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JAMES BRAINARD, MAYOR
January 20, 2006
Mr. Adam DeHart
Keeler-Webb Associates
486 Gradle Drive
Carmel, Indiana 46032
RE: Covenant Commercial Buildings - Project Review #4
Dear Mr. DeHart:
The City has received your comment letter and drawings dated December 22, 2005 based upon the City
review of December 15,2005.
The comments from the City review have been satisfactorily addressed with the following exceptions:
PROJECT COMMENTS-CONSTRUCTION PLANS
18. Rangeline Road is classified as a Secondary Arterial on the City of Cannel 20- Year Thoroughfare
plans with a total right of way requirement of90-feet and a half right of way requirement of 45-
feet. Please confinn with the Department of Community Services that the appropriate right-of-
way either exists or will be dedicated. Please indicate, label, and dimension the correct right-of-
way on the plans. Thank you for indicating 45' half in accordance with the Thoroughfare
Plan right-of-way. The right-of-way must be dedicated before plan approval. Please contact
Dick Hill to obtain a standard right-of-way dedication form.
Based on additional review, the City provides additional comments:
1. As you have indicated, the existing two-story house will encroach into the right-of-way only 6
inch:s for some portion of the house. It}s I~pparent that the stairs will completely encroach into
the nght-of-way. The Department requlfe~ that the owner execute a Consent to Encroach for the .
building and stair encroachment at this time.
3. Please indicate the type of structure to be pl~ced over the existing pipe. It must be a precast
concrete structure'. ..The storm connection must be made by a contractor holding a plumber's bond
with the City. Thank you for adding the note. Please require that a section of the existing
pipe be removed and the piping connected to the new structure. The note as written is not
sufficient. Any related existing pipe or new pipe utilized to facilitate the connection shall be
reinstalled per the. City standard.
4. Thank you for providing the 10-foot drainage and utility easement. Please contact Dick Hill to
obtain a grant-of-easement document for you to complete and f6imally dedicate through the Board
of Public Works and Safety. The grant-of-easement also requires an exhibit to accompany the
legal description.
The above comments are based upon the Engineering Department's fourth review. Please provide our
office with a follow up letter regarding this review and revised plans, indicating all revisions. It is critical
that our office be made aware of all modifications made on the plans being re-submitted, particularly if any
such changes are considered "new"
or fall outside of our initial review. If you have questions, please contact me at 571-2441.
DEPARTMENT OF ENGINEERING
ONE CMC SQUARE, CARMEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439
EMAlL engineering@cLcarmel.in.us
~
cc: Matt Griffin, Department of Community Services
John Duffy, Carmel Utilities
Paul Pace, Carmel Utilities
Paul Arnone, Carmel Utilities
Project File
Engineering Department Review
S:\PROJREV05\COVENANTCOMMERCIALBLDGS#4
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RECEIVED
DEe 1 6 2005
DOCS
CI EL
December IS, 200S
JAMES BRAINARD, MAYOR
Mr. Adam DeHart
Keeler-Webb Associates
486 Gradle Drive
Carmel, Indiana 46032
......
RE: Covenant Commercial Buildings - Project Review #3
Dear Mr. DeHart:
Thank you for submitting five sets of plans dated November 21, 200S. However, no documentation was
provided with these sets. Has anything changed from the plans received October 27, 200S in response to
our September 9, 200S letter? After review of the plans received on November 21, 200S in response to the
November 8, 200S comments, we provide the following:
The comments from the City review have been satisfactorily addressed with the following exceptions:
PROJECT COMMENTS-CONSTRUCTION PLANS
18. Rangeline Road is classified as a Secondary Arterial on the City ofCarmel20-Year Thoroughfare
plans with a total right of way requirement of90-feet and a half right of way requirement of 4S-
feet. Please confirm with the Department of Community Services that the appropnate right-of-
way either exists or will be dedicated. Please indicate, label, and dimension the correct right-of-
way on the plans. Thank you for indicating 45' half in accordance with the Thoroughfare
Plan right-of-way. The right-of-way must be dedicated before plan approval.
