HomeMy WebLinkAboutCorrespondencePlan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
1 Planning Intake
Joe Shestak
1/23/23 9:17 AM
Comment
Please upload the Concept Plan and the PUD with a different name. Please
remove the date from each of the file names and just put the name of the
file. Then you can use the same name for new files so that ProjectDox will
recognize it as a new version and not as a different file.
Responded by: Jon Dobosiewicz - 5/3/23 3:41 PM
Updated plans and PUD draft have been submitted
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 1/23/23 11:35 AM
I removed the two files and uploaded new files without
dates or version identifiers.
Resolved
2 1 Urban Forestry
Daren Mindham
1/27/23 1:39 PM
Changemark
acreage
Please note with the % and the specific acreage of that %.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:42 PM
Acres noted with clarification in PUD text
Resolved
3 1 Urban Forestry
Daren Mindham
1/27/23 1:39 PM
Changemark
common areas - open space
The UDO requirement on open space has restrictions for what can count as
open space. For example, the large transmission or gas easement only
counts for 50% of the acreage toward open space if it is prairie grassed.
Perimeter bufferyards only count as 50% as well. Please provide an open
space plan with the acreages broken down vs the overall acreage according
to our UDO requirements. Please note in Sec 5.1 that an open space plan
and common area plan shall be provided. I would like the open space
calculations to match the current UDO requirement methods so that the Plan
Commission and staff can easily review for our standards.
Andrews PUD Ordinance.pdf Responded by: Mike Timko - 11/5/24 7:08 AM
Resolved per discussion with Christina Jesse
----------------------------------------------------------
Responded by: Rex Ramage - 1/4/24 3:37 PM
In process. Kimley Horn to discuss with Urban Forester.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:42 PM
NJB - Please see the revised open space calculations on
the Open Space Exhibit per the UDO requirements.
Resolved
REVIEW COMMENTS
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
4 1 Urban Forestry
Daren Mindham
1/27/23 1:39 PM
Changemark
Open space/common area landscaping
Please provide wording on how the special opportunity corridor (large
easement) and common areas will be landscaped - prairie grass, trees, or just
lawn. With that, please provide on the open space plan the ground cover
breakdown of the common areas. Designed (lawn) open space, natural (no-
mow) open space, tree preservation area, wetland or pond. See sample in the
correspondence folder.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:42 PM
See red line for additional text
Resolved
5 1 Urban Forestry
Daren Mindham
1/27/23 1:39 PM
Changemark
A Landscape plan is required
Please add similar wording to ensure a landscape plan is required. A. The
Landscape Plan shall be submitted electronically (portable document format
(PDF) or equivalent) and also on paper sheets not smaller than eleven (11) by
seventeen (17) inches, and not larger than twenty-four (24) by thirty-six (36)
inches. B. The Landscape Plan shall exhibit a design that is integral and
coordinated with other corresponding improvements for the site and which
clearly demonstrates the function, location, size and scale of plants in
relation to buildings and other site improvements. I have added a sample
PUD wording for the landscaping sections for your reference in the
correspondence folder.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:42 PM
Landscape Plan text added.
Resolved
6 1 Urban Forestry
Daren Mindham
1/27/23 1:39 PM
Changemark
A
Should this be A not B?
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:43 PM
Corrected.
Resolved
7 1 Urban Forestry
Daren Mindham
1/27/23 1:39 PM
Changemark
driveway spacing of street trees
Streets shall be at least 10' from any driveway. Please add this wording.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:43 PM
wording added to required 10' spacing.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
8 1 Urban Forestry
Daren Mindham
1/27/23 1:39 PM
Changemark
shall not may
Please change may to shall.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:43 PM
changed.
Resolved
9 1 Urban Forestry
Daren Mindham
1/27/23 1:39 PM
Changemark
native vegetation areas
Please add the special opportunity corridor (transmission line area) to this
area. It is expected that this area be prairie grassed with native vegetation.
The exotic invasive pears need to be removed.
Andrews PUD Ordinance.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please provide additional clarity to this comment.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:43 PM
The plan is to preserve the existing vegetationin this
area.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
10 1 Urban Forestry
Daren Mindham
1/27/23 1:39 PM
Changemark
salsbery landscape plan commitment
I have uploaded the landscape plan with the commitment in the upper left of
the plan. Can you add this buffer width and plant material quantity
requirement to this PUD wording?
Andrews PUD Ordinance.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
The commitmetn is enforcable by the City. A
commitment made by a 3rd part do es not place an
obligationon the Owner of this subject parcel. IF thereis
an issue with enforcemetn we do nto want the City to
come back on this owner as an obligationunder the
PUD.
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Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
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Responded by: Jon Dobosiewicz - 5/3/23 3:44 PM
Reference is made to the commitment and compliance
will be provided as part of the Primary Plat review. We
do not prefer to include the commitment text in the
PUD ordinance as it exists today and should be
regulated via the commitment as it is an obligation of
the adjacent owner.
Resolved
11 1 Urban Forestry
Daren Mindham
1/27/23 1:41 PM
Changemark
common area/open space plan
Please show the tree preservation areas on the common area/open space
plan as well.
Andrews PUD Ordinance.pdf Responded by: Mike Timko - 11/5/24 7:08 AM
Resolved per discussion with Christina Jesse
----------------------------------------------------------
Responded by: Rex Ramage - 1/4/24 3:37 PM
In process. Kimley Horn to discuss with Urban Forester.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:44 PM
NJB - Please see the revised open space calculations on
the Open Space Exhibit per the UDO requirements.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
12 1 Urban Forestry
Daren Mindham
1/27/23 1:43 PM
Changemark
delete guidelines and replace with regulations
If this shall regulate and maintained in accordance with then please reword
and remove the word guidelines.
Andrews PUD Ordinance.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Guidelines deleted. See updated text.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:44 PM
deleted.
Resolved
13 1 Urban Forestry
Daren Mindham
1/27/23 1:58 PM
Changemark
common area trees
Please mention that common areas will be landscaped with trees. I don't
mind how, # of trees per lots or acre is an option.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:44 PM
added # of trees per acre
Resolved
14 1 Fire
Carmel Fire
2/2/23 7:28 AM
Comment
Section 3310.1 Required Fire Department Vehicle Access. Approved Asphalt
fire apparatus access roads shall be provided to and through the
construction site during construction. Fire Apparatus access road must be
capable of supporting the weight of fire apparatus and maintained clear at
all times.
Info Only
15 1 Fire
Carmel Fire
2/2/23 7:28 AM
Comment
Section 3312.1 Fire Hydrants shall be fully functional tested and approved
prior to any combustible materials arriving on the construction site.
Info Only
16 1 Engineering
Alex Jordan
2/6/23 7:48 PM
Changemark
Please verify that the detention was sized appropriately
We would like a preliminary drainage report provided with the next submittal
in order to verify that an appropriate amount of detention is planned for the
site or if revisions will need to be made to the conceptual plan/PUD to
accommodate the require amount.
Color Site Plan.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:44 PM
NJB - Please see the attached drainage memo. The wet
detention pond has sufficient capacity.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
17 1 Engineering
Alex Jordan
2/6/23 7:48 PM
Changemark
It does not appear that this was added to the conceptual plan
Please revise the conceptual plan to show this vegetation as stated here.
Andrews PUD Ordinance.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Vegetation will be added to the landscape plan, open
space plan, or other plan as appropriate and will be
included in the plat/development plan submittal.
----------------------------------------------------------
Reviewer Response: Alex Jordan - 11/30/23 10:01 AM
This vegetation location is still not provided on the
conceptual plan within the PUD or the separate
conceptual plan uploaded into the site drawings folder.
Please revise.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:48 PM
See updated PUD.
----------------------------------------------------------
Reviewer Response: Alex Jordan - 5/8/23 2:39 PM
We were still unable to locate this on the conceptual
plan. Please revise.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:45 PM
Plan revised.
Resolved
18 1 Planning & Zoning
Alexia Lopez
2/7/23 3:57 PM
Library Comment
Please provide a comparison chart of the PUD standards, the existing zoning
district, and the closest matching zoning district.
