HomeMy WebLinkAboutCorrespondence TAC
Conn, Angelina V
From:
Sent:
To:
Cc:
Subject:
Duncan, Gary R
Thursday, August 02, 2007 8: 14 AM
'charlie@nf-Iaw.com'
Conn, Angelina V; Foley, Amanda J; Hill, Dick B; McBride, Mike T; Redden, Nick
116th Street Crossing PUD
Mr. Frankenberger,
Thank you for your submission for the June TAC meeting. Per the letter dated June 22,
2007, Engineering has no issues with the rezone and requests that a draft of the PUD
ordinance be provided for review and comment when it is developed.
As no plans were submitted, Engineering has no formal comments. However, based on a review
of the plan submitted, please find the following COmments that shall be considered in the
development of a more definitive Development Plan.
1. The project will be subject to the City's Storm Water Management Ordinance. Prior to a
formal submittal of the Development Plan to the TAC, Engineering requests a meeting to
review the proposed storm drainage outfall, review the downstream system, the proposed
storm water management facilities and the proposed storm water treatment systems.
2. The following items will be considered n~cessary to comply with the Thoroughfare Plan:
a. Dedication of Right-of-Way to satisfy the widths stipulated in the Thoroughfare Plan
for the 116th Street, Illinois Street, 111th Street and Springmill Road frontages.
b. Construction of those improvements prescribed by the Thoroughfare Plan (or commitments
equal to the value to construct the improvements) along all frontages.
c. Detailed cross section and right of way requirements for Illinois St. will be provided
by Carmel Engineering Dept.
3. The project will be expected to comply with the Alternative Transportation Plan across
all frontages.
4. The Department will request auxiliary lanes be constructed at all public road
approaches as well as commercial curb cutsi including passing blisters or the provision
for dedicated left turn lanes constructed within existing or proposed medians.
5. The City will likely request improvements to Springmill Road across the frontage to
include widening on the east side and full width milling and resurfacing across the
frontage. Such improvements are typically credited against any formal Thoroughfare plan
commitments.
6. Prior to a formal submittal of the Development Plan to the TAC, the Department requests
a meeting to review all of the proposed access points from the perimeter streets to the
development.
a. Full access points shall be spaced approximately SOD-feet and aligned with any existing
access points as directed by the Department.
b. No access shall be provided from Springmill Road or 116th Street.
7. The Department will review the proposed access points from any internal public streets.
8. Internal public streets shall be constructed in accordance with the current City
standards.
9. Illinois Street shall be aligned approximately with the existing Liverpool Drive at the
south end of the project.
10. A traffic study shall be provided that evaluates the impact the traffic generated will
have on the existing perimeter road network. Of note would be the possible need for an
additional EE lane between the existing roundabouts and pos~ibly the need for a dedicated
right turn lane at the 116th Street and Illinois Street roundabout.
11. The City is considering the construction of roundabouts at 111th Street and Illinois
and at 111th Street and Springmill. The city, will expect dedication of right-of-way to be
sufficient to facilitate the construction of these roundabouts.
12. please inform the Department of any existing agreements or understandings with the
City related to this development or from the right-of-way acquisition of the recent 116th
Street and Illinois Street projects.
13. Any utility relocation required for this project in the existing or proposed right-of-
way shall be the sole responsibility of the petitioner.
14. The Department reserves the right to provide additional comments as more detailed
development plans are submitted.
Thanks so much,
1
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City of Carmel
Via email: Jennifer.Burk@Dukerealty.com
Original by mail
July 11, 2007
Jetu1ifer Burk
Duke Realty
600 East 96th Street, Suite 100
Indianapolis, IN 46240
RE: 116lh Street Crossing PUD (#07050016 Z) - Rezone Application
Dear Ms. Burk:
This additional letter is in response to your Rezone Application for 116111 Street Crossing pun after further
review from Staff members. Members at the T AC Meeting will make additional comments on August 15.
Please address the following additional comments from Staff:
PUD Text
1. Chapter 2.1.C: Area C needs extensive buffering, height limits, etc, due to the existing neighborhood to
the south.
2. Chapter 2.2.AS: will the hotel be full service with a restaurant & conference center?
3. Chapter 2.2.A.4: will' flats' be included in the dwelling type?
4. Chapter3.l.B.l: Area C and Area D (along its south property line) should have shorter maximum building
heights, to acknowledge the fact that residential dwellings are just to the south.
