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West Carmel Drive Retail Center
SIGN CRITERIA
(rev. 11-30-07)
All tcnant signs on the building shall conform to the provisions and requirements of the Carmel
Zoning Ordinance and to the following standards, unless otherwise specified:
1. All tenant signs shall be internally illuminated, individual channel letters attached
to the glass facades on the south, east and west using a sii1gle "raceway" and
attached as shown on the diagram attached hereto as Exhibit "A."
2. The height of the letters shall not exceed five feet.
3. The length of the signs, shall be proportionate to the letter height but shall not
exceed 80% of the storefront length.
4. The color and font of the letters shall not be restri cted; however, the letters shall not
be composed of more than three colors. Tenants may increase the number of colors
by petition to and upon the approval of a Committee of the Carmel Plan
Commission pursuant to the Commission's Rules of Procedure.
5. Window sign.age shall be allowed for all tenants and shall conform to the standards
established for window signs under the Chaptcr 25 of the Carmel Zoning
Ordinance.
6. The sign area of a tenant sign on the south or west building facade shall be
determined by the fonowing tahle and is based upon the current Carmel Zoning
Ordinance and the distance of the signs from the building facade to the right of way
of Pennsylvania Street or Carmel Drivell26th Street:
o to 50 Feet of building frontage 51 to 100 feet of building trontage
40 square feet 75 square feet
7. The sign area of the tenant sign on the east building facade shall be limited to 40
square feet. (This sign is contingent upon the approval of an appropriate variance
by and any additional conditions of the Carmel Board of Zoning Appeals.)
West Cannel Drive Retail Center
Sign Criteria
8. Tenant signs shall be located on the building facade as indicated on the building
elevations approved by" the Carmel Plan Commission. Tenants may change the
location of the wall sign by petition to and upon the approval of a Committee ofthe
Carmel Plan Commission pursuant to the Commission's Rules of Procedure.
9. Landlord shall review the design of all signs and shall approve the colors, S1ze,
location and placement of the letters.
10. Tenant logos shall be permitted without restriction as to color but may not exceed
25% of the allowable sign area.
11. Tenant shall maintain all their signs in good repair at all times and upon vacating
their space, shall remove all signs and repair all damage caused by such removal.
1017524 3
2
ALUMI~JUM STOREFRONT FRAME
WITH 1" INSULATED FROSTED GLASS
IllUMINATED SIGNAGE. REFER TO
SIGN PLAN FOR SPECIFICATIONS
WIRING AND BALLAST FOR SIGNAGE ~
TO BE ROUTED THRU TRIM
ALUMINUM TRIM/RACEWAY AT STEEL
STRUCTURE. FINISH TO MATCH
STOREFRONT FRAMING
ALUMINUM STOREFRONT FRAME
WITH 1" INSULATED CLEAR GLASS
CAST STONE VENEER BEYOND.
SEE FLOOR PLAN AND
ELEVATIONS FOR EXTENTS
AND SPECIFICATIONS
STEEL STRUCTU RE
SUPPORT FOR STOREFRONT
TOP OF STOREFRONT FRAMING
TO BE AT 10'-8" AFF
SECTION AT STOREFRONT/SIGNAGE
3/4" = 1'.0"
RETAIL BUILDING.. MEllER OUTLOT NOllLE~0TL~E~~~;~~1:~~~6 CUR RAN
14124 WEST CARMEL DR VE 317,773.9804YOICE
C ARM E L I N D I' ANA 317 , 773 ,98.28 FAX WWW,CUIU\.~N-"3CHlnCTURFCOM
, TIi1J~I(~t~O~~~~~ =T~~.'g= ~1~~Rf~~:
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Page 1 of 5
-,
Conn, Angelina V
- -..-- - -.---,-......-
~_.~ -".-~- - -- -- --... -.-..
From: Brewer, Scott l
Sent: Wednesday, November 28,2007 8:45 PM
To: Conn, Angelina V
Subject: FW: Meijer Retail Outlot
Angie:
I spoke with Ken Cave by phone this evening and returned my comments to Brian Cross by email. I am fairly satisfied
that they are listening and headed in a good direction. If they can get me a tree protection plan and make some final
species adjustments (hopefully moving some of the existing trees and reusing them), I will be fairly satisfied with the plan.
It seems fairly important to them to continue moving through the process, and I said I would not try to hold them up as
long as they were listening and trying to work with us. So I have no objections to them moving on, but they can discuss
my requests in the meeting if they want. I did not ask for anything new with tree preservation that I haven't asked for from
them before, I was just a little more specific this time since they were telling me that they gave me the information, when
they really did not. Maybe they just got in a hu rry...
Scott Brewer, City Forester
Environmental Planner, DOCS
City of Carmel,
One Civic Square
Carmel, IN 46032
PH: 317-571-2478
FAX: 317-571-2426
- ~._~- .....---.
_ _L~_ _...~....-,- ----.- -- ~- -- -- -- ---"._-- - ----- ------ - -~-..-~- -~- - -.----
.From: Brewer, Scott I
sent: Wednesday, November 28,20078:26 PM
To: 'Brian Cross'; Conn, AngelinaV; Littlejohn, David W; Duncan, Gary R
Cc: 'Reis, Paul'; 'Ken Cave'; 'Phil Warrenburg'
Subject: RE: Meijer Retail Outlot
Dear Brian: I also spoke with Ken Cave by phone earlier this evening.
My comments are in green: see below
And if you are eliminating the sidewalk along the east tree line (which is good for the trees), I was wonder why you did not
have a slightly thinner sidewalk along the east side of the building and possibly use a skinnier planting area or planters on
the asphalt for the shrubs now on that side of the building.
Scott Brewer, City Forester
Environmental Planner, DOCS
City of Carmel,
One Civic Square
Carmel, IN 46032
PH: 317-571-2478
FAX: 317-571-2426
- -..--- -~ ---,- ----_.._~--_.._------_.---~"-------- -----------_.- .-.- ...- - -- --_..--- -----
From: Brian Cross (mailto:bcross@civilsite.net]
Sent: Wednesday, November 28, 2007 4:48 PM
To: Brewer, Scott I; Conn, Angelina V
Cc: 'Reis, Paul'; 'Ken Cave'; 'Phil Warrenburg'
Subject: RE: Meijer Retail Outlot
Scott,
Responses to your comments have been compiled below in RED.......
Brian Cross
Page 2 of 5
.-
Civil Site Grollp, Inc.
643 Massachusetts Avenue
Suite 200
Indianapolis, IN 46204
Phone: 317-423-3305
Fax: 317-423-3306
Cell: 317.513.1921
-- --- - ---- - --
From: Brewer, Scott I [mailto:SBrewer@carmel.in.gov]
Sent: Tuesday, November 27,20078:17 PM
To: Brian Cross; Conn, Angelina V
Subject: RE: Meijer Retail Outlot
Brian:
Sorry, we have been moving offices, and I was without my computer or phone until late this afternoon.. My comments
are:
1. I would have preferred to have preserved that large soil volume for trees in the island that you are now going to put
the store over. As it is, I think you should be able to move the existing trees from those islands and transplant them to
the planting strip along the south side of the parking lot. These might take the place of some of the new plant material
that you were going to have to install along that bufferyard.
Consulting Phil Warrenburg with TLF this would be cost prohibitive with a limited guarantee of success.
