HomeMy WebLinkAboutCorrespondence: 2-2-12 Planning ResponseJanuary 11, 2012
Ms. Angie Conn
City of Cannel Planning Zoning Division
Dept. of Community Services
1 Civic Square, 3 Floor
Carmel, IN 46032
317 -571 -2417
Dear Ms. Conn:
L'I WEIHE
ENGINEERS
13 ifcl tii' ih c
RE: West Carmel Commons Outback Steakhouse
This letter is in response to your comment email dated January 3, 2012 for the above referenced
project. We have prepared the following responses to the plan review comments listed below.
Preliminary Planning/Zoning Dept. Review Comments
1. Comment: Please provide copies of your correspondence with the TAC members and their
correspondence with you.
Response: Correspondence has been forwarded as received.
2. Comment: Remember to include the Development Plan application's Findings of Fact sheet
in your final info packets.
Response: Noted.
3. Comment: If possible, please do double sided printing for the info packets.
Response: Noted.
4. Comment: Please provide digital copies of any revised plans and applications.
Response: Noted.
5. Comment: Please add a scale and north arrow to sheet L101.
Response: Please see added scale and north arrow.
10505 North College Avenue I Indianapolis, IN 46280 I www.weihe.net I (317) 846 -6611 I (800) 452 -6408 I Fax: (317)
843 -0546
Allan H. Weihe, P.E., L.S., Founder
6. Comment: Please show /label any easements for lot lon the site plan and landscape plan.
Response: Please see added easements to site and landscape plan.
7. Comment: Please show /label the 30 ft wide greenbelt along Michigan Rd.
Response: Please see added 30' greenbelt label on sheet C102.
8. Comment: Please label the road right of way of Michigan Rd. /US 421.
Response: Please see added R/W label on sheet C102.
9. Comment: Please show /label the 15 -ft building setback lines along the west and south
property lines.
Response: Please see added label on sheet C102.
10. Comment: Please add the percent of impervious surface to the plans (this includes building
footprint, asphalt, concrete, etc.)
Response: This is located on Sheet C103. Please see lower right side of sheet.
11. Comment: Please provide a floor plan.
Response: Please see attached floor plan
12. Comment: Please label the longest and widest building dimensions on the site plan.
Response: Please see sheet C102 for dimensions.
13. Comment: Please submit the pavement /curb details... it might be Sheet 202?
Response: Please see sheet C202.
14. Comment: Please provide a copy of the drainage calculations
Response: Please see attached copy of the drainage calculations.
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West Carmel Commons
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Response: Noted.
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15. Comment: Please show /label a general cross access easement on the site, as well as drive
cuts, to show vehicular connectivity to adjacent parcels within the West Carmel
Commons development as well as connectivity to adjacent parcels. See Zoning
Ordinance chapters 23C.11.D and 23C.13.
Response: Please see Weihe's Site Plan sheet C102 and C101 (Roger Ward
Plans)
16. Comment: Please verify that the access drive from the intersection of Retail Pkwy
Michigan Rd. is a temporary location.
Response: Yes, it is temporary.
17. Comment: There is concern about the traffic flow and the location of the disabled parking
right off the entry drive. Is this safe?
Response: Noted. This is a better location as it is closer to the door for ADA
access. The spots are moved as far west as possible away from the
entrance.
18. Comment: Feel free to bring color /material samples of the building to the Plan Commission
meeting.
19. Comment: Please verify that the dumpster enclosure height is tall enough to screen any
dumpsters from view.
Response: The trash enclosure is designed at 8' -0" tall which will screen the
dumpster within.
20. Comment: Prepare an estimated construction cost to comply with the Thoroughfare Plan
Alternative Transportation Plan; contact the Engineering Dept. for more details,
at 317 -571 -2441.
Response: Have not received comments from Engineering. Will work with them
once we receive comments.
21. Comment: Please verify this with the City Engineering Dept, 571 -2441, that you do not need
a traffic study and analysis.
Response: Have not received comments from Engineering. Will work with them
once we receive comments.
22. Comment: Prepare an estimated construction cost to comply with the Thoroughfare Plan
Alternative Transportation Plan; contact the Engineering Dept. for more details,
at 317 -571 -2441.
Response: Have not received comments from Engineering. Will work with them
once we receive comments.
23. Comment: Please consider using LEED or `green' building practices, such as a white
membrane roof, solar panels, skylights, bioswales, pervious pavement, etc. List is
attached.