5. Chapter 3.I.G: perhaps limit retail & dwelhngs as percents and ground floor area. Also, change the
28,000 square feet figure to something closer to 280,000 sq feet, since 28,000 is not much for such a large
mixed use area.
6. Chapter 3.l.A: what is the total number of units within attached buildings? What is the density (u/ac)?
7. Chapter 3.2.F.1: possibly allow setbacks averaging 10,15, and 20-ft. Twenty feet seems deep for a mixed
use community and multi-family development.
8. Chapter 3.l.F.3: what will be the rear yard setback for accessory structures?
9. Chapter 3.3.B: How many attached dwellings within a hotel or office building? Which would be the
predominant use?
10. Chapter 4.1.A: Use EIFS as trim only, or not at all. (This material is not pemlitted in the US 31 Overlay).
Also limit glazing, and no use of spandrel at grade, except for trim.
11. Chapter 4.l.C: add slate, clay, and synthetic slate to roof materials.
12. Chapter 4.l.D: add the text "and will be fully screened".
13. Chapter 4.2.B: specify that rear facades will have similar material/detail/color. Split face block is
acceptable.
14. Chapter 4.2.D: add the text "no use of spandrel at grade, except for trim".
15. Chapter 4.2.E: change the word hop to hip. Also add "green roofs" to the text.
16. Chapter 4.2.F: change the word hop to hip.
17. Chapter 4.2.L: there should be more detail on materials, ratio of trees to parking spaces, etc.
18. Chapter 4.3.D: add the text "and will be fully screened".
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ONE CIVIC SQUARE
CARlvlEL, INDIANA 46032
317/571-2417
-.; . - ~...
19. Chapter 4.4l.A: split face block is okay on the building foundation. Add text that the "materials will
make a logical transition, i.e. windows, fayade breaks, etc." Also include this language for the side and
rear elevations.
20. Chapter 4.4l.G: Add: garages shall be recessed a minimum of 3-ft behind the main wall of the house.
21. Chapter 4.41.9: Add - Shutters shall be sized correctly and appear operable.
22. Add Chapter 4.41.15: Windows shall be fully framed, and not "punched out".
23. Chapter 4.42 - (see the comments made for chapter 4.41.)
24. Add Chapter 4.42.H: interior common walls should be double insulated for sound reduction.
25. Chapter 4.5: Include materials, lighting, and safety measure requirements. Also, EJFS should not be used.
26. Chapter 6.1 : speci fy a ratio of the number of trees to the number of parking spaces.
27. Add Chapter 6.5: Bicycle parking to be provlde~ in accordance with the Carmel City Ordinance.
28. Chapter 7.4: use LED bulbs (green technology, brighter, uses fewer watts, lasts longer).
29. Chapter 8.1.B: limit the total square footage of signage. A maximum of 480 sq feet total signage for a
building seems like too much.
30. Chapter 9.1: Add the specification for a masonry trash enclosure with a gate.
If you have any questions or in may be of assistance, please feel free to call or email me at
aconn@carmel.in.gov.
Sincerely,
Angelina Conn
Planning Administrator
File: 070500] 6 Z-1161hS1Cros,ingPUD-2.doc
CC: File
Charlie Frankenberger (CharlieWJnf-law.com)
Page 2
ONE CIVJC SQUARE
CAIUvIEL, INDIANA 46032
317/571-2417
CI
EL
June 22, 2007
JAMES BRAiNARD, Iv1AYOR
Mr. Cb&rles D. Frankenberger
Nelson and F~, PC
310S Eat 8th Street. Suite 170
IndillllUilp"Us, Indi8Da 46280
0: U~ Street Cl'OBSmg PUB-Project Review #1
Dear Mr. FnmkeDberger:
The City bas received yom existing conditions aerial photo and diagram delineating four separate areas and
the taaeage of each area. These items were submitted with the rezone request presented at the June 20,
2007TAC meeting.
The Depubnent ofEDgineering has no comments regardiDg the rezone, but the Department ofEogineering
requests the opportwlity to review lUld comment on the PUD ordinance, the ADLS Plan. and the
c:onstruction phms as each is developed.