Responded by: Jon Dobosiewicz - 5/3/23 3:45 PM
Submitted in Project Dox.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
19 1 Planning & Zoning
Alexia Lopez
2/7/23 3:57 PM
Library Comment
Please submit a traffic memo and/or traffic impact analysis study. Please also
provide a count for the number of vehicles using Wellswood Bend at the
location between Gray Oaks Subdivision and Stafford Place Subdivision.
Responded by: Rex Ramage - 1/4/24 3:37 PM
Around the time of the contemplated switch from
attached dwelling units to detached dwelling units, the
change in trip generation and reduced dwelling units
resulted in a nominal change in traffic. No new updated
traffic memo is scheduled to be completed.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 11/30/23 10:48 AM
I did not see the updated traffic memo that includes the
traffic on Wellswood Bend. Please upload that.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:49 PM
See updated PUD.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 6/1/23 10:33 AM
Please upload the additional Traffic Memo you
completed that includes traffic on Wellswood Bend.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:45 PM
submitted via e-mail and project dox.
Resolved
20 1 Engineering
Alex Jordan
2/9/23 10:06 AM
Changemark
Please have this area striped to indicate how traffic should move through the
connection
The City Engineer would like this area to be striped so that it will be clear
how traffic should move through the connection. He would like the existing
cul-de-sac to act as an eyebrow off of the new north-south roadway.
Color Site Plan.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:46 PM
NJB - Eyebrow striping was added for the south
connection.
Resolved
21 1 Planning & Zoning
Alexia Lopez
2/9/23 5:09 PM
Changemark
Change S-1 to R-1
The Property is currently zoned R-1. Please change this.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:46 PM
Typo corrected
Resolved
22 1 Planning & Zoning
Alexia Lopez
2/9/23 5:09 PM
Changemark
No porch in setbacks
Please remove porch from this definition. Anything under a roof should not
extend into a setback.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:47 PM
Removed.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
23 1 Planning & Zoning
Alexia Lopez
2/9/23 5:09 PM
Changemark
Model Homes
Please allow Model Homes only as a Temporary Use, similar to the UDO.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:47 PM
Temporary use notation added.
Resolved
24 1 Planning & Zoning
Alexia Lopez
2/9/23 5:09 PM
Changemark
Sec 4.2.A.9
Add a comma after garage.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:47 PM
Added comma.
Resolved
25 1 Planning & Zoning
Alexia Lopez
2/9/23 5:09 PM
Changemark
Sec. 4.2.B.9
Add a coma after garage.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:47 PM
Added comma.
Resolved
26 1 Engineering
Alex Jordan
2/10/23 2:05 PM
Changemark
The City Engineer suggests that this median cut should be closed with this
project
Although this is Hamilton County right-of-way, the City Engineer believes
that this median cut should be closed with this project.
Color Site Plan.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:47 PM
NJB - The entrance of the subdivision was relocated
west away from the median in question.
Resolved
27 1 Vectren Energy
Chad Miller
2/13/23 9:14 AM
Changemark
CenterPoint Energy
No comments on rezone.
Color Site Plan.pdf Info Only
28 1 Planning & Zoning
Alexia Lopez
2/14/23 2:43 PM
Changemark
Bicycle Parking
Please insert Short-Term before Bicycle, to clarify this is for short-term bike
parking per the definition in the UDO.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:47 PM
short term added.
Resolved
29 1 Planning & Zoning
Alexia Lopez
2/14/23 2:46 PM
Changemark
Bike Parking locations
Please don't limit your flexibility in the future for bike parking by limiting the
number of locations to only 2 spots. Maybe you can require a minimum of 2
spots, but during the Primary Plat phase, if there turns out to be 3 good
locations, let's allow for that flexibility.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:48 PM
text revised per request
Resolved
30 1 Planning & Zoning
Alexia Lopez
2/14/23 2:49 PM
Changemark
Sec. 5.2 spelling
Add an s at the end of provide.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:48 PM
Corrected.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
31 1 Planning & Zoning
Alexia Lopez
2/14/23 2:53 PM
Changemark
Development Plan
Please change all Development Plan references to Primary Plat so there is no
confusion about the process this subdivision will need to follow.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:48 PM
Development Plan removed.
Resolved
32 1 Planning & Zoning
Alexia Lopez
2/14/23 3:00 PM
Changemark
Shade Trees in Front Yard
Will there be room to plant a shade tree in the front yards of the
townhomes? How much space between driveways will there be for a tree?
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:48 PM
Adequate room is provided and if necessary a alternate
location may be provided but number of trees is still
required.
Resolved
33 1 Planning & Zoning
Alexia Lopez
2/14/23 3:28 PM
Changemark
Southern Perimeter Buffer Yd Plantings
Please also require plantings within this southern bufferyard to meet a Level
C Bufferyard as described in the UDO. Existing vegetation may be applied
toward a Bufferyard per the standards in the UDO.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:49 PM
Level C requirement added.
Resolved
34 1 Planning & Zoning
Alexia Lopez
2/14/23 3:42 PM
Changemark
Internal Street ROW
Please require a minimum 56 ft. ROW or reference the UDO for Townhouse
or Residential Subdivision Design Standards for the Minimum ROW for the
internal streets.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:49 PM
Added 56' and this si r-o-w a shown on plans.
Resolved
35 1 Planning & Zoning
Alexia Lopez
2/14/23 3:43 PM
Changemark
Sidewalks on both sides of a street
Please specify that sidewalks shall be required along BOTH sides of all
internal streets.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:49 PM
both sides required as revised
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
36 1 Planning & Zoning
Alexia Lopez
2/14/23 3:45 PM
Changemark
Pond Overlook
Can you add some sort of pond overlook or deck as an amenity for the
residents to be able to enjoy the pond.
Concept Plan - PUD.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see updated site plan.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 11/30/23 3:22 PM
I did not see this labeled on the concept plan or
required in the PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:49 PM
See updated PUD.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 5/11/23 1:25 PM
Please label this on the concept plan and add this as a
requirement to the PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:49 PM
NJB - A landing area is shown near the northwest corner
of the detention pond.
Resolved
37 1 Planning & Zoning
Alexia Lopez
2/14/23 3:47 PM
Changemark
Common Area Sidewalk Trees
Does this requirement for 1 tree per 50 ft of lineal sidewalk only apply to the
sidewalks in the common areas? Not in the ROW?
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:49 PM
Yes
Resolved
38 1 Planning & Zoning
Alexia Lopez
2/14/23 3:48 PM
Changemark
Common Area Minimum Plantings
Please add a minimum number of trees to be planted in the common areas.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:49 PM
added 10 trees minimum per acre.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
39 1 Planning & Zoning
Alexia Lopez
2/14/23 4:05 PM
Changemark
Common Area Rquirements
Please reference the UDO and require the minimum 25 percent open space
to meet the requirements of UDO Sec. 7.19 G.
Andrews PUD Ordinance.pdf Reviewer Response: Alexia Lopez - 6/1/23 11:06 AM
This was changed to a minimum 15% open space since
it is considered a townhome subdivision.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:50 PM
percent modified and this section revised.
Resolved
40 1 Building & Code
Services
William Hohlt
2/14/23 4:15 PM
Comment
Please indicate where the model homes will be located on the site. Keep in
mind that these units shall be accessible per chapter 11 of the IBC
Responded by: Jon Dobosiewicz - 11/27/23 4:48 PM
See updated PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:50 PM
Model will be located in units on either side of main
entry drive and across the street from main entrance for
two-family. Accessibility note acknowledged
Resolved
41 1 Planning & Zoning
Alexia Lopez
2/14/23 4:25 PM
Changemark
Western Perimeter Buffer Width
Can you increase the western perimeter buffer width to 15 ft. so that it will
match the width in the Commitment by Salsbery Brothers?
