HomeMy WebLinkAboutApplicaton Review •
Conn, Angelina V
From: Conn, Angelina V
Sent: Monday, June 13, 2011 12:36 PM
To: 'Pohlman, Jesse M.'
Cc: Boone, Rachel M.; Hollibaugh, Mike P; Donahue-Wold, Alexia K; 'steve.hardin @bakerd.com'
Subject: Preliminary review comments for Docket No. 11050013 Z: Silvara PUD
Attachments: Carmel Green Building Checklist.doc
Good Afternoon,Jesse.
Please reply to each of the preliminary review comments for the Silvara PUD rezone application via email or letter
correspondence on or before July 6. Additional review comments will most likely be voiced at the June 15 TAC meeting,
since the Planning Director would still like to comment. Also, our Department would like to schedule a meeting with you
to further discuss these comments, the petition, and concept plan. Thank you.
Preliminary Planning/Zoning Dept. Review Comments:
1. Please provide copies of your correspondence with the TAC members and their correspondence with you.
2. Provide the filled out and notarized Affidavit of Notice of Public Hearing page of the application.
3. Provide the filled out Notice of Public Hearing page of the application.
4. Provide the filled out and notarized Public Notice Sign Placement Affidavit page of the application.
5. Please consider incorporating LEED or `green' building practices into the PUD requirements, such as a white roof,
solar panels, pervious pavers in all or part of the parking area, bioswales,etc. Green List is attached, for reference.
6. Per the Thoroughfare Plan,dedication of road rights of way along 116t St. and Springmill Rd. is required. (Please
verify the exact width with the City Engineering Dept, 571-2441.)
7. Provide digital files of the final application, text, and exhibits.
8. Please prepare a memo or exhibit showing what the density would be if developed under the S-1 &S-2 zoning
regulations,along with the SCO chapter 7 - open space ordinance.
9. Page 4, Section 2-please add "ADLS: See DP/ADLS Approval."
10. Page 4, Section 2.16: Lane- possibly change the term Lane to Alley. (This should also he addressed on page 23,
section 14.6)
11. Page 8, section 4.1: add `green space' to the first sentence.
12. Page 8, section 5.2&5.6: do you reference the most current version of Chapter 2.5,or will it always be the version of
chapter 25 in place at time of this ordinance adoption? Also, should the pertinent standards of Chapter 25 be included
in the PUD text,for ease of reference?
13. Page 9,section 6-is there any way to make this page and the standards more user friendly. There are so many
development standards in the footnotes.... •
14. Page 9, section 6-will there be any reference to a maximum lot cover percentage?
15. Page 9, section 6.1 -is Building Height per the Carmel Zoning Ordinance definition?
16. Page 9, section 6.1 -add a superscript number 6 after the phrase"shall be thirty-five (35)feet".
17. Page 9, section 6.1-in the chart, is the minimum lot width measured at the front yard building setback line?
18. Page 9, section 6.1- street frontage vs.lot width. Why do you seek such a narrow lot width at the road right of way?
19. Page 9, section 6.1- why is the minimum dwelling square footage so large? (Even the S-1 zone permits a 1,000 sq. ft.
dwelling. )
20. Page 9, section 6.1- we understood the Village Center Buildings would only be a maximum of 2 stories tall. This
shows 3 stories.
1
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21. Page 9, section 6, footnote 4: relating back to ZO Chapter 25- will a garage have a rear yard setback of 5-ft if it is
detached?
22. Page 9, section 6,footnote 9: Please reduce the total number of attached dwellings per building to be 6 instead of 10.
23. Pg. 11 Signage: 8: How is the tenant going to display a message if their trademarks or logos are not permitted?
24. Page 11, section 8.4: Please add more office/retail signage photo examples.
25. Page 12,section 9.1: Please add a maximum height for the street lights.
26. Page 12, section 9.2: Please strike the phrase "when possible".
27. Page 12, section 9.3: Please add `pedestrian walkway bollards' to the e.g. section.
28. Page 12, section 9.7: Please add flat lens after 90 degree cutoff, and please reference using LED bulbs or whatever is
most energy efficient at that time....