If you have questions, please contaet me at 571-2441.
Sincerely.
~j<~
Plan Review Coordinator
Department ofEDgineering
00: Angie Conn. Department of Community Services
John Duffy, Carmel Utilities
Paul Pace, Cannel Utilities
Paul Arnone, Carmel Utilities
Greg Hoyes. Hamilton County Surveyor's Office
Greg 1Iko, Crossroad Engineers, PC
Department ReviewlFile Copy
\\Apps2\user dma\eog\sb8red\DHiD\PROJREV07\ll6TH8TREErCROSSINGPUD# I.doc
DEPARTMENT Of ENGINEERING
ONE CIVIC SQUARE, CARMEL, IN 46032 OfFICE 317.571.2441 FAX 317.571.2439
EMArL engineering@carmeLin,gov
HAMILTON COUNTY'
HIGHWAY DEPARTMENT
CARMEL T.A.C. AGENDA
Date: June 20,2007
From: David Lucas ~ HCHD
9:00 a.m. Docket No~ 07040024 SP: Westmont, Section 1.
This project IS located outside HCHD jurisdiction.
9:15 a.m. Docket No. 07050005 SU: Pet Angel Memorial Center Crematorium.
This project is located outside HCHD jurisdiction.
9:25 a.m. Docket No. 07050012 DP/ADLS: House Investments Office.
This project is located outside HCHD jurisdiction.
9:35 a.m. Docket No. 07050012 PP: Forestal Estates Minor Subdivision.
This project is located outside HCHD jurisdiction.
Docket No. 07050019 SW: Access to Collector Roads.
This project is located outside HCHD jurisdiction.
Docket No. 07050014 SP: Forestal Estates Minor Subdivision.
This project is located outside HCHD jurisdiction.
9:50 a.m. Docket No. 07050016 Z: 116lh Street Crossing PUD
This project is located outside HCHD jurisdiction.
10:05 a.m. Docket No. 07050017 Z: 96th Street Crossing PUD.
This department does not have any objections to the rezone.
We will proceed with plan review until a decision is reached in the
pending annexation. Comments letter attached.
10:20 a.m. Docket No. 07060003 TAC: Opus Landmark at Meridian-Generator.
This project is located outside HCHD jurisdiction. '
10:30 a.m. Docket No. 07060004 TAC: Midwest ISO-701 Building.
This project is located outside HCHD jurisdiction.
Docket No. 07060005 TAC: Midwest 180-720 Building.
This project is located outside HCHD jurisdiction.
10:40 a.m. Docket No. 07060006 TAC: Village of West Clay.
This project is located outside HCHD jurisdiction.
GIUSERSldellT ACICarmel T AC\June 2007
1700 South 10th Street
Noblesville, In. 46060
www.co.hamilton.in.us
Office (317) 773-7770
Fax (317) 776-9814
05/13/2007 13:52
3177759528
HAMILTON CO SURVEYOR
PAGE 01/02
:Xentol1 c. ?.f,Jard, CTJvt
SUn!lJ'or Of /J-lamilfon COI/rlty
'1'fiM( (j17} 776-8495
'Tax (P7} 776-.'=161"
Suire ,{<'1S
01/" .:Hnmi/rqrr CmllTi~' Square
.1VaMl_~lJiJ/I!, fPl,1iflrll1 46060-12Jo
June 13, 2007
Nelson & Frankenberger
ATIN: Charlie Frankenberger
310S East 98111 Street
Suite 170
Indianapolis, IN 46:280
VIA FACSIMILE: 846-8782
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RE: 1I6d1 Street Crossing pun
Dear Mr. Frankenberger:
We have reviewed the T AC submittal to the Hamilton County Surveyor~s Office on June 5,
2007 for this project and have the following comments:
1_ The project in located in the incorporated area and MS4 jurisdiction ofthe City of
Carmel.
2. The project falls in the Wil1iazns Creek Watershed and partially in the Meridian
Suburban Regulated Drain Watershed.
3. The proposed site DOES NOT fall in a Carmel Wellhead. Protection Area.
4. For future design reference, this, site will be required to comply with the Hamilton
County Stonnwater Technieal Standards Manual and the City of Carmel
Stormwater Technical Standards Manual.
