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Conn, Angelina V
From: Jim Shinaver [JimS@NF-LAW.COM)
Sent: Tuesday, December 18, 2007 11 :59 AM
To: Conn, Angelina V; Holmes, Christine B
Cc: justinmoffett@aol.com; John Hetton
Subject: Uptown - Guilford Patio Homes - Garage Door Commitments
Importance: High
Attachments: "FAX200712181147.PDF"
Angie and Christine - Based on the last committee hearing for the above matter and the staff report for tonight's
PC hearing, attached you will find the proposed commitments for the garage doors, Justin will bring to the
meeting tonight the signed original. I will bring additional hard copies in the event the PC members want us to
distribute them, If you could please forward this email to all PC members this afternoon so they can review these
commitments prior to the meeting tonight, I would appreciate the same. Thanks and please contact me with any
questions, jim
Jim Shinaver
Nelson & Frankenberger
310'5 E, 98th Street, Suite 170
In'dianapolis, In. 46280
317-844-0106
jim.~.@nf-lcrv\I,~.QDJ.
This E-mail message and its attachments (if any) are intended so lely for the use of the addressee hereo r.
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From: fax@lif-Iaw.com [mailto:fax@nf-Iaw.com]
Sent: Tuesday, December l8[ 2007 11:47 AM
To: Jim Shinaver
Subject: From "3l78468782"("NELSON FRANKENBERGER")(Fax Message NO.1583)
12/18/20'07
Page 1 of 1
Conn, Angelina V
From: justinmoffett@aol.com
Sent: Thursday, December 13, 2007 9:01 AM
To: Brewer, Scott I; Cheryl@browerjacques.com
Cc: Conn, Angelina V; Duncan, Gary R; Foley, Amanda J; Holmes, Christine B
Subject: Re: Uptown Partners Guilford Site Kousa Street
Scott,
We will make the recommended tree change on our construction plans. And, we will be working with
Dept. of Engineering over the COining months to detcnnine how we build the swale to treatment BMP
specs.
Please let me know if you have any further concerns about our construction plans.
Justin
Justin W. Moffett
Uptown Partners, LLC
135 8th Street NW
Camlel, IN 46032
317.966.2023 phone
317.580.9596 fax
j ustimnoffett@aol.com
-----Original Messagc---u
From: Brewer, Scott 1 <SBrewer@carmeI.in.gov>
To: Cheryl@browerjacques.com; justinmoffett@aol.com
Cc: Conn, Angelina V <AcOlm@carmel.in.gov>; Duncan, Gary R <gduncan@camlel.in.gov>; Foley,
Amanda J <afoley@canncl.in:gov>; Holmes, Christine B <cholmes@cahl1el.in.gov>
Sent: Tue, 11 Dec 2007 11 :59 am
Subject: Uptown Partners Guilford Site Kousa Street
Dear Cheryl:
On the landscape plans, on the east perimet'er (along Ihe drainage swale), I would place the smaller ornamental
trees toWard the house side of the swale, and place the larger maturing trees (Le. London plane trees) on the
fence side.
Please check with Amanda Foley of the Carmel Engineering Office to make sure that the vegetated drainage
swale meets Engineering standards if it is 10 be used a's a treatment BMP.
Scott Brewer, City Forester
Environmental Planner, DOCS
City of Carmel,
One Civic Square
Carmel, IN 46032
PH: 317-571-2478
FAX: 317-571-2426
More new features than ever. Check out the newAQL_Mi:liJ!
12/13/2007
UliWEIHE ENGINEERS INC~
CIVIL ENGINEERS LAND SURVEYORS LANDSCAPE ARCHITECTS
To: Dept. of Community Services
Project: Guilford Project
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LETTER OF TRANSMITTAL
One Civic Square, 3rd Fir
Job #: W070134
Carmel, IN 46032
Phone: (317) 571-2417
Attn: Angie Conn
Fax:
(317) 571-2426
Date: 12.11~07
Re:
Revised Plans sent to Gary
We are sending you [ZJ Attached 0 Under separate cover via _ the following items:
D Shop Drawings 0 Plints 0 Copy of Letter
o Product Data 0 Specifications D Meeting Minutes
o Samples D Change Order(s) D Inspection Report
D D Sketches/Drawings 0 Application(s) for Payment
~ Sets Document Document Description
D Copies Date Number
1 12-11-07 Revised Preliminary Site Plans
These are transmitted as indicated below:
D Approved
D Approved as Noted
DNat Approved, Revise and Resubmit
D Action Not Required
D Action Indicated on Item Transmitted
o For Signature. Return _Copies to Us
D For Your Review or Use
D For Your Review & Comment
D As Requested
D For Your Records
D For Your Approval
D
Remarks: Please call with any questions.
By: Eric Carter. RLA
cc:
1050.5 NORTI:1 COLLErJE-;\VENUE
ALI..^,,' n, WEHIE,r.E.. I..S - PRESIDENT
INDIANAPOLIS; INDIANA 462S0 W\V\V:\VEli.:ll~;NE'r 317.f\4G,(;6Il
300.452.640lii
FAX: 3 L7,~.B,0546
"
UliWEIHE ENGINEERS INC.
CIVIL ENejINEER..'> LAND SURVEYORS LANDSCAPE ARCHITECTS
LETTER OF TRANSMITTAL
co.P'V'"
lID ...._, :':;. ,','
To: Cannel Engineering Dept. Project.: Guilford Project
One Civic Square, 1st Fir Job#: W070134
Cannel, IN 46032 Phone: (311) 571-2441
Attn: Gary Duncan Fax: (317) 571-2439
Date: 12-7-07 Re: Primary plat Re Submittal
We are sending ~'ou [2J Attached 0 Under separate cover ,ia _ the following items:
o Shop Drawings [:;J Prints D Copy of Letter
o Product Data 0 Speciiications 0 Meeting Minutes
D Samples D Change Order(s) D Inspection Report
o D SketcheslDrawings D Application(s) for Payment
l
[SJ Sets Document Document Description
o Copies Date Number
1 12-3-07 Commnet Letter
1 Revised Plans
These are transmitted a~ indicated helow:
o Approved .
D Approved as Noted
o Not Approved, Revise and Resubmit
o Action Not Required
D Action Indicated on Item Transmitted
D For Signature. Return ~Copies to Us
D For Your Review or Use
o For Your Review & Comment
o As Requested
o For Your Records
o For Your Approval
o
Remarks: Please call with any questions. Thank you.
By: Eric Carter. RLA cc:
,\LLAN H \VEIHI , I" r< LS. (lJ{ESlnl~~r
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III! WEIHE ENGINEERS INC.
CIVIL ENCiINI.:ERS L;\ND SURVEYORS LANDSCAPIC: ARCHITECTS
December 3,2007
Gary R, Duncan
City of Cannel
Department of Engineering
One Civic Square
Carmel, IN 46032
RE: 531 S. Guilford Road
Uptown Partners
Dear Mr. Duncan:
This letter is in response to your Comments e-mail dated December 3, 2007 for the above
referenced project. We have prepared the following responses to the plan review comments
listed below.
GENERAL lTEM~
1. Comment: Construction of the improvements outlines below is the responsibility of'
the developer; however the City will construct such improvements with the
upcoming road improvement projectprovided that a financial commitment
equal to the value to otherwise construct the improvements is provided to
the City. The amount to otherwise construct the improvements outlined
below shall be established by the developer and provided to the
Department for review. if such costs were determined to be reasonable,
the Department would expect the developer to provide a .financial
commitment equal to this value. if the developer chooses to have the City
construct these improvements, prior to approval of the Primary Plat, the
developer needs to provide a written acknowledgement that a commitment
shall be formalized and money provided to the City that is equal to the
value for the developer to otherwise construct the following:
a. Guilford Road frontage: southbound passing blister; northbound
acceleration lane for main entrance; northbound deceleration taper
for main entrance; northbound deceleration lane jor main entrance,
northbound acceleration lane for secondary entrance {f right-in;
northbound deceleration taper Jor secondary entrance If right-in;
northbound deceleration lane for secondalY entrance ~r right-in; those
improvements prescribed by the Thoroughfare Plan (24-joot jeet of
mainline pavement, curb along the outside edge of lhe travel lane, 5-
ALLAN H. WI'IIIE. P.L L.S.. I'RESIDlcJ'.:'J"
lll~O.5 .'.;, >ltTH COLLE(iE A VFN"L'F.
INPI,\N,.\I'OI.lS. INDIAN,\ 462:W
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UI! WEII-LE_E~.GINEE_RSJNC.
Guilford Site
December 3, 2007
Page 2 of5
foot sidewalk) and construction of each entrance within the right-al-
way and outside of the auxilim]' lanes and mainline pavement.
b. Upsizing of the trunk line sewer as necessQ/Y to accommodate the
runoff Fom the on-site detention facilities if the petitioner decides to
discharge the water into the City's system.
c. The current plan for Guilford Road in the vicinity of the proposed
main entrance does not include the installation afa center median. In
the event that a median is planned. the cost to otherwise construct a
median break and a southbound left turn taper and lane will be the
responsibility of the developer.
Response: Noted.
2. Comment: The petitioner must verify it the existing wetland is being utilized as a
detention area.
Response: Yes, The existing wetland, at the time, is being utilized as a detention
area. See previously provided preliminary drainage reports.
3. Comment: The petitioner must ver~fy that detention volume for the ji.dzv developed
site and for the fully developed thoroughfare plans rights-of-way for
Guilford Road has been provided.
Response: See previously provided preliminary drainage reports.
4. Comment: The petitioner must verify that all internal turning radii are adequate for
fire trucks and moving vans.
Response: See attached exhibits
5. Comment: The petitioner must ver(fY that adequate sight distance per iNDOT
standards is provided for vehicles traveling on Guilford Road for vehicles
exiting the deveLopment at the proposed access points. This may not be an
issue given the pending roadway improvements since the roadway will
likely be designed to provide any required Sight Distance.
Response: Noted.
H: \200 7\WO 70 I 34 \docs\Comments\071203 Cannel Engi neering.doc
...
UI! WEIH_E_El~tGIN_EERS. IN C ~
GUllford Site
December 3,2007
Page 3 of 5
6. Comment: The petitioner shall acknm-vledge that the Erosion and Sediment Control
Plan and the SWPP that have been included with the Primary Plat cannot
he considered approved as a part of any sub-committee or Plan
Commission approvals.
Response: Noted. Final Construction Plans will be submitted at a later date.
7. Comment: Any proposed on-site and o.tf-site easements, and there may not be
anymore at this point, must satisfy the requirements of Seclion 306. 02 of
the Storm Water Technical Standards as well as Section 6.06 of Article 2
o.fChapter 10 afthe Carmel City Code.
Response: DOCS is requesting use of vegetative swales and extensive site
landscaping. \Vaivers of easement requirements may have to be
requested to meet both DOE and DOCS requirements with this being
a small site. Landscaping in Drainage and Utility easements and
easement witdth (LK 20-25' vs 30') may be requested.
DRA WfNG REVfS10NS
1. Comment: The total number of bedrooms of the development must be added to the
summary information on the first sheet of the set.
Response: See Sheet COOL
2. Comment: The Primm}' Plat must indicate the basic drainage information required
by Section ]02.05 of the Storm Water Technical Standards Manual.
Response: See revised plans.
3. Comment: The main outl'all for site drainage shall be revised to discharge to the
south or 10 the west. Drainage may be discharged to the south provided
that the requirements of Section 302.03 and 302. J 2. of the Storm Water
Technical Standards, as well as any other applicable City standards, are
satisfied. With the upcoming road project, the City will be constructing a
trunk line on the east side of Guilford up to the branch of Little Cool
Creekjust north of Emerson Road. The City will provide an outlet for the
site 1"1' it is agreed by the developer to be responsible .lor the cost to upsize
the pipe /0 accommodate this discharge/rom the on~site detention.
HXW07\W070 134\does\CmIUllents\071203 CaJm~1 Engineering.doc
III: WEIHE ENGINEER_SINC.
Guilford Site
December 3, 2007
Page 4 of 5
Response: Further discussions with city engineer, client and our office to
determine outfall. For a preliminary design, see previously
resubmitted drainage report.
4. Comment: The northernmost entrance shall be revised to be right-in/right-out only or
to be right-out on(v provided that such an access is configured to still
allow emergency vehicle access.
Response: Currently it is design to he right-out only, with the city standard of
40' radius.
5. Comment: All direct discharge areas must be eliminated.
RespDnse: See preliminary drainage report.
6. Comment.' The detention facility overflows shall be indicated..
Response: See revised plans.
7. Comment: The deceleration lane dimensions/or the main entrance must be revised to
meet the City's dimensional standards.
Response: See revised plans. We have requested design drawings Guilford to
properly design the entrance.
8. Comment: If the northern entrance is to be a right-in/right-out configuration,
auxilimy lanes meeting the City's dimensional standards shall be
indicated at this entrance. If this entrance is restricted to be right~out only
while still allowing emergency vehicle access, the auxiliary lanes will not
be required.
Response: It is right-out only.
9. Comment: A southbound passing blister meeting the City's dimensional standards
'shall be indicated on the west side of the roadway at the main entrance,
This passing blister shall be indicated as connecting to the existing
deceleration taper and lanefor the 126/11 Street if the standard dimensions
do not connect to this lane.
Response: See revised plans.
10. Comment: All new pavement in the right-of-way of Gui?ford, including the aw.:ilimy
lanes, passing blister and the portions of the entrances within the right-o.f~
H:\2007\WIl70 134\d()c~\C()mmcnts\0712113 Cannel Engineering.doc
..;
Uli WElf-LE .E~GI~.E_E.RS..JN C.
Guilford Site
December 3, 2007
Page 5 of 5
way, must be indicated with hatching to be the Ci(V's perimeter roadway
pavement section. An appropriate detail/or such a pavement section shall
be added to the plans.
Response: See revised plans.
II. Comment: The proposed sidewalk, auxiliary lanes and passing blister in the Guilford
Road right-ofway shat[ continue to be indicated on the Primmy PLat to
shorl' compliance with the various City requirements; hm-vever, they may
be labeled as "Future By Others" provided that a commitment to
otherwise construct the improvements is provided per above.
Response: See revised plans. A legend was added with hatch to indicate "by
others"
12. Comment: The roll curb and chair-back curb details shall be replaced 1-\lith the most
current details ji-om the City's website.
Response: See added details.
Should you have any further questions or requests for additional infomlation pertaining to this
project review, please contact Jim Shields of Weihe Engineers at 317-846~66] 1.