Brian: Please consult with Phil about the cost of having a local tree moving contractor (there are several in
Carmel) give a price on moving several of the trees that are being removed for this building (there appear to be at least 9
6"-10" dbh trees). If 4 or 5 of these are placed along the perimeter, then they would be in an easy to care for location, you
would have the benefit of larger trees instantly, would save the cost of planting so many new trees, and the remaining
"leftover trees" could be used in a payment bargain with the transplant contractor. I would recommend at least a 90" tree
spade. The City used one a couple times this summer. I would also say that the London plane tree or sycamore is
probably the existing species you have that is most adaptable to transplanting.
2. On planting note 17, the 1996 edition needs to be specified. See attached Plan Note Revision 17. Thank you
3. On the graphic planting detail, please change the "top of root ball" to the top of root "flare", which is the zone of
rapid taper where trunk tissue becomes root tissue. This area needs to be planted at grade level specifically, not
the top of the ball of soil that happens to be transported with the plant. Note indicating top of root ball changed to
top of root flair. See attached Root Flair and Mulch Note Revision. Thank you
4. The 7" layer of mulch specified seems a little excessive, but at any rate, that layer should not touch the trunk of the
tree. The notes should direct such. 7" layer of mulch changed to 5" layer and note added to keep mulch off of
truck of tree. Thank you.
5. A tree preservation plan incorporating all the existing trees on site that will remain or be transplanted should be
submitted, paying careful attention to the trees along the east perimeter, especially where cutting roots for curbs
(on the north side). The landscape plan identifies existing vegetation that will remain. I have attached a copy of the
existing conditions survey to compare to the proposed landscape plan. In addition to this information, the City will
require a written plan for tree preservation that details the methods that will be used (protective fencing, excavation
and root pruning, etc), and the graphic details and information of where these will be installed on the site plan or
landscape plan, so the contractors that view these plans can be fully aware of all aspects of the plan as well.
6. Sidewalk installation on the east perimeter should take place over what is presently asphalt, not soil volumes where
roots are present. The sidewalk has been relocated to provide pedestrian connectivity from the front of the building
and along the south side of the drive aisle to West Carmel Drive. Angie Conn suggested we seek Gary Duncan's
comment regarding this change as well. The Landscape Plan will be updated to reflect this in the near future.
Thank you.
7. Parking lot "islands" with soil volumes of less than 800 cubic feet of soil will most probably limit the growth of single
trees planted in islands to 12 inches in circumference (roughly 20-25 years) before they begin to decline and die.
Steps should be taken to expand the available soil volumes for large maturing shade trees in small "islands."
http;/lwww.toronto.ca/environment/pdf!ji3.mes_uIban--Rdf is a website by Jim Urban that discusses this problem, and
possible solutions. We can change out the shade trees to ornamental trees that will not grow as large, or plant the
required number of shade trees in the large perimeter islands where their long term growth requirements have a
better chance of being met and/or reduce the amount of shade trees to be planted internal to the parking field.
Please advise. I would suggest leaving the oaks and maples for the larger islands and the perimeter, and putting a
11/29/2007
Pag~ 3 of ~
species like honey locust or another (like ginkgo) into smaller areas of limited root space, that is a better species
choice. I would also suggest not putting any more than two large trees like an oak into any island that has less
than 1000 cubic feet of soil volume. In the long run, I do not think you'll get the benefit from that tree, but have to
replace it early.
Scott Brewer, City Forester
Environmental Planner, DOCS
City of Carmel,
One Civic Square
Carmel, IN 46032
PH: 317-571-2478
FAX: 317-571-2426
From: Brian Cross [mailto:bcross@civilsite.net]
Sent: TuesdaYI November 271 20074:56 PM
To: Brewerl Scott I
Subject: FW: Meijer Retail Outlot
Scott,
Do you any comments regarding these previously sent plans? We are attending Special Studies this Thursday, 11/29 and
need to report our progress with you on the review/comments. Thanks.
Brian Cross
Civil Site Group, Inc.
643 Massachusetts Avenue
Suite 200
Indianapolis, IN 46204
Phone: 317-423-3305
Fax: 317-423-3306
Cell: 317.513.1921
From: Brian Cross [mailto:bcross@civilsite.net]
Sent: Wednesday, November 14, 2007 5:21 PM
To: 'Brewer, Scott I'
Subject: RE: Meijer Retail Outlot
Scott,
This is the revised landscaping plan that reflects the site plan changes. Sorry, I thought I sent it last week - too much
flying around on this project.
Brian Cross
Civil Site Group, Inc.
643 Massachusetts Avenue
Suite 200
Indianapolis, IN 46204
Phone: 317-423-3305
Fax: 317-423-3306
Cell: 317.513.1921
From: Brewer, Scott I [mailto:SBrewer@carmel.in.gov]
Sent: Wednesday, November 14, 20075:11 PM
To: Brian Cross
Subject: RE: Meijer Retail Outlot
11/29/2007
Page 4 of 5
;
"
Brian:
I did not ever receive the updated landscape plan, nor hear back from you about changes to the site. What are you
planning for the site?
Scott Brewer, City Forester
Environmental Planner, DOCS
City of Carmel,
One Civic Square
Carmel, IN 46032
PH: 317-571-2478
FAX: 317-571-2426
From: Brian Cross [mailto:bcross@civilsite.net]
Sent: Thursday, November 01, 20073:26 PM
To: Brewer, Scott I
Cc: 'Ken Cave'; 'Reis, Paul'
Subject: RE: Meijer Retail Outlot
Scott,
I would like to meet with you next week to discuss the changes to the proposed site plan and what accommodations have
been made with respect to landscaping. Can you meet on Friday afternoon, 11/9 around 1 :30pm?
We are currently updating the Landscape Plan and I will forward you a PDF copy by next Wednesday, 1117. I have
attached a new site plan that you can compare to your current file copy for now. Thanks.
Brian Cross
Civil Site Group, Inc.
643 Massachusetts Avenue
Suite 200
Indianapolis, IN 46204
Phone: 317-423-3305
Fax: 317-423-3306
Cell: 317.513.1921
From: Brewer, Scott I [mailto:SBrewer@carmel.in.gov]
Sent: Friday, October 19, 2007 5:21 PM
To: Brian Cross
Cc: Conn, Angelina V
Subject: RE: Meijer Retail Outlot
Dear Brian:
Thanks for the pdf. I have attached an article that helps to explain the scientific reasons of tree biology behind leaving the
larger parking lot islands the site already has. It has produced large growing shade trees in the parking lot, and I would
advise keeping them. If you cut the island, it is likely you will put the existing tree into decline and possibly death. The
large green trees are a definite advantage to the new tenants of the commercial building you are choosing to build at this
location. Dr Kathy Wolf of the University of Washington has a large website filled with research that explains consumer
preferences for this type of landscaping: http://www.cfr.wasbingto_O,-edu/res_ej:l.rch.envmind1
She was just here in Indiana, and will be back in January at the Indiana Arborists Association Conference to speak again,
but study her fact sheets. Consumers will come more often, stay longer, and spend more money in commercial areas that
have large green shade trees.
I would suggest that you keep the large island that you have, and possibly plan to utilize the existing trees that are there
(transplant them). and plan the parking and drive aisles around them. I would be glad to meet you on site if you would like
11129/2007
Pag1f 5 of ~
next week to show you where I think the important points to look at are.
I would also suggest replacing the crabapple on the plan with other medium growing ornamental trees, such as
yellowwood, Japanese tree lilac, redbud, or tri-color beech. Even American hornbeam or smoketree would be good,
crabapples just seem to be the wrong growing shape for parking lots, and need constant maintenance because of how
fast they grow. Let me know when you would like to met.
