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HomeMy WebLinkAboutDept Report HE ARIN G O FFI C E R CARMEL/CLAY BOARD OF ZONING APPEALS DEPARTMENT REPORT April 26, 2004 6-17d. Clay Terrace Signage: Revised - V #0403028 V through #00403039 V Petitioner seeks Development Standards Variances from Section 10.3, Sign Requirements, of their PUD ordinance Z-386-02. #04030028 § 10.3 C. 1 Center Identification Sign Height #04030029 § 10.3 C. 1 Center Identification Sign Design #04030030 § 10.3 C.2 Main Center Identification Sign Height #04030031 § 10.3 C.2 Main Center Identification Sign Design #04030032 § 10.3.C.3 Center/tenant Identification Sign Quantity #04030033 § 10.3.C.3 Center/tenant Identification Sign Height #04030034 § 10.3.C.3 Parking Area Identification Sign Quantity #04030035 § 10.3.C.3 Parking Area Identification Sign Height #04030036 § 10.3.C.3 Food Court Signs #04030037 § 10.3.C.3 Welcome Signs #04030038 § 10.3.D.2 Office signs facing residential #04030039 § 10.3.C.3 Office tenant directory signs The site is located at the southwest comer of US Highway 31 and East 146th Street. Filed by Paul Reis of Drewry Simmons Pitts & Vornehm for Lauth Property Group. General Information: The petitioner would like to vary the sign requirements of the PUD ordinance Z-386-02 (Clay Terrace Development). The provision in Section 10.3.C. 1 for center identification ground signs would be changed to increase sign height from 6-ft to 12'2" and to change the design of the sign. The provision in Sectionl0.3.C.2 for Main Center identification ground signs would be changed to increase the sign height from 7-ft to 20-ft and to change the design on the sign. The provision in Section 10.3.C.3 RANGE LINE for Pedestrian Signs would be changed to increase the height of the sign from 5-ft to 11'6" and to increase the number from 2 to 13. The provision in Section 10.3.C.3 for Parking Area ID Signs would be changed from 5' to 21 '4" and to increase the number from 2 to 46 signs. The provision in Section 10.3.C.3 and 10.3.D.2 will be changed to allow Food Court Signs, A Welcome Sign, Office Canopy Signs, and an Office Tenant Directory Sign. Background Information: The Plan Commission previously approved the prior design of the signs on July 15, 2003 (Docket No. 19-03b ADLS). (Excerpt from Sept. 22, 2003 BZA Meeting minutes) ...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 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. 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 .... 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 addresses 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... Analysis: The continuing need for Clay Terrace to appear before the Board is because it has not yet finalized its development and design plans, in regards to signage. Instead of doing a one-time amendment to the PUD ordinance Z-386-02, the petitioner would like to bring 12 additional variances to the Board. The food court, welcome, and office signs have yet to appear before the Plan Commission for design approval. The size and massiveness of the US 31 center identification sign should be an issue. Findings of Fact: Center Identification Signs 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The existence of two entry monument signs on this site will not be injurious to the public health, safety, morals and general welfare of the community. It will aid in identifying the shopping center and aid in traffic direction. 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 usc and value of the area adjacent to the property will not be affected in a substantially adverse manner by allowing the two entry monument signs. 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 strict application of the Zoning Ordinance may result in practical difficulties in the use of thc property. Improper site identification may cause potential patrons to miss thc site or miss their turn to get off of the US 31 to enter the site. Findings of Fact: Main Center Identification Sign 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The existence of one US 31 Monument Sign on this site will not be injurious to the public health, safety, morals and general welfare of the community. It will aid identifying the shopping center for US 31 passersby aid in traffic direction. 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 use and value of the area adjacent to the property will not be affected in a substantially adverse manner by allowing one US 31 Monument Sign. 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 strict application of thc Zoning Ordinance may result in practical difficulties in the use of the property. Improper site identification may cause potential patrons to miss the site or miss their turn to get off of the US 31 to enter the site. Findings of Fact: Pedestrian and Parking Signs 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The existence of many Parking/Pedestrian Signs on this site will not be injurious to the public health, safety, morals and general welfare of the community. It will aid in directing patrons within the site. These sign designs were approved by the Plan Commission on July 15, 2003, Docket No. 19-03b ADLS (Clay Terrace Sign package). 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 use and value of the area adjacent to the property will not be affected in a substantially adverse manner by allowing the parking/Pedestrian Signs. The signs are located within the shopping center and are created at a scale that will aid patrons on-site. 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 strict application of the Zoning Ordinance may result in practical difficulties in the use of the property. There may not be the quantity and size of signs on-site to direct patrons properly. Findings of Fact: Miscellaneous Signs 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The existence of Food Court, Welcome, and Office signs on this site will not be injurious to the public health, safety, morals and general welfare of the community. It will aid in directing patrons on-site. 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: It is the Department's opinion that the use and value of the area adjacent to the property will not be affected in a substantially adverse manner by allowing the Signs. The signs are located within the shopping center and are created at a scale that will aid patrons on-site. 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 strict application of the Zoning Ordinance may result in practical difficulties in the use of the property. If these signs are not present, patrons may have a hardship and frustration in finding the locations of the main office and food court. Recommendation: The department recommends positive consideration of Docket Nos. 04030028 V through 04030039 V.