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HomeMy WebLinkAboutCorrespondence Conn, Angelina V From: Justin Moffett [justinmoffett ©aol.com] Sent: Thursday, April 21, 2011 5:00 PM To: Hollibaugh, Mike P Cc: Conn, Angelina V Subject: Re: Review comments for Blackwell Park, Lot 6A (docket no 11040001 SDR) 1 need another meeting immediately to be very clear on what is allowed so I can go back to our clients with certain direction. This is precisely why we showed a concept elevation to the planning staff over a year ago for feedback. Very disappointed that I was asked to seek approval from the neighbor as the proposed resolution when that wasn't the case. 1 t'b-e P►''1 SU S +1' sq_Juvw'� `°4 e v r sec)/ e I e vim-► h S, Sent from my iPhone On Apr 21, 2011, at 4:50 PM, "Hollibaugh, Mike P" <MIlollibaugh(ccarmel.in.gov> wrote: Thank you Justin for your effort on this, and patience while I've looked deeper into the proposal. After further review of the plans for this and other homes in the area, the plat record itself including the commitments, it is my determination that the proposed home for Lot 6A Blackwell Park is a 2 -Story home which is not allowed. I have thoroughly tried to look at this as you have proposed. Lot 6A was one of the three lots in Blackwell Park intended for a smaller home, with a commitment which specifically stating there will not be a full two -story home built upon it. My general recollection of the commitment and discussion leading up to it was to be more respectful of the neighborhood context, which would result in a mix of larger homes and smaller homes. In this case we have a 2 -story home trying very hard to be 1.5, but is clearly in size and living space. I have looked at recent construction in the nearby area for some guidance on this. One example is the home located at 664 2"`' Ave. NE, a two -story which is 30.5' at the peak, and is considered by many who live in the area to be rather tall. The heights of the "3 sisters" aka "the triplets from review of the plans on file, appear to be in the 30.0' range. As you have heard in the past, those 2 —story homes are also considered by many who live to be large, and out of scale with the surrounding area. By comparison, a house plan currently under review for Wilkinson's Lot 25, another lot which is subject to the "no two -story commitment is much closer to a 1.5- story, with a second floor that is much smaller than the first. 1 This determination is final unless appealed to the BZA. If you questions, or wish to discuss this further, please contact me via email or at 571 2422. Yours truly, Mike Hollibaugh From: justinmoffett@aol.com [mailto:justinmoffett@aol.com] Sent: Tuesday, April 19, 2011 3:45 PM To: Conn, Angelina V Cc: Hollibaugh, Mike P Subject: Re: Review comments for. Blackwell Park, Lot 6A (docket no 11040001 SDR) I met with the neighbor to the north of Blackwell Park this morning. After showing him the proposed plans for lot 6A his response was neutral. He specifically stated, "not going to bless it, but not going to curse it either." As you can imagine his preference is that nothing get built on the lot, but we did spend some time discussing the virtues of having a master up plan on this lot versus a main floor master because it would reduce the overall footprint. The focus of the conversation quickly moved from architecture to buffering and how they wish they had a bigger buffer than was approved, but we agreed that the ship has sailed since our approvals are completed and we've platted the lots. Ultimately, they want to see more screening so I agreed to either add some additional landscape or fencing on that property line t6 lessen the impact of the new home. Were going to meet on the lot once the framing is completed to get a feel for the best way to add screening for mutual benefit. Also, I reviewed our commitments for the project and it seems very clear to me that the contention was that we not build homes like the three previously built on 3rd Ave NE that are full two -story stacked plans. The commitment says nothing about building 1.5 story homes, it just says not full two story. I think we have accomplished this in our design for this lot since we have not built a full second story above the main level space and have sought to bring the roof lines down by starting the second story roof slope at a lower point. If this is satisfactory to you we would like to move forward with filing the building permit immediately. 