HomeMy WebLinkAboutCorrespondenceJDF DEVELOPMENT, LLC15' D.S. & U.E.60' F.S.L.30' GREENBELT & M
IN. FRONT SETBACK PER US 421 OVERLAY5' N.A.E.S.& P.H.E.L2 L1L3L5L4
L6
SIGN EASEMENT
L1 S 16°15'44" E 38.46'
L2 S 73°44'45" W 16.53'
L3 S 16°15'15" E 15.00'
L4 S 73°44'45" W 20.00'
L5 N 16°15'15" W 15.00'
L6 N 73°44'45" E 20.00'
1.300 Ac. +/-
56,628 sq.ft.
LOT 1
INSTR#2017003738 5' N.A.E.S.& P.H.E.PROPOSED
MULTI-TENANT
BUILDING
1-STORY, 11,000 GSF
DO NOT ENTER
DUMPSTER
ENCLOSURE///////////////////////////////////////
/
/////////////
//////////////////
/////////////////////////////////DO NOTENTERDO NO
T
E
N
T
E
R DO NOTENTERSTOPSTOP60' BSL
60' F.S.L.
15' BSL 30' BSL & GREENBELTPROPO
S
E
D
BUILDI
N
G
1-STOR
Y
,
2
,
0
0
0
G
S
FDUMPSTERENCLOSURE
MICHIGAN ROAD (US 421)BENNE
T
T
P
A
R
K
W
A
Y
(VAR. R
/
W
)REDD ROAD
(60
'
R
/W
)REDD ROAD(50' R/W)BOONE COUNTYHAMILTON COUNTYE
E
E
UD
U
D
UD
UDUDUDUD/////////////
//////////////////////////////////////////////////////////////////////////////////////////////////////////////////
//////////////////
/////////////////////////////////////
/
//////////////////////
//DRIVETHRUONLYDRIVETHRUONLYCTSTOPSTOP14020 Mississinewa Drive
Carmel, Indiana 46033
P: 317.324.8695 F: 317.324.8717
www.Fritz-Eng.com
ashton@Fritz-Eng.com
Fritz Engineering
Services, LLC
THE AVENUE
AT BENNETT FARM
ONSITE VEHICLE
MANEUVERING
EXHIBIT
00 30'60'
SCALE: 1" = 30'
N
F:\2020\2009005 - JDF Development Carmel\02 Civil\Plans\L101.dwg, VEHICLE MANEUVERING EXHIBIT, 2/15/2021 3:40:37 PM, Ashton Fritz, DWG To PDF.pc3, ANSI full bleed D (34.00 x 22.00 Inches), 1:1
11.16.216
Carmel Plan Commission
RE: The Avenue
JDF Development
The following letter is to accompany the building design plans and serve to explain
the design intent of the buildings as it relates to the Michigan Road Overlay
Ordinance. We appreciate the time and guidance we have received from the
planning staff as we have developed this project.
In reviewing the ordinance, beginning with 23C.09.A, we felt that we would focus
the two buildings to and Italianate style creating a look that will please the tenants
and the City. The ordinance notes that new buildings are not required to be
imitative but must incorporate the salient feature of the style. The surrounding
properties have also influenced the design to help create a complimentary look
along the street. The building directly to the south was designed by us under this
same pretense, and these buildings are to mimic that existing building. That
building to the south used muted red tones for the brick and accented that with a
buff brick. The stone selected compliments these brick choices and is also seen to
be salient to the Italianate style. In discussions with the staff, we have moved
these buildings to a warm gray tone brick and stone to create some variety in the
area.
The generally geometric cornice extends boldly past the edge of the building and
incorporates corbels to get the rhythm across the cornice that a building of this style
would exhibit. These features with the added precast stone give the classic base,
middle and cap proportions to the building. Please note that the architecture is a
compliment to the neighboring building to the south.
The smaller building is slightly different. In an effort for it to “stand alone”
architecturally, we have a taller more traditional storefront with cementitious trim
above on the front elevation. This is not a direct form of the Italianate architecture,
but would be in keeping with the modern use of these concepts in retrofit projects
that would be seen in historic neighborhoods.
The windows for both buildings are storefront, matching the adjacent properties.
