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BAKER & DANIELS LLP
, E5T. 1 ~H;3
600 E. 96th Street, Sulte 600 . Indianapolis, Indiana 46240
Tel. 317.569.9600' Fa:; 317569-4800
www.bakerdanisls.com
JOSEPH M. SCIMJA
Attorney at Law
Direct 317.569.4680
joseoh.scim ia@bakerd.com
INDIANA
I'IA5HINGlOi'>l. D.C.
CHIN!I.
City of Carmel and Clay Townslrip Plan Commission
c/o Ms. Angie Conn
Department of Community Services
One Civic Square
Cannel, Indiana 46032
~\
RfCEtVtlJ
NO/; 2:'
....'"
/JOes
November 29, 2007
Re: Docket Nos. 07080036 pp and 07080037-40 SW
Rosado Hill Primary Plat - ESe II, LLC
Dear Ms. Conn:
On behalf of our cLient, BSe lJ, LLC, this letter shall serve as formal notification of the
withdrawal of the waiver request for the installation of sidewalks/paths. After discussions with
engineers, the sidewalks/paths will be installed as a part of the overall development of Rosado
Hill. This information, and a hard copy of this letter, will be presented to the Subdivision
Committee at tonight's meeting.
In closing, on behalf ofBSe 1I, LLC., we thank you for your consideration of the
Rosado Hill Primary Plat
BDDEOl 4959230vl
.
~ -~, ~
Rosado Hill
Copyright 200 I AlA
MASTERSPEC
11- 19-07
11/01
,ee.:' d \ 1-""2. q -o(
SECTION 02231 - TREE PROTECTION AND TRIMMING
PART 1 - GENERAL
1.1
1.2
1.3
1.4
1.5
RELA TED DOCUMENTS
A.
Drawings and general provisions of the Contract, including General and Supplementary
Conditions and Division 1 Specification Sections, apply to this Section.
SUMMARY
A.
This Section includes the protection and trimming of existing trees that interfere with, or are
affected by, execution of the Work, whether temporary or permanent constmction.
DEFINITIONS
A.
Tree Protection Zone: Area surrounding individual trees or groups of trees to remain during
construction, and defined by the drip line of individual trees or the perimeter drip line of groups
of trees, unless otherwise indicated.
SUBMITTALS
A.
Product Data: For each type of product indicated.
B.
Tree Pruning Schedule: Written schedule from arborist detailing scope and extent of pruning of
trees to remain that interfere with or are affected by conslruction.
C.
Qualification Data: For tree service firm and arborist.
D.
Certification: From arborist, certifYing that trees indicated to remain have been protected
during construction according to recognized standards and that trees were promptly and
properly treated and repaired when damaged.
E.
Maintenance Recommendations: From arborist, for care and protection of trees affected by
construction during and after completing the Work.
QUALITY ASSURANCE
A.
Tree Service Finn Qualifications: An experienced tree service firm that has successfully
completed tree protection and trimming work similar to that required for this Project and that
will assign an experienced, qualified arborist to Project site during execution of tree protection
and trimming.
B.
Arborist Qualifications: An arborist certified by ISA or licensed in the jurisdiction where
Project is located.
TREE PROTECTION AND TRIMMING
02231 - I
-,
, ,
Rosado Hill
Copyright 2001 AlA
C. Tree Pruning Standard: Comply with ANSI A300 (Part 1), "Tree, Shrub, and Other Woody
Plant Maintenance--Standard Practices (Pruning)."
MASTERSPEC
11-19-07
11/01
D. Preinstallation Conference: Conduct conference at Project site to comply with requirements in
Division I Section "Project Management and Coordination."
1. Before tree protection and trimming operations begin, meet with representatives of
authorities having jurisdiction, Owner, Architect, consullants, and other concerned
entities to review tree protection and trimming procedures and responsibilities.
PART 2 - PRODUCTS
2.1
MA TERIALS
A.
Drainage Fill: Selected crushed stone, or crushed or uncrushed gravel, washed, ASTM D 448,
Size 24, with 90 to 100 percent passing a 2-1/2-inch sieve and not more than 10 percent passing
a 3/4-inch sieve.
B.
Topsoil: Natural or cultivated surface-soil layer containing organic matter and sand, silt, and
clay particles; friable, pervious, and black or a darker shade of brown, gray, or red than
underlying subsoil; reasonably free of subsoil, clay lumps, gravel, and other objects more than I
inch in diameter; and free of weeds, roots, and toxic and other non-soil materials.
1. Obtain topsoil only from well-drained sites where topsoil is 4 inches deep or more; do not
obtain from bogs or marshes.
C. Filter Fabric: Manufacturer's standard, nonwoven, pervious, geotextile fabric of polypropylene,
nylon, or polyester fibers.
D. Protective Fence: 4' high orange snow fence, in lengths required to fully enclose tree protection
areas shown on plans and detail. Stake fence with metal poles suitable for use with snow fence.
Provide fence by the following manufacturer's:
1. Tenax Saf- T-Sno Heavy Duty Snow Fence.
2. Approved Equal.
PART 3 - EXECUTION
3.1
PREPARATION
A.
Temporary Fencing: Install temporary fencing around tree protection zones to protect
remaining trees and vegetation from construction damage. Maintain temporary fence and
remove when construction is complete.
B.
Protect tree root systems from damage caused by runoff or spillage of noxious materials while
mixing, placing, or storing construction materials. Protect root systems from ponding, eroding,
or excessive wetting caused by dewatering operations.
TREE PROTECTION AND TRIMMING
02231 - 2
. j" ...............
Rosado Hill
Copyright 200] AlA
MASTERSPEC
11-19-07
11/01
3.2
3.3
c.
Do not store construction materials, debris, or excavated material inside tree protection zones.
Do not permit vehicles or foot traffic within tree protection zones; prevent soil compaction over
root systems.
D.
Maintain tree protection zones free of weeds and trash.
E.
Do not allow fires within tree protection zones.
EXCA V A TION
A.
Install shoring or other protective support systems to mlnlmlZe sloping or benching of
excavations.
B.
