HomeMy WebLinkAboutCorrespondence =- =C.P. Morgan
November 16, 1988
The art of fine home building
Mr. Charles Kiphart
Department of Community Development
City of Carmel
40 E. Main
Carmel, IN 46032
Subject: Revised Lake Forest Cluster Housing Community
Dear Mr. Kiphart:
Pursuant to our meeting on November 15th regarding the revised Lake Forest site plan,this letter
serves to confirm our verbal understanding that the Department of Community Development has
reviewed the-revised-plan and suggests the following modifications:
CoKcw+♦ Pity%
1) Provide a detail of the 116th Street improvements to include widening to three
lanes and accel-decel lanes for both entryways.
2) Provide a stubbed street on the northwest corner of the property and delete the
the existing stubs to the west and north.
3) Provide a commitment that The C. P. Morgan Co., Inc. will coordinate with
The City of Carmel road improvement plan for 116th Street.
4) Provide for additional clustering of homes through minor site plan revisions
which provide landscape easements.
It is our understanding that, given the above mentioned additions, the staffs opinion is that Lake
Forest fulfills the intent and purpose of the current cluster housing ordinance.
Based upon this understanding, we are proceeding with revised engineering plans which will be
submitted to your office November 28th, and will be presented to the Subdivision Committee
December 6th.
Sincerely,
Mark W. Boyce
Manager of Land Acquisition
and Market Research
MWB/km
cc: Jim Nelson
Wes Bucher
1980 E. 116th Street,Suite 125
Carmel,Indiana 46032
(317)848-4040
NELSON
&
FRANKENBERGER
A PROFESSIONAL CORPORATION
ATTORNEYS-AT-LAW
3021 EAST 98TH STREET
JAMES J. NELSON SUITE 220
CHARLES D. FRANKENBERGER SUITEAPO LIS. INDIANA 46280
JEFFREY B. HIGGINS 317-844-0106
OF COUNSEL
JANE B. MERRILL December 6 , 1988
Chuck Kiphart
40 East Main Street
Carmel, IN 46032
•
Dear Chuck:
I represent C . P. Morgan Co. , Inc. relative to its
Application for Primary Plat Approval for the Development
Committee known as Lake Forest.
As you know C. P. Morgan has been working diligently to
revise its Development Plan to meet the stated concerns of the
members of the Subdivision Committee.
As of this date, revised plans have been filed but we have
been unable to obtain approval of the revised plans from the
various TAC members . In order to facilitate obtaining these
approvals, yesterday I requested of Wes Bucher that we be given
the opportunity to appear before the TAC Committee on December
21 , 1988. Due to the above, I respectfully request on behalf of
C. P. Morgan Co. , Inc. , that this matter be continued by the
Subdivision Committee from December 6, 1988 to January 3 , 1989 .
In so requesting this continuance I was surprised that we were
placed on the December 6th agenda, since we were unable to meet
the deadlines for such meeting established in your letter of
December 1 , 1988. I believe the additional time will provide us
with the opportunity to be completely prepared for a presentation
on January 3, 1989 .
Thank you for your consideration in this matter.
cgards,
dOlir
J . Nelson
cc: C.P. Morgan Co. , Inc.
PLEASE RETURN TO:
Mr. Charles E. Kiphart
Planning & Zoning Administrator
City of Carmel
40 E. Main Street
Carmel, IN 46032 PETITIONER TO FILL OUT & SEND COPIES TO TAC MEMBERS:
Petitioners Name: C. f• Mo26AV
Project Name: �.�ufoe.E3r PelnAQY
Property Use:
Type of Review:
Date: /2-/- 88
Dear Mr. Kiphart:
I have received and reviewed a location map and site/development plan
and other needed supporting information for the above stated project,
and make the following comments: (if additional comments attach seperate page)
1 . 5 rro co I).0 te, acor46 OAST* peop 'Or? t'Ve•
2. SHow Kour40INC; ANC TYI: fCQ.. cQa.S -S0cY' •
3. DRA'AJ a Foe //Git" rctl iS Ne"e17EZI
4. -j 5E& t el'E TNS 4-A.44°. int 56-67-494 r 5 .7bc' Na�Qow A p�"ACEN7 Tu c o-7- at?
