HomeMy WebLinkAboutPacket for BZA 02-22-21Board of Zoning Appeals | Request for Variance Approvals
February 22, 2021
The Avenue at Bennett Farm
PRESENTED BY
STEVEN D. HARDIN, ESQ.
THE AVENUE AT BENNETT FARM
TABLE OF CONTENTS
Developer:
Joseph D. Farr, CEO
JDF Development LLC
JDF Michigan Road 2 LLC
14542 Integrity Court
Carmel, IN 46033
Engineer:
Ashton Fritz, P.E., CFM, Principal
Fritz Engineering Services, LLC
Architect:
Michael A. Long, Project Manager
Curran Architecture P.C.
Attorney:
Steven D. Hardin, Esq.
Mark R. Leach, Land Use Planner
Faegre Drinker Biddle & Reath LLP
600 East 96th Street, Suite 600
Indianapolis, IN 46240
Telephone: 317.569.9600
TABLE OF CONTENTS
Tab 1
Executive Summary
Tab 2
Aerial Location Map
Tab 3
Proposed Site Plan
Tab 4
Building Renderings
Tab 5
Building Elevations and Floor Plans
Tab 6
Landscaping Plan
Tab 7
Ground Sign Elevation
Tab 8
Variances Requested
Tab 9
Findings of Fact
Tab 10
Ballot Sheets
TAB 1
THE AVENUE AT BENNETT FARM
EXECUTIVE SUMMARY
JDF Development LLC (“JDF”) is pleased to propose its plans for the Avenue at Bennett Farm and respectfully
requests variance approvals from the Board of Zoning Appeals. The proposed retail center includes the
construction of two new buildings with a total of approximately 13,000 square feet to serve the local community
with a mix of food and service tenants, and it incorporates options for touchless drive-through pickup and outdoor
dining. The 2.07 +/- acre site is located on the border between Zionsville and Carmel along the Michigan Road
corridor just north of 106th Street (please see the Aerial Location Map at Tab 2). The site is bordered by Bennett
Parkway to the north, Michigan Road to the east, Redd Road to the west and the JDF-developed Shoppes at
Bennett Farm retail center to the south. The Domain at Bennet Farms apartment complex is located on the west
side of Redd Road. JDF also developed the nearby Shoppes at Weston Pointe on the east side of Michigan Road.
The proposed site plan may be found at Tab 3, and the building renderings and elevations may be found at Tab
4 and Tab 5.
Due to the site’s depth, a few challenges exist to its development. JDF has collaborated with the City’s planning
staff to address those challenges, resulting in the request for seven variances. The requested variances may
be found at Tab 8. Separately, JDF has already requested and obtained certain waivers and DP/ADLS approval
from the Plan Commission at the February 2nd Plan Commission Commercial Committee meeting. The site plan
has been received well by a number of local restaurants and businesses, and, if approved, JDF intends to begin
construction later this spring.
Thank you for your consideration.
TAB 2
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
REAL ESTATE
NOTTINGH
A
M
W
A
Y
NOTTINGH
A
M
W
A
Y
THE AVENUE AT BENNETT FARM
AERIAL LOCATION MAP
REDD RDREDD RD106th St106th StUS 421US 421
116th St116th St
Context Map
Carmel, IN
///////
//
/////BOONE COUNTYHAMILTON COUNTY64.4'
HALF R/W
E///////////////////////////
14020 Mississinewa DriveCarmel, Indiana 46033P: 317.324.8695 F: 317.324.8717www.Fritz-Eng.comashton@Fritz-Eng.com
THE AVENUEAT BENNETT FARM
AERIAL SITE PLAN
00 160'320'SCALE: 1" = 160'N
F:\2020\2009005 - JDF Development Carmel\02 Civil\Plans\L101.dwg, AERIAL SITE PLAN, 2/11/2021 2:51:06 PM, Ashton Fritz, DWG To PDF.pc3, ANSI full bleed D (34.00 x 22.00 Inches), 1:1THE AVENUE AT BENNETT FARM
AERIAL LOCATION MAP
BENNETT P
K
W
Y
BENNETT P
K
W
Y US-421
/
M
ICH
IGAN
RDUS-421
/
M
ICH
IGAN
RD
WESTON
P
OI
N
T
E
D
R
WESTON
P
OI
N
T
E
D
RREDD RDREDD RD
TAB 3
THE AVENUE AT BENNETT FARM
PROPOSED SITE PLAN
JDF 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 NOT
E
N
T
E
R DO 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
(
6
0
'
R
/W
)REDD ROAD(50' R/W)BOONE COUNTYHAMILTON COUNTYE
UD
UD
UD
UDUDUDUD/////////////
/////////////////////////////////////////////////////////////////////////////////////////////////////////////////////
/////
/////
////////////////////////
/////
/////
/////
////////////////////////////DRIVETHRUONLYDRIVETHRUONLYCTSTOPSTOP14020 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
F:\2020\2009005 - JDF Development Carmel\02 Civil\Plans\L101.dwg, RENDERED SITE PLAN, 2/11/2021 2:51:03 PM, Ashton Fritz, DWG To PDF.pc3, ANSI full bleed D (34.00 x 22.00 Inches), 1:1
THE AVENUE AT BENNETT FARM
PROPOSED 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'
N 25°44'45" E
23.39'
Domain Zionsville, LLC
INSTRUMENT No. 2011-9711
Church LC-MS, INC
INSTRUMENT No. 1995-50146
Advent Evangelical Lutheran
BENNETT TECH. PARK
LOT 3, P.B. 21, PAGE 11
BLOCK ABENNETT TECHNOLOGY PARK
BOONE COUNTYHAMILTON COUNTYN 00°30'47" W 212.53'S 16°15
'44
"
E
193
.78
'15' D.S. & U.E.5'
N
.A
.E
.S.&
P
.H
.E
.N 00° 30'47" W - 306.35'L=123.34'
,
R=300.00'
, D=23d33'23"58.07'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'
S0°30'47"E 91.86'
L:133.62
R:325.00'
Δ:23°33'23"S26
°
1
5
'
1
7
"E
5
2
.