Do not excavate within tree protection zones, unless otherwise indicated.
c.
Where excavation for new construction is required within tree protection zones, hand clear and
excavate to minimize damage to root systems. Use narrow-tine spading forks and comb soil to
expose roots.
] . Redirect roots in backfill areas where possible. If encountering large, main lateral roots,
expose roots beyond excavation limits as required to bend and redirect them without
breaking. If encountered immediately adjacent to location of new construction and
redirection is not practical, cut roots approximately 3 inches back from new construction.
2. Do not allow exposed roots to dry out before placing permanent backfill. Provide
temporary earth cover or pack with peat moss and wrap with burlap. Water and maintain
in a moist condition. Temporarily support and protect roots from damage until they are
permanently relocated and covered with soil.
D. Where utility trenches are required within tree protection zones, tunnel under or around roots by
drilling, auger boring, pipe jacking, or digging by hand.
1. Root Pruning: Do not cut main lateral roots or taproots; cut only smaller roots that
interfere with installation of utilities. Cut roots with sharp pruning instruments; do not
break or chop.
REGRADING
A.
Grade Lowering: Where new finish grade is indicated below existing grade around trees, slope
grade beyond tree protection zones. Maintain existing grades within tree protection zones.
B.
Minor Fill: Where existing grade is 6 inches or less below elevation of finish grade, fill with
topsoil. Place topsoil in a single uncompacted layer and hand grade to required finish
elevations.
c.
Moderate Fill: Where existing grade is more than 6 inches but less than 12 inches below
elevation of finish grade, place drainage fill, filter fabric, and topsoil on existing grade as
follows:
]. Carefully place drainage fill against tree trunk approximately 2 inches above elevation of
finish grade and extend not less than 18 inches from tree trunk on all sides. For balance
TREE PROTECTION AND TRIMMING
02231 - 3
" ::-
Rosado Hill
Copyright 2001 AlA
3.4
A.
B.
C.
D.
E.
3.5
A.
B.
3.6
MASTERSPEC
11-19-07
11/01
of area within drip-line perimeter, place drainage Jill up to 6 inches below elevation of
grade.
2. Place filter fabric with edges overlapping 6 inches minimum.
3. Place fill layer of topsoil to tinish grade. Do not compact drainage fill or topsoil. Hand
grade to required finish elevations.
TREE PRUNING
Prune trees to remain that are affected by temporary and permanent construction.
Prune trees to remain to compensate for root loss caused by damaging or cutting root system.
Provide subseq uent maintenance during Contract period as recommended by arborist.
Pruning Standards: Prune trees according to ANSI A300 (Part 1).
Cut branches with sharp pruning instruments; do not break or chop.
Chip removed tree branches and dispose of off-site.
TREE REPAIR AND REPLACEMENT
Promptly repair trees damaged by construction operations within 24 hours. Treat damaged
trunks, limbs, and roots according to arborist's written instructions.
Remove and replace trees indicated to remain that die or are damaged during construction
operations that Landscape Architect determines are incapable of restoring to normal growth
pattern.
1. Provide new trees of 6-inch caliper size and of a species selected by Architect when
damaged trees more than 6 inches in caliper size, measured 12 inches above grade, are
required to be replaced. Plant and maintain new trees as specified in Division 2 Section
"Exterior Plants."
C.
Aerate surface soil, compacted during construction, 10 feet beyond drip line and no closer than
36 inches to tree trunk. Drill 2-inch diameter holes a minimum of 12 inches deep at 24 inches
o.c. Backfill holes with an equal mix of augered soil and sand.
DISPOSAL OF WASTE MATERIALS
A.
Burning is not permitted.
B.
Disposal: Remove excess excavated material and displaced trees from Owner's property.
END OF SECTION 02231
TREE PROTECTION AND TRIMMING
02231 - 4
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( OF BRANCHING)
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(2)
TREE PROTECTION
NO SCALE
Message
Page I of3
Conn, Angelina V
From: Brewer, Scott I
Sent: Friday, November 02, 2007 9:26 AM
To: 'Scimia, Joseph M.'
Cc: Conn, Angelina V; Boeglin, Daniel L.; 'Roger.Kilmer@bakerd.com'
Subject: RE: Rosado Hill Primary Plat" Revisions
Dear Joe:
Having met your clients on site during my initial inspection, I realize the great lengths they have gone to preserve the
trees, and I have supported the way they have gone about it. I just would like to document the thought process (the
planning) on the trees not currently in the preservation area. That way, any contractor that gets the plan, or anyone
coming into the office to look at the plan, can also see how your clients have thought about and planned on working
around the trees to preserve them. But you are saying that if the tree is shown on the plan (in the white area), it is a tree
that your clients plan on preserving?
Tree preservation or protection plans are something that normally are asked for on wooded lots here. I am just asking for
documentation (that I think your clients have already done or thought about for the most part) within the area of the house
constructiqn that protects the most trees from the construction activity that is going to take place. Having this particular
route of preservation documented, will make it easier to do as an example the next time it comes up Thank you.
Scott Brewer, City Forester
Environmental Planner, DOCS
City of Carmel,
One Civic Square
Carmel, IN 46032
PH: 317-571-2478
FAX: 317-5'71-2426
from: Scimia, Joseph M. [mailto:Joseph.Scimia@bakerd.com]
Sent: Thursday, November 01, 2007 4:03 PM
To: Brewer, Scott I; Kilmer, Roger A.; Conn, Angelina V
Cc: Boeglin, Daniel L.
Subject: RE: Rosado Hill Primary Plat - Revisions
Scott:
Our client has consulted with their construction experts and the trees which are depicted in the non-preservation area
(white area) will be preserved. Any trees which were dead or not capable of being preserved because of construction
activities have not been depicted on the plan Our clients have gone to great lengths to preserve the wooded features of
Ule property, an.d , do not believe that they intend to depart from this practice during construction. Joe
----~Original Message-----
from: Brewer, Scott I [mailto:SBrewer@carmel.in.gov]
Sent: Thursday, November 01, 20073:54 PM
To: Kilmer, Roger A.; Conn, Angelina V
Cc: Scimia, Joseph M.; Boeglin, Daniel L.
