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Home My WebLink AboutPacket for PC 02-21-23 M E M O R A N D U M DATE: February 16, 2023 TO: Plan Commission FROM: American Structurepoint, Inc. RE: Supplemental Information CC: The following information was updated from the initial Plan Commission Packet and presented to the Commercial Committee at their hearing on February 7, 2023 and are included in this updated package for the reference of those Commission members not present at the Commercial Committee meeting. · Site Plan Exhibit was updated per requests at the January 17th, 2023 hearing to show the entirety of the development south of Pittman Way (including the full extents of the adjacent Steadman Apartment project). · Architectural rendering added showing the perspective view from the top floor of the nearest apartment unit at the Steadman Apartments to show the visual screening of rooftop equipment. · Architectural elevations added for the proposed dumpster enclosure · Architectural roof plan added showing the location of mechanical equipment and that it will be screened from public view. · Landscape exhibit added highlighting the tree plantings along the unnamed center road (north-south) between the Steadman Apartments and the Medical Office Building. · Letter of correspondence between Steve Pittman and Echo Bridges, LLC who own and maintain The Bridges development to the north concerning measures being taken to address the quality of the existing detention basins along 116th Street As a commitment to the Commercial Committee, the developer has agreed to include a shower and changing facility (with public access) within the building and work with the Alternative Transportation Director to include an outdoor, sheltered bike parking facility for use as long term bicycle parking. The exact structure/specifications are unknown at the time of this report as we continue to work with the Alternative Transportation Coordinator to confirm an acceptable structure. An approximate location of the structure has been highlighted on the site plan exhibit for reference and will be finalized once the structure specifics are known From: Steve Pittman <steve@pittmanpartners.com> Date: January 26, 2023 at 6:09:40 PM EST To: "Keesling, Rachel M" <rkeesling@carmel.in.gov> Cc: Jeff Shively <jshively@cornerstonecompaniesinc.com> Subject: The Bridges of Carmel - Cornerstone Medical Office Building Rachel: thanks for your time today on the phone discussing the water features at The Bridges along 116th Street. While I was not able to attend the PC meeting I am aware of the comments that were made and the concerns that were expressed. In fact, the next morning I went out there and took pictures of the water feature and I believe that the water feature currently looks really good. I have attached those picture to this correspondence. That being said, we have had problems with the water features in the past and there have been times where we thought we fixed the problems only to find out that we hadn’t or other problems popped up. I would like to share some background information of The Bridges. We started developing The Bridges in 2013 and we sold the retail portion on March 28, 2017 to an entity out of Los Angeles called CPUS The Bridges, LP. That was a partnership with the managing partner being CBRE Global Investments. They recently resold this property to Echo Bridges, LLC. This