29. Page 13, section 10.2: the Dept. is a little wary of 1.5 parking spaces per dwelling, rather than 2. Perhaps there is a
way to specify the SF detached dwelling parking ratios vs. the apartments.
30. Page 13, section 10.3: Please explain how the Shared Parking Reduction chart works and explain each component, as
we are not familiar with it.
31. Page 13, section 10.5: not sure that this section belongs in the parking section of the PUD text.
32. Page 13, section 10.6: make sure David Littlejohn is okay with bike lockers &garages counting toward bike parking
spaces.
33. Page 15, section 11..3C: Move"Street trees shall not be required along and adjacent to Lanes"to section 11.3.A.
34. Page 17, section 1.1.5.D: since you reference Williams Creek Manor here, please also label it on Exhibit.B. (Also,
please label Springmill Ridge.)
35. Page 19, section 11.7: Please increase the width of the 3-ft wide perimeter planting strip to be 6 feet wide.
36. Page 20,section 12.3: can there be a graphic/exhibit for this?
37. Page 20, section 12.4: please add that 30% = 91 acres, and perhaps add an exhibit that shows the Open Space areas.
38. Page 22, section 13: Perhaps amend the title to read: Pedestrian &Bicycle Connectivity.
39. Page 23,section 13.7—add 'signage' to the e.g.
40. Page 23, section 14.4: add Chicanes and Woonerfs to the Definitions section.
41. Page 23,section 14.6.A: please add this to the definition of Lane and remove from this section.
42. Page 24,Section 14.10: on the last sentence,remove the word of and add with. Also,confirm with the Fire Dept,. that
these lengths are okay.)
43. Page 24, Section 14.11: Please confirm with the Engineering Dept. that these standards are okay.
44. Page 2.7.,section 15: Please provide a draft copy of the Declaration of ovenants and Restrictions.
45. Page 28,section 16.2.C: please add something Iike "anything more than a 35% waiver/variance will require BZA
approval".
46. Page 29, section 17.1: Please reference Zoning Ordinance Chapter 34, too.
47. Page 36—Please submit the Conceptual Plan -Exhibit C.
48. Page 37: Exhibit D—text under the Legend, please amend it to read planning areas 2 and 4,instead of 6 and 9.
49. Page 39—please add 'Quarters' to the end of Bona Fide Servants.
50. Page 40—please mark Kindergarten/Preschool as SU in the first 5 planning areas, and not blank.
51. Pg 39 &40—questions of daycare(or other uses) as an accessory use/home occupation. is there any way to mark as
permitted home occupation uses in the use table, such as with an asterisk or HO?
2
52. Page 43—please remove the P's from the Natural Area field, for the Horse Farm Use and the General Agriculture
Use.
53. Page 43, Horse Farm: why is this permitted in all districts? Perhaps it should be marked as SU, and a minimum 3
acreage requirement should be added to the development standards.
54. Page 44, Riding Stable: why is this permitted in all districts? Perhaps it should be marked as SU, and a minimum 3 •
acreage requirement should be added to the development standards.
55. Page 44—Kiosks: is there a way to show that kiosks are permitted? As related to Sales, Outdoor.
56. Page 47, section 2: amend so that EIFS or dryvit is not used within 8-ft of ground level, and or limited to trim.
57. Page 47, section 5.1: Please cite ZO section 25.0l.01.B.5 —maximum ground floor area.
58. Page 47, section 5.3: please change this to lots greater than 70-feet.
59. Page 47, section 5.3: Please change so that the garage good width ms comprise less than 30%or 40%of the total front
facade width.
60. Page 47, section 5.3: make garage offsets to be 10 feet or 20 feet from primary front facade of house.
. 61. Page 49, section 2: amend so that.EIFS or dryvit.is not used within 8-ft of ground level, and or limited to trim.
62. Page 50, section 5.1: Please cite ZO section 25.01.01.B.5 —maximum ground floor area.
63. Page 50, section 5.2: please change this to lots greater than 70-feet.
64. Pg. 50Exhibit I —Village Neighborhood Arch. &Design standards: 2.2: Trash collection shall be fully enclosed on
three sides preferably with masonry materials. Issue with the word ` preferably', as it makes one think other materials
are ok.
