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Home My WebLink AboutPacket I I I I I I I I I I I I I I I I I ..~C;~7:..'~"- ...........-....................................... ~, I I I P.R~W:R.y...S.tMM.QN$..VQ::RN..~.HM;...Itr _ Real Estate Services Group I Paul G. Reis, Esq. Carmel Board of Zoping Appeals Hearing 01fficer WAGNER REESE & ctROSSEN, LLP Developlllent Standards Variance Applications I Docket Number 05010014 V - ~arking Lot Curbing Docket Number 05010015 V - ~lanting Adjacent to Building Docket Number 05030011 V - 9ign Area Docket NUlllber 05030012 V - Sign Height of Ground Sign April 25, 2005 I I I I I I I I I I I I I I I I I i I I~~--. \ , I R"I Est.te S,",/C<S Group 1. 2. 3. 4. 5. 6. 7. 8. 9. WAGNER REESE & crROSSEN, LLP Development StandaJds Variances Carmel Board of Zorling Appeals Hearing Of4cer April 25, 2Q05 TABLE OF CONTENTS Overview of Variance Requests Aerial Photo of Surrounding Area and! Subject Parcel Developlllent Plan Landscape Plan Ground Sign Diagrall1 Wall Sign Diagrall1 Ballot Sheet and Findings of Fact - 05~10014V and 05010015V Curbing and Landscaping Variance RrQUests Ballot Sheet and Findings of Fact - 05030011V Wall Sign Area Variance Request Ballot Sheet and Findings of Fact - 05Q30012V Ground Sign Height Variance ReQues~ PR~WRY..S.fMMQN~.YQJ~N~.Ii.M,...Ltl~ I I I I I I I I I I I I I I I I I I I W AGNER REESE & aROSSEN, LLP - J Development Standands Variances Carmel Board of Zorling Appeals Hearing Officer I Summary and Overview of ~ ariance Requests Wagner Reese & Crossen, LLP, ("Petitioner"), is a CarIl1el-based law firm located at 11939 North Meridian StreJt. The site is zoned B-6 business and is located within the u.s. 31 o1erlay Zone. The properties ilTIlTIediately to the north and south of the site are also zoned B-6 business, as are the properties across u.s. 31 to thel west of the site. The property illllllediately to the east of the site is zoned M-3. Petitioner acquired the subject prop~rty and substantially renovated and upgraded a deteriorating structure in the u.s. 31 corridor. As a part of the building and site renovation, and to Iprovide adequate signage and notice of its location to its clients, Petitione~ has designed new building and ground signage. i Signage Variances The Carmel Zoning Ordinance, (thJ "Ordinance"), provides that a ground sign identifying the Petitioner's business may have a maximum height of six (6) feet and a lllaxill1u11l sign area of forty (40) square feet. Petitioner's ground sign is proposed to be approxilllately eight (8) feet in total height with a sign area ofapproxilllately forty (40) square feet. In consultation with the Deparhnent of COllllllunity Services staff and in lieu of mounding for the ground sign, Petiti9ner is proposing the increased height for the sign structure which incorporates raising the sign face off the ground with a foundation component andjan architectural cap in order to cOlllpensate for the substantial grade difference between the property and the elevation of u.s. 31, and the substantiall distance from the drive lanes of u.s. 31 to the ground sign location. A strict application of the Ordinance' I I I I I I I I I I I I I I I I I I I will make it extremely difficult for client~ to see the ground sign when traveling at the posted speed on U.S. 31. The Special Studies Committee of the Carmel Plan Commission approved Pe~tioners' proposed ground sign on March 31, 2005, subject to approval of P~titioner's variance request. The Ordinance provides that wall Si~age for the building may have a maximum sign area of forty (40) square fJet. Petitioner seeks approval for an enlarged sign area of approximately 58175 square feet for the wall sign to account