HomeMy WebLinkAboutMinutes TAC 05-17-00Technical Advisory Committee
May 17, 2000
9:00 a.m.
Members present were:
Laurence Lillig Carmel DOCS
Gary Hoyt Carmel Fire Dept.
Scott Brewer Carmel Urban Forester
Chuck Shupperd Indiana Gas
Chris Burt Ham. Co. Highway
John South Ham. Co. Soil Water
Jeff Rice Greg Cammack Ameritech
John Lester Carmel/Clay Parks Rec
Dick Hill Craig Parks Carmel Engr.
Bill Akers Carmel /Clay Communications
Sprinmood Subdivision 72 -00 SP
The petitioner seeks approval (Secondary Plat) to plat 6 residential lots on 13.13± acres.
The site is located northwest of the intersection of West 106 Street and Spring Mill
Road. The site is zoned S -2 /residential and is being developed as a Non qualifying
Subdivision under ROSO. Filed by Gregory L. Rasmussen of Weihe Engineering for
SCM Development.
Greg Rasmussen, Weihe Engineering, presented the case for SCM Development. Duke
Haley, SCM Development, also attended. The case was before TAC last month. TAC
members and staff have received revised plans. Mr. Rasmussen asked for comments.
Chuck Shupperd said the Gas Company will take existing service lines to the new houses.
He advised the petitioner to retire the service to the existing old house. The demolition
crew should do that.
John Lester stated the trail and path are fine. Two houses are intended for the property to
the south.
Scott Brewer has not seen the full set of plans. He inquired about tree preservation. Greg
Rasmussen stated they are removing only trees that will interfere with road construction.
Jeff Ling, Arbor Wise, is the consultant on the project. All of the lots are sold. He will
forward information to buyers regarding tree surveys with the Arbor Wise. Covenants
indicate a "no clear" area on lots to protect the existing trees. Buyers purchased these
lots because of the trees and their homes will be constructed in the clear area of the lots.
Duke Haley will provide Laurence Lillig with the landscape plan.
Greg Cammack introduced his Ameritech coworker, Jeff Rice. Jeff will attend TAC in
the future. Greg is not clear if he has received the new set of prints. Greg Rasmussen
will give him the set of plans he brought today.
Gary Hoyt indicated he was not at last month's meeting. Because this is a gated
community, a knox box or switch plus a battery back up should be at the community
entrance. Another fire hydrant was requested. Greg Rasmussen agreed to provide it.
John South said the sanitary should not go down into ravine. Greg Rasmussen said it is
only 4.5 feet deep and has low impact on the ravine. They will not clear out trees. An
easement has been obtained from the owner to the south. This is the low end of the
property. Erosion control and silt fencing will be used. They will not push a lot of water.
John South said a trench down the slope is not advisable if they want to stabilize the
slope for the future. It would be better to go to the east with the sanitary line and avoid
the ravine. Mr. Rasmussen said going to the east would take out a number of trees.
Another manhole was added to go around trees on lot 2. Duke Harley said the direction
taken does the least amount of damage. Buyers are concerned about the trees. The plan
needs to reflect stabilization. A silt fence will be installed on top of the hill to protect the
entire slope area. John South said it is still not the ideal place. Steve Cash requires a
pipe system for discharge. The pipe will be 18" in diameter and installed a few feet
under ground. There will be no run off in that area. Currently, there are no plans to
relocate pipe. John South believes it is logical to consider routing the pipe in the other
direction. Mr. Rasmussen indicated he would discuss it with the developer. The silt
fence in the ravine is adequate if the pipe is added.
Bill Akers stated the gated community would be open during the day for postal delivery.
The street name is still an issue. Carmel Ordinance does not allow naming of a private
road. Greg Rasmussen believes it is better for the public welfare to have a street name.
The Fire Dept agrees; but, this is a legal issue. Steve Engelking is working on it. Greg
Rasmussen wants to be on public record that the subdivision does desire a street name.
The letter from the post office has not been received. Duke Harley will write to the post
office stating the community will be open during the day for mail delivery. He will copy
Laurence Lillig in the letter.
Laurence Lillig asked the petitioner to note that "Spring Mill" is two words.
Chris Burt said a performance bond is needed for 100% of the construction costs for the
secondary plot. Mr. Rasmussen agreed.