65. Page 50, section 5.3: Please change so that the garage good width ms comprise less than 30%or 40%of the total front
facade width.
66. Page 50, section 5.3: make garage offsets to be 10 feet or 20 feet from primary front facade of house.
67. Page 51, section 2.2: please amend to it reads: Trash and recycling collection...
68. Page 51, section 3.6: Please add to section 3.6—"The first.floor of townhouses shall be elevated at least four feet
above grade to provide for privacy."
69. Page 52, section 4: amend so that EIFS or dryvit is not used within 8-ft of ground level, and or limited to trim.
70. Page 52, section 5.2—please amend this to read more like section 5.2 on page 55.
71. Page 52, section 6.1: please amend so there are two(2) windows per facade per level.
72. Page 52, section 6.6: make the word Window plural..
73. Page 53, section 1,last paragraph: amend to read as 'planting' pots.
E4 P-:' 54,veil-i n . 4 _ate Pha to i sr-rrfonZ•.(re,x e we lvtl/ nr« . k d.r�xF n1 s�Lnnr rl rnivntt :rt�nibre 1tra OT
li b!es). ti
75. Page 54, section 4: do not forget to address trash collection areas.
76. Page 59, section 9.2—perhaps, add a maximum height for the towers, spires, etc.
77. Exhibits K-8 &K-9: can you zoom on certain sections of the sketched elevation to make larger and easier to view?
78. Exhibit K-12: please add more photo examples of retail and office signage.
Thank you,
Angie Conn, Planning Administrator
City of Carmel Planning&.Zoning Division
Dept.of Community Services
1 Civic Square, 3rd FIr.
3
's
BAKER DAN IEES
EST.1863
JESSE M.POHLMAN BAKER&DANIELS LLP
Land Use Consultant 600 East 96th Street,Suite 600
Direct 317.569.4836 Indianapolis,Indiana 46240
Fax 317.237.8476 Tel 317.569.9600 Fax 317.569.4800
jesse.pohlman @bakerd.com www.bakerdaniels.com
June 15, 2011
VIA E-MAIL (ACONN(a,CARMEL.IN.GOV)
Angelina Conn
City of Cannel
Department of Community Services
City Hall(3rd Floor)
One Civic Square
Cannel, IN 46032
Re: Silvara PUD (Docket No. 11050013 Z) I Response to Preliminary TAC Comments
Dear Angie:
Thank you for your preliminary comments.. On behalf of Silvara Real Estate Company, LLC,
below, in italics,please find the responses to your comments.
1) Please provide copies of your correspondence with the TAC members and their
correspondence with you.
You have been copied on all correspondence to date and we will continue to copy you on
future correspondence.
2) Provide the filled out and notarized Affidavit of Notice of Public Hearing page of the
application.
•
We have d?.day noted and will submit accordingly.
3) Provide the filled out Notice of Public Hearing page of the application.
We have duly noted and will submit accordingly.
4) Provide the filled out and notarized Public Notice Sign Placement Affidavit page of the
application.
We have duly noted and will submit accordingly.
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Angelina Conn -2- lime 15, 2011
5) Please consider incorporating LEED or `green' building practices into the PUD
requirements, such as a white roof, solar panels, pervious pavers in all or part of the
parking area, bioswales, etc. Green List is attached, for reference.
We have duly noted and will consider accordingly.
6) Per the Thoroughfare Plan, dedication of road rights of way along 116th St. and
Springmill Rd. is required. (Please verify the exact width with the City Engineering
Dept,571-2441.)
We have duly noted and are currently in discussions with the Engineering Department. In
addition, we will revise Section 14.2 of the PUD Ordinance to provide language requiring
compliance with the Thoroughfare Plan.
7) Provide digital files of the final application, text, and exhibits.
We have duly noted and will submit accordingly.
8) Please prepare a memo or exhibit showing what the density would be if developed
under the S-1 & S-2 zoning regulations, along with the SCO chapter 7 - open space
ordinance.
We have duly noted and will consider accordingly.
9) Page 4, Section 2—please add "ADLS: See DP/ADLS Approval."