Sincerely,
-Lv~ .;t {~
Eric A Carter, RLA.
H:\2007'.W0701 34\docs\Commen1s\07 1203 Cannel Engineering.doc
;-
City of Carmel
Department of Community Services
-MEMORANDUM-
Date:
To:
From:
Re:
December 6. 2007
BZA Board Members
Angelina Conn, Planning Administrator
Kousa Stteet Cottages/Guilford Patio Homes at 531 S Guilford Rd
Board Members:
A feW rno-nths ago, the BZA reviewed and approved the following variance requests:
Uptown Partners, LLC Guilford Road
The applicant seeks the following development standards variance approvals:
Docket No. 07070044 UV Section 18.01 Permitted uses in the B7 District
DocketNo. 07070045 V Section 18.04.02 Minimum front yard
Docket No. 07070046 V Section 18.04.03 Minimum side yard
Docket No. 07070047 V Section 18.04.04 Minimum side yard aggregate
Docket No. 07070048 V Section 18.04.05 Minimum rear yard
Docket No. 07070049 V Section I S.04.06 Minimum lot width
Docket No. 07070050 V Section] 8.04.07 Minimum lot size
Docket No. 07070051 V Section 18.04.09 Maximum lot coverage
Docket No. 07070052 V Section] 8,06.02 Areas to be landscaped
Since then, the petitioner has worked with Staff to come up with a revised layout, which includes duplexes and
triplexes, instead of single family units. The nluuber of units has increased from 33 to 40. The closest distance
between buildings is anywhere from 10 to 12 feet. They have also significantly increased the buffer yard along the
east property line, are preserving the wetlands, and have redesigned the pond, all of which reflect past concerns
brought up by the BZA.
The project is being reviewed by the Plan Commission as a DP/ ADLS project, silice the site is zoned B-7/Business.
The project will be divided into condominium units, which only requires administrative approval. (The petition for
a primary plat and several subdivision waivers has been withdrawn.) This site plan and architecture for th.is project
will appear before the Plan Commission on December 18 for final approval.
The Plan Commission has requested that you be informed of this change to the site layout and housing type.
Picase see the attached site plan, for your information. Should you have any concerns, questions, or comments,
you can contact me at 317-571-2417 or aconn@carmeLin.gov or you may also contact Chlistine Barton-Homes at
317-571-2417 or cho]mes@carmel.in.gov.
File: BZAMEMO-2007-1206.doc
Page 1
ONE CIVIC SQUARE
CARMEL, INDIANA 46032
317/571-2417
;
Revised, proposed site plan for Guilford Patio Homes (fonnerly Kousa Street Coltages) al 531 S Guilford Rd
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ONE crvre SQUi\RE
CARMEL, INDL\NA 46032
317/571-2417
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November 29,2007
JAMES BRAINARD, MAYOR
L
4~
RECEiVED
,,~
i"" '
~
CI EL
Mr. Eric Carter, RLA
Weihe Engineers, Inc.
10505 North College Avenue
Indianapolis, IN 46280
DOCS
RE: Guilford Patio Homes [Initially filed as Guilford Site Subdivision
(previous Church of God property)
Primary Plat-Project Review #1
Dear Mr. Carter:
We have reviewed the plans received on November 14,2007 revised from the plans submitted for review at
the August 15, 2007 Technical Adviso.ry Committee meeting. We offer the following comments:
GENERAL INFORMATION
] . The project site is located within current City of Carmel Corporate Limits. The following agencies
have jurisdiction over this project:
a. Streets and Right of Way - City of Carmel (Guilford Road, Interior Streets ifnot private)
b. Water - City of Carmel Utilities
c. Sanitary Sewers - City of Carmel Utilities
d. Storm Sewers/Drainage - City of Carmel.
e. Legal Drains - Hamilton County Surveyor's Office.
2. Board of Public Works and Safety Requirements:
a. Water Availability and Sanitary Sewer Availability approval from the Board is based
upon the total number of single-family residential lots. Reference item #11 below for a
more detailed explanation. If a community swimming pool or bathhouse is planned,
additional Water Availability and Sanitary Sewer Availability approval from the Board
will be required and additional Water and Sanitary Sewer Connection Fees will be
assessed. If entryway or other community irrigation systems are planned, these will also
require additional Water Availability approval from the Board and additional Water
Connection Fees will be assessed based upon the size and usage of the system.
b. Commercial Curb Cut Approval - If applicable, provide a letter to this office requesting
BPWS C()mmercial Curb Cut approval. Provide an 8 Y2 x I] exhibit or exhibits detailing
the requested curb cut(s) with all appropriate dimensional data including width, radii,
acel/decel/passing blister dimensions, existing and opposing streets or drives, etc. If the
interior streets are planned to be private streets, each Guilford Road entrance will require
commercial curb cut approval from the Board.
c. Temporary Construction Entrance approval is required if the location is at a site other
than the location of the proposed permanent entrances to the development. This is
applicable to platted residential subdivisions.
d. Any permanent improvement to be installed within dedicated right of way or dedicated
easements. This approval would require a Consent to Encroach Agreement between the
Owner and the City of Carmel.
e. Secondary Plat approval if applicable. Please note that placement of secondary plats on
the Board's agenda for approval requires that all required Performance Guarantees be
posted with this office.
DEPARTMENT OF ENGINEERING
ONE CIVIC SQUARE, CARMEL, IN 46032 OfFICE 317.571.2441 FAX 317.571.2439
EMAIL engineering@carmdin.gov
Mr. Eric Carter, RLA
November 29, 2007
RE: Guilford Patio Homes Primary Plat-Project Review # I
Page 2 of9
f. Dedication of Right of Way if not platted. I am also enclosing a schedule for Board of
Public Works and Safety meeting dates and agenda deadlines for your use. Please use the
Engineering Department deadlines for submissions to the Board.
g. Any submission to the Board requires prior approval by the Carmel Clay Plan
Commission andlor the Board of Zoning Appeals (ifapplicable) and completion of
review by the Technical Advisory Committee. AU written requests to be placed on
the Board's agenda must include the appropriate Docket Number and the date (or
dates) ohpproval by the Plan Commission andlor tbe Board of Zoning Appeals (if
applicable).
3. We request that all comments and comment letters generated by this office be answered in writing
and be accompanied by a drawing reflecting requested revisions.
4. Final drawings will not be approved for construction until all Engineering Department and Utility
Department issues have been resolved.
5. T.A.C. ReviewlDrawings submitted for approval:
a. The design engineer must certify all drawings submitted for final approvaL A total of 7-
sets of plans will be required for approval after all issues have been resolved. The
drawings will be stamped as approved and will be signed by the City Engineer and
Director of Carmel Utilities. Final distribution will be 2-sets to Cannel Engineering, 2-
sets to Carmel Utilities and 3-sets to the Developer.
6. Please be advised that any installation of signs, walls, irrigation systems, etc. within dedicated
right of way or dedicated easements will require a Consent to Encroach Agreement with the City
of Carmel. This agreement, with the exception of irrigation systems, requires BPWS approval.
The City Engineer may approve irrigation system agreements.
7. Carmel Utilities will provide separate reviews of this project for water and for sanitary sewer
issues. Please assure that copies of all drawings are sent to:
Paul Pace Paul Arnone
City of Carmel Water Utility City of Carmel Wastewater Utility
3450 West 131 st Street 901 North Rangeline Road
Westfield, IN 46074 Carmel, IN 46032
8. Carmel Utilities does subscribe to "Holey Moley" who should be contacted directly for all water
main and sanitary sewer main locations.
9. Digital copies of the following will be sent upon request:
a. Project Approval Checklist
b. Performance Guarantee Requirements
c. Maintenance Guarantee Requirements
d. PerformancelMaintenance Guarantee Release Procedure
e. Engineering Requirements for Building Permit Approval
f. As Bui]t!Record Drawing Requirements
g. Utility Jurisdictions/Other Miscellaneous
10. We have engaged Crossroad Engineers, PC to review all drainage plans and drainage calculations
submitted to this office for review. We will share Crossroad's comments as they are received.
When construction plans are submitted for review for this development, please provide a set of
drawings and drainage calculations directly to Crossroad.
PERMITTING AND BONDING REOUlREMENTS
11. Performance GuaranteeslEngineer's Estimates. Upon initial review, it appears the following
bonding requirements may apply to this project:
a. If Public Streets:
I. Streets (base, binder and surface must be bonded together)
ii. Curb & Gutters
iii. Water Mains
iv. Sanitary Sewers
v. Storm SewerslDrainage
Mr. Eric Carter, RLA
November 29,2007
RE: Guilford Patio Homes Primary Plat-Project Review # I
Page 3 of9
Vi. Street Signs (See Item #12 below for additional comments regarding this item)
vii. Monuments & Markers
viii. Sidewalks (Interior-builders lot right of way sidewalks and Exterior-common
area/perimeter right of way sidewalks/asphalt paths may be bonded separately).
Please note that the paths/sidewalks outside of right of way in common areas are
not to be bonded.
ix. Right of Way Improvements may be bonded separately. This could include
acceVdecellanes, passing blister, pavement widening, thennoplastic striping,
stone shoulders, curbs, demolition, etc.
x. Erosion control.
b. If Private Streets:
i. Right of Way Improvements including accel/decellanes, passing blisters,
pavement widening, stone shoulders, curbs, thennoplastic striping, demolition,
etc.
ii. Water Mains
iii. Sanitary Sewers
iv. Perimeter Monwnentation
v. 10' Asphalt Path / Guilford Road right of way
vi. Erosion Control
12. Please contact Amanda Foley, Engineering Department Stormwater Administrator, for details
regarding engineer's estimates/performance guarantee requirements for Erosion Control.
13. The amount of the Performance Guarantee is based upon a Certified Engineer's Estimate for 100%
of the cost of labor and materials to construct the individual improvements, to be provided by the
design engineer. Please provide detailed Engineer's Estimates for each improvement including
quantities, unit costs, pipe sizes and materials, etc. Copies of Certified Engineer's Estimates are to
be provided to the Engineering Department at the same time they are provided to the Developer.
Upon completion and release of individual Perfonnance Guarantees, a three-year Maintenance
Guarantee will be required. The Maintenance Guarantee amount is based upon 15% of the
Perfonnance amount for Streets and Curbs and 10% of the Performance amount for all other
improvements. Performance Guarantees may be Perfonnance or Subdivision Bonds or
Irrevocable Letters of Credit. Please reference Engineering Department Requirements for more
detailed explanation of our procedures.
14. Right of Way Permit and Bonding
a. Any work in the dedicated right of way of Guilford Road will require an approved Right
of Way Permit and a License & Permit Bond. The bond amount is detennined by the
nwnber of instances of work in the right of way at $2,000.00 per instance. However, if
the work is induded in the scope of work of a required and posted Performance
Guarantee, the Performance Guarantee may be used to satisfy the bond requirements of
the Right of Way Permit. Please contact our Right of Way Manager, Fred Glaser, to
arrange right of way permitting and bonding.
AVAILABILITY AND CONNECTION FEES [Comments Based on Initial Plans Submitted]
15. Availability (acreage) Fees must be paid after al1 other Engineering Department requirements have
been satisfied and prior to approval and start of construction activities. Availability Fees are based
upon total platted acreage or legal description acreage for the development at the current rate of
$1,010.00 per acre for Water Availability and $1,365.00 for Sanitary Sewer Availability.
However, since this site is/was the location of the Church of God and it was served by both
utilities, Carmel Utilities has confirmed that Availability (acreage) Fees would not be applicable to
this development. However, as of July 2,2007, an additional Development Application Review
Fee will be applicable to this project. This fee is $300.00 for developments with more than one
customer requiring a water cOlUlection. This fee must be paid prior to project approval.
16. Connection Fees-Based on the drawings submitted, there appear s to be a total of33- residential
lots or 33.0 E.D.U.s. The current Water Coooection Fee is $1,396.00 per EDU. This includes a
Mr. Eric Carter, RLA
November 29, 2007
RE: Guilford Patio Homes Primary Plat-Project Review # 1
Page 40f9
Tap Inspection Fee of$86.00IEDU. This fee became effective July 2,2007 and will be applicable
to this project. Cormection Fees are paid when the infrastructure has been completed, satisfactory
test results obtained and the development has been released for building permits. Connection Fees
are paid on an individual-lot basis. The Availability and Cormections Fees are current as of this
date but are subject. to future revisions.
17. If an irrigation system, swimming pool or clubhouse is planned for this development, additional
WaterCormection Fees will be assessed based upon the recommendations of the Director of
Carmel Utilities.
PROJECT COMMENTS
18. General
a. If off-site easements will be necessary to install the utilities, these easements must be
secured and copies of same provided to this Department prior to the Department of
Engineering approving the drawings.
b. We request that you share all comment letters and enclosures with the Owner/Developer
and eventually with any Contractors chosen to work on the development.
c. Any utility relocations required by the project shall be the responsibility of the developer.
Utility line relocations required for road projects that result in a conflict with the
proposed development shall be the responsibility of the developer to resolve with the
utility. Existing pole lines requiring relocation shall be relocated to within one-foot of the
proposed right-of-way line at the sole cost of the developer.
d. Compliance with the City's Thoroughfare Plan includes construction of half of the
improvements prescribed by the Thoroughfare Plan across the frontage. As has been
previously discussed, the City proposes improve the Guilford Road frontage with the
upcoming road project. The City will construct the items identified below with the
proposed road project provided that a financial commitment. is provided by the developer
to otherwise construct the same improvements. The amount to otherwise construct the
improvements outlined below shall be established by.the developer and provided to the
Department for review. If such costs are determined to be reasonable, the Department
would expect the developer to provide a commitment equal to this value. The Department
has identified that the following improvements are the responsibility of the developer:
i. Guilford Road frontage: southbound passing blister; northbound acceleration
lane for main entrance; northbound deceleration taper for main entrance;
northbound deceleration lane for main entrance; northbound acceleration lane
for secondary entrance if right-in; northbound deceleration taper for secondary
entrance if right-in; northbound deceleration lane for secondary entrance ifright-
in;; those improvements prescribed by the Thoroughfare Plan (24-foot feet of
mainline pavement, curb along the outside edge of the travel lane, 5-foot
sidewalk) and construction of each entrance within the right-of-way and outside
of the auxiliary lanes and mainline pavement.
ii. The current plan for Guilford Road in the vicinity of the proposed main entrance
does not include the installation of a center median. In the event that a median is
planned, the cost to otherwise construct a median break and a southbound left
turn taper and lane will be the responsibility of the developer.
e. Please substitute City ofCarmel20-Year for Hamilton County in the Guilford Road
right-of-way notation.
f. We believe the correct street name is Guilford Road, not Guilford Avenue. Please make
the appropriate revisions.
g. Please include the total number of bedrooms of the development as part of the summary
information on the first sheet of the set.