Subject: RE: Rosado Hill Primary Plat - Revisions
Thank You Roger:
I have no real issue with the plan, though I would like a little more written information on individual tree protection
that your clients are providing for trees within the "building envelope" of their homes. I am assuming that they will
be hiring an arborist or have hired an arborist to consult with to determine with trees will or can survive and which
trees should be removed for safety's sake. If I could have a list of those trees, and the types of tree preservation
11/2/2007
Message
Page 1 of3
Conn, Angelina V
"'__~""'_""'~'''''''''''''~~'''"'''''''''''''''.t.."~...."...,....,,........,.~..,~~.,...,,"
- -
From: Scimia, Joseph M. [Joseph.Scimia@bakerd.com]
Sent: Thursday, November 01, 20074:03 PM
To: Brewer, Scott I; Kilmer, Roger A.; Conn, Angelina V
Cc: Boeglin, Daniel L.
Subject: RE: Rosado Hill Primary Plat - Revisions
Scott:
Our client has consulted with their construction experts and the trees which are depicted in tile non-preservation area
(white area) will be preserved. Any tre~s which were dead or not capable of being preserved because of construction
activities have not been depicted on the plan. Our clients have gone to great lengths to preserve the wooded features of
the property, and I do not believe that they intend to depart from this practice during construction. Joe
mnOriginal Message--m
froli1:Brewerf Scott I [mailto:SBrewer@carmel.in.gov]
Sent: Thursday, November Olf 2007 3:54 PM
To: Kilmer, Roger A.; Conn, Angelina V
Cc: Scimia, Joseph M.; Boeglin, Daniel L.
Subject: RE: Rosado Hill Primary Plat - Revisions
Thank You Roger:
I have no real issue with the plan, thOL.igh I would like a little more written information on individual tree protection
that your clients are providing for trees within the "building envelope" of their homes. I am assuming that they Will
be hiring an arborist or have hired an arborist to consult with to determine with trees will or can survive and which
trees should be removed for safety's sake. If I could have a list of those trees, and the types of tree preservation
practices they have recommended for trees in that building area, that's what I'm looking at. This does not mean
that every tree so listed must be preserved; it just means that they have a better chance because your clients have
thOught ahead and planned for the construction.
Scott Brewer, City Forester
Environmental Planner, DOCS
City of Carmel,
One Civic Square
Carniel, IN 46032
PH: 317-571-2478
FAX: 317-571-2426
From: Kilmerf Roger A. [mailto:Roger.Kilmer@bakerd.com]
Sent: ThursdaYf November 01f 2007 3:17 PM
To: Conn, Angelina V; Brewer, Scott I
Cc: Scimiaf Joseph M.; Boeglinf Daniel L.
Subject: Rosado Hill Primary Plat - Revisions
Angie and Scott,
Attached are revised plat drawings for the Rosado Hill Primary Plat to be incorporated Into the
file. The major changes that you will find are:
1. The amount of the right-of-way to be dedicated on 106th Street and Spring Mill Road has
been redesigned in accordance With the Hamilton County Highway requirements. A letter of
their approval is being secured.
11/1/2007
,.
HAMILTON COUNfY
HIGHWAY DEPARTMENT
November 1, 2007
K. Nathan Althouse
Miller Surveying, Inc.
948 Conner Street
Noblesville, IN 46060
RE: Rosado Hill Subdivision
Revised Primary Plat and Secondary Plat
S of 106th Street I E of Spring Mill Road
Clay Township
Dear Mr. Althouse:
This letter serves to acknowledge receipt of a Revised Primary/Secondary Plat received
11/01/07 for review. After reviewing the Revised Primary/Secondary Plat the Highway
Department has the following comments utilizing the numbering system from correspondence
dated 9-6-07:
Primarv Plat
1. OK.
2. OK.
3. OK.
4. OK.
6. OK.
6. The pavement cross-section within the Right-of-Way should be a 14" stone base, 5"
H.M.A. Intermediate and 1" of H.M.A. Surface.
7. OK - To be negotiated with The City of Carmel.
8. OK _ Dependent upon the requirement of side-walks or multi-use path.
9. OK.
10. The entrance will require a permit for PublicfPrivate Road Approach. Please contact
Robb Chadwell of this office for questions concerning the permit process.
Secondary Plat
11 . OK.
12. OK.
13. OK.
14. Additional comments may be needed at a later date.
1700 South 10tll Street
Noblesville, In. 46060
www.co.hamilton.in.us
Office (317) 773-7770
Fax (317) 776-9814
..
Conn, Angelina V
SUbject:
David Lucas [del@co.hamilton.in.us]
Thursday, November 01 , 2007 3:32 PM
nalthouse@ msinc.us
Ron Marris; Conn, Angelina V; Foley, Amanda J; Ellison, Christopher M; Holmes, Christine B;
Klingensmith, David W; Littlejohn, David W; Duncan, Gary R; Duffy, John M; Fogarty, Michael
D; Westermeier, Mark; Redden, Nick; Brewer, Scott I; Krueskamp, Theresa A; Akers, William
P; Hohlt, William G; Ron Farrand; Brooke Gajownik; Greg Hayes; Jason LeMaster; Robert
Chadwell; Gregory IIko; Ryan Hartman; Shirely Hunter; Jason Kirkman; David Malone; Chuck
Shupperd; Jennifer Marlett
Rosado Hill
From:
Sent:
To:
Cc:
Attachments:
rosadahill11-1-07.pdf
tt1
rosadohill
1-1-07.pdf (132 KB.
Nathan,
Here's the comments letter for the revised Primary and Secondary Plat. I couldn't
remember all that was discussed concerning the drive cross-section, so I left that comment
in the letter. It is not a major issue to be worried about at this time. In fact, that
issue can be handled on the permit for the entrance.
If you have any questions, feel free to contact me. I will be in a meeting until 4: 30 or
so.