2 Conn, Angelina V From: justinmoffett @aol.com Sent: Tuesday, April 19, 2011 3:45 PM To: Conn, Angelina V Cc: Hollibaugh, Mike P Subject: Re: Review comments for Blackwell Park, Lot 6A (docket no 11040001 SDR) I met with the neighbor to the north of Blackwell Park this morning. After showing him the proposed plans for lot 6A his response was neutral. He specifically stated, not going to bless it, but not going to curse it either." As you can imagine his preference is that nothing get built on the lot, but we did spend some time discussing the virtues of having a master up plan on this lot versus a main floor master because it would reduce the overall footprint. The focus of the conversation quickly moved from architecture to buffering and how they wish they had a bigger buffer than was approved, but we agreed that the ship has sailed since our approvals are completed and we've platted the lots. Ultimately, they want to see more screening so I agreed to either add some additional landscape or fencing on that property line to lessen the impact of the new home. Were going to meet on the lot once the framing is completed to get a feel for the best way to add screening for mutual benefit. Also, I reviewed our commitments for the project and it seems very clear to me that the contention was that we not build homes like the three previously built on 3rd Ave NE that are full two -story stacked plans. The commitment says nothing about building 1.5 story homes, it just says not full two story. I think we have accomplished this in our design for this lot since we have not built a full second story above the main level space and have sought to bring the roof Tines down by starting the second story roof slope at a lower point. If this is satisfactory to you we would like to move forward with filing the building permit immediately. Thanks, f Justin -j 1 a S J�h�yhrn Justin Moffett The Old Town Design Group ae 4- i�'E'en wocad 317.966.2023 phone justinmoffett @aol.com UPC\ C/'-1 4? �l Original Message �ItG'n� r,� t aj From: Conn, Angelina V <Aconn @carmel.in.gov> To: justinmoffett @aol.com (1 e Cc: Hollibaugh, Mike P <MHollibaugh @carmel.in.gov> Sent: Mon, Apr 4, 2011 1:08 pm Review comments for Blackwell Park, Lot 6A (docket no 11040001 SDR) Hi, Justin as you committed to, we are reviewing this house design against the old town overlay character subarea standards for new construction. Here are the Planning /Zoning Department's preliminary review comments: 1. Please provide a conceptual landscape plan. 2. Will there be a fence? If so, please provide the location and design details. 3. Please provide a color palate for the exterior of the home, such as roof color, siding color, window trim color, etc. 4. What is the garage door material? 5. Please label the roofing material. 6. Please provide your lot width; we see 70 -ft. 7. Your building width exceeds the 45 -ft requirement; you propose 51' 10 8. We would like to further discuss the proposed building design massing of the front rear elevations, as well as discuss whether or not it meets your commitment of not have a full 2 -story home on this lot. (Attached is some info we found about 1.5 -story homes.) 1 Conn, Angelina V From: Conn, Angelina V Sent: Tuesday, April 12, 2011 1:24 PM To: 'justinmoffett @aol.com' Cc: Hollibaugh, Mike P Subject: RE: Review comments for Blackwell Park, Lot 6A (docket no 11040001 SDR) Justin Thanks for your responses. Regarding the house width: I think if we all can agree on a final building elevation then the house width could be okay and -not need any variance approval. And, it is not really the 1.5 story that is our concern, it is more the proposed architectural features /dormers in relation to the building as a whole the proportions. 