is recommending favorable consideration. This is an expansion of the Special Use that exceeds the allowable ten percent. Mr. Dierckman moved to approve SU -78 -03 Lucky Farms Riding Arena. The motion was seconded by Mrs. Plavchak and APPROVED 3 -0. J. New Business There was no New Business. K. Adiourn Mrs. Plavchak moved to adjourn. The motion was seconded by Mr. Dierckman and APPROVED 3 -0. The meeting was adjourned at 8:30 PM. Michael Mohr, President Connie Tingley, Secretary Page 6