5O P 6 BquF
w,D� N OF Z3 7-5 13AfcEI,Y APell PAT& reit A 5:(„ , DePTN cF y, �IdE SAN✓J K�1
5. -rive wiDTr/ 5,1641A 3e
51, .5�1L was. ',AKE iT ts
6. AHO Nova5 5f/D414 .94 No c P56Z 71A1 30, PO, $0 7-1/ A4KES.
7. ✓ �VC.CS rats.' V J4u� f41�3t lot aeiVetsic_ sire F1 LL-,
.ext 7- 13 1104 i lA4, FPO rt a'o t..
8.
9.
10.
I understand that the petitioner wishes to be included on the agenda for the
Plan Commission/Board of Zoning Appeals meeting for the
meeting. I have no problem with the Carmel Department of Community
Development issuing a docket number and placing this project on the
appropriate Commission/Board/ agenda for formal review.
Sincerely,
c1/4 4,4 cc rt Oft
stN,u� iJ a ENtc
5 t,tlii‘Pae n�
Qa.tid11 Pawt,Y/
PLEASE RETURN TO:
Mr. Charles E. Kiphart
Planning & Zoning Administrator
City of Carmel
40 E. Main Street
Carmel, IN 46032 PETITIONER TO FILL OUT & SEND COPIES TO TAC MEMBERS:
Petitioners Name: 77e C• ✓J Revyaa Cc ,J"e
Project Name: Lake ce //f'
Property Use:
Type of Review: `
Date: /� Z e)
Dear Mr. Kiphart:
I have received and reviewed a location map and site/development plan
and other needed supporting information for the above stated project,
and make the following comments: (if additional comments attach seperate page)
1. Nizt-Evz 732A1N Attar S 1^, O., R-{ FC,2 GAL/c
2. L�A i4 ". L 1�^4 S i I'- o FF i�/W y
3. 5,40..../ A(Z .. -t-o- ITSE Mo >.v�t�� s �, .LL ni p. Th - . •+abci 'PLA' '-' ( ' eTtk o�
c TL T-4G c.Jw)s-rtzuc.T0•-1 `�iL.o.' v✓`tLL NI LD fc�uc� cAa� w,t� T i�,zv-a�••o A.00-+L
4. � s-� ��,F � .t x.,314" oN �iM6-,Z,c.4, 3 Hc,-
5. A
...
5. 01:F S t tY�SEr+t`^aT ��-tom.Z� —. - 2,A,w Ale c' C3 rt AC� , �CT�t�t I ( 'v' ' .
S\�jsLO 1%.-: 7'2.i0- - APP¢nGot,s-jrza(-yea•J PL_A
6. 11 .eiJC2osy 5�zT<o-� C or-F%iTcr s .La a cca.T reve-pc•J 1/4"42.'4
7.
8.
9.
10.
I understand that the petitioner wishes to be included on the agenda for the
Plan Commission/Board of Zoning Appeals meeting for the
meeting. I have no problem with the Carmel Department of Community
Development issuing a docket number and placing this project on the
appropriate Commission/Board/ agenda for formal review.
Sincerely,
(/-/
ei
City
of CCarmel
Thomas E. Welch
CITY ENGINEER
Dorothy J.Hancock
MAYOR
December 2, 1988
Mr. Wes Bucher, Director
Department of Community Development
40 East Main Street
Carmel, Indiana 46032
Dear Mr. Bucher:
This office has reviewed the proposed site development plan
for Lake Forrest Subdivision, located on the north side of
116th Street, and have the following comments:
1. Off-Site Water (12" ) extended to east property line.
2 . Off-Site Sewer ( 18" ) continue North-South Interceptor
extend to west property line.
3 . Possibility of oversizing 12" north and south.
4 . Need to run water line from 116th Street up Deer Park Lane
to Purcell Lane.
5 . Sewer lateral for outlot.
6 . Need easement for sanitary on east side of Deer Park Lane
between 116th Street and Lot 11.
7 . Need right-of-way for outlot.
8 . Accel and deccel between Deer Park Lane and Lake Forrest
Park to be continuous , not tapered-full 12 ' lane.
9 . Relocate hydrant on Lot 131 to 500 ' (center of lot) .
Extend water main to subdivision boundary. East end of
Lake Point-add temporary hydrant on end of line (Lot 141) .
