HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
JANUARY 29, 2013
2-3. (V)City Barbecue at The Centre, Signage.
The applicant seeks the following development standards variance approvals:
Docket No. 12120017 V ZO CH: 25.07.02-04 b) 1.a.1) Wall sign not facing Right-of-way
Docket No. 12120018 V ZO CH: 25.07.02-04 c)8.a. Wall sign height exceeds 70% of Spandrel Panel
The site is located at 1430 S Range Line Road. The site is zoned B-3/Business within the Cannel Drive—Range
Line Road Overlay. Filed by Paul Reis of Krieg DeVault on behalf of KRG Centre,LLC, owner.
3 ,_ x ,, _, General Info:
F..1, ,W • 1i,„°1 The Petitioner requests variance approval to have a wall sign face north
E gyp" _4 „ ,4 tz 4�r! on their new tenant space,which does not face a public street frontage.
The Petitioner would also like to request relief from the main wall sign
4,'r•” �� ;,',llI exceeding the 70%height limit of the spandrel panel. This sign would
; r' h p`` 3 1' 11 face east towards Range Line Rd.Please refer to the petitioner's
'6 �i 0 ' �`"� { �22 information packet for more details.
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iiI P.'�itlii'= 5I 7.
_�, 41 . y sa • ! Analys
" ° I �1^ a �, The Department has been working with the owner of the shopping center
r ' o, � P g pp g
rya k " iy to work on updating the look of this center. Massive construction and
a cLi r � .,4 x''ix,gi, z a renovations are under way now. This tenant is moving into the new north
t:~; Y iilgli w ' end cap of the main building,which is set back about 150-200 feet from
4).';',::;� ' s, ■3 a `iii t $, ' '` Range Line Rd. The Department worked very closely with the tenant and
'.�Y. -..4j �r, j,;I . building owner to come up with a way to"frame out"the new sign,while
r, ,a: 1 (i. � iKtr`'�i; I �;� ',,„ still keeping the look of the entire center intact. The logo configuration
�l x t ` °"' left a lot of"blank space"on either side of the sign. The design as
'' . -i 2 • I '�s 1i f f?alp;
t' I ' -" ,i j proposed helps to define and accentuate the store entrance and sign
' `� _ w, __r 'EMI location.The colors chosen are subtle,but will blend in with the look of
7s 'A.w rl t�ainus
t , the entire center and the tenant's preferred color palate.
-4. 16THZR,FI :` .„,
:` „ .''' 'f , 1 .— :_ In order to"frame out the spandrel panel/sign band area,it took away
k �' $' usable height that could have helped the Petitioner to meet the new 70%
1, _ a'v,mss height rule under the sign ordinance. As proposed,the height is 86%of
the spandrel panel height—which is the tan area between the two green accent bands on top and bottom of the sign. The
Department is in support of this height variance due to the Petitioner's willingness to limit the spandrel panel height in
order to create a better designed facade.
The sign proposed to face north is considered secondary by both the Dept. and the Petitioner. The sign square footage is
only 15.8. The main wall sign is 67.8 sq. ft. in comparison. This sign for the north is meant to be more like artwork,as it
will be painted onto the building to give an"old fashioned”look. It will be painted to look distressed, similar to old signs
one might see on the side of a barn in a rural area. The sign will have minimal negative impact on the surrounding area,
and will be mostly seen only by patrons who enter the site at the north and by those who are in line for the drive thru at
Panera Bread. The Department is supportive of this variance request.
Findings of Fact: #12120017 V—Sign not facing right-of-way
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 variances 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 Range
Line Road and the use and value of the area adjacent to the property.
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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 effetely limit the range of leasing
opportunities for this space.
Findings of'Fact: #12120018 V—Wall sign height exceeds 70% Spandrel Panel
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 redeveloping the 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 variances 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 Range Line
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 than much of the rest of the in-line tenant spaces,have a detrimental impact on the success of the
tenants and effetely limit the range of leasing opportunities for this space.
Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 12120017&
12120018 V.
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