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City of Carmel
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Department of Community Services
One Civic Square. Carmel, IN 46032
Phone: 317-571-2417 . Fax: 317-571-2426
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City of Carm 1
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Department of Community Services
One Civic Square. Carmel, IN 46032
Phone: 317-571-2417 . Fax: 317-571-2426
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SPM,MER BARNARD PC
Marci A. Reddick
Indianapolis Downtown Office
3171713-3435
mreddick(a1sommerbarnard.com
May 8, 2006
Jerry Chomanczuk, President
Leo Dierckman, Vice President
Dan Dutcher
Wayne Haney
Kevin Heber
Mark Rattermann
Rick Ripma
Carol Schleif
~.
Susan Westermeier
Carmel Plan Commission
Carmel City Hall
One Civic Square, Third Floor
Carmel, Indiana 46032
Re. Docket No. 06020010 PP: Stafford Lane
Dear Ladies and Gentlemen:
As you may recall, Sommer Barnard PC represents the Estridge Development Company,
the owner of sixty acres of property located immediately to the east of the proposed plat for the
subdivision captioned above ("Drees Plat"). Estridge began acquiring this acreage in 2004. In
addition, Estridge entered into a purchase agreement with the Thompson family, who reside at a
home located in the middle of the Drees Plat, on July 2, 2004. The Thompsons own a one acre
parcel with a 50 foot ingress/egress-easement from their home north to 146thStreet over the
Drees parcel
Estridge has taken the highly unusual step of remonstrating against a fellow developer
concerning the Drees Plat because it raises many concerns about the application of the Carmel
Subdivision Control Ordinance ("SCO"). As an adjacent property owner, Estridge has a clear
interest in whether the Drees Plat is of the high quality for which Carmel is known and whether
the design and character of the Drees Plat complies with the goals in the sea for harmonious
development for the City of Carmel. Furthermore, Estridge is concerned that approval of the
Drees Plat will establish a precedent that permits developers to receive approval from the city for
subdivisions that do not include contiguous parcels and that infringe on property rights of private
property owners not included in the plat.
One Indiana Square, Suite 3500 . Indianapolis, Indiana 46204-2023 . PHONE 317-713-3500 . I'AX317-713-3699 . www.80mmerbamard.c:om
o
......
Carmel Plan Commission
Page 2
May 8, 2006
The action taken by the Subdivision Committee on May 4, 2006 to recommend approval
of the Drees Plat to the Plan Commission, contrary to the recommendation of its staff, raises
serious questions. The Subdivision Committee's vote to recommend approval was improper
because:
First, the committee members did not know if the Drees Plat complies with the open space
requirements ofthe sca because the city's arborist has not given his opinion to the Subdivision
Committee or staff as to whether or not the private ingress-egress easement granted to the
Thompsons ("Thompson Easement"), may be counted as open space for the Drees Plat.
Second, the comments of the Hamilton County.Highwa6' Department which require among other
things, terminating the Thompsons' right to access 146t St. from their easement and closing the
median on 146th St. thereby prohibiting left turns onto west bound 146th St. from the homes in
the Drees Plat, were not considered by the Subdivision Committee even though staff and Drees'
advisors had received the comments from Hamilton County prior to the hearing. The committee
should have given the public an opportunity to comment on the closing ofthe median and the
other requirements that have been imposed by the Hamilton County Highway Department. (A
copy of the comments from the Hamilton County Highway Department is enclosed.)
Third, comments by the engineers for the City of Carmel made in the February 15,2006 TAC
review have not been addressed by Drees.
Fourth, the landscape plan approvals for the Drees Plat were not reviewed by the Subdivision
Committee prior to its vote to recommend approval of the plat to the Plan Commission.
Based on the foregoing, we respectfully request that the Plan Commission vote to send
the Drees Plat back to the Subdivision Committee so that these substantial issues, some of which
raise serious planning policy concerns, may be evaluated at its next meeting on June 6, 2006.
Sincerely,
~~~- a. C{~ ItA-A-
Marci A. Reddick
MAR/krr
Enclosure
cc: Mike Hollibaugh, City of Carmel
John Molitor, counsel to the Plan Commission
Estridge Development Company
356620vl
SOMMER BARNARD
ATTORNEYS, PC
o
MID"ci A: Reddick
From:
Sent:
To:
Cc:
Subject:
Michael McBride [mbm@co.hamilton.in.us]
Thursday, May 04, 2006 3:20 PM
Eric Batt"<ebatt@schneidercorp.com
Matt Griffin; Gary Duncan
Stafford Lane Primary Plat
May 4, 2006
Mr. Eric Batt
The Schneider Corporation
8901 Otis Avenue
Indianapolis, Indiana 46216-1037
RE: Stafford Lane
Primary Plat
S of 146th Street / W of Gray Road
Clay Township
Dear Mr. Batt:
This letter serves to acknowledge receipt of a transmittal on 4/21/06 containing the plans for the above-mentioned project.
After reviewing the plans the Highway Department has the following comments:
1. Please note that we will require the closing of both the median in front of your site as well as the
existing residential drive serving the property.
2. A 50' half r/w is required along 146th Street OR 10' behind curb, whichever is greater.
3. Triangular right of way cuts with 50' legs are required at both sides of the intersection.
4. A 2' non-access easement is needed.
5. A 15' DUE is needed.
6. We require a 150' Decellane with 100' tapers.
7. Please provide a note that the pavement shall be saw-cut to provide a smooth transition.
8. A Permit will be required for the entrance. Please contact Mr. Robb Chadwell, Highway Department Permit
Inspector, for the necessary forms and information. The permits can be found on the Hamilton County website at www.
co.hamilton.in.us, under the Highway Department link.
9. Please be aware that further comments may be necessary at a later date.
If you have any questions or comments concerning this letter, please feel free to contact me at anytime.
Sincerely,
Michael McBride
Staff Engineer
Mike McBride
Staff Engineer
Hamilton County Highway Department
www.co.hamilton.in.us
phone: 3171773-7nO
fax:3171776-9814
1
o
~
SOMMER BARNARD PC
Mard A. Reddick
Indianapolis Downtown Office
3 I tnt 3-3435
mreddick@sommerbamard.com
May 8. 2006
Jerry Chomanczuk. President
Leo Dierckman, Vice President
Dan Dutcher
Wayne Haney
Kevin Heber
Mark Rattermann
Rick Ripma
Carol Schleif
Steven R. Stromquist
Madeleine Torres
Susan Westermeier
Cannel Plan Commission
Carmel City Hall
One Civic Square. Third Floor
Carmel, Indiana 46032
Dear Ladies and Gentlemen:
As you may recall, Sommer Barnard PC represents the Estridge Development Company,
the owner of sixty acres o(property located immediately to the east of the proposed plat for the
subdivision captioned above ("Drees Plat"). Estridge began acquiring this acreage in 2004, In
addition, Estridge entered into a purchase agreement with the Thompson family, who reside at a
home located in thc middle of the Drees Plat, on July 2, 2004. The Thompsons own a one acre
parcel with a SO foot ingress/egress easement from their home north to 146th Street over the
Drees parcel
Estridge has taken the highly unusual step of remonstrating against a fellow developer
concerning the Drees Plat because it raises many concerns about the application of tbe Carmel
Subdivision Control Ordinance ("SeO"), As an adjacent propeny owner, Estridge has a clear
interest in whether the Drees Plat is of the high quality for which Cannel is known and whether
the design and character ofthe Drees Plat complies with the goals in the SCO for harmonious
development for the City of Carmel. Furthennore, Estridge is concerned that approval of the
Drees Plat will establish a precedent that pennits developers to receive approval from the city for
subdivisions that do not include contiguous parcels and that infringe on property rights of private
property owners not included in the plat.