77
'
S0°30'47"E 12.04'S26
°
1
5
'
1
5
"E
9
4
.
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'
56,628 sq.ft.
LOT 1
BLOCK A
INSTRUMENT No. 2017003738
87,105 sq.ft., 2.000 Ac. +/-
INSTR. 201100008813 (BOONE CO.)0.074 Ac. +/-5'
N
.A
.E
.S.&
P
.H
.E
.
PROPOSED
MULTI-TENANT
BUILDING
1-STORY, 11,000 GSF
DO NOT ENTER
DUMPSTER
ENCLOSURE///////////////////////////////////////////////////////////////////////
/////////////////////////////////DO NOTENTERDO NOT
E
N
T
E
R DO 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 GSF15' D. & U.E./////////////
//////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////
/////
////////////////////////
/////
/////
///////////
////////////////
//DRIVETHRUONLYDRIVETHRUONLYCTSTOPSTOP13 SPACE
S
@
9'
=
1
1
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9'
=
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6'12 SPACES @ 9' = 108'8 SPACES @ 9' = 72'10 SPACES
@
9'
=
9
0'14 SPACES @ 9' = 126'5 SPACES @ 9' = 45'23'5'12'11.08
'3'23'9'
23'18'25'23'
9.5'18.27
'23'18'5'5'
23'
5'5'
18'
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9.08'
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5'
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R1
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R3'5'9'REMOVE EX.
ROLL CURB
FOR RAMP
CONSTRUCTION
13.36'FIELD ADJUST WALK AROUND EX.
HYDRANT. ADJUST EX. HYDRANT
VALVE TO FINISHED WALK GRADE.5'26.19
'
28'
64.82'
28'
64.66'
2 SPACES
@
9'
=
1
8'
39.3'±96.1
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'±
94.8'±
25.17'25.7
'
23.22'8'8'2 SPACES @ 9' = 18'8'8'8'9'9'
A
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A
C
A
B
B
B
B
D D
D
F1
E
E
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F3
F3
F3
F4
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F3
DF2
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A1
A1
K
F3
F3
F3
F3
F3
K
E K
PROTECT EX. SIGN, LIGHTS
AND ELECTRICAL SERVICE
THROUGHOUT
CONSTRUCTION.
O
O
O
O
P
G
G
E
GJ
R
66.1'±95.4'±10.08
'R28'R30'R10'R5'R5'R
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'
U
U
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V
V
R5'
62.7'183.7
'
4'
4'
71'27.9
'2.5
'
38.3'±
4'
4'
4'
4'
4'
4'
25' 12 R/W
9'R15'P
P2 9'R10'W2
W1
W2
W1
C
10'
13'
10'
5' FLUSH
WALK THR
O
U
G
H
5' FLUSH
WALK THR
O
U
G
H
J
G
G
FUTURE OFFSITE
WALK, RAMP,
CROSSWALK
BY OTHERS71.17
'45.16
'
END WALK
AT PL
5'
R15'14.83'14.35
'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
C201
SITE PLAN
1.REV. PER TAC 1/4/2021
2.REV. PER PC CMMNTS 1/21/2021
3. REV PER CARMEL TAC 2/11/2021
AF
AF
AF
AF AF KG
00 30'60'
SCALE: 1" = 30'
N
"IT'S THE
LAW"
R
Know what's
KEY NOTES:
A1 RIGHT OF WAY PAVEMENT
(PER CARMEL DETAIL 10-22)
A LIGHT DUTY ASPHALT PAVEMENT
B HEAVY DUTY ASPHALT PAVEMENT
C CONCRETE PAVEMENT, TYPE 2
D COMBINED CONCRETE CURB & WALK
E CONCRETE WALK
F1 6" CONCRETE CURB
F2 VALLEY CURB & GUTTER
F3 CHAIRBACK CURB & GUTTER
F4 6" CONCRETE CURB WITH CONCRETE ISLAND
G ADA RAMP
(PER INDOT DETAIL)
H 4" WHITE PAVEMENT STRIPING, TYP.
I ADA BLUE PAVEMENT STRIPING, TYP.