Scott Brewer, City Forester
Environmental Planner, DOCS
City of Carmel,
One Civic Square
Carmel, IN 46032
PH: 317-571-2478
FAX: 317-571-2426
From: Brian Cross [mailto:bcross@civilsite.net]
Sent: Friday, October 19, 20074:06 PM
To: Brewer, Scott I
Subject: Meijer Retail Outlot
Scott,
Attached is the site plan with an aerial photo behind it for your information. This will assist you to see where existing
planting islands are located with respect to the proposed site plan.
Brian Cross
Civil Site Group, Inc.
643 Massachusetts Avenue
Suite 200
Indianapolis, IN 46204
Phone: 317-423-3305
Fax: 317-423-3306
Cell: 317.513.1921
11/29/2007
Page 1 of2
Corm, Angelina V
From: Reis, Paul [preis@boselaw.com]
Sent: Wednesday, November 28,200712:30 PM
To: Duncan, Gary R
Cc: Conn, Angelina V; Ken Cave; bcross@civilsite.net
Subject: Relocation of sidewalk connector
Importance: High
Attachments: Relocation of sidewalk conhector.pdf
Gary
My apologies for this last nooute request. As you know Thos English Retail Real Estate is proposing to redevelop a
portioll of the Meijer parking lot. We prepared a landscape plan that proposed to add a sidewalk in the existing
landscape island to connect to the Carmel Drive sidewalk. Upon the recommendation of Scott Bre\ver to not place
the walk in theisJand, we \vouJd Ii}e to relocate the sidewalk to provide a more direct connection from the building
at the southeast corner. This would eliminate the walk ill the island. I spoke with Angie Conn and she asked that I
run dus by you for comment. The walk would cross the open drive at 90 degrees and then go southeast to connect
to the Carmel Dri,Te sidewalk. Attached is a crude drawing of our proposal. We are meeting with the Special Studies
Col'nmittee tomorrow evening and would appreciate your conunent in advance of that meeting. Many d1anks.
Best regards,
Paul
Paul G. Reis, Esq.
BOSE 1\1cNINNEY'& EVANS LLP
Carmel - North Office
Meridian Corporate Plaza II
301 Pennsylvan.ia Parkway, Suite 300
Indianapolis, Indiana 46280
}Jl:l'is_@QQ~(;J:.!\V-,t:()II!
317.684.5369 (direct)
317.223.0369 (fax)
317.684.5300 (firm)
www.boselaw.com
---------------------------------------------.~,._.._.....,...."
This message is from the law firm Bose McKinney & Evans LLP. This message and any attachments may contain
legally privileged or confidential information, and are intended only for the individual or entity identified above as the
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11/28/2007
Page 1 of 4
Conn, Angelina V
From: Brewer, Scott I
Sent: Tuesday, November 27, 2007 8: 17 PM
To: 'Brian Cross'; Conn, Angelina V
Subject: RE: Meijer Retail Outlot
Brian:
Sorry, we have been moving offices, and I was without my computer or phone until late this afternoon.. My comments
are:
1. I would have preferred to have preserved that large soil volume for trees in the island that you are now going to put
the store over. As it is, I think you should be able to move the existing trees from those islands and transplant them to
the planting strip along the south side of the parking lot. These might take the place of some of the new plant material
that you were going to have to install along that bufferyard.
2. On planting note 17, the 1996 edition needs to be specified.
3. On the graphic planting detail, please change the "top of root ball" to the top of root "flare", which is the zone of
rapid taper where trunk tissue becomes root tissue. This area needs to be planted at grade level specifically, not
the top of the ball of soil that happens to be transported with the plant.
4. The 7" layer of mulch specified seems a little excessive, but at any rate, that layer should not touch the trunk of the
tree. The notes should direct such.
5. A tree preservation plan incorporating all the existing trees on site that will remain or be transplanted should be
submitted, paying careful attention to the trees along the east perimeter, especially where cutting roots for curbs
(on the north side).
6. Sidewalk installation on the ease perimeter should take place over what is presently asphalt, not soil volumes
where roots are present.
7. Parking lot "islands" with soil volumes of less than 800 cubic feet of soil will most probably limit the growth of single
trees planted in islands to 12 inches in circumference (roughly 20-25 years) before they begin to decline and die.
Steps should be taken to expand the available soil volumes for large maturing shade trees in small "islands."
t:J1tP-:fIwww_JQf9nt9.c:~I.f:)nlJirQ[lmftoJLm1fJiqI]lJ~LurQf.l.D-,pdf is a website by Jim Urban that discusses this problem, and
possible solutions.
Scott Brewer, City Forester
Environmental Planner, DOCS
City of Carmel,
One Civic Square
Carmel, IN 46032
PH: 317-571-2478
FAX: 317-571-2426
From: Brian Cross [mailto:bcross@civilsite.net]
Sent: Tuesday, November 27, 20074:56 PM
To: Brewer, Scott I
Subject: FW: Meijer Retail Outlot
Scott,
Do you any comments regarding these previously sent plans? We are attending Special Studies this Thursday. 11/29 and
need to report our progress with you on the review/comments. Thanks.
Brian Cross
11/28/2007
\- - ~--- ----
11-14.h ' Thomas English W Carmel Dr Retail evelopment (Meijer Outlot) -- Signage
The applicant seeks the following development standards variance approval:
Docket No. 07100026 V Section 20G.05.07 B (4) b Retail entrances on west fac;ade
.Approved
Docket No. 07100027 V Section 20G.05.07B (4) d Number of parking spaces in front of
bLlilding Approved
Docket No. 07100028 A V Section 25.07.02-09 b Signage not facing east ROW
Approved
Docket No. 07100028 _Y_~Section 25.07.02-09 b Signage not facing north
ROW..... . NoDecl~~ ~'D-c.o.~Q1~, \1 0"7<'Jf\-
Docket No. 071 000 -v~ Section 25.07.02-09 b Number of tenant signs Approved
The site is located at the 1400 block ofW. Cannel Dr., NE comer ofPelUlsylvania St. an4.j~LJ=armel Dr. and is
~f]:~b~~~~:f~:ijOe{~~~'MCKinnCY and Evans. ~&-.i0 (2, 3>
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I. Old Business
11. 'l~rt~t"ood E~btt:3 Bttffu Yl'ud. Tabled until December 17
Thcttpplie:ttnt gcrk~ the: falla wil'ig fie:. dtl)"lllteflt :.1ttl1'ifiElffl:.1 .lWiEl1"lee ttppm. Ell.
Dotktt'No. 979Se919 Y StctioI'l26.94.94 Buffn )lud il'l HgttlBtu:l th Bin. tB:3Cmeot
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2-31. N6rth MtIidiAIl Ml.liitAI PA.ili36 Sigl1Agt Tabled uutil December] 7
The fLt'f'lheaflt ~eek8 th_e fell()v;ifl.g de. cloptiltflt ataiidara3 . aliau&e apPlo. &1:
D6dUct N6. 97988911 Y Ekdillill :5Jf'7.92 19 nttmhu bf .1ligu:3 {aliag ao".,' Bldg'L\.'
D6eluctN6. 979881U: "0; SutflliH 25.8)'.9: 18 nnmhu ()f .'Jig:n..1l fadl'lg ao".,,' Bldg. B.
The-Elite it'! 1e.eatea at 121'88 N. Mcri&iMl St, M.6 i3 Lo11e6 D 6.