entity is out of Pittsburgh, PA and has an affiliation with Giant Eagle/Market District. I believe this relationship will be very good for The Bridges. I have talked to their engineer in Pittsburgh and they are aware that the water feature has been a problem. They are looking into it to see if it is functioning properly right now or if there are defects that need to be taken care of. I told him that there were comments that some people may want the water feature to go away and they just fill it in and landscape the area. I think he was open to that idea. His name and contact information is: Joe Tassone, PE Senior Director of Engineering Echo Realty 560 Epsilon Dr Pittsburgh, PA 15238 412-850-5321 (o) 412-303-6906 (m) The Cornerstone proposal is on approximately 9.3 acres that is south of Market District and directly West of KAR. Their proposal does not have anything to do with the water features along 116th Street. Cornerstone is showing a beautiful water feature on their property because they feel that it will be a beautiful feature at The Bridges. It will be their responsibility to build it and maintain it until such time as they are no longer involved in the property. Once they sell the property the new owner will need to maintain the water feature. If it is not well maintained the City of Carmel has the right to come in and enforce the proper maintenance of one’s property. If the City of Carmel or the PC is uncomfortable with a water feature on this property I would suggest that you ask Cornerstone to remove it from their plan We have developed many properties in Carmel with water features that look really good 20 + years after their initial installation. While I like to think we did a good job with the installation, I would give the majority of the credit to the HOA’s who take over the projects after we are sold out. JEC Partnership, LP which is owned by Steve, Scott and Chad Pittman remains the Master Developer of The Bridges and will continue to be the Master Developer until such time as we no longer own any of the land at The Bridges. I hope this help everyone understand The Bridges and do not hesitate to let me know if you have any continued questions or concerns. Regards Steve think deeply / act justly / live wholeheartedly Steve Pittman Mail: PO Box 554, Carmel, IN, 46082-0554 317.590.5074 steve@pittmanpartners.com I L L INO IS S TR E E T ILLINOIS STREETSADLER ROW Spring Mill RdPITTMAN WAY W 111th StreetSpring Mill RdN PLOT DATE (24"x36"): 1/27/2023 11:00 AM DRAWING FILE: P:\2022\00150\D. Drawings\Civil\Exhibits\2023-1-27 - Exhibit w Steadman\2022.00150.CE.C200.OSP.dwg PROPOSED SITE PLAN The Bridges Carmel, INJanuary 27, 2023 2022.00150 I L L INO IS S TR E E T ILLINOIS STREETSADLER ROW Spring Mill RdPITTMAN WAY W 111th StreetSpring Mill RdN PLOT DATE (24"x36"): 1/27/2023 11:00 AM DRAWING FILE: P:\2022\00150\D. Drawings\Civil\Exhibits\2023-1-27 - Exhibit w Steadman\2022.00150.CE.C200.OSP W AERIAL.dwg PROPOSED SITE PLAN The Bridges Carmel, INJanuary 27, 2023 2022.00150 Carmel Medical Office Building at the Bridges Elevations - Dumpster Enclosure 2022.00150 01/25/2023 PROPOSED DUMPSTER ENCLOSURE * Materials will match those used on the building with similar detailing East Elevation 1/8" = 1'-0" West Elevation 1/8" = 1'-0" North & South Elevation(s) 1/8" = 1'-0" BRICK MASONRY ACCENT MATERIAL 16'-10"12'-4"16'-10" 13'-0" METAL GATE 17'-4" Carmel Medical