J PAVEMENT MARKING (AS SHOWN)
K MATCH EXISTING PAVEMENT, CURB, OR WALK
L LANDSCAPE AREA
M DUMPSTER ENCLOSURE
(REF. ARCH. PLAN)
N EXISTING SIDEWALK/PAVEMENT TO REMAIN
O SIDEWALK TRANSITION AT DRIVE
(PER INDOT DETAIL)
P BICYCLE PARKING
(U-SHAPED, BLACK THERMOPLASTIC POWDER COATED)
P2 BICYCLE PARKING
(BUILDING MOUNTED BIKE RACK, REF. ARCH.)
Q FLUSH CURB / CURB TAPER
R MONUMENT SIGN
(REF. SIGNAGE PLANS)
S EXTENDED CURB/RETAINING WALL
T CONCRETE WHEEL BLOCK
U DECORATIVE LANDSCAPE PLANTERS
(COORDINATE TYPE/SIZE WITH OWNER)
V OUTDOOR SEATING
(COORDINATE TYPE/SIZE WITH OWNER)
W1 DRIVE THROUGH CLEARANCE HEIGHT BAR
(COORDINATE TYPE/SIZE WITH ARCH/TENANT SPECS.)
W2 DRIVE THROUGH MENU BOARD/ORDER PEDESTAL
(COORDINATE TYPE/SIZE WITH ARCH/TENANT SPECS.)
NOTES:
XX
SITE DEVELOPMENT SUMMARY TABLE
ZONING CLASSIFICATION,
CITY OF CARMEL B-3, US 421 OVERLAY
PARCEL SIZE 2.07 Ac. ± (BLOCK A)
REQUIRED PROVIDED
MIN. STREET FRONTAGE N/A
MIN. LOT WIDTH 100 FT 180 FT
MIN. LOT AREA 10,000 SF 87,000 SF ±
MAX. BLDG HEIGHT 35' MAX.30' MAX.
MAX. LOT COVERAGE 80%72%
BUILDING SETBACKS
FRONT 60' - BENNETT PKWY, REDD ROAD
30' MICHIGAN ROAD
38'
91'
SIDE 0'N/A
REAR 15' (CORNER LOT, NO REAR YARDS)N/A
PARKING SETBACKS
FRONT 30' - MICHIGAN ROAD
10' BENNETT PKWY & REDD ROAD
28' MICHIGAN RD
6' REDD RD
SIDE 0'N/A
REAR 15' (CORNER LOT, NO REAR YARDS)N/A
BUFFERYARDS /
GREENBELTS
FRONT 30' GREENBELT ALONG MICHIGAN ROAD 28'
SIDE N/A
REAR N/A
PARKING REQUIRED, SF
1 PS PER 80SF - DRIVE THROUGH RESTAURANT
1 SP / 2.5 SEATS + 1 SP / EMPLOYEE - RESTARAUNT
1 SP / 200 SF - RETAIL SALES
PARKING REQUIRED
DRIVE THROUGH RESTAURANT 3,000 SF / 80 = 37.5
RETAIL 10,000 SF / 200 = 50
= 88 TOTAL REQUIRED SPACES
71 STANDARD
+ 6 ADA SPACES
77 TOTAL SPACES
BICYCLE PARKING
REQUIRED
4 AT MULTI-TENANT BLDG
2 AT SINGLE TENANT BLDG
MULTI-TENANT BUILDING -
SITE - 4 (TWO INVERTED 'U' LOOPS)
BUILDING - 2 BUILDING MOUNTED
SINGLE TENANT BUILDING -
SITE - 4 (TWO INVERTED 'U' LOOPS)
NOTE:
1.
ALL PAVING WITHIN THE EXISTING AND PROPOSED CITY RIGHT-OF-WAY SHALL CONFORM TO THE
REQUIREMENTS OF THE DEPARTMENT OF ENGINEERING. THE CONTRACTOR SHALL CONTACT THE
DEPARTMENT OF ENGINEERING TO SCHEDULE A PRE-CONSTRUCTION MEETING TO REVIEW THE
DEPARTMENT'S CONSTRUCTION REQUIREMENTS, STAFF NOTIFICATION REQUIREMENTS, REQUIRED
INSPECTIONS FOR CERTAIN STAGES OF THE WORK AND TO REVIEW THE AUTHORITY OF THE
DEPARTMENT AS IT RELATES TO WORK WITHIN THE EXISTING AND PROPOSED RIGHT-OF-WAY.
CARMEL ENGINEERING DEPT. NOTE
BOTH DRIVEWAY ENTRANCE OFF OF REDD RD. WILL REQUIRE SAW CUTS PER CITY OF CARMEL
STANDARDS. ALL CURB CUTS MUST BE SAW CUT TO THE NEAREST JOINT PAST THE REQUIRED
LIMITS OF THE CURB REMOVAL.
DRIVEWAY ENTRANCE SAW CUT NOTE
ALL CONCRETE PIPE JOINTS SHALL BE CONTINUOUS O-RING RUBBER GASKET CONFORMING TO
ASTM C 443
NOTE
18 " OF VERTICAL SEPARATION MUST BE MAINTAINED FOR ALL UTILITY CROSSINGS.
REFER TO ARCHITECTURAL & FOUNDATION PLANS FOR ALL BUILDING DIMENSIONS.
ALL SIDEWALKS CONSTRUCTED WITHIN THE PUBLIC RIGHT-OF-WAY SHALL COMPLY WITH
STANDARD CITY OF CARMEL AND/OR INDOT DETAILS.
