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HomeMy WebLinkAboutPacket for BZA 02-27-23 DINSMORE & SHOHL LLP 211 North Pennsylvania Street, Suite 1800 Indianapolis, IN 46204 www.dinsmore.com Michael Rabinowitch (317) 639-6151 ∙ (317) 639-6444 (fax) misha.rabinowitch@dinsmore.com #29441949v1 February 15, 2023 Via Email and FedEx Carmel Board of Zoning Appeals City of Carmel City Hall Attention: Joe Shestak One Civic Square Carmel, IN 46032 Re: 4991 E. Main Street; Insurance Office Variances PETITIONER’S SUPPLEMENTAL INFORMATION PACKET With this Petition, Elizabeth Marshall, a long time State Farm Insurance Agent, seeks to repurpose for use as her Carmel office, an existing residential structure that has been vacant for over a year and left in total disrepair by its current owner. Based on her experience at other offices, Elizabeth anticipates that her business at this location will generate 3 to 5 walk-in clients per day, so the impact on area traffic will be insignificant. Meanwhile, the improvement to the property will be significant and fits in context with the adjacent properties which are non- residential. Elizabeth has responded to concerns voiced by neighbors by making significant revisions to her development plans, which revisions include:  Revised site plan to remove parking from the front yard and to reduce the number of parking spaces from 17 to 13.  Paint color of the building has been changed from red to white.  Parking lot to be lit with low level residential style landscape lighting, rather than commercial parking lot pole light. Parking lot lighting to be turned off at 10:00 p.m.  Limiting signage to just one ground sign (which resulted in withdrawal of one of the original variances requested for an additional wall sign).  Improved ground sign elevation by reducing size and adding metal cornice. This property is unique in that although it is zoned residential, it is adjacent to non- residential uses on either side (Alletto Family Sports Center, Badger Park, and Carmel Clay School Administration building). This single purpose variance for a low intensity use (office) fits in context with these surrounding uses. Given the surrounding context, this property is unlikely to be used residentially. Included in this supplemental information packet is a statement from Elizabeth Marshall providing additional background on the project along with the following updated materials:  Statement of Use & Development Standards (Revised);  Findings of Fact (3 variances requested, rather than 4)  Site plan (Revised);  Elevations (Revised;  Ground sign elevations (Revised);  Renderings;  Landscape plan; and  Letters of support Thank you for your consideration. Regards, Michael Rabinowitch Attorney for Petitioner, Marshall Holdings LLC MR/tlh Attachments Plans for 4991 E. Main Street I first noticed this property while driving back from a client appointment and felt the state of disrepair was surprising and out of character for Carmel. The property was listed and had been vacant for a year when we entered into a purchase agreement in August 2022. Sadly, before I saw the property, the current owner removed several old growth trees. The property is currently zoned and listed for sale as a residential property, but there are several items that make it a challenge for residential use including: - No working sewer/septic or working water source on site - No plumbing pipes or fixtures in the structure (no bathrooms, kitchen, etc, just a shell of a building) - Possible structural issues that will need to be addressed (improper support in the basement) - Bordered on 2 sides by non-residential uses (Aletto Family Sports Center, Badger Park and Carmel Clay School Administration Building) We would like to repurpose this property into my Carmel State Farm Agency location. We are seeking a commercial use variance which means the base usage will still be zoned residential and it will only be approved for “professional office” use. Any other usage of the property, except for residential, in the future would require new approval from the City. I intend to work for at least 20 more years, so there is no intent to change the usage from what we are currently requesting. State Farm Agent owned offices are often sold to the following agent, so there is a high probability that this usage will continue indefinitely. Hello! I’d like to introduce myself and share some information regarding the project we are proposing for 4991 E Main Street near your neighborhood. I’m Elizabeth Marshall and I’ve been a State Farm Agent for 17 years. My first location is in Broad Ripple in an old home where we’ve served customers since 2006. I opened my 2nd location in Carmel in December 2020. We currently rent our location in Carmel, but we are hoping to purchase, repurpose, and renovate the existing structure at 4991 E Main Street for our Carmel office location. My husband, Kevin and I are the sole partners in Marshall Holdings LLC which is the entity purchasing the property. Elizabeth, Kevin, Cooper (12) and Jake We’ve worked closely with a professional team of building architects, civil engineers and landscape architects to bring our vision for this property to life. The intent is to maintain the residential character of the property by incorporating what is left of the existing structure into a traditional farmhouse style building. We’ve carefully listened to neighborhood concerns regarding the change to commercial use and we’ve tried to mitigate those concerns in every way possible. Some things we’ve always planned include: - High quality, residential structure to blend with the nearby neighborhood and retain the residential feel - Extension of the walking/biking path for safe pedestrian and bicycle travel in front of the building - Replace and replenish lost trees and shrubs removed by current owner - Minimize impact to the neighborhood with a low-volume business (we receive an average of 3.8 walk- ins per day to our current office location) Some things that have changed since our initial filing include: - Reduction of the parking from 17 spaces to 13 spaces (one of which is handicap) and push parking area further south on the property - Removal of the 2nd sign request for a logo on the structure, we are now only requesting the monument sign in the front which will be approximately the same size as the Badger Park sign and about half the size of the Carmel Schools sign - External spotlights on the sign vs. original design of an internally lit sign - Minimize lighting in the parking area to meet City requirements, but keep light pollution to a minimum - Lighting on the structure will be traditional, residential landscape lighting - Color of the final building will be white - Parking area lighting has been updated to residential path lighting I hope the attached renderings help to visualize the plan for the property. We would welcome your questions, feedback and thoughts – my email is Elizabeth@insurance4carmel.com or you may share your thoughts directly with the City of Carmel by emailing jshestak@carmel.in.gov. Our revised hearing date is