HomeMy WebLinkAbout00 Revision Comments Cv Site
GROUP, INC
643 Massachusetts Avenue, Suite 200
Indianapolis, IN 46204
Phone: 317 -423 -3305
Fax: 317- 423 -3306
December •27, 2010
3 4 5 S?
Ms. Angie Conn
1.
City of Carmel o
One Civic Square *COVED
Carmel, IN 46032 N DEC 27 2010
Phone: 317 -571 -2281 006S
Subject: PetSuites Commercial Development s g i7
Docket No. 10110014 DP /ADLS
Dear Ms. Conn,
Please find attached revisions along with the rest of the items requested in your e -mail
from December 3rd. The following are responses for each of your comments:
a Copies of all comment letters currently received from TAC members are attached..
Response letters are also attached for those agencies to which we have responded.
We will continue to work with all TAC agencies to address their concerns.
A completed "Findings of Fact" sheet is included for your files.
A completed and notarized "Affidavit of Notice of Public Hearing" is attached.
Copies of the certified mailing receipts are also attached for your reference.
'4,, A copy of the "Notice of Public Hearing" is attached for your reference.
A completed and notarized "Public Notice Sign Placement Affidavit" is attached.
A copy of the certified list of adjoining property owners from the Hamilton
County Auditor's Office is attached for your files.
The architect has been made aware of the public hearing and is planning to attend.
Colored renderings and /or material samples will be available for viewing by the
Plan Commission members.
A copy of the site plan overlaid on an aerial photograph is attached for your
reference.
The developer will be providing stormwater quality measures as required by the
City of Carmel. Other green building practices have been considered wherever
possible; however, in most cases we were unable to make them work due to the
existing site constraints.
G 9 The western half of the site where the majority of the existing trees are located is
significantly lower in elevation than Michigan Road. Therefore, the entire
western half of the site is in a significant fill situation. In most cases the grade is
being raised somewhere between two to four feet in order to achieve positive
drainage to the storm sewer system within Michigan Road. Based on the
Ms. Angie Conn
City of Carmel
PetSuites Commercial Development
December 27, 2010
Page 2 of 4
significant changes in grade over the majority of the site, it would be impossible
to save any stands of existing trees. The developer_ will make an effort to save
trees around the perimeter of the site during construction; however, based on the
grade changes and the need to transition back to existin_ 'racks around the
perime er, we can no commit to being a I le _do- tl.iat s o-� 1
11 A pedes bicyc e connection has been added to sheet C2.0.
&.The public right -of -way fronting this project is owned by INDOT. I do not
believe we have any public improvements on this project that will be taken over
by the City of Carmel. I have contacted Nick Redden to determine what, if any,
cost estimates will be required.
N The "US 421 Michigan Road Overlay" designation has been added to the first
page of both the DP and ADLS applications. Please see attached.
/.The proposed development will be approximately 56.4% impervious surface
(43.6% pervious).
4/12 roof pitch is the minimum allowed in the "US 421 Michigan Road
15. Overlay" district. The proposed building will be less than this in some areas and
therefore we will be applying for a variance.
1 Mechanical Equipment locations have been added to the utility plan and
andscape plan. The electric meter, gas meter and telephone box will all be
located inside of the 6' tall opaque white plastic composite fence. The electric
transformers will be screened with landscaping as shown on the landscape plan.
Air conditioner and condenser locations have also been added and are screened
with landscaping.
17. The Architectural style of the PetSuites building w ould be generally categorized
as Georgian which was the Dominant style in 1700 to 1780. Common
characteristics of this style that we included in our design are a centered front
gable (pediment), pedimented dormers, brick e x terior, double hung windows 9
over 9 louvered shutters and flat brick lintels with keystones. Additionally, the
Palladian window is very character ci o die Tate Georgian or Adam style in the
United States and is featured over the front entry of our design. Although the
proportions of our design do not replicate those of classic Georgian Architecture,
it is our belief that we have borrowed many of the stylistic features to influence
c i l 5 overall design and give a sense of fitting into this historic style.