Pilea by Dodg' 8ta16), Jt". afSttHey Sigl"l3.
Christine Barton-Holmes
Planning Administrator
Department of Community Services
City of Carmel
One Civic Square
Carmel, Indiana 46032
317.571.2424
317.571_2426 fax
11127/2007
Page 1 of2
Conn, Angelina V
From: Reis, Paul [preis@boselaw.com]
Sent: Tuesday, November 20, 2007 2:29 PM
To: Conn, Angelina V; Ken Cave
Cc: Littlejohn, David W; bcross@civilsite.net
Subject: RE: Meijer outlot A
Attachments: TER001.C1.0.DP.110607.pdf
Ano-ie
b
Bicycle parking is shown on the revised development plan filed with the department on November 14 and attached.
I will ha,.rc Brian address the ADA compliance.
I appreciate David's TAC comments; however, there is no ordinance that requires the installation of a path nor
payment into the fund. l'he adoption of the AlternatIve Transportation Plal1int() the Thoroughfare Plan and the
Comprehensive Plan is concerned with location, change, "\videning, straightening or vacation of thoroughfares. This
project does not involve any wmk to a thotOllghfa.ee,'T'hercfore, the developer has no oblig.ltion nor right to enter
upon the City's right-of-way to make any imp1:Ovcments.
Best regards,
Paul
I) 1 C""' })' C'
au J. ,,-clS,esq.
BOSEMcKINNEY~EVANSup
Carme1- North Office
1\teridian Corporate Plaza II
301 Pennsylvania Parkway, Suite 300
Indianapolis, Indiana 46280
preis@boselaw.com
317.684.5369 (direct)
317.223.0369 (fax)
317.684.5300 (finn)
www.bose.law.com
From: Conn, Angelina V [mailto:Aconn@carmel.in.gov]
Sent: Tuesday, November 20, 2007 1:48 PM
To: Reis, Paul; Ken Cave
Cc: Littlejoh n, David W
Subject: Meijer outlot A
11/2012007
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.SL'SSE M..LO.Ot.OON
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BOSE
McIQNNEY
& EVANS UP
Paul G. Reis
ATTORNEYS AT LAW
Meridian Corporale Plaza Two
301 Pennsylvania Parkway, Suite 300
IndianapDlis, IN 46280
Direct Dial: (317) 684-5369
Fax: (317) 223-0369
E-Mail: PReis@bmelaw.com
November 14, 2007
VIA HAND DELIVERY
}Ji) I,!.,.
..t~ f., ""
AlO: . '"'.i
Ms. Angie Conn
Carmel Department of Community Services
One Civic Square
3rd Floor
Carmel, IN 46032
/1.,
V{ ,:'It,
",,'l'..~
Re: Thomas English Retail Real Estate, LLC - Meijer Outlot Retail Center
Our File No. 16987.0010
Docket No. 070900015 DP/ADLS
Dear Angie:
I am enclosing herewith two (2) full size copies of the Development Plan, Site Lighting and
Photometric Plan, and Landscape Plan for the above-referenced matter scheduled to be heard by the
Carmel Plan Commission on November 20,2007.
Should you have any questions or need any additional information, please do not hesitate to
contact me.
Best regards,
PGRlrlr
Enclosure
1027335.1
Il1dianapol is
Carmel
Chesterton
We,t Lafayette
Raleigh, NC
Wa,hington, DC
Page 1 of2
Conn, Angelina V
From: Conn, Angelina V
Sent: Wednesday, October 24, 2007 1:42 PM
To: 'Ken Cave'
Subject: RE: Parking Requirements-Meijer
Ken-
The old meridian district - Meijer zone - is unique in the fact that it is very generous with parking requirements (1 space
per 400 sq ft of floor area). Any olher business zoning district would require parking ratios of 1 space for every 200 ft of
floor area for relailland uses (See zoning ordinance chapter 27: Parking for parking rations for each land use.)
I am not sure how Meijer originally canie up wilh their required parking count, but Ihe original Meijer site plan shows a
parking ratio of 1/200 for the primary slore and 1/400 for the convenience slore. I assume that the Meijer Zone was
created and adopted after the Meijer store was approved/bu ilt.
Parking for the entire Meijer zone site should be okay with your development, as proposed. Feel free to use this email
chain as the documentation you need to show Ihat Meijer will remain in compliance with the parking requirements if/when
you project is approved/constructed.
Thanks,
Angie Conn, Planning Administrator
Dept. of Community Services - Planning & Zoning
1 Civic Square, 3rd Floor
City of Carmel, IN 46032
p.317-571-2417 f.317-571-2426
aconn@carmel.in.gov
From: Ken Cave [mailto:kcave@thomasenglish.com]
Sent: Wednesday, October 24,2007 11:54 AM
To: Conn, Angelina V
Subject: RE: Parking Requirements-Meijer
Angie, our development has eliminated +!~ 180 spaces (depending on exact location of some of the drive islands) from the
Meijer parcel. This leaves Meijer with 1054 spaces for their main store and convenience slore. Our parcel has 100
spaces. So the total number of parking spaces combin ing our parcel and Meijer's parcel is approx 1154. I am a little
confused over the parking space count required since the Old Meridian District is 1 space per 400 sf. Additionally, the Old
Meridian District does not differentiate required parking spaces between different uses. Please advise. Thanks.
Kenneth A. Cave
Development Manager
Thomas English Retail Real Estate
2325 Pointe Parkway, Suite 150
Carmel, IN 46032
Cell Phone: (765) 453-9970
From: Conn, Angelina V [mailto:Aconn@carmel.in.gov]
Sent: Wednesday, October 24/2007 10:12 AM
To: Ken Cave
Subject: RE: Parking Requirements-Meijer
Hi, Ken - Meijer initially had 1424 parking spaces and then the convenience store took up 200 of Meijer's initial total of
parking spaces, but then added a few, so that an old site plan of Meijer and Ihe convenience store shows that the exisling
main store & convenience slore provide 1234 parking spaces. The site plan also shows that the required number of
parking spaces for Meijer and the convenience store is 1100 parking spaces, total. With these numbers, it would mean
that the site had a surplus of 134 parking spaces.
10/24/2007
Page 1 of1
Conn, Angelina V
From:
Sent:
To:
Conn, Angelina V
Wednesday, October 24, 200710:12 AM
'Ken Cave'
Subject: RE: Parkihg Requirements-Meijer
Hi, Ken - Meijer initially had 1424 parking spaces and then the convenience store took up 200 of Meijer's initial total of
parking spaces, but then added a few, so that an old site plan of Meijer and the convenience store shows that the existing
main store & convenience store provide 1234 parking .spaces. The site plan also shows that the required number of
parking spaces for Meijer and the convtlnience store is 1100 parking spaces, total. With these numbers, it would mean
that the site had a surplus of 134 parking spaces.
Now, your engineer must provide us with how many parking spaces your development removes from the overall Meijer
site, and how many you are adding. From there, the Department can make a determination about the number of parking
spaces provided, and it if complies with the zoning ordinance.