Sincerely,
David E. Lucas
HCHD Staff Engineer/Road
1700 South 10th street
Noblesville, IN 46060
(317) 773-7770 - Office
(317) 776-9814 - Fax
e-mail: del@co.hamilton.in.us
website: www.co.hamilton.in.us
1
Message
Page 1 of2
Conn, Angelina V
From: Brewer, .Scott I
Sent: Thursday, November 01,20073:54 PM
To: 'Kilmer, Roger A'; Conn, Angelina V
Cc: Scimia, Joseph M.; Boeglin, Daniel L_
Subject: RE: Rosado Hill Primary Plat - Revisions
Thahk You Roger:
I have no real issue with the plan, though I would like a little more written information on individual tree protection that your
clients are providing for trees within the "building envelope" of their homes_ I am assuming that they will be hiring an
arborist or have hired an arborist to consult with to determine with trees will or can survive and which trees should be
removed for safety's sake. If I could have a list of those trees, and the types of tree preservation practices they have
recommended for trees in that building area, that's what I'm looking at. This does not mean that every tree so listed must
be preserved; it just means that they have a better chance because your clients have thought ahead and planned for the
construction.
Scott Brewer, City Forester
Envirbhmental Planner, DOCS
City of Carmel,
One Civic Square
Carmel, IN 46032
PH: 317 -571-24 78
FAX: 317-571-2426
From: Kilmer, Roger A. [mailto:Roger.Kilmer@bakerd,com]
Sent: Thursday, November 01/20073:17 PM
To: Conn, Angelina Vi Brewer, Scott I
Cc: Scimia, Joseph M.j Boeglin, Daniel L.
Subject: Rosado Hill Primary Plat - Revisions
Angie and Scott,
Attached are revised plat drawings for the Rosado Hill Primary Plat to be incorporated into the file.
The- major changes that you will find are:
1. The amount of the right-of-way to be dedicated on 106th Street and Spring Mill Road has been
redesigned in accordance with the Hamilton County Highway requirements. A letter of their approval
is being secured.
2. The amount of width of the Regulated Drain has been widened in accordance with the Hamilton
County Surveyors- request. An e~mail from Greg Hayes was sent to Angie earlier today confirming
the Surveyor's Office is "...fine wiht the preliminary plat and the final plat, at this point." A copy of the
entire e-mail will be available at tonight's meeting.
3. The tree preservation plan has been revised in accordance with Scott Brewer's requests.
Additionally, the tree preservation areas have been expanded on the western portion of the site. We
will ask the Subdivision Committee to approve the Primary Plat subject to Scott's approval.
In addition to the plat drawings, also attached is a color-coded version of the tree preservation plan
identifying the different areas of the plat. This will be utilized in the discussion with the Subdivision
11/1I2007
1\1essaae
b
Page 1 of 2
Conn, Angelina V
----'------ ----- ~.~..~--.-_--
-_._~....-..---- ---.---- ---.-- ------..--..---...
From: Kilmer, Roger A. [Roger.Kilmer@bakerd.com]
Sent: Thursday, November 01, 2007 3:17 PM
To: Conn, Angelina V; Brewer, Scott I
Cc: Scimia, Joseph M.; Boeglin, Daniel L.
Subject: Rosado Hill Primary Plat - Revisions
Attachments: Tree Preservation Plan.pdf; Proposed Improvements.pdf; Secondary Plat.pdf; Tree Preservation Plan
- color coded Final. pdt
Angie and Scott,
Attached are revised plat drawings for the Rosado Hill Primary Plat to be incorporated into the file.
The major changes that you will find are:
1. The amount of the right-of-way to be dedicated on 106th Street and Spring Mill Road has been
redesigned in accordance with the Hamilton County Highway requirements. A letter of their approval
is being secured.
2. The amount of width of the Regulated Drain has been widened in accordance with the Hamilton
County Surveyors request. An e-mail from Greg Hayes was sent to Angie earlier today confirming
the Surveyor's Office is "...fine wiht the preliminary plat and the final plat, at this point." A copy of the
entire e-mail will be available at tonight's meeting.
3. The tree preservation plan has been revised in accordance with Scott Brewer's requests.
Additionally, the tree preservation areas have been expanded on the western portion of the site. We
will ask the Subdivision Committee to approve the Primary Plat subject to Scott's approval.
In addition to the plat drawings, also attached is a color-coded version of the tree preservation plan
identifying the different areas of the plat. This will be utilized in the discussion with the Subdivision
Committee this evening.
If you have any questions or require additional information, please let me know.
Roger A. Kilmer
Baker & Daniels
Land Use Consultant
600 East 96th, SUite 600
Indianapolis, IN 46240
317.569.4891 (Direct)
317.569.4800 (Fax)
Email: roger.kilmer@bakerd.com
YiWW. bakerdaniels.com
Indiana I Washington. D.C. I China
----------------------------
ATTENTION:
lll1 /2007
Q(ICI(ET H() 0708D36 FC!
PRIMARY PLAT
ROSADO HILL
PART OF Tl-H': NDRTHWEST QlJAlnCI~ OF Sr:CTlON 11, 'fOWN~HIP 1 'j' NORTH. RAN~[ =3 I:i:AS-r,
Gl,AY TO~\'N:3ii.IP'" HAMILTO~_ COUNTY, lNDlM;A _~_-_-.
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U Existing ROW
_ Required ROW
II Future Regulated Drain
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II Tree Preservation Areas
Conn, An,gelina V
From:
Sent:
To:
Cc:
Subject:
Greg Hayes [grh@co.hamilton.in.us]
Thursday, November 01, 2007 1 :21 PM
Conn, Angelina V
David Lucas; Robert Thompson; Nathan Althouse
Rosado Hill
Atlgie
Nathan at Miller Surveying made some changes to the plat in the last day and we are now
fine with the preliminary plat and the final plat, at this point. We still have a few
things to wrap up with the developer and finishing up our process{ but nothing that should
affect the review and approval from your end. Also, since the County Commissioners will
be signing this plat{ we will still need to review it one more time, as part of our
process, after the PC has given final approval. I just wanted to make sure you knew this
before they go to Subdivision Committee tonight { just in case anything about the drainage
is brought up. If you have any questions, please let me know.
