HomeMy WebLinkAboutApplicationCIVIL ENGINEERS
LAND SURVEYORS
LAND PLANNERS
NOWAK & FRAUS ENGINEERS
46777 WOODWARD AVENUE
PONTIAC, MI 48342-5032
WWW.NOWAKFRAUS.COM VOICE: 248.332.7931
FAX: 248.332.8257
CITY OF CARMEL – BOARD OF ZONING APPEALS
APPLICATION FOR DEVELOPMENT STANDARDS VARIANCE
PENSKE CHEVROLET – INVENTORY PARKING LOT EXPANSION
6. Legal Description (As Surveyed):
PART OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 7, TOWNSHIP 17 NORTH, RANGE 4 EAST IN
HAMILTON COUNTY, INDIANA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE NORTH RIGHT‐OF‐WAY LINE OF 96‐TH STREET (WIDTH VARIES) AND EAST
RIGHT‐OF‐WAY LINE OF KEYSTONE PKWY, ALSO BEING INDIANA STATE ROAD #431, SAID POINT BEING DISTANT
SOUTH 89 DEGREES 57 MINUTES 00 SECONDS EAST (ASSUMED BEARING), 237.00 FEET AND NORTH 00 DEGREES
03 MINUTES 00 SECONDS EAST, 40.00 FEET FROM THE SOUTHWEST CORNER OF THE EAST HALF OF THE
SOUTHEAST QUARTER OF SECTION 7, TOWNSHIP 17 NORTH, RANGE 4 EAST; THENCE SOUTH 89 DEGREES 57
MINUTES 00 SECONDS EAST ON AND ALONG SAID NORTH RIGHT‐OF‐WAY LINE OF 96‐TH STREET AND PARALLEL
WITH THE SOUTH LINE OF SAID EAST HALF, 200.00 FEET; THENCE NORTH 00 DEGREES 03 MINUTES 00 SECONDS
EAST 200.00 FEET; THENCE NORTH 89 DEGREES 57 MINUTES 00 SECONDS WEST PARALLEL WITH THE SOUTH
LINE OF SAID EAST HALF, 263.38 FEET TO THE EAST RIGHT‐OF‐WAY LINE OF STATE ROAD #431; THENCE SOUTH
00 DEGREES 02 MINUTES 30 SECONDS EAST ON AND ALONG SAID RIGHT‐OF‐WAY LINE, 152.74 FEET
(REFERENCED AS 152.95 FEET IN A DOCUMENT RECORDED AS INSTRUMENT NO. 20060044142 IN THE OFFICE OF
THE RECORDED OF HAMILTON COUNTY, INDIANA); THENCE SOUTH 53 DEGREES 08 MINUTES 00 SECONDS EAST
ON AND ALONG SAID RIGHT‐OF‐WAY LINE 78.86 FEET TO THE PLACE OF BEGINNING.
CONTAINING 51,154 SQUARE FEET OR 1.174 ACRES OF LAND AND BEING SUBJECT TO ALL RESTRICTIONS OF THE
RECORD.
7. State explanation of requested Development Standards Variance:
Requested Variance 1
Variance to eliminate the required 15’ perimeter buffer (Ch.33.05.A.(1) – per the Perimeter Bufferyard Tables,
Arterial Street – Type C).
The City of Carmel has requested that additional Right‐of‐Way width along the north side of East 96th Street be
dedicated, from 40’ Half ROW width to 75’ Half ROW width. In addition to the requested 35’ of ROW dedication,
the City of Carmel Zoning Ordinance would also require a 15’ Wide Bufferyard be installed adjacent to the ROW
line. Due to the shallow depth of the parcel, the request for an additional 35’ of ROW and 15’ of Bufferyard
would effectively limit any possibility of developing the parcel. As such, a variance is requested to eliminate the
requirement for a 15’ Bufferyard. The remainder of the existing Penske Chevrolet Dealership located to the east
of this parcel, appears to have already been granted a similar variance, as this proposal seeks to duplicate the
conditions that already exist on that property.
CIVIL ENGINEERS
LAND SURVEYORS
LAND PLANNERS
NOWAK & FRAUS ENGINEERS
46777 WOODWARD AVENUE
PONTIAC, MI 48342-5032
WWW.NOWAKFRAUS.COM VOICE: 248.332.7931
FAX: 248.332.8257
Requested Variance 2
Variance to allow for the reduction in the amount of required plantings, by making a financial contribution to
the City of Carmel Tree Fund to cover the amount for required plantings that are not installed (Ch.33.05.A(5) –
per the Perimeter Bufferyard Table).
Due to future planned improvements to the intersection of East 96th Street and Keystone Parkway, the City of
Carmel Plan Commission made a recommendation that any required street tree plantings be withheld from this
development and that a contribution be made to the City of Carmel Tree Fund in lieu of installing the plantings.
This would allow for the future intersections improvement to proceed, without the need to remove and replace
street trees that would be installed as part of the Penske Chevrolet Inventory Parking Lot Expansion Project.
8. State reasons supporting the Development Standards Variance:
Requested Variance 1
As indicated above, the request for an additional 35’ of ROW width and a 15’ Bufferyard would severely reduce
the buildable area of the site, and make it nearly impossible to install a usable amount of inventory parking
stalls.
Additionally, as indicated above, it appears that the remainder of the Penske Chevrolet Dealership site has
previously received a variance similar to what is currently being requested, as the current request seeks only to
duplicate the conditions that exist on that property.