Thanks,
Angie Conn, Planning Administrator
Dept. of Community Services - Planning & Zoning
1 Civic Square, 3rd Floor
City of Carmel, IN 46032
p.317-571-2417 f.317-571-2426
aconn@carmel,in.gov
From: Ken Cave [mailto:kcave@thomasenglish.tom]
Sent: Tuesday, October 23, 2007 4:24 PM
To: Conn, Angelina V
Subject: Parking Requirements-Meijer
Angie, Meijer has asked me about parking requirement. They are concerned about the number of spaces that are left
after our development. The ordinance is 1 spate per 400 sf. Paul Reis thought the easiest way to handle the issue was to
determine if staff write me (or Meijer) a letttlr stating that our development does not impact Meijer's parking such that they
are now not in compliance with the ordinance. Please let me know if this is possible or if something else needs to be
done. Thanks.
Kenneth A. Cave
Development Manager
Thomas English Retail Real Estate
2325 Pointe Parkway, Suite 150
Carmel, IN 46032
Cell Phone: (765) 453-9970
10/24/2007
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ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2400
Page 1 of 1
Conn, Angelina V
From: Brian Cross [bcross@civilsite.net]
Sent: Tuesday, October 02, 2007 1 :51 PM
To: Conn, Angelina V
Cc: 'Ken Cave'; 'Reis, Paul'
Subject: Meijer Outlot A - #07090015 DP/ADLS
Attachments: Raven RCS Spec Sheet.pdf; 100_0640.jpg
Angie,
I received a copy of review/comment letter regarding the above referenced petition. The following items have
been taken care of:
6. Copies of all Transmittals to TAC members are being forwarded under separate cover.
7. Digital Plans (PDFs) will follow under separate email(s) due to file sizes.
9. Full size (24x36) scaled plans were submitted to DOCS on 10/1/07.
11. Drainage Calculations were submitted to DOCS and Eng ineering on 10/1/07.
19. Full size (24x36) scaled plans were submitted to DOCS on 10/1107. Lighting cut sheets for parking lot
lighting are attached.
Brian Cross
Civil Site Group, Inc.
643 Massachusetts Avenue
Suite 200
Indianapolis, IN 46204
Phone: 317-423-3305
Fax: 317-423-3306
Cell: 317.513.1921
10/212007
APPUCATIONS
o Provides a superior lighting solution for a wide array of area/site lighting applications.
FEATURES
o Lightweight, rugged, one-piece formed and welded aluminum for smooth construction and
weatherproofing. Pre-drilled for mounting. Decorative embossed band and reveal colors available.
o Extruded aluminum frame with rigid corner bracing and die-cast zinc latches for tool-free entry.
Quality silicone gasketing seals out insects, dirt and moisture. Decorative silk screening conceals
electrical compartment. Flat tempered and impact-resistant glass provide sharp full cutoff.
o Hydroformed and performance series reflectors available. IES type II, III, IV, and V distributions.
RCS: HVH3/H5 (hydroformed), H2P/H3P (patented multi-faceted hydroformed), H4 (muiti-piece),
H5P (segmented). RCL: H2P/H3P (segmented), H4JH4P (multi-piece), H5 (hydr%rmed).
o Extruded arms along with multiple adapters provide mounting flexibility.
o Mogul porcelain socket, pulse rated, with springcloaaed, nickel-plated center contact and reinforced
lamp grip screw shell. Medium base for ED-l? iamp,
o CWA type, HPF ballast, starting rated at -20oF (-400F for HPS). Removable Powr-Panl'" available
for maintenance and installation ease.
o Durable Lektrocote'" TGIC thermoset polyester powder coat paint finish assures long life and
maintenance-free service.
USTlNGSICERTlFICATlONS . fij";\ 1l
o UL 159B listed and CSA certified for outdoor use in wet locations. \!!I c\::!'!:~s
ORDERING INFORMATION
ORDERING EXAMPLE
ReS A4
I I
Series Mounting
SERIES
RCS Raven Small (100-400W)
RCL Raven Large (400-1000W)
MOUNnNG
A4 Arm Mount (includes 4" rigid arm)
A 1 0' Arm Mount ~ncludes 10" rigid arm)
WB Wall Bracket (arm not required
or included)
WBA4 Wall Bracket with 4" rigid arm
WB10 Wall Bracket with 10" rigid arm
o No arm or wall bracket (only
order without arm or wall bracket
when they are orderea as an
accessory)
WATTAGE/SOURCE
METAL HAUDE
H17 175 watt (EO-28) RCS only
H25 250 watt (EO-28) RCS only
H40 400 watt (RCS: ED-28, RCL: 81-37)
H1K 1000 wall (BT-56) RGL only
SUPER METAL HALIDE
MS17 175 watt (ED-28) RCS only
MS25 250 watt (EO-28) RCS only
MS40 400 watt (RCS: ED-28, RCL: 8T-37)
MS1K 1000 watt (B1-37) RCL only
H17 Hl3 F
I I I
Wattage/ Lamp Lens
Source o ri entation/Oi stribution
WATTAGE/SOURCE con't
PULSE START METAL HAUDE
P10 100 watt (ED-H) ReS only
P12 125 watt (EO-17) RCS only
P15 150 watt (EO-28) RCS only
P20 200 watt (ED-28) RCS only
P25 250 watt (EO-28) RCS only
pa2 320 watt (ED-28) RCS only
pa5 350 watt (ED-28) RCS only
P40 400 wall (RCS: ED-28, RCL BT-37)
P75 750 wall (8T"37) RCL only
P1K 1000 walt (81-37) RCL only
HIGH PRESSURE SODIUM
510 100 watt (ED-231/2) RCS only
S15 150 watt (EO-23 1/2) ReS only
525 250 watt (ED-18) RCS only
540 400 wall (ED-18)
S60 600 wall (1-14) RCL only
S75 750 wall (8T-37) RCL only
Sl K 1000 wall (E-25) RCL only
LAMP ORIENTAT/ONIDISTRIBUTioN
H2 Horizonlalll-RCS only (hydroformed)
H2P' Horizontal II Performance Series
(RCS: patented multi-faceted
hydroformed; RCL segmented)
H3 Horizontallll-RCS only (hydroformed)
H3P Horizontal III Performance Series
(RCS: patented multi-faceted
hydrotormed: RCL: segmented)
H4 Horizontal IV (multi-piece)
H4P Horizonlal IV Performance Series
RCL only (multi-piece)
Q
I
Voltage
I I
[[][I
A B C EPA Weight
RCS 8.5" 16.25" 23.5" 1.7 ft.' 4210s
203 mm 413mm 591 mm 0.2m' 19.1 kg
RCl 10.5" 22.25" 30" 2.611.' 70los
262 mm 556 mm 750 mm 0.2 m' 31.7 kg
NOTE: EPA and weight values do not inclur1e mounting arm
Four inch arm grids 0.2 f( EPA. Ten inch ann adds 0.4 fF EM.
DB
I
Color
F1
I
Options
LAMP OR/ENT.ID/Sf. cDn'f
H5' Horizontal V (hydroformed)
H5P Horizontal V Performance Series
RCS only (segmented)
11
OPTIONS
W1 120V Wiring Prep
W2 208V Wiring Prep
W3 240V Wiring Prep
W4 277V Wiring Prep
W5 480V Wiring Prep
W6 347VWiring Prep
RPA2 Round Pole Adapter (23/4"-31/a")
RPAJ Round Pale Adapter (31/4"-33/4")
RPA4 Round Pole Adapter (37/8"-41/2")
BPAs Round Pole Adapter (5")
RPA6 Round Pole Adapter (6")
F(X) Fusing (replace X with voitage;
1-120,2-208,3-240,4-277,
5-480,6-347)
P(xl Photo Bullon (replace X with
voltage: 1-120, 2-20B, 3-240,
4-277,5-480,6-347)
PR(X) Photo Cell Receptacle
(replace X with voltage:
1-120,2-208,3-240,4-277.
