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HomeMy WebLinkAboutPacketCARMEL BOARD OF ZONING APPEALS HEARING OFFICER Carmel, Indiana January 29, 2013 Docket Numbers 12120017 V — Wall Sign Not Facing a Right -of -way 12120018 V — Wall Sign Height Exceeds 70% of Spandrel Panel KITE r REALTY GROUP The Centre Signage for City Barbeque In -Line Retail Building Paul G. Reis, Esq. fri KRIEG I JEVAULTLP nEtev,r, Jqp 17 2013. Dacs oa zoo r • mm z pm KITE REALTY GROUP The Centre Signage for City Barbeque In -Line Retail Building Carmel Board of Zoning Appeals Docket Nos. 12120017 V — Wall Sign Not Facing a Right -of -way 12120018 V — Wall Sign Height Exceeds 70% of Spandrel Panel INFORMATION BOOKLET TABLE OF CONTENTS 1. Findings of Fact Ballot Sheet — Wall Sign Not Facing a Right -of -way Proposed Findings of Fact 2. Findings of Fact Ballot Sheet — Wall Sign Height Exceeds 70% of Spandrel Height Proposed Findings of Fact 3. Statement of Variances 4. Statement of Support 5. Site Location Map 6. Site Plan Showing In -Line Retail Building & City Barbeque location 7 Tenant Space Facade Rendering: perspective from northeast 8. East Facade Signage Plans 9. North Facade Signage Plans KD_4749588_1.DOCX Paul G. Reis, Esq. El KRIEG I JEVAULT„ Docket No.: Petitioner: 1. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE Carmel, Indiana 12120017 V Wall Sign Not Facing Right -of -way KRG Centre, LLC 2. 3. DATED THIS DAY OF ,20 Board Member Page 9 - filename: development standards variance 2012.doc rev. 12/28/2011 CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE Docket No.: 12120017 V —Wall Sign Not Facing Right -of -way, City Barbeque tenant space, The Centre Petitioner: KRG Centre, LLC 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: the variance will allow the petitioner to provide appropriate and adequate signage for City Barbeque in the end tenant space with the additional exposure to the parking area to the north. The proposed additional signage will not affect the public health, safety or morals of the community and will improve the general welfare of the community by enhancing the value of the property. 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 variance will allow for the continuing redevelopment of the property and the successful leasing of this end tenant space, which will enhance the business environment along Rangeline Road and the use and value of the area adjacent to the property. 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 provisions of this section of the zoning ordinance allow wall identification signs only on facades that front on a public street, giving no consideration to other vehicular traffic areas on the site, which will result in practical difficulties in the leasing of the end tenant space of the in -line retail building, have a detrimental impact on the success of the tenants and effectively limit the range of leasing opportunities for this space. DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 12120017 V is granted, subject 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 , 2013. CHAIRPERSON, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on back. Petitioner or representative to sign. - 0 Docket No.: Petitioner: 1. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE Carmel, Indiana 12120018 V Wall Sign Height Exceeds 70% of Spandrel Panel KRG Centre, LLC 2. 3. DATED THIS DAY OF ,20 Board Member Page 9 - filename: dewlopment standards variance2012 .doc rev. 12 /28/2011 CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE Docket No.: 12120018 V — Wall Sign Height Exceeds 70% of Spandrel Panel, City Barbeque tenant space, The Centre Petitioner: KRG Centre, LLC 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: the variance will allow the petitioner to provide appropriate and adequate trademarked signage for City Barbeque in a redeveloping in -line tenant end space in connection with the redevelopment of The Centre retail center. The proposed additional signage will not affect the public health, safety or morals of the community and will improve the general welfare of the community by enhancing the value of the property. 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 variance will allow for the continuing redevelopment of the property and the addition of a new restaurant, which will enhance the business environment and variety along Rangeline Road and the use and value of the area adjacent to the property. 