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HomeMy WebLinkAboutMinutes SpecStdy 05-01-07CARMEL PLAN COMMISSION SPECIAL STUDIES COMMITTEE TUESDAY, MAY 1, 2007 Members present: Wayne Haney, Kevin Heber, (late arrival) Steve Stromquist, Susan Westermeier. DOCS Staff Present: Christine Barton- Holmes and Rachel Boone. John Molitor, Legal Counsel was also in attendance. The Special Studies Committee considered the following items: 1. Docket No. 07030036 ADLS Amend: Sunbelt Rentals Signage The applicant seeks approval for a sign face change. The site is located at 10222 N. Michigan Rd and is zoned I -1 /Industrial and lies within the Michigan Rd Overlay. Filed by Bonnie McCall for Triumph Signs Consulting. Jim Bauman, of Triumph Signs, 480 Milford Parkway, Milford, Ohio 45150 appeared before the Committee representing the applicant. The petitioner is requesting a simple face change —not changing the existing size of the sign cabinet. The petitioner is changing the existing Nations Rent to the new Sunbelt Rentals sign. The sign is double- faced. Department, Christine Barton Holmes: The sign is a simple sign -face change; the landscaping will remain the same as well as the brick face. The Department is recommending approval at this time. Wayne Haney commented that the proposed change is a great improvement. Susan Westermeier made formal motion to approve Docket No. 07030036 ADLS Amend, Sunbelt Rentals Signage, seconded by Wayne Haney, APPROVED 3 -0. 2. Docket No. 07040018 ADLS Amend: Merchants' Square signage The applicant seeks approval for directional and multi- tenant center identification ground signs. The site is located at 2160 Keystone Way and is zoned B -8 /Business, partially within the SR 431 Overlay. Filed by Amanda Gate for Sign Craft Industries. William Gershenson, appeared before the Committee representing Ramco Gershenson, Inc., 31500 Northwestern Highway, Suite 300, Farmington Hills, Michigan 48334 owner of Merchants Square Shopping Center. The Petitioner appeared before the Board of Zoning Appeals regarding three directional signs 55" X 52" within the shopping center and two modifications to existing signage on the property adding panels below the current Merchants Square, and the addition of a monument sign, 59.5" X164" on AAA Way at 116 Street. The BZA approved the directional signage but was not in S: /PlanCommission /Minutes /Committees /Special Studies /2007/nay01 favor of the modifications to the monument signage saying that it was too high at 59.5 The petitioner decided to table at the BZA level and appear at the Special Studies Committee with modifications to the unfavorable portions of the signage proposal If there were further modifications recommended by the Committee, the petitioner would discuss and return to the BZA. One of the biggest points of contention was the signage to be introduced at AAA Way and 116 Street. In the recent past, the left -turn lane traveling east on 116 Street was removed and a green -belt installed. If motorists traveling east do not turn left at AAA Way into the Center, they would have to travel to Keystone Avenue and then either make a "U" turn or find their way back into the shopping center. It is essential to have identification at this location for the continued viability of the tenants within Merchants Square. There is a concern from prospective tenants regarding the signage at the shopping center entrances, not just their ability to be on the pylon or not. The pylon is there by variance received by the previous owner. One of the major issues was that the sign was encroaching within the right -of -way. If the City opts to incorporate the property, Gershenson will pay for the relocation or the removal of the sign. Another issue is the visibility at this intersection —the sign is just under 5 feet high from grade level. The directional signage is 4 feet in height. In order to give some tenants identification/exposure, tenant signage will appear at the bottom of those signs. Department Comments, Christine Barton Holmes: As stated by the petitioner, the appeal was heard at the March 26 BZA meeting. The case was tabled and at that time, the DOCS Staff was in support of two of the variances and now allowing all the tenants to be listed on the sign. Because of the size of the sign and the number of tenants, it would not be clearly legible. The Department is also in support of the number of directory signs within the site. There were some concerns with the height of the signs and the number of directional signs and that has been largely resolved. The new monument sign as proposed was 7.98 feet —the maximum permitted is 6 feet and the petitioner has agreed to reduce the height. At this time, with the modifications made and the statement that the sign would be moved at the petitioner's expense should the City expand the right -of -way, the Department is comfortable with the proposed signage and site design. Mr. Gershenson stated that the existing sign on Carmel Drive has the words "Merchants Square" with a brick base beneath. The change would add approximately 1 t/2 feet to the overall height of the sign with the inclusion of the panels and the tenant identification—anchor tenants. If the sign were any smaller, the names of the tenants would not be legible. The same sign will also appear at AAA Way and 116 Street, although with different tenant names. In response to questions from Sue Westermeier, Mr. Gershenson said he would like to install landscaping at the base of the signs. Christine Barton Holmes commented that landscaping is required and Scott Brewer would be making sure that the landscaping is installed correctly. S: /P1anCommission /Minutes /Committees /Special Studies /2007 /nay01 2 John Molitor noted that the additional signage is the BZA's jurisdiction —the Committee's function is to look at the aesthetics of the signage. If the Committee agrees that what is being presented meets with the Commission's requirements, then the petitioner can return to the BZA with a fully favorable plan for their ruling on the number of signs. The petitioner felt that the sign would be appropriate with a taupe /tan background and consistent with the EFIS color on the Center today. Susan Westermeier made formal motion to approve the signage as presented, seconded by Wayne Haney, approved 4 -0. 3. Docket No. 07020003 DP /ADLS: Carmel Orthodontics The applicant seeks to construct a 2 -story medical office building on 2.59 acres. The site is located on the southwest corner of Carmel Drive and Guilford Road, and is zoned M- 3/Manufacturing. Filed by Ashton Fritz of Schneider Engineering for Carmel Orthodontics. Dr. Ronald Miller, Carmel Orthodontics appeared before the Committee representing the applicant. Also in attendance: Ashton Fritz and Gary Murray, Schneider Engineering. The petitioner is proposing a 2 -story medical office building on two one -half acres located at the southwest corner of Carmel Drive and Guilford Road. One of the concerns expressed at public hearing was the amount of traffic on Carmel Drive and City Center Drive. The petitioner stated that currently, Carmel Drive has the capacity to handle the traffic— Guilford Road is congested with detour traffic, but it will flow easily by the time the proposed construction is completed. Another concern expressed at public hearing was the tree buffer —the trees are not to be disturbed because of a drainage easement. The petitioner stated that he will commit to tree preservation practices to the south side of the property. The petitioner is requesting 14 -inch tall numbers for the building address and will be going before the Carmel Board of Zoning Appeals to allow the larger numbers on the building. The total number of signs are within the Sign Ordinance. Scott Brewer has approved the landscape plan. Department Comments, Christine Barton Holmes: The Department has reviewed the revised drawings and has no outstanding issues with the revised plans. The Department is in agreement that the trees are not to be disturbed due to the drainage easement on the south side of the property. The Department recommends forwarding this item to the full Commission with a positive recommendation. S: /P1anCommission /Minutes /Committees /Special Studies /2007 /nay01 3 Wayne Haney noted that the sidewalk is close to the curb. The Department states it meets the requirements. Will vehicles be accessing the property from Carmel Drive? (Yes) Is there a secondary sign facing Guilford? (Yes) Regarding construction materials: The shingles are similar to those used in Butler housing and the Museum of Art. The awnings are the same color as the trim on the windows —the surface is stucco. Bicycle Racks are shown on the landscape plan as well as picnic tables. Susan Westermeier made formal motion to forward to full Plan Commissionwith a favorable recommendation, conditioned upon final approval of landscape plan and engineering BEFORE full Commission meeting, seconded by Kevin Heber, Approved 4 -0. There was no further business to come before the Committee and the meeting adjourned at 7:00 PM. Steve Strromquist, Chairperson Ramona Hancock, Secretary S: /P1anCommission /Minutes /Committees /Special Studies /2007 /may0l 4