SIDEWALK
NO EARTH DISTURBING ACTIVITY MAY COMMENCE WITHOUT AN APPROVED STORM WATER
MANAGEMENT PERMIT.F:\2020\2009005 - JDF Development Carmel\02 Civil\Plans\C201.dwg, C201, 2/11/2021 2:51:01 PM, Ashton Fritz, DWG To PDF.pc3, ANSI full bleed D (34.00 x 22.00 Inches), 1:1
TAB 4
THE AVENUE AT BENNETT FARM
BUILDING RENDERINGS
TAB 5
THE AVENUE AT BENNETT FARM
BUILDING ELEVATIONS AND FLOOR PLANS
LL SIGN CRITERIA FOR BUILDING SIGNS
THE AVENUE AT BENNETT FARMS
LANDLORD WILL REQUIRE TENANT’S TO INSTALL INTERNAL-
LY ILLUMINATED CHANNEL LETTER MOUNTED ONA RACE-
WAY. RACEWAY COLOR SHALL MATCH THE COLOR OF THE
FACADE. NO BOX, CABINET SIGNS OR UNDER CANOPY
SIGNS PERMITTED.
LENGTH OF EACH BUILDING SIGN SHALL NOT EXCEED 85%
OF TENANT’S STOREFRONT WIDTH AND HEIGHT SHALL NOT
EXCEED 70% OF THE SIGN SPANDREL AREA AS DEFINED BY
THE ORDINANCE.
ALL SIGNS MUST MEET LOCAL CODES AND HAVE NO
FLASHING LIGHTS.
ALL SIGNS MUST BE SUBMITTED TO LANDLORD FOR WRIT-
TEN APPROVAL PRIOR TO INSTALLATION.
200275
THIS DRAWING AND THE IDEAS, DESIGNS
AND CONCEPTS CONTAINED HEREIN ARE
THE EXCLUSIVE INTELLECTUAL PROPERTY
OF CURRAN ARCHITECTURE, AND ARE NOT
TO BE USED OR REPRODUCED, WHOLE OR
IN PART, WITHOUT THE WRITTEN
CONSENT OF CURRAN ARCHITECTURE.
C
PROJECT INFORMATION
CERTIFICATION
ISSUE DATES
F :: 317 . 288 . 0753
O :: 317 . 288 . 0681
INDIANAPOLIS, IN 46216
5719 LAWTON LOOP E. DR. #212
JDF DEVELOPMENT
THE AVENUE
AT BENNETT FARM
MULTI-TENANT BUILDING
CARMEL, INDIANA
A1.1
OPTION D_DRIVE THRUNRETAIL BUILDING
THE AVENUE AT BENNETT FARM
BUILDING ELEVATIONS AND FLOOR PLANS
200311
THIS DRAWING AND THE IDEAS, DESIGNS
AND CONCEPTS CONTAINED HEREIN ARE
THE EXCLUSIVE INTELLECTUAL PROPERTY
OF CURRAN ARCHITECTURE, AND ARE NOT
TO BE USED OR REPRODUCED, WHOLE OR
IN PART, WITHOUT THE WRITTEN
CONSENT OF CURRAN ARCHITECTURE.
C
PROJECT INFORMATION
CERTIFICATION
ISSUE DATES
F :: 317 . 288 . 0753
O :: 317 . 288 . 0681
INDIANAPOLIS, IN 46216
5719 LAWTON LOOP E. DR. #212
JDF DEVELOPMENT
THE AVENUE
AT BENNETT FARM
OUTLOT BUILDING
CARMEL, INDIANA
A101
RETAIL BUILDING
N
LL SIGN CRITERIA FOR BUILDING SIGNS
THE AVENUE AT BENNETT FARMS
LANDLORD WILL REQUIRE TENANT’S TO INSTALL INTERNAL-
LY ILLUMINATED CHANNEL LETTER MOUNTED ONA RACE-
WAY. RACEWAY COLOR SHALL MATCH THE COLOR OF THE
FACADE. NO BOX, CABINET SIGNS OR UNDER CANOPY
SIGNS PERMITTED.
LENGTH OF EACH BUILDING SIGN SHALL NOT EXCEED 85%
OF TENANT’S STOREFRONT WIDTH AND HEIGHT SHALL NOT
EXCEED 70% OF THE SIGN SPANDREL AREA AS DEFINED BY
THE ORDINANCE.
ALL SIGNS MUST MEET LOCAL CODES AND HAVE NO
FLASHING LIGHTS.
ALL SIGNS MUST BE SUBMITTED TO LANDLORD FOR WRIT-
TEN APPROVAL PRIOR TO INSTALLATION.
TAB 6
THE AVENUE AT BENNETT FARM
LANDSCAPING PLAN
N 00°30'47" W 654.27'BOONE COUNTYN 00°30'47" W 212.53'15' D.S. & U.E.30'
GREENBELT
&
M
IN
.
FRONT
SETBACK
PER
US
421
OVERLAY5'
N
.A
.E
.S.&
P
.H
.E
.N 00° 30'47" W - 306.35'L
=123.34', R=300.00', D=23d33'23"58.07'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'
S0°30'47"E 91.86'
L:133.62
R:325.00'
Δ:23°33'23"S26°15
'17
"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 237.92'5'
N
.A
.E
.S.&
P
.H
.E
.