However, in an effort to add more architectural salient details and comply with the
1-1/2 story requirement (23C.09.C) we have accented the parapet with brick details
along the back and the sides. The storefront and doors will all have black fabric
awnings which are a practical element for the use.
Finally, we have articulations on all sides of the building. The elevations facing the
street as well as the apartment development each have an 4’-0” offset. This was
discussed with staff to be acceptable to allow for more greenspace. All four
elevations have 4’-0” wide x 1’-0” pilasters giving the building additional depth
across the elevations.
The following images are for your reference. They are examples of surrounding
architecture and details from Italianate architecture.
SURROUNDING BUILDINGS
Brick and stone base. Building behind site
Dark red brick – earth tones
Commerce Drive, view from residential areas, downspouts, horizontally split tones.
Prototype Olive Garden, stone. Canvas shed roof awnings
Neighboring Building
ITALIANTE STYLE ARCHITECTURE
Cornice with corbels, arched shutters Stone, arched windows
Again, we thank you for your help and the opportunity to present this building to
you.
Sincerely,
Michael Long, Project Manager
CURRAN ARCHITECTURE
Faegre Drinker Biddle & Reath LLP
600 East 96th Street, Suite 600
Indianapolis, Indiana 46240
+1 317 569 9600 main
+1 317 569 4800 fax
Mark R. Leach
Land Use Planner
mark.leach@faegredrinker.com
+1 317 569 4851 direct
November 25, 2020
Dear Director Hollibaugh and City Councilors:
On behalf of JDF Michigan Road 2 LLC (JDF Development) we would like to formally submit a
written request for our petitions filed on November 18th, at 0 N. Michigan Road (Bennett Pkwy &
Michigan Rd), to be heard as a combined hearing at the Plan Commission.
JDF Development is excited about developing The Avenue at Bennett Farm commercial project
and believes great possibilities exist for the real estate. However, because of the unusual site
constraints, several variances and waivers are needed for anyone to develop the site layout in a
“functional” way to be able to attract high-quality tenants and have a full, vibrant center.
Therefore, we have submitted petitions which include Development Plan and ADLS Approval,
Development Standards Variances, and Waivers of Development Standards. The combined
hearing would include the following petition numbers:
• Development Plan Approval: PZ-2020-00198
• ADLS Approval: PZ-2020-00199
• Development Standards Variances:
o PZ-2020-00200: Requesting a 38’ and a 41’ minimum front yard setback from
Redd Road.
o PZ-2020-00201: Requesting gray brick for the façade walls.
o PZ-2020-00202: Requesting that the dumpster enclosures be located between
the buildings and Redd Road.
o PZ-2020-00203: Requesting that drive-thru lines be located along the south side
of each building.
o PZ-2020-00204: Requesting a narrower bufferyard along Redd Road, with
plantings according to the submitted landscape plan.
o PZ-2020-00205: Requesting foundation plantings according to the submitted
landscape plan.
• Waivers of Development Standards:
o PZ-2020-00206: Requesting a 22’6” and a 22’ maximum building height.
o PZ-2020-00207: Requesting a minimum 20’ Greenbelt width.
o PZ-2020-00208: Requesting a minimum of 80 required parking spaces.
The Aerial Location Maps and marked versions of the Site Plan, Landscape Plan, and Building
Elevations, which show visual representation of the requested variances and waivers, are
attached on subsequent pages.
Please let us know if you have any questions as you review this request for a combined Plan
Commission hearing. Thank you for your consideration.
Respectfully,
Mark R. Leach
AERIAL LOCATION MAP
CARMELZIONSVILLE
BENNETT PKWYBENNETT PKWY
US-421
/
M
ICH
IGAN
RDUS-421
/
M
ICH
IGAN
RD
WESTON POI
N
T
E
D
R
WESTON POI
N
T
E
D
R
REDD RDREDD RD REAL ESTATE
NOTTINGH
A
M
W
A
Y
NOTTINGH
A
M
W
A
Y
AERIAL LOCATION MAP
CARMELZIONSVILLE
BENNETT PKWYBENNETT PKWY
US-421
/
M
ICH
IGAN
RDUS-421
/
M
ICH
IGAN
RD
WESTON POI
N
T
E
D
R
WESTON POI
N
T
E
D
R
REDD RDREDD RDNOTTINGH
A
M
W
A
Y
NOTTINGH
A
M
W
A
Y
JDF DEVELOPMENT, LLC60' F.S.L.30'
GREENBELT
&
M
IN
.