10 . Contact City' s Consulting Engineer, who is designing
116th Street project.
11 1st AVENUE,N.E. CARMEL,INDIANA 46032 317/846-7314
Approval of this project by this office will be contingent
upon the above comments and approval of sewer availability
by the Carmel Board of Public Works and Safety.
Very Truly Yours ,
A0e-Cf.,A
Randy D. Powell
RDP/tic
cc: Mark Boyce, C. P. Morgan Company
Jack Southerland, Schneider Engineering
2
-_ - =C.P. Morgan
jo -I?-,,
CNI Ma W
o. Inc.
October 3, 1988
Charles E. Kiphart
1980 E.116th Street Department of Couuunity Development
Suite 125 City of Carmel
Carmel,Indiana 46032 1st Avenue Northeast
(317)848-4040 Carmel, Indiana 46032
RE: Lake Forest
Dear Mr. Kiphart:
Following review and comment by the Technical Advisory Committee, we
have incorporated all recommended modifications to the Lake Forest
Project.
These include:
1. The annexation petitions for Lake Forest are on the Carmel Board
of Public Works and City Council agendas for October 1, 1988.
2. 40' half right-of-way will be grated on 116th Street and
accel-decel lanes and passing blister will substantially exceed
the ordinance requirements.
3. All utility easements are a minimum of 15' in width for Indiana
Bell Telephone.
4. The covenants include provisions for no fencing in the common
area except as approved by the Plan Commission and no buildings
may encroach into the common areas or landscape easements.
5. The aforementioned covenants are enforceable by the Plan Commission
and City of Carmel Staff.
6. American Aggregates has agreed to allow the C.P. Morgan Company
to construct a 7' high berm within a 20' wide strip alond the
eastern property line of Lake Forest.
7. Flood routing has been added.
8. We recommend to staff a maximum lot coverage percentage of 607
with impervious surfaces. Such surfaces as wood decks, spaced
brick, etc. are not considered impervious.
9. We will file for variances to the sign ordinance after the primary
plat is voted upon by the Plan Couuuission.
This summary included all TAC comments received to date and fulfills
all of the recommendations of your staff.
If you have any questions or additional couuuents, please contact
myself or Jack Southerland at Schneider Engineering.
Sincerely,
Mark W. Boyce
Research and Land Development
MB:dh
cc: Jack Southerland
=C.P. Morgan
The art of fine home building
November 30, 1988
Mr. Charles Kiphart
DEPT.OF COMMUNITY DEVELOPMENT
CITY OF CARMEL
First Avenue, N.E.
Carmel, IN 46032
Subject: Commitments for the Development of Lake Forest
Dear Mr. Kiphart:
Following is a summary of the proposed commitments for the development of
Lake Forest Cluster Housing Community.
• All homes in Lake Forest shall include brick exteriors to a height of
eight feet (8') on three sides.
• Lots 3, 4, 5, 99, 100, and 101 which face 116th Street shall include brick
exteriors on four sides.
• The C. P. Morgan Co., Inc. shall coordinate and cooperate with The City of
Carmel on the improvements to 116th Street as described on the
engineering plans of the primary plat.
Upon staffs approval of these commitments, we will reduce these commitments
to a recordable instrument which shall be recorded following primary plat
approval.
Sincerely,
Mark W. Boyce
MANAGER OF LAND DEVELOPMENT
MWB/dhg
cc: Wes Bucher
Jim Nelson
1980 E. 116th Street,Suite 125
Carmel,Indiana 46032
(317)848-4040
•
�$ Pfium,
.as Klauameier&Gehrum
" Consultants
General Partners: 47 South Pennsylvania Street,9th Floor
Indianapolis,IN 46204-3622
John E. Pflum,PE Telephone 317/636-1552
James P.Klausmeier,PE Telefax 317/636-1345
John E.Gehrum
January 3, 1989
Mr. Mark Boyce
C.P. Morgan Co., Inc.
• 1980 E. 116th Street, Suite 125
Carmel, IN 46032
• Re: Proposed Lake Forest
Dear Mr. Boyce:
• This letter is in response to your recent request that we:
* update the traffic counts along E. 116th Street near the proposed project,
* review the conclusions and recommendations in my letter to you dated October
4, 1988, and
• review the revised site plan with two rather than one proposed intersection with
E. 116th Street.
Update the Traffic Counts
•
The attached tabulation compares 1987 and 1988 traffic counts during the morning
and evening peak hour periods. Note that the 1987 counts were conducted during a
"normal" work and school week in January. The recent 1988 counts were conducted
during a "holiday" week for some workers and all students in December. As a result,
the "holiday" weekday counts are less than otherwise might be expected during a
"normal" weekday.