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 provisions of the zoning ordinance establishes straight -line geometric signage limitations which unnecessarily restrict unique, curvilinear, trademarked signs, which will result in practical difficulties in the leasing of the end tenant space of the in -line retail building which has a larger facade area that much of the rest of the in -line tenant spaces, have a detrimental impact on the success of the tenants and effectively limit the range of leasing opportunities for this space. DECISION IT IS THEREFORE the decision of the Carmel /Clay Board of Zoning Appeals that Development Standards Variance Docket No. 12120018 V is granted, subject 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 , 2013. CHAIRPERSON, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals Conditions of the Board are listed on back. Petitioner or representative to sign. KITE REALTY GROUP The Centre Signage for City Barbeque In -Line Retail Building Carmel Board of Zoning Appeals Docket Nos. 12120017 V — Wall Sign Not Facing a Right -of -way 12120018 V — Wall Sign Height Exceeds 70% of Spandrel Panel STATEMENTS OF VARIANCES 1. Development Standards Variance for Wall Sign Not Facing a Right -of -way In connection with the partial redevelopment of The Centre retail center located at the northwest corner of the intersection of Range Line Road and 116th Street, KRG Centre, LLC is seeking a development standards variance to allow for a wall identification sign on the north facade (not facing a public street). Under of the zoning ordinance, this retail space within a Multi - Tenant Ground Floor Building is allowed only one (1) wall identification sign based on frontage on a single public street (Range Line Road). This retail space, which will house the new City Barbeque restaurant, is the end tenant space in this multi - tenant ground floor retail center. Adjacent to the north of this building is a parking area for this and other tenants. In order to provide adequate identification for the restaurant to traffic travelling south on Range Line Road, this sign is necessary. 2. Development Standards Variance for Wall Sign Height that Exceeds 70% of Spandrel Space KRG Centre, LLC is also seeking a development standards variance to allow for the height of the wall identification sign to exceed height restriction for the Spandrel Panel on the east facade of the retail space. Between the retail space and Range Line Road, a multi- tenant retail building is being constructed adjacent to Range Line Road. Due to the distance from the restaurant to Range Line Road, the east (front) facade signage is critical in order to be adequately visible to passing Range Line Road traffic. Due to the oval shape of the proposed sign, the top to bottom dimension of the proposed wall sign exceeds the 70% height restriction within the Spandrel Panel under the zoning ordinance. I€j KRIEG DEVAULTLP REALTY GROUP' The Centre Signage for City Barbeque In -Line Retail Building Carmel Board of Zoning Appeals Docket Nos. 12120017 V — Wall Sign Not Facing a Right -of -way 12120018 V — Wall Sign Height Exceeds 70% of Spandrel Panel STATEMENTS IN SUPPORT OF VARIANCES 1. Development Standards Variance for Wall Sign Not Facing a Right -of -way Kite Realty Group, an affiliate of KRG Centre, LLC has begun the partial redevelopment of the retail center located northwest of the intersection of Rangeline Road and 116th Street to be known as "Range Line Crossing ". As a part of that redevelopment, City Barbeque is a new restaurant that desires to locate in the redeveloped center. As an end in -line tenant space, the possibility to attract passersby is greater due to double frontage, east and north. Being able to identify the restaurant to potential patrons driving through the north parking area as well as travelling south on Range Line Road is vital to the success of the restaurant. 2. Development Standards Variance for Wall Sign Height that Exceeds 70% of Spandrel Panel The proposed signage for the east (front) facade includes the trademarked emblem of City Barbeque and has been custom designed to provide appropriate visibility to traffic along Range Line Road based upon the setback of the restaurant from the street. . Due to the oval shape of the proposed sign, the top to bottom dimension of the proposed wall sign exceeds the 70% height restriction within the Spandrel Panel under the zoning ordinance. The strict application of this Section will result in practical difficulties in the use of the property, the success of City Barbeque in this location and thereby effectively limit the opportunities for success of any new tenant in this end unit of a multi- tenant retail building, which is an integral part of the redevelopment of this retail center. el KRIEG I JEVAULTLP