Monday, February 27th at 6pm. Sincerely, Elizabeth STATEMENT OF USE & DEVELOPMENT STANDARD VARIANCE REQUESTS PZ-2022-00192 UV: Variance of Use Petitioner seeks a variance of use to permit use of the site as an office. The property is zoned S1, which does not permit office uses. Petitioner plans to operate the site as a State Farm Insurance agency, which will serve as an office for sales and service, as well as a meeting place for client appointments and insurance reviews. PZ-2022-00193 V: Variance of Development Standards Petitioner seeks a variance of development standards to permit a ground sign in the front yard of the site. Under the ordinance, grounds signs are not permitted for residential structures that have been converted to office uses. The ground sign will conform to size requirements and other applicable standards set forth in the ordinance. PZ-2022-00201 V: Variance of Development Standards Petitioner seeks a variance of development standards to permit a 31-foot front setback. The required setback is 40 feet; however, due to the requirement that Petitioner continue the multiuse path along Main Street, the existing structure on the property already encroaches one foot into the setback. A 31-foot setback allows Petitioner to add an accessibility ramp and an attractive front porch to the front of the structure. PZ-2022-00203 V: Variance of Development Standards (Withdrawn) Petitioner seeks a variance of development standards to permit two signs for the building's single frontage; the ordinance permits one sign per building frontage. Petitioner plans to have both a 5'x5' ground sign in the front yard, and a 7'x1.5' wall sign on the front of the building. VARIANCE OF DEVELOPMENT STANDARDS FINDINGS OF FACT (GROUND SIGN) The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The organizations on both sides of the subject property both have large ground signs, so the proposed ground sign will not look out of place in its surroundings. The sign will conform to all ground sign standards in the Unified Development Ordinance. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The sign will fit in with the pattern of signs in the area, which are ground signs set back from the road a considerable distance. The sign will also fit in with the character of the structure and will be surrounded by landscaping according to the applicable standards to give visual appeal. The strict application of the terms of the UDO to the property will result in practical difficulties in the use of the property because: A suspended sign—the only type of sign strictly permitted for residential structures that have been converted to office uses—would look out of proportion given the size of the property and the sign's distance from the structure. Additionally, since any sign will be placed behind the multiuse path that Petitioner is continuing, a suspended sign would be difficult to read from the road. VARIANCE OF DEVELOPMENT STANDARDS FINDINGS OF FACT (SETBACK) The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: Due to the requirement that Petitioner dedicate right-of-way along the front of the property, the structure on the property already encroaches into the required setback. Also, the accessibility and visual appeal of the property will be greatly enhanced by the front porch and ramp. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The existing structure is pre-existing, and the front porch will give the office structure a more finished, refined appearance. The strict application of the terms of the UDO to the property will result in practical difficulties in the use of the property because: As noted above, the office structure currently presents an encroachment into the setback. The encroachment is due to the required dedication of right-of-way. Variance of Use Findings of Fact 4991 E. Main Street The grant of this variance will not be contrary to the public interest, due to the existence of a special condition(s) such that enforcement of the UDO will result in unnecessary hardship because: Although zoned for residential use, the subject property is located between two much larger, non- residential parcels: the Carmel Dad's Club facilities, and the Carmel Clay School District's Educational Services Center. This unique positioning makes the subject property an undesirable location for a single-family residence, but a desirable location for office space. The grant of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The subject property is currently in a state of disrepair. If the variance is granted, the appearance of the property will be improved by renovating the structure, adding landscaping, and continuing the multiuse path running parallel to Main Street along the front of the property. The use or value of the area adjacent to the subject property will not be substantially affected in any adverse manner because: Development of the subject parcel in accordance with this application will, if anything, increase the value of surrounding properties by turning a run-down vacant structure into an updated, attractive office. Additionally, the adjacent properties are not residential. The need for the variance arises from a natural condition peculiar to the subject property because: The subject property's location between two large parcels with non-residential uses makes it more suited to non-residential use than to residential use. The granting of this variance does not substantially interfere with the Carmel Comprehensive Plan because: The subject property is in the East Neighborhood development pattern area, in which commercial uses are permitted. The site will also contain multiple features recommended in the East Neighborhood area, including a front yard and continuation of the multiuse path that currently stops at the adjoining property to the east. EAST (R) N89°59'42"W (M) 8 RODS (R) 132.00' (M)SOUTH (R) N00°03'58"E (M) 15 RODS (R) 247.50' (M)WEST (R) S89°59'42"E (M) 8 RODS (R) 132.00' (M)NORTH (R) S00°03'58"W (M) 15 RODS (R) 247.50' (M)MAIN STREET 4991 5459 5201 2-STORY OFFICE COVERED PORCH CVRD PORCH CVRD PATIO north 1Architectural Site Plan1"=20'-0"ARCHITECTURE INTERIORS PLANNINGDemerlyArchitectsState Farm Carmel Office4991 E Main Street, Carmel, IN12/08/2022001ARCH010'20'40' ARCHITECTURE INTERIORS PLANNINGDemerlyArchitectsState Farm Carmel Office4991 E Main Street, Carmel, IN01/12/20231Exterior ElevationNorth (Front)3/16"=1'-0"201SD02'4'8' ARCHITECTURE INTERIORS PLANNINGDemerlyArchitectsState Farm Carmel Office4991 E Main Street, Carmel, IN01/12/20232Exterior ElevationWest (Side)3/16"=1'-0"202SD02'4'8' ARCHITECTURE INTERIORS PLANNINGDemerlyArchitectsState Farm Carmel Office4991 E Main Street, Carmel, IN01/12/20233Exterior ElevationSouth (Back)3/16"=1'-0"203SD02'4'8' ARCHITECTURE INTERIORS PLANNINGDemerlyArchitectsState Farm Carmel Office4991 E Main Street, Carmel, IN01/12/20234Exterior ElevationEast (Side)3/16"=1'-0"204SD02'4'8' 01L1.0STATE FARM OFFICEOVERALL LANDSCAPE PLAN1"=20'-0"0020'40'3PA(BE)Sheet No.Revision:Project No:Date:Checked:Drawn:Drawing InfoJML SIGN ADJ. 11/07/202210/14/202222530JMLDrawing ScopeSealState