1 can try and meet with Mike H about this, this week. Thanks, -Angie Conn, Planning Administrator From: justinmoffett @aol.com [mailto:justinmoffett @aol.com] Sent: Monday; April 11, 2011 3 :04 PM To: Conn, Angelina V Cc: Hollibaugh, Mike P Subject: Re: Review comments for Blackwell Park, Lot 6A (docket no 11040001 SDR) Angie, I have attempted to answer your questions below. Also, I have attached a concept elevation that was shown to the staff April 2010 when we were working with the Graham family to plan a home on this same lot at Blackwell Park. We were unsure how you would measure 1.5 stories so we asked for your thoughts and were given the go ahead at the time to design the home. The Grahams plans fell through but when we found another buyer for the lot we really just kept working with the same plan you had previously signed off on as "less than two stories Because there is no ordinance definition we had agreed that a full two story would mean that the roof line starts at the top plate of the second floor ceiling line. With the Givens plan were trying to work within the gable space so that the overall effect is a greatly reduced ridge height. Please let me know what further information is needed. Justin Justin Moffett 317.966.2023 phone iustinmoffett@aol.com Original Message From: Conn, Angelina V <Aconn @carmel.in.gov> To: justinmoffett @aol.com Cc: Hollibaugh, Mike P <MHollibaugh @carmel.in.gov> Sent: Mon, Apr 4, 2011 1 :08 pm Subject: Review comments for Blackwell Park, Lot 6A (docket no 11040001 SDR) Hi, Justin as you committed to, we are reviewing this house design against the old town overlay character subarea standards for new construction. Here are the Planning /Zoning Department's preliminary review comments: 1 1. Please provide a conceptual landscape plan. (Can this be a part of SDR, Part 2? The ordinance doesn't require much here so we would just throw something together as a place holder until the real plan was done 2. Will there be a fence? If so, please provide the location and design details. No fence per plans. 3. Please provide a color palate for the exterior of the home, such as roof color, siding color, window trim color, etc. (Can this be a part of SDR, Part 2 4. What is the garage door material? Insulated steel door with windows per plan to be painted same color as house siding. 5. Please label the roofing material. Ok. Will be 30 year dimensional shingles. 6. Please provide your lot width; we see 70 -ft. Ok. Yes, 70'. 7. Your building width exceeds the 45 -ft requirement; you propose 51' 10". Yes, I'm realizing this is one area of the overlay that wasn't vetted out well in the BZA process. We certainly committed to the "spirit of the overlay" in our design guidelines regarding the architectural styling of the homes, and we want to stick with our commitment. However, I believe this issue can be reviewed using the underlying R -2 standards since we are also bound by these standards.- The BZA process simply allowed us to plat lots similar in size to the rest of old town. Because the overall affect of applying a maximum 45' width on the east side of 3rd Ave NE would be a house that is more garage than house I think the R -2 treatment would make sense here. 8. We would like to further discuss the proposed building design massing of the front rear elevations, as well as discuss whether or not it meets your commitment of not have a full 2 -story home on this lot. (Attached is some info we found about 1.5 -story homes.) See comment above. Thought we had this issue resolved last year. Thanks, -Angie Conn, Planning Administrator From: Conn, Angelina V Sent: Monday, April 04, 2011 12:03 PM To: Hollibaugh, Mike P; Mindham, Daren; Hancock, Ramona B; Littlejohn, David W; 'jmolitorC@prodicw.net; Boone, Rachel M.; Tingley, Connie S; Duncan, Gary R; Donahue -Wold, Alexia K; Blanchard, Jim E; Stewart, Lisa M; Martin, Candy; Druley, Elizabeth A Cc: 'justinmoffett(aol.com' Subject: Docket No. Assignment: (SDR) Blackwell Park, Lot 6A (#11040001 SDR) I have issued the necessary Docket Number for (SDR) Blackwell Park, Lot 6A. It is the following: Docket No. 11040001 SDR: Blackwell Park, Lot 6A Givens Residence. The applicant seeks site plan design review approval for a new house with attached garage. The site is located at 359 Third Ave NE. It is zoned R- 2/Residence. Filed by Justin Moffett of The Old Town Design Group for Alvin Nadine Givens, owners. Justin can be contacted at 966 2023. SDR Application Fee: $148.00 Petitioner, please note the following: 1. This item does not require review by the Technical Advisory Committee. 2. Mailed and Published Public Notice does not need to occur. 