5. Although the Hamilton County Surveyor's Office has reviewed this development
plan and issued a cormnent letter. this office will not be limited by the
development plan in regards to the pond sizes or locati9n. drainage easement
widths, stonn sewer l.ocations, l<;>t layout, landscape layout, or any other drainage
related issues. Insufficient infounation is presented to conduct a complete
drainage review at.ld change, may be required during the construction planning
stage.
05/13/2007 13:52
317775'3528
HAMILTON CO SURVEYOR
Pt:-.GE 02/02
6. Please submit constnJction plans and drainage calculations to OUI office. when
they become available.
7. Please note the additional comm.ents may be warranted at a later date.
Should you have any questions. I can be reached at 317-776-8495.
Sincerely.
~y~
Plan Reviewer
CC: Christine Barton.HoImes - Cannel DOeD
Joel Thurman- HCHD
Dick Hill - Cannel Engineering
Greg nko ~ Crossroads Engineering
Amanda Foley - Cannel Engineering
r
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,'"
City of Carmel
June 11,2007
RE: 116th .Street Crossing pun
Dear Mr. Frankenberger,
. The following letter represents comments for this project specifically addressing the area of
alternative transportation. I have reviewed the drawings submitted for the June 20,2007
Technical Advisory Committee meeting and offer the following comments:
ALTERNATIVE TRANSPORTATION REVIEW COMMENTS
1) Please include language in your PUD ordinance regarding sidewalk and sidepath
requirements for all uses in the development. This language should include a minimum
of 5' sidewalk throughout the site, and 10' asphalt paths along all perimeter streets.
2) Please include language in your PUD ordinance regarding bicycle parking requirements
for the development. Please see the City of Cam1el' s Parking Ordinance for reference.
3) Please consider including a section in your PUD pertaining to long term covered bicycle
parking and shower and locker room facilities within buildings in the development.
We request that all responses to our comments be provided in writing. Failure to provide written
responses may result in delay ofthe review process.
It is critical that this office be made aware of all modification made on the plans being re-
submitted, particularly if any such changes are considered "new" or fall outside of our previous
reviews. Please provide revised plans indicating all revisions. Please notify us of any changes
and specifically state any changes, including changes resulting from Plan Commission, Special
Studies or other committee meetings.
Page 1
ONE CIVIC SQUARE
CAJUYillL, INDIANA 46032
317/571-2417
The Department of Community Services reserves the right to provide additional comments based
on subsequent reviews.
rfyou have questions, please contact me at 571-2417.
Sincerely,
954:L-
David Littlejolm
Transportation Systems Coordinator
Department of Community Services
cc: Angie Conn, Department of Community Services
Engineering Department Review
Project File
Page 2
ONE CT,l]C SQUARE
CARlvIEL, INDIANA 46032
317 /571-2417
Page I of I
Conn, Angelina V
From: Wood, Mark A. [Mark.Wood@SUG.com]
Sent: Monday, June 11,20078:12 AM
To: Conn, Angelina V
Cc: Malone, David G.
Subject: RE: June 20 TAC agenda
Panhandle Eastern Pipe Line Company has no conflicts with the items listed on this month's agenda. Thank You.
-----Original Messagemn
From: Conn, Angelina V [mailto:Aconn@carmel.in.gov]
Sent: Friday, June 08,2007 11:54 AM
To: Akers, William P; Blanchard, Jim E; Boone, Rachel M.; Brewer, Scott I; Brook Gajownik; Calter,
Ronald E; Chuck Shupperd; Dale Sparks; David Lucas; Malone, David G.; DeVore, Laura B; Donahue-
Wold, Alexia K; Duffy, John M; Duncan, Gary R; Fogarty, Michael D; Foley, Amanda J; Foster, Jim P; Greg
Hayes; Greg Ilko; Hancock, Ramona B; Hill, Dick B; Hohlt, William G; Hollibaugh, Mike P; Holmes,
Christine B; Hoyt Gary A; Jason Kirkman; Jason LeMaster; Jennifer Bruner; Jennifer Marlett; Joel
Thurman; Keeling, Adrienne M; Klingensmith, David W; Krueskamp, Theresa A; Larry Castetter; Lillard,
Sarah N; Littlejohn, David W; Marilyn Anderson; Wood, "'lark A.; McBride, Mike T; Pace, Paul V; Redden,
Nick; Richard Heck; Ron Farrand; Ran Morris; Ryan Hartman; Schmiesing, Rebecca; Shirley Hunter;
Snyder, M Todd; Stewart, Lisa M; Tingley, Connie 5; Westermeier, Mark
Cc: Steve Broermann; coleen_ellis@petangelmemorialcenter.com; Mike Hoff; staceyf@deboyland.com;
miked@deboyland.com; Jennifer.Burk@Dukerealty.cam; Laystrom, Chris; Fred Simmons; Brandon Burke;
Keeling, Adrienne M; Richard Heck (E-mail)
Subject: June 20 TAC agenda
Good morning,
Please see attached agenda for the June 20 Technical Advisory Committee meeting.