Farm OfficeCarmel, INProject InfoLConsultantsdesign group, llclandscapearchitecture+planningprofessionals317.258.5229jlapp@lappdesigngroup.comAPP SITE ADJ. 01/17/2023P R E L I M I N A R Y N O T F O R C O N S T R U C T I O NLANDSCAPE PLANDETAILS AND NOTESL1.0Know what'sbelow.before you dig.CallRPLANTING NOTES:1.REMOVE WEEDS, ORGANIC MATTER AND ROCKS LARGER THAN 1.5" FROM SOIL.2.BACKFILL FOR TREE PLANTING SHALL BE 75% TOPSOIL AND 25% ORGANIC COMPOST. TOP LAYER OF BACKFILL SHALL BE 100% OF SURROUNDING TOPSOIL.A 5-10-5 ANALYSIS SLOW RELEASE FERTILIZER SHALL BE INCORPORATED INTO BACKFILL AT APPROVED RATES.3.THE TOPS OF ALL TREE AND SHRUB ROOT BALLS TO BE PLACED A MAXIMUM OF ONE (1) INCH ABOVE FINAL GRADE. ALL TREES LOCATED OUTSIDE OF BEDSSHALL HAVE A MINIMUM SIX (6) FOOT DIAMETER NON-LIPPED SAUCER AROUND PLANTING PIT. ALL SAUCERS SHALL BE WEED AND GRASS FREE. ANAPPROVED PRE-EMERGENT HERBICIDE SHALL BE APPLIED IN ALL PLANTING BEDS AT A RATE SPECIFIED BY MANUFACTURER FOR EACH PLANT VARIETY.4.ALL TREE SAUCERS AND PLANTING BEDS SHALL RECEIVE MINIMUM OF THREE (3) INCHES GRADE A, SHREDDED HARDWOOD BARK MULCH. NO CYPRESS,WOOD CHIPS, ARTIFICIAL OR DYED MULCH ALLOWED.5.NO SUBSTITUTIONS OF PLANT MATERIALS WILL BE ALLOWED. IF PLANTS ARE NOT AVAILABLE, THE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT/OWNER'S REPRESENTATIVE IN WRITING. ALL PLANTS SHALL BE INSPECTED AND TAGGED WITH PROJECT I.D. AT NURSERY OR CONTRACTORS OPERATIONSPRIOR TO MOVING TO JOB SITE. PLANTS MAY BE INSPECTED AND APPROVED OR REJECTED ON THE JOB SITE BY LANDSCAPE ARCHITECT OR OWNER'SREPRESENTATIVE .6.THE OWNER, OWNER'S AGENT, OR THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY AND ALL PLANT MATERIALS AT ANY TIME DURING THECOURSE OF THE PROJECT UNTIL PROJECT IS ACCEPTED BY THE OWNER.7.LANDSCAPE CONTRACTOR SHALL LAYOUT AND STAKE ALL PLANT LOCATIONS AS SHOWN ON THE DRAWINGS PRIOR TO INSTALLATION. OWNER'SREPRESENTATIVE OR LANDSCAPE ARCHITECT SHALL INSPECT AND APPROVE PLANT LOCATIONS FOR ACCURACY AND COMPLIANCE WITH DESIGN INTENTPRIOR TO INSTALLATION.8.LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR THE PLANTING OF SPECIFIED PLANTS AND MAINTAINING ALL PLANT MATERIALS IN AN ALIVE AND QUALITYCONDITION UNTIL ACCEPTANCE BY THE OWNER. THIS INCLUDES AS A MINIMUM: WATERING, WEEDING, INSECT AND DISEASE CONTROL, PRUNING OFDAMAGED OR UNSIGHTLY LIMBS, AND KEEPING PLANTS IN TRUE AND UPRIGHT POSITIONS.9.CONTRACTOR SHALL GUARANTEE AND WARRANT ALL PLANT MATERIAL TO REMAIN ALIVE AND HEALTHY FOR ONE (1) YEAR FROM DATE OF ACCEPTANCE BYTHE OWNER. ALL REPLACEMENTS SHALL BE PAID FOR BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. GUARANTEE/WARRANTYREPLACEMENTS SHALL BE AS DIRECTED BY THE OWNER UNTIL FINAL ACCEPTANCE OF THE PROJECT FOLLOWING THE GUARANTEE PERIOD.NOTESGENERAL NOTES:1.ALL UTILITIES SHALL BE LOCATED AND MARKED/FLAGGED PRIOR TO BEGINNING WORK. RELOCATE PLANTS FROM OVER OR UNDER UTILITIES. RELOCATIONSHALL BE APPROVED BY OWNER AND/OR LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.2.UTILITY LOCATION NOTE: ALL LOCATIONS SHOWN ARE APPROXIMATE AND BASED ON INFORMATION SUPPLIED BY EITHER THE CIVIL ENGINEER, SURVEYOR,OWNER, AND/OR MEASURED IN THE FIELD. IF DISCREPANCIES ARE PRESENT, CONTRACTOR SHALL NOTIFY OWNER AND LANDSCAPE ARCHITECTIMMEDIATELY AND PRIOR TO BEGINNING WORK.3.IN CASE OF DISCREPANCIES BETWEEN THE PLAN AND THE PLANT LIST, THE PLAN SHALL DICTATE.4.LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ALL PREPARATION, MATERIALS, DELIVERY, INSTALLATION AND INITIAL MAINTENANCE FOR THE LANDSCAPEPORTION OF THE PROJECT AS