Review Conclusions and Recommendations
The limited traffic count comparisons provide no evidence to suggest changes to my
earlier conclusions and recommendations that:
•
* E. 116th Street be widened in the vicinity of the site to provide an exclusive
eastbound left turn lane,
* right-of-way be dedicated for the eventual widening of 116th Street, and
* signalization at Lake Forest Parkway will not be warranted.
Other Offices:
•
Cincinnati,OH
Ft.Wright, KY
Louisville,KY
a d 88'sT TES 1TE )UNI OT :ET 68, E8 Nl=if
■� Pflum,
Klausmeier&.Gehrum
-�� Consultants
Mr. Mark Boyce
January 3, 1988
Page Two
Review the Revised Site Plan
A revised site plan has been reviewed which shows two rather than one intersection
with 116th Street. The two proposed intersections are spaced approximately 550 feet
apart (between centerlines).
The two proposed intersections will require the reconstruction of approximately 1300
feet of 116th Street in order to:
* install an exclusive eastbound left turn lane at each intersection,
* install westbound acceleration and deceleration lanes at each intersection,
• flatten the vertical profile of 116th Street to improve sight distances,
and
* eliminate four residential driveway intersections along 116th Street.
Sum mary
Recent traffic counts provide no evidence to suggest changes to my earlier conclusions
and recommendations.
The revised site plan with two rather than one intersection with 116th Street will result
in additional lanes, lowered profile, and fewer residential driveways that will
substantially increase the capability of 116th Street to safely accommodate the site
generated traffic.
Very truly yours,
PFLUM, KLAUSM IER & GEI-IRUM CONSULTANTS
James P. Klausmeier, P.E.
Partner
JPK/jh
Attachment
1355/C-4/49
d
88ST LTC .MINI iI:ET E3: ED Nt+l
PEAK HOUR TRAFFIC
E. 116th Street, East of Gray Road
Carmel, Indiana
AM Peak Hour
Jan. 1987* Dec. 1988** % Difference
Westbound 620 524 - 15%
Eastbound 420 295 - 30%
Total 1040 819 - 21%
PM Peak Hour
Jan. 1987 Dec. 1988 % Difference
Westbound 540 541 --
Eastbound 810 645 - 20%
Total 1350 1186 - 12%
* January 12, 13, 14, 1987
** December 29,_1988
tr'd SSST TES LTE AQNI 8T :ET E8. EO kldf
City
ofCarmel
Charles E. Kiphart
PLANNING AND ZONING ADMINISTRATOR
Dorothy J. Hancock
MAYOR
December 1, 1988
Mark Boyce
C.P. Morgan
1980 E. 116th St.
Carmel, IN 46032
RE: Lake Forest
Primary Plat as amended
Dear Mark:
After staff review of above referenced project, we feel the following com-
ments need to be made:
1. Petitioner has resubmitted primary plat and application for Lake
ForesL subdivision.
2. Per agreement with DOCD staff, all plans were to be finalized and have
final approval by TAC members by November 28, 1988 in order for plat
to be ready for committee review. This did not take place.
3. Pay fee for review of revised plat, initial plat received, two reviews
as per fee schedule.
4. Submitted amended plat dated 11/24/88 is incomplete per the following
requirements of the Subdivision Regulations and the Cluster Housing
Ordinance.
a. We have received only one TAC response (Kent Ward) on amended
plat, he has noted five conditions.
b. Need two copies of plat without erosion control information.
c. No date of submittal on amended plat.
d. Need additional information on nodes in front of lots 20 through
23 and 85 through 88, show pavement layout, ownership, main-
tenance, etc.
e. Need drainage easement around entire perimeter of subdivision.
f. Need utility and drainage easements within common areas?
g. Show drainage arrows for facilities along 116th St.
h. Designate road right-of-way line on plat for 116th St.
i. Need sewer facility easements around Deer Park Lane.
