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Conn, Angelina V From: Duncan, Gary R Sent: Tuesday, October 18, 2011 4:45 PM To: Conn, Angelina V Cc: Barnes, David R; Jeff King; Redden, Nick; Thomas, John G Subject: Staff Report Docket No. 11060014 DP: Meridian and Main 11. Our comments have been satisfactorily addressed. The outstanding comments are technical in nature and can be resolved as the project moves forward to construction. Docket No. 11050013 Z: Silvara PUD. Our comments have been satisfactorily addressed. Docket No. 11080014 PP: 420 First Ave NW PP: We issued comments and the petitioner has responded. The Department has no exception with the Primary Plat, in general. All comments have been satisfactorily addressed with the exception of the following: 2. We need to check the right -of -way requirements for 1st Avenue NW and the alley per the current Thoroughfare Plan. The existing right -of -way for 1 Avenue NW is consistent with the Thoroughfare Plan for a Minor Residential Street. No additional right -of -way will be required across this frontage. Section 6.03.08 of the subdivision control ordinance states that platted alleys shall be 20 feet in width. Section 6.03.25 states that residential alleys shall be 12 feet in width located within 16 foot rights -of -way. The Department suggests that an additional 3 feet of right of-way be platted with this development. Due to the fact that the full 16 feet right -of -way is not likely to be provided when the rear lot is improved, the Department will work with the petitioner on the final pavement width of the alley when construction plans are developed. 5. The plan does not provide the easement required by the subdivls °on contro'. ordnance. The Department rescinds this comment. Section 6.06.01 indicates that certain easements are required when alleys are not provided. An alley is provided in this case. 7. Please provide an alley pavement section per my email. This pavement section shall be added to the Primary Plat. 8. Please provide a drainage plan when developed. We need to check for code violations and to ensure that the off -site drainage is accommodated through the site and to check the drainage of the alley improvements. The Department assumes that the alley wilt be constructed at existing grade such that a pipe under the alley is not required. The petitioner has indicated that the existing grades will not be altered with development. The Department will need to verify the final grading when the back lot is developed. 16. The plat needs to establish "do not disturb" areas to preserve areas from future development that would otherwise exceed the maximum disturbed area. Future swimming pools, patios, etc, would be considered land disturbance. The existing land disturbance area shall be established and the maximum remaining land disturbance shall be established and included in the plat and/or covenants. The Department requests that these items be included in the secondary plat as well as the restrictive covenants (if restrictive covenants are being developed). Gary R. Duncan, Jr., PE Assistant City Engineer City of Carmel Department of Engineering One Civic Square Carmel, IN 46032 (317) 571 -2441 (317) 571 -2439 (fax) gduncanPcarmel.in.go_v BA Please consider the environment before printing this e-mail 1 Conn, Angelina V From: Sent: To: Cc: Subject: Attachments: Conn, Angelina V Tuesday, October 18, 2011 11:05 AM 'r172jf sbcglobal. net' Grabow, Brad; Jay Dorman; Keeling, Adrienne M; Hollibaugh, Mike P; 'Steve Lawson'; John Adams; Ephraim Wilfong RE: Oct. 18 Plan Commission meeting dept. reports m and m 2, draft site plan.pdf Hi Judy I am just resending what Gary Duncan in the Engineering Dept wrote to you, so that all committee members can see what the response was. (see below) Also, the dept report was referencing Main Street (131 St) as having the 140 -ft road right of way width, which the petitioner will indeed meet. Also, I think the petitioner will seek BZA variance approval to not comply with the thoroughfare plan when it comes the extension of Penn Pkwy (east /west road), where the Thoroughfare plan shows a 66 -ft right of way width. The petitioner will also seek BZA variance approval to not have on street parking on that street. Attached is the overall area plan for meridian and main I Meridian and Main 11 (it is an older version but shows the road system), and here is a web link to the current proposed site plan, showing part of the parcels to the east (St Vincent sports performance center) and west (church) of it: http:// cocdocs .ci.carmel.in.us /weblink /0 /doc /697212 /Pagel.aspx Here is Gary's email: "Good morning all. Judy is correct. The east -west street as proposed does not satisfy the current Thoroughfare Plan. I have considered this at great length and am of the opinion that because of the existing facilities to the west