J variance from the Board of Zoning Appeals has been requested for the 90 foot
requirement.
X The architect, Greg Tilsey, has indicated that he discussed this with staff and
(Dv(-" agreed to remove three of the small cupolas and replace them with three dormers
L.' on the east elevation. The large center cupola will remain.
A variance from the Board of Zoning Appeals has been requested for the pre
CS� finished metal siding.
The architect, Greg Tilsey, has indicated that he discussed this with stiff striff and
agreed that the windows will not be required. u sk S 06 P
Ms. Angie Conn
City. of Carmel
PetSuites Commercial Development
December 27, 2010
Page 3 of 4
22' dditional foundation plantings have been added along the north side of the
building and a -so.ut west corner of the building. The majority of the west and
south faces of the building are located within the fenced play areas. The south
play area will be enclosed by a 6' tall opaque white plastic composite fence;
therefore, the foundation of the building will not be visible. The west face (rear)
of the building will be enclosed by a 6' tall black vinyl coated chain link fence.
Both fence areas are to be used as play areas for the animals. Landscaping would
be difficult if not impossible to maintain in these areas and could be dangerous for
the animals. We would request that we not be required to install foundation
plantings in the fenced areas. On the previously approved project across the
street, we had pavement all the way up to the building in the rear of the retail
center for loading /unloading. There was a practical reason for eliminating the
foundation plantings as is the case in this situation.
The bufferyard and greenbelt labels have been added as requested. Please see
sheet C2.0.
64— Additional landscaping has been added along the south edge of the parking lot in
front of PetSuites as, requested. Please see sheet L1.0.
A future curb cut driveway access to the north and south adjo iners has been
C added as requested. Please see sheet C2.0. Also, a site circulation plan has been
completed and is attached for your review.
The wall pack light fixture details have been attached for your review.
There is no up lighting or landscape lighting planned at this time.
28. Opaque white plastic composite fencing (6' tall) will be used for the play yard on
the side of the building.. A picture of the existing PetSuites facility in Fishers is
S attached for your reference. Black vinyl coated chain link fencing (6' tall) will be
used for the play yard in the rear of the building. This specification has been
added on sheets C2.0 and L1.0.
A detail of the dumpster enclosure has been added to the development plans.
Please see sheet C10.2.
Noted. C-,U a 1 S 10
Phase II will be seeded until it is ready for. development.
3S�The owners of PetSuites have an established business model that works very well
for them. They would like to invite staff to come and view their existing facility
in Fishers to see operations first hand.
The owner does not currently plan to subdivide the property. We do intend to
combine the two existing parcels into one with a secondary plat nce DP /ADLS
and BZA approvals are granted. Yw .A /�-Q q PLCU+ CCI j"-A r
34. Del Demao with BZD Retail has been involved with the proposed signage for the )F'.s d--
project. He will be responding to staff directly. The proposed ground sign
nyvi, r location has been added to sheet C2.0. Also, landscaping around the ground sign S has been added to sheet L1.0. The handicap parking sign has been revised and the
signage pertaining to the fines has been deleted.
p g
Ms. Angie Conn
City of Carmel
PetSuites Commercial Development
December 27, 2010
Page 4 of 4
I hope the above addresses your concerns and we look forward to receiving final approval
for the project. Thank you.
Sincerely,
Civil Site Group, Inc.
Eric A. Gleissner, P.E.
Principal
Attachments:
Copy of Division of Planning Comment Letter Received via E -mail
Copies of Correspondence from TAC Members
Affidavit of Notice of Public Hearing
Notice of Public Hearing
Certified list of adjoining property owners from the Hamilton County Auditor's Office
Certified Mailing Receipts
Public Notice Sign Placement Affidavit
Revised First Page of DP Application
Revised First Page of ADLS Application
Site Circulation Plan
Wall Pack Light Fixture Details
Pictures of Existing Facility in Fishers
Revised Development Plans
Page 1 of 3
Eric Gleissner
From: Conn, Angelina V [Aconn @carmel.in.gov]
Sent: Friday, December 03, 2010 12:34 PM
To: Eric Gleissner
Cc: Del DeMao
Subject: Review comments for Docket No. 10110014 DP /ADLS: PetSuites
Attachments: Carmel Green Building Checklist.doc
Good afternoon, Eric.