The PUD Ordinance will be revised accordingly.
10)Page 4, Section 2.16: Lane- possibly change the term Lane to Alley. (This should also
be addressed on page 23, section 14.6)
The term "Lane"is intentionally being used interchangeably with the City's "4/ley"d tInition
with the context of Silvara because of the.potential negative connotation associated with
' �llevs°'. .Although identical, builders have indicated that fieture residences prefer-the idea of
a'Lane"ane"rat her than an '".fait y'"
11)Page 8,section 4.1: add `green space' to the first sentence.
The PUD Ordinance will be revised accordingly.
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12)Page 8, section 5.2 & 5.6: do you reference the most current version of Chapter 25, or
will it always be the version of chapter 25 in place at time of this ordinance adoption?
Also, should the pertinent standards of Chapter 25 be included in the PUD text, for ease
of reference?
The PUD Ordinance cross-references various sections of the City's Zoning Ordinance. As
such, the "Zoning Ordinance" in the PUD is defined to be the Zoning Ordinance in place at
the time of the adoption of the PUD Ordinance to minimize any confusion if and when, the
Zoning Ordinance is amended with the passage of time. In addition, the PUD Ordinance is
intended to provide a set of harmonious and complimentary development and design
standards that use as its foundation, the Zoning Ordinance in place today.
For simplification, we would prefer not to cut and paste entire sections of the Zoning
Ordinance into the PUD Ordinance as the Zoning Ordinance is referenced several times
throughout the PUD Ordinance.
.13)Page 9, section 6 — is there any way to make this page and the standards more user
friendly. There are so many development standards in the footnotes....
We have given consideration to this comment and will revise this section of the PUD
Ordinance to minimize the number of footnotes.
14)Page 9,section 6—will there be any reference to a maximum lot coverage percentage?
We have duly noted and per our subsequent discussions with DOCS, we will incorporate a
Lot Coverage standard of 40%for the single family planning areas and a Maximum Lot
Coverage of 90%for the other planning areas.
15)Page 9,section.6.1 —is Building Height per the Carmel Zoning Ordinance definition?
Yes,pursuant to Section 2.1 of the PUD Ordinance.
16)Page 9:, section 6.1 — add a .superser:pt :nu .ber.6 after the phrase "shall be thirty-five
(35)feet".
This footnote will be deleted altogether. In response to a request we received in our
meetings with neighbors, the PUD Ordinance will be revised so that townhouses are no
longer permitted in the Forestview Planning Area.
17)Page 9, section 6.1- in the chart, is the 'minimum lot width measured at the front yard
building setback line?
Yes. Pursuant to Section 2.1 of the PUD Ordinance, "Lot Width" is defined pursuant to the
City's Zoning Ordinance.
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18)Page 9, section 6.1- street frontage vs. lot width. Why do you seek such a narrow lot
width at the road right of way?
This accommodates lots located on a cul-de-sac, outside of curved street radii, eyebrows and
other unique situations where creative lot design is appropriate.
19)Page 9, section 6.1-why is the minimum dwelling square footage so large? (Even the S-
1 zone permits a 1,000 sq. ft. dwelling.)
•
The square footages proposed are an attempt to balance anticipated market demand and
multi-generational dwelling unit types with the surrounding neighborhoods and home sizes.
If the City and neighbors support lower square footages, then we would be happy to revise
the Ordinance accordingly.
20)Page 9, section 6.1- we understood the Village Center Buildings would only be a
maximum of 2 stories tall. This shows 3 stories.
We would like to accommodate the potential for mixed-use buildings and allow for
residential units on the upper floors. A two-story height would restrict the residential use to
a 'flat" design, whereas a three-story height would allow for the equivalent of a two-story
townhouse design above the first floor. As a result, we will revise the PUT) Ordinance to
provide that the maximum building height will be two-stories; however, if the building
includes residential uses on the upper floors, then the maximum height may be three-stories.
21)Page 9, section 6, footnote 4: relating back to ZO Chapter 25- will a garage have a rear
yard setback of 5-ft if it is detached?