19. Site Plan - Sheet Cl.
. Please provide on-site detention. Subject to review by Crossroad Engineers.
20. The Department requires that the construction drawings be developed in accordance with the City
of Carmel digital submission standards and that all required submittals for this project be made.
Based on additionalreview, the City provides additional commen!s:
1. As you have indicated, the existing two-story house will encroach into the right-of-way only 6
inches for some portion of the house. It is apparent that the stairs will completely encroach into
the right-of-way. The Department requires that the owner execute a Consent to Encroach for the
building and stair encroachment at this time.
2. Please add a note to the drawings that any sidewalk damaged by construction traffic shall be
replaced and/or repaired as directed by the City.
3. Please indicate the type of structure to be placed over the existing pipe. It must be a precast
concrete structure. The storm connection must be made by a CQIltractor holding a plumber's bond
with the City.
4. Thank you for providing the 10-foot drainage and utility easement. The City will forward you a
grant-of-easement document for you to complete and formally dedicate through the Board of
Public Works and Safety. The grant-of-easement also requires an exhibit to accompany the legal
description.
The above comments are based upon the Engineering Department's third review. Please provide our office
with a follow up letter regarding this review and revised plans, indicating all revisions. A second
review will focus only on detailed construction plans. It is critical that our office be made aware of all
modifications made on the plans being re-submitted, particularly if any such changes are considered "new"
DEPARTMENT OF ENGINEERING
ONE CIVIC SQUARE, CARMEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439
ErvwL engineering@cLcarmel.in.us
..
or fall outside of our initial review. If you have questions, please contact me at 571-2441.
cc: Matt Griffin, Department of Community Services
John Duffy, Carmel Utilities
Paul Pace, Carmel Utilities
Paul Arnone, Carmel Utilities
Project File
Engineering Department Review
S:\PROJREY05\COYENANTCOMMERCIALBLDGS#3
KEELER-WEBB ASSOCIATES
LETTER OF TRANSMITTAL
Consulting Engineers-Planners- Surveyors
486 Gradle Drive
Carmel, Indiana 46032
(317) 574-0140
DATE JOB NO.
10/7/2005 0508-041
ATTENTION
Matt Griffin
RE:
Covenant Commercial Buildin s
611 & 621-623 N Ran eline Road
Carmel, Indiana
TO Dept. of Community Services
One Civic Square
Carmel Indiana
WE ARE SENDING YOU
items:
[gI Attached D Under separate cover via Delivery bv 1200 the following
D Shop drawings
D Copy of letter
D Prints
[gI Plans
D Samples D Specifications
D Change order
D_
COPIES DATE NO. DESCRIPTION
15 10/07/05 sets Plan Commission Packets
THESE ARE TRANSMITTED as checked below:
D For approval
[gI For your use
[gI As requested
D Approved as submitted
D Approved as noted
D Returned for corrections
D Resubmit _ copies for approval
D Submit
D Return
copies for distribution
corrected prints
[gI For review and comment
D_
D FOR BIDS DUE
REMARKS
D PRINTS RETURNED AFTER LOAN TO US
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If enclosures are not as noted, kindly notify us at once.
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CI EL
September 9, 2005
JAMES BRAINARD, MAYOR
Mr. Adam DeHart
Keeler-Webb Associates
486 Gradle Drive
Carmel, Indiana 46032
RE: Covenant Commercial Buildings - Project Review #1
Dear Mr. DeHart:
We have reviewed your submission for the September 21,2005 Technical Advisory Committee meeting.
We offer the following comments:
GENERALINFO~ATION
1. The project site is located within current City of Carmel Corporate Limits.
2. Jurisdictions:
. Street and Right of Way - City of Carmel (Range line Road).
. Water - City of Carmel
. Sanitary Sewer - City of Carmel
. Storm Sewer - City of Carmel
3. Board of Public Works and Safety Approval Requirements:
. Water and Sanitary Sewer Availability.
. Temporary Construction Entrance (dedicated right of way only). Separate BPWS approval will be
required if this entrance is to be located anywhere other the site of the permanent curb cuts.