19. Drainage Items
Mr. Eric Carter, RLA
November 29, 2007
RE: Guilford Patio Homes Primary Plat-Project Review # I
Page 5 of9
a. This project is subject to the Carmel Stormwater Management Ordinance, which was
adopted February 6, 2006. The Primary Plat shall accommodate any requirements ofthis
ordinance such that the Secondary Plat effort does not require significant changes.
b. The PrilTIary Plat must indicate the basic drainage information required by Section 102.05
of the Storm Water Technical Standards Manual.
c. Please provide detention volume for the fully developed site and for the fully developed
thorougbfare plans rights-of-way for Guilford Road. This requirement shall apply
regardless of watershed limits.
d. The main outfall for site drainage will not be penriitted to the north or the east due to
existing drainage problems associated with those areas. Drainage may be discharged to
the south provided that the requirements of Section 302.03 and Section 302.12 of the
Storm Water Technical Standards, as well as any other applicable City standards, are
satisfied. With the upcoming road project, tbe City will be constructing a trunk line on
the east side of Guilford up to the branch of Little Cool Creek just north of Emerson
Road. The City will provide an outlet for the site if it is agreed by the developer to be
responsible for the cost to upsize the pipe to accommodate this discharge from the on-site
detention.
e. Is the existing wetland being utilized as a detention area?
f. There appear to be several direct discharge areas. It appears that the rear of buildings 27-
40 is not being detained, unless the existing wetland is being utilized for detention.
g. Detention facility overflows shall be indicated.
h. The Department requests that if the developer desires to discharge the storm water from
this development to the road project trunk line that the expected peak discharge rate from
that portion of the site discharging to the road system be provided to the City's road
design consultant.
20. Development Plan Items
a. Please show any proposed sub-surface drains.
b. Please verify the return radii of the internal road intersections.
c. Please verify that all existing fire hydrants within 300-feet of the development have been
indicated.
d. Please verify that all known existing overhead and underground utilities (water, sanitary,
gas, power, telephone, CATV, stonn, other) are indicated.
e. The curb return radii at the Guilford Road entrances shall be a minimum of 40 feet.
f. Thank you for indicating northbound auxiliary lanes for the main entrance. The
deceleration lane dimensions do not appear to meet the City's standards. Please verify
that sufficient right-of-way exists to the south to construct the full-length auxiliary lanes.
If the northern entrance is to be a right-inlright-out configuration, auxiliary lanes meeting
the City's dimensional standards will be required at this entrance. If this entrance is
restricted to be right-out only while still allowing emergency vehicle access, the auxiliary
lanes will not be required. A southbound passing blister meeting the City's dimensional
standards shall be indicated on the west side of the roadway at the main entrance. This
passing blister shall be indicated as connecting to the existing deceleration taper and lane
for the 126th Street if the standard dimensions do not connect to this lane.
g. Any new pavement placed in the Guilford Road right-of-way for widening, for auxiliary
lanes and passing blisters and for each entrance up to the mainline right-of-way limit
shall meet the following section: 1.5 inches HMA # I] surface on 2 inches HMA #8
binder on 3 inches HMA #50 base on 7 inches #53 stone on 4 inches #2 stone or match
existing, whichever is greater. Please delineate this section with hatching on the plans and
appropriate reference in the legend. This pavement cross section shall be the basis for any
commitments for roadway improvements. In the event that the on-site pavement is
concrete and commitments have been provided for the City to construct the permanent
entrances, the City will construct the portion of each entrance within the right-of-way of
concrete.
Mr. Eric Carter, RLA
November 29,2007
RE: Guilford Patio Homes Primary Plat-Project Review # I
Page 6 of9
h. The proposed sidewalk, auxiliary lanes and passing blister in the Guilford Road right-of-
way shall continue to be indicated on the Primary Plat to show compliance with the
various City requirements; however, they may be labeled as "Future By Others" provided
that a commitment to otherwise construct the improvements is provided in accordance
with Item No. 18 (d) of this letter.
i. Due to the fact that the City is planning to improve Guilford Road in the near future, the
City is not requesting any widening or milling and resurfacing of the existing pavement
or the installation of gravel shoulders across the Guilford Roa..d frontage.
j. The northernmost entrance shall be limited to be right-inlright-out only. The Department
will also support a right-out only provided that the access is configured to still allow
emergency vehicle access.
k. Please verify that all internal turning radii are adequate for fire trucks and moving vans.
1. Please verify that adequate sight distance per INDOT standards is provided for vehicles
traveling on Guilford Road for vehicles exiting the development at the proposed access
points.
21. Erosion and Sediment Control and Stonn Water Quality
a. Please review storm water quality requirements for this project with Amanda Foley at
(317) 571-2441.
b. There are two types ofBMP's indicated on the plans but it is not apparent that all runoff
is being treated by two BMP's.
c. While Erosion and Sediment Control Plans and a SWPP have been included with the
recent Primary Plat, these plans cannot be considered approved with any subcommittee or
Plan Commission approvals as this office has not completed their review of these plans.
d. The Department suggests that all portions of the proposed bio-swale located within the
existing 40-foot right-of-way along the south property line be located in the northern 20-
feet of this area.
22. Details
a. Please replace the roll curb and chair-back curb details with the most current details from
the City's website.
23. Easements and Setbacks
a. Has the temporary construction easement adjacent to the right-of-way on the southern
property line expired? Will this easement be vacated?
b. All proposed detention facilities shall be contained in an easement that extends to 15.feet
beyond the top of bank..
c. Please indicate a 25-foot building setback from the lOO-year elevation of the detention
facUities.
d. All pipes shall be contained in a minimum 3D-foot width drainage easement and cannot
be overlapped by any landscaping or tree preservation easements.
e. The pond overflow shall be contained in a minimum 3D-foot wide easement.
f. Please refer to Section 306.02 of the Storm Water Technical Standards as well as Section
6.06 of Article 2 of Chapter 10 of the Carmel City Code for the establishment of any on-
site or off-site easements.
g. Please verity that all internal easement conflicts have been eliminated (tree preservation
and landscaping easements may not be overlapped by other types of easement that would
otherwise allow the installation of improvements that would disturb these areas.
CONSTRUCTION DRAWING ITEMS
24. With the exception of curb inlet castings, for any utility installations in the right-of-way, there
shall be no frames, castihgs or valve box extensions in the street pavement, curbs, sidewalks, or
asphalt paths. A note to this effect shall be added to the plans
25. The City has adopted a new curbing policy. For the construction drawings, please revise any
notes, specifications, and details to accommodate tbis policy. The language ofthis policy must be
added to a specification sheet on the plans
Mr. Eric Carter, RLA
November 29, 2007
RE: Guilford Patio Homes Primary Plat-Project Review #1
Page 70f9
26. Please provide ADA ramps at all interior/perimeter street intersections. Such ADA ramps shall be
to the standards of the City where the proposed walk in the right-of-way of Guilford Road crosses
the proposed accesses
27. The Department requires that the construction drawings be developed in accordance with the City
of Cannel digital submission standards and that all required submittals for primmy plat, secondary
plat, and construction drawings be made. The digital files must be submitted to the Department of
Engineering prior to the approval of the construction plans. Please contact the City GIS
Department for the requirements.
28. Street Signs
a. Street Name Signs-By virtue of City of Carmel Ordinance No. 0-1457-00, we require the
type of green reflective type street name signage, posts and brackets as indicated in the
Subdivision SignageRequirements document included with these comments. If the
development adheres to these requirements, the developer may order and pay for the
signs and have them shipped directly to our Street Department, along with a copy of the
recorded secondary plat of the development, and the Street Department will install the
signs. Once. installed, our Board of Public Works and Safety may release the Developer's
Performance Guarantee. After release, the Developer is required to post a 3-year
Maintenance Guarantee in the amount of 10% of the Performance Guarantee or $]00.00,
whichever is greater. At the end of the 3-year maintenance period, it becomes the City's
responsibility for the maintenance and replacement of street signs. If it is the
Deve]oper's intention not to adhere to the above requirements and to install decorative
style street name signs, these signs must conform to the City of Carmel Decorative Street
Signage Detail included with these comments. However, it will be the Developer's
responsibility to install decorative posts, brackets and street name blades. Once installed,
the Performance Guarantee may be requested to be released. Once released, 3-year
maintenance guarantees will not be required and maintenance and/or replacement of
decorative street name signage will be the responsibility of the Developer andlor the
Homeowners Association.
b. Regu]atory Signs-All regulatory signs require City of Carmel Ordinances to be legal.
Please provide a street name sign and regulatory sign plan for review and approval. We
request that all regulatory signs installed to be standard signage, not decorative.
However, ifthe Developer intends to install decorative type regulatory signs and/or street
name signs, please designate this on the signage plan. All regulatory signs must meet all
legal requirements as outlined in the Indiana Manual on Uniform Traffic Control Devices
(MUTeD).
c. Installation of street name signs and regulatory signs are included as one of the
requirements for building pennit approval.
29. The design of this project shall accommodate the proposed roadway improvement project the
same as if such improvements were already installed and existing. The Department will provide
the current plans for the road project if requested.
30. Interim improvements within the Guilford Road right-of-way will be requested if the development
project commences ahead of the road project. Such interim improvements will be determined
when Construction Drawings are submitted and will likely be temporary in nature. The
Department will work with the petitioner at the Construction Drawing stage to identifY the limits
of long-term improvements within the development and identifY the scope and limits of the
temporary improvements. Such temporary improvements will likely include an extension of the
local street of a lesser pavement section than standard out to the existing pavement edge and will
not likely include curbing or return radii. Interim drainage measures will need to be provided.
Such improvements will be removed with the future road project and will not be credited against
any commitments.
31. Tfthe developer chooses to discharge the storm drainage to the City's future trunk line and
development commences ahead of the road project; interim drainage measures will need to be
determined and approved by the Department.
~
Mr. Eric Carter, RLA
November 29, 2007
RE: Guilford Patio Homes Primary Plat~Project Review # 1
Page 8 of9
32. Minimum Flood Protection Grades shall be established per the Storm Water Technical Standards
Manual.
33. All swales shall have a SSD installed and the "Drainage Swale Section" detail in Sheet C501 shall
be revised unless such an SSD will impair the swales functioning as a Bio-Swale.
34. Each plan sheet shall bear the following note: "No earth disturbing activity may commence
without an approved Storm Water Management Permit."
35. All sub-surface drains shall be double-wall Hancor Hi-Q or equivalent.
36. Maximum spacing of concrete curb control joints shall be lO-feet on tangents and 5-feet on radii.
Maximum spacing of concrete curb expansion joints shall be 50-feet.
37. City Standard ADA ramp details shall be provided for the ADA ramps in the Guilford Road right-
of-way and shall replace Detail 10-16 on Sheet C003. This revision is not necessary for approval
of the Primary Plat.
38. The portion of the existing driveway within the right-of-way shall be demolished in accordance
with Carmel City Code Section 6-227 (h) (10). The requirements of this section of the City Code
shall be added to the plans.
39. City standard chair-back curb shall be indicated for the portion of the proposed entrances within
the right-of-way.
40. Sawcut of the existing pavement edge for the installation of the auxiliary lanes shall be indicated
on the Construction Drawings.
41. A maintenance ~ftraffic plan for any work in the right-of-way, conforming with the fNDOT Work
Zone Safety Manual, shall be provided with the Construction Drawings and shall be specific for
the work in the right-of-way.
These comments represent the Department of Engineering's initial review of the primary plat for this
project. We request that all responses to our comments be provided in writing. Failure to provide written
responses may result in the delay of the review process.
We reserve the right to provide additional review and comments when detailed construction plans are
submitted for this project.
It is critical that this office be made aware of all modifications made on the plans being re-submitted,
particularly if any such changes are considered "new" or fall outside of our previous reviews. Please
provide revised plans including all revisions. Please notify us ofany changes and specifically state any
changes, including changes resulting from Plan Commission, BZA or other committee meetings.
The Department reserves the right to provide additional comments based lipon subsequent reviews and on
the grading and drainage system upon receipt of drainage calculations and more detailed construction
drawings that provide grading elevations, pipe sizing and invert elevations. These comments may affect
the drainage system layout presented on the primary plat.
lfyou have questions, please call me at 571-2441.
Enclosures
Cc: Angelina Conn, Department of Community Services
"
Mr. Eric Carter, RLA
November 29, 2007
RE: Guilford Patio Homes Primary Plat-Project Review # 1
Page 9 of9
John Duffy, Director Cannel Utilities
Paul Pace, Carmel Water Utility
Paul Arnone, Cannel Wastewater Utility
Greg 1lko, Crossroad Engineers
Greg Hoyes, Hamilton County Surveyors Office
Justin Moffett, Uptown Partners LLC
Engineering Department ReviewlEngineering File Copy
\\Apps2\user data\eng\shared\DHiIl\PROJREY07\GUILFORDSITESUBDlYIS IONPRJMPLA T.doc
~
Page 1 of3
"
Conn, Angelina V
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From: Duncan, GaryR
Sent: Thursday, NoVember 29,20075:07 PM
To: 'Jim Shinaver': Brewer, Scott I
Cc: Conn, Angelina V; Holmes, Christine B; 'justinmoffett@aolcom': 'johnhefton@gmailcom'; 'Jim Shields'; 'Eric
Carter'
Subject: Outstanding Engineering Issues- Guilford Patio Homes/ Kousa Street Cottages/531 S Guilford
'[he Depanment requests that the following items be addressed prior to providing support for approval ofthc
Ptimary Plat:
Genoml Items
1, Constructi.on of the improverncllls outlined be1o\'v is the responsibility of the developer: hO\vever, City
will construct such improvements with the upcom ing road improvement project provided that a financial
co ITllni!ment equal to the value to otherwise construct the improvcil1cIlts is provided to the City. '[he
Cllllounl to otherwise construct the improvcrncnls ouLlined belovv shall be established by the developer and
provided to the Dcpartlnenll~)r rev'iew. Jfsuch costs were detcrnlined to be reasonable, the Department
\voulcl expect the developer to provide a financial cOlmnitment equal 10 this value. r f the developer
ch()o~es to have the City construct these improvemc11ts. prior to approval of the Prinlary Plat the
developer Ileeds to provide a \vrittcn acknowledgement that a cO.11:lmilr11ent shall be fonnalizcd and money
provided to the City that is equal ro the value for the developer to othenvisc construct tbe fClllowing:
a. Guilford Road n'ontagc: southbound passing hlister; northbound acceleration lane for main
entrance:. northbound deceleration taper for Inain entrance; northbound deceleration ]anel(Jr main
entrance; northbound accctermion lanc/{Jr secondary entrance if right-in; nonhbollnd deceleration
taper for secondary entrance .ifrightcin:, northbound deceleration hme for secondary entrance if
right-in;; those improvcrnents prescribed by the Thoroughfare Plan (24.foot feet of rnainhne
pa ve.m.ent, curb along the outside edge 0 f the travellal1c, 5 - (bot sidewalk) and construction of cadI
entrance vvithil1 the right-of-way and outside of the auxiliary lanes andmain!ine pavement
b, Upsizing oCtile trunk tine sewer as necessary to accom rnodate the runoff frmn the on-site detention
facilities if the petitioner decides to discharge the water i.nto the City's system.,
c, fhecuncnt plan for Guilford Road in the vicinity afthe proposed main entrance doesnat include
the installation of a center median. Ii] the event tbat a medi.an is planl1ed, the cost to otherwise
construct ;:1 nlcdian' break and a southbound lell turn taper and lane will be the responsibility oftbe
developer
2. '.1'l1e petitioner must veritY if the existing wetland is being utilized as a detention are"L
3, Tbe petitioner rn list verify that det~ntiOlJ volnn1\.~ for the fully developed site and for the fully developed
thoroughfare plans rights-oF.way for GuiUbrdRoad has been provided.