Greg Hoyes, AC, CFM
Plan Reviewer
Hamilton County Surveyor's Office
One Hamilton County Square, Suite IBB
Noblesville, IN 46060
Phone: (317) 776 - 8495
Fax: (317) 776-9628
1
Message
Page 1 0[2
Conn, Angelina V
From: Kilmer, Roger A. [Roger.Kilmer@bakerd.com]
Sent: Wednesday, October 31,20073:26 PM
To: Conn, Angelina V
Cc: Boeglin, Daniel L.; Scimia, Joseph M.; Nathan Althouse; Brewer, Scott I
Subject: Rosado Hill Primary Plat - Subdivision Committee
Angie,
While the Staff Report has recommended the Rosado Hill Primary Plat be continued from
tomorrow evening's Subdivision Committee Meeting, we have been able to address all of the
comments and concerns raised in the Staff Report. Therefore, we request that the case not be
continued and the Subdivision Committee review the Rosado Hill project tomorrow evening.
Approval letters from the Hamilton County Surveyor and Engineer are being secured and will
be provided. Agreements have been reached on their respective issues. A revised tree
preservation plan is being prepared to address the concerns expressed by Scott Brewer and
will be filed tomorrow. We recognize that submittal of this drawing tomorrow will not allow time
for Scott to review and approve it prior to the Subcommittee Meeting, so we will request the
Committee's approval of the Primary Plat subject to Scott's approval.
This leaves two Staff concerns: 1. Commitment to the Draft Residential Architectural Design
Guidelines and, 2. Issues regarding compliance with the Thoroughfare Plan and Alternative
Transportation Plan.
1. We have shared with the Plan Commission the proposed elevations of the residences and
explained how they would not comply with the Draft Residential Architectural Design
Guidelines. Because of this, we cannot commit to these guidelines.
2. Regarding the installation of paths, we have filed for a waiver ofthis requirement and ask
the Committee for their approval of the request.
Unless notified otherwise, we will be In attendance and prepared to discuss the Rosado Hill
Primary Plat at tomorrow evening's Subdivision Committee Meeting.
Thank you for your assistance in this matter.
Roger A. Kilmer
Baker & Daniels
Land Use Consultant
600 East 96th, Suite 600
Indianapolis, IN 46240
317.569.4891 (Direct)
317.569.4800 (Fax)
Email: rog?L.kJlmer@l:2C1keg;L.G.QITl
www.bakerdaniels.com
Indiana I Washington. D.C. I China
ATTENTION:
10/3112007
Page 1 of 1
Conn, Angelina V
From: Conn, Angelina V
Sent: Wednesday, October 17, 2007 1 :48 PM
To: Scimia, Joseph M.
Cc: 'Kilmer, Roger A.'
Subject: Rosado Hill - docket no 07080037 is withdrawn
Mr. Scimia-
Thank you for bringing to the Department's attention that the waiver for stub streets to adjacent parcels does not
apply to this subdivision, since you are not proposing a new street with the plat. On the upcoming Nov. 1
subdivision committee agenda, this waiver will be shown as: WITHDRAWN: Docket No. 07080037 SIN; stub
streets to adjacent parcels.
Please keep this email to submit with the Secondary Plat application if/when it happens, so that the $834
application fee applied to this waiver can be credited toward the application fee for the Secondary Pial.
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
10/1712007
Message
Page 1 of 4
Conn, Angelina V
From: Kilmer, Roger A. [Roger.Kilmer@bakerd.com]
Sent: Tuesday, October 16, 2007 1 :27 PM
To: Brewer, Scott I; Conn, Angelina V
Cc: Scimia, Joseph M.; Boeglin, Daniel L.
Subj~ct: RE: Rosado Hill Primary Plat Landscape Plan! Tree Preservation
Attachments: Tree Preservation Plan - TPA.pdf; Tree Preservation Plan - color.pdf
Angie and Scott,
The existing trees identified on Page 2 of the Primary Plat drawings (Existing Conditions)
which are 12" dba or greater and which are outside of the Tree Preservation Areas have been
added to the Tree Preservation Plan. Attached are the two color-coded versions of the Tree
Preservation Plan for your review and information.
1. Tree PreservatIon Plan - TPA: the area in green represents the Tree Preservation Areas.
Only trees that are dead or diseased will be removed from the Tree Preservation Areas.
Regarding the trees of 12" dba or greater which are outside of the Tree Preservation Areas,
the determination of which trees will be saved has not yet been finalized. Efforts to preserve
and maintain existing trees will be undertaken, but some will be lost due to construction
activitIes.
2. Tree Preservation Plan - color: this draWIng has color-coded a number of different items
influencing the development of this site.
If you have any addItional questions, please let me know. Thank you for your assistance with
thIS matter.
Roger A. Kilmer
Baker & Daniels
600 E. 96th Street, Suite 600
Indianapolis, Indiana 46240
317 -569-4891 Direct
317 -569-4800 Fax
roger. kilmer@bakerd.com
-----Original Message---n
From: Brewer, Scott I [mailto:SBrewer@carmel.in.gov]
Sent: Tuesday, October 16, 2007 12:07 PM
To: Kilmer, Roger A.; Conn, Angelina V
Cc: Scimia, Joseph M.; Boeglin, Daniel L.
Subject: RE: Rosado Hill Primary Plat Landscape Plan/ Tree Preservation
Dear Angie and Roger:
That would be fine with me. Please show the trees that are either being removed for construction, or do
not have to be preserved for whatever reason. Then if you want to lump all the others into a general "tree
preservation easement" that shows the precautions you will take to preserve them, that will be sufficient.
Scott Brewer, City Forester
Environmental Planner, DOCS
City of Carmel,
10/1612007
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Message
Page 1 of3
Conn, Angelina V
From: Kilmer, Roger A. [Roger.Kilmer@bakerd.com)
Sent: Tuesday, October 16, 2007 12:00 PM
To: Conn, Angelina V
Cc: Scimia, Joseph M.; Boeglin, Daniel L.; Brewer, Scott I
Subject: RE: Rosado Hill Primary Plat Landscape Planl Tree Preservation
Angie,
Scott is correct. Page 2 of the Primary Plat drawings (Existing Conditions) does indicate the
existing trees that will be affected by the new construction. As we understand Scott's request,
he is requesting we locate and depict trees which are 12" dba or greater which are located
outside of the Tree Preservation Area. Apparently, Scott would like something in addition to
Page 2. I have requested the Surveyor (Nathan Althouse) to overlay the Tree Inventory
depicted on Page 2 onto the Tree Preservation Plan and to confirm that he inventoried all trees
which are 12" dbh or greater. Will this be sufficient?