. Consent to Encroach approvals for any permanent improvement to be installed within dedicated
easements and/or dedicated right of way. If an irrigation system is planned for this project,
additional Water Availability approval will be required from the Board and additional Water
Connection Fees will be due.
. Dedication of Right of Way (if applicable). Preferred dedication forms are available electronically
from this office.
I am enclosing a schedule for Board of Public Works and Safety meeting dates and agenda deadlines
for your use. Please use the Engineering Department deadlines for submissions to the Board.
Any submission to the Board requires prior final approval by the Carmel Clay Plan Commission
and/or the Board of Zoning Appeals and completion of review by the Technical Advisory
Committee. All written requests to be place on the Board's agenda must include the appropriate
Docket Numbers and the date (or dates) of approval by the Plan Commission and/or BZA.
4. Water and Sanitary Sewer Availability and Connection Fees:
Water and Sanitary Sewer Availability (acreage) Fees - We assume that this site and previous
development was served by and connected to Carmel Utilities. If this is the case, Availability or
Acreage Fees would not be applicable for this development. Carmel Utilities will make this
determination.
, Water and Sanitary Sewer Connection Fees - In order to calculate Connection Fees for this
development, additional information is required. Please provide this office with projected water usage
for this facility. It may be possible to calculate usage for this facility based upon actual usage for the
existing facility on Carmel Drive. We would require a year's worth of actual water usage on a
monthly basis and the total square footage of the existing Carmel Drive facility. Contact Carmel
Utilities regarding this issue. Current Connection Fees are $1,310.00 per EDU for water and $795.00
DEPARTMENT OF ENGINEERING
ONE CWIC SQUARE, CARMEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439
EMAlL engineering@ci.carmeLin.us
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per EDU for sanitary sewer. One EDU is based upon usage 0000 gallons/day or 9,000
gallons/month.
5. TAC Review/Drawings submitted for approval:
We request that all comments 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 issues have been resolved. All Carmel Utility issues must also resolved. The
design engineer must certify all drawings submitted for final approval. This office will require a
minimum of five-sets (maximum of seven-sets) of approved drawings after all issues have been
resolved. The ,drawings will be stamped approved and signed by both the City Engineer and Director
Carmel Utilities. The Developer/Owner will receive one-set which is to be maintained on the
construction site at all times. Carmel Utilities will receive two-sets. Our Construction Manager will
receive one-set and one-set will be maintained in the Department of Engineering. If more than the
minimum of five-sets are requested to be approved, the additional sets (maximum total of two
additional) must be submitted with the five required sets.
6. Please be advised that any installation of signs, walls, irrigation systems, etc. within dedicated
easements and/or right of way will require Consent to Encroach approval.
7. Carmel Utilities does not subscribe to "Holey Moley" and should be contacted directly for all water
and sanitary sewer main locations.
8. Carmel Utilities will provide a separate review of this project for water and sanitary sewer issues.
9. I am including copies of the following with this correspondence:
. Commercial Project Approval Procedures.
. Permit Data, Contacts, etc.
. Commercial Permitting Procedures.
. Utility Fees
BONDING REQUIREMENTS
I O. Upon initial review, it appears the following bonding requirements may apply to this project:
Performance Guarantees/Engineer's Estimates
It does not appear that Performance Guarantees will be required for this project.
Street CutlRight of Way Permit and Bonding Requirements
Any work in the dedicated right of way of Rangeline Road will require a Right of Way Permit and a
License and Permit Bond. The bond amount will be determined by the number of instances of work in
the right of way @ $2,000.00 per instance. Open pavement cuts in dedicated streets require approval
by our Board of Public Works and Safety. It appears that there are at least three instances or work in
the right of way indicated on the proposed site conditions (2-sidewalks and the sanitary sewer
connection). There may be more depending upon what is indicated on the demolition plan that we
have requested in our comments. Please contact our Right of Way Manager, Fred Glaser, to arrange
permitting and bonding.
II. We have engaged Crossroad Engineers to review drainage plans and drainage calculations for all
projects submitted to this office for review. If it has not already been done, please send a set of plans
and drainage calculations to Crossroad Engineers. Please contact Crossroad Engineers to obtain a
drainage review checklist. Also, as the Department of Engineering did not receive drainage
calculations with the plans, please provide the Department with a copy of the drainage calculations.