4, 'fhe petitioner must vcrit)i that aJJ internal turning radi i are adeq uate for fi re trucks and moving vans,
5. The petitioner must verifY that adequate SIght distance per INDOT standards is provided for vehicles
traveling on Guilford Road /'()]" vehicles exiting the development at the proposed access points, 'rhismay
not be an issue givcntb.e pending roadway improvements SInce the roadway \vill Likely be designed to
provide any required Sight Distance,
G. The petitioner shall acknowledge that the Erosion and Sediment Control Plan and the SWPP that have
~been includedwitll the Primary Plat cannot be considered approved as apart of any sub-comm.ittee or
Plan COlmnission approvals,
7. Any proposed on-site and otT.slte easements, and there may not be anymore at this point, 1l1I1St sabs(y the
rcq ui cements of Section 306.02 of Ole Storm Water Tcclmic-il Standards as weU 8S Section (L()6 of Article
11/29/2007
Page 2 of3
r'
2 of Chapter] 0 0 r the Carmel City Code.
Dra\ving Revisions:
I. The totall.mmber of bedrooms of the development must be added to the sllmmary inCormation on tbe first
sheet ofThe set
2. 'Ihe Pri111ary Plat must indicate the basic c1rainagcinfllrmation required by Section 1 02.U5 of the Storm
\Vatcr Technictd StandcmlsrVlanual.
3. The .main outfaUI~)r site drainage shall be revised to discharge to the south or to thc\vest. Drainage may
be discharged to the south provided tbat the requirements of Section 302.03 and Section 302,12 of the
Storm Water Technical SUUldards, as well as any other applicable City standards, are satisfied. With the
upcoming road projecl, the City wiH be constructing a trunk line on the east side of Guilford up to the
branch ofLiHle Cool Creek j llst north of Emerson Road. Tbe City will provide an outlet for the site if it is
agreed by the developer to be responsible (iJ1" the cost to upsizc the pipe to accommodate this discharge
ii'om the on-site detention.
4.r11e northerrnnosl entrance shall be revised to be rigll1-in/right-out on.ly or to be right-out only provided
tha1SLlch arl access is configured to- still allow emergency vclude access.
S. And irect discharge areas must be eliminated.
6. The detention i~tcility overnows sball beindicatcd.
7, The deceleration lane dimensions for the main entrance IUllst be revised to meet the City's dimensional
standanls.
8, IUhe northern entrance is to be a nght~inlright-oul configuration, auxiliary l.anesmeehng the City's
dijJJcrisional standards shaH be indicated at this entrance. Iflll!S entrance is restric.ted to be riglll-out only
\vl11le still al1mving ernergencyvehicle access, Ihe auxiliary lanes wi lJ 110t be required.
9. A southbound passing blister Inccting the Cil)"S dimensional standards shaH he indicated on the Vilest side
ofthc roadway at t.he main entrance. Th.is passing blister shall be indicated as connecting to the existing
deceleration taper and lane for the 126tb Street if the standard dimensions do not connect to this lanc.
10. All new pavement in the righl~of--way of Guilford, inchiding the auxiliary lanes, passing blister and the
ponionsof Lhe entrances \vithin the riglu-of-way, must be indicated with hatching to be the City's
perimeter roadway pavement section. An appropriate detail for such a pavement section shall be added to
the plans,
11. The proposed sidc\valk, auxiliary lanes and passing bhsler in the Gnilfon] Road right-of-Ivay shall
continue to be indicated on the Primary Plat to show cOInpJiancc with the various City requirements:
however, they [nay he labeled as "Future By Others" provided that a commitment to otherwise construct
the irnproven1cDts is provided per above.
12. The ruH curb and chair-back curb details shall be repl(lccd with th.e most current details from the City's
website.
Thallks sonluch,
Gary
GaryRDullcan Jr., P.L..
Assistant City Engineer
City of Carmel
beparrmol1t 0 fEngincering
One Ci vic Squ!lre
Carmel,lndianH 46032
(317) 571-2441
(317) 571. --2439 (l~lX)
gdunci1l1@carmel.in.gov
11./29/2007
Page 1 of2
Conn, Angelina V
I.
I
From: Brewer, Scott I
Sent: Thursday, November 29, 2007 3:28 PM
To: 'Jim'Shinaver'; Duncan, Gary R
Cc: Conn, Angelina V; Holmes; Christine B; justinmoffett@aol.com; johhheftori@gmail.com; Jim Shields; Eric
. Carter
Subject: RE: Uptown Partners - Guilford Road Project - Tonight's Committee Hearing
Dear Jim:
I have talked to Angie and Christine, and the plans are much improved, Justin had asked me to get with Cheryl Jacques
of Jacque's/Bower Design about the landscape plan, and we have been playing phone tag for a week. I tried twice today
and I couldn't get an answer. But I will keep trying 'to work out my species issues with her. I think my major issues have
been the amourltof plant material in the east bufferyard (I would like to see more trees or a vegetated drainage swale),
and keeping the concrete sidewalks from cutting through the wooded area, I believe that those are in some stage of
being addressed, or have been.
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: Jim Shinaver [maiJto:JimS@NF"LAW.COMJ
Sent: Thursday, November 29, ,.2007 2:03 PM
to: DunCan, Gary R> BreWer, Scott I ,
Cc: Conn, An'gelina V; Holmes, Christine B; justinmoffett@aol.com; johnhefton@gmaiJ.com; Jim Shields; Eric Carter
Subject: RE: Uptown Partners - Guilford Road Project - Tonight's Committee Hearing
Gary - Thanks for the response, I understand, We will await your email response jim
Jim Shihaver
Nelson & Frankenberger
31 05E. 98th Street, Suite 170
Indianapolis, Ih. 46280
317 -844-0106
ILr:D._$.@.of:J9.w,G9fD
This E-mail message and its attachments (if any) are intended solely for the use of the addressee hereof. In
addition, this message and the attac1unents (if any) may contain information that is confidential, privileged and
exempt from disclosure under applicable laW. Tfyou are not the intended recipient of this message, you arc
prohibited fiom reading, disclosing, reproducing, distributing, disseminating or otherwise using his
transmission. Delivery of this message to any person other than the intended recipient is not intended to waive
any right or privilege. If you have received this message in error, please promptly notify the sender by reply E-
mail and immediately delete this message from your system.
Fron'!: Duncan, Gi:lry R [mailto:gduncan@carmel.in.gov]
Sent: Thursday, November 29, 2007 1 :59 PM
11129/2007
Page 1 of2
Cotltl', Angelina V
From: Conn, Angelina V
Se"nt: Wednesday, November 28,20072:05 PM
To: 'Jim Shinavar'
Cc: justinmoffelt@aol.com; jbhnhefton@gmail.com; Hollibaugh, Mike P; Holmes, Christine B
Subject: RE: Uptown Partners- Guilford PP Withdraw
Jim-
After a brief discussion with Mike Hollibaugh, it has been confirmed that the withdrawal ofthe primary plat application will
negate the need for the subdivision waiver requests. However, approval from the engineering department & public safety
(BPW) will still be an important part of the HPR review/approval process.
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: Jim Shiliaver [mailto:JimS@NF-LAW.COMJ
Sent: MondaYI November 26,2007 1: 15 PM
To: Conn, Angelina V; Holhlesl Christine B; Hollibaughl Mike P
Cc: justinmoffett@aol.com; johnhefton@gmail.com
$ubje'ct: RE: Uptown Partners- Guilford PP Withdraw
Angie, Christine and Mike- In furtherance of Justin's email below, before the matters below are officially withdrawn, I
wanted to confirm that those waivers would not be necessary due to the HPR application that will eventually be filed for
this matter: This was my understanding based on prior conversations and emails; hoWever, I wanted to obtain that
confirmation in writing so that there were no misunderstandings. Please confirm and contact me should you have any
questions.
Jim Shinaver
Nelson & Frankenberger
3105 E. 98th Street, Suite 170
Indianapolis, In. 46280
317 -844-0106
j!!J1~@DJ:Lc:l.w.C:Qm
This E-mail message and its' attachments (if any) are intended solely fot the uSe of the addressee hereof. In
addifion, this message and the attachments (if any) may contain infoffilation that is confidential, privileged and
exempt from disclosure under applicable law. If YOll are not the intended recipient of this message, you are
prohibited fro IiI reading, disclosing, reproducing, distributing, disseminating or otherwise using his
transmission. Delivery of this message to any person other than the intended recipient is not intended to waive
any right or privilege. If you have received this message in error, please promptly notify the sender by reply E-
mail and immediately delete this message from your system.
From:' justinmoffett@aol.com [mailto :justin moffett@aol.com]
Sent: MondaYI November 26,2007 12:06 PM
To: Aconn@carmel.ln.gov
11/28/2007
Page I of2
Cohn, Angelina V
<-"_..~,,,,~.,,~,",,,_O,~"C__"'~'
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From: Jim Shinaver [JimS@NF-LAW.COM]
Sent: Wednesday, November 28,2007 10:10 AM
To: Hollibaugh, Mike P
Cc: jiJstinmoffett@aol.com
Subject: FW: Uptown Partners- Guilford 11/29 Subdivision Committee Meeting
Importance: High
Mike - Per my voice mail message to you this morning and the message below, I wanted to talk to you briefly. I wanted to
review with you the message below to be sure we arc all in agreement. I also wanted to discuss with you Jay DOI-man's
comments at the last PC meeting regarding the variances and how they apply to the project Jay seemed a bit confused
about the procedure we went through and the revisions that Justin made after meeting with Staff after [he BZA hearing. I
was hoping for either Christine or Angie (whoevel" will be sitting in on tr,e Subdivision Committee meeting) to be able to
speak t6 this issue and confirm for Jay that the variances do apply and that Justin revised the project from the BZA
hearing to the PC hearing in response to the Staff's suggestions. Thanks. jim
Jim ShihavElr
Nelson & Frankenberger
31 Q5 E. 98th Street, Suite 170
Indianapolis, In. 46280
317 -844-0106
Ii rn~@DfJ<3\N,(;Qf.D.
This E-mail message and its attachments (if any) are intended solely for the use of the addressee hereof. In addition, this
message and the attachments (if any) may contain information that is confidential, privileged and exempt from disclosure
under applicable law. If you are nol the intended recipient of this message, you are prohibited from reading, disclosing,
reproducing, distributing, disserninaling or otherwise using his transmission. Delivery of this message to any person other
than the intended recipient is not intended to waive any right or privilege. If you have received this message in error,
please prornptly notify the sender by reply Ecmailand immediately delete this mEissage from your system
-,- ~~""""''':'''''W",".....,~~..,." ""W' - .-...-_..,_.____~___~__.~__~n~_''''''~'"~,.,~.___..~.~_,.__,--___~ _..~___~___~'.~m~.~_."'""'_._.. ,,,..,,.. ^''',~,,~.~"'~ ,..,._"......_.,._.'''.'''.._.~~_~_~~,~_~'^~._ _._,.....__._.__._..____._~~~~",.,^''''
From: Jim Shinaver
Sent: Monday, November 26, 2007 1: 15 rM
To: Aconn@carmel.in.gov; Holmes, Christine B; Hollibaugh, Mike P
Cc: justihmoffett@aol.com; johnhefton@gmail.com
Subject: RE: Uptown Partnersc Guilford PP Withdraw
Allgie, Christine and Mi~e - In furtherance of Justin's email below, before the meJtters below are officially withdrawn, I
wanted to confirm that those waivers would not be necessary due to the HPR application that will eventually be filed fOI-
this m'atter. This was my l'JnderstBnding based on prior conversations and emaHs; however, I wanted 10 obtain that
confirmation in writing so that there were no misunderstandings. Please confirm and contact me should you have any
questions.
Jim Shinaver
Nelson & Fri3nkenberger
3 W5E.98th Street, Suite 170
Indianapolis, In. 46280
317 -844-0106
jim~ @0f~19_w.,(;om
1l/28/2007
Page 1 of 1
Conn, .Angelina V
From: justinmoffett@aol.com
Sent: Monday, November 26, 2007 12:06 PM
To: Conn, Angelina V
Cc: JiniS@NF-LAW.COM; jahnhefton@gmail.com
SUbject: Uptown Partners- Guilford PP Withdraw
Angie,
Uptown Partners, LLC officially withdraWs our request for the Docket No. below. At this time. we will be seeking
DP/ADLS approval only from the Plan Commission and after that we will seek HPR approval administratively
through the planning staff.
Docket No. 0708002:4 PP: Kousa Street Cottages (531 S Guilford Rd)
The ElPplicant seeks prim-ary plat approval for 33 lots on 6 acres. Also, subdivision waivers requested are:
Docketfl,lo. 07080025 SW Se08.09.01 sidewalks on both sides of street
DocketNb. 07080026 SW seo 6.03;20 private streets
Docket No. 07080027 SW SCO 6.05.01 minimum lot width of s"Q-ft at RIW
The site is located at531 S Guilford Rd. and is zoned B-7/Busiriess.
Filed by Jim Shinaver' of Nelson & Frankenberger for Uptown Partners, LLC.