PROPOSED
MULTI-TENANT
BUILDING
1-STORY, 11,000 GSF
DO NOT ENTER
DUMPSTER
ENCLOSURE////////////////////////////////////////////////////////////////////////////////////////////////////////DO NOTENTERDO NOT
E
N
T
E
R DO 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 COUNTY81'
E
15' D. & U.E.GAS
METER
GAS METERGAS METERGAS METERGAS METERGAS METERGAS METER
6''W
2''W2''W2''W2''W2''W
1''W
1''W
4''W
2''W
UD
UD
UD
UDUDUDUD////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////
/////
/////////////////////
////////
////////////////////
/
////////////////////
////DRIVETHRUONLYDRIVETHRUONLYCT6''W
4''W STOPSTOP2-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
2-Redbud
2-Redbud
2-Redbud
2-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.
1-Redbud
1-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-'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-'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.
6- Dwarf Fountain Grass
12- 'Northwind' Switchgrass
@ 3' o.c.
18- 'Northwind' Switchgrass
@ 3' o.c.
15- 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
4- Sea Green Juniper @ 3' o.c.
24- 'Northwind' Switchgrass
@ 3' o.c.
4- 'Northwind' Switchgrass
@ 3' o.c.
1-Canada Red Chokecherry
8-Canada Red Chokecherry @
20' o.c.
1-Canada Red Chokecherry
2-Tulip Tree
1-Tulip Tree
2-Tulip Tree
3-Tulip Tree
1-Tulip Tree
3-Tulip Tree
12-Dwarf Fothergilla @ 3' o.c.
(SIGN PLANTING)
22- Dwarf Fountain Grass
@ 30" o.c.
9- 'Northwind'
Switchgrass @ 3' o.c.
10- Dwarf Fountain Grass
@ 30" o.c.
10- Dwarf Fountain Grass
@ 30" o.c.
10- Dwarf
Fountain Grass
@ 30" o.c.
10- Dwarf Fountain Grass
@ 30" o.c.
Decorative
Planters
Decorative
Planters 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
1. REV PER CARMEL TAC 2/11/2021
AF
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
PLANT MATERIAL CALCULATIONS TABLE
ZONING CLASSIFICATION,
CITY OF CARMEL SITE IS ZONED S1
REQUIRED PROVIDED
THOROUGHFARE OVERLAY
DISTRICT, U.S. 421 30' WIDE GREENBELT
28' WIDE GREENBELT
(WAIVER REQUESTED BY
DEVELOPER FOR
REDUCTION)
6 SHADE, 2 ORNAMENTAL, 30 SHRUBS
PER 100 LF
6 SHADE, 2
ORNAMENTAL, 30
SHRUBS PER 100'
BUFFER YARD (NORTH,
SOUTH), 5' WIDE TYPE A, 4 SHADE, 10 SHRUBS PER 100'4 SHADE AND 10
SHRUBS PER 100' IN
EACH YARD
BUFFER YARD (WEST),10' WIDE TYPE B, 5 SHADE, 1 ORNAMENTAL, 10
SHRUBS PER 100 LF
5 SHADE, 1
ORNAMENTAL, 10
SHRUBS PER 100 LF
BUILDING FOUNDATION 5' WIDE, SHRUBS, ORNAMENTAL GRASS,
GROUNDCOVER ON ALL SIDES
SHRUBS, ORNAMENTAL
GRASS, GROUNDCOVER
(VARIANCE REQUESTED
BY DEVELOPER FOR
REDUCTION)
PARKING LOT INTERIOR 1 SHADE TREE, 5 SHRUBS, PER 10
PARKING SPACES
SEE PLAN FOR
LOCATIONS OF TREES
AND SHRUBS IN
PARKING LOT
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 PLANTINGS REQUIRED SEE SIGN PLANT
MATERIAL DETAIL
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, 2/11/2021 3:02:25 PM, Ashton Fritz, DWG To PDF.pc3, ANSI full bleed D (34.00 x 22.00 Inches), 1:1
TAB 7
THE AVENUE AT BENNETT FARM
GROUND SIGN ELEVATION
TAB 8
THE AVENUE AT BENNETT FARM
VARIANCES REQUESTED
200311
THIS DRAWING AND THE IDEAS, DESIGNS
AND CONCEPTS CONTAINED HEREIN ARE
THE EXCLUSIVE INTELLECTUAL PROPERTY
OF CURRAN ARCHITECTURE, AND ARE NOT
TO BE USED OR REPRODUCED, WHOLE OR
IN PART, WITHOUT THE WRITTEN
CONSENT OF CURRAN ARCHITECTURE.
C
PROJECT INFORMATION
CERTIFICATION
ISSUE DATES
F :: 317 . 288 . 0753
O :: 317 . 288 . 0681
INDIANAPOLIS, IN 46216
5719 LAWTON LOOP E. DR. #212
JDF DEVELOPMENT
THE AVENUE
AT BENNETT FARM
OUTLOT BUILDING
CARMEL, INDIANA
A101
RETAIL BUILDING
N
LL SIGN CRITERIA FOR BUILDING SIGNS
THE AVENUE AT BENNETT FARMS
LANDLORD WILL REQUIRE TENANT’S TO INSTALL INTERNAL-
LY ILLUMINATED CHANNEL LETTER MOUNTED ONA RACE-
WAY. RACEWAY COLOR SHALL MATCH THE COLOR OF THE
FACADE. NO BOX, CABINET SIGNS OR UNDER CANOPY
SIGNS PERMITTED.