3. Proof of Notice is not needed. 4. The Filing Fee must be paid before issuance of the letter of decision. (Checks can be made out to the City of Carmel). 5. This item will be reviewed administratively. 6. Review comments will be issued soon. PETITIONER: refer to your instruction sheet for more detail. Thank you, Angie Conn, Planning Administrator 2 Conn, Angelina V From: Mindham, Daren Sent: Tuesday, April 12, 2011 11:49 AM To: Conn, Angelina V Cc: Duncan, Gary R Subject: RE: Blackwell Park, Lot 6a SDR review tree preservation o The tree species are not all correct. not a show stopper. There is no tree preservation fencing shown for the northern perimeter this should be addressed. 1 have a meeting with Justin at 3:00 today (here), 1 will bring up these comments to him. 'Daren Mindham Urban Forester City of Carmel Department of Community Services One Civic Square Carmel; Indiana 46032 Office: 317-571-2283 *The true meaning`of life is to plant trees, under whose shade you do not expect to sit. Nelson Henderson From: Conn, Angelina V Sent: Monday, April 04, 2011 12:13 PM To: Mindham, Daren Cc: Duncan, Gary R Subject: Blackwell Park, Lot 6a SDR review tree preservation Daren attached is some info that you might need. Please let me know if the tree preservation plan is adequate. Thanks! Angie Conn, Planning Administrator City of Carmel Planning Zoning Division Dept. of Community Services 1 Civic Square, 3rd Flr. Carmel, IN 46032 0: 317-571-2417 I F: 317 571 -2426 I E: aconnOcarmei.in.Qov W: www.carmel.in.gov /services /DOGS /DOCSDOPZ.htm Please consider the environment before printing this e -mail 1 Conn, Angelina V From: Conn, Angelina V Sent: Monday, April 04, 2011 1:08 PM To: 'justinmoffett @aol.com' Cc: Hollibaugh, Mike P Subject: Review comments for Blackwell Park, Lot 6A (docket no 11040001 SDR) Attachments: 1.5 story homes info.pdf Hi, Justin as you committed to, we are reviewing this house design against the old town overlay character subarea standards for new construction. Here are the Planning /Zoning Department's preliminary review comments: 0 Please provide a conceptual landscape plan. 0 Will there be a fence? If so, please,provide the location and design details. 0 Please provide a color palate for the exterior of the home, such as roof color, siding color, window trim color, etc. tyk OY—fe. What is the garage door material? 0 Please label the roofing material. S lei ,G../ Please provide your lot width; we see 70 -ft. '7 7 Your building width exceeds the 45 -ft requirement; you propose 51' 10 8. We would like to further discuss the proposed(building design massingbf the front rear elevations, as well as discuss whether or not it meets your commitment of not have a full 2 -story home on this lot. (Attached is some info we found about 1.5 -story homes.) Thanks, -Angie Conn, Planning Administrator From: Conn, Angelina V Sent: Monday, April 04, 2011 12:03 PM To: Hollibaugh, Mike P; Mindham, Daren; Hancock, Ramona B; Littlejohn, David W; 'jmolitor @prodigy.net'; Boone, Rachel M.; Tingley, Connie S; Duncan, Gary R; Donahue -Wald, Alexia K; Blanchard, Jim E; Stewart, Lisa M; Martin, Candy; Druley, Elizabeth A Cc: 'justinmoffett @aol.com' Subject: Docket No. Assignment: (SDR) Blackwell Park, Lot 6A #11040001 SDR) I have issued the necessary Docket Number for (SDR) Blackwell Park, Lot 6A. It is the following: Docket No. 11040001 SDR:. Blackwell Park, Lot 6A Givens Residence. The applicant seeks site plan design review approval for a new house with attached garage. The site is located at 359 Third Ave NE. It is zoned. R- 2 /Residence. Filed by Justin Moffett of The Old Town Design Group for Alvin Nadine Givens, owners. Justin can be contacted at 966 2023. SDR Application Fee: $148.00 Petitioner, please note the following: 1. This item does not require review by the Technical Advisory Committee. 2. Mailed and Published Public Notice does not need to occur. 3. Proof of Notice is not needed. 4. The Filing Fee must be paid before issuance of the letter of decision. (Checks can be made out to the City of Carmel). 5. This item will be reviewed administratively. 