Requested Variance 2
As indicated above, the City of Carmel Plan Commission made the recommendation that the required street tree
plantings be withheld from this development and that a contribution be made to the City of Carmel Tree Fund.
This recommendation was made to insure that the future planned improvements to the East 96th Street and
Keystone Parkway intersection would not have to remove and replace the recently installed trees.
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WOODLAND BOWL INC
8055698
FIFTH THIRD BANK
8051863
BUTLER, ROBERT G, TRUSTEE
8051680
BEF REIT, INC
8053348
WOOD JAGUAR RE, LLC
8053347
COUNTY LINE OWNERS ASSOCIATION, INC
8049303
AZR HAVER LLC
8004238
CBS PETROLEUM INC
8061694
AZR HAVER LLC
8051741
9431 THRELL ROAD, LLC
8051717
COURT CLUB ASSOCIATES L T D
8051862
ARONSON DRIVE, LLC
8053346
DJ REINBOLD REALTY, LLC
8051673
CHARLES F LAUGHNER FAMILY LIMITED PARTNERSHIP
8059196
ALLIANCE 9444 HAVER WAY LLC
8048239
BUTLER, ROBERT G (TRUSTEE)
8053961
PRECEDENT CO INVESTOR LLC % LASALLE INVESTMENT MGMT INC
8059250
DJ REINBOLD REALTY, LLC
8063970
PRECEDENT CO INVESTOR LLC % LASALLE INVESTMENT MGMT INC 8052755
DJ REINBOLD REALTY, LLC ATTN: DENNIS REINBOLD
8059248
DJ REINBOLD REALTY, LLC
8053049
L&Q REALTY LLC ATTN JAY RICKER
8051895
RICKER REALTY & DEVELOPMENT LLC
8038532
DJ REINBOLD REALTY, LLC
8043127
HOUR MOTORS REALTY LLC
8051675
UNION PLANTERS BANK NATIONAL ASSOCIATION DBA REGIONS BANK
8050682
JIW HOLDING COMPANY LLC % RYAN
8050473
BANK ONE, INDIANAPOLIS, NATIONAL ASSOCIATION C/O ICG-ORE
8063330
BUTLER, ROBERT G, TRUSTEE (REVOCABLE TRUST AGREEMENT)
8057655
DJ REINBOLD REALTY, LLC ATTN: DENNIS REINBOLD
8050214
INDIANA NATIONAL BANK %REGIONS BANK
8060824
PRECEDENT CO INVESTOR LLC % LASALLE INVESTMENT MGMT INC
8050681
JIW HOLDING COMPANY LLC % RYAN
8052905
T1 UNISON SITE MANAGEMENT LLC %PMB 353
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Site
NF
Location Map
LEGAL DESCRIPTION (AS SURVEYED)
PART OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 7, TOWNSHIP 17 NORTH, RANGE 4
EAST IN HAMILTON COUNTY, INDIANA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE NORTH RIGHT-OF-WAY LINE OF 96-TH STREET (WIDTH VARIES) AND
EAST RIGHT-OF-WAY LINE OF KEYSTONE PKWY, ALSO BEING INDIANA STATE ROAD #431, SAID POINT
BEING DISTANT SOUTH 89 DEGREES 57 MINUTES 00 SECONDS EAST (ASSUMED BEARING), 237.00 FEET
AND NORTH 00 DEGREES 03 MINUTES 00 SECONDS EAST, 40.00 FEET FROM THE SOUTHWEST CORNER
OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 7, TOWNSHIP 17 NORTH, RANGE 4
EAST; THENCE SOUTH 89 DEGREES 57 MINUTES 00 SECONDS EAST ON AND ALONG SAID NORTH
RIGHT-OF-WAY LINE OF 96-TH STREET AND PARALLEL WITH THE SOUTH LINE OF SAID EAST HALF,
200.00 FEET; THENCE NORTH 00 DEGREES 03 MINUTES 00 SECONDS EAST 200.00 FEET; THENCE
NORTH 89 DEGREES 57 MINUTES 00 SECONDS WEST PARALLEL WITH THE SOUTH LINE OF SAID EAST
HALF, 263.38 FEET TO THE EAST RIGHT-OF-WAY LINE OF STATE ROAD #431; THENCE SOUTH 00
DEGREES 02 MINUTES 30 SECONDS EAST ON AND ALONG SAID RIGHT-OF-WAY LINE, 152.74 FEET
(REFERENCED AS 152.95 FEET IN A DOCUMENT RECORDED AS INSTRUMENT NO. 20060044142 IN THE
OFFICE OF THE RECORDED OF HAMILTON COUNTY, INDIANA); THENCE SOUTH 53 DEGREES 08
MINUTES 00 SECONDS EAST ON AND ALONG SAID RIGHT-OF-WAY LINE 78.86 FEET TO THE PLACE OF
BEGINNING.
CONTAINING 51,154 SQUARE FEET OR 1.174 ACRES OF LAND AND BEING SUBJECT TO ALL
RESTRICTIONS OF THE RECORD.