LENGTH OF EACH BUILDING SIGN SHALL NOT EXCEED 85%
OF TENANT’S STOREFRONT WIDTH AND HEIGHT SHALL NOT
EXCEED 70% OF THE SIGN SPANDREL AREA AS DEFINED BY
THE ORDINANCE.
ALL SIGNS MUST MEET LOCAL CODES AND HAVE NO
FLASHING LIGHTS.
ALL SIGNS MUST BE SUBMITTED TO LANDLORD FOR WRIT-
TEN APPROVAL PRIOR TO INSTALLATION.
LL SIGN CRITERIA FOR BUILDING SIGNS
THE AVENUE AT BENNETT FARMS
LANDLORD WILL REQUIRE TENANT’S TO INSTALL INTERNAL-
LY ILLUMINATED CHANNEL LETTER MOUNTED ONA RACE-
WAY. RACEWAY COLOR SHALL MATCH THE COLOR OF THE
FACADE. NO BOX, CABINET SIGNS OR UNDER CANOPY
SIGNS PERMITTED.
LENGTH OF EACH BUILDING SIGN SHALL NOT EXCEED 85%
OF TENANT’S STOREFRONT WIDTH AND HEIGHT SHALL NOT
EXCEED 70% OF THE SIGN SPANDREL AREA AS DEFINED BY
THE ORDINANCE.
ALL SIGNS MUST MEET LOCAL CODES AND HAVE NO
FLASHING LIGHTS.
ALL SIGNS MUST BE SUBMITTED TO LANDLORD FOR WRIT-
TEN APPROVAL PRIOR TO INSTALLATION.
200275
THIS DRAWING AND THE IDEAS, DESIGNS
AND CONCEPTS CONTAINED HEREIN ARE
THE EXCLUSIVE INTELLECTUAL PROPERTY
OF CURRAN ARCHITECTURE, AND ARE NOT
TO BE USED OR REPRODUCED, WHOLE OR
IN PART, WITHOUT THE WRITTEN
CONSENT OF CURRAN ARCHITECTURE.
C
PROJECT INFORMATION
CERTIFICATION
ISSUE DATES
F :: 317 . 288 . 0753
O :: 317 . 288 . 0681
INDIANAPOLIS, IN 46216
5719 LAWTON LOOP E. DR. #212
JDF DEVELOPMENT
THE AVENUE
AT BENNETT FARM
MULTI-TENANT BUILDING
CARMEL, INDIANA
A1.1
OPTION D_DRIVE THRUNRETAIL BUILDING
200311
THIS DRAWING AND THE IDEAS, DESIGNS
AND CONCEPTS CONTAINED HEREIN ARE
THE EXCLUSIVE INTELLECTUAL PROPERTY
OF CURRAN ARCHITECTURE, AND ARE NOT
TO BE USED OR REPRODUCED, WHOLE OR
IN PART, WITHOUT THE WRITTEN
CONSENT OF CURRAN ARCHITECTURE.
C
PROJECT INFORMATION
CERTIFICATION
ISSUE DATES
F :: 317 . 288 . 0753
O :: 317 . 288 . 0681
INDIANAPOLIS, IN 46216
5719 LAWTON LOOP E. DR. #212
JDF DEVELOPMENT
THE AVENUE
AT BENNETT FARM
OUTLOT BUILDING
CARMEL, INDIANA
A101
RETAIL BUILDING
N
LL SIGN CRITERIA FOR BUILDING SIGNS
THE AVENUE AT BENNETT FARMS
LANDLORD WILL REQUIRE TENANT’S TO INSTALL INTERNAL-
LY ILLUMINATED CHANNEL LETTER MOUNTED ONA RACE-
WAY. RACEWAY COLOR SHALL MATCH THE COLOR OF THE
FACADE. NO BOX, CABINET SIGNS OR UNDER CANOPY
SIGNS PERMITTED.
LENGTH OF EACH BUILDING SIGN SHALL NOT EXCEED 85%
OF TENANT’S STOREFRONT WIDTH AND HEIGHT SHALL NOT
EXCEED 70% OF THE SIGN SPANDREL AREA AS DEFINED BY
THE ORDINANCE.
ALL SIGNS MUST MEET LOCAL CODES AND HAVE NO
FLASHING LIGHTS.
ALL SIGNS MUST BE SUBMITTED TO LANDLORD FOR WRIT-
TEN APPROVAL PRIOR TO INSTALLATION.