FRONT
SETBACK
PER
US
421
OVERLAY
1.300 Ac. +/-56,628 sq.ft.
LOT 1
INSTR#2017003738
/////////////
////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////
///////////
/////////////
///////////////////////
///////////////
/////////
////
PROPOSED
MULTI-TENANT
BUILDING
1-STORY, 11,000 GSF
DUMPSTER
ENCLOSURE DO NOTENTERDO NOTENTERSTOPSTOP60' BSL
60'
F
.S
.L
.
15' BSL 30' BSL & GREENBELTPROPOSE
D
BUILDING
1-STORY,
2
,
0
0
0
G
S
FDUMPSTERENCLOSURE
MICH
IGAN
ROAD
(US
421)
BENNETT
P
A
R
K
W
A
Y
(VAR. R/W
)REDD ROAD
(60
'
R
/W
)REDD ROAD(50' R/W)BOONE COUNTYHAMILTON COUNTYE
2''W
GAS
METER
GAS METERGAS METERGAS METERGAS METERGAS METERGAS METER
6''W2''W2''W2''W2''W2''W
1''W
1''W
4''W
14020 Mississinewa DriveCarmel, Indiana 46033P: 317.324.8695 F: 317.324.8717www.Fritz-Eng.comashton@Fritz-Eng.com
THE AVENUEAT BENNETT FARM
RENDERED SITE PLAN
00 30'60'
SCALE: 1" = 30'
N
Variance
Front Yard
Setback from
Redd Road
Variance
Location for
Dumpster
Enclosures
Variance
Location for
Drive-Thrus
Waiver
US 421-
Greenbelt
Width
Waiver
Required
Number of
Parking
Spaces
SITE PLAN
N 00°30'47" W 654.27'55.02'
N 00°37'13" W
N 73°44'45
"
E
1
3
1.
2
3'BOONE COUNTYHAMILTON COUNTYN 00°30'47" W 212.53'S 16°15
'44
"
E
193
.78
'
JDF DEVELOPMENT, LLC
60' F.S.L.30'
GREENBELT
&
M
IN
.
FRONT
SETBACK
PER
US
421
OVERLAYN 00° 30'47" W - 306.35'L=123.34'
,
R=300.00', D=23d33'23"58.07'S0°30'47"E 91.86'
L:133.62
R:325.00'
Δ:23°33'23"S26°15
'1
7
"E
52
.77
'
S0°30'47"E 12.04'S26°15
'15
"E
94
.22
'
L:43.64
R:25.00'
Δ:99°59'23"
S73°44'40
"
W
1
8
0
.
2
6'
N61°15'15"W 23.41'N16°15'44"W 436.40'N85°00'45"E 237.92'
1.300 Ac. +/-56,628 sq.ft.
LOT 1
INSTR#2017003738/////////////
/////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////
/////
/////
////////////////////////////////////
/////
///////////////////
PROPOSED
MULTI-TENANT
BUILDING
1-STORY, 11,000 GSF
DUMPSTER
ENCLOSURE DO NOTENTERDO NOTENTERSTOPSTOP60' BSL
60'
F
.S
.L
.
15' BSL 30' BSL & GREENBELTPROPOSE
D
BUILDING
1-STORY,
2,
0
0
0
G
S
FDUMPSTERENCLOSURE
MICH
IGAN
ROAD
(US
421)
BENNETT
P
A
R
K
W
A
Y
(VAR. R/W
)REDD ROAD
(60
'
R
/W
)REDD ROAD(50' R/W)BOONE COUNTYHAMILTON COUNTY9,522 GSF
133'81'
E
15' D. & U.E.2''W
GAS
METER
GAS METERGAS METERGAS METERGAS METERGAS METERGAS METER
6''W2''W2''W2''W2''W2''W
1''W
1''W
4''W
2-Heritage River Birch
2-Heritage River Birch
2-Heritage River Birch
2-Heritage River Birch
2-Heritage River Birch
2-Heritage River Birch
1-Redbud
1-Redbud
1-Redbud
1-Redbud
1-Redbud
1-Redbud
1-Canada Red Chokecherry
1-Canada Red Chokecherry
2-Canada Red Chokecherry
4-Canada Red Chokecherry @ 20' o.c.