After further consideration of Chapter 25.01(0(7) of the Zoning Ordinance (as defaulted to
and cross-referenced by Section 5.2 of the PUT) Ordinance), we will remove this footnote.
22)Page 9, section 6, footnote 9: Please reduce the total number of attached dwellings per
building to be 6 instead of 10.
The HID Ordinance will be revised accordingly and in the spirit of comment #13. this
standard will be moved in its entirety to Section 3 of Exhibit I (the "Building Design and
Mass"section of the "Village Neighborhood Architectural and Design Standards")
23)Page 11 Signage: 8: How is the tenant going to display a message if their trademarks or
logos are not permitted?
The intent of the murals is not necessarily for the purpose of advertising, but rather for the
purpose of providing an artistic element to activate and compliment the pedestrian spaces.
As a result, if a mural were to be used to accent the facade of a building, then depending on
the façade and the pedestrian space, the mural's theme may or may not incorporate an actual
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Angelina Conn -5- June 15, 2011
business. As written, the mural could include a business name and be themed for a
particular business within the Village Center (e.g., restaurant, coffee shop, art gallery),
however, we believe that by prohibiting logos or trademarks that we encourage the murals to
be more artistic in nature and not'Unction so much as a sign per se.
24)Page 11, section 8.4: Please add more office/retail signage photo examples.
Exhibit K, as cross-referenced by this section, will be supplemented accordingly.
2.5)Page 12, section 9.1: Please add a maximum height for the street lights.
The PUD Ordinance will be revised accordingly to provide a maximum height of I5'.
26)Page 12, section 9.2: Please strike the phrase "when possible".
The PUD Ordinance will be revised to provide that the spacing may be adjusted if otherwise
approved by the City's Engineering Department for circumstances where a unique and
desirable site or building design may otherwise not accommodate the spacing.
27)Page 12, section 9.3: Please add `pedestrian walkway bollards' to the e.g. section.
The PUD Ordinance will be revised accordingly.
28)Page 12, section 9.7: Please add flat lens after 90 degree cutoff, and please reference
using LED bulbs or whatever is most energy efficient at that time....
We have duly noted and will consider accordingly.
29)Page 13, section 10.2: the Dept.is a little wary of 1.5 parking spaces per dwelling, rather
than 2. Perhaps there is a way to specify the SF detached dwelling parking ratios vs. the
apartments.
The PUD Ordinance will be revised to provide 2.0 parking spaces per dwelling for the
District, but then provide 1.5 parking spaces per dwelling is required within the "Village
Neighborhood Planning Area"..
30)Page 13, section 10.3: Please explain how the Shared Parking Reduction chart works
and explain each component, as we are not familiar with it.
We will incorporate additional language into the PUD Ordinance to provide clarity for
application of this chart.
31)Page 13, section 10.5: not sure that this section belongs in the parking section of the
PUB text.
Per our subsequent discussion with DOGS, the Section 10 heading of the PUD Ordinance
will be revised to read "Parking and Loading".
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32)Page 13, section 10.6: make sure David Littlejohn is okay with bike lockers & garages
counting toward bike parking spaces.
Per our subsequent discussion with Mr. Littlejohn, we understand that he is satisfied with
this provision and that he will provide correspondence to you to this effect.
33)Page 15, section 11.3C: Move "Street trees shall not be required along and adjacent to
Lanes" to section 11.3.A.
The PUD Ordinance will be revised accordingly.
34)Page 17, section 11.5.D: since you reference Williams Creek Manor here, please also
label it on Exhibit B. (Also,please label Springmill Ridge.)
Exhibits B, D and E will be revised accordingly.
35)Page 19, section 11.7: Please increase the width of the 3-ft wide perimeter planting strip
to be 6 feet wide.
After further consideration and to be consistent with the standard in other comparable
districts in the City's Zoning Ordinance, we will revise the PUD Ordinance to provide a
minimum five (5)foot width.
36)Page 20, section 12.3: can there be a graphic/exhibit for this?
We have duly noted and will consider accordingly.
37)Page 20, section 12.4: please add that 30% = 91 acres, and perhaps add an exhibit that
shows the Open Space areas.
The PUD Ordinance will be revised accordingly.
