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Ms. Angie Conn ("$>1
City of Carmel -:\
One Civic Square ,< \. DOCS
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Carmel, IN 46032 '<~>, ,
RE: Carmel Drive Office Building - Docket #05~'^
Mary E. Solada
Partner
msolada@binghammchale.com
Following please find our responses to your letter dated July 11, 2005.
1. Refer to and provide the most recent covenants for Carmel Research & Development Park. The
most current version in the Department's files is dated September 1982. 15-ft. side and rear
yards are required by the covenants and it specifies the building-to-Iand ratio.
Enclosed is the Declaration of Development Standards, Covenants and Restrictions for the Carmel
Science and Technology Park (as modified). It is our intention to seek the necessary approvals
(which may be limited to signage) prior to our first Plan Commission.
2. Provide a summary of the project, block development, and if part of Block 11 will be subdivided
further. If so, this building site will need a minimum 100-ft. frontage, per the M-3 district
requirements.
The project will be a two-story office building. There are preliminary discussions and plans for
possible retail uses on the north part of the site. However, at this time, there are no definite plans.
The plans have been revised to provide 100 feet of frontage along Guilford Road.
3. The maximum lot coverage (buildings and pavement) for this district is 80%; please
show/provide the lot coverage of this site plan. Address how this will change if/when the
remaining property is developed / subdivided. A variance for lot cover may be needed in the
future.
The lot coverage has been added to the site plan and is approximately 65% of the area being
developed. Any future development will not put this project above the required maximum coverage
of 80%.
4. Provide drainage calculations.
Drainage calculations have been provided to the Engineering Department and Surveyor's Office.
5. Please add Docket No. 05060042 DP Amend / ADLS to the site plan.
The docket number has been added.
6. Show / label a 50-ft. front yard setback (2 times building height).
The required setback has been added. Per Ordinance Chapter 20D, chart B, a 30 foot setback is
required (due to the height of the building)
7. Show / label side and rear yard setbacks as 60-ft. (2 times building height).
2700 Market Tower - 1 0 West Market Street - Indianapolis Indiana 46204-4900
Telephone 317.635.8900 - Facsimile 317.236.9907 - binghammchale.com
Indianapolis Jasper Noblesville'
Ms. Angie Conn
August 4, 2005
Page 2
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The required setbacks have been added. Per Ordinance Chapter 20D, chart B, a 10 foot side and
rear setback are required on the north and east, while a 60 foot side setback is required on the south
(due to the height of the building)
8. Provide a landscape plan, addressing Chapter 20D. 07-Landscpae Standards for the M-3 District.
The landscaping plan has been provided and has been revised per the Urban Forester's comments.
9. Refer to the Chart B in the M-3 District requirements for the landscaped yard widths; 40-ft. front
landscaped yard and 15-ft side/rear landscaped yards.
Per Chart B of the M3 district requirements, a 15 foot front, 15 foot south side, and 10 foot north
side and rear landscape yards are shown.
10. Keep plantings out of the legal drain easement.
Per conversations at the Technical Advisory Committee meeting with Scott Brewer and Greg
Hoyes, no additional plantings will be planted within the legal drain easement. The existing
vegetation will remain to provide a visual buffer.
11. A solid visual buffer or screen is required along the south property line, adjacent to the
condominiums. (May include, but not limited to a minimum offive-foot (5') high solid evergreen
hedge; stone, brick or wood fence; earth mounding or other suitable material or any
combination a minimum of five (5) feet in height. If a chain link fence (with or without screen
slats) is used, a minimum of five-foot (5') high solid evergreen hedge shall be provided on the
residential or commercial side of the fence.)
We have been requested by the County Surveyor not to add new plantings to the legal drain
easement. The current tree line does constitute a significant visual screen along the south property
line.
12. Provide a landscape plan, addressing Chapter 20D. 07-Landscape Standards for the M-3 District.
The landscaping plan has been provided and has been revised per the Urban Forester's comments.
13. Please submit the Findings of Fact sheet that accompanies the Development Plan application,
which can be found at http://www.ci.carmel.in.us/services/DOCS/DOCSA.htm.
The finding of facts sheet was submitted under separate cover.
14. Per M-3 requirements, show one loading dock area or one ground level loading doors area.
A loading dock area has been indicated along the south side drive.