SHOWN ON THE DRAWING AND AS DIRECTED BY THE OWNER'S REPRESENTATIVE. THE LANDSCAPE CONTRACTOR SHALLOBTAIN AND PAY FOR ALL PERMITS AND FEES THAT MAY BE REQUIRED FOR THEIR PORTION OF WORK.5.PLANTS AND ALL OTHER MATERIALS TO BE STORED ON SITE WILL BE PLACED WHERE THEY WILL NOT CONFLICT W/ CONSTRUCTION OPERATIONS AND ASDIRECTED BY OWNER'S REPRESENTATIVE .6.CLEAN UP ALL DEBRIS AND REMOVE FROM SITE, REPAIR ALL DAMAGED OR DISTURBED AREAS CAUSED BY LANDSCAPE WORK.7.TOPSOIL NOTE: TOPSOIL SHALL BE FRIABLE, NATURAL LOAM, SURFACE SOIL AND FREE OF SUBSOIL, CLAY LUMPS, BRUSH, WEEDS, LITTER, ROOTS, STUMPS,STONES, AGRICULTURAL AND DOMESTIC FERTILIZERS, CHEMICALS, HERBICIDES, AND OTHER EXTRANEOUS OR TOXIC MATTER HARMFUL TO PLANT GROWTHAND THE ENVIRONMENT. WASTE SOILS, BORROW, OR HEAVY CLAY BASED SOILS WILL NOT BE ACCEPTED. TOPSOIL SHALL HAVE A PH VALUE OF 6.0 TO 7.4AND AN ORGANIC VALUE OF 3% TO 5%. SUBMIT SOIL SAMPLES, PH LEVELS, AND NPK ANALYSIS PRIOR TO DELIVERY TO SITE.1.CONTRACTOR TO FINE GRADE AND PREPARE ALL SITE AREAS TO RECEIVE SEED. MAKE SITE SMOOTH TO FINAL GRADING PLAN ELEVATIONS, FILL INDEPRESSIONS, LOW SPOTS AND GRADE SMOOTH.2.ALL SEEDED LAWN AREAS WITHIN LIMIT LINES TO RECEIVE 6" TOPSOIL PRIOR TO SEEDING OPERATIONS. ONCE TOPSOIL HAS BEEN PLACED,CONSTRUCTION ACTIVITY OF ANY KIND (EXCLUDING LANDSCAPING) SHALL NOT BE PERMITTED ON OR ACROSS ANY PLANTING AREA.3.HYDROSEEDING IS ACCEPTABLE. APPLY WITH APPROVED EQUIPMENT DESIGNED FOR PROFESSIONAL HYDROSEEDING APPLICATIONS AT RECOMMENDEDRATES.4.PROVIDE FRESH, CLEAN NEW-CROP 'PREMIUM' GRADE SEED AND SEED MIXES AS FOLLOWS: (SUBMIT SEASONAL MIX ALTERNATIVE AS APPROPRIATE)40% KENTUCKY BLUEGRASS30% PERENNIAL RYE GRASS30% TURF TYPE TALL FESCUE5.APPLY SEED AT RATE OF MINIMUM 175 POUNDS PER ACRE (4 LBS/1000SF).6.SCARIFY SOIL TO DEPTH OF 3 INCHES PRIOR TO APPLICATION.7.LAWNS SHALL BE SEEDED FOLLOWING SCARIFYING, FINAL GRADING, FERTILIZING, AND RAKING. LAWN SHALL BE FERTILIZED W/ 12-12-12 ANALYSISFERTILIZER AT A RATE OF 10 lbs./1000 s.f. APPLY SEED MIX AT SPECIFIED RATE, AND LIGHTLY RAKE INTO TOP 1/4 INCH OF SOIL.8.MULCH SEEDED AREAS WITH STRAW MULCH AT RATE OF MINIMUM 1 1/2 TON PER ACRE (70 LBS/1000SF). CRIMP OR TACK STRAW MULCH TO REMAIN INPLACE UNTIL COMPLETE GERMINATION OF SEED AND ESTABLISHED GROWTH. COORDINATE WITH EROSION CONTROL PLAN.9.WATER AND MAINTAIN GRASS UNTIL STAND IS ESTABLISHED AND READY FOR MOWING AT MINIMUM 4 INCH HEIGHT. CONTINUE TO WATER FOR AMINIMUM 30 DAYS OR UNTIL ACCEPTED BY OWNER.10.FOLLOWING SEEDING OPERATIONS, CLEAN UP EXCESS MATERIALS, AND CLEAN ALL BARK MULCHED AND PAVED AREAS.11.FOLLOWING GERMINATION, APPLY HERBICIDE TO ALL GRASS GROWTH IN PLANT MULCH AREAS.12.ALL LAWNS SHALL BE GUARANTEED TO HAVE A FULL UNIFORM STAND OF ACCEPTABLE GRASS AT THE END OF THE ONE YEAR GUARANTEE PERIOD WITHNO BARE SPOTS COMPRISING MORE THAN 2% OF ANY LAWN AREA. ANY AREA SO NOTED WILL BE RESEEDED OR SODDED UNTIL AN ACCEPTABLE STANDOF GRASS IS ESTABLISHED.13.ALL DISTURBED LAWN AREAS SHALL BE SEEDED AS NOTED AND AS APPROVED BY OWNER'S REPRESENTATIVE AND LANDSCAPE ARCHITECT.SEEDING AND PREPARATION:1.CONTRACTOR TO FINE GRADE AND PREPARE ALL SITE AREAS TO RECEIVE SOD. FINE GRADE SITE SMOOTH TO FINAL GRADING PLAN ELEVATIONS, FILL INDEPRESSIONS, LOW SPOTS AND GRADE SMOOTH.2.ALL SODDED LAWN AREAS WITHIN LIMIT LINES TO RECEIVE 6" TOPSOIL PRIOR TO SODDING OPERATIONS. ONCE TOPSOIL HAS BEEN PLACED,CONSTRUCTION ACTIVITY OF ANY KIND (EXCLUDING LANDSCAPING) SHALL NOT BE PERMITTED ON OR ACROSS ANY PLANTING AREA.3.LAWNS SHALL BE SODDED FOLLOWING SCARIFYING, FINAL GRADING, FERTILIZING, AND