Project Name:
NFE JOB # H970
NF
Nowak & Fraus Engineers
46777 WOODWARD AVE.
PONTIAC, MI 48342-5032
Tel. (248) 332-7931
Fax. (248) 332-8257
Civil Engineers
Land Surveyors
Land Planners
ENGINEERS
C0COVER SHEET
C1BOUNDARY AND TOPOGRAPHIC SURVEY
C2DEMOLITION PLAN
C3SITE PLAN
C4STORM SEWER PROFILES, DETAILS & NOTES
C5STORM WATER POLLUTION PREVENTION PLAN
C6DETAILS & NOTES
C7CITY OF CARMEL CONCRETE CURB POLICY NOTES
C8MAINTENANCE OF TRAFFIC PLAN
1 of 1ALTA / ACSM LAND TITLE SURVEY
L1LANDSCAPE PLAN
1 of 1PHOTOMETRIC PLAN & CUT SHEET
SHEET INDEX
REVISIONS:
07-17-14ISSUED FOR SITE PLAN REVIEW
09-02-14REVISED PER CITY REVIEW
04-16-15REVISED PER CITY REVIEW
06-04-15REVISED PER CITY REVIEW
Penske Chevrolet - Inventory Parking Expansion
Developer / General Contractor
CJI, INC.
1333 HIGHLAND ROAD
SUITE A
MACEDONIA, OHIO 44056
CONTACT:
MR. JEFF NINGARD
PHONE:(330) 425-2300
FAX:(330) 425-2313
E-MAIL:JNingard@cjiinc.com
Owner
PENSKE AUTOMOTIVE GROUP
2555 TELEGRAPH ROAD
BLOOMFIELD HILLS, MICHIGAN 48302
CONTACT:
MR. JEFFREY L. ANDERSON
PHONE:(248) 648-2574
FAX:(248) 648-2575
E-MAIL:JAnderson@penskeautomotive.com
Civil Engineer
NOWAK & FRAUS ENGINEERS
46777 WOODWARD AVENUE
PONTIAC, MICHIGAN 48342
CONTACT:
MR. PATRICK J. WILLIAMS, P.E.
PHONE:(248) 332-7931
FAX:(248) 332-8257
E-MAIL:PWilliams@nowakfraus.com
Landscape Architect
NOWAK & FRAUS ENGINEERS
46777 WOODWARD AVENUE
PONTIAC, MICHIGAN 48342
CONTACT:
MR. GEORGE A. OSTROWSKI, RLA, LEED AP
PHONE:(248) 332-7931
FAX:(248) 332-8257
E-MAIL:GOstrowski@nowakfraus.com
LEGAL DESCRIPTION (PER TITLE COMMITMENT)
PART OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 7, TOWNSHIP 17 NORTH, RANGE 4
EAST IN HAMILTON COUNTY, INDIANA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING 237.00 FEET SOUTH 89 DEGREES 57 MINUTES 00 SECONDS EAST (ASSUMED BEARING) OF
THE SOUTHWEST CORNER OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 7,
TOWNSHIP 17 NORTH, RANGE 4 EAST AND ON THE SOUTH LINE THEREOF; THENCE CONTINUING
SOUTH 89 DEGREES 57 MINUTES 00 SECONDS EAST ON AND ALONG AFORESAID SOUTH LINE 200.00
FEET; THENCE NORTH 00 DEGREES 03 MINUTES 00 SECONDS EAST 240.00 FEET; THENCE NORTH 89
DEGREES 57 MINUTES 00 SECONDS WEST PARALLEL WITH THE SOUTH LINE OF SAID EAST HALF 263.38
FEET TO THE EAST RIGHT-OF-WAY LINE OF STATE ROAD #431; THENCE SOUTH 00 DEGREES 02
MINUTES 30 SECONDS EAST ON AND ALONG SAID RIGHT-OF-WAY LINE 152.95 FEET; THENCE SOUTH 53
DEGREES 08 MINUTES 00 SECONDS EAST ON AND ALONG SAID RIGHT-OF-WAY LINE 78.86 FEET;
THENCE SOUTH 00 DEGREES 03 MINUTES 00 SECONDS WEST 40.00 FEET TO THE PLACE OF
BEGINNING.
APPROVAL PENDING
NOT FOR CONSTRUCTION
G:
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BENCHMARK
BENCHMARK
BENCHMARK
Boundary and Topographic
Survey
C1
SCALE:
Part of the Southeast 1/4 of
Section 7, Town 17 North,
Range 4 East, City of
Carmel, Hamilton County,
Indiana
Know what's belowCallbefore you dig.
R
Penske Automotive Group
2555 Telegraph Rd.
Bloomfield Hills, MI 48302
Penske Chevrolet
SEAL
07-17-14
PROJECT
CLIENT
PROJECT LOCATION
SHEET
REVISIONS
DRAWN BY:
DESIGNED BY:
APPROVED BY:
DATE:
NF
NOWAK & FRAUS ENGINEERS
46777 Woodward Ave.
Pontiac, MI 48342-5032
Tel. (248) 332-7931
Fax. (248) 332-8257
civil Engineers
Land Surveyors
Land Planners
ENGINEERS
sheet no.
H970
NFE JOB NO.
Mr. Jeffrey L. Anderson
Tel:(248) 648-2574
Fax:(248) 648-2575
contact
P.Kortba / J.Klenk
-
P. Williams
LEGEND
TOPOGRAPHIC SURVEY NOTES
LEGAL DESCRIPTION (AS SURVEYED)
01020 10 2030
NF
Site
Location Map
1" = 20'
LEGAL DESCRIPTION
(PER TITLE COMMITMENT)
APPROVAL PENDING
NOT FOR CONSTRUCTION
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BENCHMARK
BENCHMARK
BENCHMARK
Demolition Plan
SCALE:
Part of the Southeast 1/4 of
Section 7, Town 17 North,
Range 4 East, City of
Carmel, Hamilton County,
Indiana
Know what's belowCallbefore you dig.