Laurence Lillig stated the revised plans seem to make the road shrink. Greg Rasmussen
indicated they were trying to save the large red oak tree. He understands that as part of
the approval construction of the road must be approved by Community Services, the City
Engineer, and the County Highway Department.
Gary Hoyt has not received an updated set of plans. Mr. Rasmussen sent plans on April
21 Fire trucks must be able to enter the area.
96 Street Auto Mall (SU- 53 -00, SU- 54 -00, SU- 55 -00)
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The petitioner seeks approval (Special Use) to establish two auto dealerships on 40±
acres. The site is located northwest of East 96 Street and Gray Road. The site is zoned
B- 3/business. Filed by James J. Nelson and Charles D. Frankenberger of Nelson
Frankenberger for DYC Realty, LLC.
Attorney Charlie Frankenberger introduced Ross Reller, Meridian Real Estate, Al Young
DYC Realty, and Bruce Hagen, Paul I Cripe. The petitioner requests a special use
variance for construction of the 96 Street Auto Park. An aerial photo was displayed.
Randall Drive is now a private drive but will become a public road after platting.
Initially, parcels will be developed for a Tom O'Brien dealership and Tom Wood Lexus.
A special use variance will be pursued for an auto repair business on the north parcel.
The western boundary and northern portion will be for future development. The land is
divided into three lots: lot 1 Lexus, lot 2 Chrysler /Plymouth, and lot 3 auto sales and
service. The matter will be heard at the July 18 Plan Commission and June 26 Board
of Zoning Appeals.
Dick Hill requested the yearly usage of water. Their tables do not cover this. The
Engineering Department believes the 16 feet entrance is too narrow and will require 18
feet. The street will be private. A sanitary sewer performance guarantee may be
required.
Craig Park and Laurence Lillig would like to have accel and decel lanes added at the
entrance.
Charlie Frankenberger said they are working with the owners of Williamson Run to
mitigate the impact on their subdivision. The distance between the two subdivisions is
great. However, they are concerned about aesthetics. A 50 -foot buffer and mound are
proposed at the northwest boundary. Because some trees will be removed, owners have
asked that the mound be swung to the northeast and three large pine trees planted to
further block the view. However, there is a sanitary sewer easement in the area. Mr.
Frankenberger would like to accommodate the owners and asked if the mound cover
could be installed over the easement. John Duffy will have to address this issue. A
consent to encroach will be needed. The undulating mound will be four to six feet in
height. Bruce Hagen stated it would end at the floodway as the DNR will not allow them
to enter it. Dick Hill requested information about the drainage plan. There is a forced
main in the area.
Chuck Shupperd stated service will connect with Gray Road and Randall Drive for both
auto dealerships. He is concerned about the private drive as an easement will be required
for future development at the end of the road. Indiana Gas might connect on 96th Street
and extend a two -inch plastic pipe to the end of the pavement. A utility easement is
necessary as they do not want to disturb anything later.
John Lester likes the multi -use path. There may be additional development to the north.
He would like to work with the DNR to develop something across the floodway. It
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would be nice to have a bridge or pathway to provide a mini greenway, eventually, to the
Monon Trail.
Scott Brewer asked if the petitioner would consider more diversity in tree species as the
red maples are vastly over planted. He is pleased with the number of fir trees listed. Mr.
Brewer wants to see a maintenance plan indicating watering schedule, when stakes will
be removed, etc. Note #8 should be changed to shown root crown at finish grade. There
are problems with planting trees too deep. The landscape contractor must check this.
There are no plans to plant trees in the lawn circle.
Greg Commack stated access is needed on both sides of the street. Because of future
development to the north it would be good to have access along the side too. They need
at least a 10 -foot minimum easement parallel to the access street. Bruce Hagen stated the
25 -foot easement west of the circle is for the sanitary sewer. They plan to extend the east
easement the entire distance to the north. The project will begin this year.
Gary Hoyt asked if any of the proposed buildings will be sprinkled. The owners are not
sure. Mr. Hoyt requested knox boxes for the new project and additional hydrants in each
of the parking lots. A large turning radius is required to allow for longer fire equipment.