SOUTHERN BUILDING
NORTHERN BUILDING
Variance -
Change in
red brick
façade wall
requirement
(to gray brick)
THE AVENUE AT BENNETT FARM
VARIANCES REQUESTED
JDF 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 NOT
E
N
T
E
R DO 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
UD
UD
UD
UDUDUDUD/////////////
/////////////////////////////////////////////////////////////////////////////////////////////////////////////////////
/////
/////
////////////////////////
/////
/////
/////
////////////////////////////DRIVETHRUONLYDRIVETHRUONLYCTSTOPSTOP14020 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
F:\2020\2009005 - JDF Development Carmel\02 Civil\Plans\L101.dwg, RENDERED SITE PLAN, 2/11/2021 2:51:03 PM, Ashton Fritz, DWG To PDF.pc3, ANSI full bleed D (34.00 x 22.00 Inches), 1:1 Variance
Change in the
drive-thru
location along
the rear of
structures (to
the front/sides)
Variance
Reduction in
the 8’ minimum
offset (to 4’)
Variance
Reduction
in the 25’
minimum
two-way aisle
width (to 23’)
N 00°30'47" W 654.27'BOONE COUNTYN 00°30'47" W 212.53'15' D.S. & U.E.30'
GREENBELT
&
M
IN
.
FRONT
SETBACK
PER
US
421
OVERLAY5'
N
.A
.E
.S.&
P
.H
.E
.N 00° 30'47" W - 306.35'L
=123.34', R=300.00', D=23d33'23"58.07'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'
S0°30'47"E 91.86'
L:133.62
R:325.00'
Δ:23°33'23"S26°
15
'
17
"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 237.92'5'
N
.A
.E
.S.&
P
.H
.E
.
PROPOSED
MULTI-TENANT
BUILDING
1-STORY, 11,000 GSF
DO NOT ENTER
DUMPSTER
ENCLOSURE////////////////////////////////////////////////////////////////////////////////////////////////////////DO NOTENTERDO NOT
E
N
T
E
R DO 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 COUNTY81'
E
15' D. & U.E.GAS
METER
GAS METERGAS METERGAS METERGAS METERGAS METERGAS METER
6''W
2''W2''W2''W2''W2''W
1''W
1''W
4''W
2''W
UD
UD
UD
UDUDUDUD////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////
/////
/////////////////////
////////
////////////////////
/
////////////////////
////DRIVETHRUONLYDRIVETHRUONLYCT6''W
4''W STOPSTOP2-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
2-Redbud
2-Redbud
2-Redbud
2-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.
1-Redbud
1-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-'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-'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.
6- Dwarf Fountain Grass
12- 'Northwind' Switchgrass
@ 3' o.c.
18- 'Northwind' Switchgrass
@ 3' o.c.
15- 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
4- Sea Green Juniper @ 3' o.c.
24- 'Northwind' Switchgrass@ 3' o.c.
4- 'Northwind' Switchgrass
@ 3' o.c.
1-Canada Red Chokecherry
8-Canada Red Chokecherry @
20' o.c.
1-Canada Red Chokecherry
2-Tulip Tree
1-Tulip Tree
2-Tulip Tree
3-Tulip Tree
1-Tulip Tree
3-Tulip Tree
12-Dwarf Fothergilla @ 3' o.c.
(SIGN PLANTING)
22- Dwarf Fountain Grass
@ 30" o.c.
9- 'Northwind'
Switchgrass @ 3' o.c.
10- Dwarf Fountain Grass
@ 30" o.c.
10- Dwarf Fountain Grass
@ 30" o.c.
10- Dwarf
Fountain Grass
@ 30" o.c.
10- Dwarf Fountain Grass
@ 30" o.c.
Decorative
Planters
Decorative
Planters 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
1. REV PER CARMEL TAC 2/11/2021
AF
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
PLANT MATERIAL CALCULATIONS TABLE
ZONING CLASSIFICATION,
CITY OF CARMEL SITE IS ZONED S1
REQUIRED PROVIDED
THOROUGHFARE OVERLAY
DISTRICT, U.S. 421 30' WIDE GREENBELT
28' WIDE GREENBELT
(WAIVER REQUESTED BY
DEVELOPER FOR
REDUCTION)
6 SHADE, 2 ORNAMENTAL, 30 SHRUBS
PER 100 LF
6 SHADE, 2
ORNAMENTAL, 30
SHRUBS PER 100'
BUFFER YARD (NORTH,
SOUTH), 5' WIDE TYPE A, 4 SHADE, 10 SHRUBS PER 100'
4 SHADE AND 10
SHRUBS PER 100' IN
EACH YARD
BUFFER YARD (WEST),10' WIDE TYPE B, 5 SHADE, 1 ORNAMENTAL, 10
SHRUBS PER 100 LF
5 SHADE, 1
ORNAMENTAL, 10
SHRUBS PER 100 LF
BUILDING FOUNDATION 5' WIDE, SHRUBS, ORNAMENTAL GRASS,
GROUNDCOVER ON ALL SIDES
SHRUBS, ORNAMENTAL
GRASS, GROUNDCOVER
(VARIANCE REQUESTED
BY DEVELOPER FOR
REDUCTION)
PARKING LOT INTERIOR 1 SHADE TREE, 5 SHRUBS, PER 10
PARKING SPACES
SEE PLAN FOR
LOCATIONS OF TREES
AND SHRUBS IN
PARKING LOT
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 PLANTINGS REQUIRED SEE SIGN PLANT
MATERIAL DETAIL
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, 2/11/2021 3:02:25 PM, Ashton Fritz, DWG To PDF.pc3, ANSI full bleed D (34.00 x 22.00 Inches), 1:1 Variance
Reduction in
the 10’ minimum
west Bufferyard
(to 6’)
Variance
Change in the
ground sign
location near the
vehicular entrance
(to Michigan Road
location)
Variance
Reduction in the 5’
minimum foundation
planting beds
(to 0’ in parts)
THE AVENUE AT BENNETT FARM
VARIANCES REQUESTED
THE AVENUE AT BENNETT FARM
VARIANCES REQUESTED
PZ-2020-00200 V: Requesting 4’ deep building façade offsets.