Thank you,
Justin
Justin W. Moffett
Uptown Paliners, LLC
135 8th Street NW
Cannel, IN 46032
317.966.2023 phone
317.580.9596 fax
justi n moffett@aol.com
Email andAIMfrllallytogether.You.vegottacheckoutfreeAQL__.Mail!
11/26/2007
'i'
..
November 20,2007
Ms. Angelina Conn
Planning Administrator
City of Carmel ~ Dept. of Planning
One Civic Square
Carmel, IN 46032
RE: 531 S. Guilford Road
#07070059 DP/ADLS
Dear Ms. Conn:
This letter is in response to your DP/ADLS Plan Commission Review Comments letter dated
November 15, 2007 for the above referenced project. We have prepared the following responses
to the plan review comments listed below.
0,0:
./1. Comment: City Forester needs time to review. A letter is forthcoming.
Response: Justin Moffett met with Scott Brewer today to discuss several minor
changes to the site. Scott was comfortable with the site landscape and
tree preservation plan pending those minor changes.
;5'v7 Comment: Engineering concern with location of curb cuts on Guilford.
Response: Justin Moffett discussed with Gary Duncan and Engineering Dept.
has agreed that the locations of the curb cuts are acceptable so long as
the northern curb cut is made to be "right in" and "right out" only.
This is reflected in an e-mail sent by Mr. Duncan to planning staff.
rf/ Comment:
Response:
iJ'V Comment:
Response:
~ Comment:
o .
Response:
Show the foot candle measurements at the proper~v line.
Weihe Engineering will do this for committee meeting on 11/29.
Show 4 sided elevations with materials and dimensions labeled.
We will produce documents for committee meeting on 11/29.
Copies offull size plans requestedfor landscape and elevations (24 "x36")
We will deliver to staff a full size copy of landscape plans. However,
staff already has full sized drawings of the elevations.
-
.
6. Comment: DOCS and Engineering need a final copy of drainage calculations.
Response: Weihe Engineering will send updated calculations.
Oy;!! Comment: DOCS urged petitioner to use green/sustainable development practices.
Response: In process of reviewing with builder/site engineer.
o''fs.
Comment: Per ATP, a 10' path required on Guilford.
Response: Per Dept. of Engineering, we were planning on leaving the existing
sidewalk and letting city install 10' patb when tbey redo road next
year. Engineering is requiring us to contribute financially to that
work.
\L.r
O/r7
Comment: Department suggests moving southernmost sidewalk to south side of entry
drive.
Response:
We agree to that change.
C/"/"
o V)if. Comment:
Response:
Show label the bike parking area on site plan (I4 spaces).
Will show on site diagram for committee meeting on 11/29.
D\r.;;n.
Comment: Please show location of mechanical equipment and how they are screened
from view.
Response: Will show on site diagram for committee meeting on 11/29.
xt~A. COlnment.'
l) /L. Driveway on unit 40 seems narrow.
Response: It is at least 10' wide and a vehicle can easily back out of tbe garage
into the turn-around area to pull out.
\U,j/f
0/--.
Comment:
Address Garbage truck turnaround.
Response: Will show on site diagram for committee meeting on 1] /29.
Should you have any further questions or requests for additional information pertaining to this
project review, please contact any member of our development team at the numbers below:
Jim Shields of Weihe Engineers at 317-846-6611.
Jim ShinaverofNelson and Frankenberger at 317-844-0106.
~
.'
Justin Moffett of Uptown Partners, LLC at 317-966-2023.
Sincerely,
Justin W. Moffett
Uptown Partners, LLC
Page 1 of2
Conn,. Angelina V
From: Duncan, Gary R
Sent: Tuesday, November 20, 2007 9:11 AM
To: Conn, Angelina V
Cc: ShieldsJ@weihe.net; 'justinmoffett@aol.com'; McBride, Mike T; Redden, Nick
Subject: RE: Guilford
Angie,
We have taken another look at the current access point for the Guilford Project and will support the location provided that
the secondary access to the north is restricted to be a right~in/right-out only. The proposed location is approximately 550-
feet south of Grand Boulevard and is at an acceptable location for a future full access should the apartments redevelop in
the future.
I do not believe that the Guilford cross-section at the proposed main access will include a median. We are working on
comments related to needed improvements to Guilford in the shortterm or improvements that can be funded by the
developer but constructed with the future road project. Such improvements will include northbound auxiliary lanes and
southbound passing blister for the main entrance and will be in addition to the improvements necessary to comply with the
Thoroughfare Plan.
We are also working on comments related to a drainage outfall for the site. The City will be constructing a trunk line on the
east side df Guilford up to the branch of Little Cool Creek just north of Emerson. The City will provide an outlet for the site
if it is agreed by the developer to be responsible for the cost to upsize the pipe to accommodate this discharge from the
on-site detention.
Thanks so much,
Gary
Gary R DuncanJr., P.E.
Assistant City Engineer
City of Cannel
Department of Engineering
One Civic Square
Cannel, Indiana 46032
(317) 571-2441
(317) 571~2439 (fax)
gduncan@cannel.in.gov
-----Original Message-----
From: justihmoffett@aol.com [mailto:justinmoffett@aol.com]
Sent: Monday, November 19, 200709:38
To: Duncan, Gary R
Cc: ShieldsJ@welhe.net
Subject: Guilford
Gary,
His my understanding that you have SOme initial concern about the location of the secondary egress on the
Guilford site. Can you give me a few minutes between now and tomorrow night to discuss?
Thanks,
11/20/2007
Page 1 of2
Conn; Angelina V
From: justinmoffett@aol.com
Sent: Monday, November 19, 2007 9:04 AM
To: Conn, Angelina V
Cc: Holmes, Christine B; Hollibaugh, Mike P
Subject: Re: November 20 Plan Commission department reports
/-' ~ - . - -..........\ --...
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Angie,
Thank you for pteparing the starf report and allowing us to supplemant our brochures last week. I will work on
providing answers to the concerns addressed in your repol1. The report appears to accurately describe the
project. However, we were hoping that the repOliwould make mention of the fact that we committed at the
BZA level to work on site chahges with the. planning staff and that we did in fact make those changes. We
continued the process last month specifically so we could determine how toniake the site plan changes
presented by Christine Barton-Holmes.
It is our hope that the Plan Commissi'on call understand that we didn't just jump from a density of 32 units to 40
urtits ort.our Own volition. I'm not suggesting that the staff asked forthe density increase, but it was the site
plan changes that drove that process.
I would greatly appreciate planning staff offering up to P.e. the fact that we did listen and respond to changes
that were suggested and that staff was satisfied with the site plan changes made.
Thank you so much for your hard work,
Justin
Justin W. Moffett
Uptown Partners, LLC
135 8th Street NW
Cannel, IN 46032
317.966.2023 phone
317.580.9596:fax
j ustiilmo ffett@aoLcom
-----Original Message--u-
From: Conn, Angelina V <Aconn@carmel.in.gov>
To: Angie Molt <amolt@indy.rr.com>; Boone, Rachel M. <rboone@caTmel.in.gov>; Brew"er, Scott I
<SBrewer@carmel.in.gov>; Bruce Smith <bruce.smith@indystar.com>; Carolyn Schleif
<schleif@indy.rr.com>; Coy, Sue.E <scoy@carmel.in.gov>; Donahue-Wold, Alexia K
<awold@carmel.in.gov>; Dorman, Jay <jdorman@carmel.in.gov>; Duncan, Gary R
<gduilcan@carmel.in.gov>; Ellison, Christopher M <CEllison@camle1.in.gov>; Hancock, Ramona B
<RHancock@carmel.in.gov>; Heck, Nancy S <NHeck@carmel.in.gov>; Hollibaugh, Mike P
<MHollibaugh@carmel.in.gov>; Hohnes, Christine B <cholmes@carme1.in.gov>; Jeffrey Cohen
<jb@jbcohen.com>; John Molitor <jmolitor@prodigy.net>; Keeling, Adrienne M <AKeeling@carmel.in.gov>;
Kevin Heber <kevin@indianatrails.org>; Kevin Rider <kdrider@iquest.net>; Leo Dierc1anan
<Leo.Dierckman@opco.com>; Linda Burdett - Ham Co PC <lgb@co.hamilton,in.us>; Littlejoh n, David W
<dlittlejohn@carme1.in.gov>; Lyndsay Kinsey <Iyndsay@jbcohen.com>; Madeleine Torres
11/1912007
Page 1 of 1
Conn, Angelih'a V
From: Brewer, Scott I
Sent: Thursday, November 15, 2007 11: 12 AM
To: Conn, An'gelina V
Subject: Docket No. 07070059 DP/ADLS: 531 S Guilford Rd (Kousa Street Cottages)
Angie:
After looking over this revised plan I believe that:
The sidewalk should not go through the tree preservation area, but should be along the street that comes into the south
entrance.
J am unsure how'the interface with the driveway to the southern most condo and the tree protection area will work. It does
not look like it will be wide enough for 'a carta turn around in.
Ttieplans'showrio existing'trees at all except the wetland area and the south bLifferyard. I know there are trees along the
eastern bufferyard, and "street" trees along Guilford. This plan does not show any of those trees as being preserved.
The landscape plan is a landscape drawing not associated with an engineered site plan,
I will have more comments as I get out riiy magn ifying glass and go over the 11 x17 landscape plan that I got yesterday.
I have not had a chance to call Mr. Moffett yet.
Scott Brewer, City Forester
Environmental Planner, DOCS
City of Carmel,
One Civic Square
Carmel, IN 46032
f'lH: 317-571-2478
FAX: 317-571-2426
11/1512007
,-r ~.
'(-tt ,~
\ ~'"' lLt-Ol
November 14,2007
Ms. Angelina Conn
Planning Administrator
City of Carmel - Dept. of Planning
One Ci vie Square
Carmel, IN 46032
RE: 531 S. Guilford Road
#07070059 DPI ADLS
Dear Ms. Conn:
This letter is in response to your DPI ADLS Applications Corrunents letter dated August 2, 2007
for the above referenced project. We have prepared the following responses to the plan review
comments listed below.
1. Comment: Remember to in.clude the DP application Findings of Fact sheet in your
info packets.
Response: This information was filed by Jim Shinaver with the planning staff on
November 9,2007.
O\l/- / Comment:
Provide the filled out and notarized (!ffidll vit of notice public hearing page
of the application.
Response: This information was filed by Jim Shinaver with the planning staff on
November 9, 2007.
()~ Commel1l: Provide the filled oill Notice of Public Hearing page of the application.
Response: This information was filed by Jim Shinaver with the planning staff on
November 9, 2007.
00/
COfument: Provide the filled out and notarized Public Notice Sign Placement
affidavit page of the application.
Response: This information was flIed by Jim Shin aver with the planning staff on
November 9, 2007.
"~.,I ...D
531 S. Guilford Road
August 8, 2007
Page 2 of 6
&' L Comment:
Provide a copy of the Official List of Adjacent Property Owners fronl the
Hamilton County Au.ditor's Of lice.
Response:
This information ,vas filed by Jim Shinaver with the planning staff on
November 9, 2007.
':1/.' /r;(
0;.
Comment: Provide a digital copy of all materials.
Response: Digital copies of submitted materials will be provided.
~.jI ,
0/.
Comment: Please provide copies of your correspondence with TAC members.
Response: The correspondence with TAC members was submitted with the
original filing. However, we have yet to receive any comments from
Dept. of Engineering on the project.
cf" Comment: Provide a site plan overlaid upon an aerial photo image.
Response: The overlay of the site plan on aerial image was included in
brochures.
OV/
Comment: The site plan is entitled "Preliminary Plat" while you submitted a
DPIADLS Application. Will you also be submitting a Primary PIal
Application soon?
Response: We will be meeting with staff to discuss the administrative filing for
an HPR so it will not be a primary plat
Ckji
Comment: The zoning on the site plan shows a proposed PUD zoning. Will you be
filing a rezone application?
Response: The PUD notation has been taken off site plan
oy. COl1unent: Bring materialkolor samples to the Plan Commission meeting.
Response: We will bring material samples to the Plan Commission Meeting
12. Comment: Show the mechanical equipment location and how it is screened from
Vlew.
Response: We will create a site plan showing the location of equipment and any
necessary screening.
C:\DocumenIS and Seltings\aconn\Local Seuings\Temporary Inlernel FiJes\OLK2E\ADLS_Planning StaffCommenl Rcspun~es.doc
.-
-~
~1( Comment:
Response:
rf-'r/ Comment:
Response:
oL-j/. Comment:
53l S. Guilford Road
August 8, 2007
Page 3 of 6
Please provide your lot cover percentage, which includes building
footprints and pavement.
See Plan COOl.
M(}Jf 400/u Lg)-
/" .,,",~A ~.V- r '\
~.~,,~ ~';vA-r ~a'W" ~
~- I,'! nnn
~'js.. <>
F'::'-Zt1""/ C-O >'0 h-t oJY
Show/label thefrant, side, and rear building setbacks on the site plan. c) 707{])S/ V
Please provide the percentage of open space.
See Plan COOL
Response: See Plan COOL
r:j:" y Comment:
{f not already done, Gui~rord Road t'ight of way must be dedicated, per the
20-year Thoroug/!lare Plan. Contact the City Engineering Dept. at 571-
2441 for more i/~fo.
Response: We are still waiting for engineering to provide us with comments but
will be dedicating Guilford MV.
c!f--Jf! C0/171nent: Are the internal streets private ( Or, are they alleys? Please label.
Response: The internal access for the site is designed as an alley system.
~lA
o rJ.
Comment:
Include the parking space requirements for the 33 sillgle~lamily dwellings
in your parking summary.
Response: See Sheet COOl for addition of parking space requirements.
O~9. Comment:
Why is the internal street stubbed north? Did you rnean to put in a
hammerhead?
Response: This has been removed.
;.!-/,A
Dr.
Comment: A trojfic study may he required. Confirm this with the City Engineering
Departm.ent at 571-2441.
Response: It is our understanding that because of the number of units we were
not required to do a traffic study.
C:\OoeulIlenlS and Setlings\aeonn\Local Scnings\Temporary Internet Files\OLK2E\ADLS_Planning Staff Comment Responses.doc
..- J
531 S. Guilford Road
August .8, 2007
Page 4 of 6
O*'..JIl.. Co. '/'I,>>'lel1t.. P d tl b 'ld' J h
I . { fI, rovi e ,1e . Ul. Lng wig ts.
Response: The building height to the ridge of the roof is 26' ~ 7" assuming first
floor is 1 ~ out of grade.