As a practical matter we assume that this additional drawing and information can be reviewed
at the Subdivision Committee level and that we should present the case this evening and
resolve these minor outstanding issues at the Committee level. Do you agree?
Thanks.
Roger A. Kilmer
Baker & Daniels
600 E. 96th Street, Suite 600
Indianapolis, Indiana 46240
317 -569-4891 Direct
317-569-4800 Fax
roger.kilmer@bakerd.com
-----Original Message-----
From: Conn, Angelina V [mailto:Aconn@carmel.in.gov]
Sent: Tuesday, October 16, 2007 11:44 AM
To: Kllmer, Roger A.
Cc: Scimia, Joseph M.
Subject: FW: Rosado Hill Primary Plat Landscape Planl Tree Preservation
Please See below, regarding the tree preservation plan....
Angie Conn, Planning Administrator
From: Brewer, Scott I
Sent: Tuesday, October 16, 2007 11:22 AM
To: Conn, Angelina V
Subject: FW: Rosado Hill Primary Plat Landscape Plan/ Tree Preservation
10/16/2007
Message
Page 10f2
Conn, Angelina V
From: Kilmer, Roger A. [Roger.Kilmer@bakerd.com]
Sent: Monday, October 15, 2007 5:16 PM
To: Conn, Angelina V
Cc: Nathan Althouse; SCimia, Joseph M.; Boeglin, Daniel L.
Subject: RE: Rosado Hill: outstanding review comments
Attachments: Rosado Hill CCRs.PDF; Tree Preservation Plan.pdt; Elevations tor Sondhi residence.pdt;
Elevations for D Boeglin residence.pdt; Elevations for R Boeglin residence.pdf
Angie,
As a follow-up to each of the iterns in your e-mail below:
v"k. The affidavit of public hearing was filed with Carmel DOCS on 10/11/07.
G ~ The filled out notice of public hearing form was filed with Carmel DOCS on 10/11/07.
, The affidavit of the Public Notice Sign Placement was filed with Carmel DOCS on 10/11/07.
'1\. A copy of the list of adjacent property owners from the Hamilton County Auditor's office was
filed with Carmel DOCS on 10/11/07.
~ A separate subdivision waiver request application for each request was filed with Carmel
DOCS on 10/11107.
6. There will not be a sign associated with this subdivision at this time.
7. Attached for your review, and to be incorporated into the file, is a copy of the proposed
Declaration of Covenants, Conditions and Restrictions for Rosado Hill.
@A landscape plan is not provided as we have received word from Scott Brewer that the
existing vegetation that is to remain in the tree preservation areas will meet all requirements.
9. Attached for your review, and to be incorporated into the file, is the tree preservation plan.
10. At this time, we are not aware that the City Forester has requested a tree inventory.
11. We do not disagree with the adjacent property owners' or Staffs recommendation that a
path/sidewalk would be appropriate at this location. However, due to (a) the extensive amount
of right-af-way which the City is acquiring without compensation, (b) the proposed legal drain
right-of-way which the Subdivider is being requested to dedicate without compensation, (c) the
cost associated with cleaning the existing drainage culvert and improving the existing driveway
to the property, (d) the likelihood that the path would be demolished and then reconstructed
when 106th Street and Spring Mill Road are improved, we are requesting a waiver of the
requirement to install path/sidewalk. If the City is unwilling to recognize the extenuating
circumstances and grant our client's request, we would request that the requirement to install
the path/sidewalk contain a condition that the path/sidewalk not be installed until after the
improvements of 106th Street and Spring Mill Road in accordance with the Thoroughfare Plan
are completed.
12. For reasons that we previously discussed at TAC, there is no intent or plans to relocate
the existing driveway.
Regarding Architectural Design Guidelines, we ask that you reconsider this request in light of
the fact that a highly regarded residential architect has been engaged for the design of the
residences and the residences will be commensurate with other homes in the area in terms of
architectural significance and materials. Attached are the proposed elevations for each home
for your review and incorporation into the file.
Please call if you have any questions. We look forward to presenting this case to the Plan
Commission tomorrow evening.
10/16/2007
R oSifdo ){( \ \
To: Plan Commission Members
As it relates to the land located on the southeast
corner of Spring Mill Road and l06th Street. up and
behind the lift station there, it's our understanding
the new owner(s) seek a change that would allow for
the construction of three homes on the property. We
are neighbors and will be away when the Plan Commission
next meets to discuss this proposed change.
Please know we believe the requested change, as we
understand it to be, is appropriate for the site and
we would encourage passage of the proposal.
j
~
Thank you for all the work you do.
R. Richard Wickliff
Barbara J. :Layton
M~sage_;o
Page 1 of 1
Conn, Angelina V
From: Kilmer, Roger A. [Roger.Kilmer@bakerd.com]
Sent: Monday, October 08,20074:20 PM
To: Conn, Angelina V
Cc: Scimia, Joseph M.; Boeglin, Daniel L.
Subject: Rosado Hill Primary Pial - Support Letter
Attachments: Ackmann Support Letter.PDF
0";:
RECB\lED
()~
DOCS
Angie,
Attached is a letter of support for the Rosado Hill Primary Plat that is to be heard by the Plan
Commission on October, 16, 2007. The letter is from the adjacent property owners on the
northeast corner of the intersection of 106th Street and Spring M ill Road. Please incorporate
this letter into the file. Thank you.