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Carmel Plan Commission
Page 2
May 8. 2006
The action taken by the Subdivision Committee on May 4, 2006 to recommend approval
of the Drees Plat to the Plan Commission, contrary to the recommendation of its staff, raises
serious questions. The Subdivision Committee's vote to recommend approval was improper
because:
First. the committee members did not know if the Drees Plat complies with the open space
requirements oftbe SeD because the city's arborist has not given his opinion to the Subdivision
Commiuee or staff as to whether or not the private ingress-egress easement granted to the
Thompsons ("Thompson Easement"), may be counted as open space for the Drees Plat,
Second, the comments of the Hamilton County HighW~ Department which require among other
things. terminating the Thompsons' right to access 146 St. from their easement and closing the
median on 1461h St. thereby prohibiting left turns onto west bound 146'" St. from tbe homes in
the Drees Plat, were not considered by the Subdivision Conunittee even tbough staff and Drees'
advisors had received the comments from Hamilton County prior to the bearing. The committee
should have given the public an opportunity to comment on the closing of the median and the
other requirements that have been imposed by the Hamilton County Highway Department. (A
copy of the comments from the Hamilton County Highway Department is enclosed.)
Third, comments by the engineers for the City of Carmel made in the Febrnary 15,2006 TAC
review bave not been addressed by Drees.
Fourth, the landscape plan approvals for the Drees Plat were not reviewed by the Subdivision
Committee prior to its vote to recommend approval of the plat to the Plan Commission.
Based on the foregoing, we respectfully request that the Plan Commission vote to send
the Drees Plat back to the Subdivision Comminee so that these substantial issues, some of which
raise serious planning policy concerns, may be evaluated at its next meeting on June 6. 2006.
Sincerely,
~Q.~~II~
Marci A. Reddick
MARlkrr
Enclosure .
cc: Mike Hollibaugh, City of Cannel
John Molitor, counsel to the Plan Commission
Estridge Development Company
3S6620vl
SOMMER BARNARD
ATTO.K.~..ra-----------
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Marci A. Reddick
From:
Sent:
To:
CC:
Subject:
Michael MtBride [rnbm@co.hamilton,in.us]
Thursday, May 04. 2006 3:20 PM
Eric Batt"<ebatt@sChneidercorp.com
Matt Griffin; Gary Duncan
Stafford Lane Primary Plat
May 4, 2006
Mr. Eric Batt
The Schneider Corporation
8901 Otis Avenue
Indianapolis, Indiana 46216-1037
RE: Stafford lane
Primary Plat
S of 146th Street I W of Gray Road
Clay Township
Dear Mr. Batt:
This letter serves to acknowledge receipt of a transmittal on 4/21/06 containing the plans for the above-mentioned project.
After reviewing the plans the Highway Oepartment has the followIng comments:
1. Please note that we will require the closing of both the median in front of your site as well as the
existing residential drive serving the property.
2. A 50' half rlw is required along 146th Street OR 10' behind curb, whichever is greater.
3. Triangular right ot way cuts with 50' legs are required at both sides of the intersection.
4. A 2' non-access easement is needed.
5. A 15' DUE Is needed.
6. We require a 150' Decellane with 100' tapers.
7. Please provide a note that the pavement shall be saw. cut to provide a smooth transition,
S. A Permit will be required for the entrance. Please contact Mr. Robb Chadwell, Highway Department Permit
Inspector. for the necessary forms and information. The permits can be found on the Hamilton County webslfa at www.
co.hamilton.in.us. under the Highway Department link.
9. Please be aware that further comments may be necessary at a later date.
If you have any questions or comments concerning this letter, please feel free to contact me at anytime.
Sincerely.
Michael McBride
Staff Engineer
Mike McBride
Staff Engineer
Hamilton County Highway Department
www.co.hamilton.in.us
phone: 317ma-7770
1ax:317"76-9814
1
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BRAZILL lfEslER, PC
Judy G. Hester (licensed in IN. IL, Ct of Fed. Claims)
John W. Nelson (licensed in IN. FL, Ct of Fed Claims, u.s. T~ Ct)
Richard Hersberger (licensed in IN)
Mmy Rose Hess (licensed in IN, TN)
Timothy P. Brazill
(1956-2006)
VIA HAND DELIVERY AND FACSIMILE
May 12, 2006
John R.Molitor
9465 Counselors Row,
Suite 200
Indianapolis, IN 46240
RE: Stafford Lane Primary Plat
Dear John:
We want to advise you, as attorney for the Carmel-Clay Plan Commission, that the
Declaratory Judgment Action filed by my clients, Janet and Frank Thompson, against
The Drees Company is set for hearing on Tuesday, May 30, 2006. You may recall that
the Declaratory Action requests the Court's declaration of the Thompsons' rights with
regard to their 50-foot wide ingress and egress easement. While the Thompsons were
clear on their rights when only two families occupied the property, they need the Court's
assistance now that it is being developed for more than 50 families.
We are aware that the Subdivision Committee has voted to recommend approval of the
revised primary plat by the Plan Commission and that the Tuesday, May 16, 2006 Plan
Commission agenda includes consideration of the Drees primary plat. We request that
the Plan Commission table the Drees plat from the May agenda so that-the Plan ..
Commission could have the benefit of the Court's decision upon the May 30th hearing. In
addition, this will give the parties time to work on a potential resolution.
If the Drees plat is not tabled from the May Plan Commission agenda, we see no
alternative but to bring the Plan Commission in as a necessary party to the Declaratory
Judgment Action. The Plan Commission could always exercise its right to intervene in
the Declaratory Judgment action as an interested party, and the Thompsons would
welcome such a decision by the Plan Commission.
Office: 334 N. SenateAvenue.lnclia.napolis, IN 46204
wwwkadllhester.com
Phone: 317..624-9600
Fax: 317..624-9610
The Hamilton County Highway Department has advised the Plan Commission staff that
Drees must extinguish the Thompsons' easement to 146th Street if the Drees proposed
plat is approved. This termination of the Thompsons' property rights can be avoided by
the Plan Commission's decision to table the matter from the May 16th agenda.
Thank you for your consideration of these issues. Please feel free to contact me with any
questions or concerns.
Best regards,
BRAZILL HESTER, PC
/
I
L-"-
Judy
I
A~ anet and Frank Thompson
!
0Hi0e: 3.34 N. SenClteAvenue, Inc:lia.nClpolJa. IN 46204
www.bra.dllheeter.com
Phone: 311..624.9600
fCllC 311..624.9610
I.,..,' ...-' "'JJU .I.~.,~ r'" .:JUI.n'll:.~ DH~I~t(1J
..Jl(..J::>~..J.(l.( IU l:ll:l4.jl:>4.j
P.02/07
~
SOMMER BARNARD PC
Marei A. Reddick
Indianapolis Downtown Office:
3171713.3435
mreddick@sommerbarnard.co01
May 15,2006
Via Facsimile
and Overlllgbt Man
Jerry Cbomanczuk, President
Leo Diercbnan1 Vice President
Dan Dutcher
Wayne Hane)'
Kevin Heber
Mark Rattennann
Rick Ripma
Carol Schleif
Steven R. Stromquist
Madeleine Torres
Susan Westermeier
Carmel Plan Commission
Carmel City Hall
One Civic Square, Third Floor
Carmel, Indiana 46032
Re. Docket No. 06020010 PP: Stafford Lane
Dear Ladies and Gentlemen:
Enclosed you will find proposed negative Findings of Fact for the primary plat captioned
above ("Drees Plat") submitted by tbe Estridge Development Company, a remonstrator and the
owner of60 acres of property located immediately to the east oCme Drees Plat. After giving
additional consideration to the serious development issues raised by the Drees Plat, and further
review of the Cannel-Clay Subdivision Control Ordinance ("SCO'.). we believe that denying the
Drees Plat is in order as opposed to sending it back to tbe Subdivision Committee of the Cannel.