and the commitments for the St. Vincent's parcel to the east, it is not likely that the Thoroughfare Plan will be realized in this area. Also, unless the buildings are moved closer to this roadway, it is unlikely that any on- street parking will be utilized and will represent unused additional pavement that needs to be maintained by the City. This reduced width was also a consideration in having the north -south roadway be public right -of -way (as an extension of the master planned roadway south of Main Street) rather than a private street as initially proposed. They would still need a variance to deviate from the Thoroughfare Plan. I am of the opinion that the petitioner should dedicate the right -of -way on Main Street that is consistent with the Thoroughfare Plan. As I understand the petitioners position, the right -of -way indicated on the current plan is consistent with the existing right -of -way east and west. Main Street, however, is expected to be developed consistent with the facility prescribed in the Thoroughfare Plan and we will need the right -of -way even if the existing right -of -way east and west is less than the current Thoroughfare Plan. The north -south roadway east of the church is public right -of -way and is maintained by the City. I believe this is a remnant of the Thoroughfare Plan that included an extension of Grand Boulevard over /under US -31. Thanks so much, Gary" -Angie Conn, Planning Administrator From: rl72jf @sbcglobal.net [mailto:rl72jf @sbcglobal.net] Sent: Monday, October 17, 2011 9:00 PM To: Conn, Angelina V Cc: Grabow, Brad; Jay Dorman; Keeling, Adrienne M; Hollibaugh, Mike P Steve Lawson'; John Adams; Ephraim Wilfong Subject: Re: Oct. 18 Plan Commission meeting dept. reports Angie, In reviewing the staff reports for Meridian and Main, I am confused. According to the thoroughfare plan, the streets should be Urban Collectors requiring 66' right of ways, not the 55' proposed by the petitioner. The staff report calls the streets Primary Parkways which requires 140' right of ways. Is there a revised thoroughfare map that is newer than the 2 -15 -2010 one in our Comp Plan? Why the discrepancy? The 66' cross section would work very well and would allow on- street parking to meet the goals of the Old Meridian District. Is the petitioner going to BZA for permission to park on the street? and Primary Parkway? This is confusing. With correct right of way configuration, building 9A should be totally in the OMD and comply with the setbacks. Not clear why greater than 20' setback should be permitted here. This petition does not comply with the Thoroughfare Plan. Could you have an overhead photo that shows the total parcel including what was approved to the west? Also, could we have clarification on the road that runs north/south by the church? Who owns. who maintains, future role in area? If Engineering wants to set a timetable for how these streets develop, that is OK, but the total right of way should be secured as part of DP approval. Also, could we have a clarification about what is actually being approved in a DP without an ADLS? That is a little confusing. Seems to me that we would like to end up with this development being an integral part of the Old Meridian District and not a different animal altogether. Some overheads with OMD to be overlayed would he helpful. If I am not reading the correct chapters, please advise. Thank you, Judy Original Message From: Conn, Angelina V To: Dorman, Jay Steve Stromquist Susan Westermeier Rider. Kevin D brad.grabow +cpc@amail.com Hagan, Judy Kestner, Nick ephraimwilfong©gmail.com indylawson©gmail.com jw57adams©att.net alanp ©shocktheweb.com Sent: Thursday, October 13, 2011 2:52 PM Subject: Oct. 18 Plan Commission meeting dept. reports Good afternoon, Plan Commission members Attached in 2 file formats arc the department reports for the Tuesday. October 18 Plan Commission meeting. Paper copies of this and any supplemental in: *o will be mailed to you today. Also, the info packets can be viewed online at: http:// cocdocs .ci.carmel.in.us /weblink/0 /fol /101408 /Rowl.aspx: just refer to the agenda to find the docket no. for each petition. Have a great evening, Angie Conn, Planning Administrator City of Carmel Planning Zoning Division Dept. of Community Services 1 Civic Square, 3rd Flr. Carmel, IN 46032 0: 317- 571 -2417 1 F: 317 -571 -2426 1 E: aconnacarmel.in.gov W: www.carmel.in.gov /services /DOCS /DOCSDOPZ.htm Please consider the environment before printing this e-mail 2 Conn, Angelina V From: rl72jf @sbcglobal.net Sent: Tuesday, October 18, 2011 9:33 AM To: Duncan, Gary R; Conn, Angelina V Cc: Grabow, Brad; Jay Dorman; Keeling, Adrienne M; Hollibaugh, Mike P; Steve Lawson; John Adams; Ephraim Wilfong; McBride, Mike T Subject: Re: Oct. 18 Plan Commission meeting dept. reports Gary, Thank you for the information. The St. Vincent parcel