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Home My WebLink AboutDept Report CARMEL BOARD OF ZONING APPEALS HEARING OFFICER DEPARTMENT REPORT NOVEMBER 25,2013 1-3. (V)Walgreens Signage,Rangeline Crossing. The applicant seeks the following development standards variance approval for signs at a new Walgreens: Docket No. 13110001 V ZO CH: 25.07.02-03 b)1. Number of Signs(3 requested,2 allowed) Docket No. 13110002 V ZO CH: 25.07.02-03 b)1. Wall sign not facing street frontage,north facade Docket No. 13110003 V ZO CH: 25.07.02-03 c)4.a Wall sign height: 70% of spandrel panel height,about 97% requested 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&Kite Realty Group. ' '{1`"; ,i = 1— 4 I General Info: ', P'�- = o,,. ., ‘� v,,,„ The Petitioner requests variance approval for several r;.,6' I �, i "` signs at a new Walgreens building. The site is at the ■ ,,,s;;•,, ,` r ` ' r ��; 1 '•p m- %�'` major intersection of Range Line Road and 116th i ' 4' ; V 1Ir� 1p� ' '7 =. -i ; Street and is surrounded by commercial properties. '. •' ,` P I1BwR'"0 r • '-4----N/ �■'' Please refer to the petitioner's information packet e�� f � for more details. ,. 5� '' �� I I ( A'A�A6AFBR, S8 ;: '# ri f �m i,.. ...1..:7•14.___----- .�� 4�1 .i � .� ( a 1 y' s�y� : Analysis: �, 1 i' ��., 1 The proposed wall signs for the Walgreens will be w placed on the south, east,and north elevation. The MINIMMINI � e R � -, t• �5 ��{' l 1 s � w �Dt Cri.�;a. ... north elevation does not face a street frontage and so 7i".PI' v l ."`' '"" z1 ,• r'Li. a variance is needed for this sign. The sign will also I ,I L.- ∎`' L I k` rod^.'+..- ' Q T T ' �' S'' ' t,'' , '' increase the number of signs on the building from �= ..,,,,; i; - `i • ;- �� the permitted 2 to 3, which requires another 'I Ir, variance. The size of this sign is only about 10.5 •,m li; u square feet and the design is limited to the �, +�— x— r �` Y�' Walgreen's "W" located on the canopy. This is a rifiiwirO� 'N+of T1-1'''::;"-- g pY y'',` or, t L 1 el - ' '' minor request and will help with identification for li ii T `1.ft ? 1,,. 711E.. �. , people approaching the building from the north. . hi'r ;',, , i .. 1 1' —.1 ,> The third variance is needed to increase the permitted height for the wall signs on the south and east facades. This is a new building; however the design does not appropriately accommodate signage. The height of the windows limit the spandrel area for a wall sign significantly as the spandrel area is only about 4 feet 8 inches in height. This would limit the sign height to only about 3.2 feet. Considering the size of this building, a smaller sign than what is proposed would be harder to read and not look proportionate to the building. Allowing the increase in the sign height will allow for better signage design. The petitioner has worked with department on creating this sign package and has done a good job addressing our concerns to get to this point where only 3 minor variances are needed. The Department is in support of these variance requests. Petitioner's Findings of Fact: Number of signs 1. The approval of these variances 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 variances will not be affected in a substantially adverse manner because: the proposed sign package will adequately identify the store and promote Walgreen's 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 1 identification of the building and the success of any business at this highly visible location due to the limitations on identification signage. Petitioner's Findings of Fact: Sign Not Facing a Street Frontage 1. The approval of these variances 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 north facade will provide business identification for south- bound vehicular traffic 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 variances 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 traveling 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. Petitioner's Findings of Fact: Sign Height 1. The approval of these variances 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 variances will not be affected in a substantially adverse manner because: the variance will enhance Wallgreens' 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 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 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. Recommendation: The Dept. of Community Services recommends approval of Docket No. 13110001-03 V. 2