for the substantial grade differ~nce between the building and the elevation of u.s. 31 and the substantialldistance from the drive lanes of u.s. 31 to the building. Petitioners' proposyd building sign, as contained in this packet, was approved by the Carll1el Plan COlTIlTIission, Special Studies Committee on March 31, 2005, subject to Jpproval of Petitioner's variance request. As is the case with the ground signage, a strict application of the Ordinance precludes adequate visibility bf the signage and presents a serious impediment to clients locating the ~uilding. Landscaping and Parking Area Variances i As a part of the overall site renolation and upgrade, Petitioner expanded the parking area and installed hew and attractive landscaping around the building. In planning for convJnient parking for both the staff and clients of the Petitioner, a small parkirlg area was added to the east of the building. This parking area was desighed to appropriately connect to the existing parking area and to preserve ln existing stand of trees to the east. Consistent with the . existing drive and parking areas, the new parking area did not include curbing. Petitioner and its engineer determ.ined that the m.inilllal traffic flow and drainage could belllanaged without curbing. The City Engineer's office agreed that the curbing was not necessary. Petitioner is seeking a variance to allow for the elilllination of curbing around the new parking area. A strict application of the Ordinance would require the installation of costly curbing not only to the new area but also to at least a portion of the existing drive, presenting a practical difficulty to the Petitioner without any beI}efit to the site, the drainage on site or the flow of traffic on the site. I 2 I I I I I I I I I I I I I I- I I I I I In order to preserve the existing st~nd of trees and lllaintain and enhance the existing drainage, the parking area was located immediately adjacent to the rear or east side of the building. This site location elilllinated the required ten foot planting strip on the ~ear of the building. Petitioner is seeking approval for this decrease in the planting area and allows for the preservation of the trees to the east. A strict application of the Ordinance presents a serious practical difficulty for the Petitioner and would cause the rellloval of trees and additional drainage il11provelTIent and landscape costs without any tangible benefit. i I I The Special Studies COll1ll1ittee of t]1e Plan COlTIll1ission approved I both the development plan and landscapi~g plan as presented on March 31, 2005, subject to the approval of these vqriance requests by the Board of Zoning Appeals. 3 I , I I I I Wagner Reese ~ Crossen, LLP ~a~s I I , ! I Interstate us Highway State Road Major Roads Minor Roads Subdivision Roads New Subdivision Roads Private Road or Drive 1 Parcels 07/2004 i:&j Color Ortho Photo 2003 I: Corporation Boundary ------,.._~,_.~."---- I I I I I I I I http://216.37.62.70/map/carmel.mwf N SCALE 1 : 4,952 /\ s::KB::=---_L '---==-c.- ..... . 200 0 200 400 600 FEET Thursday, April 14, 2005 11: 18 AM ! !!' 8 s Iz ~ n~m 9 w~... ~ i5 ~ ~ ~ '7 ...~g ~ 0 ..~w i!!ii Ib.€ g ~!\ ~i ~.oo ";' ~ ~u~;q i~c~! .:...;g ~ !2 ~ ffi I w :;; u 30 >~ Z ~~ <( ~:;;I ....J iH<=1G c... ~ ~ I z Ii W II ~ I g i ~ I ~ -I ti~u - - a..~ ....JW ....JW ocr::: ZZ~ OWCJ)<( j::CJ)ZZ -CJ)<(<( 00__ 00:::00 <(U-Z cr:::_ ~ ~ W _ o W~....J ,....J>CJ).. ... UJ (!)WJ:~ ZW~cr::: -o:::cr:::<( ~o:::OU O:::WZ <(ZO> Cl.(!)(t) <(0) s:~ 01 ~.. ..~ .&1 IIC ~d I ~ . "T!1ICH .-. 2 . 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PARKING SPACES = 7 TOTA/.. P.lW<lNGSPACfS =21 1r ....... 