Please reply to each of the review. comments for the PetSuites applications via email or letter correspondence on
or before Dec. 30. Additional review comments may be voiced at the Dec. 15 TAC meeting. Thank you.
Planning /Zoning Dept. review. comments:
EU.
Please provide copies of your correspondence with the TAC members and their correspondence with you.
Remember to include the Development Plan application's Findings of Fact sheet in your final info packets.
'S� Provide the filled out and notarized Affidavit of Notice of Public Hearing page of the application.
Provide the filled out Notice of Public Hearing page of the application.
Provide the filled out and notarized Public Notice Sign Placement Affidavit page of the application.
Provide a copy of the Official List of Adjacent Property Owners from Hamilton County Auditor's Office.
Feel free to bring color and material samples to the Plan Commission meeting.
-8 Please provide a copy of the site plan overlaid on an aerial photo of the area.
Please consider using additional LEED or `green' building practices, such as permeable pavers, solar panels,
bioswales, etc. List is attached.
The Dept. would like you to preserve some of the existing stands of trees. Please provide a tree preservation
plan to the Forestry Dept and Planning /Zoning Dept. l5 S
11. Please show a pedestrian /bicycle connection from the path along Michigan Rd to the building entrance.
1'S„ Prepare an estimated construction cost to comply with the Thoroughfare Plan Alternative Transportation
Plan; contact the Engineering Dept. for more details.
Please add to the zoning on the applications that the site lies within the US 421 /Michigan Rd Overlay, as well
as being zoned_ 1 -1.
1 Please provide the percent of impervious surfaces o the site. 5(o} 4.
P. Please provide the roof pitch. T7Sv
(Q label the mechanical equipment locations on the site plan provide the screening details. This
P 9
.includes electric and gas meters.
Please list how the architectural style is consistent with (or complementary to) aspects of the Federal,
Georgian, Italianate, or Greek Revival Periods.
8. Buildings with continuous facades that are ninety (90) feet or greater in width, shall be designed with offsets
(projecting �r recessed) not less than eight (8) feet deep, and at intervals of not greater than sixty (60) feet.
Please modify the building to comply with this regulation.
S 1he Ordinance states that buildings within the Overlay Zone should generally avoid long, monotonous:
uninterrupted walls or roof planes. It also requires modulation of the roof and/or roof line will be required in
order to eliminate box shaped buildings. At the very least, please add'window or vent-dormers /gables to the
west (and-possibly the east) elevation, to help break up the wide spans of roof plane. Perhaps you could add
another smaller -gable with the window like over the main entrance to break-up all that roof on the south end of
the building?
12/3/2010
Page 2 of 3
Pre- finished metal siding is not a permitted building material, and variance approval from the BZA would be
required for use of this material. Per the ordinance, "Facade walls shall be constructed of any combination of
A red brick or stone. The following materials may also be applied as trim details, but shall not exceed ten
percent (10 of the overall non window facade area: a. Red brick or stone of a contrasting color; b. Smooth
cut cedar shingles; c. Wood clapboard siding; d. Wood beaded siding; e. Stucco with smooth finish, or EIFS."
Also, per the ordinance Ch. 23C.09.D: "All facades of buildings shall be of the same materials and similarly
detailed."
Please add some windows to the west building elevation.
22!Building base foundation plantings shall be included along all sides of any building. The minimum width of the
planting area shall be five (5) feet. Please add plantings along the south and west sides of the building bases.
yX Please show /label the bufferyards, per ordinance chapter 26.04 Bufferyard Guidelines.
-24: The parking area in front of PetSuites and close to the south property line needs additional parking lot
plantings /screening.