Clay Plan Commission for funher review and study.
The Drees Plat does not meet the standards of the SCO. Anyone of the proposed nine
negative findings offact is sufficient to disapprove the Drees Plat; however, items one through
three raise issues thaI are panicularly troubling.
The Subdivision Comminee did not have the benefit of reviewing 8 copy of the May 4,
2006 Hamilton County Highway Department requirements for the Drees Plat at its last meeting
when it recommended approval of the Drees Plat to the Plan Commission. The Highway
Department requirements, copy enclosed, include closing the median on 146lh Street to prohibit
o.........s,.-s.;...uoo ~ ...............r...Il.na4421H-2G23 . ..._..Stt-tu-J1OO. rM)l7-7U.U". -.___-..1._
0.....' J..J J. ":1='0 J.4...;lt:l ~I'( :::'UI'D'I~t( l:IHt<NHt<l)
3173523717 TO 88431543
p.a3/07
Cannel Plan Commission
Page 2
May 15,2006
left turns and extinguishing the access of the private ingress/egress easement to 146lh Street for
the property that is located in the middle of the Drees Plat. The Highway Department
requirements raise important issues that were not discussed in a public hearing. We believe tbat
public input on these issues is necessary and appropriate. In addition, and of equal importance,
is that fact that there has been no input from emergency responders regarding closing the median
and prohibiting left turns onto 14611i Street.
Based on the foregoing and the contents o(the enclosed negative findings of fact, the
Estridge Development Company respectfully Tequests that the Drees Plat be disapproved by the
Plan Commission at its meeting on May 16,2006. We would be happy to answer any questions
that you may have.
Sincerely, (}. f).., j
~ / l{ · '--fJ.tI(). ; ek--
Marci A. Reddick
MAR/krr
Enclosure
cc: Mike Hollibaugh, City of Cannel (via facsimile)
Jobn Molitor, counsel to the Plan Commission (via facsimile)
Estridge Development Company (via facsimile)
SOMMER BARNAR:Q
-'--ATTO."~TI..a
I In I .. ..... .. J JO .... .....1:1 r", ::>UI' II' ICI": DHI':NHI':U
~l'(..s~"'S(l'l TO 88431543
P.04/07
Marci A. R.ddick
From:
Sent:
To:
Cc:
Subject:
Michael McBride [mbm@co.hamilton.in.us)
Thursday, May 04, 2006 3:20 PM
Eric Batt"c:ebaU@s~hneldercorp,com
Matt Griffin; Gary Duncan
Stafford Lane Primary Plat
May 4, 2006
Mr. Eric Batt
The Schneider Corporation
8901 Otis Avenue
Indianapolis, Indiana 48216-1037
RE: Stafford Lane
Primary Plat
S of 146th Street / W of Gray Road
Clay Township
Dear Mr. Balt:
This letter serves to acknowledge receipt of 8 transmittal on 4/21/06 containing the plans for the above-mentioned project.
After reviewing the plans the Highway Department has the folloWIng comments:
1. Please note that we will require the closing of both the median in front of your site as well as the
eXisting residential drive serving the property.
2. A 50' half r/w is required along 146th Street OR 10' behind curb, whichever is greater.
3. Triangular right of way cuts with 50' legs are requited at both sides of the intersection.
4. A 2' no~access easement Is needed.
5. A 15' DUE Is needed.
6. We require a 150' Oecellane with 100' tapers.
7. Please provide a note that the pavement shall be saw.cul to provide ill smooth transition.
a. A Permit wilt be required for the entrance. Please contact Mr. Robb Chadwell, Highway Department Permit
Inspector, for the necessary forms and information. The permits can be found on the Hamilton Countywebsite at www.
OO.hamilton.in,us, under the Highway Department link.
9. Please be aware that further comments may be necessary at a tater date,
If you have Bny questions or comments concerning this letter, please feel free to contact me at anytime.
Sincerely,
Michael Mc8ride
S1aff Engineer
Mike McBride
staff Engineer
Hamitton County Highway Department
www.co.hamllton.ln.us
phone: 317m3-7770
fax:317m6-9814
1
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P.12l5/1217
FINDINGS OF FACT FOR
PRIMARY PLAT CONSIDERATION
Carmel Plan Commission
Cannel, Indiana
DOCKET NO. 06020010 PP
PETITIONER: Drees Homes
NAME OF SUBDIVISION: Stafford Lane
_ I hereby disaDDrove of the primary plat as submitted for the foUowing reasons:
1. The Building Commissioner's Technical Advisory Conunittee (ClT AC') review did
not take into consideration the requirements imposed by the Hamilton COWlty Highway
Department dated Mary 4, 2006 on the primary plat ("Hamilton County Highway Dept.
R.equirements"'), which include: closing the median in front of the subdivision to prohibit
left turns onto 146th Street; the installation of acceleration/deceleration lanes on 146'''
Street (which are not indicated on the primary plat):' and closing the access onto 146'"
Street for the recorded ingress/egress easement serving a home on the property that is the
subject of the primary plat, as required by Cannel-Clay Subdivision Control Ordinance
(CISCO"), ~ S.01.07. A copy of the Hamilton County Highway Department Requirements
for the primary plat are attacbed as Exhibit A and made a part hereof.
2. The Cannel Police Department evaluated the primaJy plat in February, 2006, and has
not had the opportwiity to review the primary plat in conjunction with the Hamilton
County Highway Dept. Requirements. Such review by the Carmel Police Department is
typicaIly conducted prior to the T AC meeting as required by SCO ~ 5.0 1.07. As a result,
the Plan Commission does not know if the Hamilton County Highway Dept.
Requirements will hamper law enforcement efforts or other emergency responders.
3. The issues raised in the letter dated February 10,2006 by the TAC, items 5 and 14,
bave not been fuUy addressed, contrary to SCO f 5.01.07.
4. The primary plat does not include the Hamilton County Highway Dept Requirements
as required by SeD ~ 5.02.
S. The statement by the City Street Department did not include consideration of the
Hamilton County Highway Dept. Requirements for the primary plat as required by SeD
i 5.03.05.
6. The primary plat was approved to include gates at the discretion of the property
owners orche residence served by the private ingress/egress easement on the property.
This is contrary to the standards ofSCO g 6.03.26 which requires public pedestrian and
bike access to and through the site be unobstructed.
"IHY 1:> 1 ~~ 14;.j1O 1-1< ~UMMl:.1< 1::lHI<NRI<U
3173523717 TO 88431543
P.05/07
"
7. Pennitting the primary plat to include the private ingress/egress easement to the
residence on the property as open space for use by the subdivision as a bike path or tnlil
(as described by petitioner) is contrary to seo ~ 7.03 and ~ 7.09. Motorized vehicles are
specifically prohibited on a trail pursuant to see 07.09.07. Motorized vehicles are not
consistent with use of property as a path.
8. Without including the private ingress/egress easement as open space, the primary plat
does Dot meet the open space requirement of 20% for an R-l Residence District, contrary
to seo ~ 7.01.
9. Use of the private ingress/egress easement as a bike path or trail is contrary to the
general standards of the see for open space, ~ 7.04.
,2006.