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:50 PM
NJB - Western Perimeter revised to 15' on the concept
plan exhibit
Resolved
42 1 Planning & Zoning
Alexia Lopez
2/14/23 4:31 PM
Changemark
6 Unit Elevation
Please provide a front and rear elevation of a 6 unit building.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:49 PM
See updated PUD.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 5/11/23 1:37 PM
I did not see additional elevations in the PUD that show
a 6 unit building.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:51 PM
see additional elevations in PUD
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
43 1 Planning & Zoning
Alexia Lopez
2/14/23 4:35 PM
Changemark
Enhanced Side Elevation
The enhanced side elevation should be the standard side elevation. Please
require all buildings to have this masonry wainscot so that the materials on
the front are carried around to the side and rear and to break up the large
expanse of siding on the rear.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:51 PM
revised as requested
Resolved
44 1 Planning & Zoning
Alexia Lopez
2/14/23 4:37 PM
Changemark
Rear Elevations
Please upload an example of what an elevation would look like without any
interior gables for a 5 and 6 unit building.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:49 PM
See updated PUD.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 6/1/23 12:01 PM
Please submit this drawing for review.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:52 PM
Exhibit under review.
Resolved
45 1 Planning & Zoning
Alexia Lopez
2/14/23 4:38 PM
Changemark
Rear Elevations Wainscot
Please require a masonry wainscot on all rear elevations to promote 4-sided
architecture.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:52 PM
revised as requested.
Resolved
46 1 Planning & Zoning
Alexia Lopez
2/14/23 5:01 PM
Changemark
Ex. G Sec. II.B.2
Please change this to require a brick wainscot around all sides of all
buildings.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:52 PM
revised as requested
Resolved
47 1 Planning & Zoning
Alexia Lopez
2/14/23 5:03 PM
Changemark
Monotony Mitigation
Require a minimum of 3 masonry colors across the development please.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:53 PM
revised as requested.
Resolved
48 1 Planning & Zoning
Alexia Lopez
2/14/23 5:06 PM
Changemark
Masonry Waincot
Please require a masonry wainscot to be the same masonry material on all
sides of a building.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:53 PM
revised as requested.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
49 1 Planning & Zoning
Alexia Lopez
2/14/23 5:09 PM
Changemark
Secondary Roof Pitch
Please double check your existing product types and make sure all secondary
or accent roof planes can meet this 4:12 slope.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:53 PM
revised to 3:12
Resolved
50 1 Planning & Zoning
Alexia Lopez
2/14/23 5:12 PM
Changemark
Shutters
Also require appropriate sizing so that the shutters can be functional or
appear functional.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:53 PM
revised as requested
Resolved
51 1 Transportation
Systems
David Littlejohn
2/14/23 9:59 PM
Changemark
Bicycle parking requirement
Revise this section to comply with the City's UDO requirements for the
number and locations of the bicycle parking spaces.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
----------------------------------------------------------
Reviewer Response: David Littlejohn - 5/17/23 3:32 PM
Please show and label where all of the bicycle parking
location are proposed on the concept plan.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:53 PM
revised as requested
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
52 1 Transportation
Systems
David Littlejohn
2/14/23 10:04 PM
Changemark
ADA compliant crosswalks at intersections
Please revise the concept plan to show sidewalks connecting to the
intersections to ensure that ADA compliant crosswalks will be included at all
of the intersections throughout the site.
Andrews PUD Ordinance.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
We can update, but does showing striped crosswalks
lock us in to striping the pavement during
development? We would not want to stripe, but we will
provide the ADA ramps.
----------------------------------------------------------
Reviewer Response: David Littlejohn - 12/1/23 2:10 PM
The revised concept plan does not show sidewalks
connecting to intersections. Revise the concept plan to
show sidewalks connecting to the intersections to
ensure that ADA compliant crosswalks will be included
at all of the intersections throughout the site.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
----------------------------------------------------------
Reviewer Response: David Littlejohn - 5/17/23 3:16 PM
The new proposed concept plan has additional
intersections that need to include ADA compliant
crosswalks.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:53 PM
NJB - Crosswalk striping added to the concept plan at
intersections within the development.
Resolved
53 1 Sign Permits
Aliza Shalit
2/15/23 9:51 AM
Comment
Please Add Signage section stating that Sign Standards for the PUD will
meet UDO Section 5.39 - Sign Standards.
Responded by: Jon Dobosiewicz - 5/3/23 3:54 PM
revised as requested.
Resolved
54 1 Planning & Zoning
Alexia Lopez
2/15/23 4:32 PM
Changemark
Townhome Porch Size
Please add a requirement that porches shall be a minimum of 6 ft. deep and
30 sq. ft.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:54 PM
revised as requested.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
55 1 Planning & Zoning
Alexia Lopez
2/15/23 4:53 PM
Changemark
Townhouse Architectural Style
What architectural style would you classify the townhomes as?
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:54 PM
The architecture of the dwellings does not follw any
specific architectural style.
Resolved
56 1 Planning & Zoning
Alexia Lopez
2/15/23 4:53 PM
Changemark
Two-Family Architectural Style
What Architectural Style would you classify the two-family dwellings as?
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:54 PM
The architecture of the dwellings does not follw any
specific architectural style.
Resolved
57 1 CrossRoad
Engineers
Willie Hall
2/16/23 5:15 PM
Comment
Please provide preliminary detention calculations to verify pond size shown
on PUD is sized adequately.
Reviewer Response: Willie Hall - 5/9/23 9:15 AM
Comment is resolved with the understanding that
during full plan review, the site will be held to the
0.1/0.3 cfs release rates.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 5/3/23 3:54 PM
NJB - Please refer to the drainage memo for HydroCAD
sizing of the pond.
Resolved
58 1 Planning & Zoning
Alexia Lopez
2/20/23 11:41 AM
Changemark
Two-Family Dwelling Second story
Is this considered a second story or a half story? If not, please change the
PUD so that a window is required in this area.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:54 PM
As written if there is living area above the first floor a
window would be required on the side elevation on that
space.
Resolved
59 1 Planning & Zoning
Alexia Lopez
2/20/23 11:43 AM
Changemark
No Blackout Windows
Please add a requirement to the Architectural Standards that windows shall
not be blackout windows.
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:55 PM
revised as requested for both dwelling types
Resolved
60 1 Planning & Zoning
Alexia Lopez
2/20/23 11:48 AM
Changemark
Stub street to west
Please provide a stub street to the property to the west. This could be in the
location shown or further south so that it would line up with Queensborough
Dr.
Concept Plan - PUD.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:55 PM
NJB - A stub street was added to the west. Please see
revised concept plan.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
61 1 Planning & Zoning
Alexia Lopez
2/20/23 11:52 AM
Changemark
Perimeter Buffer yards and Landscaping
Please add a section to require perimeter landscaping along the north
perimeter per UDO Sec. 7.23.F
Andrews PUD Ordinance.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:55 PM
added as requested to meet Buffer "C" planting
standards.
Resolved
62 1 Planning & Zoning
Alexia Lopez
2/20/23 12:05 PM
Changemark
Loop path in Common Area
Please continue the path in the common area to connect back to the
sidewalk at the street to create a looped walking path.
Concept Plan - PUD.pdf Responded by: Jon Dobosiewicz - 5/3/23 3:55 PM
NJB - With the entrance relocation, the sidewalk stub to
the common area was removed and sidewalks were
added to both sides of the proposed entrance. See
revised concept plan.
Resolved
63 2 Urban Forestry
Daren Mindham
5/4/23 3:05 PM
Changemark
Sec 5.1 delete wording
Replace with: within the project site
Andrews PUD 8 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Replacemetn made
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
64 2 Urban Forestry
Daren Mindham
5/4/23 3:05 PM
Changemark
Sec 5.1.B transmission line comments
The transmission line easement area SHALL... add the word shall. The Open
Space calculation will not include areas of the right of way. Please add
wording to note...shall include all PARCELED AREAS of the transmission line
easement. or something that delineates that description better.