15. Provide any fencing details and location.
No fencing is proposed for this project.
16. Please show black line elevations with outline of mechanical equipment behind screening wall.
The elevations and outline of mechanical screening have been added.
17. Please clarify the dumpster location.
The dumpster location is indicated on the site plan.
#977353
-Carmel Sign Ordinance
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Page 1 of2
Conn, Angelina V
From: Conn, Angelina V
Sent: Thursday, August 04, 2005 11 :36 AM
To: 'Annemarie R. Varga'
Cc: Griffin, Matt L; Littlejohn, David W
Subject: RE: Carmel Sign Ordinance & Carmel Science & Tech park, Blk 11 - Office Bldg
Annemarie:
definitely, the first variance will be to have 2 wall signs on one frontage ( 2 signs for one frontage can be a combo
of a wall sign and a ground sign per 25.07.02-10.b). if the sign areas meet the ordinance sign chart, then no
variances will be needed for wall sign area.
thank you for updating me on the number of tenants, which changes how the 1 building is viewed. it can now be
considered a multi-tenant building complex, since it has 7 tenants, as well as a multi-tenant multi-level
bldg. When reading the sign ordinance, please note that a multi-tenant directory sign is different than a Center
Identification ground sign. The site is still only allowed to have 2 tenant directory signs..... (the multi-tenant
building complex allows for 1 complex directory sign, while the multi-tenant multi-level building allows for a max.
of 2 multi-tenant building complex directory signs, due to having 2 separate parking areas.) The ground signs
proposed are all multi-tenant directory ground signs. there are height and sign area restrictions on these, which
may require additional variance for sign height and sign area....
There is an option to have a center Identification ground sign with changeable copy below (not to exceed 2/3 of
the sign area). this changeable copy may be the tenant names. this would allow you to have 3 ground signs. You
will have to redesign the ground signs....just another option.....
Hope this helps youl
If not, we can discuss more by phone or e-mail.
Sincerely,
Angie Conn
Planning Administrator
Division of Planning & Zoning
Department of Community Services
City of Carmel
One Civic Square
Carmel, IN 46032 P 317.571.2417 f 317.571.2426
www.carmel.in.gov
aconn@carmel.in.gov
-----Original Message-----
From: Annemarie R. Varga [mailto:AVarga@binghammchale.com]
Sent: Thursday, August 04, 2005 10:46 AM
To: Conn, Angelina V
Subject: Carmel Sign Ordinance
Hi, Angie. My name is Annemarie Varga. I'm a planner with Bingham McHale and am working with
Bremner and Wiley on the proposal for an office building at the intersection of Carmel Drive and
Guilford Road. It looks like they are going to need some variances for their proposed signage, and I
wanted to clarify some ordinance points with you. About 3 weeks ago you sent Bob Doster an e-
mail regarding the signage requirements for a multi-tenant, multi-level building. I understand from
that e-mail that they are permitted the three wall signs they are proposing, provided they are
appropriately sized (one identification sign per frontage - this lot has frontage on 3 streets). Where I
am confused is how many free standing signs they can have in addition to their wall signs. Your e-
mail points out the allowance for directory signs. Is that what the freestanding signs at the entrance
8/4/2005
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minimum three-sets are requested to be approved, the additional sets (maximum total of two
additional) must be submitted with the three required sets.
5. Please be advised that any installation of signs, walls, irrigation systems, etc. within dedicated
right of way and/or dedicated easements will require a Consent to Encroach Agreement between
the Owner/Developer and the City of Carmel. This Agreement requires Board of Public Works
and Safety approval.
6. I am enclosing the following items for your use:
· Commercial Project Approval Procedures.
· Performance Release Procedure.
. Permit Data, Contacts, etc.
· Commercial Permitting Procedures.
BONDING REQUIREMENTS
7. Upon initial review, it appears the following bonding requirements may apply to this project:
Performance/Maintenance Guarantees
This project may be required to provide Certified Engineer's Estimates and Performance/Maintenance
Guarantees for the following improvements:
· Perimeter monumentation if the monuments were not previously installed.
· Perimeter concrete sidewalks/asphalt paths.
· Perimeter road improvements.