DATEDllIlS
DAY OF
Commission Member
3S93S6vl
,,,..,, ...... ..:7:70 ......~.. ,../'<: :JUITIt:.t< I:lHt<NHt<l)
.jl'(.j:;'<:'S(l? TO 88431543
P.07/07
J
Marcl A. Reddick
From:
Sent:
To:
Cc;;
Subject:
Michael McBrIde (mbm@co.hamllton.ln.usl
Thursday, May 04, 20083:20 PM
Eric Batf'<ebatt@schneldel'COf}).com
Matt Griffin: Gary Duncan
Stafford Lane Primary Plat
May 4, 2006
Mr. Eric: Batt
The SchneIder Corporation
8901 otis Avenue
Indianapolls,lndiana 46218-1037
RE: Stalrord Lane
Prlmary Plat '
S of 148th Street' W of Gray Road
Clay Township
Dear Mr. Batt
This letter serves to acknowfedge receipt of a transmittal on 4/21/06 containing the plans for the above-mentioned project.
After revIewing the plans the Highway Department has the following comments:
1. Please note that we will require the dosing of both the median in front of your site as well as the
.xlsUng residential dl1ve serving the property.
2. A 50' half rfw is required along 1481h Street OR 10' behind curb, whichever Is greater.
3. Triangular right of WIY cuts with 50' legs are required at both sldes of the Intersection.
4. A 2' non-aocess eaaement Is needed.
5. A 16' DUe Is needed.
6. We requlrv 8 150' Oecellane with 100'lapers.
7. Please provide a note that <<he pavement shall be saw.cut to provide a smooth transition.
a. A Pennll will be required for the enlrance. Please contact Mr. Robb Ohadwell, Highway Department Permit
1n8peQor. for tie necessary forms and information. The pennits can be found on the Hamilton County webslte at WNW.
co.hamllton.ln.us. under the Highway Department Ilnle.
9. Please be aware that fUrther comments may be necessary at a later date.
If you have any questions or comments eonceming thiS letter, please feef free to contact me at anytime.
Slm:81'81y ,
MIChael McBride
Staff Engineer
Mike McBride
SfDff Engineer
HamUton County Highway Department
www.co.hamllton.ln.us
phone: 317m~mO
f8x:3t7m6-9814
Exhibit A
** TOTAL PAGE.07 **
Griffin. Matt L
From:
Sent:
To:
Cc:
Subject:
Duncan, Gary R
Thursday, May 04, 2006 11 :31 AM
Griffin, Matt L
Redden, Nick; Hill, Dick B
Stafford Lane
Matt,
All Engineering issues related to the Primary Plat have been satisfactorily addressed.
Please have the petitioner confirm with the County as to any commitments for 146th Street.
[Item 4 of the current staff report].
Engineering is acceptable to deletion of the sidewalk on the east side of the entrance
road where there are no building lots to preserve existing trees/vegetation or to plant
additional material.
Thanks so much,
Gary
Please note new email address below
Gary R Duncan Jr., P.E.
Assistant City Engineer
City of Carmel
Department of Engineering
One Civic Square
Carmel, Indiana 46032
(317) 571-2441
(317) 571-2439 (fax)
gduncan@carmel.in.gov
1
Griffin. Matt L
From:
Sent:
To:
Cc:
Subject:
Michael McBride [mbm@co.hamilton.in.us]
Thursday, May 04, 2006 3:20 PM
Eric Batt
Griffin, Matt L; Gary.Duncan@dukerealty.com
Stafford Lane Primary Plat
May 4, 2006
Mr. Eric Batt
The Schneider Corporation
8901 Otis Avenue
Indianapolis, Indiana 46216-1037
RE: Stafford Lane
Primary Plat
S of 146th Street / W of Gray Road
Clay Township
Dear Mr. Batt:
This letter serves to acknowledge receipt of a transmittal on 4/21/06 containing the plans
for the above-mentioned project. After reviewing the plans the Highway Department has the
following comments:
1. Please note that we will require the closing of both the median in front of your
site as well as the
existing residential drive serving the property.
2. A 50' half r/w is required along 146th Street OR 10' behind curb, whichever is
greater.
3. Triangular right of way cuts with 50' legs are required at both sides of the
intersection.
4. A 2' non-access easement is needed.
5. A 15' DUE is needed.
6. We require alSO' Decel lane with 100' tapers.
7. Please provide a note that the pavement shall be saw-cut to provide a smooth
transition.
8. A Permit will be required for the entrance. Please contact Mr. Robb Chadwell,
Highway Department Permit Inspector, for the necessary forms and information. The permits
can be found on the Hamilton County website at www. co.hamilton.in.us, under the Highway
Department link.
9. Please be aware that further comments may be necessary at a later date.
If you have any questions or comments concerning this letter, please feel free to contact
me at anytime.
Sincerely,
Michael McBride
Staff Engineer
Mike McBride
Staff Engineer
Hamilton County Highway Department
www.co.hamilton.in.us
phone: 317/773-7770
fax:317/776-9814
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Copperwood
Homeowners Association
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Planning Commission
City of Carmel
One Civic Square
Carmel IN 46032
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April 21, 2006
Re: Stafford Lane Subdivision, Docket No. 06020010
This letter is a sequel to my letter of March 10,2006, in which I provided the
Association's initial observations to, and requests of, the Planning Commission
concerning Drees' proposed Stafford Lane Subdivision. I appeared at the Planning
Commission meeting of March 21 and its committee meeting of March 30, and some of
the affected homeowners in the Copperwood Subdivision also appeared at these
meetings. These communications noted our primary concern as the proposed location of
entrance road (then called "Stafford Lane") on the west side of the subdivision. This
location would put some nine lots in the Copperwood Subdivision in a "double frontage"
condition. We objected to this situation, and Carmel's Subdivision Control Ordinances
(~6.05.03) prohibit double frontag~ lots, except in limited circumstances.
Since the last meeting, Drees provided us with a drawing entitled "Stafford Property
Concept Plan B" showing a revised layout for the location for the entrance road. (plan B
calls the entrance road on the eastside "Beckton Trail" instead of "Stafford Lane," which
was the name used when the entrance road was on the west side of the subdivision.) (For
your convenience, I have attached a copy of Plan B.) We are happy that Plan B shows
the entrance road on the east side of the subdivision, next to Salisbury Nursery.
Interestingly, Plan B shows the driveway easement will remain as it is now, on the west
side of the subdivision. A Dress representative told us orally that this easement would be
part of the required "greenway" and Drees would add plantings along this greenway.
While we support Drees' proposal to move the entrance road to the east side of the
subdivision, we have lingering concerns about the continued use of the driveway
easement. We wonder if others besides the current easement owner (the Thompson's)
will use this one-lane driveway to access the southern portions of the subdivision? This
driveway easement will look like an alley going north and south from its intersection with
Queensborough Drive. This will seem ''weird'' for both the Copperwood and Stafford
Lane subdivisions.
P. O. Box 694
Carmel, Indiana 46082-0694
;.
;-
Letter to Planning Commission re: Stafford Lane Subdivision (Docket No. 06020010)
April 21, 2006 Page 2
Further, is this driveway really needed once Beckton Trail is available for traffic? The
Thompson's could then access their home using Beckton Trail instead of the easement.
Thus, we request that the Planning Commission (or, alternatively, the City Council)
condition its approval of the Stafford Lane Subdivision with the following:
. That entrance road is on the eastside of the subdivision, as presented in Drees'
Plan B.
. That, within 30 days of when the entrance road (now called Beckton Trail) is
available for traffic, Drees places posts at the four access points (146th Street, the
north and south sides of Queensborough Drive, and Prevail Drive) to prevent
motorized traffic on this hike-and-bike trail. This will make the bike-hike trail
safer since there would then be no cars.