38)Page 22,section 13: Perhaps amend the title to read: Pedestrian& Bicycle Connectivity.
The PUD Ordinance will be revised accordingly.
h9).Page 23, s..ectioe_ T3:7 7—add 's:igna e'In the e.g.
The.PUD Ordinance will be revised accordingly.
40)Page 23, section 14.4: add Chicanes and Woonerfs to the Definitions section.
The PUD Ordinance will be revised accordingly by adding a description in parenthetical
following each of these elements in Section 14.4 of the PUD Ordinance.
41)Page 23, section 14.6.A: please add this to the definition of Lane and remove from this
section.
The PUD Ordinance will be revised accordingly.
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Angelina Conn -7- Jtme 15, 2011
42)Page 24, Section 14.10: on the last sentence, remove the word of and add with. Also,
confirm with the Fire Dept,. that these lengths are okay.)
The PUD Ordinance will be revised accordingly. We will coordinate with the Fire
Department accordingly.
43)Page 24, Section 14.11: Please confirm with the Engineering Dept. that these standards
are okay.
We will coordinate with the Engineering Department accordingly.
44)Page 27, section 15: Please provide a draft copy of the Declaration of Covenants and
Restrictions.
Covenants and Restrictions have not yet been drafted and typically are not prepared until the
development plan stage and afterward. As a result, these can be provided at that time as
requested.
45)Page 28, section 16.2.C: please add something like "anything more than a 35%
waiver/variance will require BZA approval".
The PUD Ordinance will be revised accordingly.
46)Page 29, section 17.1: Please reference Zoning Ordinance Chapter 34, too.
The PUD Ordinance will be revised accordingly
47)Page 36—Please submit the Conceptual Plan -Exhibit C.
The Exhibit will be submitted accordingly.
48)Page 37: Exhibit D — text under the Legend, please amend it to read planning areas 2
and 4,instead of 6 and 9.
The Exhibit will be revised accordingly.
49)Page 39—please add'Quarters.' to the end of Bona Fide Servants.
The Exhibit will be updated accordingly.
50)Page 40 —please mark Kindergarten/Preschool as SU in the first 5 planning areas, and
not blank.
The Exhibit will be updated accordingly
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51)Pages 39 & 40 — questions of daycare (or other uses) as an accessory use/home
occupation. Is there any way to mark as permitted home occupation uses in the use
table,such as with an asterisk or HO?
Home Occupations are already listed as a permitted accessory use in Exhibit F and the
City's standards for home occupations are also already defaulted to by the PUD Ordinance
in Section 5.5. Please note the City's Zoning Ordinance, as defaulted to by the PUD
Ordinance,provides regulations, including character and size restrictions, as well as further
restricts the types of home occupations including a list of specifically prohibited uses.
52)Page 43 — please remove the P's from the Natural Area field, for the Horse Farm Use
and the General Agriculture Use.
See response to comment #53. Specifically, the development team envisions that existing
and/or potentially new horse trails could exist within these areas.
53)Page 43, Horse Farm: why is this permitted in all districts? Perhaps it should be
marked as SU, and a minimum 3 acreage requirement should be added to the
development standards.
As a follow-up to our subsequent discussions with DOCS, the intent of this was to allow the
current horse farm and riding stable uses that currently operate on the property to continue
to exist. In addition, the development team envisioned a scenario where the current facility
or a version thereof may exist upon the development of the property to serve as an amenity
to the homeowners in the development where homeowners could keep, maintain and ride
their individual horses on a "shared" horse faun scenario. Let's please further discuss
together how this may best be accommodated within the PUD Ordinance.
54)Page 44, Riding Stable: why is this permitted in all districts? Perhaps it should be
marked as SU, and a minimum 3 acreage requirement should be added to the
development standards.
See Y`t'sponse to COI, rmenl #53.
55)Page 44 —Kiosks: is there a way to show that kiosks are permitted? As related to Sales,
Outdoor.
Section 3.5 of Exhibit J will be moved and placed as a footnote to the "Outdoor Sales" use
currently listed as an accessory use in the Village Center in Exhibit F (Schedule of Uses) of
the PUD Ordinance.