5-480,6-347)
QZ Quartz Restrike with 150W
DC bayonet lam p
HS Internal House Side Shield
(all except Type V distributions)
VG Polycarbonate Vandal Guard
R(XX) Reveal (replace XX with color
designation) ED option must be
chosen with reveal option
ED Embossed Band
l Lamp
SPAULDING UGHT/NG
SHEET # RAVEN-SPECfOI05
LENS
F Flat
VOLTAGE
Q' Quad-Tap' 120/208/240/277V
5 480V
T'~ Tri-Tap~ 120/277/34N
E 50Hz 220/240V (250, 400 &
1000W MH, SMH & HPS only)
V' Five-Tap -120/208/240/2771480V
(250 & 400W MH, SMH & HPS only)
o No Ballast
COLOR
DB Dark Bronze
DL Black
WH White
OR Gray
P5 Platinum Silver
RD Red (premium color)
FG Forest Green (premium color)
CC Custom Color (consult factory)
(RAL# preterred)
1 Factory wirsd for. higlJesf vDltage unleSli Specified.
2 Requ;redfor 9()~ cOrlfigurat;cJ/ls.
3 P1K WattagefSource and T VolW/e results ill
discrete 34lV ball.,!.
4 RGL housing requires- compact 1000W J:unf).
NOTE: Ail ""~ III b. r/rlllod .will #2 pall.m.
ORDERING INFORMATION
ACCESSORIES - RCS
(Must be ordered separately. For field installation.) ADOmONAL ACCESSORIES
Description
Internal Lamp Shielding (RCS - H2 & H3 distributions)
Internal Lamp Shielding (Res - H2P & H3P distributions)
Internal Lamp Shielding (Res - H4 distribution)
1(e" POlycarbonate Vandal Guard suspended 3" below door frame
Catalog' Number
RCS-HS-23
RCS-HS-23P
RCS-HS-4
RCS-PVG
ACCESSORIES - ReL
(Must be ordered separately. For lield installation.)
Catalog # Description
F-RPA2-JO(,,1 Round Pole Adapter (20/< - 3W')
F-RPA3-JO(" Round Pole Adapter (3Y< - 3%")
F-RPA4-JO(" Round Pole Adapter (3'~ - 4W')
F-RPA5-JO(" Round Pole Adapter (5")
F-RPA6-JO(" Round Pole Adapter (6")
WB-CR-IX' Wall Bracket
ARM-F-K-TA-XX' Tenon Arm(single) adjustable (2%" 0.0. tenon)
ARM-F-TK-TA-lOl' Tenon Arm (double 1 BO') adjustable (2:%" 0.0. tenon)
ARM-F-K-S-IX"> Adjustable Arm (lor flat surtaces)
ARM-F-4-S-XJ['" 4" Rigid Straight Arm
ARM-F-1D-S-D'" 10" Rigid Straight Arm
1 Replace XX with color choice, eg.: DB for Dark Oronze.
2 When onlering poles, specify Pole Drilll'ellem #2.
Catalog Number
RCL-HS-23P
RCL-HS-4
RCL-HS-4P
RCL-PVG
Description
Intemal Lamp Shielding (RCL - H2P & H3P distributions)
Intemal Lamp Shielding (RCL - H4 distribution)
Internal Lamp Shielding (RCL - H4P distribution)
1/6" Polycarbonate Vandal Guard suspended 3" below door frame
PHOTOCONTROL EQUIPMENT
Catalog Number
PTL-l
PTL-8
PTL-5
PTL-fi
PSC
SPECIFICATIONS
Description
Photocontrol " Twist-Lock" Cell (120\1)
PhotoGontrol - Twist-Lock" Cell (120-277\1)
Photocontrol - Twist-Lock" Cell (480\1)
PhotOGontrol - Twist-Lock" Cell (347\1)
Shorting Cap - Twist-Lock"
TENON TOP POLE BRACKET ACCESSORIES (23/0" 00 tenon)
(RSS IIllrslon requires 4" round pole Mapler)
Catalog # Description
SSS-490-IX'. Square Pole Tenon Adapter (4 at 90 degrees)
RSS-49D-XX'. Round Pole Tenon Adapter - 4" (4 at 90 degrees)
RSS-3l2D-XX'. Round Pole Tenon Adapter - 4" (3 at120 degrees)
, Replare xx wUh color ohoice, 8g... DD (or Dark OroMa.
2 Atcommodates #2 (jriU pattern.
HOUSING Die formed rectilinear housing to have continuous corner welds creating a seamless one"piece enclosure. Housing material to be heavy gauge low
copper aluminum alloy. Door assembly to recess completely within luminaire housing creaUng evenly spaced reveal and floating door appearance. Housing to
provide positive seal with door assembly gasket.
DOORILENS Extruded aluminum doorframe to have 450 miter cut comers with internal corner key brackets for rigid support. Rnish to be anodized with natural
aluminum color. Tool-free entry design provided from corrosion resistant, spring loaded die cast zinc 1t1umb latches (one per corner). Door assembly to hinge for-
ward (toward pole) and backwards (away from pole) and must remain captive to the luminaire housing when only two latches are released. Complete removal of
door is achievable without tools. Extruded silicone gasket profile to positively seal tempered glass lens to doorframe and doorframe to luminaire housing ensuring a
contaminant fee environment Tempered flat glass lens to include internal coating of temperature resistant black silk-screening to hide electrical compartment.
MOUNTING The luminaire housing shall attach to all mounting hardware via two 1/2" diameter bolts/rods. Mounting options to include rigid arm assemblies,
knuckled arm assemblies for flat surfaces, knuckled arm assemblies for 2 3/B" 00 tenon, wall bracket adapter, and round pole adapters ensuring maximum
luminaire versatility. All mounting accessories should include gasket between the housing and accessory.
OPTICS Multiple levels of photometric performance to be achieved via tiered optic offering ranging from fully segmented to hydroformed reflectors. All optical
assemblies to field rotate in 900 increments. All distributions to be IES - Full Cutoff classified. Internal house side shielding to be available on Type II, III, and IV
distributions and should be factory or field installable.
ELECTRICAL Available HID wattage range of 100 to 1000 watts (housing dependent) from Metal Halide, Pulse Start Metal Halide, High Output Super Metal
Halide, and High Pressure Sodium sources. Optional removable Powr-Panl'" to contain quick connects on both ballast and socket leads. Additional options
include fusing, photocell cell control, and quam restrike lamp.
FINISH TGIC thermoset polyester pOWder paint finish applied at nominal 2.5 mil thickness. Prior to painting all luminaires and mounting accessories should be
thoroughly cleaned wi1t1 acid and alkaline cleaners followed by the application of a chromate conversion coating.
USTlNGSlCERTIFICATlON UL 1598 listed and CSA certified for outdoor use in wet locations
Due to our continued efforts to improve our products, product specifications are subject to change without notice.
Spaulding Lighting. 101 Corporate Drive D Spartanburg, SC 29303 . PHONE: 864-599-6000
For more information visit our web site: www.spauldinglighting.com
l;opyrfgbl III 2005 SPAULDING UGtmNG All RloI1l5 R.""",oo RAUEII-SPEC10/05 PrlntMln USA
';)NI'dt10M9 9Ott-rl:.- (llO ;ll)j C;O{T-~~t ([I.) a.ld I b 18
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II DO!' .W~ '.nVM'J Sn..lm.pOfiOn ~109 "u" ~O~
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1. ALL PLANTS MUST BE HEALTHY, VIGOROUS MATERIAL; FREE OF PEST & DISEASE.