Thank you for this opportunity to express our concerns. We would be happy to discuss
them further at your convenience. My home telephone is 580-1605, and my office phone
is 575-3869.
Sincerely,
COPPERWOOD
Homeowners Association
~~L
Dick Foltz
President
Enclosure: Plan B
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April 12,2006 JAMES BRAINARD, MAYOR 7
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Mr.Eric W.Batt,PE t l-
The Schneider Corporation 1' -
Historic Fort Harrison
8901 Otis Avenue
Indianapolis,IN 46216-1037
RE: Stafford Lane Primary Plat-Project Review#2
Dear Mr.Batt:
The City has received your comment letter and drawings dated March 13,2006 based upon the City
Technical Advisory Committee review comments of February 1,2006.
The comments from the City have been satisfactorily addressed with the following exceptions:
COMMENTS—PRIMARY PLAT
12. A seven-page Plan Certification form is enclosed with this letter. This form was created with the
desire to streamline the plan review process. We request that you please complete this form and
return it to the Department of Engineering as soon as possible. As you have decided not to
complete and return the Plan Certification form with your March 13,2006 submittal,please
complete and return the Plan Certification form with your next submittal.
18. Stafford Lane is only approximately 320 feet from the entrance to Copperwood Subdivision and
therefore within the functional area of the entrance to Copperwood Subdivision. Because of this,
the Department of Engineering recommends that Stafford Lane be relocated as far as possible to
the east,or that the Stafford Lane entrance be eliminated and access be provided via the
Copperwood Subdivision entrance and Queensborough Drive. We have received your revised
drawing attached to the April 6,2006 e-mail showing Stafford Lane on the east side of the
property. Therefore,this comment may be satisfied,but we will await full-size revised
drawings with complete dimensions and information to make the determination.
20. Sidewalks need to be provided on both sides of all streets.
22. On Sheet P107,the Connectivity Plan,please identify all the surrounding subdivisions and 136th
Street/Smokey Row Road. There are additional subdivisions that need to be identified and
what has been identified as Copperwood is actually Woodgate.
23. Sheet P801 —Stafford Lane Street Section—Stafford Lane needs to be centered within the right-
of-way and the sidewalk on each side needs to be located 1 foot inside the right-of-way line. The
City will support your efforts to preserve the ten mature oak trees lining the east side of the
proposed Stafford Lane location. We understand this is your reason for offsetting the street
within the right-of-way and for not providing a sidewalk on the west side of the proposed
Stafford Lane. It is the opinion of the Department and the City Forester that even if these
variances are granted for the sake of tree preservation,the trees would not survive
construction activities. The roots of the trees and likely the trunks would be disturbed and
damaged by the street and subsurface drain construction on the west side of the trees and by
the sidewalk construction on the east side of the trees. To facilitate preservation of the oak
trees,the Department recommends relocation of Stafford Lane to the far east side of the
property(see item 18 above).
DEPARTMENT OF ENGINEERING
ONE CIVIC SQUARE, CARMEL, IN 46032 OFFICE 317.571.2441 FAx.317.571.2439
EMAIL engineering @ci.carmel.in.us
.j
These comments represent the Department of Engineering's second review of the primary plat for 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 lot and easement layout presented on the primary plat.
If you have questions,please call me at 571-2441.
Sincerely,
Nicholas J. Redden,P.E.
Plan Review Coordinator
Department of Engineering
cc: Matt Griffin,Department of Community Services
John Duffy, Carmel Utilities
Paul Pace, Cannel Utilities
Paul Arnone,Carmel Utilities
Greg Ilko,Crossroad Engineers
Drees Homes
Project File
Engineering Department Review
S:\DHILL\PROJRE V06\STAFFORDLANEPRIMARY2
March 28, 2006
Carmel Plan Commission
Attn: Subdivision Committee Members
(Dan Dutcher, Wayne Haney, Kevin Heber, Rick Ripma and Carol Schleif)
One Civic Square
3rd Floor
Carmel, IN 46032
Re: Drees Company/Stafford Property
Dear Subdivision Committee Members,
We reside in the Oakbrook Court neighborhood just south and east of the Stafford
property for which the Primary Plat which is being proposed by the Drees Company.
It is our understanding that, based on filings that the Drees Company has made with
the Carmel Plan Commission, the approval of this primary plat will result in the
construction of a new public road on the north side of our neighborhood. We also
understand that Drees will hook up the new subdivision up to the sanitary sewer line
on Gray Road by running a sewer line on the north side of our neighborhood.
We cannot state strongly enough that do not want to have a public street located next
to the back yards of our neighbors on the north side of our neighborhood. We do not
want the additional traffic near our homes, nor do we want to risk the destruction of
the line of pine trees and other landscaping that exists on the north side of our
neighborhood when this road and sewer line are constructed. We never would have
purchased a home in Oakbrook Court had we known that the city was going to permit
a developer to place a new road so close to our home.
We ask that the Carmel Plan Commission deny this primary plat because the
proximity of this new road to our neighborhood will eliminate our privacy as well as
most likely cause a significant decrease in our property values.
Sincerely,
~7~
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Message
Page 1 of2
Conn, Angelina V
From: Dutcher, Dan [ddutcher@ncaa.org]
Sent: Thursday, March 30, 2006 11 :29 AM
To: rripma@usavingsbank.com; schleif@indy.rr.com; whaney1393@aol.com; kevin@indianatrails.org
Cc: Griffin, Matt L; Conn, Angelina V
Subject: Comments re this evening's Subdivision cases
Colleagues:
My regrets that basketball related duties will prevent me from joining you tonight. I did want to forward a few
thoughts for you to consider in my absence.
I think we all saw Jerry's message yesterday regarding the premature consideration of incomplete petitions. I
echo that statement, and the related feedback I have seen so far. It appears the department is recommending
that
1. Has been continued to May 4.
2. Recommend approval.
3. Recommend approval.
4. Shelborne PUD. I agree with the department that this should be continued to May 4 because of several
important outstanding issues.
. There is a much description of recreational uses (paths, playground, public space, etc.) than last time we
saw this.
. One question--we need to be we balance the rec paths with tree preservation. The path network in the
common area might be too extensive.
. We will need to decide the window and porch issue. In each case the PUD standards are slightly below
city guidelines. If I had to choose one over the other, I would chose for the second widow over the extra 2
feet of porch depth, but why not get both?
5. Crook PUD. Same basic comments as with No.4.
6. Aramore PUD. I agree with the department that this should be continued to May 4 because of several
important outstanding issues.
. Are there applicable design standards that the department could use to compare with those included in the
the PUD?
. I really didn't see a landscape plan.
. I think there needs to be more buffering and landscaping along 98th street.
7. Stafford Lane. I agree with the department that this should be continued to May 4.
. I agree with the department and the neighbors--the entrance road design is unacceptable. The current
design unnecessarily affects Copperwood to the west. It also bisects the common area. They need to
back to the drawing board.
8. Woods at Lions Creek. I agree with the department that this should be continued to May 4 because of several
important outstanding issues.
. I believe this is the first request we have seen for a gated community since we approved the new gate
standards. The department should review in detail how the proposal meets (or fails to meet) each
criterion. The petitioners have not asked for a gate/private street waiver, but I believe that will still be
necessary? We established new standards to consider when a wavier is requested, rather than eliminating
3/3012006
Message
Page 2of2
the waiver requirement.
. I also think we need a comparison of the city's design guidelines with what is being proposed. Yes, I know
this is a high end development, but let's check, not just assume, that the city standards are exceeded in
every case. A summary statement from the department to that effect would suffice.
. I don't think I have seem a design before where individual lot owners actually share a portion of ponds. Do
they really want this?