John South requested the floodway boundary be taken from the 1982 FEMA map. The
ditch contour needs clarification. The entire site will be graded at the beginning of the
project. Mr. South asked the petitioner to consider a water spreader. This is a concrete
dam that forces water to spread out. Only a small amount riprap is used with this. John
South stated this is a good system and prettier than riprap. A temporary crossing for
construction is not planned as it will not be necessary to go back and forth. Mr. South
also said it was necessary to beef up the perimeter erosion control. Bruce Hagen agreed.
Bill Akers had no comments.
Laurence Lillig previously requested DNR approvals. There are restrictions on work in
the floodway. In order to provide the number of parking spaces required, a breakdown of
sales and service square footage is required. Parking lots need to be curbed. The
pavement cannot extend into the floodway. A subdivision waiver is required for the
private cul de sac. Lot 3 will not be required to have 50 feet of frontage. Laurence Lillig
asked where the gates will be located and requested that the cul de sac remain open. A
crossover for pedestrians and bike riders would be a positive addition. Laurence Lillig
will complete his comments on Friday after he receives the final plans. He said it would
be best to submit plans for lots 1, 2, and 3 together.
Village of WestClay, Section 12002 (85 -00 SP)
The petitioner seeks approval (Secondary Plat) to plat 36 lots on 36.889± acres. The site
is located southwest of West 131 Street and Ditch Road. The site is zoned PUD /planned
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unit development. Filed by Keith Lash of the Schneider Corporation for Brenwick TND
Communities.
Keith Lash, Schneider Corporation, presented the case for Brenwick TND Communities.
He displayed an overview of the Village of WestClay. The area is the southeastern most
corner of the development. There is nothing special about this acreage; there is an
existing sanitary sewer and lift station. It is a basic section.
Chuck Shupperd has no problems; the project is "business as usual
John Lester stated, as the project is interior to the development, he has no problems.
Scott Brewer has not had an opportunity to review the plat. He has no comments at this
time.
Greg Commack asked when the project would be ready for cabling. Keith Lash
responded they hoped it would be ready in July, August, September, or at least after the
Home Show.
Gary Hoyt wants to alert all contractors that they must park only on one side of the street
in the Village of WestClay. Keith Lash will stress this safety issue. Laurence Lillig
commented that Terry Jones got trapped inside the development last week because every
exit was blocked.
John South inquired about the investigation of wetlands in this section. Keith Lash has
delineated the wetland and has a nationwide permit for mitigation and fill -in of the
wetlands. A copy of the permits will be provided. Mr. South is concerned about the
drainage outlet along the east property line. The petitioner may not discharge subsurface
water onto the surface. Keith Lash indicated the existing drain ties into the Elliot Drain.
After development, there will be less discharge. However, he will look at the subsurface
draw. John South likes the sediment trap and recommends a little more detail for the
contractor's benefit. There is a temporary swale along lots 30 and 32.
Bill Akers confirmed that the address list was received by Keith Lash.
Chris Burt's written comments were understood. A response letter will be sent to Steve
Broermann.
Steve Cash will need procedural items which include a petition, a non enforcement
permit, an engineer's estimate, and letters of credit.
Mr. Lillig said his review letter will be forth coming. A big concern is the design of the
full court, the 30 -foot right of way, and 35 -foot radius of the cul de sac. The minimum
right of way allowed by code is 50 feet and the minimum radius is also 50 feet.
Clarification is needed. He asked that the common areas be identified or assigned a
letter. Common area names cannot be accommodated by the Carmel data base. The
petitioner is required to submit covenants.
Settler's Ridge at Haverstick, Section 1 (88 -OOSP)
The petitioner seeks approval (Secondary Plat) to plat 27 lots on 15.489± acres. The site
is located northwest of the intersection of East 131 Street and River Road. The site is
zoned S -1 /residence. Filed by Edward E. Fleming of Stoeppelwerth Associates for
Centex Homes.
Ed Fleming introduced Tom Kutz and Rodney Muller of Centex Homes. The primary
plat was amended over the winter to incorporate the executive series homes into this
subdivision. Lost Oaks (Section 3) and Stone Haven (Section 6) were discussed together
as all are contiguous.
Dick Hill has not had time for review the project.
Chuck Shupperd said gas is available for the sections.
Scott Brewer also has not had an opportunity to review. He requested a copy of the
landscape plans.