could eventually include a road through it. By failing to get that right of way on that project, it would become a city expense in the future however. As for Meridian and Main One, I believe the thoroughfare plan should have been followed there as well and is not a reason to not follow the thoroughfare plan on Meridian and Main Two. I get to that thinking by pretending that I am standing in the middle of the Old Meridian District intersection of Main St. and Old Meridian as I look at this as a whole area. If we do not get a network of streets as recommended in the Old Meridian District and Thoroughfare Plan, all the traffic for that area will have to come through that one intersection because a street network has not been established. I fear we end up sabotaging ourselves when it comes to planning. Thank you, Judy Original Message From: Duncan, Gary R To: rl72jf @sbcglobal.net Conn, Angelina V Cc: Grabow, Brad Jay Dorman Keeling, Adrienne M Hollibaugh, Mike P Steve Lawson John Adams Ephraim Wilfonq McBride, Mike T Sent: Tuesday, October 18, 2011 8:49 AM Subject: RE: Oct. 18 Plan Commission meeting dept. reports Good morning all. Judy is correct. The east -west street as proposed does not satisfy the current Thoroughfare Plan. I have considered this at great length and am of the opinion that because of the existing facilities to the west and the commitments for the St. Vincents parcel to the east, it is not likely that the Thoroughfare Plan will be realized in this area. Also, unless the buildings are moved closer to this roadway, it is unlikely that any on- street parking will be utilized and will represent unused additional pavement that needs to be maintained by the City. This reduced width was also a consideration in having the north -south roadway be public right -of -way (as an extension of the master planned roadway south of Main Street) rather than a private street as initially proposed. They would still need a variance to deviate from the Thoroughfare Plan. I am of the opinion that the petitioner should dedicate the right -of -way on Main Street that is consistent with the Thoroughfare Plan. As I understand the petitioners position, the right -of -way indicated on the current plan is consistent with the existing right -of -way east and west. Main Street, however, is expected to be developed consistent with the facility prescribed in the Thoroughfare Plan and we will need the right -of -way even if the existing right -of -way east and west is less than the current Thoroughfare Plan. The north -south roadway east of the church is public right -of -way and is maintained by the City. I believe this is a remnant of the Thoroughfare Plan that included an extension of Grand Boulevard over /under US -31. Thanks so much, Gary From: rl72jf @sbcglobal.net [mailto:rl72jf @sbcglobal.net] Sent: Monday, October 17, 2011 9:00 PM To: Conn, Angelina V Cc: Grabow, Brad; Jay Dorman; Keeling, Adrienne M; Hollibaugh, Mike P; 'Steve Lawson'; John Adams; Ephraim Wilfong Subject: Re: Oct. 18 Plan Commission meeting dept. reports Angie, In reviewing the staff reports for Meridian and Main, I am confused. According to the thoroughfare plan, the streets should be Urban Collectors requiring 66' right of ways, not the 5.5' proposed by the petitioner. The staff report calls the streets Primary Parkways which requires 140' right of ways. Is there a revised thoroughfare map that is newer than the 2 -15 -2010 one in our Comp Plan? Why the discrepancy? The 66' cross section would work very well and would allow on -street parking to meet the goals of the Old Meridian District. Is the petitioner going to BZA for permission to park on the street? and Primary Parkway? This is confusing. With correct right of way configuration, building 9A should be totally in the OMD and comply with the setbacks. Not clear why greater than 20' setback should be permitted here. This petition does not comply with the Thoroughfare Plan. Could you have an overhead photo that shows the total parcel including what was approved to the west? Also, could we have clarification on the road that runs north/south by the church? Who owns who maintains. future role in area? If Engineering wants to set a timetable for how these streets develop, that is OK but the tota right of way should be secured as part of DP approval. Also, could we have a clarification about what is actually being approved in a DP without an ADLS? That is a little confusing. Seems to me that we would like to end up with this development being an integral part of the Old Meridian District and not a different animal altogether. Some overheads with OMD to be overlayed would be helpful. If I am not reading the correct chapters, please advise. Thank you, Judy Original Message From: Conn, Angelina V To: Dorman. Jay Steve Stromquist Susan Westermeier Rider, Kevin D brad.grabow +cpc @gmail.com Hagan, Judy Kestner, Nick ephraimwilfonq @gmail.com indylawson @gmail.com iw57adams @att.net alanp@shocktheweb.com Sent: Thursday, October 13, 2011 2:52 PM Subject: Oct. 18 Plan Commission meeting dept. reports Good afternoon, Plan Commission members: Attached in 2 file formats are the department reports for the Tuesday, October 18 Plan Commission meeting. Paper copies of this and any supplemental info will be mailed to you today. Also, the info packets can be viewed online at: http:// cocdocs. ci. carmel. in. us /weblink/0 /fol/101408 /Rowl.aspx; just refer to the agenda to find the docket no. for each petition. 