Office Building at the Bridges Perspective - View from Apartments ( West ) 2022.00150 01/25/2023 Carmel Medical Office Building at the Bridges Roof Plan 2022.00150 01/25/2023 AREA TO BE SCREENED FOR MECHANICAL EQUIPMENT 120'-0"36'-0" I L L INO IS S TR E E T ILLINOIS STREETSADLER ROW Spring Mill RdPITTMAN WAY W 111th StreetSpring Mill RdN PLOT DATE (24"x36"): 1/27/2023 11:00 AM DRAWING FILE: P:\2022\00150\D. Drawings\Civil\Exhibits\2023-1-27 - Exhibit w Steadman\2022.00150.CE.C200.OSP.dwg PROPOSED SITE PLAN The Bridges Carmel, INJanuary 27, 2023 2022.00150 I L L INO IS S TR E E T ILLINOIS STREETSADLER ROW Spring Mill RdPITTMAN WAY W 111th StreetSpring Mill RdN PLOT DATE (24"x36"): 1/27/2023 11:00 AM DRAWING FILE: P:\2022\00150\D. Drawings\Civil\Exhibits\2023-1-27 - Exhibit w Steadman\2022.00150.CE.C200.OSP W AERIAL.dwg PROPOSED SITE PLAN The Bridges Carmel, INJanuary 27, 2023 2022.00150 Carmel Medical Office Building at the Bridges Elevations - Dumpster Enclosure 2022.00150 01/25/2023 PROPOSED DUMPSTER ENCLOSURE * Materials will match those used on the building with similar detailing East Elevation 1/8" = 1'-0" West Elevation 1/8" = 1'-0" North & South Elevation(s) 1/8" = 1'-0" BRICK MASONRY ACCENT MATERIAL 16'-10"12'-4"16'-10" 13'-0" METAL GATE 17'-4" Carmel Medical Office Building at the Bridges Perspective - View from Apartments ( West ) 2022.00150 01/25/2023 Carmel Medical Office Building at the Bridges Roof Plan 2022.00150 01/25/2023 AREA TO BE SCREENED FOR MECHANICAL EQUIPMENT 120'-0"36'-0" _7 r I I I LJ II I - LL ' II , I II II II 00 f I! 11 Il II I I w -------------------------------------- I II I rAIL ----------- - I I I 1 I I I I I I I I I II I I II I I I , - 1�11�1 I II I I II I -I I JIM r /1 \ l f 1111 iiiiiil I If LLL L14441 _L_ 4444-H-J-1- t4l_ -�nn i- iii .LJ L\,ON I I 1 I I I I I I I I i I 1 I I I f I 1 I I I I i I ' ■ �. ` 1 0 ' i 1, �■ I r l 11 ■ L— ' ----�� y I — — — ---�----'------------------------ ————————— ———— —— ----_� _ _ — —----------------- -------------+-----------� ------------------- 9— 9 —J —__—__—__--=--1 ——�---- _------- __ —_ ----------------� — _ — _ — — — — _ .— _— _ — _ — _ — _— _ _ _ — I I I J +I W 1116 Street -_-._. _ _ — _ _- — — 11 YI Ll I 1 I I r rl D— — — — — — — U *U 1UU SCALE: 1 "=50' WA1J11�1�'��1»��3�iL ■ DECIDUOUS SHADE TREE - SYMBOL VARIES - SEE PLANT SCHEDULE AND PLANTING DETAILS FOR MORE INFORMATION EVERGREEN TREE - SYMBOL VARIES - SEE PLANT SCHEDULE AND PLANTING DETAILS FOR MORE INFORMATION ORNAMENTAL TREE - SYMBOL VARIES -SEE PLANT SCHEDULE AND PLANTING DETAILS FOR MORE INFORMATION SHRUBS / ORNAMENTAL GRASSES { }�j SYMBOL VARIES - SEE PLANT SCHEDULE AND PLANTING DETAILS FOR MORE INFORMATION Q MULCH BED/TREE RING - SEE PLANTING DETAILS SEEDING AND BULK MATERIALS - SEE GROUNDCOVER SCHEDULE AND DETAILS [101111:]z14:VIIIfel'I'L1: Contact: Jeff Shively Telephone: (317) 503-3374 Email: jshively@cornerstonecompaniesine.com AMERICAN ■ STRUCTUREPOINT INC. ■ 9025 River Road, Suite 200 1 Indianapolis, Indiana 46240 TEL 317.547.5580 1 FAX 317.543.0270 www.structurepoint.com GENERAL NOTES: i. CONTRACTOR TO VERIFY ALL UTILITY LOCATIONS IN THE FIELD PRIOR TO BEGINNING WORK. CONTRACTOR IS RESPONSIBLE FOR ANY DAMAGE TO UTILITIES ASSOCIATED WITH WORK. UTILITIES SHALL BE REPAIRED TO SATISFACTION OF THE UTILITY OWNER AND�OR OPERATING AUTHORITY AT Nb ADDITIONAL COST, 2. A MINIMUM OF 4" OF PLANTING 501E {TOPSOIL, MULCH AND SOIL CONDITIONER} SHALL BE PLACED ON CARM E L MEDICAL ALL AREAS TO BE SEEDED, SODDED AND PLANTED. PLANTING SOIL MIX SHALL BE FREE FROM SUBSOIL, OFFICE BUILDING VEGETATION, WEEDS OR ANY EXTRANEOUS OR DELETERIOUS MATERIALS LARGER THAN V. REMOVE AT THE BRIDGES ANY UNSUITABLE AND EXCESS EXISTING TOPSOIL, AS DETERMINED BY SOILS ENGINEER, FROM THE SITE. FURNISH ANY ADDITIONAL SOIL AS NEEDED AT NO CARM E L, I N ❑ IANA ADDITIONAL COST. ADDED PLANTING SOIL IS TO BE INCORPORATED INTO EXISTING. 