HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT 1 AUGUST 22, 2011
1. (V) Indiana Spine Group Signage
The applicant seeks the following development standards variance approvals:
Docket No. 11070016 V Ch.25.07.02 -10 B Number of signs (5 proposed, 3 allowed)
Docket No. 11070017 V Ch.25.07.02 -10 C Total Square footage (327.79 proposed, 207.26 allowed)
Docket No. 11070018 V Ch.25.07.02 -10 B Two signs not facing public right -of -way: south (2
proposed, 0 allowed).
The site is located at 13225 N. Meridian St. and is zoned B -6 /Business within the US 31 Overlay Zone. Filed by
James Browning of Browning Investments on behalf of Indiana Spine Group.
Mw ors R
t t. ti General Info &Analysis:
4 ,r '1r 1 The petitioner seeks approval for three
,F. t new signs: two wall and one ground
F i °Z f
5 directory sign. The variances requested
a� ,4,,,;.
a are 1) to have five signs, when only
�17; ,r ,y three are allowed; 2) to have a total •,t" 47 4 signage square footage of 327.79 square
207.26 square r1� (.60,4009 q ty C feet, when only uare feet is
q
,t gf allowed; and 3) to have two signs
3 1 y. y s 4
N j i ng south, and facing a public
fac a nd not fac
r r 1 s A ri o f way. P see the
,k ,,+i ei petitioners informational packet for
Jd rb r,� i more detail.
.e. r. y. .4.,„.-:-.. 481^:•1,—.
On August 2, the Petitioner received
,.,::**t .xc, design approval from the Plan
Y t 1 „l r Commission Special Studies Committee
r» w1 .t +e i 5 for three new signs: two wall and one
ground directory sign. The two wall signs would go on the south elevation and do require variances. These are existing
signs at their current location. The Petitioner wishes to reuse the existing signs at this new location. The logo is a blue,
black and white cabinet sign and will be positioned separately from the text on the west end of the building. It is 43.17 sq.
ft. The second sign is the white letters saying "Indiana Spine" and will be situated in the middle to east end of the
building. It is 79.86 sq. ft. The building stair steps back and that is the reason for the separation of the two elements, as
well as not using the "group" part of the existing sign. It simply does not fit on the building facade.
The Department is inclined to support these requests based on the knowledge that the Petitioner has planned to dedicate
the private street through the property to the City, so it becomes as public right of way. It will be an extension of
Pennsylvania Ave. and eventually connect with Old Meridian St. If this street was public, to begin with, the previous
variances obtained for the sign on the southeast elevation would not have been necessary. However, these variance
requests today would still be necessary. Therefore, the Department is in support of the variances to re -use the signs from
the previous location on the south/southwest elevation of the building.
Findings of Fact:
1. The approval of these variances will not be injurious to the public health, safety, morals, and general welfare of
the community because: The buildi is located adjacent to US 31 and is within the Meridian and Main Office Park.
The additional signage will not be visible to adjacent developments and is compatible and consistent with other
signage in this high traffic corridor. The Office Park and building may only be accessed via West Main Street.
Without the additional wall signs, the building's identification will not be visible to northbound traffic until after
passing through the interchange providing access to the Office Park. The additional wall sign will provide a safer
route for accessing the building and avoid associated public safety concerns resulting by visitors trying to turn
around on US 31 after passing the appropriate interchange.
2. The use and value of the area adjacent to the property included in the variance will not be affected in a
substantially adverse manner because: The signage has been designed to be architecturally compatible with the
size and architectural elements of the building and will enhance the appearance of the building, contributing to the
value of the building and thus having a positive impact on the value of surrounding properties.
3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in
the use of the property because: the primary access to the building is from the intersection of US 31 and Main
Street. To not have signage visible to northbound traffic would (a) create a hardship in the ability of customers or
users of the services within the building to locate the appropriate building, and (b) create and unnecessary risk to
public safety.
Recommendation: After all concerns have been addressed, the Dept. of Community Services recommends positive
consideration of Docket Nos. 11070016 -18 V.