We will share Crossroad's comments as they are received.,
PROJECT COMMENTS-CONSTRUCTION PLANS
12. It is our understanding that there will be no work associated with this project within the right-of-way
unless required by additional right-of-way dedication.
13. It is our understanding that there will be no modifications to the existing curb cuts.
14. Extruded curb is not permitted within the right-of-way.
,
.- ..
15. Please remove the landscape plan from the plans submitted to the Department of Engineering for
approval. The Department of Engineering does not approve the landscape plan.
16. Please advise the Owners and Contractors involved in this project that the City of Carmel has a strict
ordinance regarding mud and other substances or debris deposited on City streets by vehicles and
equipment used in excavation, construction, demolition or otherwise within the City Limits. Be
prepared to clean Rangeline Road as required for the duration of this project.
17. Please provide a very basic traffic study for consideration by the Planning Commission. The traffic
study shall report the current traffic volumes generated by the existing residential use and compare
t;:\ them to the traffic volumes that will be generated by the proposed commercial use.
~Rangeline Road is classified as a Secondary Arterial on the City of Carmel 20- Y ear Thoroughfare
plans with a total right of way requirement of90-feet and a half right of way requirement of 45-feet.
Please confirm with the Department of Community Services that the appropriate right-of-way either
exists or will be dedicated. Please indicate, label, and dimension the correct right-of-way on the plans.
19. Site Plan - Sheet C1.
. It is our assumption that the onsite storm sewer system will be private and maintained by the
Owner/Developer.
. Please provide on-site detention.
. If the existing concrete sidewalk along the Rangeline Road frontage does not include ADA ramps
at the curb cuts; ramps must be indicated on the plan.
. Sidewalk within the right of way must meet City Standards. Please confirm with our Department
of Community Services that the existing sidewalk does not need to be upgraded to meet the
requirements of the Alternative Transportation Plan.
. There is a history of drainage problems in the ditch to the east. Please clear this ditch of debris
and vegetation at the direction of the Hamilton County Surveyor's Office.
20. The Department requires that the construction drawings be developed in accordance with the City of
Carmel digital submission standards and that all required submittals for this project be made.
The above comments are based upon the Engineering Department's initial review. Please provide our
office with a follow up letter regarding this review and revised plans, indicating all revisions. A second
review will focus only on detailed construction plans. It is critical that our office be made aware of all
modifications made on the plans being re-submitted, particularly if any such changes are considered "new"
or fall outside of our initial review. If you have questions, please contact me at 571-2441.
Enclosures
\..
cc: Matt Griffin, Department of Community Services (w.o. enc1.)
John Duffy, Carmel Utilities (w.o. encl.)
Paul Pace, Carmel Utilities (w.o. encl.)
Paul Arnone, Carmel Utilities (w.o. encl.)
Project File
Engineering Department Review
S:\PROJREV05\COVENANTCOMMERCIALBLDGS
89/B7/2B85 19:B6
3177769628
HAMIL TON CO SURVEYOR
PAGE B1/B2
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September 7, 2005
Keeler-Webb Associates
AirN: Adam DeHart
486 Gradle Drive
Carmel, IN 46032
VIA FACSIMILE: 574-1269
0: Covenant Commerdal BuOdings
Dear Mr. DeHart:
We have reviewed the constNction plans submitted to the Hamilton County Surveyor's
Office on September 6~ 2005 for this project and have the following eomments:
1. This proposed project falls within the incorporated area of the City of Carmel.
2. The proposed project DOES fall in a Carmel Well Head Protection Zone.
3. The proposed project falls within the Follett Morrow Regulated Drain Watershed.
4. Pease submit an indirect outlet permit to the Follett Marrow Regulated Drain. The
application is available on our website at htto:/lwww.co.hamilton.in.us. go to
Departments, Surveyor. and Forms.
5. The Hamilton County Surveyor's Office will waive the 2-10-100 standard because
the site is so small, but will expect a reduction in the overall site run amount. This
should be easily achieved by an orifice at the end of the pipe and parking lot
detention.