. Likewise, there is no access to the main common area pond. Should there be?
. The main common area runs along the gas line. They really don't do much with this. Should/could there
be some kind of minimal gravel path installed that could then link up the common area in Bellwood to the
south?
. The gate/cul-de-sac and access waivers are all tied together. I don't have a problem with the other two
(frontage and thoroughfare). But we need to be sure there are commitments for landscaping and buffering
for the lots affected by the thoroughfare waiver.
9. Michigan Road Overlay. As the attached article from the LBJ indicates, Zionsville also seems to be going in
this direction. I think the dept's rational for a gradual transition makes sense. I would support moving this
forward.
10. 96th and Westfield Plan. This obviously is a hornet's nest. Fairly complicated and politically charged. We
really need to take our time with this, be sure to hear from all sides and understand the many issues.
Thanks.
Dan Dutcher
Vice-President for Div. III
NCAA
ddutcher@ncaa.org
www.ncaa.org
This email and any attachments may contain confidential and privileged
information. If you are not the intended recipient, please notify the
sender immediately by return email, delete this message and destroy any
copies. Any dissemination or use of this information by a person other
than the intended recipient is unauthorized and may be illegal.
3/3012006
SOMMER BARNARD
ATTORNEYS,PC
Marci A. Reddick
mreddick(a)somm erbarnard.corn
317/713-3435
March 21, 2006
VIA HAND DELIVERY
Carmel Plan Commission
Carmel City Hall
One Civic Square
Carmel, IN 46032
Re: Docket No. 06020010 PP:Stafford Lane
Dear Ladies and Gentlemen:
Please be advised that Sommer Barnard PC represents the Estridge Development
Company, a property owner located immediately to the east of the proposed plat for the
subdivision captioned above. A review of the preliminary plat proposed by the developer, Drees,
Inc., raises several concerns for our client. The first group of concerns are those that directly
impact the property owned by Estridge adjacent to the proposed plat. Other concerns deal with
development issues that apply to a broader community of property interests.
Concerns by Estridge as an adjacent property owner:
1. The proposed Stafford Lane ends in a stub on the southwest corner of the Estridge
property, thereby limiting the future use and design of Estridge's property. The Stafford Lane
stub will decrease the amount of space available to Estridge to develop its property and could
negatively affect its value.
2. The location of Stafford Lane contemplates a public street along the south border
of Estridge's property and the north side of the Oakbrook Court Subdivision. This causes the
second instance of double-fronted lots as a result of the design of Drees' subdivision.
3. The outlet that is contemplated as a result of this east-west public street will be
near the outlet for Oakbrook Court. This may not be desirable or appropriate for traffic flow
along Gray Road.
One Indiana Square,Suite 3500•Indianapolis,Indiana 46204-2023•PHONE 317-713-3500•PAX 317-713-3699■www.sommerbamard.com
Carmel Plan Commission
March 21, 2006
Page 2
4. Drees' preliminary plat shows a new sewer line along the southern border of
Estridge's property. Again, this limits Estridge's design options and would require an easement
from Estridge. Drees has not initiated communication with Estridge regarding the easements it
will need for sewer service.
Other concerns regarding the impact of the plat on the general area include:
1. Drees appears to need several variances from the SCO to make its proposed
development work. It does not appear that Drees can meet its burden of proof pursuant to Sec.
3.07 of the SCO to obtain variances. From our understanding of the preliminary plat, it appears
that it will have a negative impact on the use and value of adjacent property owners on the west
and east side of the proposed subdivision. The hardships that would result if the SCO were
strictly enforced are self-imposed by Drees' design of the plat.
2. It is not clear whether the preliminary plat satisfies the design criteria of the SCO,
specifically, Sec. 5.01.07.
3. According to Section 6.03.1 of the SCO, if a subdivision has more than 15 lots,
two points of access are required. This may be another variance issue for Drees.
4. If a subdivision has a single outlet onto a primary or secondary thoroughfare or a
collector street, wider street widths and longer acceleration/deceleration lanes may be required.
This is not contemplated by the Drees plat.
5. A frontage planting strip of 20 feet wide is required along 146th Street. None is
shown on the Drees plat.
In reviewing the proposed plat and SCO, it does not appear as if the plat proposed by
Drees will comply with local ordinances. In addition, it would have a detrimental effect upon the
property values of surrounding communities with double-fronted lots and the added traffic on
146th Street.
Sincerely,
Marci A. Reddick
cc: Estridge Development Co.
345181
SOMMER BARNARD
ATTORNEYS,PC
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CITY OF CARMEL
Department of Community Services
One Civic Square
Carme', IN 46032
(317) 571-2417
Fax: (:317) 571-2426
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Homeowners Association
Planning Commission
City of Carmel
One Civic Square
Carmel IN 46032
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RECEIVED
MAR 1 0 2006
DOCS
March to, 2006
Re: Stafford Lane Subdivision, Docket No. 06020010
We understand that Drees Homes has submitted plans to develop the Stafford Lane
Subdivision. The Copperwood Subdivision is contiguous to the west ofthe proposed
Stafford Lane Subdivision, and its development will have a major impact on many of the
Copperwood homeowners.
The Copperwood Homeowners Association consists of the 78 homeowners in the
Copperwood Subdivision. By my count, 17 Copperwood homeowners are contiguous to
the Stafford Lane Subdivision, and another 16 are within one lot of the Stafford Lane
Subdivision. A number ofCopperwood homeowners attended Drees Homes'
presentation about the Stafford Lane Subdivision on February 20.
Based on the information we have received to-date, we desire to express concern about
the proposed location and design of Stafford Lane off 1 46th Street. As presently platted,
it would run on the back side of nine Copperwood homeowners. This location would
create an undesirable and unwarranted "double-fronted" lot for these homeowners. We
have not observed this arrangement in other Carmel subdivisions, and we do not desire it
here. Further, the location on the west side of the subdivision places it closer than
desirable to Arrowwood Drive, the access from l46th Street into our subdivision.
The proposed design of Stafford Lane also concerns us. We understand that Drees
Homes plans that Stafford Lane be narrower than Carmel's standard residential street and
that it would not have the full complement of sidewalks. We object to both of these
features. One of the attractions of Carmel and the Copperwood Subdivision is the
convenience and pleasure of residential streets and the ability to walk on the sidewalks
rather than roadways. With the quality and type of area that Drees Homes plans for the
Stafford Lane Subdivision, we can not accept this deviation from Carmel's high
standards.
Unfortunately, the location of Stafford Lane on the west side of the subdivision's
entrance off 1 46th Street and the substandard design for the street combine to adversely
P. O. Box 694
Carmel, Indiana 46082-0694
/.
Letter to Planning co~sion re: Stafford Lane Subdivision (Dget No. 06020010)
March 10, 2006 Page 2
affect the Copperwood homeowners. The heavy construction traffic and increased
resident use ofthis thoroughfare will impinge on Copperwood homeowners' use and
pleasure of our backyards.
Drees Homes' representatives have proposed a wooden fence along the west side of
Stafford Lane to block the visual path between Stafford Lane and our homes. However,
we do not consider such a fence as an acceptable alternative to relocating Stafford Lane
and eliminating the "double-frontage" condition. Furthermore, we propose that Drees
Homes consider using the 20% open space by incorporating a center drive off 146th Street
to eliminate homes being so close to our homes in Copperwood.
We understand from Drees Homes' representatives that they consider the location of
Stafford Lane as "fixed" and "non-negotiable" because of a pre-existing easement held
by an existing property owner for access to 146th Street. Drees Homes will develop the
Stafford Lane Subdivision to completely surround this existing property owner. Drees
Homes' representatives explained that they can not talk to this property owner because of
the property owner's obligations to an alternative developer.