'nICICNES!iI (SftK SZE 6" CR UROER) 'I. ... BIll - / I / / ItOU!Y MCU!I' M~ I "E / ~ I / ''ITS TrE LAW' / CIII1.2__"". 1-800-382-5644 ....1111... ..... IID:............ 1I'.__UII'1D.... nan.....__ UDD__~_ ........ - L LEGEND -.- EJIISIING WAtER IJiE 1/1 EJIISIING SANITARY 5E"IBI It IIANHC1E -"- ~ EJIISIING ASPIW.T PAIaIENT ~ PRa'OSED RIP-RN' ~ PRa'OSED PAIaIENT RIIIOYAI. ,. EJIISIINGSANlTARYLAl!RAl -..- <MJtE.\D IJiE ... EJIISIING SWAIE/I!.O'&INE = = = = EJIISIING S1tIII SEIER @ PERIIAHENT SEEDING @ SlLTFEN<E ~ OIJIJ.......=- EJIISIINGcotmIUR - FlOW ARROW Br SITE &: UTILITY NOTES If soo. IE lIE ~ IF FMIt IIImII!W:11IIIO WWY AU. DIS1IC IJlIJIES MD CDa1DIS_1O lIE """" IF IIIIC. If soo. AlSO IE lIE_ ~1O_lIE_IF1IE__ IJlIJIESfIIII'II1PIIISTIlCELOCA_IFFMltUIIJIYIIRIIE _mSTllR1!D. H_soo.lII1IfYlt _K.~MDK_..fE.lMt_ _III EllllalSFUltDIII 1IeE1\MS1ll1t FIIJ) __mSTM1BltRlIE!IIIII. __1015 fill KLU:IL_ NDI:1 soo. 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"'';"~ i~:~~: u.;~if~e:~ >;- f;j !Ii S2 "" ;2 ~ >- z :> >- iE u ::0 ~ '" z "" DO >- :I: >- w 3: wt::: ~~~~ >occa:: O::a::I:OW (.j::O~Z "":.,,:tx:!i:2 Wo::<C1'n !::<tOUJ :CO"'C ",. -'" ~ 1..1") , ::; :sl~~~~ CI:I~~!!i~ ~;!~~~ 11 7 '1 -~1-'-- 1 'wi ! "<t ~ U") :g 1 I!, I I;~ ~I~I~ I 1~lffi 1 ::: 'I,",I~ I~ ~I'" , '-' g w 9 0 ~ 1m,' ~ ;1 w ~~ ~ ~ i~ ~ w . t- !WI , ~_oo ~~ "II~~TT~TT-'---~""""""""""~ II Ii I I I i ~II 1",1, .11 I' II,,"i 1 ii ! !I 11;:- - "" I .- ! jt::iJ I ~I 'I is I~I j", ,-I ~. @ <13:1, ...., i~1 ]!~! ~I i ,,:'"j::t. I 10..1 ""'" CO' ,'\iW' J I ~ I >J~.L ~ f i ! I:!:I ._.__~ "" i3 '" :f <:> .... <:> w ~~ S~ ~~ .. ::> ::~ I I I I I I I I I I I I I I I I I I I CARMEL BOARD OF ZONING APPEALS Carmel, India1na I Docket No. : Petitioner: Waaner Reese & Crossen. LLP i I I FINDINGS OF FACT - DEVELOPMENTAL STANDARDS VARIANCE (Ballot Sheet) I I 1. 2. 3. DATED THIS DAY OF ,200 . Hearing Officer I I I I I I I I I I, I I I I I I I I I I CARMEL BOARD OF ZONING APPEALS CARMEL, INDI~NA Docket No.: Petitioner: Waqner Reese & Crossen, LLP 1. FINDINGS OF FACT - DEVELOPMENTAL STANDARDS VARIANCE The approval of this variance will not be injurious to the P1lUbliC health, safety, morals a. nd general welfare of the community because: 1) The lack of curbina on a small parkina area will not cause traffic or drainaae issues. 2) A smaller plantina area adiacent to the buildina will preserve additional trees on the property I . 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: I 1) The lack of curbina on a small parkina area will not cause traffic or drainaae issues. 2) A smaller plantina area adiacent to the buildino will preserve additional trees on the property. The strict application of the terms of the Zoning ordinanJ to the property will result in practical difficulties in the use of the property because: I 1) Curbino is not necessary on a commercial parkino lot 0f this size. The ordinance should distinouish between laroe and small parkina lots and where exterior curbina should be required. 2) Without the variance, additional trees on the property will not be preserved. 2. 3. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Developmental Standards Variance Docket No. 04050049 V is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a p~rt hereof. Adopted this day of I r I, ,20 HEARING OFFICER, Carmel Board of Zoning Appeals SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitionen or his representative to sign) S: \ca rmelcl ayla nd usereg s \checklist\devsta nd a p p Revised 1/25/2000 I I I I I I I I I I I I I I I I I I I Docket No.: Petitioner: 1. 2. 