HomeMy WebLinkAboutPetitionerResponseToDOCS 052209H:\Becky\Zoning & Real Estate Matters\Glick\Letters\Ltr to A Conn - response to comments 052209.doc
NELSON & FRANKENBERGER
A PROFESSIONAL CORPORATION
ATTORNEYS AT LAW
JAMES J. NELSON
CHARLES D. FRANKENBERGER
JAMES E. SHINAVER
LAWRENCE J. KEMPER
JOHN B. FLATT
FREDRIC LAWRENCE
JESSICA S. OWENS
3105 EAST 98TH STREET, SUITE 170
INDIANAPOLIS, INDIANA 46280
PHONE: 317-844-0106
FACSIMILE: 317-846-8782
JON C. DOBOSIEWICZ,
Land Use Professional
JANE B. MERRILL,
Of Counsel
May 22, 2009
Angie Conn
City of Carmel
One Civic Square
Carmel, IN 46032
Via Email to: aconn@carmel.in.gov
RE: Response to plan review comments
Please find below a list of your initial staff comments, results of discussion with you and other
planning staff members and our response:
1. Remember to include the Development Plan application’s Findings of Fact sheet in your
final info packets. I will prepare and bring to the PC meeting.
2. Provide the filled out and notarized affidavit of notice of public hearing page of the
application. I will provide staff on or before June 5.
3. Provide the filled out Notice of Public Hearing page of the application. I will provide staff
on or before June 5.
4. Provide the filled out and notarized Public Notice Sign Placement affidavit page of the
application. I will provide staff on or before June 5.
5. Provide a copy of the Official List of Adjacent Property Owners from Hamilton County
Auditor’s Office. I will provide staff on or before June 5.
6. Please provide copies of your correspondence with the TAC members and their
correspondence with you. We provided transmittal letters with the application. We will
make sure to forward any review letters from TAC members to you if you were not already
copied.
7. Is underground detention possible? It is possible but not necessary. It is not planned.
8. The Dept would prefer the building pulled up to the street. Can you provide parallel parking
at the side and rear of the site? What about parallel parking along Range Line Rd? We did
explore pulling the building closer to the street but access and site circulation limited the
ability to comply. We have filed for a variance from the build to line and as well a variance
to allow parking in front of the building.
H:\Becky\Zoning & Real Estate Matters\Glick\Letters\Ltr to A Conn - response to comments 052209.doc
9. Is it possible to make the building footprint smaller and add a floor? We would prefer to
maintain the requested height of four stories.
10. Please show/label easements on the site plan and utilities on the landscape plan. Weihe will
update plan sheets accordingly and file with the information packets by June 5th.
11. The traffic flow at the entrance seems unsafe. Please show how traffic circulation will work.
Weihe to provide a circulation plan with auto-turn exhibit. Information on trip generation
included with this submittal.
12. Please show how this site’s driveways would connect to the site to the south, when it
develops. Illustrated at meeting. No change needed.
13. Please provide a truck turnaround diagram. Weihe to provide. See comment number 11.
14. Please provide the fence details, as well as adding the fence to the building renderings.
Architect to provide separate detail sheet illustrating fence.
15. Refer to Section 23F.11.06 for tree preservation. Weihe will place a note on the landscape
plan indicating compliance with this section.
16. Show plantings along the North property line, on the landscape plan. None required by
ordinance. Weihe to provide an updated landscape plan with information packet submittal.
17. The underlying B-3 district requires a 30-ft wide greenbelt along the north property line, per
section 23F.17 and 14.06. This may not apply to your site. We have been advised that this is
not required due to reduction allowed by Carmel Drive/Range Line Road Overlay.
18. The Alternative Transportation Plan calls for a 10-ft wide path along Range Line Rd. Weihe
will amend plans and add path.
19. Show/label the Cool Creek North Trail. Weihe will amend plans to label 12’ wide trail.
20. Try to connect the site to the trail, perhaps with a connection that runs along the north side
of your site. We discussed that the apartments have a sidewalk from Range Line back to the
trail location.
21. BZA variances are required for not complying with several sections of the US 31 Overlay
requirements. No variance required. Director determination due to overlapping overlay
zones.
22. BZA variance is required for the front building setback. On file.
23. BZA variance is required for the building not occupying 70% of the parcel frontage. This is
filed as a zoning waiver.
