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CARMEL PLAN COMMISSION
Carmel, Indiana
June 19, 2007
Justus Home Builders, Inc.
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Justus Office Building
Justus Business Park
Southeast Corner of 136th Street and Pro Med Lane
Development Plan and
Architectural Design, Landscaping, Exterior Lighting and Signage
Amendments
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Primary Plat Application
Docket Nos.
07040023 DP Amend! ADLS Amend
07040022PP
Paul G. Reis, Esq.
BOSE
McKINNEY
&EVANSup
ATTORNEYS AT LAW
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Justus Office Building
Justus Business Park
Development Plan and
Architectural Design, Landscaping, Exterior Lighting and Signage Amendments
Primary Plat Applicaton
Docket Nos. 07040023 DP Amend! ADLS Amend & 07040022PP
June 19,2007
Table of Contents
1. Project Description
2. Aerial Photograph
3. Site Plan
4. Landscape Plan and Tree Preservation Plan
5. Office Building Prospective Drawings
6. Office Building Elevations and Floor Plan
7. Office Ground Sign and Dumpster Elevations
8. Lighting Fixtures
9. Photometric Plan
10. Development Plan Approval Findings of Fact
11. Primary Plat - Justus Business Park
12. Primary Plat Approval Findings of Fact
BOSE McKINNEY & EVANS LLP
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Justus Office Building
Justus Business Park
07040023 DP Amend/ADLS Amend
07040022 PP - Primary Plat
Project Description
Justus Home Builders, Inc. is submitting a commercial development project on
approximately 7.3 acres of undeveloped land located at the southeast comer of the intersection of
Pro Med Lane and Smokey Row Road-136th Street Gust east of Old Meridian Street). The site is
zoned B-6 commercial business within the U.S. 31 Overlay Zone. In 2005, Justus proposed a
mixed use development which included a two story office building. The Plan Commission
approved the Development Plan and Architectural Design, Landscaping, Lighting and Signage
for the office building. The rezoning of the site to allow for the mixed use development was not
successful. At this time Justus is submitting a primary plat of the site to allow for commercial
development consistent with the B-6 zoning and the U.S. 31 Overlay Zone. The office buildin~
that was previously approved will be relocated from the intersection of Pro Med Lane and 136
Street to Lot 2 of the commercial subdivision; on approximately 4.65 acres of land located on the
east side of the site. (Please see the aerial photographs under TAB 2 and the site plan located
under TAB 3.) The relocation of the office building has caused the development plan to be
changed and the amended plan is submitted to the Plan Commission for approval. With the
change in the development plan, Justus has revised the landscape plan. (Please see the landscape
plan under TAB 4.) The design, lighting and signage of the building have not changed from the
design presented to and approved by the Plan Commission in 2005. The building has been
enlarged to 40,000 square feet with two stories and a partial basement. (Please see the office
building drawings and elevations under TABS 5 and 6.) The office building will serve as the
new headquarters location for the Justus Companies. The development of the building and of the
site is in accordance with the U.S. 31 Overlay Zone and the applicable zoning commitments for
the site established in 1990.
The development and construction of the office building will be within a new commercial
subdivision to be known as Justus Business Park. The subdivision will consist of two (2) lots.
(Please see the primary plat under TAB 11.) The office building will be located on Lot 2 of the
subdivision. The approval of the primary plat and the subdivision of the site will give Justus the
option of selling the land not used for the office development to another party for development.
Respectfully submitted,
Paul G. Reis, Esq.
Bose McKinney & Evans LLP
Attorneys for Justus Home Builders, Inc.
896545_1
BOSE McKINNEY & EVANS LLP
D Justus Business Park - Justus Office Building Site Aerial Photograph
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JUSTU~ OFFICE BUILDING
~ERIAL PLAN
CARM~L.,
, , HAMILTON COUNTY IN.
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N.T.S.
Dale:
06-01-07
SHEET No.
AR-1
KENSINGTON PLACE
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Evans, Mechwart. Hambleton & Tilton. Inc. ~
Engineers. Surveyors. Planners. Scientists
7400 North Shadeland Avenue
Suite 150, Indianapolis, IN 46250
Phone: 317.913.6930 Fax:317.913.6958
Columbus. Cincinnati _Indianapolis .Charlotte
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SCALE:
JUSTUS OFFICE BUILDING
SITE PLAN
N.T.S.
Dale:
06-01-07
SHEET No.
CARMEL, HAMILTON COUNTY, IN.
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PROPOSED
TWO-STORY
BUilDING WI
PARTIAL BASEMENT
40.000 SF
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4.05 Spaces per'OllCf got <'t'
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GENERAL SITE NOTES
1 THE CONTRACTOR SHALL ENSURE THAT ALL NECESSARY PERMITS AND APPROVALS HAVE BEEN
OBTAINED FROM AGENCIES HAVING JURISDICTION OVER THE WORK PRIOR TO COMMENCING
CONSTRUCTION ACTMTIES. THE CONTRACTOR SHAll OBTAIN PHJ PAY THE COST OF AU.
PERMITS THAT HAVE NOT BEEN SECUREOSYllEOWNER
2. THE CONTRACTOR SHALL COMPlY WITH THE CONSTRUCTION SAFETY STN<mARDS AS ISSUE)
BY THE U.S. DEPARTMENT OF LABOR OCCUPATIONAl.. HEALTH AND SAFeTY ADMINISTRATION AS
SET FORTH IN FiNAl RULE 29. PAR11926, WHERE SUCH REGU.ATIONS APPLY TO THE WORK.