Provide detailed/itemized Certified Engineer's Estimates in the amount of 100% of the cost of labor
and materials for the requested improvements. Provide individual Performance Guarantees in the
amount of the Engineer's Estimates. When the improvements have been constructed and accepted and
the Performance Guarantee is released by our BPWS, 3- Year Maintenance Guarantees will be required
in the amount of 15% of the Performance amount for streets and curbs and 10% of the Performance
amount for all other improvements.
Street Cut/Right of Way Permit and Bonding Requirements
Any work in the dedicated right of way of Carmel Drive, 122nd Street (future City Center Drive) or
Guilford Road will require a Right of Way Permit. If the work is included in the scope of work of a
required Performance Guarantee, a separate License and Permit Bond will not be required. If the work
is not included in a Performance Guarantee, a License and Permit bond will be required. The bond
amount will be determined by the number of instances of work in the right of way @ $2,000.00 per
instance. Ooen oavement cuts in dedicated streets reiluire aooroval bv our Board of Public Works
and Safetv. Please contact Fred Glaser, Department of Engineering Right of Way Inspector/Manager
for details regarding this issue.
PROJECT COMMENTS-CONSTRUCTION PLANS
8. CIOO - Title Sheet
· Plans that contain the disclaimer above the certification stamp will not be approved. While this
statement may apply to the contractor and his subs, this would not apply to the City of Carmel and
we therefore require that you remove it from the plans.
9. Please indicate and label the right-of-way for 122nd Street and Guilford Road.
10. Any off-site easements necessary for installation of utilities must be secured prior to the
Department of Engineering approving the drawings.
11. ADA ramps are required at all locations where the sidewalks or asphalt paths cross the streets.
12. Are the entrances private streets? If they are, please place "PRIVATE" label on each of them.
13. Board of Public Works and Safety approval will be required for each of the curb cuts.
14. Please delineate any curb cuts on the plan for sawcut, removal, and replacement.
15. The City would prefer to see a plan that does not introduce a new curb cut onto 122nd Street, but
rather would use the existing curb cut on the south side of 122nd Street between Carmel Drive and
Congressional through shared access with the REI building.
16. The department will sUfPort the curb cut onto Carmel Drive as long as it is designed to
accommodate the 1220 Street and Carmel Drive intersection improvement plans. The Department
requests a right turn lane and a short taper at this entrance. Full access will be allowed at the
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Carmel Drive entrance with the understanding that future Carmel Drive improvements may make
this a right-in/right-out only in the future.
17. The proposed drive onto Guilford Road would be acceptable if the developer can get around all of
the physical site constraints (specifically the pond, the regulated drain, and the regulated drain
crossing under Guilford). It remains to be seen if the Department could support a full access at
this drive location. When Guilford is improved this drive may not have a median break because of
its difficult location and the apparent inability to have a complementary drive on the east side of
Guilford Road to further warrant the median break.
18. As has been done on recent development projects to the south, the City will waive standard
requirements for auxiliary lanes, connection of auxiliary lanes to the Lenox Trace entrance, and a
passing blister for the Guilford Road entrance in consideration of a commitment of $108,000.00
for future the Guilford Road project.
19. A sidewalk or asphalt path is required along the entire Carmel Drive and Guilford Road frontales
per the Alternative Transportation Plan. A sidewalk or asphalt path is required along the 122n
Street frontage if not in the road proj ect.
20. The pond needs to be sized today to accommodate future potential filling as Guilford Road is
improved and widened. Pond also needs to be sized such that volume is provided for detention of
the fully developed right-of-way of Guilford Road.
21. Please label offset distance from Guilford Road entrance to Lenox Trace.
22. Any new pavement placed in the 122nd Street, Carmel Drive, or Guilford Road rights-of-way for
each entrance up to the mainline right-of-way limit shall meet the following section: 1.5 inches
HMA #11 surface on 2 inches HMA #8 binder on 3 inches HMA #5D base on 7 inches #53 stone
on 4 inches #2 stone or match existing, whichever is greater.
23. Please revise plans so that the curb return radius at each of the entrance/city street intersections is
40 feet.
24. Please provide a maintenance of traffic plan.
25. Please add an Asphalt Path Detail that requires 1 inch HMA #11 surface on 2 inches HMA #8
binder on 5 inches #53 stone.