Explanation of requested Development Standards Variance:
Sec. 3.88.D states that buildings with continuous façades that are ninety (90) feet or greater in width, shall be
designed with offsets (projecting or recessed) not less than eight (8) feet deep, and at intervals of not greater than
sixty (60) feet in the Michigan Road Overlay District. We are requesting offsets not less than four (4) feet deep,
per the provided elevations.
Reasons supporting why the BZA should grant the Development Standards Variance:
This variance is being requested in order to reduce the amount of impervious surface and to only encroach slightly
into the Greenbelt area along the Right-of-Way of Michigan Road. City staff has worked with us on ways to
lessen the encroachment into the Greenbelt area, and this requested variance was suggested as a good compromise
in order to accomplish this.
PZ-2020-00201 V: Requesting gray brick for the façade walls.
Explanation of requested Development Standards Variance:
Sec. 3.88.K.2 states that façade walls shall be constructed of any combination of red brick or stone. We are re-
questing that the façade walls be permitted to be gray brick, per the provided elevations.
Reasons supporting why the BZA should grant the Development Standards Variance:
City staff has requested this difference due to the neighboring building color. Gray brick is proposed to provide
variation from the immediate building to the south.
PZ-2020-00202 V: Requesting 23’ minimum two-way aisle widths.
Explanation of requested Development Standards Variance:
Sec. 5.28.G requires 25’ minimum two-way aisle widths when using 90-degree angled parking spaces. We are
requesting 23’ minimum two-way aisle widths in accordance with the submitted site plan.
Reasons supporting why the BZA should grant the Development Standards Variance:
This variance is being requested in order to reduce the amount of impervious surface and to only encroach slightly
into the Greenbelt area along the Right-of-Way of Michigan Road. City staff has worked with us on ways to
lessen the encroachment into the Greenbelt area, and this requested variance was suggested as a good compromise
in order to accomplish this.
PZ-2020-00203 V: Requesting that drive-thru lines be located along the south side of each building.
Explanation of requested Development Standards Variance:
Sec. 3.95.F states that lines for drive-thru facilities shall not be permitted along the front and sides of structures
within the Overlay District. We are requesting that the lines be permitted along the front and sides of the proposed
structures in accordance with the submitted site plan.
THE AVENUE AT BENNETT FARM
VARIANCES REQUESTED
Reasons supporting why the BZA should grant the Development Standards Variance:
Drive Thru and App Thru pickup windows and outdoor seating will be critical to the success of some Quick
Service Restaurant (QSR) operators moving forward in this new normal we are all adjusting to. We have looked
at the site layout and do not see a better alternative way to have the buildings and two drive-thrus laid out. This
parcel is surrounded on three sides by public rights-of-way, therefore there is no “rear” of the parcel/buildings
and this requirement would be impossible to meet. A variance is needed in order to have any drive-thru at all.
PZ-2020-00204 V: Requesting a narrower bufferyard along Redd Road, with plantings according to the
submitted landscape plan.
Explanation of requested Development Standards Variance:
Sec. 5.19.F.1 requires Bufferyard “B” standards for proposed retail use adjacent to existing multiple-family use,
including the required number of plantings and a 10-foot minimum front yard width. We are requesting that the
Bufferyard along Redd Road be provided in accordance with the submitted landscape plan, including the pro-
posed number of plantings and a 6-foot minimum front yard width at the narrowest point.
Reasons supporting why the BZA should grant the Development Standards Variance:
The site is not deep enough west to east to design a functional layout and meet this standard.
PZ-2020-00205 V: Requesting foundation plantings according to the submitted landscape plan.
Explanation of requested Development Standards Variance:
Sec. 5.19.F.3 requires foundation plantings for all new commercial buildings in planting beds at least five (5) feet
in width, etc. We are requesting that foundation plantings be provided in accordance with the submitted land-
scape plan.
Reasons supporting why the BZA should grant the Development Standards Variance:
The site is not deep enough west to east to design a functional layout and meet this standard.
PZ-2021-00004 V: Requesting ground sign to be located along Michigan Road.
Explanation of requested Development Standards Variance:
Sec. 5.39.I.5.b.ii requires permanent ground signs for multi-tenant buildings in a business district to be located at
or near the vehicular entrance to the complex. We are requesting the ground sign to be located along Michigan
Road in accordance with the submitted site plan.
Reasons supporting why the BZA should grant the Development Standards Variance:
Michigan Road (US 421) is a U.S. Highway and has limited access points for faster traffic movement. Therefore,
this site is directly accessed from the west, via Redd Road. However, Michigan Road is the primary front of the
site, with the buildings proposed to be oriented facing towards it. The natural location for a ground sign would
be along Michigan Road, as most traffic would view the site from Michigan Road.
JDF 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
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//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
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