3. ALL ELEVATIONS SHOWN WITHIN THESE PLANSAREBASEDIJPONU.S.G.S.OAT\JM.
4. lOCATIONS OF UTILITIES SHOWN WITHIN Tl-lESE PlANS ARE BASED UPON INFORMATION
OBT....NED FROM UTR.ITY COMPANIES OR THEIR REPRE$ENTATlVESN<<J FELO EVIlENCE OF
IMPROVEMENTS VISI8l.E ON THE GROUND SURFACE. EXACT lOCATlONS Oft.N:lERGROUND
UTiliTIES HAVE NOT BEEN VERIFIED. Tl-lE CONTRACTOR SHAll NOTIFY UTUTY COMPNiIES MD
REQUEST FIELD lOCATIONS OF SUCH WlTl-ltN THE WORKAA.EAPRJOR TO COMMENCING
EXCAVAllONACTMTlES. THE CONTRACTOR SHAU..REPORT N<<VARlATIONSFRON THE
lOCATIONS SHOWN THAT MAY PRESENT A CONflICT WITH EXECUTION OF THE WORK TO THE
ENGINEER IN M1VANCE:. OF CONSTRUCTION.
5. THE CONTRACTOR SHALL COORDINATE WITH THE RESPECTlVE UTIlITY CClfIPNft:.S IVO SHAll.
PAY THE COST OF PROTECTION, RELOCATION. REMOVAl.. COfoN:CTION. N<<KlR
RECONNECTION OF UTiliTIES AS NECESSARY FOR EXECUTION OF THE WORK.
IS, MATERIALS AND WORKMANSHIP SHALl COMPl. Y WITH ALL AflPUCABlE CtXlES. SPEClFlCA.TlONS,
lOCAL ORDlfUHCES, INDUSTRY STANOARDS AM> UTLITY CONf'Nf'( REGlI..ATlONS.
,. TRAFFIC CONTROl DEVICES SHALl BE FURNISHED, ERECTED, MAMAlEDIHO REMOYED BY
THE CONTRACTOR IN ACCORDANCE WITH THE MANUAL OF UNIFORM TRAFfIC CONTROl
DEVICES. TYPE -c' LIGHTS SHAll BE REQUIRED ON ALl. BoIrRRICIlDES. ~ AHD SlMILAA
DEVICES IN USE AT NIGKT.
SITE PLAN NOTES
1. ALL DIMENSfONS SHOWN ARE MEASURED TO THE FACE Of a.AI.1..N.ESS OnERW1SE SHOWN
2. ALL RADII SHALL BE 5 FEET UNlESS OllERWlSE SHOWN.
3. DIMENSIONS TO THE BUtlOlNG ARE MEASURED TO THE EXTERKlR OF THE FOUNDA. TION WALL
UN..ESS OTHERWISE SHOWN.
4. BEARINGS. DIMENsiONS AND EASEMENTS ARE SHOWN FOR REFERENCE. REFER TO RECORDED'
PlATS AND SURVEYS FOR ADDITtONAL. F'RClf'eRTY INFORMATION.
$. REFER TO MCHlTECT1JRA1. PlANS FOR BUIl..DWG ot.ENSlONS PKJ DETALS
6. PARKING SPACE STRIPES SHH..L BE 4 INCHES WtQE. YELlOW OR WHI1'e STRPES SHAlL BE
PROVlOED AT OWNER'S PREFERENCE IN..ESS OTHERWISE SHOWN.
7. SEE SHEETS 04.0, 04.1 FOR DeTAIlS REFEREN:EDON THfSSHEET.
8. TRANSVERSE EXPANStON JOINTS ARE TO BE PROV1DEO... CONCRETE SDEWALKS NfD
CQMBlNED WAlKSICVR8S WHERE SHOWN AND AT INTERVH.S NOT TO EXCEED 12 X THE WDTl-l
Of THE WAU<.
9. EXPANSION JOINTS SHALL BE INSTALLED IN CONCRETE PAVEMENTS NoIiD W#LJ($AT ALL
LOCATIONS WHERE PAVEMENTS ANO WALKS ABUT A VERTICAL SURFACE SUCHMA CURB,
WfIU., Ca.UMN. ETC
10. CONTRACTION JOINTS SHAll BE PROVIOED AT EQUAL NTERVALS BETWEEN EXPN&ON..IOMS
IN CONCRETE WALKS. INSTALl CONTRACTION JOINTS AS SHOWN BUT'" NO CASEAT INTERVALS
GREATER THAN 1.5 X flolE WDTl-l OF THE WAU<.
11. UNLESS OTHERWISE SHOWN. PERMANENT SIGNS SHAU BE MOUNTED ON A SINGlE u-CtWoINEl.
ORNE POST DRIVEN 42 INCHES BElOW GRADE. THE BOTTOM EDGE OF THE SIGN SHAU. BE 6
FEET ABOVE THE NEAREST PAVEMENT EDGE ELE\IATlON..
SITE AND BUILDING AREA CALCULATIONS
TOTAL PARCElNEA
202.423 SQ. FT. (4.647 AC.)
91,907 SQ. FT. (2.110 AC.)
110.516$0. FT. (2.537 AC.)
45.40%
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TOTAL IMPERVIOUSAREA
TOTAL GREEN SPACE. AREA
TOTAL PARCEL COVERAGE - 65% MAX.
GROSS FLOOR AREA
40,000 SQ. FT.
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TOTAL PARKING SPACES. 1 per250EIUll..DNG SQ. FT.