RAKING. LAWN SHALL BE FERTILIZED W/ 12-12-12 ANALYSISFERTILIZER AT A RATE OF 10 lbs./1000 s.f.4.WATER AND MAINTAIN GRASS UNTIL STAND IS ESTABLISHED AND READY FOR MOWING AT MINIMUM 4 INCH HEIGHT. CONTINUE TO WATER FOR AMINIMUM 30 DAYS OR UNTIL ACCEPTED BY OWNER.5.FOLLOWING SODDING OPERATIONS, CLEAN UP EXCESS MATERIALS, AND CLEAN ALL BARK MULCHED AND PAVED AREAS. ALL LAWNS SHALL BEGUARANTEED TO HAVE A FULL UNIFORM STAND OF ACCEPTABLE GRASS AT THE END OF THE ONE YEAR GUARANTEE PERIOD WITH NO BARE SPOTSCOMPRISING MORE THAN 2% OF ANY LAWN AREA. ANY AREA SO NOTED WILL BE SODDED UNTIL AN ACCEPTABLE STAND OF GRASS IS ESTABLISHED.6.ALL DISTURBED LAWN AREAS SHALL BE SODDED AS NOTED AND AS APPROVED BY OWNER'S REPRESENTATIVE AND LANDSCAPE ARCHITECT.SODDING AND PREPARATION:1.CONTRACTOR TO STAKE WHEN NECESSARY OR REQUIRED, SUCH AS WIND PRONE AREAS OR UNSTABLE SOILS. STAKES SHALL BEPLACED IN MULCHED AREAS TO ALLOW FOR MOWING ADJACENT TURF.2.STAKING SHOULD NOT BE USED TO COMPENSATE FOR DAMAGED OR WEAK TRUNKS OR ROOT BALLS, THESE TREES SHOULD BEREJECTED.3.REMOVE ALL STAKING AS SOON AS THE TREE HAS GROWN SUFFICIENT ROOTS TO OVERCOME THE PROBLEM THAT REQUIRED THETREE TO BE STAKED. STAKES SHALL BE REMOVED NO LATER THAN THE END OF THE FIRST GROWING SEASON AFTER PLANTING.4.ASSURE THAT THE BEARING SURFACE OF THE PROTECTIVE COVERING OF THE WIRE OR CABLE AGAINST THE TREE TRUNK IS AMINIMUM OF 12 MM (0.5 IN.).5.WIRES OR CABLE SIZES SHALL BE 14 to 12 GAUGE.6.TIGHTEN WIRE OR CABLE ONLY ENOUGH TO KEEP FROM SLIPPING. ALLOW FOR SOME TRUNK MOVEMENT. PLASTIC HOSE TO BELONG ENOUGH TO ACCOMMODATE 1.5" OF GROWTH AND BUFFER ALL BRANCHES FROM THE WIRE.7.TUCK ANY LOOSE ENDS OF THE WIRE OR CABLE INTO THE WIRE WRAP SO THAT NO SHARP WIRE ENDS ARE EXPOSED.TREE STAKING NOTES:(PL) PARKING LOT REQUIREMENTS1 TREE PER + 5 SHRUBS PER 10 SPACES REQUIRED2 TREE + 10 SHRUBS PROVIDED FOR 13 SPACES(BN) BUFFER YARD NORTH REQUIREMENTSDESCRIPTIONSYMBOLBUFFER YARD NORTH REQUIREMENTS(BN) ADDITIONAL PLANTING - NOT REQUIRED(AD)PLANT QUANTITYPLANT TYPEREQ. LOCATIONPARKING LOT REQUIREMENTS(PL)4AG(SY)LEGENDREQUIREMENTSTREE PROTECTION LIMITS3PS(BE)1PB(BE)BUFFER YARD EAST REQUIREMENTS(BE)BUFFER YARD WEST REQUIREMENTS(BW)BUFFER YARD SOUTH REQUIREMENTS(BS)TYPE C BUFFER YARD ADJ. PARKWAY COLLECTORTYPE A REQ'D IF FRONT DOOR WITHIN 85' OF R.O.W.4 SHADE/EVERGREEN + 10 SHRUBS PER 100 LF REQ'D132 LF = 5.28 TREES + 13.2 SHRUBS5 TREES + 14 SHRUBS PROVIDED(BE) BUFFER YARD EAST REQUIREMENTSTYPE B BUFFER YARD ADJACENT RECREATIONAL5 SHADE/EVERG. + 1 ORNA+ 10 SHRUBS / 100 LF REQ'D197'-6" = 9.85 TREES+1.97 ORNA.+19.7 SHRUBS REQ8 TREES + 2 ORNAMENTAL + 5 SHRUBS EXISTING TREES IN BUFFER YARD(BW) BUFFER YARD WEST REQUIREMENTSTYPE A BUFFER YARD ADJACENT RECREATIONAL4 SHADE/EVERG. + 10 SHRUBS / 100 LF REQ'D197'-6" = 7.88 TREES + 19.7 SHRUBS REQEXISTING TREES + 0 ADDITIONAL TREES DUE TOOHU CONFLICT + 20 SHRUBS PROVIDED (BS) BUFFER YARD SOUTH REQUIREMENTSTYPE A BUFFER YARD ADJACENT RECREATIONAL4 SHADE/EVERG. + 10 SHRUBS / 100 LF REQ'D132 LF = 5.28 TREES + 13.2 SHRUBS REQ'D5 TREES + 10 SHRUBS PROVIDED + EXISTINGTREES03L1.0EVERGREENPLANTING DETAIL04L1.0SHRUBPLANTING DETAIL05L1.0TREEPLANTING DETAIL02L1.0EXISTING TREE PROTECTIONDETAIL1QR(BE)1AG(BE)1SR(BE)5CM(BE)3PA(BS)TREE PROTECTION LIMITS1GB(PL)2LS(BS)10TO(BS)1GB(PL)10JC(PL)7TM(BW)13VC(BW)3GD(BN)3RR(BN)1LT(BN)4BM(BN)1LT(BN)7TM(FN)6HA(FN)FOUNDATION REQUIREMENTS(FN)3RR(FN)4BX(FN)4HH(FN)7CA(FN)3CM(BN)4RR(BN)7PE(FN) Letters of Support Joe Gorzalski Letter #1 – November 22, 2022. Joe Gorzalski Letter #2 – January 12, 2023 - after the neighborhood meeting.