R
Penske Automotive Group
2555 Telegraph Rd.
Bloomfield Hills, MI 48302
Penske Chevrolet
SEAL
07-17-14
PROJECT
CLIENT
PROJECT LOCATION
SHEET
REVISIONS
DRAWN BY:
DESIGNED BY:
APPROVED BY:
DATE:
NF
NOWAK & FRAUS ENGINEERS
46777 Woodward Ave.
Pontiac, MI 48342-5032
Tel. (248) 332-7931
Fax. (248) 332-8257
civil Engineers
Land Surveyors
Land Planners
ENGINEERS
sheet no.
H970
NFE JOB NO.
Mr. Jeffrey L. Anderson
Tel:(248) 648-2574
Fax:(248) 648-2575
contact
J. Longhurst
J. Longhurst
P. Williams
C2
01020 10 2030
1" = 20'
NF
Site
Location Map
LEGEND
DEMOLITION NOTES
SITE NOTE
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BENCHMARK
BENCHMARK
BENCHMARK
12
12
12
10
13
10
6
6
4
5
��
�
1
2
T-1
T-2
3
CO
PAVING LEGEND
LEGEND
Engineering Plan
SCALE:
Part of the Southeast 1/4 of
Section 7, Town 17 North,
Range 4 East, City of
Carmel, Hamilton County,
Indiana
Know what's belowCallbefore you dig.
R
Penske Automotive Group
2555 Telegraph Rd.
Bloomfield Hills, MI 48302
Penske Chevrolet
SEAL
07-17-14
PROJECT
CLIENT
PROJECT LOCATION
SHEET
REVISIONS
DRAWN BY:
DESIGNED BY:
APPROVED BY:
DATE:
NF
NOWAK & FRAUS ENGINEERS
46777 Woodward Ave.
Pontiac, MI 48342-5032
Tel. (248) 332-7931
Fax. (248) 332-8257
civil Engineers
Land Surveyors
Land Planners
ENGINEERS
sheet no.
H970
NFE JOB NO.
Mr. Jeffrey L. Anderson
Tel:(248) 648-2574
Fax:(248) 648-2575
contact
J. Longhurst
J. Longhurst
P. Williams
C3
01020 10 2030
1" = 20'
NF
Site
Location Map
GENERAL PAVING NOTES
DEMOLITION NOTES
ASPHALT PAVEMENT SECTION CONCRETE PAVEMENT SECTION 5' WIDE SPILLWAY DETAIL
STORM STRUCTURE SCHEDULE
4
1 5
2
3
STORM WATER DETENTION NOTE
SECTION A - A
PLAN VIEW
GROUTED STONE RIP-RAP
SECTION B - B
SECTION C - C
APPROVAL PENDING
NOT FOR CONSTRUCTION
REFERENCE NOTES
GENERAL NOTES
-
�
�
�
’
PARKING ENCROACHMENT NOTE
T2
PROPOSED PARCEL COVERAGE
T1
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752
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756
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760
762
764
766
750
752
754
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764
766
752
754
756
758
760
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766
750
752
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756
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764
766
752
754
756
758
760
762
764
766
750
752
754
756
758
760
762
764
766
1 2
T-2T-1
3
T-2
T-1
CO
Storm Sewer Profiles,
Details & Notes
SCALE:
Part of the Southeast 1/4 of
Section 7, Town 17 North,
Range 4 East, City of
Carmel, Hamilton County,
Indiana
Know what's belowCallbefore you dig.
R
Penske Automotive Group
2555 Telegraph Rd.
Bloomfield Hills, MI 48302
Penske Chevrolet
SEAL
07-17-14
PROJECT
CLIENT
PROJECT LOCATION
SHEET
REVISIONS
DRAWN BY:
DESIGNED BY:
APPROVED BY:
DATE:
NF
NOWAK & FRAUS ENGINEERS
46777 Woodward Ave.
Pontiac, MI 48342-5032
Tel. (248) 332-7931
Fax. (248) 332-8257
civil Engineers
Land Surveyors
Land Planners
ENGINEERS
sheet no.
H970
NFE JOB NO.
Mr. Jeffrey L. Anderson
Tel:(248) 648-2574
Fax:(248) 648-2575
contact
J. Longhurst
J. Longhurst
P. Williams
C4
01020 10 2030
1" = 20'
APPROVAL PENDING
NOT FOR CONSTRUCTION
ON-SITE TRAFFIC SIGNAGE DETAILS
CAR DISPLAY AREA DETAIL
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BENCHMARK
BENCHMARK
BENCHMARK
Storm Water Pollution
Prevention Plan
SCALE:
Part of the Southeast 1/4 of
Section 7, Town 17 North,
Range 4 East, City of
Carmel, Hamilton County,
Indiana
Know what's belowCallbefore you dig.
R
Penske Automotive Group
2555 Telegraph Rd.
Bloomfield Hills, MI 48302
Penske Chevrolet
SEAL
07-17-14
PROJECT
CLIENT
PROJECT LOCATION
SHEET
REVISIONS
DRAWN BY:
DESIGNED BY:
APPROVED BY:
DATE:
NF
NOWAK & FRAUS ENGINEERS
46777 Woodward Ave.
Pontiac, MI 48342-5032
Tel. (248) 332-7931
Fax. (248) 332-8257
civil Engineers
Land Surveyors
Land Planners
ENGINEERS
sheet no.
H970
NFE JOB NO.