1- 'Skyline' Honeylocust
1- 'Skyline' Honeylocust
1- 'Skyline' Honeylocust
1- 'Skyline' Honeylocust
1- 'Skyline' Honeylocust
1- 'Skyline' Honeylocust
1- 'Skyline' Honeylocust
3- 'Regal Prince' Oak @ 18' o.c.
8- 'Regal Prince' Oak @ 16' o.c.
2- 'Regal Prince' Oak @ 18' o.c.
2-Redbud
2-Redbud
5-Red Twig Dogwood @ 5' o.c.
5-'Anabelle' Hydrangea @ 5' o.c.
5-Red Twig Dogwood @ 5' o.c.
5-'Anabelle' Hydrangea @ 5' o.c.
5-Red Twig Dogwood @ 5' o.c.
5-Red Twig Dogwood @ 5' o.c.
5-'Anabelle' Hydrangea @ 5' o.c.
5-Red Twig Dogwood @ 5' o.c.
5-Red Twig Dogwood @ 5' o.c.
5-Red Twig Dogwood @ 5' o.c.
5-'Anabelle' Hydrangea @ 5' o.c.
5-'Anabelle' Hydrangea @ 5' o.c.
5-Red Twig Dogwood @ 5' o.c.
5-Red Twig Dogwood @ 5' o.c.
5-Red Twig Dogwood @ 5' o.c.
5-'Anabelle' Hydrangea @ 5' o.c.
5-'Anabelle' Hydrangea @ 5' o.c.
12-'Blue Point' Juniper @ 5' o.c.
Existing Maple Trees to Remain in Place
(Sizes Range from 3" to 4" Caliper)
Existing Maple to be
Removed for Construction
8-'Blue Point' Juniper @ 5' o.c.
1- 'Skyline' Honeylocust
5- Dwarf Fothergilla
5- Dwarf Fothergilla
5- Dwarf Fothergilla
5- Green Mound Alpine Currant
5- Dwarf Fothergilla
5- Green Mound Alpine Currant
5- Green Mound Alpine Currant
5- Dwarf Fothergilla
5- Dwarf Fothergilla
9- 'Northwind' Switchgrass
@ 3' o.c.
18- Dwarf Fountain Grass
14- 'Northwind' Switchgrass
@ 3' o.c.
18- 'Northwind' Switchgrass
@ 3' o.c.
11- Sea Green Juniper @ 3' o.c.
11- Karl Foerster Feather Reed Grass @ 3' o.c.
11- Sea Green Juniper @ 3' o.c.
11- Karl Foerster Feather Reed Grass @ 3' o.c.
11- Sea Green Juniper @ 3' o.c.
11- Karl Foerster Feather Reed Grass @ 3' o.c.
11- Sea Green Juniper @ 3' o.c.
11- Karl Foerster Feather Reed Grass @ 3' o.c.
5- Sea Green Juniper @ 3' o.c.
6- Sea Green Juniper @ 3' o.c.
11- Karl Foerster Feather Reed Grass @ 3' o.c.
13- Sea Green Juniper @ 3' o.c.
1-Redbud
5- Sea Green Juniper @ 3' o.c.
9- 'Northwind' Switchgrass
@ 3' o.c.
10- 'Northwind' Switchgrass
@ 3' o.c.
4- 'Northwind' Switchgrass
@ 3' o.c.OO14020 Mississinewa DriveCarmel, Indiana 46033P: 317.324.8695 F: 317.324.8717www.Fritz-Eng.comashton@Fritz-Eng.com
THE AVENUEAT BENNETT FARM
JDF DEVELOPMENT
11710 PEBBLEPOINTE PASS
CARMEL, INDIANA 46033
11/18/2020
200905
BENNETT PKWY & MICHIGAN RD.
