HomeMy WebLinkAboutLetter #02 Kelly BaskettKE LLY DREW BA S KETT
Nov. 30, 2022
To the Members of the Plan Commission:
Regarding Docket Number PZ-2022-00202 DP/ADL:
My opposition to this project is more than a Principal Building 75 tall, being so close to single
family homes. The words in the UDO are to be taken in context, there simply has to be deductive
reasoning to decipher if the UDO is being upheld.
By putting a short, shallow building structure (25' deep, 24' tall) onto this Multi Use building, and
now suggesting as of last week that it is on a separate parcel is really bending the rules that are
supposed to protect our neighborhood. Really? The same massive building is still having all the
intrusive impacts as it would, with or without a 25' skinny building along the bottom.
The row of Town Homes on the north side of the Multi Family Building is not an independent
building. This row of Townhomes cannot function without the Multi Use Building. Cannot
function without it.
If the Town Homes were on their own parcel, with a Zero Lot Line to the Multi Use Building, that
lot would be required to have to have vehicular access from an anterior or interior street, as well
as to have a sign facing the street, and not using one Principal Building to access to the other
Principal Building. This space doesn't qualify to be a separate parcel.
Yes, more than one Principal Building can be on a C2 Lot, this is true, but the rules of Zero Lot
Line Standards prohibit how this design is being presented. Please, please look at the UDO
building standards regarding what is being proposed as of last week.
To make an exception for this building would have crushing affects to the surrounding
neighborhoods.
400 Emerson Road, Carmel, Indiana 46032 - Kellv@akmonuments.com - 317.850.2682
o The two-story rooflines are only 25'deep, the remaining 206 feet of the Principal Building
is six stories. The Principal Building is also 398' wide.
o Where exactly is the Civic Value for the public in this endeavor? There are only a handful
of parking spaces left once the tenants and employees have what they are entitled to. Wasn't
the TIF funding hinged on this public parking?
o The UDO still promises to bring about compatibility between different land uses, to protect
the scale and character of existing development from encroachment of incompatible uses,
how does the presented Buckingham design fulfill any of those promises toward our
neighborhood?
o Encroachment, check ... only 8-10 feet of green bufferyard.
o Abuse of scale, check ... this multi -use building is 398 feet wide, by 206 deep, 75 feet tall,
with a slender building attached by zero lot line, 25 feet deep and 24 feet tall. This is
abusing the intention of the C-2 standard of a principal building being 35' or less when
next to single family homes, it is a sliver of a massive building. This was clearly not the
intention of protection given to single family homes per the UDO.
Regardless of the variances that were approved, no one ever approved less
than these requirements for screening.
Having adequate screening is necessary per the UDO for these adjacent properties
(single family to multi- family). These are considered Nonconforming Uses.
o The landscape plan provided is not viable for shade trees to grow.
o There is only 8-10 feet next to the emergency access/promenade-hardscape on the north
property line remaining for planting the required shade trees.
400 Emerson Road, Carmel, Indiana 46032 — Kelly@akmonuments.com — 317.850.2682
Landscape Standards (LS)
Number of Plants Per 100 Feat
5.21 LS-03: C1 and C2 Landscaping Standards
These Landscape Standards (LS) soction apply to the following district:
ci.
o I ask respectfully that you please consult a landscape professional and Urban Forrester to
confirm the space needed for the required shade trees to thrive, and that there be a viable
privacy screening plan in place with shade trees.
When the City Council approved the TIF funding for this project, they made it clear that the design
of this Multi -Family Building was not acceptable. If it were made smaller, having the parking
garage underground, the transition would be greatly improved.
Thank you again for your careful consideration and time involved with this.
Respectfully,
171
Kelly Baskett
400 Emerson Road, Carmel, Indiana 46032 - Kelly@akmonuments.com - 317.850.2682