Andrews PUD 8 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Added Shall and excluded right-of-way
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
65 2 Urban Forestry
Daren Mindham
5/4/23 3:05 PM
Changemark
Sec 5.2.B planting beds
Please describe the estimated sizes of the planting beds. Are they 1' by 2' or
10' by 30' or is it better to note the total square footage of garden space?
Andrews PUD 8 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Approximated size of plantign beds added.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
66 2 Urban Forestry
Daren Mindham
5/4/23 3:05 PM
Changemark
Sec 6.3.C.1 remove sentence
I understand the desire to put that sentence in there but that is not a rule or
requirement statement.
Andrews PUD 8 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Sentence deleted.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
67 2 Urban Forestry
Daren Mindham
5/4/23 3:05 PM
Changemark
Sec 6.3.C.1 ; and
Is it best to add (;and) at the end of 6.2.C.1.? I want to clarify that that C.1
does not count toward the requirement of C.2.
Andrews PUD 8 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
assed text that 10 trees per acre is in addition ot street
trees along common areas.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
68 2 Urban Forestry
Daren Mindham
5/4/23 3:05 PM
Changemark
Sec 6.3.C.2 reword sentence
Change to: A minimum of the (10) new native shade trees per acre shall be
provided in common areas. The way its worded, any of the existing perimeter
preservation trees would negate any new plantings.
Andrews PUD 8 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
reworded as requested.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
69 2 Urban Forestry
Daren Mindham
5/4/23 3:05 PM
Changemark
Sec 6.3.E.4 southern perimeter
Please spell out the requirements for level C. 30' width, with 6 shade trees, 1
ornamental tree and 15 shrubs per 100 linear feet. If the UDO changes, it
only confuses future review of the project when you quote it.
Andrews PUD 8 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
specific text added as requested.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
70 2 Urban Forestry
Daren Mindham
5/4/23 3:05 PM
Changemark
Sec 6.3.E.3
Please spell out the requirements. 75' width, with 6 shade trees, 1
ornamental tree and 15 shrubs per 100 linear feet. If the UDO changes, it
only confuses future review of the project when you quote it.
Andrews PUD 8 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
50' width with plantings as noted added.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
71 2 Urban Forestry
Daren Mindham
5/4/23 3:05 PM
Changemark
Sec 6.4 concept vs open space
The concept plan tree preservation areas and possible other notations do
not match the open space plan. Please review both for consistency.
Andrews PUD 8 050323.pdf Responded by: Mike Timko - 11/5/24 7:08 AM
Resolved per discussion with Christina Jesse
----------------------------------------------------------
Responded by: Rex Ramage - 1/4/24 3:37 PM
In process with Kimley Horn.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
72 2 Urban Forestry
Daren Mindham
5/4/23 3:37 PM
Changemark
Sidewalk to curb right of way
Please remove ALL right of way from any open space calculations and
highlighting. It doesn't meet the definition of common area and is to be city
property.
Open Space Exhibit.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
73 2 Urban Forestry
Daren Mindham
5/4/23 3:37 PM
Changemark
UDO required perimeter bufferyard
The UDO only required perimeter bufferyard is along 146th St. However, this
is the only side of the project you don't note as a bufferyard. The UDO
requires a 75' bufferyard and this area shall only count at 50% toward the
open space calculation. Please show and label the 75' width and note that its
only counted at 50% in the site summary. The transmission easement can
supersede the bufferyard as when labeled.
Open Space Exhibit.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
74 2 Urban Forestry
Daren Mindham
5/4/23 3:37 PM
Changemark
transmission easement
The transmission easement per the UDO shall only count at 50% toward the
open space calculations. Please show this in the site summary and ensure
that the easement width is labeled and is not shown within the right of way.
Open Space Exhibit.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
75 2 Urban Forestry
Daren Mindham
5/4/23 3:37 PM
Changemark
bufferyard overlapping tree preservation area
I would prefer to show this area as all tree preservation area. I would like to
see a straight mower line long term vs an in and out swerve to the mowing.
Can this area be colored and hatched to show that it is both a PUD
bufferyard and tree preservation area?
Open Space Exhibit.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
76 2 Urban Forestry
Daren Mindham
5/4/23 3:37 PM
Changemark
Open Space calculations
Can you put the calculations in acreage as that is the measurement used in
the PUD wording? Please note and calculation the north perimeter
bufferyard and transmission line easement at 50% per our city open space
calculation standard. Please remove the right of way areas from the
calculations. Please note the overall total site acreage. Would the drainage
area in the SE corner meet the open space requirements of the PUD to be
counted? If so, please add that acreage and a legend of this area as blue
(water) see UDO 7.19.G The east perimeter wording in the PUD states a 10'
buffer; however, you are showing a wider area of tree preservation the open
space plan. Are you committing to a larger bufferyard? For the sake of
calculations, please only show what is required per the PUD. If you preserve
more than that during development that is great, but I would only show
what can be saved per the PUD and engineering of the site for this open
space calculation..
Open Space Exhibit.pdf Responded by: Mike Timko - 11/5/24 7:08 AM
Resolved per discussion with Christina Jesse
----------------------------------------------------------
Responded by: Rex Ramage - 1/4/24 3:37 PM
In processwith Kimley Horn.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
77 2 Urban Forestry
Daren Mindham
5/4/23 3:37 PM
Changemark
fix name
Please change name to Andrews PUD
Open Space Exhibit.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:53 PM
See updated PUD.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
78 2 Planning & Zoning
Alexia Lopez
5/10/23 5:24 PM
Changemark
R-1 Lot Width
R-1 only requires a 100 ft. lot width.
Andrews PUD - Zoning Comparison
Chart 042023.pdf
Responded by: Mike Timko - 11/5/24 7:07 AM
Resolved per discussion with Christina Jesse
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 1/16/24 10:49 AM
please provide the updated Zoning Comparison chart.
----------------------------------------------------------
Responded by: Rex Ramage - 1/4/24 3:37 PM
Will update.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 12/6/23 9:37 AM
Please update zoning comparison chart
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:49 PM
See updated PUD.
UnResolved
79 2 Planning & Zoning
Alexia Lopez
5/10/23 5:24 PM
Changemark
R-1 Open Space
R-1 typically would require 25% open space. Please change this in the
Zoning Comparison Chart.
Andrews PUD - Zoning Comparison
Chart 042023.pdf
Responded by: Mike Timko - 11/5/24 7:07 AM
Resolved per discussion with Christina Jesse
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 1/16/24 10:50 AM
please provide the updated Zoning Comparison chart.
----------------------------------------------------------
Responded by: Rex Ramage - 1/4/24 3:37 PM
Will update.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 12/6/23 9:37 AM
Please update zoning comparison chart
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:49 PM
See updated PUD.
UnResolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
80 2 Planning & Zoning
Alexia Lopez
5/11/23 5:37 PM
Changemark
Show Native Vegetation on Concept Plan
The PUD references native vegetation as illustrated on the Concept Plan, but
I do not see any hatching for native vegetation along the pond. Please add
this to the Concept plan.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Vegetation will be added to the landscape plan, open
space plan, or other plan as appropriate and will be
included in the plat/development plan submittal. We
will remove the reference in the PUD text.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 11/30/23 3:38 PM
This comment has not been addressed.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:50 PM
See updated PUD.
Resolved
81 2 Transportation
Systems
David Littlejohn
5/17/23 3:18 PM
Changemark
ADA compliant crosswalks at all intersections v 2
Please revise the concept plan to show sidewalks connecting to the
intersections to ensure that ADA compliant crosswalks will be included at all
of the intersections throughout the site.
Concept Plan Exhibit.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
We can update, but does showing striped crosswalks
lock us in to striping the pavement during
development? We would not want to stripe, but we will
provide the ADA ramps.
----------------------------------------------------------
Reviewer Response: David Littlejohn - 12/1/23 2:09 PM
The revised concept plan does not show sidewalks
connecting to intersections. Revise the concept plan to
show sidewalks connecting to the intersections to
ensure that ADA compliant crosswalks will be included
at all of the intersections throughout the site.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
Resolved
82 2 Planning & Zoning
Alexia Lopez
6/1/23 10:42 AM
Changemark
Rear Yard Setback Measurement
Please keep the rear yard setback to be measured from the property line.