3. IN CASE OF DISCREPANCIES BETWEEN THE PLAN AND THE PLANT LIST, THE PLAN SHALL DICTATE. IF IN QUESTION, CONTACT THE LANDSCAPE ARCHITECT. 4. ALL PLANTING BEDS SHALL HAVE A 3" THICK LAYER OF SHREDDED HARDWOOD BARK MULCH- NO UTILITY MULCH OR PROCESSED TREE TRIMMINGS WILL BE ALLOWED. ALL PLANTING BEDS SHALL HAVE PRE -EMERGENT HERBICIDE APPLIED AS PER MANUFACTURER'S RECOMMENDATION, AFTER INSTALLATION IS COMPLETE. 5. FINAL PLACEMENT OF PLANT MATERIALS, ETC. SHALL BE APPROVED BY LANDSCAPE ARCHITECT AND OWNER BEFORE PLANTING OPERATIONS ARE TO PROCEED. ALL TREE LOCATIONS SHALL BE MARKED WITH A WOODEN STAKE INDICATING VARIETY AND SIZE OF TREE. 6. NO SUBSTITUTIONS OF PLANT MATERIAL WILL BE ALLOWED- IF PLANTS ARE SHOWN TO BE UNAVAILABLE. THE CONTRACTOR SHALL NOTIFY LANDSCAPE APPROVAL PENDING ARCHITECT AND OWNER PRIOR TO BID DATE IN WRITING. ALL PLANTS SHALL BE INSPECTED AND NOT FOR CONSTRUCTION TAGGED WITH PROJECT IDENTIFICATION AT NURSERY IN SUBMITTING BIDS IN RELIANCE ON OR CONTRACTOR'S OPERATION PRIOR TO MOVING TO THESE PLANS THE CONTRACTOR JOB SITE. PLANTS MAY ALSO BE INSPECTED AND ASSUMES ALL RISKS OF ADDITIONAL APPROVED OR REJECTED ON THE JOB SITE. rngTq OF RFVlfilf}NS niIF TO 7. ALL PLANTS ARE TO MEET OR EXCEED AMERICAN GOVERNMENTAL AUTHORITIES AND STANDARDS FOR NURSERY STOCK, CURRENT EDITION, MATERIAL REVISIONS IN THE COURSE OF AS SET FORTH BY AMERICAN ASSOCIATION OF COMPLETING THE FINAL DESIGN. NURSERYMEN. S. PLANTINGS SHOULD BE INSTALLED BETWEEN APRIL 1ST AND MAY 31ST, OR BETWEEN SEPTEMBER 1ST AND CERTIFIED BY OCTOBER 31 ST TO AVOID UNFAVORABLE WEATHER CONDITIONS. LANDSCAPE AND TURF PLANTED OUTSIDE OF THESE PERIODS WILL REQUIRE ADDITIONAL MEASURES TO MAINTAIN ACCEPTABLE HEALTH AT NO ADDITIONAL COST TO THE CLIENT. D. PLANTS AND ALL OTHER MATERIALS TO BE STORED ON SITE WILL BE PLACED WHERE THEY WILL NOT CONFLICT WITH CONSTRUCTION AND AS DIRECTED BY OWNER. 10- ALL NEW LANDSCAPE PLANTINGS SHALL BE GUARANTEED FOR A PERIOD OF ONE YEAR FOLLOWING FINAL INSPECTION BY LANDSCAPE ARCHITECT AND OWNER. AT END OF THIS PERIOD, PLANT MATERIAL TERMED DEAD OR UNSATISFACTORY BY LANDSCAPE ARCHITECT OR OWNER SHALL BE REPLACED AT NO ADDITIONAL CHARGE BY THE LANDSCAPE CO NTRACTOR - 11, ALL DISTURBED LAWN AREAS SHALL BE SEEDED OR SODDED AS SHOWN PER THE LANDSCAPE AND EROSION CONTROL PLANS. 12, LAWN AND SOD AREAS ARE TO BE GRADED UNIFORMLY WITHOUT ANY UNDULATIONS OR IRREGULARITIES IN THE SURFACE PRIOR TO ANY SEED OR SOD WORK. 13- ALL LAWN IS TO BE A BLEND PER THE PLANT SCHEDULE. SEED AREAS ARE TO HAVE 0% NOXIOUS WEED AND FREE OF DISEASE. 14. PROTECT LAWN SEEDED AREAS WITH STRAW MULCH. SPREAD MULCH UNIFORMLY AT A MINIMUM RATE OF 2 ISSUANCE INDEX DATE: 01 /06/2023 PROJECT PHASE: CONSTRUCTION DOCUMENTS REVISION SCHEDULE NO. I DESCRIPTION DATE n I CITY COMMENTS 1 01/06/23 TONS PER ACRE TO FORM A CONTINUOUS BLANKET 1 JProject Number 2D22.flfl15fl INCHES IN LOOSE THICKNESS OVER SEEDED AREAS. OVERALL LANDSCAPE PLAN Ll 00