Response: Noted.
24. Comment: Please submit a tree preservation plan to the City Forester, Daren Mindham, and
to the Planning /Zoning Dept.
Response: No trees onsite are currently being planned to remain.
25. Comment: Daren Mindham with the City Forestry Dept, will review the Tree Preservation
Plan and Landscape Plan.
Response: We have received and address comments back to Daren.
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West Carmel Commons
Jan 11 2012
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26. Comment: Please label the mechanical equipment locations (including the water, gas, and
electric meters) on the site plan and building elevations and provide details on
how they will be screened from view.
Response: These are located on the Roof. Please see updated elevation.
27. Comment: Please verify that all exterior light fixtures have flat lenses and 90- degree cutoffs
so that the light is downcast.
Response: Please find the included building exterior light fixture cut sheet, no
neon lights will be used.
28. Comment: Please provide the cut sheet and design details of any wall sconces.
Response: Please see cut sheet for exterior lighting.
29. Comment: Please verify that the parking lot pole light heights are a max. of 24 -ft when
mounted, and not 24 -ft plus the base.
Response: Verified that it is a maximum of 24' including the base.
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30. Comment: Please provide details and/or photo examples of the proposed outdoor seating
area furniture (seats, chairs, umbrellas) and railings
Response: Please see attached photo example.
31. Comment: Rear Elevation: some concern with viewing the back of the parapet. Please make
sure this is finished out.
Response: The upper roof was closed to eliminate the exposed parapet.
32. Comment: Front Elevation: columns should have some type of articulated base of stone or
split face block, and the area that is all EIFS should have a material change
and/or wider cornice that breaks up that blank space.
Response: Please see added split face base to the brick columns. The EFIS area
in question has been changed to Brick per comment 34.
33. Comment: Per ZO Chapter 23C.09.D, please verify that you have 8 -ft deep facade
projections or recessions.
Response: Floor plan with dimensions provided.
34. Comment: Please label the percent of EIFS used ZO chapter 23C.09 K 2 limits the use of
EIFS to 10% of the overall non window facade area.
Response: The EFIS areas on all elevations have been changed to Brick to
comply with 10% rule. Please see the provided elevation calculations.
35. Comment: Please add more windows to the north and south building elevations.
Response: Per your conversation with Outback, the elevations in question have
been revised with recessed brick areas and soldier courses in lieu of
windows into our walk in cooler and mechanical spaces.
36. Comment: Signage review comments: Rachel Boone, Sign Permits Officer, will provide
additional comments very soon.
Response: Noted.
37. Comment: Is there any exposed neon or LED lights proposed on the building facade?
Response: No exposed neon. Sign is illuminated with LED lights.
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38. Comment: The wall sign that faces south might need a BZA variance to not be facing east,
toward Michigan Rd.
Response: Noted.
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West Carmel Commons
Jan 11 2012
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39. Comment: Please provide the wall sign dimensions and cut sheet details. (Wall sign can
only be 40 sq ft max.)
Response: Please see attached wall sign cut sheet.
40. Comment: Please verify that the wall sign is comprised of individual channel letters, rather
than a cabinet sign.
Response: Please see attached wall sign showing individual letters.
41. Comment: Please provide details on any directions signage. (Directional signs can be 3 -ft
tall max. and 3 sq ft max.)
Response: Please see attached "take away" signs.
42. Comment: The ground sign is too tall at 8 -ft; please reduce the height to comply with sign
Chart B of the sign ordinance.
Response: See revised ground sign height.
43. Comment: What is the flag pole height?
Response: The height is 33' 6"
44. Comment: Please provide details on the flags proposed for the flag pole.
Response: Please see details for the flag pole. Flag details are forthcoming.
45. Comment: Please label the ground sign on the site plan and on the landscape plan.
Response: The multiple tenant ground mounted sign will be on Lot 2. Please see
overall development plan and landscape plan provided by Roger
Ward.
46. Comment: Please show landscaping around the sign base. (It must be greater than or equal
to the sign area.)
Response: Please see Roger Wards plans.
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47. Comment: Please show the locations of the proposed ground signs for the overall
development on the development plan.
Response: Please see Roger Wards plans.
Should you have any further questions or requests for additional information pertaining to this
project review, please contact me at 317 846 -6611.
Sincerely,
Eric Carter, R.L.A.
Project Manager, Commercial Development
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