ACCESSIBLE SPACES. pel" ADA(~... TOTAL)
BICYClE SPACES - 5 ""100 PARKING SPACES
160 REQUIRED. 162 PROVCED
6 REQUIRED, 6 PROVIDED
e REQUIRED. e PROVIDeD
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PROJECT ,ENCtNARK. T_B_M_ LG. MIDGE NAIL IN WEST SlOE OF POWER POlf.,91-395 ON SOUTH
PROPERTY litE. 300' WEST Of CENTERLINE OF OLD us 31
SITF BFNCl-NARK' B_M. RR. SPIKE IN EAST SIDE Of POWER POlE 100' . SOUTH OF TRl-COUNTY
PFtOPERTY weST SlOE OF GtnLFQRD STREET. -
BM_ ELEVATION. 840.69
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SouTH BUFFER YMID
2.7lf. .lPiEL A REQU1R8J
124 Lt. - Tree BUfw Reserved
93Llremairing
3 $hade x .93= 3 requi'ed/3pnMded
2Ornarneralx.93=2~/2~
9 SINls x .93= e reqtj'edl a pvMed
WEST IIUfFBl YMID
697 Lt. . LEVEL A REQUIRED
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2 0rnamenIaI x 6.97= 1"~/t..pKNided
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191 Lt.- LEVE1 A REQUIRED
Preserwtion dTree Bl6!r-NoIlddilionll
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7'36 u. lEVEL 0 REOlIREO
Pmervation d 50' Tree BuIfer - No 8ddilinII
pIMtings reqlftd
P_SPIaS
162 PARKING SPACES
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5stnb$per9sp.ces:90~90prwicied
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1. Pl._ material to be installed and maintained by 8 cp.I8Iified and experienced 1endsc8pe
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2. AI materials are subject to the appl'OII'aI of the LendIcape ArdVted and Owner et any
time,.. Landscape Architect to inspect aU Jlant locaIions and pIart bed conlItions prior to
instailation. stake all plant locations fOf revie'W and approval by the Landscape Architec:t
before planting. On-site adjustments may be recpred. Plants are to be fresliy dug.
Transporting of plants shall be done in a manner as to not destrov the nab.ni shape,
compromise the health, or alter the charactefistics d plant materials.
3. RootbalIs shaIJ meet Of exceed size standards as set forth in 'American Standards tor
NurSery stock'. MAIN lEADERS OF ALL TREES SHAlL REMAIN INTACT. Remove from
the site any pant material that turns brown or defoliates tMtNn five (5) day$ after planting.
Re~ immediately with approved. specified material.
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.. Plant counts indcated on drCM'ings are for Landscape Arc:hitett's use oriy. Contractor
shaD make 0W'n plant quantity takeoffs using drawings, specifications. and plat'll: sehedlJe
requirements (i.... spacing), unless otherwise drected I:rf l...andsCape ArcNtect Contractor
to verify bed measurem<<'lts and install appropriate quarrtitiee as governed bf plant spacing
per schedl.H.
S. All plant beds shall receive 3~ minimum of gemine &lvedd8d hardNood bark mulch
(unless otherwise noted). Apply pre-emergent herbicide as dredeCI by the mamtacturer
pior to installing mulch. Seed all areas dsturbed by construd:ion activities that are not
otherWtse noted to rec<<ve pavement. planting bed. or other treatment.
6. The Contractor ,hall inttall ancUor amend topsoil in aI proposed bed areas to meet
ASTM 05268 standards. landscaper shall verify depth andquaity dtopsoil prior to plant
installation. A minimum of 4" of topsoil is required fw sodded areas; 12" fOf plant beds.
TopsOil sources shan indude the reuse of surface sol stockpiled on site, dean of roots,
plantS, sod, stones, day lumps, and other extraneous orkweign materials larger than 1-,
Supplement with imported topsoil trom otf-srte 5OlIC8S when quantities ore insufticienl Do
not obtain supplemental topsoil trom agricultural land, bogs, 0( marshes. Inorganic
amendments. organic amendments. and fertilizers shall be used to amendtop&oilas
needed for long-term plant health.
7. Verify all utility locations in the field prior to be!jnningWOftt Repair aI damaged utilities
to utisfaetion of the Owner and Operating Authority at no addtional coet
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a. Imrtall all plant material in accordance with a111oea1 eodes and Ofdinanees. Coordnate
with the ONner to obtain any required permits neeessary to complde work. All
workmanship and materiafs shall be guaranteed by the Contrac::torfor a period of one (1)
calendar year after Final Acc:ept.cn:e,
t. Maintain aU plant material for 8 three (3) month period from date of Substantial
Completion, Maintanenace shall irlClude pruning, elJtivating, wetering, weedng, fertilizing,
restoring plant saucers, spraying for clsease and inseds, and repacing tree WfaflPngs.
Recommended I~term maintenanee procedures sllaD be provided to the ClYvner before
expiration ot this period.
10. AD dsturbed areas not otherwise ~anted shall be seeded.
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EMH&T JOB NO.
2007-0698
DATE:
04-27-07
SCALE'
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TREE PRESERVATION NOTES
Best Manaaement Practices 101' Tree Preservation:
Before constJuction'
Setected trees within the preservation zones shaD be fertilized before
amstruction begins to intrease their V90f. This will Increase their ability to
handle stress from constructbn..
AI sIe contractors shan meet wIlh the Consuftil'l9 Arborlst at the * prior to
beginning work to review all wort. procedures. am5S and haul routes, and tree
.-...........
Tree protection fencing shaD be ilstalled at the driplhe (where possible) m the
trees In the buffer zone and proper "Tree Preservation 1mJe- signs affixed.
T.... ......~ be "-"'" _ to consIrUcIIon to deIenrine sIruct\nI _rilr.
Sb"uc:tU'altr unsound trees should be 1't!fIIOIVed. Trees wfttm the preservation
areas should be remoyed at the direction of a Registerelt Consutting Arbortsl
(RCA) or a c..tlfIed _.... (CA).
Durfm Construction'
Anr damage to trees shaD be reported to the Consuting AIborist ~
so that remediall ilCti)n can be taken. T1me&ness is altiall to tree health.
No materiIts,. spoiJ, washout water, waste or equ~ment, (espedaDy concrete
....,.,- and tools) _ be ............ ........ ... parbol witNn the _
pro:tection lone (f~ncsi area).
0veNf'1g from the building foundatoo shal not be placed wIhin the tree
.- '.... either _....riIy ... pennanend,. It;s suggested thai the spolI
be pI;K:ed In a space iMiI)' from the trees.