2. ALL PLANT MATERIAL TO BE NORTHERN GROWN IN SIMILAR CLIMATIC CONDITIONS.
3. ALL PlANTS MUST BE CONTAINER-GROWN OR BALLED & BURLAPPED(B&8) AS INDICATED IN THE PLANT
LIST:
4. ALL TREES MUST BE STRAIGHT TRUNKED, FULL HEADED & MEET ALL REQUIREMENTS SPECIFtED.
5. NO SUBSTITUTIONS OF PLANT MATERIAL WILL BE ALLOWED. IF PLANTS ARE SHOWN TO BE UNAVAIlABLE,
THE CONTRACTOR SHALL NOTIFY lANDSCAPE ARCHITECT PRIOR TO BID DATE IN WRITING.
6. ALL PLANTS ARE SUBJECT TO THE APPROVAL OF' THE LANDSCAPE ARCHITECT & THE OWNER BEFORE,
DURING, AND AFTER INSTALlATION.
7. ALL PLANTS & PLANTINC AREAS TO RECEIVE 03" MINIMUM OF SHREDDm HARDWOOD BARK MULCH
(UNLESS OTHERWISE NOTED). ,MULBH SHALL BE UNIFORM IN TEXTURE AND COLOR. NO PROCESSED
TREE TRIMMINGS WIll BE ALLOWED.
8. ALL PLANTING SEDS SHALL HAVE PRE-EMERGENT HERBICIDE APPUED AS PER MANUFACTURER'S
RECOMMENDATION.
9. MULCH BEDS SHALL EXTEND A MINIMUM WIDTH OF TWO TIMES THE PLANT CROWN.
10. ALIL PLANTING 8ms SHALL HAVE A METAL EDGE (SEE PLANTING DETAILS).
11. PRIOR TO CONSTRUCTION, THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTIUTIES & SHALL AVOID DAMAGE TO ALIL UTILITIES DURING THE COURSE OF TKE
WORK. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR REPAIRING ANY & ALL DAMAGE TO THE
UTIUTIES, STRUCTURES, SITE APPURTENANCES, ETC., WHICH OCCURS /1S A RESULT OF THE LANDSCAPE
CONSTRUCTION.
12. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL QUANTITIES SHOWN ON THESE PLANS
BEFORE PRfCING THE WORK.
13. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR FULLY MAINTAINING ALL PlANTING (INCLUDING, BUT
NOT UMITED TO: WATERING, SPRAYING, MULCHING, FERTILIZING, ECT.) OF THE PLANTING AREA & LAWNS
UNTIL THE WORK IS ACCEPTED IN TOTAL BY THE LANDSCAPE ARCHITECT & THE OWNER.
14. THE LANDSCAPE CONTRACTOR SHALL COMPLETELY GUARANTEE ALL PLANT MATERIAL FOR A PERIOD OF
ONE (1) YEAR BEGINNING AT THE .DATE OF THE FINAL ACCEPTANCE. THE LANDSCAPE CONTRACTOR
SHALL PROMPTLY MAKE ALL REPLACEMENTS BEFORE OR AT THE END OF THE GUARANTEE PERIOD (AS
PER QlRECTION OF THE OWNER).
15. AFTER BEING DUG AT THE NURSERY SOURCE, ALL TREES IN LEAF SHALL BE ACCLIMATED FOR TWO (2)
WEEKS UNDER A MIST SYSTEM PRIOR TO INSTALLATION.
16. ANY PLANT MATERIAL WHICH DIES. TURNS BROWN, OR DEFOLIATES (PRIOR TO TOTAL ACCEPTANCE OF
THE WORK) SHALL BE PROMPTLY REMOVED FROM THE SITE AND REPLACED WITH THE SAME MATERIAL
OF THE SAME SPECIES, QUALITY, SIZE AND MEETING ALL PLANT LIST SPECIFI S.
STANDARDS SET ORTH IN AMERI AN STANDARDS FOR NURSERY STOCK' 1996 EDITION, REPRESENT
GUIDEliNE SPECIFlCATIONS ONLY AND CONSTITUTE MlNIMUM QUALITY REQUIREMENTS FOR PLANT
t......!0.~ T ER IA L
18. Al DI URBED LAWN AREAS ARE TO BE ROTOTILLED AND HYDRO SEEDED UNLESS OTHERWISE NOTED. IF
THE SOIL WILL NOT ADEQUATELY SUPPORT GRASS, THEN SJX INCHES OF TOPSOIL SHALL BE ADDED
FIRST.
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ENCASE WIRE IN 1', 2-PLY' RUBBER HOSE AT ALL POINTS
OF TREE CONTACT. STAKE ABOVE LOWEST BRANCHES OR AS
NECESSARY FOR FIRM SUPPORT FOR ALL DECIDUOUS TREES.
HARDWOOD STAKES, 2"x 2" x 8" OR STEEL 'i"
FENCE POSTS 3 PER TREE OF 2" CAL & OVER
2. PER TREE UNDER 2" CAL~ TO BE DRIVEN A MINIMUM
OF 18" BELOW TREE SAUCEK FIRMLY INTO' SUBGRADE.
DO NOT PENETRATE ROOT BALL. TOP OF STAKES TO
BE PAINTED WITH A FLOURESCENT PAINT OR EQUIVALENT.
TREE WRAP FO~ ALL. DECJDUOUS TREES. (FOR FALL
PLANTING ONLY) STRETCH FACTOR = 33 1;2%.
REMOVE BURLAP FROM TOP 1/4 OF ROOT BALL
PLACE TREE SO TOP OF ROOT FLAIR IS EVEN
WlfH LEVEL OF FiNiSHED GRADE.
3" TALL, EARTH SAUCER
FINISH GRADE
5" DEEP LAYER OF SHREDDED GRADE "A" HARDWOOD
MULCH - KEEP MULCH OFF OF TRUNK OF TREE
SCARIFY SIDES BEFORE PLANTING
FILL WITH PREPARED SOIL MIX
TOPSOIL MIXTURE TAMPED FIRM TO PREVENT
SffiLEMENT
6" DIAMErER AUGERED DRAlNAGE HOLE
DEPTH AS NECESSARY TO BREAK THROUGH
RESTRICTIVE HARD PAN OR HEAVY CLAY
LAYER AND PROVIDE ADEQUATE DRAINAGE
FILL BOTTOM HALF OF HOLE WITH' CRUSHED
STONE OR GRAVEL, FILL TOP HALF WITH TOPSOIL.
w
Page 1 of 4
Conn, Angelina V
From:
Sent:
To:
Hollibaugh, Mike P
Friday, August 31,2007 12:35 PM
Ken Cave
Cc: Conn, Angelina V
Subject: RE: Preliminary Development Plan Meeting
Attachments: Meijer open drives.pdf
Ken - attached are aerials of Meijer site showing what I would consider to be "open drives", current and near the
time of the original Old Meridian Dist. Rezone
I'm leaving for lunch, but have time this PM to talk.
Mike H.
