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