~ presenJed trees should be In1gated so that th~ wID ~ 1-1.51nd1es of
water per week during extreme dry periods and IS is feasIbie.
U at aU pogs;ible undeground uUIities, downspouts 01 irrlgation lines and
~ndsca..lIg_ wI be n>utod outside the tree .- zone.
. In the areas where tftl!! roots Imst be cut, the roots shaD be cut using a
benching macNne and hand dining 10 provide a sharp, dean cd: providing the
least disturbance possIIte. The expo9l!:d root ends shall be treated to heal.
~. protected and kept from drying (Mj: during the time rI eocposwe JD air.
Rippalg at the roots along the cut &ne with badchoes or eccavators mal be
avoided at aD cost.
. There Is to be no parking or equipment sIorage ~ any' Idnd within the tree
..-... .....
Pm;t Com~ructDn rP.CttrnnW!I'Iltations.
All tn:es shall haR a post-construction evaluation performed br a qualfied
arborist: to cIetennine any remedial actions necessary to maintain tree health.
. Vertical mulching, or sol remediation wth a grow gun mar be necesAJy, for any
trees wIUUn 20 feet of consIrudlon activities. f:speciaIIy those with any
compacted soils or altered drainages.
. Regular rnutching for Iny trees it the tree protection areas Is ~ for
trees that do not have regutar leaf Itter anyrrore. The ndch will give the trees
optimal conditions for their roots to remver frcm the stress of consbUdion.
LEGEND
LINE TYPE I SYMBOL DESCRIPTION
_'"' _ TREE PROTECTION FENCING
(REFER TO DETAl.SON
DETM. Sl-EET)
TREE PRESERVATION ~
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PROJECT BFNCHMARK
T.B.M.lG. H1DGE NA.IL1NWEST SIDE OF PCNER.POlE.191-395ON SOUTH
PROPERTY litE. 300' WEST OF CENTERliNE OF OLD us 31.
B.M. FIR. SPIKE IN EAST SIDE OF POWER POlE 100' . SOUTH OF TRI-COl..NTY
PROPERTY INEST SlOE OF GUlLFORO STREET -
B.M. ELEVATION '" &40_69
"HOLEY UOlEY' SAYS CAlL
AT LEAST TWORA.l
WORKING OAYS BEFORE
YOUQIG~
~1Tf' AFNCHMARK
1-8OO-a82-S544
CAll TOll FREE
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FOR CAllS OUTSIDE OF IN:llAHA.
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SHEET No.
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Justus Office Building
View from Northwest
OS/29/07
I: 1
10660024
.
. CARSON
DESIGN
. . ASSOCIATES
II TEL3I7.'4Um
FAX 317.843.5975
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ASPHALT SHINGLE - OWENS
CORNING OAKRIDGE SERIES,
DRIFTWOOD
COOPER STANDING SEAM
DORMER ROOF
E.I.F.S. CORNICE - DRYVIT
AMARILLO WHITE #113
. ~ ~ E.I.F.S. - DRYVIT AMARILLO
I ~y _ WHITE#113
I CAST STONE WATERTABLE
AND BRACKETS-MATCH
l;; SELECT STONE BUFF, #1104
CAST STONE - SELECT STONE
BUFF, #1104, 16"h x 24"w UNITS
ALUMINUM WINDOW FRAMES -
MATCH EFCO HERRINGBONE
GUARD RAIL - BLACK
FACE BRICK - HANSON
PERSIMMON RIDGE
LIGHT FIXTURE - ELA LIGHTING
L 1924 WITH WALL BRACKET BR-4
LINTELS AND SILLS -
LIMESTONE
I
West Elevation
COLUMNS - MATCH E.I.F.S.
COOPER STANDING SEAM
DORMER ROOF
GUARD RAIL - BLACK
East Elevation
LIGHT FIXTURE - ELA LIGHTING
L 1924 WITH WALL BRACKET BR-4
Justus Office Building
West and East Elevations - Rendered
! 05/02107
I: 1
10660024
ASHPHAL T SHINGLE - OWENS
CORNING OAKRIDGE SERIES,
DRIFTWOOD
E.I.F.S. CORNICE - DRYVIT
AMARILLO WHITE #113
CAST STONE WATERTABLE
AND BRACKETS - MATCH
SELECT STONE BUFF, #1104
FACE BRICK - HANSON
PERSIMMON RIDGE
ALUMINUM tNDOW FRAMES -
MATCH EFCb HERRINGBONE
.
. CARSON
DESIGN
. . ASSOCIATES
n Tam.'"''''
FAX 317.843.5975
.
GUARD RAIL - BLACK
FACE BRICK - HANSON
PERSIMMON RIDGE
-,
.
North Elevation
E.I.F.S. - DRYVIT
AMARILLO WHITE #113
r
South Elevation
CAST STONE - SELECT STONE
BUFF, #1104, 16"h x 24"w UNITS
Justus Office Building
North and South Elevations - Rendered
CAST STONE - SELECT STONE
BUFF, #1104, 16"h x 24"w UNITS
ALUMINUM WINDOW FRAMES -
MATCH EFCO HERRINGBONE
ASPHALT SHINGLE - OWENS
CORNING OAKRIDGE SERIES,
DRIFTWOOD
COOPER STANDING SEAM
DORMER ROOF
E.I.F.S. CORNICE - DRYVIT
AMARI LLO WH ITE #113
CAST STONE WATERTABLE
AND BRACKETS - MATCH
SELECT STONE BUFF, #1104
FACE BRICK - HANSON
PERSIMMON RIDGE
I
LIGHT FIXTURE - ELA LIGHTING
L 1924 WITH WALL BRACKET BR-4
LINTELS AND SILLS -
LIMESTONE
ALUMINUM WINDOW FRAMES -
MATCH EFCO HERRINGBONE
I
I
.