Let me know if you did not receive plans for an item. (Petitioners, please distribute necessary plans to all
T AC members (list attached) if you have not already done so.) If you have any questions, please don't
hesitate to email me.
Than ks,
Angie Conn} Planning Aclministrator
Dept. of Community Services - Planning & Zoning
1 Civic Square. 3rd Floor
City of Carmel, IN 46032
p.3l7-571-2417 f. 317-571-2426
aconn@carmel ingov
The information in this e-mail, and any files transmitted with it, is intended for the exclusive use arthe
recipient(s) to which it is addressed and may contain contidential, proprietary or privileged infonnatioll.
[[YOLl are not an intended recipi.ent, YOLl have received this transmission in enor and any LIse, review,
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e-mail, immediately delete this e-mail and all electronic copies of it from your system and destroy any
hard copies of it that YOLl may have made, Thank you.
611112007
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NELSON & FRANKENBERGER-.~. .
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A PROFESSIONAL CORPORATION
ATTORNEYS AT LAW
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JAMES J. NELSON
CHARLES D. FRANKENBERGER
JAMES E. SHINA VER
LAWRENCEJ. KEMPER
JOHN B. FLA IT
3105 EAST 98TH STREET, SU ITE 170
INDIANA~OLlS, INDIANA 46280
PHONE: 317~844-0106
FACSIMILE: 317-846-8782
www.nf-Iaw.com
FREDRIC LA WRENCE
DAVID J. LICHTENBERGER
JESSICA S. OWENS
OfCOLlnscl
JANE B. MERRILL
June 4, 2007
RE: 116th Street Crossing PUD Docket No.: 07050016 Z
Dear Member of the Technical Advisory Committee,
Duke Realty has filed a request to change the zoning of approximately 64 acres
located south of and adjacent to 116th Street, on both sides of the future extension of 111 th
Street. An aerial photograph, outlining the perimeter of the 64 acres is enclosed, along
with a concept plan, allocating the real estate into different use areas. The 1 1 6th Street
Crossing PUD allows the development of office, retail, hotel and residential uses;
however, the concept plan is in the process of being revised and refined and the use areas
will likely be adjusted
We look forward to conceptually presenting this matter to you during the meeting
of the Technical Advisory Committee occurring on June 20, 2007 an.d to receiving your
preliminary conunents. In the interim, should you have any questions or comments,
please do not hesitate to call me. Thank you.
Very tmly yours,
NELSON & FRANKENBERGER, PC
CL-t~__
Charles D. Frankenberger
CDF /kat
Enclosure
H:\Becky\Zoning & Real Estate Matters\Duke\116th Street\T AC Itr.doc
EXHIBIT 2 - CONCEPT PlAN
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05/17/2007
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116th Street Crossing
116th Street & Illinois Street
Carmel, IN
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Area A
Area B
Area C
Area D
Retail Overlay
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NORTH
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City of Carmel
Via email: JennifeLBurk@Dukerealty.com
Original by mail
May 3 I, 2007
Jennifer Burk
Duke Realty
600 East 96th Street, Suite 100
Indianapolis, IN 46240
RE: 116th Street Crossing pun (#07050016 Z) - Rezone Application
Dear Ms. Burk:
This letter is in response to your Rezone Application for 116th Street CrossingPUD. Members at the T AC
Meeting will make additional comments on June 20. Please complete the following items:
Rezone Application
I. Please meet with residents of the adjacent residential neighborhoods to gather their comments/concerns.
2. Provide the filled out and notarized affidavit of notice of public hearing page.
3. Provide the filled out and notarized Public Notice Sign Placement affidavit.
4. Provide the filled out Notice of Public Hearing page.
5. Provide a copy of the official list of adjacent propelties from the Hamilton County Auditor's Office.
6. Dedicate road right of way along 111 th Street, 1 16th Street, Spring Mill Rd, and Illinois St., per the 20- Yr
Thoroughfare Plan.