40 EAST MAIN STREET CARMEL,INDIANA 46032 317/844.6433
Page 2
12/1/88
Lake Forest
j . Need revised landscape plan.
k. Need revised building elevations/architecture style.
1. Are there any changes to initial covenants per amended plan.
m. Revised traffic study per amended plan, committee may request.
n. Copy of revised preliminary drainage calculations. The agreement
between DOCD staff and petitioner has not been complied with,
staff feels that with the status of incomplete information and
changes in the road system (change in road design
entrances/exits, change in design of 116th St. ) and no final TAC
approval of amended plat that the Committee at this time should
not take final action on this submittal. Committee to make deci-
sion on whatever changes made to plat will necessitate a new
public hearing before the Plan Commission. Staff recommends
plat be reviewed by TAC at regular meeting, then considered by
Subdivision committee, then to Plan Commission.
If you have further questions, please call me at 844-6433.
Sincerel
40*49
/11.-1‘X;(---;(--1/7 —
Charles E. Kiphart
CEK/ck
L
John V. Schneider, P.E., L.S., Gary R. Kent, L.S.
President Dennis Grumpp, L.S.
Stephen M. Cooper, L.S.
Brad DeReamer, L.S., Edward D. Giacoletti, L.S.
Vice-President Bruce A. Nicholson, P.E.
James M. Mulryan, L.S.
Vincent J. Schneider, P.E., L.S. Richard G. Rayback, L.S.
Retired Consultant SCHNEIDER ENGINEERING CORPORATION Alan B. Cleveland, L.S.
Robert G. Horner, P.E.
Civil Engineers-Land Surveyors-Land Planners
December 5, 1988
Mr. Chuck Kiphart
Department of Community Development
40 East Main Street
Carmel, IN 46032
RE: Lake Forest
Primary Plat Submission
Dear Mr. Kiphart:
As requested, the comments received from the office of the Hamilton County
Surveyor have been addressed as follows:
1. NEED DRAINAGE SUMMARY FOR CALCULATIONS.
See attached.
2. KEEP LAKES AT LEAST 15' OFF R/W.
Waters edge shall be 15' or greater from any R/W line. In those areas where
edge of water will be closer than 15' to R/W line, a retaining wall shall be
required. See details.
3. SHOW AREAS TO BE MOUNDED, WILL NEED A DRAINAGE PLAN
WORKED OUT FOR THE CONSTRUCTION PLANS. WILL NEED TO
SHOW EASEMENT FOR MOUND ALONG EAST PROPERTY LINE ON
AMERICAN AG.
Added easement and mounding detail. Final drainage plan will be included
with construction plans.
4. OFFSITE EASEMENT NEEDED FOR DRAINAGE ON AMERICAN AG.
PROPERTY WHICH SHOULD BE RECORDED PRIOR TO APPROVAL OF
CONSTRUCTION PLANS.
See detail sheet.
5. NEED CROSS-SECTION OF OFFSITE SWALE ON CONSTRUCTION
PLANS.
See details.
3020 North Post Road, Indianapolis, Indiana 46226-6518 Telephone (317) 898-8282
Telecopier (317) 899-8010
P.O. Box 26068, Indianapolis, Indiana 46226-0068
The following are comments from the Hamilton County Soil Conservation Service.
These were received by telephone from John South on December 1, 1988:
1. DRAINAGE EASEMENT ON EAST LINE WITH LANDSCAPE EASEMENT.
See revised Primary Plat.
2. MOUNDS CROSS-SECTION.
See revised Primary Plat.
3. DETAIL FOR RETAINING WALL AROUND NARROW' PADS, OR NO
PONDS.
See revised Primary Plat.
4. DETAIL ON DRAINAGE ALONG 116TH., ST FLOW ARROWS ON EAST
ENTRY.
See revised Primary Plat.
5. UNSUITABLE FILL FROM PONDS. (OK FOR STREET, SUBGRADES &
PADS).
Comments from the Carmel City Engineers Office and are followed by our
responses:
1. OFF-SITE WATER (12") EXTENDED TO EAST PROPERTY LINE.
See detail sheet.
2. OFF-SITE SEWER (18") CONTINUE NORTH-SOUTH INTERCEPTOR
EXTEND TO WEST PROPERTY LINE.
See detail sheet.