. CARSON
DESIGN
. . ASSOCIATES
II lB.3I7..''''''
FAX 3 17.843.5975
.
05/02107
I: I
10660024
I
..d
" Roof
45' - 10"
BUILDING SIGNAGE:
28'-0' X 2'-0',60 S.F. MAX.
,.. Second Floor
lI] 15' - 0"
First Floor
0' - 0"
TENANT SIGNAGE:
30'-0" x 2'-0" = 60 S.F. MAX.
52'- 0"
ADDRESS SIGNAGE:
8'-0" x 1'-6' = 12 S.F. MAX.
45' - 0"
TENANT SIGNAGE:
17'.5" x 2'-0" = 35 S.F. MAX.
33' - 0"
TENANT SIGNAGE:
30'-0" x 2'-0" = 60 S.F. MAX.
52' - 0"
33' -0"
215' - 0"
West Elevation
1" = 20'-0"
" Roof
45' - 10"
" Second Floor
15' - 0"
" First Floor
0' - 0"
" Lower Level
-12' - 0"
East Elevation
1" = 20'-0"
Justus Office Building
West and East Elevations
04120107
I" = 1fJ..(1'
10660024
SIGN CRITERIA
TENANT SIGNAGE:
INTERNALLY ILLUMINATED LETTERS
WITH WHITE ACRYLIC FACES OR
COLORS REPRESENTING THE
TENANTS LOGOfTRADEMARK WITH 5"
DEEP ALUMINUM DARK BRONZE
CHANNELS. LETTERS ILLUMINATED
WITH WHITE NEON TUBING MOUNTED
WITHIN LETTER CHANNELS. LETTERS
INDIVIDUALLY MOUNTED TO 8"h x 6
1/2"d RACEWAY, ONE RACEWAY PER
WORD OR LOGO MARK.
BUILDING SIGNAGE:
BACK-LIT ALUMINUM DARK BRONZE
LETTERS THAT ARE ILLUMINATED WITH
LED LIGHTS. LETTERS INDIVIDUALLY
MOUNTED TO BUILDING FACE WITH
STANDOFFS.
o
CARSON
DESIGN
o ASSOCIATES
lELJI7.843.5979
FAX 317.843.5975
o
o Roof
45' - 10"
o Second Floor
15' - 0"
52' - 0"
26' - 0"
o First Floor
0' - 0"
South Elevation
1" - 20'-0"
o Roof
45' - 10"
o Second Floor
15' - 0"
o First Floor
0' - 0"
o Lower Level
-12' - 0"
North Elevation
1" - 20'-0"
Justus Office Building
North and South Elevations
0
CARSON
DESIGN
o ASSOCIATES
06/01/07 TI:L 317.843.5979
i I" = 20'-0" FAX 317.843.5975
i 10660024 0
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Ground Sign Elevation - Front
1/8" = 1 '-0"
11' - 4"
E.I.F.S. - DRYVIT
AMARILLO WHITE #113
ALUMINUM SIGN
CABINET
CAST STONE ACCENT -
MATCH SELECT STONE
BUFF, #1104
~ FACE BRICK- HANSON
/' PERSIMMON RIDGE
GROUND SIGN
SIGN CABINET: FABRICATED OF ALUMINUM AND FINISHED WITH ACRYLIC POLYURETHANE COATING OF A NEUTRAL COLOR TO MATCH
OFFICE BUILDING E.I.F.S.. SIGN FACES ALUMINUM WITH COPY CUT OUT AND BACKED UP WITH ACRYLIC. ACRYLIC COPY WILL HAVE
3M DUAL COLOR FILM APPLIED TO THE FIRST SURFACE FORA DARK COLOR DURING THE DAY AND WHITE WHEN ILLUMINATED AT
NIGHT. BACKGROUND OF THE SIGN FACE WILL BE OPAQUE. ILLUMINATION OF COpy WILL BE FROM FLOURESCENT LAMPS MOUNTED
INTERNALLY AND CONCEALED BY THE SIGN FACES.
10' - 8"
SIGN FACE AREA
APPROX. 10 S.F.
Elevation - Ground Sign -
Rendered
Justus Office Building
Ground Sign and Dumpster Enclosure
~I.-
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, 1
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t
GATE
FACE BRICK-
HANSON PERSIMMON
RIDGE
PIPE BOLLARD
GATE
CAST STONE CORNICE AND
ACCENT - MATCH SELECT
STONE BUFF, #1104
PIPE BOLLARD
Dumpster Elevation - Front
1/8" = 1 '-0"
"r
,
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10' - 0"
Dumpster Elevation - Side and
Rear
1/8" = 1'-0"
FACE BRICK-
HANSON PERSIMMON
RIDGE
06/01/07
h indicated
10660024
.
. CARSON
, DESIGN
. . ASSOCIATES
n "'-317.&ll.S'"
FAX 317.843.5975
.
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}'Jl'i~e@ lL/il/!!J(ftJ i!;W1iJtJ}/
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For safe, reliable
light consider the
Decashield@ 400
series from G E
Lighting Systems.
This attractive
design enhances
the appearance of its
surroundings, day or night.
From parking lots to commercial
complexes you can rely on GE to
provide clear lighting that reduces
glare and provides a comfortable
setting.
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1910
1911
1912
1913
1914
1920
1921
1922
1923
1924
1930
1931
1932
1933
1934
1940.