7. Per the Alternative Transportation Plan, a IO-ft path will be required along all streets.
pun Text
8. Please label each exhibit.
9. In Chapter 2.0 or in definitions #68, differentiate fast food use from restaurant use.
lO. In Chapter 2.0 or in definitions #21, differentiate a dri ve thm coffee shop from a coffee shop use,
II. Chapter 2.2.B.4 - make sure 116t11 Street is included in this paragraph, referring to the trail/sidewalk
system.
12. Chapter 2AB.4 - make sure III th Street is included in this paragraph, referring to the traiVsidewalk
system.
13. Chapter 2.5.BA - make sure III th Street is included in this paragraph, referring to the trail/sidewalk
system.
14. Chapter 3. l.E.l - add 'pavement' to the statement, in addition to building and stmcture coverage.
15. Chapter 3. I.F - amend this O-ft setback to coincide with the setbacks required for landscaping.
16. Provide and explanation and/or photo example of attached dwellings within a hotel building.
17. When referring to maximum lot or parcel coverage, make sure' pavement' is part of that calculation, or
place a definition of lot coverage in the Definitions Chapter 11.I.B.
18. Chapter 32.F2- change the minimum side yard to 10 ft or 20-ft, instead of 5-ft.
19. Chapter 3.3.B - provide a site plan and/or photo example of what this density could look like.
20. Provide Exhibit 7 - Character illustrations of detached and attached dwellings.
Page 1
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317 /571-2417
21. Chapter 4)jl- Compare these design requirements to. the City's Draft Residential Architectural Design
Standards, and comply where possible. See attached document.
22. In Chapters 4. LA, 4.2.A, 4.3.A, 4.4 1. A, and 4.42.A specify that ErFS is nat to. be used on the ground
floar 0.1' building exteriors.
23. Chapter 4.42.E - change the 9 inch averhand to. 12 inch.
24. In the text of Chapter 5.1, include raad rights 0.1' way as ane af the requirements of the Landscape Plan.
25. Chapter 5.7.B - specify a minimum berm height.
26. Chapter 4.5 -If passible, parking structures should have a green screen or green walls with plantings that
screen the cars and structure. Please pravide phata examples af this type of parking structure.
27. Within Chapter 5.4.A.1, change 5~ft in depth to. 20~ft in depth, to more closely match the US 31 Overlay
requirements.
28. Chapter 5.7.0.1 - Change the 2-inch DBHta 2.5 inch, to. more closely match the US 31 Overlay
requirements.
29. Chapter 5.7.0.5 - Change the evergreen shrub spread from 18 inches to. 24 inches, to mare clasely match
the US 31 Overlay requirements.
30. Chapter 6.2 - also. include "parking areas" where pedestrian access is provided frarn.
31. Chapter 6.3 - will there be enaugh parking? The current zaning ardinance requires I parking space for
every 250 sq ft of tlo.or area. You propose 0.87 parki ng spaces for every 250 sq f1.
32. Chapter 6.3.E - please provide a copy of the standards you reference from the Urban Land Institute, or
add the text/standards within the PUD
33. Chapter 7.4 - add the term 'flat lens' to reference the type of bulb used in each lighting fixture.
34. Chapter 8.0 - limit the number of sign colors within the whole development, and/or specify the calars.
35. Chapter 8.2 and 8.3 - address how sign logos will be regulated, either by percent of total sign area, color,
ete
If you have any questions or if I may be of assistance, please feel free to. call or email me at
aconn@carmel.in.gav.
Sincere'ly,
Angelina Conn
Planning Administrator
File: 070500 [6 Z-116thStCrossingPUD.doc
CC: File
Charlie Frankenberger (Charlie@nf-Iaw.com)
Page '2
ONE CIVIC SQUARf~
CARfVfEL, TNDl,~N,'\ 46032
317/571-2417