24. BZA variance is required for parking in the front, per Sections 23F.11.03, 23F.15.02 and
23F.15.01. On file.
H:\Becky\Zoning & Real Estate Matters\Glick\Letters\Ltr to A Conn - response to comments 052209.doc
25. BZA variance is required for total number of signs, for # signs oriented west, and for a sign
oriented north (not oriented to a public ROW). On file. I have filed an additional request to
address the north orientation.
26. BZA use variance approval is required for the storage/warehouse land use. (Note: additional
variances may be required, not listed here.) On file.
27. Provide the floor plan. See attached to this submittal.
28. Provide the FAR (floor area ratio). A minimum of 0.5 is required. 1.31 FAR. Weihe to note
on site plan.
29. Provide computer generated perspective views of the site/building, as viewed from US 31
going north and south. This will be provided within the information booklet We will also
prepare a walk thru and see if we can arrange it to be played at the PC meeting.
30. Provide any photo examples of existing similar buildings. Provided at meeting with staff.
31. Provide color architectural building elevations of the rear (east) façade. I will provide with
information booklet submittal materials.
32. Please provide more details on the garage doors, such as colors and materials. Doors will be
metal and painted to match brick. Architect to render with color elevations.
33. See Section 23F.10.01 about first floor and transparent glass. Some of the window features
on the north elevation will be changed from EIFS to spandrel glass.
34. Please label the awning materials. Metal shown on elevations. Architect will amend text on
elevations.
35. See Section 23F.10.09 for pedestrian scale detail. Reviewed with staff. No change needed.
36. Provide a graphic that shows screening of rooftop and ground level mechanical equipment,
per Section 23F.11.10. Provided scaled schematic to illustrate screening by parapets. We
will include this with the information packet.
37. Provide more detail on the transparent and opaque glass, with possible photo examples. See
comment #33.
38. Show the side building elevations with more variations, such as more windows, brick pattern
changes, or façade projections and recessions. Architect to add three windows to east
elevation. I have suggested adding an additional tower element on the north elevation and
spacing the two evenly along that elevation.
39. Make the accessory building more architecturally compatible with the principal building, per
section 23F.16.02. Architect to amend elevations by adding parapet detail.
40. Please provide the west building elevation of the accessory building. Photo provided to staff.
No elevation needed.
H:\Becky\Zoning & Real Estate Matters\Glick\Letters\Ltr to A Conn - response to comments 052209.doc
41. Show/label dumpster location and enclosure details. No dumpster to be provided.
42. Provide a larger paper copy of the photometric plan. Changes are being made to the number
of fixtures on the north elevation of the building. A copy will be provided with the plan
commission submittal.
43. Foot-candle limit of 0.5 at property line is required. Architect to reduce wattage along south
face of building. Reduce number of wall lights to maximum of two on north face and
reduce wattage. See comment #42.
44. The wall pack lighting and the lighted sign on the north façade might be an issue of light
pollution for the residents to the north. See comment #43.
45. Street lighting is required, per Section 23F.12.01. Architect and Weihe to revise plans to
show street lights.
46. Signage: 80 sq. ft. or less of sign area is required. Signs in compliance.
47. What are the proposed hours of operation? 24/7 access.
48. What is the lot cover percentage of the site? B-3 requires 80% or less. Include paved areas
and building footprints. Weihe to evaluate and report on %.
49. Please provide the parking ratio breakdown. (Requirements are only one space per
employee.) Architect to amend plan legend to show the proposed three employees.
50. Through not required, please try to incorporate LEED or sustainable building and site
design, such as a white membrane roof, skylights, light sensors inside/outside, pervious
pavers in the truck turnaround area, native plants, etc. We provided staff with a list of the
items provided by Weihe and the architect. I will note these in the project explanation.
51. Feel free to bring color and material samples to the plan commission meeting. The Architect
will prepare a small sample board for color in particular. We will also have material
samples available for the Committee meeting, brick material color, EIFS sample, spandrel
sample.
52. Provide digital copies of the application and site plans, such as PDF or jpg. I will provide
staff digital copies with the PC information booklets.
If you have any questions please give me a call or e-mail.
Very truly yours,
NELSON & FRANKENBERGER, P.C.
JON
Jon C. Dobosiewicz