1941
1942
1943
1944
Ceiling
Wall
Pocket
Pendant
Post
Ceiling
Wall
Pocket
Pendant
Post
Ceiling
Wall
Rocket
F'endant
Post
Ceiling
Wall
Pocket
Pendant
Post
~
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--,;-"..- ~-
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1931MNOP
(~v/ beveled glass)
1,x BOw'" Cracked Hicte(CH}., ~
1 x BOw Clay (CY),
1 x BOw Florentine White (FW),
7" 1 x BOw Gold Antiquity (GA), Hood: Brass'
7" 1 x BOw Hammered Pewter.(HP}, or Acrylic
Midnight (MN),
10314' 10'/2" 10" 3 x BOw Natural Russet (NR), Clear Flat
103/." 27112" 113/4" 3 x BOw Old Iron (OR), Rust(R), Glass Lenses
103/4" 23112" 5'/4" - 3 x BOw Sand Storm (SS),
103/4" 21112" 3 x BOw Verde (V), Hood: Brass
.1 03/." .., 24" 3 x BOw Village Green (VL) or Glass
1.4" 123/." 13" 3 x BOw Note
14" 35" 13" 5x60w Hood available
14" 27" 7" 3xBOw in all the finishes
14" 313/." 4 x BOw listed above, pillS Clear Flat
14" 3B" 5x60w Brushed Chrome (BC), Glass Lenses
Flemish Brass (FB),
153/4" 123/." 8'12" 2 x 60w (mad) French Gold (FG), Hood:. Brass
153/." 43" 1S" 5 x 60w Hand Rubbed Bronze (HB), or Acrylic
15314" 32: 8'/4" 3 x 60w Pewter (PW),
and Verde Gris (VG).
15314" 38" 4'.x BOw Clear (CL) and Opal (OP)
153/." 41" 5x60w are also available.
Pendanrs Have 3' of chain. "Cand. Base Lamps (by Others). See Cofor Chart on Page 7,
ENVIRONMENTAL LIGHTING FORARCHITECTURE,INC.. . J7891 ArenthAvenue . City of lridustry. CA 91748-1197
(~2B) 9B5-0~g,1 . (SOQ) 423--65B1 ~ FAX (B26) 9B5-9494 . Www.~la-!ighting'C2m · e-mail: ela41tg@~ol.com
t1al PHOTOMETRIeS & LAYOUTS
~ AVAILABLE UPON REQUEST.
FIXTURE WATTAGE BALLAST. VOLTAGE OPTICS DIFFUSER COLOR OPTIONS
D
D
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D
D
D
D
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=1\ EPA - 2.2
WT. - 42 LBS.
(1s; li ,~lc ~
offi't.\C ~v.\O~""G
L1944
ELA liGHTING COMPANY, INC,
17891 Arenth Avenue
City of Industry, CA 91748
Web: www.ela-lighting.com
E-mail: info@ela-lighting.com
roject
L1944
Luminaire
I-
153,4"
WA1TAGE:
70, 100, 150 an .!~175.)
._"";~.':;.;J.
-I
POSTLINE BALLAST:
","','MH t~"'-H' all, ',d )
':".c ' ,. .e.....' e
"BPS gn Pres~ Sodium)
PL (Compact Fluorescent)
PLS (pulse Start)
INC (Incandescent)
OTHER (please Specify)
VOLTAGE:
120, 208, 240 and 277
(Multi-Tap)
SOCKET:
MB - (Medium Base Porcelain)
MG - (Mogul Base Porcelain)
34"
-or-
SP & ST = Polished Alum. Reflector
SP (Spun) or ST (Stacked)
DIFFUSER:
SAC - (Seedy Acrylic )
C.I\(:.~(~l~ar Acrylic)
jFAC~:'fFfijitedAcrvli~
'CLX - (Clear Lexan)
FLX - (Frosted Lexan)
OTHER (please Specify)
POWDER COAT FINISHES:
!~(Iyfi@iiht). DB (Dark Bronze).
'WH (White). VL (Village Green).
NR (Natural Russet). GY (Gray),
DG (Dark Green), or
CUSTOM (Specify)
OPTIONS:
SEE END OF CATALOG
The L1944 lantern is a
period style cast (#319 grade)
aluminum fiXture not less
than .125" thick. Corrosion
resistant.
TESTING:
This product and all its .com-
ponents shall be U.L. Listed
ELA LIGHTING
~ An American Tradition Since 1929.
ELECTRICAL:
Ballasts are High Power Fac-
tor (HPF). Sockets are Med.
or Mogul Base 4KV Rated.
~ Custom Capabilities Second To
None.
DARK. SKIES:
Units will be hydroformed .
or segmented sharp cut-off
optics.
~ Other Materiafs Such As
Copper, Brass. Stainless Steel
And Iron Are Also Available.
OPTICS:
Refractors shall be precision
molded of Borosilicate glass
with Types 2, 3 or 5 distribu-
tion or of spun' aluminum.
WARRANTY:
3- Year Manufacturer's
warranty.
Call Toll Free: 1-800-423-6561
Fax: 1-626-965-9494
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Decorative Light poles, Office Building ......U"~1f
. ELA UGHTING COMPANY,
1-7891 Arenth Avenue
. City of Industry, CA 91748
Web.: WWl1I. ela-lighting.com
E~mail: info@ela-lighting.com
C ~PA-1.1
WT. - 27 LBS.
I-
,103,4"
WfI\f ~\lN\ ,~
- D~ C?:u,\OnJv
-I
24"
@]I PHOTOMETRIeS & LAYOUTS
~ AV.AlLABLEUPON REQUEST.
FIXTURE WA1TAGE BALLAS.T VOLTAGE' OPTICS DIFFUSER COLOR. OPTIONS
L1924
The L1924 lantern is a
, period style cast (#319 grade)
aluminum fixture not less
than .125" thick. Corrosion-
resistant
ELECTRICAL: '
Ballasts are High Power
Factor (HPF). Sockets are
Medium Base 4KV Rated.
DARK. SKIES:
Units will be hydrofomied
or segmented sharp cut-off
optics. -
TESTING:
This product and all its com-
ponents shall be U.L. Listed.
OPTIcs:
Refractors sh.all be precision
molded of Borosilicate glass
~th'Types 2,3 or Sdistribu-
,tion or of spun aluminum.