This will stay consistent with current standards. If you want a greater setback
for the south lots, then add a buffer requirement or some other standard.
Andrews - red line PUD 050323.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:51 PM
See updated PUD.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
83 2 Planning & Zoning
Alexia Lopez
6/1/23 10:45 AM
Changemark
Side yard setback for duplexes
Please add a minimum 5 ft. side yard setback for the non-attached sides, so
that no building can be closer than 5 ft. to a property line. This should align
better with state code.
Andrews - red line PUD 050323.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:51 PM
See updated PUD.
Resolved
84 2 Planning & Zoning
Alexia Lopez
6/1/23 11:00 AM
Changemark
Side Yard Setback for Townhome Bldg.
Please add a minimum 5 ft. side yard setback for the non-attached sides, so
that no building can be closer than 5 ft. to a property line. This should align
better with state code.
Andrews - red line PUD 050323.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:51 PM
See updated PUD.
Resolved
85 2 Planning & Zoning
Alexia Lopez
6/1/23 11:01 AM
Changemark
Max Lot Coverage Townhomes and Duplexes
Please add some sort of maximum lot coverage to keep yard spaces as green
space and not allow them to become impervious surfaces like patios or
something.
Andrews - red line PUD 050323.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:51 PM
See updated PUD.
Resolved
86 2 Planning & Zoning
Alexia Lopez
6/1/23 11:20 AM
Changemark
Sec.6.3.C.2 Trees in Common Areas
Please change this to require a minimum of 10 new trees to be planted per
acre of common area.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see updated PUD.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 11/30/23 10:49 AM
This was not updated in the PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:51 PM
See updated PUD.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
87 2 Planning & Zoning
Alexia Lopez
6/1/23 11:24 AM
Changemark
Internal Street ROW
After further consideration, please take a look at providing a reduced Right-
of-way for internal streets to help naturally slow down traffic and discourage
cut-through traffic. Please analyze the woonerf street concept and see how
you could accomodate that within your subdivision design.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Carmel Engineering is not supportive of a reduced
ROW/street width. Petitioner has included a provision
for a speed bump - see updated PUD.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 11/30/23 10:50 AM
I did not see an update to this in the PUD. Please
reduce the street right-of-way and street pavement.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:51 PM
See updated PUD.
Resolved
88 2 Planning & Zoning
Alexia Lopez
6/1/23 11:45 AM
Changemark
Sec. 8.3.B Paths in Common Areas
I do not see any paths in the common areas on the new concept plan. Please
show where these paths will be.
Andrews - red line PUD 050323.pdf Reviewer Response: Alexia Lopez - 12/6/23 9:39 AM
These paths were removed with the new layout.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:51 PM
See updated PUD.
Resolved
89 2 Planning & Zoning
Alexia Lopez
6/1/23 11:47 AM
Changemark
Sec. 8.3.C Community Area
Community Area is capitalized here. Please provide a definition for this term.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
No longer defining, will revise the PUD text.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 12/6/23 9:42 AM
The PUD has not been updated to address this
comment.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:51 PM
See updated PUD.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
90 2 Planning & Zoning
Alexia Lopez
6/1/23 11:51 AM
Changemark
Community Garden
Please add that a water source at the Community Garden will be provided.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see updated PUD.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 11/30/23 3:40 PM
This comment has not been addressed.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:51 PM
See updated PUD.
Resolved
91 2 Planning & Zoning
Alexia Lopez
6/1/23 12:04 PM
Changemark
Architectural Standards Masonry Wainscot
Please add wording for the Single-family attached architectural standards to
require the same masonry wainscot used on the front elevation to wrap
around to the side and the rear of the unit.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see updated PUD.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 11/30/23 3:43 PM
This comment has not been addressed.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:51 PM
See updated PUD.
Resolved
92 2 Planning & Zoning
Alexia Lopez
6/1/23 12:11 PM
Changemark
Exhibit H Sec.2.A.2 Masonry Wainscot
Insert wainscot after front. The material used as the wainscot along the base
of the dwelling on the front of the building should continue to the side and
rear. For example, if a stone wainscot is used on the front and brick is used
above the stone wainscot, brick should not be used as the wainscot material
along the side and rear. The stone base should wrap around all sides of the
dwelling or a brick wainscot should be used on the front and wrap around all
sides.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see updated PUD.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:51 PM
See updated PUD.
Resolved
93 2 Planning & Zoning
Alexia Lopez
6/1/23 12:12 PM
Changemark
Strike this last part of the standard.
Andrews - red line PUD 050323.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:51 PM
See updated PUD.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
94 2 Planning & Zoning
Alexia Lopez
6/1/23 12:18 PM
Changemark
Ex. H Sec.H.1 Correction
In the last sentence please change the to they and remove function of after
the.
Andrews - red line PUD 050323.pdf Responded by: Jon Dobosiewicz - 11/27/23 4:51 PM
See updated PUD.
Resolved
95 2 Planning & Zoning
Alexia Lopez
6/1/23 12:24 PM
Changemark
Northern Perimeter Bufferyard
Please also require a minimum width for the northern perimeter bufferyard,
like you did for the other bufferyards. Per the UDO this should be 75 ft.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see updated PUD.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 11/30/23 3:44 PM
This comment has not been addressed, but I believe it
should be 50 ft.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
Resolved
96 2 Planning & Zoning
Alexia Lopez
6/1/23 1:44 PM
Changemark
Architectural Standards Elevation Definition
Add some wording to clarify what would make a different elevation. For
instance, a change in building material or porch columns would not make it
a different elevation. To be different, the elevation would need to have
changes in the form by altering the roof type or pitch, porch placement, or
dormer type or location.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see updated PUD.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 11/30/23 3:46 PM
This comment has not been addressed.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
97 2 Planning & Zoning
Alexia Lopez
6/1/23 2:15 PM
Changemark
Townhome Side Setback on a corner lot
Please specify a minimum setback for the side of a townhome building on a
corner lot. Per the UDO any side of a building adjacent to the street is a front
yard. Would these townhomes follow the front yard setbacks on both sides
adjacent to a street? Or do you want a different setback for a side yard?
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
No longer applicable.
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 12/6/23 9:49 AM
Please update the current PUD with this standard as well
so that the front setback applies to any facade adjacent
to a street.
----------------------------------------------------------
Responded by: Jon Dobosiewicz - 11/27/23 4:52 PM
See updated PUD.
Resolved
98 3 Carmel_Clay Parks
Michael Klitzing
11/29/23 3:42 PM
Comment
Would like to see preservation of the more of the existing mature trees
versus development of new turf areas. Based on GIS, appears the greatest
concentration of the largest trees are towards the northeast corner of the
project and around existing house in southwest corner.
Responded by: Rex Ramage - 1/4/24 3:37 PM
Updated Open Space plan to be resubmitted by 1/5/24
Resolved
99 3 Planning & Zoning
Alexia Lopez
11/29/23 4:05 PM
Changemark
Open Space Calculation
Is this open space calculation correct? It doesn't meet the minimum 25%
required in the UDO.
Andrews - red line PUD 050323.pdf Reviewer Response: Alexia Lopez - 1/16/24 3:32 PM
PUD was revised to require 25% open space. Thank
you.
----------------------------------------------------------
Responded by: Rex Ramage - 1/4/24 3:37 PM
We are working to verify this and will update.
Resolved
100 3 Planning & Zoning
Alexia Lopez
11/30/23 10:02 AM
Changemark
12 acres Open Space
I think this number is incorrect. Please double check and mark the correct
acreage of open space for this parcel.
Concept Plan Exhibit.pdf Responded by: Mike Timko - 11/5/24 7:07 AM
Resolved per discussion with Christina Jesse
----------------------------------------------------------
Reviewer Response: Alexia Lopez - 1/16/24 4:16 PM
Please update this number on the central common area
so it is less confusing. If you want to show the acreage,
please just list the acreage for that common area.