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56)Page 47, section 2: amend so that EIFS or dryvit is not used within 8-ft of ground level,
and or limited to trim.
The PUD Ordinance will be revised accordingly.
57)Page 47, section 5.1: Please cite ZO section 25.01.01.B.5—maximum ground floor area.
The PUD Ordinance will be revised accordingly.
58)Page 47, section 5.3: please change this to lots greater than 70-feet.
Due to the dwelling unit sizes and setback requirements, a side load garage is impractical on
a 70'-wide lot and would result in a house that is only 40' wide. As a result, this section
remains unchanged.
59)Page 47, section 5.3: Please change so that the garage door width comprises less than
30% or 40% of the total front facade width.
After further consideration, the PUD Ordinance will be revised to provide 40%for a home
with a two-car garage and 48%for a home with a three-car garage.
60)Page 47, section 5.3: make garage offsets to be 10 feet or 20 feet from primary front
facade of house.
We have taken this comment under consideration and agree an offset is appropriate;
however; we believe the proposed offset is adequate and that artificially requiring a greater
offset could compromise the effectiveness of floor plan layouts and prohibit architectural and
floor plan flexibility to meet market needs. As a result, this section remains unchanged.
61)Page 49, section 2: amend so that.EIFS or dryvit is not used within 8-ft of ground level,
and or limited to trim.
The PUD Ordinance will be revised accordingly.
-42)Page 54_, section-5A: Please cite ZO section 25 0L0L.B..5—inasinutin ground Boor area.
The POD Ordinance will be revised accordingly.
63)Page 50, section 5.2:please change this to lots greater than 70-feet.
See response to comment#58.
64)Page 50 Exhibit I — Village Neighborhood Arch. & Design standards: 2.2: Trash
collection shall be fully enclosed on three sides preferably with masonry materials. Issue
with the word ' preferably', as it makes one think other materials are ok.
This section will be removed altogether as its already addressed in Section 10.5 of the PUD
Ordinance.
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65)Page 50, section 5.3: Please change so that the garage door width comprises less than
30% or 40% of the total front facade width.
After further consideration, the PUD Ordinance will be revised to provide 48%.
66)Page 50, section 5.3: make garage offsets to be 10 feet or 20 feet from primary front .
facade of house.
See response to comment #60.
67)Page 51, section 2.2: please amend to it reads: Trash and recycling collection...
See response to comment #64.
68).Page 51, section 3.6: Please add to section 3.6 — "The first floor of townhouses shall be
elevated at least four feet above grade to provide for privacy."
We anticipate if townhouses are built, that some may be built this way, but it would
necessitate a three-story townhouse. A three-story townhouse may not meet the market
demand of empty-nesters, whereas, ground level entries would allow two-story construction.
As a result, this section remains unchanged.
69)Page 52, section 4: amend so that EIFS or dryvit is not used within 8-ft of ground level,
and or limited to trim.
The PUD Ordinance will he revised accordingly.
70)Page 52, section 5.2—please amend this to read more like section 5.2 on page 55.
The PUD Ordinance will be revised accordingly.
71)Page 52, section 6.1: please amend so there are two (2)windows per facade per level.
The PUD Ordinance will be revised accordingly.
72)Page 52,section 6.6: make the word Window plural.
The PUD Ordinance will be revised accordingly.
73)Page 53, section 1, last paragraph: amend to read as `planting' pots.
The PUD Ordinance will be revised accordingly.
74)Page 54, section 3.4 - move this to the signage section: (signage shall be prohibited on
outdoor dining umbrellas or tables).
The PUD Ordinance will be revised accordingly.
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Angelina Conn -11- June 15, 2011
75)Page 54, section 4: do not forget to address trash collection areas.
This is currently already addressed in Section 10.5 of the PUD Ordinance.
76)Page 59, section 9.2-perhaps, add a maximum height for the towers, spires, etc.
The PUD Ordinance will be revised to provide a maximum height of eight (8)feet above the
rest of the building.
77)Exhibits K-8 & K-9: can you zoom on certain sections of the sketched elevation to make
larger and easier to view?
Exhibit K will be revised accordingly.