WARRANTY: __
3- Year Manufacturer's
warranty.
. L1924
Luminake _
WA7TAGE:
70,100,150 and 175 _
POSTLINE BALLASt:.
MH (Metal Halide) _
BPS (High Pressure Sodium)
PL (Compact Fluorescent)
PLS (Pulse Start)
INe (Incandescent)
OTHER (please Specify)
VOLTAGE:
120, 208, 240 and 277
(Multi-Tap)
SOqrET:
MB -: (Medium Base Porcelain)
OPTIcs:
PG = Prismatic Glass Refractor
PG2 (Type II), PG3 (Type III),
or PG5 (Type V).
-or"
SP & ST -folishedAlum. Reflector
SP (Spun) or ST (Stacked)
DIFFUSER: -
SAC - (Seedy Acrylic)
CAC ';'(Clear Acrylic) _
FAC - (Frosted Acrylic)
CLX ~ (Clear texan)
FLX - (Frosted Lexan)
OTHER (please Specify)
POWDER COAT FINISHES:
MN (Midnight), DB (Dar~ Bronze),
WH (White), VL (Vtllage Gri:eri.),
NR (Natural Russet), GY (Gray),
DG (Dark Green), or
CUSTOM (Specify)
OPTIONS:
SEE END OF CATALOG
EM LIGHTING
~ An American Tradition Since 1929.
~ Custom Capabilities Second To
None.
~ Other Materials Such As
Copper. Brass. StainlesS Steel
And Iron Are Also Available.
- can Toll Free: 1-800-423-6561
Fax: 1-626-965-9494
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FINDINGS OF FACT FORM
DEVELOPMENT PLAN CONSIDERATION
J
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Carmel Plan Commission
Carmel, Indiana
DOCKET NO._07040023 DP Amend
NAME OF PROJECT: Justus Office Building
PETITIONER: Justus Home Builders, Inc.
_ Based upon all the evidence presented by the Petitioner and upon the Department
Report of the Department of Community Services, dated, we determine that the
Development Plan complies with the Standards set forth in the Carmel/Clay Zoning
Ordinance.
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We hereby approve the Development Plan as submitted with the following specific
-
conditions as agreed to by the petitioner.
Condition 1.
Condition 2.
_ We hereby disapprove of the Development Plan as submitted for the following
reasons:
1.
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2.
3.
DATED THIS _DAY OF
,2007.
Commission Member
896547_1
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PRIMARY PLAT
FOR
JUSTUS BUSINESS PARK I
SMOKEY ROW ROAD AND PRO MED DRIV~
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LOCATION MAP
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PROJECT DATA
SIcllon: 21 rOllms'dJr18 N ~3 E
CounIv: HAIoIILTON l'otunsIlip: aAY
I.oc:aIion: NE Comer Smokey Row and Pro Meet Park IlriYe
ProjJcl 2'ftII: JUSTUS BUSINESS PARK
ProjJcl AtIa: 7.298
tlItntnImal LoU: 2
1IIg1tf-o~'AII 0.17 AI:nls (Proposed)
eo- AtIa: N/A
Zoni1lf: B-6/U,S. 31 Overlay
S1IIabv h Slnof"""'" 766 LF
S1IIabv h IllsW Sp114: 30 mph
Pl9-1id DrIw "."".,. strod: 846 LF
LEGAL DESCRIPTION
Part oftheNol'1tlM5tQuarterol'lheNorthwestOuarWrofs.ction 25, TOIIWlShip 18 North, Ra,.3Ea5tdthe
s.cono PrincipaJ MeridilwI in HamatJn County, Indiana, InOI9 p.IIl1ialtatfy dncftIed as foIows:
eornrn.nc.ingat!he Nc:rtM8stcomerdlhe Nor1tIMsl QUlifWroflhe NoI'lhwestOu.-ofSedion25, TIMI1$hip 18
NorltI, Range 03 East; ltlenl;:. on the Eat.., or SlIid Quarter-Quarter Sou1h 00'"08'12' East (8SSIA'Md be8r1ng)
7n..80 fMt; South 88.38'05" west 184.00 fMt to Ihe Point of 8egming of the ~ de5aiMId rRl eslaW; r-not
continu~ $outtl. 88.38"05- west 267.05 fMt to . pokrt on' 1M Enl: rJght~-way .. of Pro-Med IaN, the gra'lI: of
right-of-way ofwhic:h ts ~ In 1nstNrnenl: Number 95-510428 in Ihe ome. of the HaIYtlon County Recorder;
thence on.m along Mid right-of-way line !he ~ ltight (8) 0Dln8S:
1) North 0lr08'12"" West 26626.... kittle poml of CUMI~ or. Qlrve conc:ave ~'-"Y, MYing;ll <*ttnIl
anglltof48.'1'23. and anKSiusof25.00r.t
2) NofthefIy and ~~ aIonO said curWI an arc cIstanc>> of 21.03 r.eI (SlMd an:: being subWnlkI by a bng
chonlwhlctlbaBNor1h23.57'29"East20.41"'lloapointor_QlfV~wtlha~~
sou~. haYing a ~.ng" oflsr36'2lr" andaradUs of so.oo fMt;
3)Northus1erty: Nor1herti.~. W~, aB:l SoultIwest-"f aklngsaill QlJVect8fCdlstanoltofl63.72
reel (said arc bNIg $l,lt;gndad by a long ~ whictl bNn Worth 45'45'04. West 99_18 rwt) to a point of__
CI.fVlIlu... wIh a <:uno-. ~~tefIy.havOg a08l'ltralangleof48"ll'2T and aradiusof25.oofMt;
4) SouIhwestefly ~d WesIeI1y along said 1;:I,lfVe" are distance d 21.03 fwt (saicl.-t: bei'1g ~ by a king
chorclwf'lidl bears SOUIh64.32'2.... W_20.41 fMI) tohpomoftangency thereof;
5) South 88.38'1)5. West 95.84 fwt to the point of QlrvDtunt cI a aJf'M oonc:llW~. having a OIOIralangll of
36"53'2r and a radius of 240.00 W
6)Wflt8f1y and ~along said CUfVe" arcdistanoa of 154.53 feet (said an:: being subIInded by a 1Dng.
