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HomeMy WebLinkAboutPacket for HO 11-25-13011 4 NECEIVED NOV 15 2013 DOCS CARMEL BOARD OF ZONING APPEALS Carmel, Indiana HEARING OFFICER November 25, 2013 Docket Numbers 13110001 V — Number of Signs 13110002 V — Sign not facing a street frontage 13110003 V — Sign Height greater than 70% of Spandrel Height REALTY GROUP Waegriteeit4, Rangeline Crossing Retail Center Signage Paul G. Reis, Esq. KRIEG I JEVAULT • ICITN REALTY GROUP Wag/Weft/1w Rangeline Crossing Retail Center Signage Carmel Board of Zoning Appeals — Hearing Officer Docket Nos. 13110001 V — Number of Signs 13110002 V— Sign not facing a street frontage 13110003 V — Sign Height greater than 70% of Spandrel Height INFORMATION BOOKLET TABLE OF CONTENTS 1. Findings of Fact Ballot Sheet — Proposed Findings of Fact Findings of Fact Ballot Sheet — Proposed Findings of Fact Findings of Fact Ballot Sheet — Proposed Findings of Fact 2. Statement of Variances 3. Statement in Support of Variances 4. Aerial Photo of Site 5. Overall Site Plan for Retail Center Redevelopment 6. Rendered Building Elevations/Sign Plan Number of Signs Variance Sign Not Facing A Street Frontage Variance Sign Height Greater Than 70% of Spandrel Height Variance 131 KRIEG I DEVAULT,„ CARMEL ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 13110001 V — Number of Signs Petitioner: KRG Centre, LLC Variance: 25.07.02 -03 b) 1. To allow three (3) signs (two (2) signs allowed by ordinance) 1. 2. 3. FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF , 20_ Board Member Page 5 of 10 CARMEL ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 13110001 V — Number of Signs Petitioner: KRG Centre, LLC Variance: 25.07.02 -03 b) 1. To allow three (3) signs (two (2) signs allowed by ordinance) FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE 1 The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: given the building's location in the middle of a commercial node and the lack of exposure of the proposed signs to the nearest residential uses, the proposed sign package will not negatively impact nor will it 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 proposed sign package will adequately identify the store and promote Walgreens' business success and foster business with the other Rangeline Crossing Retail Center tenants. 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: of the significant detrimental impact on the adequate identification of the building and the success of any business at this highly visible location due to the limitations on identification signage. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. 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 , 20 CHAIRPERSON, Carmel Board of Zoning Appeals SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). Page 6 of 10 CARMEL ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 13110002 V — Sign Not Facing A Street Frontage Petitioner: KRG Centre, LLC Variance: 25.07.02 -03 b) 1. To allow wall identification sign not facing a street frontage (north) 1. 2. 3. FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF , 20 . Board Member Page 7 of 10 CARMEL ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 13110002 V — Sign Not Facing A Street Frontage Petitioner: KRG Centre, LLC Variance: 25.07.02 -03 b) 1. To allow wall identification sign not facing a street frontage (north) FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE 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 Walgreens at a key and highly visible intersection location in Rangeline Crossing Retail Center. The additional signage proposed for the west and north facades will provide business identification for east -bound and south -bound vehicular traffic, respectively, and for vehicular and pedestrian traffic within the Rangeline Crossing Retail Center, will not face any residential uses and will not affect the public health, safety or morals of the community but will improve the general welfare of the community by enhancing business success and, thereby, 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 proposed sign package will adequately identify the store and promote Walgreens' business success and foster business with the other Rangeline Crossing Retail Center tenants. 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: of the significant detrimental impact on the adequate identification of the building to vehicular traffic travelling south on Range Line Road and the success of any business at this highly visible location due to the limitations on identification signage on facades not facing a public street.. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. 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 , 20 CHAIRPERSON, Carmel Board of Zoning Appeals SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). Page 8 of 10 CARMEL ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 13110003 V — Sign Height Greater Than 70% of Spandrel Height Petitioner: KRG Centre, LLC Variance: 25.07.02 -03 c) 5. To allow wall sign height of greater than 70 percent of Spandrel Panel Height (East & South facades; North awning) 1. 2. 3. FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF , 20 . Board Member Page 9 of 10 CARMEL ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 13110003 V — Sign Height Greater Than 70% of Spandrel Height Petitioner: KRG Centre, LLC Variance: 25.07.02 -03 c) 5. To allow wall sign height of greater than 70 percent of Spandrel Panel Height (East & South facades; North awning) FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: given the building's location in the middle of a commercial node and the lack of exposure of the proposed signs to the nearest residential uses, the proposed sign package with the additional sign height will not negatively impact nor will it 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 enhance Walgreens' visibility and business location identification, contribute to the success of Walgreens, Rangeline Crossing retail center and the business environment in the Rangeline Road retail corridor and enhance the use an 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 do not take into account the unique attributes of the Walgreens architecture under the two -story massing requirement of the Carmel Drive — Rangeline Road Overlay, including proportionally tall windows that limit the Spandrel Panel area, which will result in practical difficulties in achieving appropriate, adequate and proportional business identification signage and have a detrimental impact on the business success at this location. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. 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 , 20 CHAIRPERSON, Carmel Board of Zoning Appeals SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). Page 10 of 10 MITE REALTY GROUP Rangeline Crossing Retail Center Signage Carmel Board of Zoning Appeals — Hearing Officer Docket Nos. 13110001 V — Number of Signs 13110002 V — Sign not facing a street frontage 13110003 V — Sign Height greater than 70% of Spandrel Height STATEMENT OF VARIANCES 1. Development Standards Variances for Signage In connection with the continuing partial redevelopment of Rangeline Crossing Retail Center located at the northwest corner of the intersection of Range Line Road and 116th Street. KRG Centre, LLC and its affiliate Kite Realty Group (collectively referred to as "Kite ") are requesting the following variances in connection with the construction of the Walgreens Pharmacy: (a) to permit three wall identification signs, only two are allowed; (b) to permit a wall sign not facing a street frontage (located on the North facade awning); and (c) to permit the height of the wall signs to be greater than 70% of Spandrel Pane] height. The proposed sign package for this Walgreens store includes, in addition to the standard wall sign that establishes the Walgeens brand, a monogram "W' to be located on both the East and North sides of the awning over the main entrance to the building. These signs work in tandem to provide identification for patrons approaching building from the North and East. The Spandrel Panel for the building is identified as the space between the top of the windows and the cornice. However, this height dimension does not provide for adequate wall signage size. The proposed wall signs are to be located on the South and East building facades to provide optimal identification, readability and visibility to vehicle traffic and not directly above the windows, where the height of the wall signs would be limited and decrease the readability and visibility. The proposed signs to be located on the awnings are dimensioned to be in scale with the 26 -feet building height architectural standards required by the Carmel Drive— Range Line Road Overlay regulations. GM KRIEG 1 DEV,AULT. IIYE REALTY GROUP WF Rangeline Crossing Retail Center Signage Carmel Board of Zoning Appeals — Hearing Officer Docket Nos. 13110001 V — Number of Signs 13110002 V — Sign not facing a street frontage 13110003 V — Sign Height greater than 70% of Spandrel Height STATEMENT IN SUPPORT OF VARIANCES 1. Development Standards Variances for Signage The Walgreens Pharmacy building, currently under construction, is located on the northwest corner of the intersection of Range Line Road and 116`h Street. This stand -alone building has high exposure to all four directions of traffic passing through the adjacent intersection. The sign ordinance does not allow Walgeens the business advantage of having wall identification signage on the north facade of the building, which does not directly face the right -of -way of Range Line Road but is clearly visible to vehicular traffic traveling south on Range Line Road. Identification signage on the north facade is critical to alert drivers of the store's location so that decisions about traffic turning movements into the retail center may be made in a safe and timely manner. The proposed Walgreens sign package, which includes the additional wall identification sign on the north facade and the additional wall sign height for the wall signs on the south and east facades, is necessary to provide adequate identification to patrons visiting the store. Given Walgreens' location in the middle of a cominercial node and the lack of exposure of the proposed wall signs to the nearest residential uses, the proposed sign package will not negatively impact the general welfare or property values of the area or community and will enhance the opportunities for success for both Walgreens and adjacent area businesses by attracting traffic to Rangeline Crossing Retail Center. The strict application of these sections of the sign ordinance will result in practical difficulties in the identification of the building and the success of any business at this highly visible location due to the limitations on wall identification signage on facades not facing a public street and the allowable height of the wall identification signs. KD_57850581.DOCX KRIEG I JEVAULT