':fv'.7%/ '
o r'
Comment:
Provide the groundfloor areas.
Response: The ground floor area of the unit is 1187 SF and the ground floor area
of the garage is 400 SF for a total area of 1714 SF.
& r. Comment: Please provide color building elevations and label the building materials.
Response: Color building elevations have been submitted and we will provide
material specifications to you.
v-.:: .
d?- COffltnent:
Provide architectural design commitments.
Residential Architectural Design Guidelines.
See attached Draft
Response: We are reviewing the Draft Architectural guidelines and will provide
comments to planning staff.
~26
o [-.
Comment: Provide building floor plans, !f possible.
Response: In process of finalizing building floor plans and will provide to
planning staff when available.
() \ L/y Comment:
Please provide a lighting elan and light fixture details. Veri;ty that the
light fixtures have flat lenses and 90-degree cutoffs.
Response: A lighting-plan was included in the brochure filing.
rrl
Comment:
I
Please provide a landscape plan. Buffer yard standards apply, per ZO
chapter 26. 04.
Response: The landscape plan was submitted as a supplement to the brochures
on November 14~ 2007.
oV I- Comment: Provide an erosion control plan.
Response: See Sheet CSOl for erosion control plan.
o!.,. Comment: Provide drainage calculations.
Response: See attached preliminary calculations.
C:\Documcnts .aDd Selting"s\aCOlll1\L6cal Senings\Temporary Internet Files\OLK2E\ADLS_Planning Staff Comment Responses.doc
R"
-.f:>
.~
By Comment:
3.
Response:
.~ Comment:
D~
Response:
eft Comrnent:
Response:
OY)!f. Corrllnent:
Response:
531 S. Guilford Road
August 8, 2007
Page 5 of6
Shmv/label the JOO-yr, Bottom, and Normal pond elevations.
See Sheet C002 for info.
Provide the floodplain statement on the plans.
The site isn't located ina floodplain.
Provide a signage location plan, as well as sign details.
Sign location shown on Site Development Plan under tab #4 of
brochure. Sign details submitted with site landscape plans.
Please consider using pervious pavers.
We will continue to consider requests for pervious pavers/concrete in
certain areas of the site. However, we will work in conjunction with
city engineers to determine the viability of pervious materials
considering soil conditions on the site.
oYj4. Comment: Please consider using LEED or 'green' building practices.
Response: Attempting to incorporate "green building practices" in both
engineering applications and unit consh'uction.
35. Comment: Please show/provide building address numbers that comply with Sign
Chart C in Chapter 25.07. A.
Response: We will submit address numbers at a later date.
\Uu;
'0 /~.
Comment:
Please provide the bike parking details.
Response: See Sheet C003
07' Comment:
Connect the sidewalks within the site for better connectivity. Sorne just
'end'. Perhaps add a natural path through the southern tree preservation
area, going jf-om west to east.
Response: See Sheet COOl and C002 for connectivity.
C:\DoclIments and Sdlings\aconn\Local Se.tlings\Temporary Inlernel Filcs\OLK2F\ADLS_Planning Staff Comment Respunsc,uloc
~-l
531 S:. Guilford Road
August 8, 2007
Page 6 of 6
v
O~'~.'
~. Comlnent:
Provide details on the wall with decorativefencing.
Response: Site plan has changed to the extent that a wall is not needed around
the drainage detention basin.
Should you have any further questions or requests for additional information pertaining to this
project review, please contact any member of our development team at the numbers below:
Jim Shields of Weihe Engineers at 317-846-6611.
Jim Shinaver of Nelson and Frankenberger at 317-844-0106.
Justin Moffett of Uptown Partners, LLC at 317-966-2023.
Sincerely,
Justin W. Moffett
Uptown Partners, LLC
C:\DOClllTienIS and Seltings\aconn\Local Scttings\Temporary InlcITIt:l Files\OLK2E\ADLS]lanning StulTCommenl Responses.doc
;r
WEIHE ENGINEERS INC.
CIVIL ENGINEERS LAND SlJRVEYORS LANDSCAPE ,\RCHJTECTS
iEJcOpy
LETTER OF TRANSMITTAL
To:
Hamilton Couty Surveyor's Office
Project: Guilford Patio Homes
One Hamilton Square, Ste. 188
Job #: W070134
Hamilton County Judicial Center
Phone: (317) 776-8495
Attn: Greg Hoyes
Fax:
(317) 776-9628
Date: 11-14-07
Re:
Primary plat TAC RE Submittal
We are sending YOll [Z1 Attached 0 Under separate cover via _ the following items:
o Shop Drawings [S] Prints 0 Copy of Letter
o Product Data 0 Specifications 0 Meeting Minutes
o Samples 0 Change Order( s) 0 Inspection Report
o 0 Sketches/Drawings 0 Application(s) fOf Payment
[S] Sets Document Document Description
o Copies Date Number
1 11-14-07 Primary plat TAC ReSubmittal
1 Preliminary Drainage Report
These arc transmitted as indicated below:
o Approved
o Approved as Noted
o Not Approved, Revise and Resubmit
o Action Not Required
o Action Indicated on Item Transmitted
D For Signature. Return_Copies to Us
o For Your Review or Use
o For Your Review & Comment
o As Requested
o For Your Records
D For Your Approval
D
Remarks: Revised plans. Call with any questions
Bv: Eric Carter, RLA
cc:
l0505 NORTH C()LLEQE AVENUE
ALLAN H.WEtHE, PE..L.S. ~ PRESIDEN',1.'
lNDL"'N,'J>OUS, lNDIAN/\ .i()l~O WV.iW:WEJI'lE',NET 3 J 7.8"6.6611
8()nA52.G40~
t'AX: 317.843.0546
T~
!WEIHE ENGINEERS INCa
CIVIL ENGINEERS LAND SURVEYORS LANDSCAPE ARCHITECTS
August 8, 2007
Mr. Greg Boyes, AC, CFM
Plan Reviewer
Hamilton County Surveyor's Office
One Hamilton County Square, Ste 188
Noblesville, fN 46060-2230
, ~t7/5. v
<;;, vl.?
0'..:;. .
v::th
. ~..}~;~?,'
~-'.--'/,
RE: 531 S. Guilford Road
Uptown Partners
Dear Mr. Hoyes:
This letter is in response to your Comments letter dated August 7, 2007 for the above referenced
project. We have prepared the following responses to the plan review comments listed below.
1. Comment: This proposed project falls within the incolporated areas and NIS4
jurisdiction of the City of Carmel.
Response: Noted.
2. Comment: The proposed project DOES NOTfall in a Carmel Well Head Protection
Zone.
Response: Noted.
3. Comment: The proposed project falls partially within WR. Fertig Regulated Drain
watershed, and partly in the Little Cool Creek watershed. The JiV.R. Fertig
drain has an allowable release rate of 0.25 cfs per acre.
Response: A portion of this project does fall in the Little Cool Creek Watershed
as well as the W.R. Fel.tig Watershed.
4. Comment: based on the acreage of this site in the W.R. Fertig Watershed, this site
will be allowed to discharge 0.32 eft in the I to 10 year 24 hour storm
event and 0.8 cft in the 11 to 100 year 24 hour storm event, if this site
does discharge to the W.R. Fertig Regulated Drain.
Response: These allowa bIe release rates have been utilized in the preliminary
calculations for the portion of the site that flows to the south.
10505 NORTI-l COLLEGE AVENUE
ALLiu'.\ H. WEiHE, P.E. L.S. " PRESIDENT
INDIANAl'OLTS. ~l)IANA4621>O 'NWWWEll-IE,NET (317) 846.6611
(800) 452-6403
F}-\..'{: (3i7) 843-0546
;'
. WEIHE ENGINEERS INC.
Guilford Site
August 8, 2007
Page 2 of2
5. Comment.' Please research the Louis F Keen Manor Subdivision drainage
calculations and see if it did account for off-site area, which would be this
project. HCSO has concerns abou.t the adequacy of the proposed outlet
point for this site. Please consult with Carmel Engineering and Crossroad
Engineers for the final determination of the outlet point.
Response: After looking into the calculations for Keen Manor Subdivision it
seems that this offsite was not taken into account. To get a better
account of the drainage situation the lOO-year elevation has been
utilized as the downstream tailwater.
6. Comment: Please submit construction plans and drainage calculations for reVlelV
when they are complete.
Response: Please see preliminary plans. A more complete set of plans will be
submitted after Plan Commission's comments are addressed and
Secondary Construction plans are prepared.
7. Comment: Although the Hamilton County Surveyor's Office has revievved this
primary plat and issued a comment letter, this office will not be limited by
the primary plat in regards to the pond sizes or location, drainage
easement widths, storm sewer locations, lot layout, landscape layout, or
any other drainage related issues. Insufficient iriformation is presented to
conduct a complete drainage review and changes may be required during
the constnlction planning stage.
Response: Noted.
8. Comment: Please note thatfurther comments may be necessmy at a later date.
Response: Noted.
Should you have any further questions or requests for additional information pertaining to' this
proj eet review, please contact Jim Shields of Weihe Engineers at 317-846-6611.
Sincerely,
/'
?---v"-'"t{ ~
Eric Carier, RLA
H:\2007\ W070 134\docs\Comments\070808 HCSO cdoc
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~ WEIHE ENGINEERS INCe
CiVIL ENC,INEERS LAND SURVEYORS LANDSCAPE ARCHITECTS
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LETTER OF TRANSl\1ITTAL
To:
Carmel Engineering Dept.
Project: Guilford Project
One Civic Square, 1st Fir
Job #: W070134
Carmel, IN 46032
Phone: (317) 571-2441
Attn: Amanda Foley
Fax:
(317) 571-2439
Date: 11-14-07
Re:
Primary plat Re Submittal
We are sending you ~ Attached 0 Under separate COYer via _ the following items:
o Shop Drawings kSI Prints D Copy of Letter
o Product Data 0 Specifications 0 Meeting MU1utes
D Samples D Change Order(s) D Inspection Report
o 0 SketcheslDrawings 0 Application(s) for Payment
~ Sets Document Document Description
o Copies Date Number
1 Revised Plans
These are transmitted as indicated below:
D Approved
o Approved as Noted
D Not Approved, Revise and Resubmit
o Action Not Required
o Action Indicated on Item Transmitted
D F~r Signature. Return _Copies to Us
D For Your Review or Use
o For Your Review & Conunent
D As Requested
o For Yom Records
D For Your Approval
o
Remarks: Please call with any questions. Thank you.
By: Eric Carter, RLA
cc:
IIl50S NOKfH COLLEGEAVENIJE
ALLAN !-[, WEIHE, I'Y., LS - PRESIDENT
[NDlANAl'OUS; lNDIAN~,\...1.()280 W\VW.WEJHE~NET 317.846.6611
SOfi_452_640S
PAX; 317,8~3.0546
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!WEIHE ENGINEERS INCo
CIVIL ENGINEERS LAND SURVEYORS LANDSCAl'E ARCHITECTS
November] 4,2007
Amanda Foley
Stonn Water Administrator
Department of Engineering
One Civic Square
Cannel, IN 46032
RE: 531 S. Guilford Road
Uptown Partners
Dear Ms. Foley:
This letter is in response to your Comments letter dated August 8, 2007 for the above referenced
project. We have prepared the following responses to the plan review conunents listed below.
1. Comment: The City requires stormwater be treated by a mlmmum of TWO
Separate...
Response: The Site has changed since the original submittal. \Vetlands,
Bios)vales and pond/wetlands will be utilized. This Plan is
preliminary and more complete submittal will be forwarded after
Plan Commission comments are addressed and during secondary
construction plans submittal.
2. Comment: When the construction drawings and SWPPP are submitted...shall be
addressed with the/allowing layout....
Response: See revised plans to meet new layout.
Should you have any further questions or requests for additional information pertaining to this
project review, please contact Jim Shields of Weihe Engineers at 317-846-6611.
Sincerely,
I /1 / I ~
G-t-.v......'- ~
Eric A Carter, RLA.
10505 NORTH COLLEGE A VINUS
~\.LLAN H. WEIHE. rE. L.S. - PRESIDENT
Il'iDIANAPOLIS, INDIANA 462W WWVV.\VE fHE. NET (317) ~46-661 I
(800) 452-6408
FAX (317) 843-0546
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November 14, 2007
City of Carmel - Dept. of Planning
One Civic Square
Carmel, IN 46032
RE: 531 S. Guilford Road
#07070059 DPI ADLS
Gv0-\ ~~. ?c:d1'b'~
To Whom It May Concern:
Attached to this letter you will find supperling,. documents for Uptown Partners' filing for
DP/ADLS approval at 531 S. Guilford Road.
Should you have any further questions or requests for additional information pertaining to this
project review, please contact any member of our development team at the numbers below:
Jim Shields of Weihe Engineers at 317-846-6611.
Jim Shinaver of Nelson and Frankenberger at 317-844-01 06.
Justin Moffett of Uptown Partners, LLC at 317-966-2023.
Sincerely,
Justin W. Moffett
Uptown Partners, LLC
---
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@DATE:
14 NOV 2007
CARMEL - GUILFORD BUNGALOWS
Page 1 of2
Conn, Angelina V
From: justinmoffett@aol.com
Sent: Wednesday, November 14, 2007 12:22 PM
To: Conn, Angelina V; JimS@NF-LAW.COM
Cc: Holmes, Christine B; Donahue-Wold, Alexia K
Subject: Re: docket no 07070059 dp/adls - Guilford patio homes I kousa street cottages
Attachments: ADLS_Planning Staff Comment Responses.doc
Angie,
Attached is a response letter to yout comments given to us in August. As you know, the site changed
dramatically and many of the comment items were invalid. We have attempted to respond to the comments
considering our changes.
I will be delivering a hard copy of our comments along with supporting documents this afternoon. As we have
continued once already to try to accommodate staff requests, it is our hope that we will not have to continue
agam.
Thank you,
Justin
Justin W. Moffett
Uptown Partners, LLC
135 8th Street NW
Carmel, IN 46032
317.966.2023 phone
317.580.9596 fax
Justin moffctt@aol.eom
-----Original Message---n
From: Conn, Angelina V <Aconn@earmel.in.gov>
To: Jim Shinaver <.TimS@NF-LAW.COM>
Cc: justimnoffett@aol.com~ Holmes, Christine B <cholmes@carmel.in.gov>; Donahue-Wold, Alexia K
<awold@carmeloin.gov>
Sent: Tue, 13 Nov 2007 1 :22 pm
Subject: docket no 07070059 dp/adls - Guilford patio homes 1 kousa street cottages
Hi, Jim-
DOCS sent out a review letter on August 2,2007, and to date, there has not been a response to this review letter of 38
items. This may cause your application to be considered incomplete and not ready for the plan commission meeting on
Nov. 20. The department report released on Thursday will reflect this deficiency. Hopefully, this can be resolved quickly.