6. The Hamilton County Surveyor's Office did not receive a copy of the drainage
calculations with the submittal. Please submit a copy of the calculation for our
review .
_ J _ _ __ __ _ _ _ __
.. 09/137/2005 19: 06 3177769628
HAMIL TON CO SURVEYOR
PAGE 02/02
.,-.' ~.
7. The HamUton County Surveyorts Office records show that a storm drain runs down
the north and east property lines of this project. It is believe that this storm drain is a
municipal dtain maintained by the City of Cannel. The plans show no easement
associated with this drain. Our office would suggest you contact the City of Cannel
Engineering Office for easement/encroachment requirements for this project.
8. Please copy this office on all fbture submittals of cons1rUCtion plans and drainage
issues.
9. Please note the additional comments may be warranted at a later date.
Should you have any questions, I can be reached at 3 t 7. 77~849S.
Sincerely,
91.,1 IJk,o
~~
Plan Reviewer
CC: Matt Griffin - Carmel DOCD
John South - HCSWCD
Dick Hill- Carmel ~eering
Mike McBride - HCHD
Crossroads Engineering
J _ _ _
KEELER-WEBB ASSOCIATES
Consu[ting CEngineers-Pfanners-Surveyors
486 GRADLE DRIVE - CARMEL, INDIAN A 46032
PHONE (317)574-0140 - FAX (317)574-1269
September 6, 2005
Attn: Plan Reviewer
Re.: COVENANT COMMERCIAL BUILDINGS
611 & 621 N. Rangeline Road
Carmel, Indiana 46032
PROJECT NARRATIVE
Keeler-Webb Associates is acting as agent and engineer for Covenant Building Corp. who is the
respective owner for the above project. Proposed site improvements consist of an asphalt parking
lot addition to the rear of the existing building and drainage structures needed for the new
pavement. Storm water will be collected on-site via storm sewer and conveyed to the existing
sewer along the North property line.
We thank you in advance, for your assistance in reviewing and approving this project as soon as
practical. If you have any questions or concerns, please do not hesitate to contact us at any time.
Respectfully,
KEELER-WEBB ASSOCIATES
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Project Manager
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VIA FAX: 574-1269
Original by mail
August 31, 2005
Adam DeHart
Keeler-Webb, Associates
486 Gradle Drive
Carmel, IN 46032
RE: Covenant Commercial Buildings (#05080042 DP/ADLS Amend) - Development Plan and
Architecture, Design, Landscaping, Lighting & Signage Amendment Applications
Dear Mr. Dehart:
This letter is in response to your DP/ADLS Amend Application for Covenant Commercial Buildings.
Members at the T AC Meeting will make additional comments on September 21. Please complete the
following items:
1.
2.
3.
Please add the docket number to the site plan, 050800429 DPIADLS Amend.
Remember to include the Findings of Fact sheet in your info packets.
Provide a copy of the Official list of adjoining property owners from the Hamilton County
Auditor's Office.
Provide copies of the letters of transmittal to all TAC members to show the plans were delivered
by Sept. 6.
Show the topography of the site and provide drainage calculations.
Show/label sewer and water lines.
Provide a paragraph stating all changes proposed to the property, including exterior building
modifications.
Provide photos of the existing buildings. Provide building elevations or renderings of how the
building facades will change.
Show/label the 45-ft halfroad right of way of Range Line Rd, per the Thoroughfare Plan. Please
prepare a certificate of dedication of additional road right of way, also.
Show/label all easements on the site.
Please provide the dumpster location and screening enclosure detail.
Show the location of mechanical equipment and how it is screened from view.
Please work with the Urban Forester, Scott Brewer, to address the landscape plan.
Show/label buffer yard widths as prescribed by the buffer yard regulations, Chapter 26.04.06.
Lighting: please show/label foot-candle measurements all the way to the property lines.
Lighting: provide details/graphics of all lighting on the site, such as wall sconces, security
lighting, etc.
Provide signage size, location, and material/lighting details. Note that sign permits will be
4.
5.
6.
7.
17.