----------------------------------------------------------
Responded by: Rex Ramage - 1/4/24 3:37 PM
We are working to verify this and will update.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
101 3 Planning & Zoning
Alexia Lopez
11/30/23 10:02 AM
Changemark
Open Space acreage
Please mark the acreage for each common area/open space parcel.
Concept Plan Exhibit.pdf Responded by: Mike Timko - 11/5/24 7:07 AM
Resolved per discussion with Christina Jesse
----------------------------------------------------------
Responded by: Rex Ramage - 1/4/24 3:37 PM
We are working to verify this and will update.
Resolved
102 3 Planning & Zoning
Alexia Lopez
11/30/23 10:06 AM
Changemark
Section 5.2.B Community Garden
Please add a watering spigot or source for clean water or something similar
to the list of items that shall be included at the Community Garden.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see updated PUD, also addresses comment #90.
Resolved
103 3 Planning & Zoning
Alexia Lopez
11/30/23 10:09 AM
Changemark
Section 6.1.A Landscape Pan Submittal
I don't think we need paper copies. You can remove this wording.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Will remove for next PUD update.
Resolved
104 3 Engineering
Alex Jordan
11/30/23 10:16 AM
Comment
Please confirm that the drainage summary provided will still apply to the site
following the switch to all single family residences. If not, please provide a
revised summary for the new proposal.
Responded by: Rex Ramage - 1/4/24 3:37 PM
Confirmed, however an updated drainage report will be
submitted with the plat/development plan to reflect any
modifications to the plan.
Resolved
105 3 Planning & Zoning
Alexia Lopez
11/30/23 10:26 AM
Changemark
Section 6.3.A Street Trees
Please change this requirement to better align with the UDO. Please require
a maximum spacing between street trees of 50 ft. and a minimum of 25 feet.
instead of only requiring 1 per lot.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see updated PUD.
Resolved
106 3 Planning & Zoning
Alexia Lopez
11/30/23 10:36 AM
Changemark
Stub Street to the east
Per UDO Article 7.25.E.3 please add a stub street connection to the east. This
will provide a connection if the land to the east develops or it will provide a
connection to the County off ramp instead of making people go to 146th St.
or through Gray Oaks.
Concept Plan Exhibit.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Stub street has been added.
Resolved
107 3 Planning & Zoning
Alexia Lopez
11/30/23 10:40 AM
Changemark
Duplex or Accessory Dwelling
Please make these corner units into duplex units to provide variety in the
neighborhood and then a front facade can face both streets. Or, allow
accessory dwellings in this neighborhood and build these lots with the
accessory dwellings already attached, like an in-laws quarters.
Concept Plan Exhibit.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
No longer applicable.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
108 3 Planning & Zoning
Alexia Lopez
11/30/23 10:42 AM
Changemark
Accessory Dwellings
Please add accessory dwellings as a permitted use. This would allow things
like an in-laws quarters.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see updated PUD.
Resolved
109 3 Planning & Zoning
Alexia Lopez
11/30/23 10:48 AM
Changemark
Plant 10 new trees per acre
Please change this to require a minimum of 10 new trees to be planted per
acre of common area.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see updated PUD.
Resolved
110 3 Planning & Zoning
Alexia Lopez
11/30/23 10:57 AM
Changemark
6.3.E.3 Northern Perimeter Bufferyard
Please require a minimum of 50 ft. of bufferyard width for the northern
perimeter per the UDO 6.09 standards
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see updated PUD.
Resolved
111 3 Planning & Zoning
Alexia Lopez
11/30/23 10:58 AM
Changemark
Updated Open Space Exhibit
Please provide an updated open space exhibit, similar to the one you
submitted for the previous layout.
Concept Plan Exhibit.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
In process.
Resolved
112 3 Planning & Zoning
Alexia Lopez
11/30/23 1:44 PM
Changemark
Concept Plan Site Summary
The Site Summary says 53% open space, but the PUD says a minimum of
23%. Which is correct? Please adjust the plans as necessary.
Concept Plan Exhibit.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
In process.
Resolved
113 3 Planning & Zoning
Alexia Lopez
11/30/23 2:08 PM
Changemark
Proposed zoning
The proposed zoning on the Site summary says R-3. Should that say PUD?
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Will remove for next submittal.
Resolved
114 3 Planning & Zoning
Alexia Lopez
11/30/23 2:11 PM
Changemark
3rd car Garage Offset
Please require that the third car bay is on the end of the home and is setback
the 2 ft. Instead of in the middle of the home. Or even the 2 bays could be
on the end and setback as well.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Single-car garage bay must be interior. Discussed
through Committee process.
Resolved
115 3 Planning & Zoning
Alexia Lopez
11/30/23 2:28 PM
Changemark
Alley Access
There is no more alley access, correct? Please revise accordingly.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Will update for next PUD submittal.
Resolved
116 3 Planning & Zoning
Alexia Lopez
11/30/23 2:31 PM
Changemark
Ex D Sec. 2.C.1 Front Building Materials
Does the brick or stone wainscot count as compliance to Sec. 2.C.1 or is the
masonry material above and beyond the wainscot? It is unclear the way it is
written and could be misinterpreted.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see updated PUD.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
117 3 Planning & Zoning
Alexia Lopez
11/30/23 2:34 PM
Changemark
Capitalized words
Building Materials and Masonry Material are both capitalized. Please define
these or make them lower case.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Will update for next PUD submittal.
Resolved
118 3 Planning & Zoning
Alexia Lopez
11/30/23 2:36 PM
Changemark
Insert And
I think you need to insert AND in between facade and shall in this sentence.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Not sure of the reference. If not corrected in the next
resubmittal, then please specify the section reference.
Resolved
119 3 Planning & Zoning
Alexia Lopez
11/30/23 2:47 PM
Changemark
Add a minimum window size
Add a minimum window size for the windows to count toward the minimum
required.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see the updated PUD.
Resolved
120 3 Planning & Zoning
Alexia Lopez
11/30/23 2:50 PM
Changemark
Rear building facades with red dot
Is the only material variation in Exhibit C for the red dots a masonry
wainscot? Is so, please add wording to require a masonry wainscot on those
rear facades.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see the updated PUD.
Resolved
121 3 Planning & Zoning
Alexia Lopez
11/30/23 2:51 PM
Changemark
primary/main roof
Please define primary and secondary roofs so there is no confusion when
submitting building permits.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see the updated PUD.
Resolved
122 3 Planning & Zoning
Alexia Lopez
11/30/23 2:52 PM
Changemark
3 floor plans
Please increase to require more floor plans to ensure more variety. Perhaps 6
floor plans?
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see the updated PUD. Through the Committee
process, we landed on 3 floor plans with a minimum of
4 elevations each.
Resolved
123 3 Planning & Zoning
Alexia Lopez
11/30/23 2:56 PM
Changemark
Architectural styles
Please define these or include character images for each that highlight the
different features so we are all on the same page.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Per email exchange and the discussion at 1/2
Committee, references to the architecural styles and
corresponding exhibit will be removed for the next PUD
resubmittal.
Resolved
124 3 Planning & Zoning
Alexia Lopez
11/30/23 2:58 PM
Changemark
Front Building Elevation
Please define front building elevation and add some wording to clarify what
would make a different elevation. For instance, a change in building material
or porch columns would not make it a different elevation. To be different,
the elevation would need to have changes in the form by altering the roof
type or pitch, porch placement, or dormer type or location.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see the updated PUD
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
125 3 Planning & Zoning
Alexia Lopez
11/30/23 3:02 PM
Changemark
Front Porches
Please require front porches to be a minimum of 6 ft. deep and 30 sq. ft. so
that they can be useable.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see the updated PUD.
Resolved
126 3 Planning & Zoning
Alexia Lopez
11/30/23 3:03 PM
Changemark
Front porch on all homes?
Will there be front porches on all homes? Can you require this?
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see the updated PUD.
Resolved
127 3 Planning & Zoning
Alexia Lopez
11/30/23 3:42 PM
Changemark
Blue dots on Concept Plan
I did not see where there was a different requirement for the lots with blue
dots. What do those represent?