However, we desire that the Planning Commission (or, as appropriate, the Carmel City
Council) condition its approval of the Stafford Lane Subdivision with the requirement
that Stafford Lane be on the east side of the subdivision and that it adhere to Carmel's
standards for design and construction. The existing property owner would retain access
to 146th Street via Stafford Lane (on the east side of the subdivision) in lieu of the
existing driveway on the west side. After Drees Homes obtains the necessary approvals
(with appropriate conditions, including the ones we note) and closes on the acquisition of
this property, it would then be possible to work with the existing property owner who
holds the easement to reroute their access to 146th Street.
At the Annual Meeting last Monday, March 6, the Copperwood Homeowners
Association voted unanimously to submit this letter expressing our desire that Stafford
Lane be relocated and this undesirable situation resolved.
Thank you for this opportunity to express our concerns. We would be happy to discuss
them further at your convenience. My home telephone is 580-1605, and my office phone
is 575-3869.
Sincerely,
COPPERWOOD
Homeowners Association
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Dick Foltz
President
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City of Carmel
Via email: mskelton@binghammchale.com
Original by mail
February 10, 2006
Matthew Skelton
Bingham McHale, LLP
970 Logan Street
Noblesville, IN 46060
COpy
RE: Stafford Lane Primary Plat (06020010 PP)
Dear Mr. Skelton:
This letter is in response to your primary plat application for Stafford Lane. Comments and
concerns are as follows:
1. A copy of the landscape plan approvalletter/e-mail from the Urban Forester is
required prior to Secondary Plat approval.
2. Add Docket Number to Plat (06020010 PP).
3. The proposed location of the entry drive creates double-fronted lots in the existing
subdivision. Please revise the location to eliminate double-fronted lots. Please
consider creating a boulevard entrance, similar to existing subdivisions along
146th Street.
4. Provide signage/entry feature details, if any.
5. The Open Space requirement of20% ofthe total acreage is not met. Please add
more open space.
6. The Open Space Plan does not indicate proposed uses of the open space. Please
revise the Plan to indicate all proposed active and passive uses.
7. The ponds may be counted towards the Open Space requirement, if amenities such
as walkways are provided. Please consider adding walkways to the proposed
ponds.
8. As per the Alternative Transportation Plan, a 10 foot pedestrian path is required along
East l46th Street. Please provide or make commitments to its future construction.
9. The pond in Common Area "B" is immediately adjacent to two proposed
dwellings. Please increase the area around the perimeter of the pond, to provide
for more buffering and to indicate that it is common area.
10. Please clearly identify the floodway and floodplain elevations.
11. The existing dwelling would become essentially a double-fronted lot. Please
integrate the dwelling more into the proposed subdivision, with regards to
dwelling placement around it.
Page 1
ONE CIVIC SQUARE
CARMEL, INDIANA 46032
317/571-2417
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12. Please correct the North arrows on Sheet PI02 in the Primary Plat.
13. The density may be increased up to 2.9 dwelling units per acre. This may mitigate
some of the site design concerns.
14. Staff would prefer to see a more efficient use of space, including connections and
usable green space. This may be accomplished through re-routing the entryway,
reconfiguring and increasing the amount of land dedicated for open space, and
reducing the lot sizes.
Please wait to submit revised materials until after the Technical Advisory Committee (T AC) has .
met on this application. The resubmitted materials should include edits addressing the above
comments along with any requirements that arise from the T AC meeting. Additional comments
may be made after the requested revisions have been submitted.
Sincerely,
- JtAi-- l ~.j( ~~
Christine Barton-Holmes
Planning Administrator
06020010 PP Stafford Lane
Page 2
ONE CIVIC SQUARE
CARMEL, INDIANA 46032
317/571-2417
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February 6, 2006
Eric W. Batt, PE
The Schneider Corporation
12821 E. New Market Street, Suite 100
Carmel, IN 46032
RE: Stafford Lane - Primary Plat
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Dear Mr. Batt:
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I have received and reviewed the information for the above-mentioned project.
At the present time, I see nothing in the plans that would hamper law enforce-
ment efforts.
If we can be of any further assistance to you, please contact us.
Respectfully,
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Michael D. FOga:!
Chief of Police
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cc: Dept. of Community Services
(317) 571-2500
forcement Agency
A Nationally Accredit
Fax (317) 571-2512
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February 1,2006 JAMES BRAINARD, MAYOR cc
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Mr. Eric W.Batt,PE rIr Vt?'
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The Schneider Corporation O3�.
Historic Fort Harrison'
8901 Otis Avenue
Indianapolis,IN 46216-1037 /9 ` `
RE:Stafford Lane Primary Plat-Project Review#1
Dear Mr.Batt:
We have reviewed the primary plat submitted for this project for review for the February 15, 2006
Technical Advisory Committee. We offer the following comments:
GENERAL INFORMATION
1. The project site is located within current City of Carmel Corporate Limits.
2. Jurisdictions:
• Streets and.Right of Way
Interior Streets—City of Carmel
146th Street—Hamilton County Highway Department
• Water=City of Carmel Utilities
• Sanitary Sewers—City of Carmel Utilities
• Storm Sewers/Drainage—City of Carmel
• Regulated/Legal Drains,—Hamilton County Surveyor's Office. .
3.. Board of Public Works and Safety Requirements:
• Water and Sanitary Sewer'Availability approval from the Board is based upon the total
number of single=family'..residences @ 1,0 EDU/single'family residence.If entryway or other
community irrigationssysteins are planned,these will also tequire additionalWater
• 'Availability approval from the Board and additional Water Connection Fees will be assessed.
If a community,pool andlor clubhouse is planned,these will require additional Water and
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Sanitary Sewer Availability approval from the Board and additional Water and Sanitary
.Sewer Connection Fees will be assessed.
• The permanent entrance at 146th Street will require approval by the Hamilton County
Highway Depai talent .
• Temporary Construction Entrance-If located on 146th Street,this entrance will require
approval by the'Hamilton County•Highway Department. If located anywhere else on the site •
other than 146th Street,`the temporary entrance will require City of Carmel Board of Public
Works.and Safety Approval.
• Please be advised that any open cuts of existing interior-dedicated streets will require
separate Board of Public Works and Safety approval. Open cuts in the dedicated right of
way of 1461"Street are under the jurisdiction of the Hamilton County Highway
Department.
• Any permanent improvement(including irrigation systems)to be installed within dedicated
right of way or dedicated easements. This approval would require a Consent to Encroach
Agreement between the Owner and the City of Carmel.
• Secondary Plat approval.
• DEPARTMENT OF ENGINEERING
ONE CIVIC SQUARE, CARMEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439 5
EMAIL engineering®carmel:in:gov
• Right ofWay Dedication(if applicable)
A schedule for Board of Public Works and Safety meeting dates is enclosed for your use Please
use the Engineering Department deadlines for submissions to the.Board.
Any submission to the Board,requires prior approval.by the Carmel Clay Plan.Commission
and/or the Board of Zoning Appeals(if applicable) and completion of review by the Technical
Advisory Committee. All written requests to be placed on the Board's agenda must include the
appropriate Docket Number and the date(or dates) of approval by the Plan Commission and/or
the Board of Zoning Appeals(if applicable).
4. T AC.Review/Drawings submitted for approval:. -
We request that all coinnienfs and comment letters generated by this office be answered in writing•
and be accompanied by a drawing reflecting requested revisions. Final drawings will not be
approved for construction until all Engineering Department and Carmel Utilities issues have been
resolved. The design engineer must certify all drawings,submitted for final approval. We require
. a minimum of five-sets of drawings for approval after all.issues have been resolved. The drawings
will be stamped as approved and will be signed by the City Engineer and by Carmel Utilities.