CARMEL, INDIANA 46077
HAMILTON COUNTY
SW 14, S6, T17N, R3E
L101
LANDSCAPE PLAN &
DETAILS
AF AF KG
00 30'60'
SCALE: 1" = 30'
N
"IT'S THE
LAW"
R
Know what's
NOTE: ALL PLANT MATERIAL TO MATCH THE CURRENT CITY OF CARMEL PLANT MATERIAL LIST
SYMBOL LEGEND
EXISTING TREE
PROPOSED CANOPY TREE
PROPOSED ORNAMENTAL TREE
PROPOSED EVERGREEN TREE
PROPOSED SHRUB
MULCH REQUIRED
UPPER TERRACE SEED MIX
LOWER BASIN SEED MIX
PLANT MATERIAL CALCULATIONS TABLE
ZONING CLASSIFICATION,
CITY OF CARMEL SITE IS ZONED S1
REQUIRED PROVIDED
THOROUGHFARE OVERLAY
DISTRICT, U.S. 421 30' WIDE GREENBELT 20' WIDE GREENBELT
3 SHADE, 1 ORNAMENTAL, 30 SHRUBS
(parking) PER 100 LF
3 SHADE, 1
ORNAMENTAL, 30
SHRUBS PER 100'
BUFFER YARD (NORTH,
SOUTH), 5' WIDE
TYPE A (*parking), 4 SHADE, 1
ORNAMENTAL, 20* SHRUBS PER 100 LF
4 SHADE,1
ORNAMENTAL, 20
SHRUBS
BUFFER YARD (WEST),10' WIDE
TYPE B,5 SHADE, 2 ORNAMENTAL, 15
SHRUBS PER 100 LF
5 SHADE, 2
ORNAMENTAL, 15
SHRUBS PER 100 LF
BUILDING FOUNDATION
5' WIDE, SHRUBS, ORNAMENTAL GRASS,
GROUNDCOVER SHRUBS, ORNAMENTAL
GRASS, GROUNDCOVER
PARKING LOT INTERIOR 1 SHADE TREE, 5 SHRUBS, PER 10
PARKING SPACES N/A
PARKING LOT PERIMETER SEE OVERLAY ZONE AND NORTH/SOUTH
BUFFERYARD
SEE OVERLAY ZONE
AND NORTH/SOUTH
BUFFERYARD
DUMPSTER SCREENING 6' HIGH OPAQUE SCREEN
VEGETATIVE AND
ARCHITECTURAL
SCREEN
MONUMENT SIGN N/A N/A
PLANT MATERIAL SHALL BE SELECTED AND INSTALLED TO COMPLY WITH THE FOLLOWING REQUIREMENTS:
1.LANDSCAPE MATERIALS SELECTED SHALL BE APPROPRIATE TO LOCAL GROWING AND CLIMATE
CONDITIONS AND FOLLOW THE GUIDELINES SET BY THE AMERICAN STANDARD FOR NURSERY STOCK. ANSI
Z60.1 (CURRENT EDITION) AMERICAN ASSOCIATION OF NURSERYMEN, INC
2. ALL PLANTS SHALL BE OF SPECIMEN QUALITY, SUPERIOR FORM, HEALTHY, VIGOROUS, WELL BRANCHED,
DENSELY FOLIATED WHEN IN LEAF, FREE OF DISEASE AND INSECTS EGGS OR LARVAE AND SHALL HAVE
WELL-DEVELOPED ROOT SYSTEMS. PLANTS SHALL BE FREE FROM DAMAGE OR CONDITIONS THAT WOULD
PREVENT NORMAL GROWTH.
ALL PLANTING MATERIAL SHALL BE IN ACCORDANCE WITH THE MOST CURRENT PUBLICATION OF THE
AMERICAN STANDARD FOR NURSERY STOCK AS PRODUCED BY THE AMERICAN NATIONAL STANDARDS
INSTITUTE, INC.
a.STREET TREES AND SHADE TREES: ALL STREET TREES AND SHADE TREES AT THE TIME OF PLANTING SHALL
HAVE A MINIMUM CALIPER OF TWO AND ONE-HALF (2.5) INCHES WHEN MEASURED FROM SIX (6) INCHES
ABOVE GROUND LEVEL.
b.ORNAMENTAL TREES: ALL ORNAMENTAL TREES AT THE TIME OF PLANTING SHALL HAVE A MINIMUM
CALIPER OF ONE AND ONE-HALF (1.5) INCHES WHEN MEASURED FROM SIX (6) INCHES ABOVE GROUND
LEVEL.