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
Please see the updated PUD.
Resolved
128 3 Planning & Zoning
Alexia Lopez
12/4/23 4:04 PM
Changemark
Update Zoning Comparison Chart
Please update this chart to reflect the changes made to the PUD and layout.
Andrews PUD - Zoning Comparison
Chart 042023.pdf
Responded by: Mike Timko - 11/5/24 7:07 AM
Resolved per discussion with Christina Jesse
----------------------------------------------------------
Responded by: Rex Ramage - 1/4/24 3:37 PM
Will update.
UnResolved
129 3 Building & Code
Services
William Hohlt
12/5/23 7:56 AM
Comment
As an FYI. Upon plan submittal, verify all overhangs, projections etc meet
section 302 of the IRC regarding fire walls crossing property lines
Info Only
130 3 Planning & Zoning
Alexia Lopez
12/6/23 9:41 AM
Changemark
Community Area Definition
Community Area is capitalized here. Please provide a definition.
Andrews - red line PUD 050323.pdf Responded by: Rex Ramage - 1/4/24 3:37 PM
No longer defining, will revise the PUD text.
Resolved
Plan Review - Review Comments Report
Project Name: PZ-2023-00014 PUD Andrews PUD
Workflow Started: 1/19/2023 11:22:16 AM
Report Generated: 11/07/2024 07:22 AM
REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS
131 4 Urban Forestry
Daren Mindham
1/10/24 1:23 PM
Changemark
open space calculations per city forester
UDO requirement standard 50â?? north perimeter bufferyard = .80 acres at
50% UDO = .40 acres Transmission line easement = .90 acres at 50% UDO =
.45 acres CA 1A and CA 2B = .60 acres (excludes trans line and 50â?? peri
buffer) at 100% = .60 acres CA 2 = .17 acres at 0% UDO (too small) = 0.00
acres CA 3 = .67 acres at 100% UDO = 0.67 acres CA 4 = .44 acres at 100%
UDO = 0.44 acres PER UDO requirements total acreage = 2.56 PUD required
total acreage = 3.58 25% Additional Open Spaces Need to provide the 30â??
southern tree preservation buffer as easement or common area = est .50
acres Need to provide the 10â?? east buffer = est .10 acres Need to provide
the 15â?? east buffer = est .20 acres Permit CA 2 to count = .17 acres
possibly prairie grass/reforest the west half to provide a better natural
amenity If these additional open spaces are dedicated common areas or
easements then I will count them toward the open space requirement of
25% Please review and make final calculations measurements (some of my
calculations above are calculated estimates) and add them to the open space
summary as noted above and revise the open space plan accordingly.
Andrews PUD - Red line v14 to v20
010424.pdf
Responded by: Mike Timko - 11/5/24 7:08 AM
Resolved per discussion with Christina Jesse
Resolved
132 4 Transportation
Systems
David Littlejohn
1/17/24 1:44 PM
Changemark
ADA compliant crosswalks on all sides of intersections
Revise the plans to include ADA crosswalks on all sides of the intersections in
this project.
Site Plan Exhibit SF Option 1.6.pdf Responded by: Mike Timko - 11/5/24 7:08 AM
Resolved per discussion with Christina Jesse
Resolved
133 4 Transportation
Systems
David Littlejohn
1/17/24 1:48 PM
Comment
Crosswalks at intersections may be marked or unmarked.
Info Only
134 4 Planning & Zoning
Alexia Lopez
1/25/24 3:28 PM
Comment
Please upload the most recent version of the PUD based on the Plan
Commission outcome.
Responded by: Mike Timko - 11/5/24 7:07 AM
Resolved per discussion with Christina Jesse
Resolved
NF Nelson &
Frankenberger, LLC
Attorneys at Law
550 Congressional Blvd., Suite 210, Carmel, Indiana 46032 317-844-0106
JAMES E.SHINAVER JON C.DOBOSIEWICZ
LAWRENCE J.KEMPER* Land Use Professional
JOHN B.FLATT*
FREDRIC LAWRENCE FRED PFENNINGER -Retired
VALERIE L.MATHEIS**
JANE B.MERRILL—Of Counsel *Also licensed in Kentucky
**Also licensed in Illinois
Via Hand Delivery
November 2, 2023
City of Carmel
Attn: Alexia Lopez
One Civic Square
Carmel, IN 46032
Re: Andrews PUD
PZ-2023-00014 PUD Rezone
Dear Alexia:
Enclosed please find four (4) paper copies of the Plan Commission information packets for
distribution to the members Residential Committee for the November 13th meeting along with a
digital copy on a flash drive.
Thanks for your assistance in this matter and should you have any questions please do not
hesitate to contact me.
Very truly yours,
NELSON & FRANKENBERGER, LLC
Jon C. Dobosiewicz
Land Use Professional
Enclosures
A&F Engineering has reviewed letters submitted to the Carmel Plan Commission regarding traffic
questions and concerns related to the proposed “Andrews PUD” located at 146th Street & Gray
Road. The following is a follow-up to provide further information regarding traffic for this
proposed development.
In general, many of the comments/questions revolve around the assignment and distribution
(A&D) of proposed development traffic shown in the submitted Traffic Impact Study (TIS)
prepared by A&F Engineering. Typically, the assignment and distribution for a residential land
use is derived using existing traffic count data, the location and type of adjacent roadways, the
layout of the roadway network and the location of destination land uses (i.e., employment areas,
shopping areas etc.). These variables were considered when formulating the A&D presented
within the study. However, considering suggestions within the objection letters, A&F has
conducted additional analyses that focused on multiple A&D scenarios. Each of these four
scenarios were conducted under the following two basic assumptions.
1. No U-turns will occur at the intersection of 146th Street & Gray Road
2. All eastbound traffic entering the proposed development from 146th Street will utilize the
proposed right-in/right-out access drive for the development. It was suggested that some
traffic might enter from 146th Street onto Arrowwood Drive. The reasoning for this was
that this intersection has an eastbound right-turn lane that might make drivers feel more
comfortable entering this location. However, it should be noted that a right-turn lane along
146th Street will be required at the proposed right-in/right-out location. Furthermore, the
path from 146th Street into the development drive is much more desirable than using an
Arrowwood Drive which is located approximately 1100 feet west of the proposed
development drive and requires drivers to travel a long and winding route through
residential streets.
The following table outlines the assumed A&D percentages for each scenario.
Scenario Percentage To/From
West 146th St. East 146th St. North Gray Rd. South Gray Rd.
1 45% 33% 12% 10%
2 35% 35% 15% 15%
3 30% 30% 20% 20%
4 25% 25% 25% 25%
Note: Scenario 1 is the general A&D presented in the original TIS, while Scenario 4 represents suggested percentages by
residents.
The A&D percentages for each scenario shown above were applied to the proposed development
AM and PM generated trip numbers (shown in Table 2 of the submitted TIS) to yield the
following projected AM and PM peak hour traffic volume increases along Arrowood Drive and
Wellswood Bend for each A&D scenario.
Scenario AM Peak Hour PM Peak Hour
Arrowwood Dr. Wellswood Bend Arrowwood Dr. Wellswood Bend
1 9 vehicles/hour 5 vehicles/hour 6 vehicles/hour 11 vehicles/hour
2 7 vehicles/hour 7 vehicles/hour 5 vehicles/hour 14 vehicles/hour
3 6 vehicles/hour 8 vehicles/hour 4 vehicles/hour 16 vehicles/hour
4 5 vehicles/hour 10 vehicles/hour 3 vehicles/hour 17 vehicles/hour
Analysis of the four A&D scenarios shows an increase in traffic along Arrowwood Drive between
5 to 9 vehicles per hour during the AM peak hour and between 3 to 6 vehicles per hour during the
PM peak hour. The lowest estimate (3 vehicles/hour) represents an average flow rate of
approximately 1 vehicle every 20 minutes, while the highest estimate (9 vehicles/hour) represents
a flow rate of 1 vehicle every 6.5 minutes (approximate).