Mr. Jeffrey L. Anderson
Tel:(248) 648-2574
Fax:(248) 648-2575
contact
J. Longhurst
J. Longhurst
P. Williams
C5
01020 10 2030
1" = 20'
NF
Site
Location Map
SILTFENCE DETAIL
SECTION A-A
FRONT VIEW
PLAN VIEW
SECTION B-B
CONSTRUCTION SEQUENCE / TIMING SCHEDULE
TEMPORARY CRUSHED CONCRETE
CONSTRUCTION ACCESS ROAD
RO
A
D
W
A
Y
LEGEND
AREA A
0.00 ACRE
SOIL EROSION
SWPPP NARRATIVE AND SESC SEQUENCE OF CONSTRUCTION
SESC MAINTENANCE NOTE
SILT SACK FILTER DETAIL
STRAW MULCH EROSION BLANKET
CONCRETE WASHOUT NOTE
OPEN WATERCOURSE NOTE
FLOOD PLAIN NOTE
Soils Map APPROVAL PENDING
NOT FOR CONSTRUCTION
STORM RUNOFF TRAVEL PATH
NOTES
CONTACT PERSON
DISTURBANCE NOTE
SOIL CONTAMINATION NOTE
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Details & Notes
SCALE:
Part of the Southeast 1/4 of
Section 7, Town 17 North,
Range 4 East, City of
Carmel, Hamilton County,
Indiana
Know what's belowCallbefore you dig.
R
Penske Automotive Group
2555 Telegraph Rd.
Bloomfield Hills, MI 48302
Penske Chevrolet
SEAL
07-17-14
PROJECT
CLIENT
PROJECT LOCATION
SHEET
REVISIONS
DRAWN BY:
DESIGNED BY:
APPROVED BY:
DATE:
NF
NOWAK & FRAUS ENGINEERS
46777 Woodward Ave.
Pontiac, MI 48342-5032
Tel. (248) 332-7931
Fax. (248) 332-8257
civil Engineers
Land Surveyors
Land Planners
ENGINEERS
sheet no.
H970
NFE JOB NO.
Mr. Jeffrey L. Anderson
Tel:(248) 648-2574
Fax:(248) 648-2575
contact
J. Longhurst
J. Longhurst
P. Williams
C6
01020 10 2030
1" = 20'APPROVAL PENDING
NOT FOR CONSTRUCTIONG:
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City of Carmel
Concrete Curb Policy Notes
SCALE:
Part of the Southeast 1/4 of
Section 7, Town 17 North,
Range 4 East, City of
Carmel, Hamilton County,
Indiana
Know what's belowCallbefore you dig.
R
Penske Automotive Group
2555 Telegraph Rd.
Bloomfield Hills, MI 48302
Penske Chevrolet
SEAL
07-17-14
PROJECT
CLIENT
PROJECT LOCATION
SHEET
REVISIONS
DRAWN BY:
DESIGNED BY:
APPROVED BY:
DATE:
NF
NOWAK & FRAUS ENGINEERS
46777 Woodward Ave.
Pontiac, MI 48342-5032
Tel. (248) 332-7931
Fax. (248) 332-8257
civil Engineers
Land Surveyors
Land Planners
ENGINEERS
sheet no.
H970
NFE JOB NO.
Mr. Jeffrey L. Anderson
Tel:(248) 648-2574
Fax:(248) 648-2575
contact
J. Longhurst
J. Longhurst
P. Williams
C7
01020 10 2030
1" = 20'APPROVAL PENDING
NOT FOR CONSTRUCTIONG:
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DEVELOPMENT
PARCEL
CHEVY DEALERSHIP
PARCEL
SUBARU DEALERSHIP
PARCEL
McDONALDS BP GAS STATION REGIONS BANK
Maintenance of Traffic Plan
SCALE:
Part of the Southeast 1/4 of
Section 7, Town 17 North,
Range 4 East, City of
Carmel, Hamilton County,
Indiana
Know what's belowCallbefore you dig.
R
Penske Automotive Group
2555 Telegraph Rd.
Bloomfield Hills, MI 48302
Penske Chevrolet
SEAL
07-17-14
PROJECT
CLIENT
PROJECT LOCATION
SHEET
REVISIONS
DRAWN BY:
DESIGNED BY:
APPROVED BY:
DATE:
NF
NOWAK & FRAUS ENGINEERS
46777 Woodward Ave.
Pontiac, MI 48342-5032
Tel. (248) 332-7931
Fax. (248) 332-8257
civil Engineers
Land Surveyors
Land Planners
ENGINEERS
sheet no.
H970
NFE JOB NO.
Mr. Jeffrey L. Anderson
Tel:(248) 648-2574
Fax:(248) 648-2575
contact
J. Longhurst
J. Longhurst
P. Williams
C8
02550 25 5075
1" = 50'NF
Site
Location Map
APPROVAL PENDING
NOT FOR CONSTRUCTION
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6
(
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6
(
1
(
5
0
1
:
5 0
6
(
5
0
15
2
.
9
5
'
(
R
)
1
5
2
.
7
4
'
(
M
)
6
(
5
0
12
12
12
10
13
10
6
6
1
1
7
.
7
3
'
G
R
E
E
N
B
E
L
T
/
B
U
F
F
E
R
Y
A
R
D
30.19'
GREENBELT/BUFFERYARD
28
.
5
0
'
GR
E
E
N
B
E
L
T
/
B
U
F
F
E
R
Y
A
R
D
28
.
5
0
'
GR
E
E
N
B
E
L
T
/
B
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A
R
D
Landscape Plan
SCALE:
Part of the Southeast 1/4 of
Section 7, Town 17 North,
Range 4 East, City of
Carmel, Hamilton County,
Indiana
Know what's below
Call before you dig.