d'lon:IwhidI bMrsNor1h7T55"l.W_'S'.87feet)tothepointd~~
7) North 54.28'28" WI'SI9lI.92 fMt
8) North 09"25'..... west 42.39.1 to the soutMm nght-of-w.llY Ine of <*I U.S.R. 31. bft10 on a non--tangent QIfWl.
eonc:8W~. Nwing . '*11ra1 angle of3"56'5rr and a r..:Iiuscl281..79fBet;
~ Northustwty along said right-d-way line and said aJf'M an ~ clistan<>> of 194.04 feet 10 !he southern
rigtrt-of-way.. of SmcItwy Row ~ 1'361h Straet J* Warranly Deed to !he SIa. oflndana daIad ~ 1,
1971, \t1(I plB~forsaid road bWIg a partdhRllocation dU.SR. 31.designaled ISHe (INOOT)ProjedNo
ST-F-222(9) (said am bftlg subtendedby a long chord \IWhit:h bears North 37.SO'01-Easl194.00fMt). klthePoint
of~nclCurwalurllofanon-langentQlrve~southerty.haW1gaatnlralangleof36"59'54-andaradius
of437.46 reet; \t1ltnce~and Easterttabng SlIidftght-d-w.ay line and$BidallWan .-t:~af
282.49 fMI (said arc being $utMndecl by a king d'lon:I whict1 ~ Nor1h 70"10'4r East 271.60 W) 10.
roon-tangIilnIline; ItIenoe oontinulng abng said right-of-way line, North 1S.,ns- East 96.34 _ ~
J*lllH'Clicular 10 the North line of saicI quarter- qu.- secIiDn, North 01.21'5S- Wesl2Q.oo fHIlo 1he Norti b of
saicI quartBr-QWII'W s.ctiDn; tt*'Oe along $Bid North line. North 88'"38'05"' East 166.04 feet 10 a point disI:w1I South
8lr"38'Q5"West221.00 .lfroIflthe~oomerdsaicl quar1M-qual1er..aiDn;!hence ~1JI'ilh they East
line cI said quartw-qu..... -.::lion. Sou1h 00"08'1'r East 217.00 fMt u.nc. pafil'" with the North.. ofsaid
~..quarter,.;;tion, North 88.38'05-Easl31.oofwt; theneePlUalBfwlh said Eat h. SouIhOO"08"l2"Easl:
560.80 re.t to !he POINT OF BEGINNING; (lI;IIUining 1298 aaeoII. _ Of Ins; subfecllD ~-way.
eaHrMnts.1II'ld restridion5.
SHEET INDEX
No. DESCRIPTION
C1.0 COVER SHEET
C1.1 PRlMARYPt.AT
DOCKET NUMBER 07040022 PP
~BENCHMARKOATA
PROJFCT RFNOUARl<.
T.8.M.lG. H1DGE NAil IN WEST SlOE OF- POWERPOlE '191.395 ON SOlITH PROPeRTY litE. 300'
WEST OF CENTERLINE OF- OLDUS31.
SITE BE~ARl(
8.M. RA.. SPIKE IN EAST SlOE OF- POWER POLE 10T:I: SOUTH OF- TRlcolNTY PROPERTY WEST SIDE OF
GUILFORD STREET
ELEV_:840.69
"HO<<Y MOlEY "AY' CALL ~
AT lEAST TWOFU-L
WOR!<INGDAVSaEFORE ~ 1-8C)()-382-554
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DOCKET NUMBER 07040022 PP
BASIS OF SURVEY
SE cOin.., NW 1t.4
SectIon 25, T -1 II. R-J-E
Nothing Found. No reference
ties CNaIloble per County
Surveyor records
PROPERTY INFORMATION SHOWN HEREON TN<EN
FROM ALTAlACSM LAND TITLE SURVEY PREPARED
BY MID-STAlES ENGINEERING FOR '7298-ACRE
TRACT AT PRO-MEO lANE "DATED N'RL 11, 2001.
~BENCHMARKDATA
PAO lFr:T RFND4MARK"
r.B.M. LG. HOGE NAil rNWEST SIDE Of PClWERPOlE '191-395 ON sot.mi PROPERTY 1IIE, 300'
WEST OF CEN"TERLINE Of OLD US31.
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ties CNaUoble per
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........
SITE BENCl-NARK:
a.M. RR. SPIKE IN EAST SlDE OF POWER POlE 100'!: SOUTH OF TRlCOUNTY PROPERTY WEST SIDE OF
GUILFORD STREET
ElEV.:840.69
"HOlEY MOlEY . SAYS CAll
ATlEASTTWOflA.l
WORKING DAYS BEFORE
YOUDIG~
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FINDINGS OF FACT FORM
FOR PRIMARY PLAT CONSIDERATION
Cannel Plan Commission
Cannel, Indiana
DOCKET NO. 07040022 PP
NAME OF SUBDIVISION: Justus Business Park
PETITIONER: Justus Home Builders, Inc.
Based upon all the evidence presented by the petitioner and upon the representations and
certifications of the staff of the Department of Community Development, I determine that the plat
complies with standards of the Carmel Clay Subdivision Control Ordinance.
I hereby approve of the primary plat as submitted with the following specific conditions as agreed to
by the petitioner.
Condition 1.
Condition 2.
Condition 3.
I hereby disapprove of the primary plat as submitted for the following reasons:
1.
2.
3.
DATED THIS
DAY OF
,2007.
Commission Member
D