Also, a large set of revised plans has not been submitted for re-review of the amended site plan.
Thank you,
Angie Conn, Planning Administrator
Dept. of Community Services - Planning & Zoning
1 Civic Square, 3rd Floor
11/14/2007
Uptown Partners, LLC
Justin W. Moffett
1840 E. 136th Street
Carmel, IN 46032
November 9, 2007
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Ms. Angie Conn
Planning Administrator
City of Cannel, Dept. of Community Services
1 Civic Square, 3rd Floor
Carmel, IN 46032
Dear Angie:
Uptown Partners, LLC is submitting brochures today for the ADLS/DP approval on the
Guilford Patio home project along with payment of $2334. After having talked with
Christine Barton-Holmes and my attorney, Jim Shinaver, a question has been raised as to
whether or not we need to seek primary plat approval. It was suggested that we probably
will just need to submit an HPR application with your office.
We desire to discuss this issue with you in the coming week to determine if this is the
correct course of action. If it is discovered that we do in fact need to re-plat the site we
will be glad to submit the additional fees at that time.
Thank you in advance for your work in reviewing our application.
~~.~.
Justin W. Moffett
(DRAFD
RESIDENTIAL ARCHITECTURAL DESIGN STANDARDS
Intent
Structure and DesiQn Standards and Provisions
INTENT
The intent ofthese standards is to provide for high-quality, architecturally varied residential development
within the City of Carmel.
Its provisions require that all dweliings and neighborhoods, whether single-family, two-family, or
multifamily, be built to certain minimum standards.
STRUCTURE AND DESIGN STANDARDS AND PROVISIONS
Buildings shall maintain a consistent architectural style, in both form and trim, throughout. The
trim shall be present on all sides of the building, as appropriate. Appropriateness shall be defined
as utilizing features and forms that are considered typical to the chosen architectural style, and
shall be determined by staff review. All building elements are subject to the most current edition
of the Indiana Building Code.
A. WINDOWS
1. At least two windows shall be present on each fagade, and each occupied level, as architecturally
appropriate. One window shallbe permitted on half stories.
2. All windows, on all sides of the house, shall have trim as architecturally appropriate.
B. ENTRYWAYS
1. Entryways shall be clearly visible and shall be the dominant feature of the front fa.;ade, or the
side facade.
2. Porches shall be a minimum of six feet deep, and shall be provided where architecturally
appropriate.
C. CHIMNEYS
1. Chimneys shall extend fully to the ground, and above the eaves, if external.
2. Chimneys shall be made of masonry or stucco material or panels, or material with a similar,
durable appearance.
3. "Shed-style" or bump-out chimneys shall not be permitted.
D. GARAGES
1. Garages shall not be the dominant feature of the front facade
2. If off~se1 or side-loading (courtyard loading), the far;:ade facing the street shall have at least one
window.
3. The garage, if front-loading, shall comprise no more than 30% of the main front fa.;ade.
E. ROOFLlNES
1. Roofs shall have minimum 12" overhangs, on all sides of the structure, if architecturally
appropriate.
F. MATERIALS
1. If more than one material or color is used, the transition between materials and/or colors shall be
logical, Le. to highlight an architectural feature. If a material such as brick or stone is used on the
front fa9ade but not the side facades, a logical transition with trim, such as quoins, shall be
provided. Vinyl siding, if used, shall not be less than 0.048 thickness. Aluminum siding shall not
be used.
Page 1 0[2
..-,..
Oonn, Angelina V
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From: Holmes, Christine B
Sent: Tuesday, October 23, 2007 10:43 AM
To: Conn, Angelina V; Brewer, Scott I; Littlejohn, David W
Subject: FW: Guilford Meeting
Attachments: SITE_PLAN~6,pdf: GUilford Architectural Concepts for Attached Product.doc; Quad_Elevation_-
_Front_Load.pdf
These are the latest revisions to the KousaSt Cottages petition. They've increased the eastern buffer to 25', and pulled
everything out of the wetlands entirely. Some of the houses are proposed to be front-loading, and they're looking at doing
some or all of them attached. .
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
From: justinmdffett@aol.com [mailto:justinmoffett@aol.com]
Sent: Monday, October 22, 20079:54 AM
To: Holmes, Christine B; Hollibaugh, Mike P
Ci:: johnhefton@gmail.com; JimS@NF-LAW.COM
Subject: Guilford Meeting
Cannel Planning Staff,
I wanted to see if we could get a meeting early this week to look at site plat] and product ideas regarding the
Guilford sileo Attached is the new proposed site lay-out and a few elevation ideas. Weare still trying to
determine what product fits within that lot plan. All the product we are reviewing can accommodate either a
front load garage or rear load.
As you can see the number of units was reduced by the new design and we need to avoid that outcome.
However, the positives are that we have increased the east buffer to 20'+ and we are no longer impacting any
portion of the wetland.
Let me know when you can meet.
Thanks for your time,
Justin
Justin W. Moffett
Uptown Partners, LLC
135 8th Street NW
Carmel, IN 46032
317.966.2023 phone
317.580.9596 fax
j uslinmdffett@aol.com
10/24/2007
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Guilford Architectural Concepts for Attached Product
Page 1 of 1
Conn, Angelina V
From: Jim Shinaver [JimS@NF-LAW.COM]
Sent: Thursday, October 04, 2007 10:31 AM
To: Conn, Angelina V
Cc: j ustinmbffett@aol.com
Subject: RE: kousa street cottages plat & dp/adls
Angie - Thanks for your reminder. I did speak with Justin last night and we will be continuing this matter until the
November 20th PC meeting to allow Justin more time to evaluate potential changes to the project based on his
discussions with Staff. Thanks. jim
Jim Shinaver
Nelson & Frankenberger
3105 E. 98th Street, Suite 170
Indianapolis, In. 46280
317-844-0106
iims@nf-Iaw.com
This E-mail message and its attachments (if any) are intended solely for the use ofthe addressee hereof.
In addition, this message and the attachments (if any) may contain information that is confidential,
privileged and exempt from disclosure under applicable law. If you are not the intended recipient of this
message, you are prohibited from reading, disclosing, reproducing, distributing, disseminating or
othelwise using his transmission. Delivery of this message to any person other than the intended
recipient is not intended to waive aily right or privilege. If you have received this message in en-or,
please promptly notify the sender by reply E-mail and immediately delete this message from your
system.
From: Conn, Angelina V [mailto:Aconn@carmel.in.gov]
Sent: Thursday, October 04, 2007 10:29 AM
To: Jim Shinaver
Cc: justinmoffett@aol.com
Subject: kousa street cottages plat & dpjadls
Hi, Jim, I hope your week has been going well.
Will you be submitting info packets this Friday for the Oct 16 meeting, or will these items be tabled to the Nov. 20
plan commission meeting? Please let me know via email or fax.
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
10/4/2007
Page 1 of 1
Conn, Angelina V
From: Jim Shinaver [JimS@NF-LAW.COM]
Sent: Friday, September 07,2007 1 :26 PM
To: Conn, Angelina V; Holmes, Christine B; Hancock, Ramona B
Cc: justinmoffett@aol.com; JohnHefton;johnhefton@yahoo.com; Jim Shields
Subject: Request to Continue Uptown Guilford Project Plan Commission hearing scheduled for 9/18
Angie - Since we have not concluded the BZA review for this project, we are requesting that the Plan Commission hearing
scheduled for docket number 07070059 ADLS/DP be continued from the 9/18 PC agenda until the October agenda.
Please confirm receipt of this request and contact me with any questions. jim
Jim Shinaver
Nelson & Frankenberger
3105 E. 98th Street, Suite 170
Indianapolis, In. 46280
317 -844-0106
iimstCD.nf-law.com
This E-mail message and its attachments (if any) are intendedsolelyfortheuseoUheaddressee hereof. In addition, this
message and the attachments (if any) may contain information that is confidential, privileged and exempt from disclosure
under applicable law. If you are not the intelided recipient of this message, you are prohibited from reading, disclosing,
reproducing, distributing, disseminating or otherwise using his transmission. Delivery of this message to any person other
than the intended recipient is nof intended to waive any right or privilege. If you have received this message in error,
please promptly notify the sender by reply E-mail and immediately delete this message from your system.
9/7/2007
,
u
u
City of Carmel
Via email: justinmoffett@aol.com
Original by mail
August 2, 2007
Justin Moffett
Uptown Partners, LLC
PO Box 3782
Cannel, IN 46082
RE: 531 S Guilford Rd (#07070059 DP/ADLS) - Development Plan and Architecture, Design,
Landscaping, Lighting & Signage Applications
Dear Mr. Moffett:
This letter is in response to your DP/ADLS Applications for 531 S Guilford Rd. Members at the TAC Meeting
will make additional comments on August 15. Please complete the following items:
1. Remember to include the DP application Findings of Fact sheet in your info packets.
2. Provide the filled out and notarized affidavit of notice of public hearing page of the application.
3. Provide the filled out Notice of Public Hearing page of the application.
4. Provide the filled out and notarized Public Notice Sign Placement affidavit page of the application.
5. Provide a copy of the Official List of Adjacent Property Owners from the Hamilton County Auditor's
Office.
6. Provide a digital copy of al] materials.
7. Please provide copies of your correspondence with TAC members.
8. Provide a site plan overlaid upon an aerial photo image.
9. The site plan is entitled "Preliminary Plat" while you submitted a DP/ADLS Application. Will you also
be submitting a Primary Plat Application soon?
10. The zoning on the site plan show a proposed PUD zoning. Will you be filing a rezone application?
11. Bring material/color samples to the Plan Conunission meeting.
12. Show the mechanical equipment location and how it is screened from view.
13. Please provide your lot cover percentage, which includes building footprints and pavement.
14. Please provide the percentage of open space.
15. Show/label the front, side, and rear building setbacks on the site plan.
16. Ifnot already done, Guilford Rd. road right of way must be dedicated, per the 20-Yr Thoroughfare Plan.
Contact the City Engineering Dept at 571-2441 for more info.
1 7. Are the internal streets private? Or, are they alleys? Please label.
18. Include the parking space reqUirements for the 33 single-family dwelling in your parking sununary.
19. Why is the internal street stubbed north? Did you mean to put in a hanunerhead?
20. A traffic study may be required. Confirm this with the City Engineering Dept at 571-2441.
21. Provide the building heights.
22. Provide the ground floor areas.
23. Please provide color building elevations and label the building materials.
24. Provide architectural design commitments. See attached Draft Residential Architectural Design
Page 1
ONE CIVIC SQUARE
CAR..l\1EL, INDIANA 46032
317/571-2417
~
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Guidelines.
25. Provide building floor plans, ifpossible.
26. Please provide a lighting plan and light fixture details. Verify that the light fixtures have flat lenses and
90-degree cutoffs.
27. Please provide a landscape plan. Buffer yard standards apply, per ZO chapter 26.04.
28. Provide an erosion control plan.
29. Provide drainage calculations.
30. Show/label the 100-yr, Bottom, and Nonnal pond elevations.
31. Provide the floodplain statement on the plans.
32. Provide a signage location plan, as well as sign details.
33. Please consider using pervious pavers.
34. Please consider using LEED Or 'green' building practices.
35. Please show/provide building address numbers that comply with Sign Chart C in Chapter 25.07. A.
36. Please provide the bike parking details.
37. Connect the sidewalks within the site for better connectivity. Some just 'end'. Perhaps add a natural path
through the southern tree preservation area, going from west to east.
38. Provide details on the wall with decorative fencing.
If you have any questions or if I may be of assistance, please feel free to call or email me at
aconn@canne1.in.gov.
Sincerely,
An~Jf}~
Planning Administrator
File: 07070059DPADLS-S31 GuilfordRd.doc
CC: File
Eric Carter via email: cartere@weihe.nel
Page 2
ONE CIVIC SQUARE
CARL\.ffiL, INDV\Nil. 46032
317/571-2417
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Page 10f2
Conn, Angelina V
From: John Molitor [jmolitor@prodigy.net]
Sent: Monday, July 30, 20073:54 PM
To: Conn, Angelina V
Cc: Hollibaugh, Mike P
Subject: RE: Docket No. Assignment: (DP/ADLS) 531 S Guilford Rd. (#07070059 DP/ADLS)
Angie and Mike - The proposal to have the City consent to the termination of the covenant on this property will be before
the Board of Works on Wednesday morning. I am planning to attend that meeting, and will let you know what happens
there.
John
-----Original Message-----
From: Conn, Angelina V [mailto:Aconn@carmel.in.gov]
Sent: July 30, 2007 3:22 PM
To: Conn, Angelina V; Stewart, Lisa M
Cc: Coy, Sue E; Hollibaugh( Mike P; Keelin9( Adrienne M; Brewer, Scott I; Hancock( Ramona B; Brennan, Kevin S;
Littlejohnl David W; DeVore, Laura B; Lillardl Sarah N; Holmes, Christine B; jmolitor@prodigy.net; Boonel Rachel
M.; Tingley, Connie S; Duncan( Gary R; Donahue-Wold, Alexia K; johnhefton@gmail.com; justinmoffett@aol.com;
JimS@NF-LAW,COM
Subject: RE: Docket No. Assignment: (DP/ADLS) 531 S Guilford Rd. (#07070059 DP/ADLS)
Please note; the actual docket no. is 07070059 DP/ADLS.
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.317-571-242.6
aconn@carmel.in.gov
From: Conn( Angelina V
Sent: Monday( July 30, 20073:21 PM
To: Stewart, Lisa M
Cc: Coy, Sue E; Hollibaugh, Mike P; Keeling, Adrienne M; Brewerl Scott I; Hancockl Ramona B; Brennan, Kevin S;
Littlejohn, David W; DeVore( Laura B; Lillardl Sarah N; Holmes, Christine B; 'jmolitor@prodigy.net'; Boone, Rachel
M.; Tingley, Connie S; Duncan, Gary R; Donahue-Wold, Alexia K; johnhefton@gmail.com;
'justinmoffett@aol.com'; JimS@NF-LAW.COM
Subject: Docket No. Assignment: (DP/ADLS) 531 S Guilford Rd. (#07070059 DPjADLS)
I have issued the necessary Docket Number for (DP/ADLS) 531 5 Guilford Rd. It is the following:
lication Fee:
lication Fee:
er acre x 6:
Total Fee:
$ 834.00
$ 834.00
$666.00
$2 334.00
Docket No. 07070059 DP!ADL5: 531 5 Guilford Rd
The applicant seeks site plan and design approval for 33 single family homes on 6 acres.