R
Penske Automotive Group
2555 Telegraph Rd.
Bloomfield Hills, MI 48302
Penske Chevrolet
SEAL
July 17, 2014
PROJECT
CLIENT
PROJECT LOCATION
SHEET
REVISIONS
DRAWN BY:
DESIGNED BY:
APPROVED BY:
DATE:
NF
NOWAK & FRAUS ENGINEERS
46777 Woodward Ave.
Pontiac, MI 48342-5032
Tel. (248) 332-7931
Fax. (248) 332-8257
civil Engineers
Land Surveyors
Land Planners
ENGINEERS
sheet no.
H970
NFE JOB NO.
Mr. Jeffrey L. Anderson
Tel:(248) 648-2574
Fax:(248) 648-2575
contact
G. Ostrowski
L1
01020 10 2030
1" = 20'
NF
SITE
LOCATION MAP
N.T.S.
NF
N
G. Ostrowski/tlp
G. Ostrowski/tlp
3-CC
25-IG
4-QC
8-SB
2-GB
8-SB
3-CC
11-QC
9-GT
4 RAIN GARDEN SEED MIX PER SPECIFICATION
1
2
3
PROPOSED DOUBLE-PROCESSED MULCH BED,
PROPOSED HARDSCAPE, SEE CIVIL DRAWINGS
MATERIAL KEY
SOD LAWN ON 3" TOPSOIL
MINIMUM 3" DEPTH
FOR MATERIAL AND DETAILS
5 PROPOSED METAL EDGING, 1/8" X 4" TYPICAL
6 LOW GROW FESCUE SEED MIX
LANDSCAPE REQUIREMENTS
PERIMETER BUFFERYARD
KEYSTONE PKWY: 152.95 L.F.
REQUIREMENT: 6 SHADE TREES, 2 ORNAMENTAL TREES AND 15 SHRUBS PER 100 L.F.
REQUIRED: 9 SHADE TREES, 3 ORNAMENTAL TREES, AND 23 SHRUBS
PROVIDED: 9 SHADE TREES, 3 ORNAMENTAL TREES,AND 24 SHRUBS
EAST 96TH STREET: 200 L.F.
REQUIREMENT: 7 SHADE TREES, 3 ORNAMENTAL TREES, AND 25 SHRUBS PER 100 L.F.
REQUIRED: 14 SHADE TREES, 6 ORNAMENTAL TREES, AND 50 SHRUBS
PROVIDED: 14 SHADE TREES, 6 ORNAMENTAL TREES, AND 50 SHRUBS
PARKING LOT LANDSCAPE REQUIREMENTS
1 SHADE TREE AND 5 SHRUBS PER 10 SPACES
PARKING SPACES: 81
REQUIRED: 8.1 OR 9 TREES AND 40.5 OR 41 SHRUBS
PROVIDED: 9 TREES AND 44 SHRUBS
PROPOSED SHRUBS IN
ISLANDS SHALL BE FINISHED
W/ 3" DEPTH DOUBLE PROCESSED
HARDWOOD BARK MULCH
PROPOSED PARKING LOT
ISLANDS SHALL BE CLEAN
OF DEBRIS BEFORE BACKFILLING
WITH CLEAN TOPSOIL, TYPICAL
EXISTING LAWN AREAS DISTURBED
DURING CONSTRUCTION SHALL BE
RESTORED W/ SOD
PROPOSED PARKING LOT
ISLANDS SHALL BE CLEAN
OF DEBRIS BEFORE BACKFILLING
WITH CLEAN TOPSOIL, TYPICAL
EXISTING LAWN AREAS DISTURBED
DURING CONSTRUCTION SHALL BE
RESTORED W/ SOD
PROPOSED BIO-RETENTION
AREA TO BE SEEDED AND
STABILIZED W/ RAIN GARDEN
SEED MIX
PROPOSED BIO-RETENTION
AREA TO BE SEEDED AND
STABILIZED W/ RAIN GARDEN
SEED MIX
UPLAND AREAS ADJACENT TO
TO BIO-RETENTION SHALL BE A
LOW GROWING NATIVE TURF GRASS
UPLAND AREAS ADJACENT TO
TO BIO-RETENTION SHALL BE A
LOW GROWING NATIVE TURF GRASS
PROPOSED BIO-RETENTION
AREA TO BE SEEDED AND
STABILIZED W/ RAIN GARDEN
SEED MIX
5
3
1
1
1
1
2
6
6
6
6
6
SEED MIX AVAILABLE:
NATIVESCAPE, LLC
NEW ENGLAND ASTER
HEATH ASTER
OX EYE SUNFLOWER
DENSE BLAZINGSTAR
GREAT BLUE LOBELIA
CARDINAL FLOWER
BERGAMOT (BEEBALM)
MOUNTAIN MINT
YELLOW CONEFLOWER
BLACK-EYED SUSAN
RECOMMENDED SEEDING RATE:
WILDFLOWERS
GOLDEN ALEXANDERS
OHIO GOLDENROD
LANCE-LEAVED GOLDENROD
PRAIRIE DOCK
RAIN GARDEN SEED MIX
*CONTAINS 30% WILDFLOWERS, 10% NATIVE GRASSES
GRASSES
BIG BLUESTEM
CANADA WILD RYE
DARK GREEN BULRUSH
INDIAN GRASS
WETLAND SEDGES
50-55 LBS/ACRE
PO BOX 122
MANCHESTER, MI 48158
T 517.456.9696
SMOOTH PENSTEMON
FOWL MANNA GRASS
PRAIRIE CORD GRASS
DEER TONGUE
TEMPORARY GRASSES
SEED OATS
ANNUAL RYE
WINTER WHEAT
AMERICAN SLOUGH GRASS
AND 60% TEMPORARY GRASSES
GENERAL SOD NOTE:
ALL LAWN AREAS DESIGNATED TO BE SODDED, SHALL BE SODDED WITH
A BLENDED DURABLE BLUEGRASS SOD, TYPICALLY GROWN IN THE REGION. ALL
TURF SHALL BE PLACED ON A MINIMUM 3" PREPARED TOPSOIL, AND WATERED
DAILY UNTIL ESTABLISHMENT. IN AREAS SUBJECT TO EROSION, SODDED LAWN
SHALL BE STABILIZED WHERE NECESSARY, AND LAID PERPENDICULAR TO SLOPES
SOD INSTALLATION SHALL OCCUR ONLY:
SPRING: APRIL1 TO JUNE1
FALL: AUGUST 15 TO OCTOBER 15
LOW GROW SEED NOTES:
1. OPTIMUM SEEDING TIME IS AUGUST THROUGH SEPTEMBER.THIS WILL KEEP COMPETITION FROM WEEDS
TO A MINIMUM.