Jeff Rice asked when the developer will need conduit crossings and cables. Mr. Fleming
responded that they hoped it will be the end of July or first part of August. He directed
Ameritech to go ahead with the conduit crossings. Because Ameritech is dependent upon
the PSI trench route, Centex will ask PSI for it.
Gary Hoyt stated all fire hydrants locations are acceptable with the Fire Department.
John South asked why, in Settler's Ridge, a separate swale is behind lots 3 -7 instead of
using a common swale. Centex Homes is using two swales because there is a difference
in the price of homes. There will be a 6 -foot fence with landscaping. They don't want to
block drainage. John South indicated that would be okay. He suggested a turf
reinforcement product instead of riprap where the swale goes into the pond. Other
products work well too. These are listed on his comments. Mr. South stated the area
could be left as grass because the product goes underneath to provide a root placement.
The erosion control blanket is still needed. He had no comments on Lost Oaks, Section
3. Regarding Stone Haven, Section 6, he asked why side or rear yard swales are planned.
Tom Kutz responded that this is a 100% treed section. Centex will treat the area as a
custom developer would. Most of the drainage goes into the wetlands. The building
inspector or developer needs to review the house plans for each site. He is concerned
with grading around some of the houses. Centex will be the exclusive developer. The
lots with a large amount of slope will need a silt fence. Mr. South was also concerned
about the amount of fill required for some of the road.
Chris Burt had no comments.
Laurence Lillig had no specific review on these three sections but is concerned with the
change of addresses on the recorded plat. The Community Services Department will not
recognize any change of address; the petitioner must use the street addresses on the
recorded plat. Tom Kutz will use the addresses on the recorded plat. He will re- record
the new document with the old addresses. The post office gets the same list of addresses.
Tom Kutz inquired about the secondary plat procedures. Laurence Lillig told him it is
not necessary to go to subdivision committee as Carmel staff does administrative
approval of secondary plat. Once he receives letters from TAC members saying they are
satisfied, the project is forwarded to the Board of Public Works. The subdivision
committee does not review secondary plats.
Steve Cash will fax his list of comments regarding the reconstruction of the Elizabeth
Warner Drain where a lake is being installed. An outlet permit to discharge water is
needed. In regard to treatment of the existing pipe, Tom Kutz will make a clean break of
the tile and put riprap around. There will be more sections with a common area.
St. Vincent's Carmel (DP /ADLS)
The petitioner seeks approval (Development Plan and Architectural Design, Landscaping,
Lighting Signage) for a 4,800 square foot surgical unit expansion of the existing
hospital facility. The site is located at the intersection of Old Meridian Street and North
Guilford Road. The site is zoned B- 6/business and is located within the US 31 Overlay
Zone. Filed by Becky Feigh of BSA Design for St. Vincent's Carmel Hospital.
Becky Feigh introduced Charles Jeffas, St. Vincent Hospital, Roger A. Smith, Summit
Construction Co., and Rick Berger and Jim Schroeder, BSA Design. Ms. Feigh described
the zoning and uses surrounding this 30 -acre parcel. Their additional 9 acres to the south
are zoned S2. There are four parts to this project. (1) A 100,000 square foot, three -story
addition is planned for the hospital. The exterior will match the existing building. It will
have a new emergency room canopy and ambulance garage. The one -story surgical
expansion will be constructed to the rear. (2) A new professional office building will be
built. It will match the existing hospital. (3) The OR will expand by 4,800 square feet.
(4) Site work will include 1,706 new parking spaces. A variance was previously granted
to allowed this expansion. There are 688 existing parking spaces. Also a 1,500 square
foot maintenance facility will be constructed. The petitioner is working with the DNR
and Corps of Engineers to relocate the creek. They did the preliminary drainage studies
and believe their existing storm detention can handle the new load. The landscape plan
will expand using the same tree species, lighting type, fixtures, and lamps.
Dick Hill and Craig Parks have not finished their review. The hospital is outside Carmel
corporate limits and the City has no jurisdiction. However, the facility is serviced by
Carmel sanitary sewer. The petitioner will need to go to the Board of Public Works for
additional fees.
Chuck Shupperd just received the plans for this project. He requested a separate meeting
with the petitioner.
Steve Cash made a site visit. Since the area is not annexed, it falls under his jurisdiction.