3. POSSIBILITY OF OVERSIZING 12" NORTH AND SOUTH.
Will discuss at Technical Advisory meeting.
4. NEED TO RUN WATER LINE FROM 116TH STREET UP DEER PARK
LANE TO PURCELL LANE.
See revised Primary Plat.
5. SEWER LATERAL FOR OUTLOT.
See revised Primary Plat.
6. NEED EASEMENT FOR SANITARY ON EAST SIDE OF DEER PARK
LANE BETWEEN 116TH STREET AND LOT 11.
See revised Primary Plat.
7. NEED RIGHT-OF-WAY FOR OUTLOT.
See revised Primary Plat.
8. ACCEL AND DECCEL BETWEEN DEER PARK LANE AND LAKE
FORREST PARK TO BE CONTINUOUS, NOT TAPERED-FULL 12' LANE.
See revised Primary Plat.
9. RELOCATE HYDRANT ON LOT 131 TO 500' (CENTER OF LOT).
EXTEND WATER MAIN TO SUBDIVISION BOUNDARY. EAST END OF
LAKE POINT-ADD TEMPORARY HYDRANT ON END OF LINE (LOT
141).
See revised Primary Plat. Added temporary hydrants at end of lines.
10. CONTACT CITY'S CONSULTING ENGINEER, WHO IS DESIGNING
116TH STREET PROJECT.
Following are comments from your office and responses:
1. PETITIONER HAS RESUBMITTED PRIMARY PLAT AND APPLICATION
FOR LAKE FOREST SUBDIVISION.
2. PER AGREEMENT WITH DOCD STAFF, ALL PLANS WERE TO BE
FINALIZED AND HAVE FINAL APPROVAL BY TAC MEMBERS BY
NOVEMBER 28, 1988 IN ORDER FOR PLAT TO BE READY FOR
COMMITTEE REVIEW. THIS DID NOT TAKE PLACE.
3. PAY FEE FOR REVIEW OF REVISED PLAT, INITIAL PLAT RECEIVED,
TWO REVIEWS AS PER FEE SCHEDULE.
4. SUBMITTED AMENDED PLAT DATED 11/24/88 IS INCOMPLETE PER
THE FOLLOWING REQUIREMENTS OF THE SUBDIVISION
REGULATIONS AND THE CLUSTER HOUSING ORDINANCE:
A) WE HAVE RECEIVED ONLY ONE TAC RESPONSE (KENT WARD)
ON AMENDED PLAT, HE HAS NOTED FIVE CONDITIONS.
See other comments and responses by petitioner.
B) NEED TWO COPIES OF PLAT WITHOUT EROSION CONTROL
INFORMATION.
Enclosed.
C) NO DATE OF SUBMITTAL ON AMENDED PLAT.
See revised Primary Plat.
D) NEED ADDITIONAL INFORMATION ON NODES IN FRONT OF
LOTS 20 THROUGH 23 AND 85 THROUGH 88, SHOW PAVEMENT
LAYOUT, OWNERSHIP, MAINTENANCE, ETC.
See revised Primary Plat.
E) NEED DRAINAGE EASEMENT AROUND ENTIRE PERIMETER OF
SUBDIVISION.
See revised Primary Plat.
F) NEED UTILITY AND DRAINAGE EASEMENTS WITHIN COMMON
AREA.
See revised Primary Plat. Provisions for maintenance of drainage
facilities and landscaping will be part of covenants and restrictions in
common areas.
G) SHOW DRAINAGE ARROWS FOR FACILITIES ALONG 116TH
STREET.
See revised Primary Plat.
H) DESIGNATE ROAD RIGHT-OF-WAY LINE ON PLAT FOR 116TH
STREET.
See revised Primary Plat.
I) NEED SEWER FACILITY EASEMENTS AROUND DEER PARK
LANE.
See revised Primary Plat.
I have responded to each of the T.A.C. members which provided me with written
comments. The responses which required drawing revisions have been highlighted
on the prints for your convenience. Should you have additional comments or
questions, please call.
Respectfully,
Dennis L. Grumpp
DLG/kmw
Enclosures
cc: Kent Ward, Hamilton County Surveyor
John South, Hamilton County Soil Conservation Service
Randy Powell, Carmel City Engineers Office
Mark Boyce, C.P. Morgan Co., Inc.
c:\letter\120588dg