From: Ken Cave [mailto:kcave@thomasenglish.com]
Sent: Friday, August 31, 2007 11:54 AM
To: Hollibaugh, Mike P
Subject: RE: Preliminary Development Plan Meeting
Mike, I feel like I am in the middle of nowhere. Have you had any luck finding the Meijer exhibit? What is your
assessment of our site plan and project with respect to getting it approved? I believe that I need your feedback
on the interpretation of the ordinance before I can go forward. Thanks
Kenneth A. Cave
Development Manager
Thomas English Retail Real Estate
2325 Pointe Parkway, Suite 150
Carmel, IN 46032
Cell Phone: (765) 453-9970
From: Conn, Angelina V [mailto:Aconn@carmel.in.gov]
Sent: Thursday, August 30, 20072:14 PM
To: Ken Cave
Cc: Holmes{ Christine B; Hollibaugh, Mike P
Subject: RE: Preliminary Development Plan Meeting
Ken - The basic site plan is acceptable. I think you are now at the point where you can formally submit an
application and site plan to the department, and get the approval process rolling! The next filing deadline is
actually Tuesday, Sept 4 (and you would also have to mail/submit plans to all TAC members on this day, which is
the 15 days prior to the Sept 19 TAC meeting). TAC - Technical Advisory Committee.
I am not su re if Mike has looked into what was submitted by Meijer as an exh ibit for access drives....
Thanks.
Angie Conn, Planning Administrator
Dept. of Community Services - Planning & Zoning
1 Civic Square, 3rd Floor
City of Carmel, IN 46032
p.317-571-2417 f.317-571-2426
aconn@carmel.in.gov
_'C",'C~~".,..~,,,,,,,,,,,,,,~~~~~._~..,.....,.,~~~,...,........,.,~__~,,,,,,...~,,._,~_,~_...
From: Ken Cave [mailto:kcave@thomasenglish.com]
Sent: Monday, August 27, 2007 8: 12 AM
To: Hollibaugh, Mike P; Conn, Angelina V
Cc: Holmes, Christine B
9/25/2007
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Page 1 of 4
Conn, Angelina V
From: Ken Cave [kcave@thomasenglish.com]
Sent: Monday, August 27,20078:12 AM
To: Hollibaugh, Mike P; Conn, Angelina V
Cc: Holmes, Christine B
Subject: RE: Preliminary Development Plan Meeting
Thanks Mike, We really would like to get started. With respect to the apartments, Meijer will not go for it. Meijer
wanted us to keep the building height at 20ft. We had to remind them that the ordinance requires 25ft minimum
height. There are other concerns about residential that I would be glad to meet with everyone again to discuss
further.
Kenneth A. Cave
Development Manager
Thomas English Retail Real Estate
2325 Pointe Parkway, Suite 150
Carmel, IN 46032
Cell Phone: (765) 453-9970
~~~__....,..._....",n.",..;:,,,,,,,_,,c'==.=_~_-'-.-:;,-:-::_~_~C'C='
From: Hollibaugh[ Mike P [mailto:MHollibaugh@carmel.in.gov]
Sent: Saturday, August 25, 2007 8:22 AM
To: Ken Cave; Conn, Angelina V
Cc: Holmes, Christine B
Subject: RE: Preliminary Development Plan Meeting
Thanks Ken - I've not yet looked into what was submitted by Meijer as an exhibit for access drive.. .have it on my
schedule to do on Monday.. ,will powwow with Angie and Christine and follow-up on your other concerns asap...
btw, if we can find someone who will residential over your retail, are you game to work that into the project?
Mike
From: Ken Cave [mailto:kcave@thomasenglish.com]
Sent: Thursday, August 23, 2007 10:15 AM
To: Conn, Angelina V
Cc: Hollibaugh[ Mike P; Holmes, Christine B
Subject: RE: Preliminary Development Plan Meeting
Angie, Thank you for your comments. I think that all these items can be worked out. My main concern moving
forward at this point it that the basic site plan is acceptable; that is the building location and orientation (front of
the building faCing south), that the driveway in front the proposed center is considered an "accessible drive that
directly connects though existing curb cuts to Old Meridian Street" and the overall interpretation of the ordinance
is such that Permitted Uses, Construction Requirements, Height and Setbacks, Architectural Design, Lighting,
Signs (refers back to the Old Meridian District) and Parking and Loading Requirements as outlined in the Meijer
Zone take precedent over and are in lieu of the those specific requirements of General Development Standards of
the Old Meridian District.
Kenneth A. Cave
Development Manager
Thomas English Retail Real Estate
2325 Pointe Parkway, Suite 150
Carmel, IN 46032
Cell Phone: (765) 453-9970
From: Conn, Angelina V [mailto:Aconn@carmel.in.gov]
Sent: Thursday, August 23, 2007 9:23 AM
To: Ken Cave
9/28/2007
Page 2 of 4
Cc: Hollibaugh, Mike P; Holmes, Christine B
Subject: RE: Preliminary Development Plan Meeting
Some comments from Christine, attached scanned document. Comments, such as: right in/right out at the access
drive, angled parking, will you use Meijer's existing sign or get another sign? Provide a sidewalk for full
connectivity and bike parking, and the southeast corner of the site should be emphasized more: taller, corner
entrance, more glass, etc.
Again, these are very preliminary comments.
Angie Conn, Planning Administrator
Dept. of Community Services - Planning & Zoning
1 Civic Square, 3rd Floor
City of Carmel, IN 46032
p.317-571-2417 f.317-571-2426
aconn@carmel.in.gov
From: Ken Cave [mailto:kcave@thomasenglish.com]
Sent: Thursday, August 23, 20079: 15 AM
To: Conn, Angelina V
Subject: RE: Preliminary Development Plan Meeting
Angie,
I was just checking in to see if there is any further word on our site plan. I would like to get the engineers and
architects moving forward in order to meet a Sept 20 filing deadline. Thanks.
Kenneth A. Cave
Development Manager
Thomas English Retail Real Estate
2325 Pointe Parkway, Suite 150
Carmel, IN 46032
Cell Phone: (765) 453-9970
From: Conn, Angelina V [mailto:Aconn@carmel.in.gov]
Sent: Monday, August 20, 2007 4:00 PM
To: Ken Cave
Cc: Hollibaugh, Mike P; Holmes, Christine B; Donahue-Wold, Alexia K
Subject: RE: Preliminary Development Plan Meeting
Hi, Ken:
Following our meeting today, I compared your site plan proposal to the Old Meridian District regulations.
Chapter 20G.04, General Development Standards, states that you can only have parking at the side and rear of
your building, The site has two frontages; one on Pennsylvania St. & one on Carmel Dr. which means you cannot
have parking between your building and these streets. Of course, chapter 20G.04 does have a clause that states
the following: These general standards are provided to establish a consistent fOffi1at for development and redevelopment and
shall be applicable throughout aU zones in the District, unless sRecifically noted in other areas of tllis ordinance. Also, the
Meijer Zone, Chapter 20G.05.07.4(d), states that no parking is allowed in the areas between a building front and
an open drive or the street. This means you cannot have parking between your building and Carmel Drive, and
your building and the access drive just east of your site. It is possible to seek variance approval from the BZA
to have parking between the building and the street/access drive, or you can seek a zoning waiver
approval from the plan commission from up to 35% of the standard from the plan commission (see
chapter 20G.06 for more detail).
Your building should be designed to acknowledge the fact that is has 3 fronts; one faces Pennsylvania St, one
faces Carmel Dr, and one faces the access drive into Meijer. However, the primary Meijer district states that your
building fronts are facing Carmel Dr, and one faces the access drive into Meijer.
Also, Mike Hollibaugh said he would find that Meijer exhibit that shows what they wanted to preserve.
9/28/2007
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