The creek is not a regulated drain and an outlet permit is not required. However, the
Hospital may petition to have the creek changed to become a regulated drain. The
County drain could be extended to this site. Mr. Cash is concerned about some 90- degree
bends in the creek. Becky Feigh explained those kinks have taken out a flat portion
making a clean sweeping turn. If the DNR and IDEM approve, they will be allowed onto
the right -of -way to do work. Steve Cash requested water calculations and DNR drainage
report and permits. Becky Feigh will include the 100 -year elevation in the plan.
Scott Brewer has been reviewing the plans.
John Lester asked if there would be a walkway in the wooded section along Old
Meridian. Ms. Feigh indicated there would be a walkway along the entrance drive that
will cut across to the other side. The hospital wants to do a nature walk. Rick Berger
said they would clear the bush and open up the view of the facility. They won't be able
to uproot any trees; they want to leave this area as undisturbed as possible. Scott Brewer
said the community will appreciate their efforts. He suggested they try to incorporate
some diversity into their landscape plan. Ms. Feigh said different species could be used
in the rear but they need to continue the existing type of plantings in front of the hospital.
Mr. Brewer commented that ash and maples trees are over planted and Austrian pines are
subject to disease and stress.
Greg Commack told the committee that Ameritech has not seen the prints. He would like
to know where the utilities will be located at the entrance. It seems they will have to be
relocated. Mr. Feigh said they will start on the parking in the fall and the middle addition
in December or early spring.
Gary Hoyt inquired if the building will be sprinkled. It will be. He requested a better,
lower location for the knox box. The emergency room will not completely shut down.
The access street will be off Katherine Road. This gravel surface will support the weight
of the fire trucks.
John South is concerned about future storm water detention. So far only a minimal
amount of detention area has been needed. The intent is to accommodate the flooding
capacity of Little Cool Creek. Steve Cash asked how it will be detained. The existing
outlet pipe will completely handle the flow capacity. It will lower intensity and flow
directly into the creek.
Steve Cash stated there is a new agreement on the entire water shed because of
intermittent flooding in various locations. They want to reduce flooding in these problem
areas. There has been more flooding in small intensity storms, rather than the large
storms. Minimal work could be done to help the northern portion of the site. John South
stated the basin was intended as a dry detention area. Rick Berger said it would provide
only a one -acre foot of water storage before it overtops the road. He believes it needs
more defined direction.
John South said taking the kinks out of the creek would increase the velocity. Becky
Feigh responded that they have pushed it out so the flow will be the same. Rick Berger
will provide an analysis of the new and existing. The small overflow structure was to
decrease the grade in that channel. John South said the plan looks conceptual and needs
work. He recommends utilizing the existing dry basin during construction and wants a
good construction sequence to protect the channel. Mr. South recommends top soiling
the cut areas; particularly the area that extends back to the northeast. He also suggested
accenting the wetland with some landscaping to aesthetically enhance the area. The
original design of the hospital had landscaping mound problems with the curbing. This
has been improved with drains.
Chris Burt requested dedication of a 60 -foot half right of way along the section of Old
Meridian. He would like the petitioner to indicate the right of way lines on the plans and
to conduct a traffic study to check the current turn lanes into the hospital.
Laurence Lillig has completed the preliminary comments but not the full review. He
needs better plans for the maintenance shed. This project falls under the 31 Overlay
Zone. A traffic study is required. He is concerned that this should be a Development
Plan. Their dumpster will take a few spaces out of the parking lot. The dumpster has to
have a roof and be constructed with materials that are compatible with the hospital. The
site lighting appears to exceed Ordinance levels. An eight -foot multi use path is required
because Old Meridian is a secondary parkway. It will tie in with Meadow Lark Park. A
more thorough review of greenbelt is required; presently it does not meet Ordinance
standards. The right of way on the plans is not clear. A 60 -foot half right of way is
needed. Mr. Lillig suggested they speak to Mike Hollibaugh about Streetscape for Old
Meridian. The case is slated to be heard by the Plan Commission in June.
John Lester requested a map of the hospital trails.
Carmel City Center, Tract la AMLI at Carmel City Center (ADLS)
The petitioner seeks approval to establish a multi family use on 17.677± acres. The site
is located southwest of City Center Drive and 3r Avenue Southwest. The site is zoned
C -1 /city center. Filed by Doster of CSO Architects Engineers Interiors.