2. RECOMMENDED FOR LEVEL SITES. ON EROSION PRONE SITES, A NURSE CROP OF ANNUAL RYE IS
RECOMMENDED. STRAW MULCH IS NOT RECOMMENDED. HYDROSEEDING WITH A PAPER PULP
SLURRY IS THE PREFERRED APPLICATION TECHNIQUE.
3. THE SEEDING AREA SHOULD BE FREE FROM EXISTING WEEDS PRIOR TO SEED INTRODUCTION.
4. DAILY WATERING FOR A PERIOD OF 15 TO 30 MINUTES IS RECOMMENDED FOR THE FIRST SIX (6) WEEKS
FOLLOWING INITIAL SEEDING.
5. FERTILIZATION IS NOT RECOMMENDED, HOWEVER, IF USED FERTILIZERS SHOULD BE LOW NITROGEN.
6. MOWING ONLY NEEDS TO OCCUR IN LATE SPRING WITH THE APPEARANCE OF SEED HEADS. IF A MORE
MANICURED LOOK IS DESIRED, MOWING ONCE A MONTH WILL KEEP THE LAWN AT 3-4" IN HEIGHT.
LOW-GROW LAWN MIX:
ALL LAWN AREAS DESIGNATED TO BE SEEDED, SHALL BE HYDROSEEDED
WITH LOW-GROW LAWN SEED MIX, AT A RATE OF 5 LBS/1,000 S.F.
SEED AVAILABLE FROM:
NATIVESCAPES, LLC
(T) 1-517-456-7245
* MIX IS COMPRISED OF
22.8% PENNLAWN RED FESCUE
22.5% CREEPING RED FESCUE
21.7% CHEWINGS FESCUE
11.8% VICTORY II CHEWINGS FESCUE
9.8% SPARTAN HEAD FESCUE
9.9% AZAY SHEEPS FESCUE
Princeton Sentry Maiden Hair Tree
Ginkgo biloba 'Princeton Sentry'
COMMENT
9
SHRUBS
TREES
CC
PLANT SCHEDULE
QTYKEY BOTANICAL/COMMON NAME SIZESPACINGROOT
B&BSEE PLAN FULLY BRANCHED HEADS
GB 8
MAINTAIN AS HEDGE
MAINTAIN AS HEDGE
B&BSEE PLAN2.5" CAL
Skyline Honey Locust
Gleditsia triacanthos 'Skyline'
B&B
B&B
2.5" CAL
GT9 B&BSEE PLAN2.5" CAL
IG92 Nordic Holly
Ilex glabra 'Nordic'30" HT 30" OC
SB44 Anthony Waterer Spiraea
Spiraea x bumalda 'Anthony Waterer'30" HT 48" OC
Eastern Redbud
Cercis canadensis
FULLY BRANCHED HEADS
FULLY BRANCHED HEADS
Columnar Crimson Spire Oak
Quercus 'Crimson Spire'QC 15 B&BSEE PLAN2.5" CAL FULLY BRANCHED HEADS
GENERAL LANDSCAPE NOTES
1. LANDSCAPE CONTRACTOR SHALL VISIT SITE, INSPECT EXISTING CONDITIONS
AND REVIEW PROPOSED PLANTING AND RELATED WORK. IN CASE OF
DISCREPANCY BETWEEN PLAN AND PLANT LIST, THE PLAN SHALL
GOVERN QUANTITIES. CONTACT THE LANDSCAPE ARCHITECT WITH ANY
CONCERNS.
2. THE CONTRACTOR SHALL VERIFY LOCATIONS OF ALL ON-SITE UTILITIES
PRIOR TO BEGINNING CONSTRUCTION ON HIS/HER PHASE OF WORK. ANY
DAMAGE OR INTERUPTION OF SERVICES SHALL BE THE RESPONSIBILITY
OF THE CONTRACTOR.
3.THE CONTRACTOR SHALL COORDINATE ALL RELATED ACTIVITIES WITH
OTHER TRADES, AND SHALL REPORT ANY UNACCEPTACBLE SITE CONDITIONS
TO THE OWNER'S REPRESENTATIVE PRIOR TO COMMENCEMENT.
4. PLANTS SHALL BE FULL, WELL-BRANCHED, AND IN HEALTHY VIGOROUS
GROWING CONDITION.