3. DATED THIS CARMEL CLAY ADVISORY BOARD CDF ZONING APPEALS Carmel, Indian1 WaQner Reese & Crossen. LLP I I, FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) I I I I I I I I I I I I I I I I I I Board Member DAY OF ,20 I I I I I I I I I I I I I I I I I I I Docket No.: CARMEL CLAY ADVISORY BOARD pF ZONING APPEALS CARMEL, INDIANA I I I I Petitioner: Waaner Reese & Crossen. LLP 1. i FINDINGS OF FACT - DEVELOPMENT !STANDARDS VARIANCE The approval of this variance will not be injurious to the P~bliC health, safety, morals, and general welfare of the community because: I The size of the sians are consistent in size with other sians in the U.S. 31 corridor. Sians that would be developed in compliance with the existina siqn ordinance would be less visible from U.S. 31 and may affect passina drivers who are comina to the law firm and are trvirla to read the sians. The use and value of the area adjacent to the property lincluded in the variance will not be affected in a substantially adverse manner because: I The size of the sians will not be out of line with other sians rnearbv. I I The strict application of the terms of the Zoning Ordinance tio the property will result in practical difficulties in the use of the property because: . I The substantial arade difference between the property and the elevation of U.S. 31. and the substantial distance from the drive lanes of U.S. 31 to both siqn locatioms will make it difficult to see the qround siqn and wall sian from U.S. 31 if the sians are developed in compliamce with the applicable reauirements under the Carmel Zonina Ordinance. 2. 3. DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance Docket No. is granted, subj~ct to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of ,20 I I I (Petitioner or his representative to sign). CHAIRPERSON, Carmel/Clay Board of Zoning Appeals SECRETARY, Carmel/Clay Board of Zoning Appeals Conditions of the Board are listed on the back. I I I I I I I I I I I I I' I I I I I I Docket No.: CARMEL CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indian~ I Wacmer Reese & Crossen. LLP I FINDINGS OF FACT - DEVELOPMENT STAND1RDS VARIANCE (Ballot Sheet) / I i I I I I I I I I I I Petitioner: 1 . 2. 3. DATED THIS DAY OF ,20 Board Member I I Docket No.: I I CARMEL CLAY ADVISORY BOARD iOF ZONING APPEALS CARMEL, INDIA~A I I ! Waaner Reese & Crossen. LLP I I I I I I I I I I I I I I I I I' I Petitioner: 1. FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE The approval of this variance will not be injurious to the pLbliC health, safety, morals, and general welfare of the community because: I The size of the sians are consistent in size with other sians in the U.S. 31 corridor. Sians that would be developed in compliance with the existina sian ordinance iwould be less visible from U.S. 31 and may affect passina drivers who are comina to the law firm and are trvina to read the sians. ! / 2. 3. The use and value of the area adjacent to the property i included in the variance will not be affected in a substantially adverse manner because: I The size of the sians will not be out of line with other sians mearbv. I 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: I The substantial arade difference between the property and the elevation of U.S. 31. and the substantial distance from the drive lanes of U.S. 31 to both sian locatioms will make it difficult to see the around sian and wall sian from U.S. 31 if the sians are developed in complialilce with the applicable reauirements under the Carmel Zonina Ordinance. : DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance Docket No. is granted, subj~ct to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of ,20 Conditions of the Board are listed on the back. I I I (Petitioner or his representative to sign). I CHAIRPERSON, Carmel/Clay Board of Zoning Appeals SECRETARY, Carmel/Clay Board of Zoning Appeals ~ ~-- --~-_. ~