Page 1
ONE CIVIC SQUj\RE
CAfu\1EL, INDIANA 46032
317 /571-2417
'" ..
required.
18. Ground signs must be located 5- ft from the road right of way and can be a maximum of 6- ft tall
and 20 sq ft in area.
19. A landscaped area equal to the sign area must accompany ground signs. Please show on the
landscape plan.
20. Label the building dimensions on the site plan.
21. Showllabel a path from the parking area to the entry of the building.
22. Showllabel a pathway form the front door of the building to the sidewalk along Range Line Rd.
23. Per the Old Town-Character Sub area requirements, the maximum lot coverage (buildings an
pavement) is 70%. Please provide your lot coverage.
24. Provide curb and pavement specs/details.
25. Please label the parking space dimensions & aisle widths.
26. Please note that the 611 N Range Line Rd. building is considered a contributing building; see
Chapter 23D.03.C.2 for additional requirements.
27. Bring material/color samples to the Plan Commission meeting.
If you have any questions or in may be of assistance, please feel free to call.
Sincerely,
Angelina Conn
Planning Administrator
File: 05080042 DP ADLS Amend - Covenant Commerical 8ldgs
Page 2
ONE CIVIC SQUARE
CARivfEL, INDIANA 46032
317 /571-2417
I
Page 1 of 1
Benyola, Linda
From: Benyola, Linda
Sent: Monday, August 22,20059:07 AM
To: Mindham, Daren; Brewer, Scott I; Conn, Angelina V; Griffin, Matt L; Hollibaugh, Mike P; Keeling,
Adrienne M; Littlejohn, David W
Subject: New Submittal
Received 8/19/05:
Keeler-Webb Associates ~
RE: Covenant Commercial Building (ADLS Amendment)f ? /A'CL. S
Contact Person: Adam De Hart
317.574.1269
~~
The file will be given to Matt.
Linda
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8/22/2005
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KEELER-WEBB AssCdcIATES
Consulting Engineers-Planners- Surveyors
486 Gradle Drive
Carmel, Indiana 46032
(317) 574-0140
TO Dept. of Community Services
One Civic Square
Carmel Indiana
LETTER OF 9RANSMITTAL
DATE I JOB NO. -
8/19/2005 0507 -044
ATTENTION /
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Plan Reviewer '"{.:
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RE: -- ..' - .\:--~.")
Covenant Commercial Buildings ~ '1 ~/~~S
611 & 621 N Rangeline Road '-" -:--.,-..,:)
Carmel, Indiana ':'}
o Shop drawings
o Copy of letter
o Prints
[2] Plans
[2] Attached 0 Under separate cover via Deliverv
o Samples 0 Specifications
WE ARE SENDING YOU
o Change order
the following items:
0_
COPIES DATE NO. DESCRIPTION
2 2 Cov, C1,L 1
1 3 ADLS Ammendment Application
1 3 Development Plan Application
THESE ARE TRANSMITTED as checked below:
o Resubmit _ copies for approval
o For approval
[2] For your use
o As requested
o Approved as submitted
o Approved as noted
o Returned for corrections
copies for distribution
[2] For review and comment 0 _
o Submit
o Return
corrected prints
o FOR BIDS DUE 0 PRINTS RETURNED AFTER LOAN TO US
REMARKS
a~VLa(+ ~
~ t-ev'we/Jo. .U)""'Y"'.
COPY TO
SIGNED: Adam DeHart. L.S.
If enclosures are not as noted, kindly notify us at once.
u
Q
Conn, Angelina V
From:
Sent:
To:
Cc:
Subject:
Griffin, Matt L
Friday, August 05,20054:41 PM
'Adam DeHart'
Conn, Angelina V
611 n range line - dp
Importance:
High
Adam,
After speaking with Angie and reviewing the property, the proposed change in use will require a DP as well as an ADLS
Amend (amend because you are not changing the building exterior, but rather will just be altering the site).
You can file these together.
Contact me with questions.
Matthew Griffin, AICP
Planning Administrator
Department of Community Services
City of Carmel
One Civic Square
Carmel, IN 46032
P 317.571.2417
f 317.571.2426
1