78)Exhibit K-12: please add more photo examples of retail and office signage.
See response to comment #24.
If you have any questions or if you wish to further discuss any of these responses, then please do
not hesitate to contact me. Thank you again for your review and comments.
Respectfully,
j.fr)44 .6-"Ct/611,),
sse M.Pohlman
Land Use Consultant
cc: Otto N. Frenzel IV, Silvara Real Estate Company, LLC
Lawrence M. Moon, Republic Development, LLC
Doug Wagner, Republic Development, LLC
Mark Nemger, Design Studios West, Inc.
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BAKER t 1DANIEES
EST.1863
JESSE M.POHLMAN BAKER&DANIELS LLP
Land Use Consultant 600 East 96th Street,Suite 600
Direct 317.569.4836 Indianapolis,Indiana 46240
Fax 317.237.8476 Tel 317,569.9600 Fax 317.569.4800
jesse.pohlman@bakerd.com www.bakerdanlels.com
June 20, 2011
VIA E-MAIL (DLITTLEJOHN(n,CARMEL.IN.GOV)
Littlejohn, David
Alternative Transportation Coordinator
City of Cannel
Department of Community Services
City of Carmel
One Civic Sq
Carmel, IN 46032
Re: Silvara PUD (Docket No. 11050013 Z) I Response to TAC Comments
Dear David:
Thank you for your comment letter dated June 13, 2011. Below, in italics, please find responses
to your comments.
1) Please specify the number of covered bicycle parking spaces that will be required for
the multi-family facilities.
Section 10.6 of the PUD Ordinance will be revised to require that twenty-five percent (25%
of the required bicycle parking spaces in the Village Neighborhood shall be covered.
2) Please include residential pedestrian connectivity in 13.2.
Section 13.2 of the PUD Ordinance will be revised accordingly to add "Residential areas"to
the list of uses and areas that will be connected
3) Please provide illustrations and cross-sections of the intended design and appearance of
the pedestrian trails as stated in 13.3.
Because the pedestrian trails, as set forth in Sections 13.4 ("Sidewalks'), 13.5 ("Side Path')
and 13.6 ("Off-Street Trail') of the PUD Ordinance, will be constructed pursuant to the
City's Transportation Plan, we will remove Section 13.3 altogether as no longer being
necessary. Two other types of pedestrian trails that we envision and that are illustrated on
the Connectivity Plan include: (i) the Village Lane walk (within the Village Center), which
will also be constructed pursuant to the City's standards with variable width and both
attached and detached depending on the location; and(ii) the Williams Creek trail which is
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Littlejohn,David W -2- June 20, 2011
intended to be more of an intimate trail for homeowners, which will not exceed six feet in
width and will vary in surface material between (a) bark mulch, (b) stone aggregate and (c)
asphalt (as deemed appropriate depending on location). We will plan to coordinate the final
design and location of these "additional"trail types at the time of development plan approval
stage.
4) Please consider providing at least a 5' sidewalk on the north side of the Williams Creek
Crossing Bridge shown in Exhibit K-3.
Please note this exhibit was only provided as a conceptual design in response to the
Department's request to provide an idea of how the multiple trails and trail types could be
accommodated when crossing the creek. As a result, we have duly noted your comment and
will take it into consideration at the development plan approval stage. We chose to show the
twelve-foot wide trail in this illustrative design because we believed it provided for a greater
pedestrian flow than two five-foot walks on each side of the bridge. However, if the District's
zoning is approved, then we anticipate undertaking a more thorough analysis and studying
both the vehicular and pedestrian options for this bridge with regards to design, hydrology
and cost. We will plan to coordinate with you and the Engineering Department regarding
the design at that time.
If you have any questions or if these revisions do not adequately address your comments, then
please do not hesitate to contact me. Thank you again for your review and comments.
Respectfully,
se M. Pohlman
Land Use Consultant
cc: Angelina Conn, City of Carmel.
Otto N. Frenzel IV,.Silvana Real Estate Company,LLC
Lawrence M. Moon,Republic Development,LLC
Doug Wagner, Republic Development, LLC
Mark Nemger,Design Studios West, Inc.
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