Roger A. Kilmer
Baker & Daniels
Land Use Consultant
600 East 96th, Suite 600
Indianapolis, IN 46240
317.569.4891 (Direct)
317.569.4800 (Fax)
Email: roger.kilmer@bakerd.com
WWY:Lbi~,-k~[gi3Jlt~I~.G9m
Indiana I Washington, D.C. I China
ATTENTION:
To ensure compliance with applicable Internal Revenue Service Regulations,
we inform you that any tax advice contained in this electronic message was
not intended or written to be used, and cannot be used, for the purpose of
avoiding penalties under the Internal Revenue Code.
This message and all its attachments are PRIV A TE and may contain
information that is CONFIDENTIAL and PRIVILEGED.
If you received this message in error, please notify the sender by reply
e-mail and delete the message inunediately.
,
,
.
10/9/2007
.. ,~
{~
\RECfWED
OCT'
DOCS
October 2, 2007
Roger A. Kilmer
Baker & Daniels LLP
600 E. 96th St., Suite 600
Indianapolis, Indiana 46240
Re: Rosado Hill - Proposed hnprovements
Dear Mr. Kilmer:
Thank you for yourcortespondence of September 21,2007. We have reviewed
the proposed improvements for the Rosado Hill- Primary Plat Because we- will be out
of the country when the meeting regarding these proposed improvements will be held, we
ask that the following comments either be passed on to the proposed homeowners or be
submitted into the public record at the hearing: -
1 We, Stephen and Mariallhe Ackmann, the owners of the property immediately
north of the Rosado Hill Primary Plat at 330 West 106m Street, have no objections
to the proposed improvements for the Rosado I-Jill Primary Plat. ,
2 Our family has been the immediate neighbor of the Rosado Hill property since
1938, and we would ask that the proposed incoming landowners respect the
natural integrity of Rosado ffIlI by preserving the trees and naturally occurring
flora and fauna of Rosado Hill.
3 Stephen Ackmann has had lOl1g~standing permission from the previous O\Vl1ers of
, Rosado Hill to hwit morel mushrooms every spring along the creek that runs
parallel to 106lh Street. He respectfully requests that the proposed homeowners
allow him this same courtesy.
We appreciate the information regarding Rosado Hill's proposed developments. If
you have any questions, please feel free to call us at 317.846.1300, hut note that we will
be out of town October 6th~October ISth,
Sillrere/i J&~
~.
/7(~~
Marianne Ackmann
. ,
..~.
f
Conn, Angelina V
From:
Sent:
To:
Cc:
Subject:
David Lucas [del@co.hamilton.in.us]
Tuesday, October 02, 2007 9:27 AM
Duncan, Gary R
Conn, Angelina V; McBride, Mike T
RE: Rosado Hill R!W
Gary,
That will place the drive approximately 575' south of the intersection.
I understand your concerns. I will proceed with my original comments letter request of
County Thoroughfare Plan R/W. That will be a 65' half within 500' and 55' beyond 500'.
Thank you for your comments.
Sincerely,
David E. Lucas
HeRD Staff Engineer/Road
1700 South 10th Street
Noblesville, IN 46060
(317) 773-7770 - Office
(317) 776-9814 - Fax
e-mail: del@co.hamilton.in.us
website: www.co.hamilton.in.us
>>> "Duncan, Gary R" <gduncan@carmel.in.gov> 10/1/2007 4:13 PM >>>
David,
Thank you for making the comment related to the drive location. How far from the
intersection will your suggestion place the drive?
It would be difficult for the City to provide relief of 30-feet of right-of-way. As you
know, the County and the City are working to increase intersection capacity of Springmill
Road across the township and we are almost there. If the first access off of US-31 is
106th Street when the Limited Access project is complete, the segment of 106th from U8-31
to Illinois would certainly carry a high volume of traffic; but I feel that this will
extend over to Springmill as well. In my opinion, we need to reserve that right-of-way for
future road widening.
Please call to discuss further and to let me know your thoughts.
Thanks so much,
Gary
Gary R Duncan Jr., P.E.
Assistant City Engineer
City of Carmel
Department of Engineering
One Civic Square
Carmel, Indiana 46032
(317) 571-2441
(317) 571-2439 (fax)
gduncan@carmel.in.gov
-----Original Message-----
From: David Lucas [mailto:del@co.hamilton.in.usJ
Sent: Friday, September 28, 2007 10:04
1
,6
To: Duncan, Gary R
Cc: Conn, Angelina V; McBride, Mike T
Subject: Rosado Hill R/W
Gary,
I met with Nathan Althouse on Wednesday to work out some issues on Rosado Hill. I have
requested that the drive be moved south approximately 150'. This will better accommodate
the future replacement of the small structure that is currently 100' north of the drive.
My other issues were sight distance, which they are currently clearing the trees along
Spring Mill to solve that problem, as well as the drainage along Spring Mill.
The request that they have made is a reduction of Right-of-Way along 106th. Our
Thoroughfare Plan calls for a 65' half within 500' of the intersection and 55' beyond
500'. I believe that your Thoroughfare Plan calls for a 75' half. They would like it
reduced to a 45' half along 106th Street. We purchased 45' for our project at the
intersection. Take a look at it and give me your thoughts. Even if you say that it can
be reduced, they will need a variance from the Hamilton County Board of Commissioners.
If you have any questions or concerns, please contact me. Thanks.
Sincerely,
David E. Lucas
HeHD Staff Engineer/Road
1700 South 10th Street
Noblesville, IN 46060
(317) 773-7770 - Office
(317) 776~9814 - Fax
e-mail: del@co.hamilton.in.us
website: www.co.hamilton.in.us
2
Conn, Angelina V
From:
Sent:
To:
Cc:
Subject:
David Lucas [del@co.hamilton.in.us]
Friday, September 28,2007 10:04 AM
Duncan, Gary R
Conn, Angelina V; McBride, Mike T
Rosado Hill R/W
Gary,
I met with Nathan Althouse on Wednesday to work out some issues on Rosado Hill. I have
requested that the drive be moved south approximately 150'. This will better accommodate
the future replacement of the small structure that is currently 100' north of the drive.
My other issues were sight distance, which they are currently clearing the trees along
Spring Mill to solve that problem, as well as the drainage along Spring Mill.