c.EVERGREEN TREES: ALL EVERGREEN TREES AT THE TIME OF PLANTING SHALL HAVE A MINIMUM HEIGHT OF
SIX (6) FEET.
d.SHRUBBERY: ALL DECIDUOUS AND EVERGREEN SHRUBS AT THE TIME OF PLANTING SHALL HAVE A
MINIMUM HEIGHT OF EIGHTEEN (18) INCHES.
e.GROUND COVER/ORNAMENTAL GRASS: ALL GROUND COVER/ORNAMENTAL GRASS AT THE TIME OF
PLANTING SHALL HAVE A MINIMUM SIZE OF ONE (1) GALLON, UNLESS OTHERWISE NOTED ON THE
LANDSCAPE PLAN
4. IRRIGATION SYSTEMS SHALL NOT BE INSTALLED IN THE CITY OWNED RIGHT-OF-WAY WITHOUT APPROVAL BY
THE BOARD OF PUBLIC WORKS. THE CITY DOES NOT ASSUME RESPONSIBILITY FOR ANY DAMAGE INCURRED
TO AN UNPERMITTED IRRIGATION SYSTEM THAT IS CAUSED BY WORK BEING PERFORMED IN THESE AREAS.
5. IT SHALL BE THE RESPONSIBILITY OF THE OWNERS AND THEIR AGENTS TO INSURE PROPER MAINTENANCE OF
ALL TREES, SHRUBBERY AND OTHER LANDSCAPING APPROVED AS PART OF THE DEVELOPMENT PLAN/ADLS
PLANS. THIS SHOULD CONSIST OF WATERING, FERTILIZING, PROPER MULCHING, CLEARING OF DEBRIS AND
WEEDS, MONITORING FOR PESTS AND DISEASE, MOWING, PRUNING, THE REMOVAL AND TIMELY
REPLACEMENT OF DEAD, HAZARDOUS OR DYING PLANTS, TREATING FOR DISEASE OR INJURY, OR ANY
OTHER SIMILAR ACT(S) WHICH PROMOTES GROWTH, HEALTH, BEAUTY AND THE LIFE OF TREES, SHRUBS, TURF
AND OTHER PLANTS.F:\2020\2009005 - JDF Development Carmel\02 Civil\Plans\L101.dwg, L101, 11/18/2020 2:13:49 PM, Ashton Fritz, DWG To PDF.pc3, ANSI full bleed D (34.00 x 22.00 Inches), 1:1 Variance
Bufferyard
Along
Redd Road
Variance
Foundation
Plantings
LANDSCAPE PLAN
BUILDING ELEVATIONS
Variance
Gray Brick for
Facade Walls
Waiver
Maximum
Building
Height
SOUTHERN BUILDING
NORTHERN BUILDING
14020 Mississinewa Drive
Carmel, IN 46033
P: 317-324-8695
www.Fritz-Eng.com
November 18, 2020
The Avenue at Bennett Farm
Fritz Engineering Services, LLC Page 1 of 1
November 18, 2020
Mr. Jeremy Cashman, City Engineer
City of Carmel
One Civic Square
Carmel, IN 46032
RE: The Avenue at Bennett Farm
Bennett Parkway & Michigan Road
FES Project # 2009005
Dear Mr. Cashman,
Please accept this letter related to the The Avenue at Bennett Farm project as support of the following
technical variance requests.
1. A variance to permit the proposed new drive cuts as configured. Specifically, to permit the use of 15’
curb radii into the site rather than the standard Carmel commercial drive entrance of 30’ radii per
Carmel Standard Detail 10-22. The proposed use will not require large trucks to access the site. The
majority of traffic will be customers in passenger vehicles with the occasional box truck for delivery and
pickups. Due to the limited depth of the project site there are also physical difficulties with providing a
larger radius on the entrance drive while maintaining the proper vehicular movements within.
Please review the above requests and let me know if any additional information is required to complete your
review and recommendation to the BPWS for approval.
Best Regards,
Fritz Engineering Services, LLC
Ashton L. Fritz, PE
Principal
Cc: Joe Farr, JDF Development