The site is located at 531 S Guilford Rd. and is zoned B-7/Business.
Filed by Justin Moffett of Uptown Partners, LLC.
Petitioner, please note the following:
7/30/2007
Page 1 0[2
Conn, Angelina V
From: Duncan, Gary R
Sent: Monday, July 30,20073:49 PM
To: Conn, Angelina V; Stewart, Lisa M
Cc: Coy, Sue E; Hollibaugh, Mike P; Keeling, Adrienne M; Brewer, Scott I; Hancock, Ramona B; Brennan, Kevin
S; Littlejohn, David W; DeVore, Laura B; Lillard, Sarah N; Holmes, Christine B; 'jmolitor@prodigy.net';
Boone, Rachel M.; Tingley, Connie S; Donahue-Wold, Alexia K; 'johnhefton@gmail.com';
'justinmoffett@aoJ.com'; 'J imS@NF-LAW.COM'
Subject: RE: Docket No. Assignment: (DP/ADLS) 531 S Guilford Rd. (#07070059 DP/ADLS)
Engineering requests a meeting with the petitioner as soon as possible to review the DP, access, drainage, pending
improvements to Guilford Road and Grand Boulevard.
Thanks so much,
Gary
Gary R Duncan Jr., P.E.
Assistant City Engineer
City of Carmel
Departmcnt of Engineering
Onc Civic Square
Carmel, Indiana 46032
(317) 571-2441
(317) 571-2439 (fax)
gduncan@carmel.in.gov
-----OrIginal Message-----
From: Conn, Angelina V
Sent: Monday, July 30, 2007 15:21
To: Stewart, Lisa M
Cc: Coy, Sue E; Hollibaugh, Mike P; Keeling, Adrienne M; Brewer, Scott I; Hancock, Ramona B; Brennan, Kevin 5;
Littlejohn, David W; DeVore, Laura B; Lillard, Sarah N; Holmes, Christine B; 'jmolitor@prodlgy.net'; Boone, Rachel M.;
Tingley, Connie S; Duncan, Gary R; Donahue-Wold, Alexia K; johnhefton@gmail.com; 'justinmoffett@aol.com'; JimS@NF-
LAW.COM
Subject: Docket No. Assignment: (DP/ADLS) 531 S Guilford Rd. (#07070059 DP/ADLS)
I have issued the necessary Docket Number for (DP/ADLS) 531 S Guilford Rd, It is the following:
DP A Iication Fee:
ADL$ A Iication Fee:
$111 er acre x 6:
Total Fee:
$ 834.00
$ 834.00
$666.00
$2,334.00
Docket No. 07070007 DP/ADLS: 531 S Guilford Rd
The applicant seeks site plan and design approval for 33 single family homes on 6 acres.
The site is located at 531 S Guilford Rd. and is zoned B-7/Business.
Filed by Justin Moffett of Uptown Partners, LLC,
Petitioner, please note the following:
1. This item will be on the August 15 agenda of the Technical Advisory Committee (TAC). The petitioner must
7/30/2007
Page 1 of 2
Ke L:J~J
From: Holmes, Christine B T-/-e tfl j
Sent: Friday, July 27,2007 11 :26 AM --
Blanchard, Jim E; Boone, Rachel M.; Brennan, Kevin S (kbrennan@carmel.in.gov); Brewer, Scott I; Conn,
Angelina V; DeVore, Laura B; Dolan, Veronica A; DonahuecWold, Alexia K; Duncan, Gary R; Foley,
Amanda J; Hancock, Ramona B; Hohlt, William G; Hollibaugh, Mike P; Holmes, Christine B; Keeling,
Adrienne M; Lillard, Sara.h N; Littlejohn, David W; Mast, Darren (dmast@carmel.in.gov); Mindham, Daren;
Miser, Craig; Stewart, Lisa M; Tingley, Connie S; Weddington, Trudy A.
Cc: 'Jim Shinaver'
Subject: Docket Nos. Assignment: (UV, V) Uptown Partners, LLC Guilford Rd (07070044 UV & 07070045-52 V)
Conn, Angelina V
To:
I have updated the file. I have contacted the petitioner and issuedlhe necessary Docket Numbers for (UV & V) Uptown
Partners, LLC Guilford Road. They will be the following:
Docket No. 07070044 UV
$111/acre x 6.0
Docket No. 07070045 V
Docket No. 07070046 V
Docket No. 07070047 V
Docket No. 07070048 V
Docket No. 07070049 V
Docket No. 07070050 V
Docket No. 07070051 V
Docket No. 07070052 V
Total Fee:
$1389.00
$666.00
$1056.00
$500.00
$500.00
$500.00
$500.00
$500.00
$500.00
$500.00
$6611.00
Uptown Partners, LLC Guilford Road
The applicant seeks the following development standards variance approval:
Docket No. 07070044 UV Section 18.01 Permitted uses in the B7 District
Docket No. 07070045 V Section 18.04.02 Minimum front yard Y.c)' '!-. ~fO <1 ,
Docket No. 07070046 V Section 18.04.03 Minimum side yard \ 0 f~~ C! . r ",,' (I
Docket No. 07070047 V Section 18.04.04 Minimum side yard aggregate\~\ 1J
Docket No. 0707004,8 V Section 18.04.05 Minimum rear yard ,0 -.~ \ \'~~"r, d
Docket No. 07070049 V Section 18.04.06 Minimum lot width - ~ DO '"
Docket No. 07070050 V Section 18.04.07 Minimum lot size 5 E:o 0-;"0 C J
Docket No. 07070051 V Section 18.04.09 Maximum lot coverage ~o,)Ju '1-<:,6 .
Docket No. 07070052 V Section 18.06.02 Areas to be landscaped
The site is located at 531 South Guilford Road and is zoned B7/Commercial
Filed by Jim Shinaver of Nelson & Frankenberger for Uptown Partners, LLC.
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Petitioner, please note the following:
1. This item will be on the August 15 agenda of the Technical Advisory Committee (TAC). The petitioner
must submit plans and review materials to all TAC members directly by July 31. (Failure to submit plans and
review materials to T AC members by this time will result in the tabling of this petition to the September 19
TAC meeting. For a list of current TAC members go to:
http://www.ci.carmel.in.us/services/DQCSIT AC20071T AC%20members%20revised%2011.29.06, P91 )
2. Mailed and Published Public Notice needs to occur no later than Thursday, August 2. Published notice is
required within the Indianapolis Star. Note: the placement of a public hearing sign on the property is also
required by the BZA Rules of Procedure, Article VI, Section 6 (see attached pdf).
7/30/2007
Page 2 of 2
3. The Proof of Notice will need to be received by this Department no later than noon, Friday, August 24.
Failure to submit Proof of Notice by this time will result in the tabling of the petition.
4. The Filing Fee and Nine (9) Informational Packets must be delivered to BZA Secretary Connie Tingley no
later than NOON, Friday, August 17. Failure to submit Informational Packets by this time will result in the
automatic tabling of the petition to the September 24, 2007 agenda of the 8ZA.
5. This Item will appear on the August27, 2007 agenda of the Board of Zoning Appeals under Public
Hearings.
6. The petitioner will need to provide a fully fill.!3d-out Findings-of-Fact sheet for each petition the night of the
meeting for the Board's use (Sheet 8). On Ballot sheets, only fill out docket number, petitioner, and date
(Sheet 7). Ballot sheets must be collated.
PETITIONER: refer to your instruction sheet for more details.
Mr. Shinaver can be contacted at 844-0106
DeRartmeoCsJ3e.Y:iew~C~Qmments;_R~titioner,_Rlease coml=!lete the toJloWing:
1.) Make sure the public notice meeting time to the newspaper and neighbors reads 6 p.m. It is suggested to send the
notice to the Indianapolis Star newspaper by Noon, two days prior to the printing deadline (317-444-7163 or email:
publicnotices@indystar.com).
2.) Provide filled out Notice of Public Hearing (page 5 of the application).
3.) Provide filled out and notarized Petitioner's PUblic Notice Affidavit (page 6 of the application).
4.) Provide adjacent property owners list
5.) The signs located in the right-af-way will also require an encroachment of right-ol-way
6.) Please provide lilled out and notarized placement of public notice sign affidavit.
7.) Make checks payable to the City of Carmel.
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
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
7/30/2007
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t5~ATION OF USE VARIANG.E AND DEVELOPMENT STANDARDS
. VARIANCE REQUESTS
~," Uptown Partners, LLC ("'Uptown") is the contr{lct purchaser of a parcel of real
;tate that is approximately 6.059 acres in size. The Real Estate is located east of and
'''adjacent to ?uilford Road .and the co~on a?dress is 531 South ?,uilford R~ad.
Included behmd Tab 2 of this brochure IS an aenal photograph that depIcts the subject
. site in the context of the overall area and a second aerial photograph that shows the real
estate in the context of the immediately adjacent parcels with the site plan superimposed
onto the aerial photograph.
West of and adjacent to the real estate is an existing apartment complex and south
of and adjacent to the real estate is an existing condominium development. To the east
and north of the real estate is a single family, detached residential subdivision. Currently,
a church exists on the subject site.
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Uptown has filed a Use Variance Request and Developmental Standards Variance
.Requests in order to develop a single-family, detached residential community. This
community has been designed for the empty nester demographic and. for buyers who
desire to "scale down'" tram their larger homes into a ranch style, main level master
bedroom residential product. The proposed homes are anticipated to have an
approximate base price range between $250,000 to $275,000. All homes will have
patios, as well as a potential option for screened in porches. The homes will also have
the potential option for basements and/or lofts to provide additional storage space.
Further, the homes will have 2 car garage capacity and the driveways are designed to
accommodate parking for 2 cars.
However, the parcel is currently zoned B-7 Business. Included behind Tab 6 of
this Brochure is a copy of the Carmel Zoning Ordinance Use Chart that highlights all the
permitted B-7 types of uses. The types of permitted B-7 uses that could be developed on
this parcel include, but are not limited to, multi-family dwellings (such as townhomes,
condominilims, and/or apartment complexes), clinics or medical health centers, general
offices, professional offices, pubic service facilities and water management use facilities,
general retail sales, general service uses, dry-cleaning businesses, financial institutions,
wholesale sales, and restaurants (without drive-thru food sales).
Based on the residential uses that surround this parcel and in consideration of
developing this parcel f~r an appropriate use that will not negatively impact the
surrounding residential development, Uptown desires a Use Variance to permit it to
develop a single family, detached residential community targeted to empty nesters.
In order to adequately develop the site for such a use; in addition to the Use
Variance Request, Uptown must seek variances from the required developmental
standards that apply to B.,7 commercial/multi-family development. Stated differently, the
B-7 standards that govern the development of the site do not permit or even contemplate
single-family, detached resideritia:l development. Conse.quently, in order to develop the
site for the desired and preferred residential use, Uptown is requesting the following
Developmental Standards Variance Requests:
a. Docket No. 07070045V - Minimum Front Yard - A variance from the
required minimum front yard of 40 feet to 15 feet.
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b. Docket No. 07070046V - Minimum Side Yard _ A variance from the
required minimum side yard of 10 feet to 3 feet.
c. Docket No. 07070047V ~ Minimum Aggregate Side Yard _ A variance
from the required minimum aggregate side yard of 25 feet to 10 feet.
d. Docket No. 07070048V -MinimUm Rear Yard - A variance from the
required minimum rear yard of30 feet to 18 feet.
e. Docket No. 07070049V - Minimum Lot Widfu - A variance from the
required minimum lot width of 100 feet to 40 feet.
f. Docket No. 07070050V - Minimum Lot Size - A variance from the
required minimum lot size of 5000 square feet per multi..family
dwelling unit to 3350 square feet for a single-family, detached dWelling
unit.
g. Docket No. 07070051V -Maximum Lot Coverage for Multi"Family
Dwellings - A variance from the required maximum lot coverage for
multi-family dwellings fr01n40% to 50%.
h. Docket No. 07070052V - Areas to be Landscaped _ A variance from
the required 30 foot landscape buffer to a 10 foot landscape buffer.
Despite the number of variances that are set forth above, Uptown is only seeking
these dev~lopment standards variances to develop a community that addresses the needs
of the empty nester demographic - a demographic that prefers smaller lots and ranch type
homes with main level master bedrooms. Agilin, the applicable development standards of
the B-7 ,zoning classification would prohibit this type of community absent these
variances. Uptown sincerely believes that its proposed development is more appropriate
and appealing than what the. ClUTent B-7 zol,ling would permit. Uptown also anticipates
that the adjacent owners would prefer- a single-family, detached residential community
compared to the potential uses that are permitted under the current B-7 zoning, _ uses
such as restaurants, retail sales, etc.
Included behind Tab 30f this Brochure is a colored site plan tbat depicts 'the
contemplated layout for this community and behind Tab 4 of this Brochure are the
develcipmentplans, primary plat layout, street detail and lighting plan. The site plan
anticipates <lpproximately 21% green space, including the pond area. Included behind
Tab 5 of this Brochure are the proposed building elevations for the types of homes to be
constructed in this community. In addition to the Board of Zoning Appeals review
process, this project is also required to appearbefote the Plan CommIssion for full review
of the site plan, landscaping, home elevation design and the other review elements that
the Plan CoIIllliission typically undertakes for this type of project. Considering the
comprehensive review ofthe Plan CommiSsion and its Committees, UptoWn is confident
that it and the Plan Commission will insure that thIs is a well-designed, quality project
that the surrounding own~rs and City' will be proud of.
We look forward to presenting this matter to the Board of Appeals at its August
2ih hearing.
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July 19, 2007
Ms. Angie Conn
Dept. of Community Services
City of Carmel
One Civic Square
Carmel, Indiana 46032
Dear Angie,
Please find enclosed one original and one copy each of new ADLS and Development Plan applications
submitted to the Plan Commission for a six acre parcel located at 531 S. Guilford Road. Also enclosed
you will find our latest engineered site plan for the property.
We currently have a meeting set with staff on Tuesday, July 24 at 1:30 p.m. to discuss our previous BZA
filings, and we anticipate further discussions regarding these applications at that time as well. We will
certainly be supplementing our applications with further plans and specifications as they become
available to us on this project.
We look forward to talking with you soon.
Sincerely,
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Uptown Partners, LtC
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