6. Review comments will be issued soon. 1 f m r -s, �,d Blackwell .Park BY THE OLD TOWN DESIGN G ROUP., PM April 1, 2011 R E ivCD 0 Angie Conn 3111 City of Carmel, D.O.C.S D One Civic Square Carmel, IN 46032 g ab Dear Angie, Included with this letter is a site design review application and supplemental information for Lot #6A at Blackwell Park in old town Carmel. Lot #6A is the far northeast lot at the end of the cul -de -sac on the new extension of 3 Ave NE. We are filing these plans on behalf of our clients Alvin and Nadine Givens who hope to break ground on this home as soon as our permitting is completed. Per our email discussion regarding submittal of the SDR package in two phases, we are submitting the required information in order for us to pull the building permit. This includes both the tree preservation information and the home plans with four -sided elevations. The items we will provide for you at a later date, but prior to finalization of the home and installation of the subject items, will be the following: Exterior Colors for Paint and Brick Landscape Plan Please let me know what additional information we can provide to you. cerely, -stin W. Moffett he Old Town Design Group 1132 S. Rangeline Road Carmel, IN 46032 t A4Adt City of Ca! el u ITN 'ATP, Department of Community Services Division of Planning Zoning LETT FIR of GRANT September 15, 2009 Mr. Gregory Ilko, PE.'" Crossroad Engineers 3417 Sherman Drive Beech Grove IN 46107 RE: CW Wiedier's Subdivision,lots 69 -71 (Blackwell Park) Docket No. 09060012 PP Amend Dear Mr. Ilko: The Subdivision Committee of the Carmel Plan Commission took the following action'at its meeting September 01, 2009 regarding the application for Primary Plat Amendment (PP Amend) for CW Wiedler's Subdivision, Lots 69 -71 (Blackwell Park) located at Third Avenue NE and Third Street NE, zoned R- 2/Residence. APPROVED: Docket No. 09060012 PP Amend, CW Wiedler's Subdivision, Lots 69 -71 (Blackwell Park) was approved as presented to the Subdivision Committee with the following CONDITIONS: Review and approval of Final Tree Preservation Plan by City Forester, and resolution of drainage issues with City Engineering at Secondary Plat phase with each site going through Site Development Review. In order to assist the Department's review, please attach a copy of this letter when making application for permits regarding the improvements contained within this approval. Do not hesitate to contact me if I can be of further assistance. Sincerely, Angelina V. Conn, Planning Administrator Depait,nent of Community Services 317.571.2417 CC: File Docket 09060012 PP Amend 09060013 SW, CW Wiedler's Subdiv Lots 69 -71 (Blackwell Park) CITY di CARNIEL FiR:\l\.\RD, M:\> oR LETTER of GRANT May 19, 2009 )0110. Justin Moffett 255 3' Avenue NE Carmel, IN 46032 Re: Blackwell Park 09030007 V through 090300010 V Dear Mr. Moffett: At the meeting held Monday, May 18, 2009, the Carmel Advisory Board of Zoning Appeals took the following action regarding the Development Standard Variances (V) filed by you for the property located at 3` Street NE. APPROVED: Docket Nos. 09030007 V- 09030010 V Development Standard Variances for reduction of minimum lot area, reduction of minimum front yard setback, reduction of minimum lot width and increase in maximum lot coverage with the following Commitments: Follow Old Town Overlay guidelines including SDR process (Chapter 23) No wet detention pond Work with Urban Forester and City Staff for tree preservation Three lots on 2 °d Avenue NE will not have duplexes CLots,.$ &.6_and_existing_SE:platted_tot will not have full two- story homes Ten -foot landscape buffer along the north side. Please be advised that per Section 30.05.05: Time Limit of the Zoning Ordinance, the aforementioned Development Standard Variance approvals are valid'for one (1) year. By that time, either continuous construction of the improvements must be underway, or a written request for a one -time, six -month extension of the approval must have been received and approval granted by this Department. The expiration date of the approvals is May 18, 2010: If I can be of any further assistance, please do not hesitate to contact me at 317/571-2417. Sincerely, Christine Barton Holmes Planning Zoning Administrator Department of Community Services cc: Jim Blanchard, Building Commissioner DEPARTMENT OF COMMUNITY SERVICES ONE CIVIC SQUARE, CARMEL, IN 46032 PHONE 317.571.2417. FAX 317.571.2426 MICHAEL P. HOLLIBAUGH. DIRECTOR