The request that they have made is a reduction of Right-of-Way along 106th. Our
Thoroughfare Plan calls for a 65' half within SOD' of the intersection and 55' beyond
500'. I believe that your Thoroughfare Plan calls for a 75' half. They would like it
reduced to a 45' half along 106th Street. We purchased 45' for our project at the
intersection. Take a look at it and give me your thoughts. Even if you say that it can
be reduced, they will need a variance from the Hamilton County Board of Commissioners.
If you have any questions or concerns, please contact me. Thanks.
Sincerely,
David E. Lucas
HeHD Staff Engineer/Road
1700 South lOth Street
Noblesville, IN 46060
(317) 773 -7770 - Office
(317) 776-9814 - Fax
e-mail: del@co.hamilton.in.us
website: www.co.hamilton.in.us
1
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Page 1 0[2
Conn, Angelina V
From:
Sent:
To:
Conn, Angelina V
Monday, August 06,20073:40 PM
'Nathan Althouse'
Subject: RE: se corner 1 06th/spring mill
Attachments: DRAFT RESIDENTIAL ARCHITECTURE DESIGN STANDARDS.pdf
Nathan:
Upon a quick review of the proposed primary plat, here are my comments/concerns:
10.
1. Petitioner will most likely have to commit to certain architectural design guidelines. please see attached draft.
2. Provide the radius of the traffic circle. LiS \ y-<N.lftLLS:.
3. Will this have a gated. ft,r;J{rYJ-lf so, there are gate requirements per chapter 6.03.26 of the subdivision control
ordinance (SCO). W f -~
4. Lot #2 is landlocked and has no frontage. A subdivision waiver re~ust be filed from SCO chapte~
5. All homes must face a parkway or collector road per sco chapter~r comply with sco chapter 6.03.19. If not,
a subdivision waiver must be requested. ~
6. You may need a subdivision waiver from s 06.03.03 and 6.03.0 ,regarding stub streets to adjacent parcels.
7. The engineering dept will probably have ? con~!1k,with VJf~s ~nce of the driveway to the cul-de-sac Try to move
the entry as far south as possible. (. "l7 r 71t ()j:\ - \
8. Will there be a detention/retention area? - ~v.). "'~\ lr---G ~ '-tv> /\R'dd
9. A tree preservation plan will most likely be required. Scott Brewer, Carmel's city forester, can be contacted for more
info on this.
You will be required to put in a 1 O-ft multiuse asphalt path along both frontages, or contribute monies to the non-
reverting thoroughfare fund
Show/label road right of way. You will be required to dedicate road right of way per the thoroughfare plan of
Carmel & Hamilton County. Carmel shows a 50-ft % r/w on springmill and a 75-ft % r/w on 106th st.
Show acel/decal lanes
Show/label the 1 0-f1 side yard setbacks and 20-ft rear yard setbacks on each lot.
-' 11.
,
12.
13.
Angie Conn, Planning Aclministrator
Dept. of Commu nity Services - Plan n Ing & Zoni ng
1 Civic Square, 3rd Floor
City of Carmel, IN 46032
p.317-571-2417 f.317-571-2426
aconn@carmel.in.gov
C A - ;J/VVVU~
c-b-i!xQJ1 ( Jt y()"~J.
f J-iLV?
Frorn: Nathan Althouse [mailto: nalthouse@msinc. us]
Sent: MondaYI August 06/20072:58 PM
To: Conn, Angelina V
Subject:
ATTACHED IS A COpy OF THE PROPOSED LOT LAYOUT
PLEASE GIVE ME YOUR THOUGHTS
THANK YOU FOR YOUR TIME
K Nathan Althouse, PLS
Miller Surveying Inc
948 Conner Street
Noblesville, in 46060
(317) 773-2644 (800) 886-2644
8/6/2007
Page 1 of2
Conn, Angelina V
From: Conn, Angelina V
Sent: Monday, August 06, 2007 3:40 PM
To: 'Nathan Althouse'
Subject: RE: se corner 106th/spring mill (Rosado)
Attachments: DRAFT RESIDENTIAL ARCHITECTURE DESIGN STANDARDS.pdf
Nathan:
Upon a quick review of the proposed primary plat, here are my comments/concerns:
1. Petitioner will most likely have to commit to certain architectural design guidelines, please see attached draft.
2. Provide the radius of the traffic circle.
3. Will this have a gated entry? If so, there are gate requirements per chapter 6.03.26 of the subdivision control
ordinance (SCO).
4. Lot #2 is landlocked ahd has no frontage. A subdivision waiver request must be filed from SCO chapter 6.05.01.
5. All homes must face a parkway or collector road per sea chapter 6.05.07 or comply with sea chapter 6.03.19. If not,
a subdivision waiver must be requested.
6. You may need a subdivision waiver from sea 6.03.03 and 6.03.04, regarding stub streets to adjacent parcels.
7. The engineering dept will probably have a concern with the distance of the driveway to the cul-de-sac. Try to move
the entry as far south as possible.
'8. Will there be a detention/retention area?
9. A tree preservation plan will most likely be required. Scott Brewer, Cannel's city forester, can be contacted for more
info on this.
10. You will be required to put in a 10-ft multiuse asphalt path along both frontages, or contribute monies to the non-
reverting thoroughfare fund.
l1. Show/label road right of way. You will be required to dedicate road right of way per the thoroughfare plan of
Carmel & Hamilton County. Carmel shows a 50-ft ;;; r/w on springmill and a 75-ft % r/w on 106th s1.
12. ShowacelJdecallanes.
13. Show/label the 1 O-ft side yard setbacks and 20-ft rear yard setbacks on each lot.
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: Nathan Althouse [mailto:nalthouse@msinc.us]
Sent: Monday, August 06, 2007 2:58 PM
To: Conn, Angelina V
Subject:
ATTACHED IS A COPY OF THE PROPOSED LOT LAYOUT
PLEASE GIVE ME YOUR THOUGHTS
THANK YOU FOR YOUR TIME
K Nathan Althouse, PLS
Miller Surveying Inc
948 Conner Street
NOblesville, in 46060
(317) 773-2644 (800) 886-2644
11/2812007