HomeMy WebLinkAboutDept Report 06-24-13 CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
JUNE 24,2013
1-2. (V)Holiday Inn—Signage
The applicant seeks the following development standards variance approvals:
Docket No. 13020024 V Ch. 25.07.02-03 b) 1. Number of signs(2 proposed, 1 allowed)
Docket No. 13020025 V Ch.25.07.02-03 b) 1. Number of signs facing west ROW(2 proposed, 1 allowed).
The site is located at 9797 N. Michigan Rd. It is zoned B-6 and is within the US 421 Overlay Zone.
Filed by Lee Heppenheimer of HC Carmel,LLC.
\''';it, - . " ' ter ¢ -: General Info:
, ,_ c d. �. C4 i ';: i , �� , ; ,fig fr ,,�„ The Petitioner is requesting variance approval to allow a second
r .:x ,004,4,,,t,;--;,,,,c,., 1 .F sign for the site. The applicant recently changed names,and is
. r; -,- ; iii r ► undergoing an interior and exterior renovation from Country Inn
tw � � .' ;, &Suites to Holiday Inn Express. Previously,a ground sign was
•yt ' ' .- z ,.s , 1 approved,because the site faces one public street frontage. The
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, � � ,\ ( "S 1\,,t • request is to add a wall sign to face the same street frontage.
Y : w u""" , i 4 ,� f,„,4 , ” Please refer to the petitioner's information packet for more
:i ,, details.
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, ' ' , Analysis:
11ui,,r,5 {>§,. ,, The Petitioner is requesting approval for a second sign for the
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gip z ' ' � site. This new wall sign would be placed in the middle of the
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" E � .. Q- , ,,. .;�1' - .t � building,on a newly constructed area designed to bring more
� ��; m;� � ��Nt,'4 � ''.4,- el; attention to the entrance of the building.Another change being
r _ ., i" made is to add blue up-lighting to make the building look more
ice. ' � t 4h,. x ,_ like a prototypical Holiday Inn Express.Building and site
m \ '` "" lighting can be a very effective means of attracting additional
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. , _. .� 4., .� .� ..., - T:"__:,1_:. -:,,,- . attention to the building.
While the wall sign design fits the square footage requirements and is placed appropriately on the new building addition,
the Department is concerned with the necessity of this sign. This building has been a hotel since it was built in 1997 as a
Days Inn. Changing the name of a building does not warrant the necessity for an extra sign.Also,it is one of two hotels
on the north side of 465 along Michigan Rd. The current ground sign is 6' tall and 20 sq. ft.,which is all that the design of
their branding would allow in order to meet the Sign Ordinance requirements. Coupled with wayfinding signage on the
highway for lodging,internet based reservations and mapping,the Department does not see a hardship for installing a
second sign on the site. The Department is not in support of these variances.
Department's Findings of Fact:
1. The approval of this variance will be injurious to the public health,safety,morals,and general welfare of the
community because:the proposed sign is in excess of the amount of signage allowed by the Sign Ordinance,which
allows only one sign per street frontage. The building has a grand presence along Michigan Rd.,and the addition of
another sign is not necessary for wayfinding purposes.
2. The use and value of the area adjacent to the property included in the variances will be affected in a
substantially adverse manner because:the site is located in a commercial corridor,where the permitted ground sign
is located 5' from the right-of-way,which makes the sign very visible for wayfinding purposes. This additional wall
sign will increase the advantage this building has through other wayfmding means over neighboring properties.
3. The strict application of the terms of the Zoning Ordinance to the property will not result in practical
difficulties in the use of the property because: the property has been a hotel since 1997. The changing of the name
and brand is not changing the use of the building. A ground sign has been a sufficient means of identification for over
15 years. Also,if additional signage is truly necessary,there are other opportunities available within the limitations of
the Sign Ordinance.
Recommendation:
The Dept. of Community Services recommends negative consideration of Docket Nos. 13020024 V& 13020025 V.
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