5. PLANTS SHALL BE WATERED BEFORE AND AFTER PLANTING IS COMPLETE.
6. ALL TREES MUST BE STAKED, FERTILIZED AND MULCHED AND SHALL BE
GUARANTEED TO EXHIBIT A NORMAL GROWTH CYCLE FOR AT LEAST ONE (1)
YEAR FOLLOWING PLANTING.
7. ALL MATERIAL SHALL CONFORM TO THE GUIDELINES ESTABLISHED IN THE MOST
RECENT EDITION OF THE "AMERICAN STANDARDS FOR NURSERY STOCK".
8. CONTRACTOR WILL SUPPLY FINISHED GRADE AND EXCAVATE AS NECESSARY TO
SUPPLY PLANT MIX DEPTH IN ALL PLANTING BEDS AS INDICATED IN PLANT DETAILS
AND A DEPTH OF 4" IN ALL LAWN AREAS.
9.PROVIDE CLEAN BACKFILL SOIL, USING MATERIAL STOCKPILED ON-SITE. SOIL
SHALL BE SCREENED AND FREE OF DEBRIS, FOREIGN MATERIAL, AND STONE.
10. SLOW-RELEASE FERTILIZER SHALL BE ADDED TO THE PLANT PITS BEFORE
BEING BACKFILLED. APPLICATION SHALL BE AT THE MANUFACTURERS RECOMMENDED
RATES.
11. AMENDED PLANT MIX (PREPARED TOPSOIL) SHALL CONSIST OF 1/3 SCREENED TOPSOIL,
1/3 SAND, AND 1/3 "DAIRY DOO" COMPOST, MIXED WELL AND SPREAD TO A DEPTH AS
INDICATED IN PLANTING DETAILS.
12. ALL PLANTINGS SHALL BE MULCHED PER CITY'S DETAILS AND IF NOT SPECIFIED BY THE CITY
WITH SHREDDED HARDWOOD BARK, SPREAD TO A DEPTH OF 3" FOR TREES AND SHRUBS,
AND 2" ON ANNUALS, PERENNIALS, AND GROUNDCOVER PLANTINGS. MULCH SHALL BE
FREE FROM DEBRIS AND FOREIGN MATERIAL, AND PIECES ON INCONSISTENT SIZE.
13. NO SUBSTITUTIONS OR CHANGES OF LOCATION, OR PLANT TYPE SHALL BE MADE
WITHOUT THE APPROVAL OF THE LANDSCAPE ARCHITECT OR OWNERS REPRESENTATIVE.
14. THE LANDSCAPE ARCHITECT SHALL BE NOTIFIED OF ANY DISCREPANCIES BETWEEN
THE PLANS AND FIELD CONDITIONS PRIOR TO INSTALLATION.
15. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTAINING ALL PLANT
MATERIAL IN A VERTICAL CONDITION THROUGHOUT THE GUARANTEED PERIOD.
16. THE LANDSCAPE ARCHITECT OR OWNERS REPRESENTATIVE SHALL HAVE THE RIGHT
TO REJECT ANY WORK OR MATERIAL THAT DOES NOT MEET THE REQUIREMENTS OF
THE PLANS AND/OR SPECIFICATIONS.
17. THE LANDSCAPE CONTRACTOR SHALL SEED AND MULCH OR SOD (AS INDICATED ON
PLANS) ALL AREAS DESIGNATED AS SUCH ON THE PLANS, THROUGHOUT THE CONTRACT
LIMITS. FURTHER, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RESTORING AREAS
DISTURBED DURING CONSTRUCTION, NOT IN THE CONTRACT LIMITS, TO EQUAL OR
GREATER CONDITION.
18. ALL LANDSCAPE AREAS SHALL HAVE PROPER DRAINAGE THAT PREVENTS EXCESSIVE
WATER FROM PONDING ON LAWN AREAS OR AROUND TREES AND SHRUBS.
19. ALL LANDSCAPE AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC UNDERGROUND
SYSTEM.
PROPOSED 25' HT
LIGHT POLE, SEE
PHOTOMETRIC PLAN
2-GB
8-SB
2-GB
8-SB
2-GB
12-SB
6
2
22
2
5
2-CC
42-IG
1-CC
09-02-14 REVISED PER CITY REVIEW
25-IG
LANDSCAPE BUFFERYARD VARIANCE REQUEST:
PER CITY'S ENGINEERING COMMENTS THE REQUIRED
PERIMETER BUFFERYARD FOR EAST 96TH STREET HAS BEEN
REMOVED. PROPOSED PLANTINGS HAVE BEEN DISTRIBUTED
ALONG THE NORTHERN AND EASTERN PROPERTY LINE
EDGES AT THE QUANTITIES REQUIRED FOR THE BUFFERYARD.
06-04-15 REVISED PER CITY REVIEW
PROPOSED CHECK DAM
PROPOSED CHECK DAM
06-12-15 REVISED PER CITY REVIEW
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E
.
PENSKE CHEROLET CARMEL IN
SITE LIGHTING VALUES AT GRADE
PREPARED FOR: NOWAK & FRAUS ENGINEERS
GASSER BUSH ASSOCIATES
De
s
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KJ
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Da
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8/
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4
Sc
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No
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Dr
a
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g
N
o
.
#1
4
-
2
8
1
3
8
-
V
2
1
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f
1
G:\H000-FILES\H970\Office\Consultant Files\2104-08-28 - Photometric Plan\14-28138-V2.dwg, 8/29/2014 2:28:12 PM, Nowak and Fraus P.L.L.C.
BE
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BENCHMARK BENCHMARK
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3
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