Please show driveway stub connections to the north and south parcels. (Per the ordinance, parking lots shall
be designed to provide coordinated access to parking areas on adjoining tracts or parcels within the Overlay
Zone, preferably via a frontage road network. Sites utilizing frontloaded parking areas shall provide for
continuous access across the rear of the site to adjoining tracts or parcels. As part of the ADLS submittal, the
petitioner shall provide a Site Circulation Plan that illustrates to the Commission how coordinated access will
occur relative to the overall U.S. Highway 421 Corridor. To go along with this, ordinance chapter 23C.13
addresses Access to Individual Tracts. The purpose of this Section is to make the closing of all curb cuts
along U.S. Highway 421 possible by establishing a common access road to the rear parking lots of all tracts
within the Overlay Zone. Frontage roads and common entrances shared by several businesses and
developments shall be encouraged and may be required at the discretion of the Commission. In those cases
where tracts can be accessed via connection to an arterial, collector, or adjoining parking lot, curb cuts shall
not be established on U.S. Highway 421.)
2r, Please provide the wall pack light fixture details.
-2Z Will there be any up- lighting or landscaping lighting? If so please provide the locations and design details of
these light fixtures.
26Please provide the fence design details, materials, colors, etc.
`29 Please provide the trash dumpster enclosure architectural elevations. (Make sure the enclosure is taller than
the trash dumpster.)
Note: the Plan Commission will most likely ask that the outlot buildings be aligned along Michigan Rd, and not
the way they are proposed now.
''4,,What will happen to the Phase 2 land area while it is not being constructed? Will it be seeded?
Should there be fewer kennels in order to have more indoor play area?
'3 Will this site be divided into different parcels? (in relation to the outlot buildings) Will the two parcels that
currently exist be combined to one?
c3 Please work with Rachel Boone, sign permits officer, on the signage details possible variances needed. Her
contact info is 317 571 -2417 and rboone @carmel.in.gov.
a) Please provide the landscaping details for the base of the ground sign.
b) Is it necessary to have the $50 -300 fine under the handicapped parking signs? Maybe not have it at first
and only add it if it becomes a problem?
c) Please show /label the ground sign location on the site plan and the landscape plan. Make sure it is at
least 5 -ft from the road right of way.
d) Are buildings A B planned to be multi tenant buildings or single tenant buildings? Multi tenant buildings
might cause issues of sign visibility if they only have wall signs. Even if the lots are divided into separate
parcels, we won't be able to allow a ground sign identifying all tenants and walls signs because they only
have one street frontage.
e) Signs allowed:
a. One multi tenant building complex ID sign at 75 sq. ft. and 7' tall, must be 10' back from ROW
12/3/2010
Page 3 of 3
b. One wall sign per building
i. Pet Suites would be allowed 90 sq. ft.
ii. Building A &B depending on how•big the buildings are and where they are placed on the
site, wall sign size could range from 40 sq. ft. to 75 sq. ft. If the building entrances are to
the west, the signs might need variances to have signs not directly facing Michigan. Rd.
c. Would also like to see a sign package set up for other outlot buildings determining color, size,
lighting style and installation method if possible.
f) Comments on proposed signs:
a. Ground The sign seems too bulky. The columns could be smaller (thinner) and more square
footage could be used for actual signage. About only 25 sq. ft. is currently being utilized. 90 is
allowed. How will the panels be placed on the sign? Will they stick out or be recessed? What type
of lighting will be used on the interior or the sign? Can the address be included on this sign? We
will need to see landscape plans and site plan placements of this sign.
b. Wall The Dept. prefers not to see raceways. A permanent building sign should be installed
directly to the fascia. Need to know overall dimension of sign including window. You might need a
variance approval from the Board of Zoning Appeals (BZA) for number of signs and two signs
facing one road right of way.
Angie Conn, Planning Administrator
City of Carmel Planning Zoning Dept
1 Civic Square, 3rd Fir
Carmel, IN 46032
0: 317- 571 -2417
F: 317- 571 -2426
E: aconrt carmel.in.gov
W: Website
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12/3/2010