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HomeMy WebLinkAboutDept ReportCARMEL/CLAY BOARD OF ZONING APPEALS HEARING OFFICER DEPARTMENT REPORT August 23, 2004 1-2d. Hilton Garden Inn: Signage The applicant seeks thc following development standards variances: Docket No. 04060009 Chapter 25.7.02-8 (b) sign area Docket No. 04060010 Chapter 25.7.02-8 (c) sign not facing frontage The site is located at 13090 N Pennsylvania St and is zoned B-2/Business within the US 31 Overlay Zone. Filed by Jim Shinaver of Nelson & Frankenberger for Meridian Hotel Partners. General Information: The petitioner seeks a variance to have larger than required signage on the north and south facades of a hotel building that read "Hilton Garden Inn". The second variance is to allow a sign to be located on the south faCade, not facing a road frontage, as the Sign ordinance requires. Background Information' The hotel building and site plan were approved in 2001 as Docket No. 97-01 DP/ADLS. The petitioner also went before the Plan Commission committee on July 6, 2004 for an ADLS Amendment for a ground sign along Pennsylvania Street. The item was approved: 4 to 0. Analysis: The wall signs are placed on the building to produce maximum visibility from US 31 and 131 st Street. Placing the sign on the south faCade allows northbound US 31 traffic to identify the site and be able to enter the site safely without causing any traffic problems by changing lanes or turning too late. The same goes for the sign on the north faCade, which provides maximum visibility for southbound traffic on US 31 and traffic along 131 st Street. The sign square footage allowed along US 31 is less than 100 square feet, while the sign square footage allowed along 131 st Street is less than 90 square feet. The petitioner should be prepared to present an exhibit showing what is allowed by the Sign Ordinance compared with what is being proposed. Findings of Fact: Sign Area 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The sign locations and size allow drivers to recognize the site earlier and be able to make better driving decisions when changing lanes and turning. 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: Thc signs arc proportionate the size of thc building and will not affect adjacent property values. 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 due to fact that the owner might have to relocate a sign to the west faCade so that it faces a road frontage. Also, the owner would have to purchase 2 new signs that are smaller in area to meet the sign ordinance and take down the existing. Findings of Fact: Sign with no frontage 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because' The sign location may allow drivers on northbound US 31 to recognize the site earlier and be able to make better driving decisions when changing lanes and turning. 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 sign location on the south faCade fits the architecture elements of the building and will not affect adjacent property values in this B-2/Business zoned area. 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 due to fact that the owner might have to remove the sign from the south faCade, purchase a new sign, and place the sign on the west faCade. Recommendation: The department recommends positive consideration of Docket Nos. 04060009 V and 04060010 V. CARMEL/CLAY BOARD OF ZONING APPEALS DEPARTMENT REPORT July 26, 2004 5-6h. Hilton Garden Inn' Signage The applicant seeks the following development standards variances: Docket No. 04060009 Chapter 25.7.02-8 (b) sign area Docket No. 04060010 Chapter 25.7.02-8 (c) sign not facing frontage The site is located at 13090 N Pennsylvania St and is zoned B-2/Business within the US 31 Overlay Zone. Filed by Jim Shinaver of Nelson & Frankeberger for Meridian Hotel Partners. General Information' The petitioner seeks a variance to have larger than required signage on the north and south facades of a hotel building that read "Hilton Garden Inn". The second variance is to allow a sign that is on the south faCade, not facing a road frontage, as the Sign ordinance requires. Background Information: The hotel building and site plan were approved in 2001 as Docket No. 97-01 DP/ADLS. The petitioner also went before the Plan Commission committee on July 6, 2004 for an ADLS Amendment for a ground sign along Pennsylvania Street. The item was approved: 4 to 0. ~ ~ , . Analysis: ! ,dxax~4~¢~ ~~ The wall signs are placed on the building to produce maximu~ visibility from US ~ 1 and 131 ~t Street. Placing the sign on the south facade allows northbound US ~1 traffic to identify the site and be able to enter the site safely without causing any traffic problem, s, b/~ changing lanes or turning too late. The same goes for the sign on the north facade, which i~_vSaes maximum visibility for southbound traffic on US 31 and traffic along 131st Street. ~ Findings of Fact: Sign Area 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because' The sign locations and size allow drivers to recognize the site earlier and be able to make better driving decisions when changing lanes and turning. 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 signs are proportionate the size of the building and will not affect adjacent property values. 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 due to fact that the owner might have to relocate a sign to the west facade so that it faces a road frontage. Also, the owner would have to purchase 2 new signs that are smaller in area to meet the sign ordinance and take down the existing. Findings of Fact: Sign with no frontage 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because' The sign location may allow drivers on northbound US 31 to recognize the site earlier and be able to make better driving decisions when changing lanes and turning. 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 sign location on the south facade fits the architecture elements of the building and will not affect adjacent property values in this B-2/Business zoned area. 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 due to fact that the owner might have to remove the sign from the south facade, purchase a new sign, and place the sign on the west facade. Recommendation' The department recommends positive consideration of Docket Nos. 04060009 V and with the following condition: 04060010 V