Similarly, analysis of the four A&D scenarios shows an increase in traffic along Wellswood Bend
between 5 to 10 Vehicles per hour during the AM peak hour and between 11 to 17 vehicles per
hour during the PM peak hour. The lowest estimate (5 vehicles/hour) represents an average flow
rate of approximately 1 vehicle every 12 minutes, while the highest estimate (17 vehicles/hour)
represents a flow rate of 1 vehicle every 3.5 minutes.
In addition to the scenarios presented above, A&F Engineering conducted an additional trip
generation analysis that compared the proposed development to what could be developed under
the existing R-1 Zoning. For this analysis, it was assumed that approximately 30 single-family
homes could be developed on the subject site. As was the case for the proposed townhome
development, data from the ITE Trip Generation Manual was used to calculate the AM and PM
peak hour generated trips from the 30 single-family homes. The following table shows the trip
comparison between the proposed townhome development and what could possibly be developed
on the subject site under the current R-1 Zoning.
Site Development ITE Land Use Code
Generated Trips
AM Peak Hour PM Peak Hour
Enter Exit Total Enter Exit Total
60 Townhomes 215 6 19 25 19 13 32
30 Single-Family Homes 210 6 19 25 20 12 32
Difference (Proposed – Zoning) 0 0 0 +1 -1 0
As shown in the table above, assuming the same access requirements were applied (right-
in/right-out onto 146th Street and connection to Gray Oaks Court), the single-family homes
allowed under the current zoning would have very similar traffic impacts as those associated
with the proposed 60 townhomes.
I€j I<RIEG I JEVAULT® WWW.KRIEGDEVAULT.COM
May 16, 2023 Kevin G. Buchheit
Direct Dial: (317)808-5820
E-mail: kbuchheit@kdlegal.com
Carmel Advisory Plan Commission
One Civic Square
Carmel, Indiana 46032
RE: Docket No. PZ-2023-00014 PUD:Andrews PUD Rezone
Dear Plan Commissioners:
•
Krieg DeVault LLP represents Salsbery Brothers Landscaping, Inc. ("Salsbery") which owns
real estate located at 4305 and 4317 East 146th Street,Carmel, Indiana,46033. Salsbery has a decades-
long history of legally operating its landscaping business from this location, which abuts the west line
of the real estate under the referenced docket for the proposed Andrews PUD ("Andrews").
The purpose of this letter is to establish in the public record that Salsbery's business at this
location predates all residential development in this general area, including Andrews,and that Salsbery
will continue its operations from this location for the foreseeable future. Salsbery's landscaping
operations generate, among other impacts, sounds, dust and odors, some of which extend beyond
daylight hours and cannot be contained by individual real estate boundaries. Salsbery's business
activities include, but are not limited to the following:
• Multiple crews prepare and leave the facility every morning. During this time, trucks are
loading various products (e.g., mulch, topsoil, stone). Air brakes and back up beepers are
common on most trucks and other equipment.
• Mulch vendors deliver mulch several times per day during the Spring, using a semi-truck that
has a walking floor system to unload the mulch. The diesel engine of the semi-truck must
throttle up to the necessary RPM's to operate the floor system correctly.
• Topsoil is delivered several times per week with a tri-axle truck. The truck's tailgate slams up
against the bed of the truck when delivery is complete,which creates a loud banging noise.
• Gravel and stone products are delivered several times per week. This also creates a loud
banging noise when the trucks have been emptied.
• Trash pick-up service picks up dumpsters a couple of times per week. The diesel engines in
these vehicles also must throttle up to operate the winch to empty the dumpsters.
• Plant material is delivered by semi-trucks several times per week. These semi-trucks are
unloaded by skid loaders during all hours of operation.
• Stone Center trucks deliver wall stone and boulders several times per week.These trucks bring
in their own forklift to unload the trucks.
12800 NORTH MERIDIAN STREET, SUITE 300, CARMEL, IN 46032-5407 T 317.566.1110 F 317 636 1507
Tr
I11 MERITAS LAW FIRMS WORLDWIDE
May 16, 2023
Page 2
• During winter storm events, salt is loaded into trucks from the salt bin,currently located on the
east side of the property, adjacent to Andrews, during all hours of the day and night. Vehicles
with back-up beepers and strobe lights will be in use during these operations. Salsbery also
clears its property as snow accumulates.
• Salsbery's operations center has security lighting that is on all night for employee safety and
for site security.
• Dust is generated by Salsbery's operations,and site dust may be picked up into the air on windy
days. Prevailing winds in this area are generally from west to east.
• The vehicle shop (mechanic) bay is located on the east side of the pole barn, on the side of the
property adjacent to Andrews,and related sounds are generated by equipment like air tools and
outside pressure washers.
• Currently, 75 employees come and go from Salsbery's facility during peak season (March thru
November).
The above listing of Salsbery operations is representative, but not all-inclusive, and subject to change
with the seasons and over time as business practices and customer needs evolve.
Salsbery is a successful business and has endeavored to be a good neighbor as the vacant real
estate around it has developed over time.Accordingly, Salsbery believes that it is important that, if the
Andrews'PUD is approved, initial and subsequent Andrews residents are notified and made aware that
a valued community business that generates sound,dust and odors predates and adjoins Andrews along
its west boundary. Such notification should consist of more than this statement and be recorded
(whether as a separate notification or included in Andrews'covenants and restrictions document) so it
is discoverable through title searches associated with property transfers.
Sincerely,
Zto.:„. ley evah,-
Kevin G. Buchheit
Land Planner, Krieg DeVault LLP
9411 (5---
Tatum . Haney
Partner, Krieg DeVault LLP
On behalf of Salsbery Brothers Landscaping, Inc.
mi Nelson &
Frankenberger. LLC
Attorneys at Law
550 Congressional Blvd., Suite 210, Carmel, Indiana 46032 317-844-0106
JAMES E.SHINAVER JON C.DOBOSIEWICZ
LAWRENCE J.KEMPER* Land Use Professional
JOHN B. FLATT*
FREDRIC LAWRENCE
VALERIE L.MATHEIS** *Also licensed in Kentucky
JANE B.MERRILL—Of Counsel **Also licensed in Illinois
FRED PFENNINGER —Of Counsel
Via Hand Delivery
May 5, 2023
City of Carmel
Attn: Alexia Lopez
One Civic Square
Carmel, IN 46032 MA Y O 5
iutj
Re: Andrews PUD `
PZ-2023-00014 PUD Rezone
Dear Alexia:
Enclosed please find seven (7) copies of the Plan Commission information packets for
distribution to the members for the May 16th meeting along with a digital copy on a flash drive.
Thanks for your assistance in this matter and should you have any questions please do not
hesitate to contact me.
Very truly yours,
NELSON & FRANKENBERGER, LLC
Jon C. Dobosiewicz
Land Use Professional
Enclosures
146th Street Access Requirements
Adopted June 9th 2008 - “There will be no new direct access and/or change of access
usage allowed onto 146th Street without the express approval of the County
Commissioners. Any access changes to existing access locations and/or new access
locations would only be considered if a traffic impact study, meeting County
requirements, shows the requested change would improve the Level of Service of 146th
Street.”
Traffic Study Requirements
In addition to the following, the TIA must conform to the Indiana Department of
Transportation’s “Applicant’s Guide to Traffic Impact Studies”:
- Introduction and Executive Summary
- Seal and signature of a licensed Professional Engineer
- Study area (to be decided)
- Study years (development opening, 5 years & 10 years)
- Development phasing
- Current data on traffic volumes, accident history and signal operations
- Peak traffic hours
- Trip generation, trip distribution and assignment methods (ITE handbook)
- Applicable planning documents
- Projected growth
- Current Level of Service of surrounding intersections (to be decided)
- Planned roadway improvements
- Surrounding zoning, PUD’s, etc.
A site plan with the following:
- Intersection design (lane width, acceleration/deceleration lanes, median
improvements, etc.)
- Internal circulation patterns
- Connections to planned/proposed adjacent sites