26. Please specify the width of the sidewalks to be 5 feet. Please add the following notes to the
sidewalk detail: "SPACING BETWEEN TRANSVERSE JOINTS SHALL NOT EXCEED 1.25
TIMES WIDTH," "SIDEWALK BUlL T WITH DRIVEWAYS SHALL HA VB MINIMUM
THICKNESS OF 6" OR THICKNESS OF DRIVEWAY, WHICHEVER IS GREATER," and
"JOINTS SHALL BE TOOLED OR SAWED TO A DEPTH OF ~ THE SIDEWALK
THICKNESS."
27. Sheets L101, L801, and L901 - Please remove these sheets from set of plans submitted for
approval by Department of Engineering. The Department of Engineering does not approve the
landscape plan.
These comments represent the Department of Engineering's initial review of this project. We request that
all responses to our comments be provided in writing. Failure to provide written responses may result in
the delay of the review process.
It is critical that our office be made aware of all modifications made on the plans being resubmitted,
particularly if any such changes are considered "new" or fall outside of our previous reviews. Please
provide revised plans including all revisions. Please notify us of any changes and specifically state any
changes, including changes resulting from Plan Commission, BZA or other committee meetings.
All bonds and performance guarantees must be posted prior to Engineering Department approval of
construction plans. Also, Board of Public Works and Safety approvals and any other governing agency
approvals (if required) must be obtained prior to Engineering Department approval.
The Department reserves the right to provide additional comments based on subsequent reviews and on the
grading and drainage system upon receipt of drainage calculations and more detailed construction drawings
that provide grading elevations, pipe sizing and invert elevations. These comments may affect the drainage
system layout and/or the development plan.
07/15/2005 08:55
... ...
3177769628
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HAMILTON CO SUiliVOR
PAGE 02/02
6. The detention for this site is provided for in the W.R. Fertig Regional Detention
pond on tbis site.
7. The HCSO will require an engineer certifictUetter that no detention volume will
be lost in the Regional Detention Basin with this project.
8. The HCSO would strongly suggest bollards or guardrail along both entrances on
Guilford Road and Carmel Drive so cars cannot accidentally end up in the
detention pond. The chair back cums should be sufficient in most places but
additional safeguards are needed were cars are cbanging direction or the top of
bank begin rigllt at the curb line.
9. please provide a detail on the 9' x 9' struCture that will be used to close up all the
drain pipes along Guilford Road. The design and final installation of this
structure must be approved by HCSQ, as it is part of the regulated drain.
10. Is this block of Carmel Science and Technology Park being re-plated? Ifso,
please provide us a copy of the plat for our review.
11. Please include all appropriate MCSO Standard Detail for the Fertig
ReconstrUction in the plans.
12. All casting should be labeled "Dump No Waste - Drains to Waterway," which are
readily available now from local casting distributorS. Please add a note to the
plans that will make the contraetor away of this requirement.
13. Please note that further comments may be necessary at a later date.
Should you have any questions, I can be reached at 317-776-8495.
~'
Greg Hoyes
Plan Reviewer
cc: Matt Griffin - Carmel DOCD
John South - HCSWCD
Dick Hill - Carmel Engineering.
Crossroads En,gineering
Bingham McHale LLP
BD Carmel Drive Development - 808-6770
BINGHAM MCHALE LLP
Fax:3172369907
.
BINGHAM. McHALE LLP
Attorneys at Law
Jul 13 2005 12:31
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P.01
2700 Market Tower
10 West Market Street
Indianapolis, IN 46204-4900
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To: Angie Conn
Fax: 571-2426
Phon.~
He:
Retum F. ,,= 317-236-9907
User II: 0432
Client #: 0893
D Urlent D For Review
From:
Mary E. Salada
Pages:
2
Date:
July 13, 2005
cc:
Return Phone #: 317-635-8900
Sec. Initials: Ch1
Matter II! 59871
[J Please Comment 0 Please Reply
D Please Recycle
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original message to us by mail. Thank you.
. Comment8=
Per your fax, attached are the Findings of Fact pertaining to the BW Partners
Medical Office Building Development Plan.
Please email me at chall@bioKhammchale.com should you need anything else.
Thanks.
.
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City of Carmel
July 11, 2005
VIA FAX: 236-9907
Original by mail
Mary Solada
Bingham McHale, LLP
2700 Market Tower
1 0 West Market Street
Indianapolis, IN 46204-4900
RE: Carmel Science & Technology Park, Blk 11- Medical Office Building (#05060042 DP
Amen d/ADL S)
Ms. Solada:
This letter is in response to your DP Amend/ ADLS Application for Science & Technology Park, Blk
11 - Medical Office Building. Members will make additional comments at the July 20 T AC Meeting.