Bob Doster, CSO Architects, Engineers Interiors, described the location as southwest
of City Center Drive and 3r Avenue Southwest. It is zoned C -1 /city center. He
introduced Ryan Gallmeyer, CSO Engineers, and Cyndi Gianneschi, Bruce Rigsbee, and
Jim Thomas, all of AMLI Residential. The petitioner is purchasing this 15 -acre parcel to
construct an apartment complex. The 323 -unit project will include 1 2 bedroom
apartments and townhomes. It is an initial part of City Center. The Engineering
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Department has indicated they must submit separately for a curb cut. Regarding John
South's question about soil erosion, the petitioner plans to do all the construction at once
with only a two to three week period between the start of the first and last buildings.
There will not be any time for temporary seeding. Mr. South requested plans state the
land will be seeded if more than a 30 -day period elapses. The specs are needed for
seeding. The temporary seeding specs are on the plans; the permanent seeding plan calls
for sod.
Craig Parks is concerned about the storm sewer. It will be a private system. The flow
will travel from the west wetland into the east one. The east wetland drains to the City
storm sewer system. The emergency overflow goes overland to the northeast and across
driveways and onto the City Center Drive. The northeast corner has a lower grade to
provide a path without flooding any buildings. Mr. Parks requested this be indicated on
the plans. A "do not disturb" note for wetlands must be added to all plans. The width of
the entrance should be 18 feet.
Chuck Shupperd spoke of the contemplated gas fireplace in the clubhouse. The rest of
the project will be electric.
Steve Cash inquired if the project is in the water shed for the Hawkins Drain. Mr. Doster
said it was not as the Hawkins Drain is split at 3 rd Avenue and City Center. Steve Cash
will verify that.
Scott Brewer has not done a complete review. The planting schedule should list types of
plants. While he likes the gingko trees, the red maples are over planted. Mr. Brewer
requested more diversity.
Greg Commack and Jeff Rice have not received plans. They were sent two weeks ago to
Erik Mason. The current plan to break ground July 1. They suggested a separate meeting
of utilities and AMLI.
Gary Hoyt believes the main apartment buildings will be sprinkled and the town houses
are under consideration. A knox box will be installed near the front door of the main
building. There is an exterior door for fire sprinkler riser room. The existing fire hydrant
will be relocated to the main entrance to the apartment complex.
John South said his questions were answered earlier. The land use of adjacent areas is on
the plans.
Bill Akers said Cyndi Gianneschi received the address list. She has communicated with
the post office.
John Lester had no comments.
Laurence Lillig understands the petitioner is working closely with Mike Hollibaugh. Bob
Doster has coordinated with Mike Hollibaugh for the overall master plan. C 1 is unique,
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Mr. Lillig is not sure of the procedure. However, the ADLS will receive administrative
review.
Fairmen Trace II
Roger Ward and Brian Cross of Roger Ward Engineering, Inc. presented information
about the project. The primary plat of Fairgreen Trace was submitted a few months ago.
Trinity Homes will be the builder. The secondary plat and construction plans look fairly
similar to the primary plat that was submitted.
Dick Hill will submit a request for bonding, sewer, and water availability. He will also
send a Board of Works agenda.
Chuck Shupperd said the Gas Company would handle this as the first phase.
Steve Cash received the plans. Roger Ward said the project will not empty into the legal
drain and instead will go to Carmel Creek. Steve Cash said no permits are required if
they go to the east. The basin map was included.
Scott Brewer has not had chance to look at plans.
Greg Commack inquired about timing. They plan to break ground in late summer or
early fall. Utilities will be installed during the fourth quarter.
Gary Hoyt inquired about fire hydrants. Roger Ward responded there is some revision to
the plans. He will provide a new set.
John South was concerned about protecting the existing storm structure under the old
Monon railway. Modification will be provided to connect to the detention pond.
Bill Akers requested the name "Circle" in Quail Glen Circle be omitted. The entire street
should be Quail Glen Run.
John Lester said the petitioner needs to identify the trail that will be a I0 -foot multi use
path. This is shown on Phase One but not yet installed. The right of way has changed
from 75 to 70 feet.
Laurence Lillig wrote a letter regarding the plat and stated what was needed. The case
will go to the Board of Public Works but not the Plan Commission. A docket number
will be assigned. No public notice is required for secondary plat.
Roger Ward said he would take care of all the concerns.
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