Four•,approved sets are to be returned to the City of Carmel. The Developer will receive one
approved set. If additional approved sets are required, we will approve a maximum of two
additional sets totaling seven sets. However,the additional sets must be submitted with the
minimum required five sets.
5. Please be advised that any-installation of signs,walls,irrigation systems, etc. within dedicated
right of way,with the exception of 146th Street,or dedicated easements will require a Consent to
Encroach Agreement with the City of Carmel's Board of Public Works and Safety.
6. Carmel Utilities/Water Distribution/Wastewater Collection should be provided copies of all
drawings•and revisions for review of water and sanitary sewer issues. They will provide a
separate review regarding these issues.
7. Cannel Utilities does:subseribe to"Holey Moley"and they should be contacted directly for all
water main and sanitary sewer main locations.
8. We are enclosing copies of the following:
• Subdivision Project Approval Procedures
• .Performance Release,Procedure
• Subdivision Building Permits
• Permit Data Contacts,etc:
• Subdivision Signage Requirements
BONDING REQUIREMENTS ( �A
9. Upon initial review,it;appearsAhe following bonding requirements may apply to this project:
Performance Guarantees/Engineer's Estimates
Individual Performance Guarantees will'be required for the following subdivision improvements:
• Interior.Streets
• Curb&'Gutters
• Water Mains..
- • • Sanitary Sewers
•
• Storm;Sewers/Storm Drainage
• Street Name Signs(do not include traffic control signage)
• Monuments.&Markers(perimeter corner monumentation and street markers)
• Interior Sidewalks(builder's lot sidewalks in right of way)
• Exterior Sidewalks/Asphalt Paths(concrete sidewalks/asphalt paths in right of way adjacent
to,common.areas.
We will advise you regarding Erosion Control bonding requirements.
The amount of the Performance Guarantee is based upon a certified Engineer's Estimate for 100%
of the cost-of labor and materials to construct the individual improvements,to be provided by the
•
design engineer. Please provide detailed Engineers,Estimates for each improvement including
unit costs, quantities, materials and types of materials,etc. Upon completion and release of
individual Performance Guarantees,a three-year Maintenance Guarantee will be required. The
Maintenance Guarantee amount is based upon 15%of the Performance amount for Streets and
Curbs and 10%of the Performance amount for all other improvements. Performance Guarantees
may be Performance or-Subdivision Bonds or Irrevocable Letters of Credit. Please reference the
enclosures for more detailed explanation of our procedures.
Right of Way Permit and Bonding
Any:work in the dedicated right of way of any adjacent interior street will require a Right of Way •
Permit. If the work-is included in the scope of work of a posted Performance Guarantee;the
Performance Guarantee may be used to satisfy the Right of Way Permit bonding requirements and
no,additional bonding will be required. If it is not included,a License&Permit type Right of
Way bond will be required in the amount of$2,000.00 per instance of work in the right of way.
Any open cut in the pavement of adjacent dedicated interior streets will require separate
Board of Public Works and Safety approval. Any work,in the dedicated right of way of 146`n .
Street will require permitting through the Hamilton County Highway Department.
10. We have engaged Crossroad Engineers,PC to review all drainage plans and drainage calculations
submitted to this office for review. We will share Crossroad's comments as they are received. If
you have not already done so,please provide one set of plans and calculations to the Depai intent
of Engineering and one-set'to Crossroad Engineers,PC. Please contact Crossroad Engineers to
obtain drainage review checklist for consideration in developing secondary plat and that design
effort.
AVAILABILITY AND CONNECTION FEES
11. Availability(acreage)Fees must be paid after all other Engineering Department requirements
have been satisfied and prior to the start of construction activities. Availability Fees are based
upon total platted/legal description acreage for the development at the current rates of$1,010.00
per acre(Water Availability Fee)and$1,365.00 per acre(Sanitary Sewer Availability Fee). Based
upon the legal description on Sheet P101 indicated acreage,the following Availability Fees would
apply: • •
Water- . 29.079 Acres @$1,010.00/Acre=$29,370.00
Sanitary Sewer- 29.079 Acres p$1,365.00/Acre=$39,693.00
Total 29.079 Acres @$2;375.00/Acre=$69,063.00
. Connection Fees are currently$1,310.00 for water per single-family residence. Will this
development be single-family residential or townhomes/condominiums? Connection Fees are
paid when the infrastructure has been complete,satisfactory test results obtained and the
subdivision has been released for permits. Water Connection Fees-are paid on a per-lot basis.
• If an frrigation system is planned for this development,additional Water Connection _
Fees'will be assessed based upon the recommendation of the.Director of Cannel
Utilities. ,7f a community clubhouse and/or swimming pool are planned for the
development, additional Water and Sanitary Sewer Connection Fees will be assessed
based upon the recommendation of the Director of Carmel Utilities. -
COMMENTS- PRIMARY PLAT
•
12. A seven-page Plan Certification form is enclosed with this letter. This form was created with the
desire to,streamlinethe plan review process. We request that you please complete this form and
return it to the Department of Engineering as soon as possible.
13. Sheet P100—On the Area Map,identify the two subdivisions(Smokey Knoll Subdivision and
Wedgewood Subdivision)on the south side of Stafford Lane.
14. Sheet P 1.01'—Identify Arrowwood Drive, Copperwood Subdivision, and Salsbury Brothers
Landscaping.
15. Sheet P101 -Remove the"EXISTING WOODFIELD SECTION 4"and"EXISTING
WOODFIELD SECTION 5"labels.
16. Sheet P101-The line weight of the right-of-way line on the east side of Stafford Drive is different
than all the other right-of-way lines, and there is an additional line that can be mistaken for the
right-of-way line.
17. Sheet P101 —Please provide a stub street to the east to facilitate future development.
18. Stafford Lane is only approximately 320 feet from the entrance to Copperwood Subdivision and
' therefore within the functional area of the entrance to Copperwood Subdivision. Because of this,
the Department of Engineering recommends that Stafford Lane be relocated as far as possible to
the east,or that the"Stafford Lane entrance be eliminated andaccess"be provided via the ' •
Copperwood Subdivision entrance and Queensborough Drive.
19. The street widths are indicated as 28 feet. It is a requirement of the Department of Engineering
that the street widths be 30 feet.
20. Sidewalks need to be provided on both sides of all streets.
21. Sheet P102—Please identify Smokey Knoll Subdivision,Copperwood Subdivision,and the
rectangle inside Common Area"E."
22. On.Sheet P107,the Connectivity Plan,please identify'all the surrounding subdivisions and 136th
StreetlSmokey Row Road.
23, Sheet P801—Stafford Lane Street Section—Stafford Lane,needs'to be centered within the right-
of-way and the sidewalk on each side needs to be located 1 foot inside the right-of-way line.
These comments represent the Department of Engineering's initial review of the primary plat for this
project. We request that all responsesrto 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 outsideof our previous reviews. Please
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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';EngineeringDepartment 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 lot and easement layout presented on the primary plat.
If you have questions,please call me at 571-2441.
Sincerely,
•
Nicholas f Redden,P.E.
• Plan Review Coordinator •
Depai tiiient of Engineering
cc: Matt Griffin,•Department of Community Services
John Duffy, Carmel Utilities
Paul Pace, Cannel Utilities
Paul Arnone,Carmel Utilities
Greg Ilko, Crossroad Engineers
Drees Homes
Project File
Engineering Department Review
S:\DHI LL\PROJREV06\STAFFORDLANEPRIMARY
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