Please complete the following items: '
1. Refer to and provide the most recent covenants for Camel Research & Development Park. The
most current version in the Department's files is dated September 1982. 15-ft side and rear yards
are required by the covenants and it specifies the building-to-land ratio.
2. Provide a summary of the project, block development, and ifpart of Block 11 will be subdivided
further. If so, this building site will need a minimum 100-ft frontage, per the M-3 district
requirements.
3. The maximum lot coverage (buildings and pavement) for this district is 80%; please
show/provide the lot coverage of this site plan. Address how this will change if/when the
remaining property is developed/subdivided. A variance for lot cover may be needed in the
future.
4. Provide drainage calculations.
5. Please add Docket No. 05060042 DP Amend/ADLS to the site plan.
6. Show/label a 50-ft front yard setback (2 times building height).
7. Show/label side & rear yard setbacks as 60-ft (2 times building height).
8. Provide a landscape plan, addressing Chapter 20D.07-Landscape Standards for the M-3 District.
9. Refer to Chart B in the M-3 District requirements for landscaped yard widths; 40-ft front
landscaped yard and 15-ft side/rear landscaped yards.
10. Keep plantings out of the legal drain easement.
11. A solid visual buffer or screen is required along the south property line, adjacent to the
condominiums. (May include, but not be limited to a minimum five-foot (5') high solid evergreen
hedge; stone, brick or wood fence; earth mounding or other suitable material or any combination
a minimum of five (5) feet in height. If a chain link fence (with or without screen slats) is used, a
minimum of five-foot (5') high solid evergreen hedge shall be provided on the residential or
Page 1
ONE CIVIC SQUARE
CARMEL, INDIANA 46032
317/571-2417
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commercial side of the fence.)
2. Provide a landscape plan, addressing Chapter 20D.07-Landscape Standards for the M-3 District.
3. Please submit the Findings of Fact sheet that accompanies the Development Plan application,
which can be found at http://www.ci.carmel.in.us/services/DOCS/DOCSA.htm.
14. Per M-3 requirements, show one loading dock area or one ground level loading doors area.
15. Provide any fencing details and location.
16. Please show black line elevations with outline of mechanical equipment behind screening wall.
17. Please clarify the dumpster location.
18. Provide pavement & curbing details.
19. Show/label the fire hydrant locations.
20. Signage: only 5 signs, (3 wall signs and 2 tenant directory signs) are allowed. Also, tenant
directory ground sign heights must be reduced to 5' and may only have a sign face area of 20
sq .ft. Provide details how each sign will be lit. Provide wall sign details. Variances may be
needed for 3 tenant directory ground signs (number of), the height of the ground signs, and for
having two wall signs on one building elevation (sign type.)
21. Lighting: provide wall-mounted and pole parking light fixture details. Also, show a 90-degree
cutoffwith flat lenses.
22. Bring materiaVcolor samples to the Plan Commission meeting.
23. Show/label the road rights of way for 122nd Street (70-ft half), Carmel Drive (45-ft half), and
Guilford (40-ft half). Also, show/label the road centerlines.
24. Please dedicate additional road right of way to meet the right of way, as prescribed by the 20-yr
Thoroughfare Plan, for all three road frontages.
25. Typically, 10-ft asphalt paths are required per the Alternative Transportation Plan, but 5-ft
sidewalks will be required along all three road frontages, instead.
26. Show/label utility line locations and easements.
27. Label the building dimensions on the site plan.
28. Entry drive on 122nd Street needs an access easement on the other lot (Blk 11, Lot 1).
29. Note: in a past attempt to develop the site, the petitioner agreed to road improvements on
Guilford Rd and Carmel Dr, along with donating additional road rights of way and agreeing to
install the necessary sidewalks and or/like paths. These commitments will be expected for this
project, also. '4,
If you have any questions or if I may be of assistance, please feel free to call.
Sincerely,
An~nn ee~
Planning Administrator
File: 05060042-CarmelScience&TechCenter,Blkll
CC: Bob Doster, Schneider Corp
File
Page 2
ONE CIVIC SQUARE
CARMEL, INDIANA 46032
317/571-2417