HomeMy WebLinkAboutDept Report 07-25-11 CARMEL BOARD OF ZONING APPEALS
JULY 25, 2011 DEPARTMENT REPORT
2 7. (V) Circle K/Shell (Range Line Rd.) Signage
The applicant seeks the following development standards variance approvals:
Docket No. 11040014 V Ch. 25.07.02 -09 d): Ground sign height (9' proposed, 6' allowed)
Docket No. 11040015 V Cli. 25.07.02 -09 b): Number of signs (4 proposed, 1 allowed)
Docket No. 11040016 V Ch. 25.07.02 -09 b): Number of signs facing west ROW (4 proposed, 1
allowed)
Docket No. 11040017 V- Ch. 25.07.02 -08 c): Total square footage (78.99 sq. ft. proposed, 30 sq.
ft. allowed)
Docket No. 11040018 V- Ch. 3 Defmitions; Changeable Copy Digital pricing sign prohibited; must
be changed non electronically.
Docket No. 11040019 V- Ch. 3 Definition of Identification Sign 100% logo wall sign proposed;
25% logo allowed.
The site is located at 545 S. Range Line Rd. It is zoned B-1/Business within the Carmel Drive Range Line Road
Overlay Zone. Filed by Auna Foote of Corporate ID Solutions on behalf of Circle K/Shell.
++u Z -m' te 01- 0'
4 p General Info:
variance to allow the existing ground sign to be
The applicant seeks variance a royal to rebrand
l r 1 5 r n p a 1 n into u g� the previous Crystal Flash gas approval
to a
fi t' y c s C K/Shell station. Variances are required for
p a s a it ia a P "C A
f �x o 4 s 1 all requests at this location. There was a previous
§t
te x it x 1 located in the street right -of -way. There was also
t. 4; „c°,-,,,....1.-;-°°,11 7 k a second tenant in this building (Holy cow
n s a �a x 4 A�k t
f 0 1 4 r 44, c4'` 01 1# Y Cu cakes that has now relocated. It is
�"Pr'fo- t�Y °�r. v, a R k sti �i }ors understood by the Department that this space will
w it, t l,, not be occupied by another tenant but will be
„a
bra z C B .4
i fi L 4. used to expand the inside of the Circle K
0 r V *c,, 4 i n t, 4 "r convenience store.
r �s ''''t ''''t t x k Analysis:
In f v 14 T :fo'N,t This building is allowed one sign at 30 s ft. and
i I 6' tall because of the building size and the
s ;4 a14 w location of the sign. Also, because the building
t A7 f f '°c de wy a :t only fronts on one public street, only one sign is
tea 1 l xa tk allowed. The a licant.is re ue, 4 signs
e
s
x ve s a a 4t +c� r T x.!,
'V i terryu r x t 5c,t'
f ,e V The requested ground sign is 9' tall and 32 sq. #1_
x
ir i d t a .4 4 5 ii i s only 2 s ft.
s .SV b, era Eu e e 0 l x: i°r,, -.0 f ''s`' ,0,,,,„,..„0,1,-,,,,:z. .0 rc:. While this Y over what is allowed,
the height of the sign and the digital pricing for
the gas are the two main reasons the Department cannot support this design. The Department believes there are ways to
redesign this sign to allow for 2 logos and pricing and to stay within the allowable square footage and height.
The digital LED pricing sign is not allowed by the Sign Ordinance and there are no digital LED gas pricing signs
anywhere in the City of Carmel. The Department intends to keep this consistent throughout the City and not allow this
type of pricing sign.
The applicant is proposing to place two Shell logos on the gas canopy, one facing north and one facing south. The gas
canopy is considered an accessory structure and therefore is not allowed signage by the Sign Ordinance. Brand
colors /designs are allowed and are not considered signage. But no actual signage, logos or pricing is allowed to be placed
on the canopy itself. No other gas stations in Carmel have signage on the canopies. The Department believes it is best to
keep this consistent throughout the City and is not in favor or signage on the canopy.
The Department is supportive of the variance for 100% logo for the Circle K sign above the entrance to the convenience
store. The applicant is treating the gas station as two tenants, the convenience store which is run by Circle K and the gas
pumps which are run by Shell. Therefore it is ok for the convenience store to have identification. The Department does
have concern over the design of the new facade, but that will be discussed at the Special Studies Committee meeting.
The additional signs have brought the overall requested square footage to more than the 30 that is allowed by the Sign
Ordinance. The ground sign is 32 sq. ft., the two signs on the canopy are each 15.5 sq. ft. and the Circle K sign for over
the convenience store entrance is 16 sq. ft. The Department is not in support of the additional signs on the canopy or the 9'
tall ground sign. The Department believes the ground sign would provide ample identification at 30 sq. ft. and 6' tall, and
that the change of design/colors on the canopy will help announce that this is now a Shell gas station. Additional signs on
the canopy are not required for identification.
Please see the petitioner's informational packet for more detail.
Findings of Fact:
1. The approval of these variances will be injurious to the public health, safety, morals, and general welfare of
the community because: the signage is in excess of what the Sign Ordinance allows. Adequate identification
opportunities are available through the Sign Ordinance. In addition, the excessively tall ground sign located in the
street right -of -way poses a visibility issue for travelers both coming and going from the gas station as well as passing
on Range Line Rd.
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 additional signage and ground sign height would put neighboring
businesses and other gas stations at a competitive disadvantage. The additional signage would also create visual
clutter in the Range Line Rd. Overlay Zone.
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: adequate and proper identification is allowed by right through the
Sign Ordinance. The Ordinance standards are applied consistently to all gas stations, therefore not placing a hardship
on any one gas station or giving any one gas station an advantage over another.
Recommendation: After all concerns have been addressed, the Dept. of Community Services recommends NEGATIVE
consideration of Docket Nos. 11040014 1 1040018 and POSITIVE consideration of Docket No. 11040019 V.