2 Conn, An elina V From: Sent: To: Cc: Subject: John Thank you for your comments. David Lach [dlach@cripe.biz] Monday, October 17, 2011 11:30 AM Thomas, John G Jamie Browning; Terry Hebert; Sherri Wilson; Conn, Angelina V RE: Meridian and Main II SWPPP review comments Your comments appear to be more for a set of construction documents. This submittal is only for Development Plan approval through the Plan Commission, which is tomorrow night. We have already been to TAC, one Plan Commission and two Special Studies meetings. Once the project moves into the design phase for construction documents, we will address these comments. Please contact me if you have any questions. David A. Lach, PE, LEER® AP Client Services Director Cripe Architects Engineers 3939 Priority Way South Drive, Su'te 400 Indianapolis, Indiana 46240 general office line: 317.844.6777 direct line and direct fax: 317.706.6361 cell phone: 317.997.6423 email: dlach @cripe.biz website: www.cripe.biz From: Thomas, John G [mailto:jthomastcarmel.in.gov] Sent: Monday, October 17, 2011 10:44 AM To: David Lach Subject: Meridian and Main II Good morning David, I have the following SWPPP comments on the Meridian and Main II plans; 1. A Storm Water Management Permit will be required for this project. (attached) 2. A Storm Water Pollution Prevention Plan, consistent with Carmel's format, is required for this project. (attached). 3. An Operation and Maintenance Manual will be required for this project (detailed in item 5 of the attached Post Const. SWPPP requirements). 4. It appears there are existing low spots and possible water courses on site. A water resources may need to be completed and verified to determine if there are any potential impacts to regulated surface waters. Please obtain any necessary federal and state water quality permits. 5. Please submit a two phased erosion control plan. The first phase should show existing site conditions with initial storm water controls, such as the construction entrance, any tree protection, perimeter protections, existing drainage protection, staging area, etc. The second phase should show the site in its built out condition with final stage controls, such as surface stabilization measures and shifting controls. 6. In the first phase erosion control plan, please show how to best protect and convey the drainage that comes into the site from the west during mass grading. 1 7. The City of Carmel requires the water quality volume of all storm water leaving the site to be treated by two post- construction Best Management Practices. It does not appear that all drainage is passing through two BMPs. Please address and submit water quality volume calculations for review. 8. How will access be provided to the existing neighborhood during construction? Please show on initial phase erosion control plan. 9. Please ensure all existing well sites have been properly abandoned per the City of Carmel Utility department. Please let me know if you have any questions and have a good week. Sincerely, John Thomas, CPESC, CMS4S Stormwater Administrator City of Carmel Engineering Department (p) 317-571-2314 (f) 317 571 -2439 Cri oe Architects Engineers Solutions by Design Since 1937 Date: 10/7/11 Cripe Job 060384 -20500 THESE ARE TRANSMITTED as checked below: c: Browning Investments Scanned to file 3939 Priority Way South Drive Suite 400 Indianapolis, Indiana 46240 317.844.6777 FAX# 317.706.6464 www.cripe.biz O: 2006 060384 20500 \DOCSIENGR\ PERMITS \TRANSMITTAL DOCS_2011_10 07.DOCX TRANSMITTAL ro 0 N m C7 To: Department of Community Services One Civic Square, 3 Floor Carmel, IN 46032 Attention: Angie Conn 317- 571 -2417 Re: Meridian Main II Development Plans #11060014DP Carmel, IN We are sending you the following items via: 2 -hour courier Shop Drawings Copy of Letter Prints Change Order X X Plans Attached Samples Report Specifications Other X For Approval For Your Use As Requested Resubmit Submit Retum Not Approved Corrected Prints Approved as Submitted Approved as Noted Reviewed for Compliance For Review and Comment Copies for Approval Copies for Distribution Signature Requested Remarks: Revisions based on comments from Tuesday, October 4, 2011. Any questions, please contact David Lach at 317 844 -6777 or dlach @cripe.biz. Signed: Sherri Wilson, Permit Specialist, 706 -6419 swilson @cripe.biz Transmittal Only: Notice: The drawing /computer files listed above are the property of Cripe Architects Engineers and are transmitted for reproduction use only. Any modification or reuse of the documents without written permission from Cripe Architects Engineers is prohibited. Any person or entity using these documents for any purpose other than the project for which they were originally intended, with or without permission from Cripe Architects Engineers, by their use agrees to indemnify and hold harmless Cripe Architects Engineers from any loss, including, but not limited to attorneys fees occurring from their use. Coples Date Description 1 10/6/11 Full -sized Development Plans 8 10/6/11 Meeting Packets (11 x 17 Plans /Tree Exhibits) Cri oe Architects Engineers Solutions by Design Since 1937 Date: 10/7/11 Cripe Job 060384 -20500 THESE ARE TRANSMITTED as checked below: c: Browning Investments Scanned to file 3939 Priority Way South Drive Suite 400 Indianapolis, Indiana 46240 317.844.6777 FAX# 317.706.6464 www.cripe.biz O: 2006 060384 20500 \DOCSIENGR\ PERMITS \TRANSMITTAL DOCS_2011_10 07.DOCX TRANSMITTAL ro 0 N m C7 To: Department of Community Services One Civic Square, 3 Floor Carmel, IN 46032 Attention: Angie Conn 317- 571 -2417 Re: Meridian Main II Development Plans #11060014DP Carmel, IN We are sending you the following items via: 2 -hour courier Shop Drawings Copy of Letter Prints Change Order X X Plans Attached Samples Report Specifications Other X For Approval For Your Use As Requested Resubmit Submit Retum Not Approved Corrected Prints Approved as Submitted Approved as Noted Reviewed for Compliance For Review and Comment Copies for Approval Copies for Distribution Signature Requested Remarks: Revisions based on comments from Tuesday, October 4, 2011. Any questions, please contact David Lach at 317 844 -6777 or dlach @cripe.biz. Signed: Sherri Wilson, Permit Specialist, 706 -6419 swilson @cripe.biz Transmittal Only: Notice: The drawing /computer files listed above are the property of Cripe Architects Engineers and are transmitted for reproduction use only. Any modification or reuse of the documents without written permission from Cripe Architects Engineers is prohibited. Any person or entity using these documents for any purpose other than the project for which they were originally intended, with or without permission from Cripe Architects Engineers, by their use agrees to indemnify and hold harmless Cripe Architects Engineers from any loss, including, but not limited to attorneys fees occurring from their use. Conn, Angelina V From: Stewart, Lisa M Sent: Wednesday, October 05, 2011 9:44 AM To: Conn, Angelina V Subject: RE: Results of 10/4 plan commission committee meeting? They were all approved 5 -0. Jamie does have to provide cross sections showing the new paths, and be prepared to discuss at the PC meeting. Also maybe he has to show something about geese control, we may need to check with Lex if that was uorovaI. Yes, Adrienne comes back next month Lisa M. Stewart Office Administrator City of Carmel Department of Community Services One Civic Square Carmel, IN 46032 317-571-24J From: Conn, Angeina V Sent: Wednesday, October 05, 2011 9:41 AM To: Stewart, Lisa M Subject: Results of 10/4 plan commission committee meeting? Hi, Lisa please let me know what the votes were. Thank you! Angie Subdivision: 1. APPROVED Docket No. 11090003 ADLS Amend: Compton Realty Co. Signage The applicant seeks approval to place one new suspended sign on the property. The site is located at 211 N. Range L'ne Rd. and 's zoned B -5. it's'ocated within the Old Town Historical Range L'ne Rd. Overlay Zore. F.e by John Compton of Compton Realty Co., owne,. 2. A PPROVFnl Docket No. 11090009 ADLS Amend: Marsh Signage Exterior Building Color Change. The applicant seeks approval to update the exterior building colors and signage. The s'te is located at 10679 N. Michigan Rd. and is zoned B -2 /Business. It s located within US 421 /M'ch'gan Rd. Corridor Overlay Zone. Filed by Jon Byrum of Byrum Architects, for Marsh. 3. Positive recommendation to the full plan commission Docket No. 11060014 DP: Meridian Main II The applicant seeks development plan approval for commercial and office uses on 26.8 acres. The site is located at 1304 W. Main St., and is zoned a m'x of OM /MU Old Meridian Mixed Use on the southern portion and B- 6 /Business and US 31 Corridor Overpay Zone on the northern portion. Fled by Jamie Browning for Meridian Heights Assoc'ates, LLC. 4. Discussed, then CONTINUED TO NOV. 1 Docket No. 11080011 Z: Monon Overlay Rezone, Natural Section North. The applicant seeks approva to rezone properties which abut the Monon Greenway north of First Street NW, to include them in the Monon Greenway Overlay Zone. This overlay district is super- imposed over the primary zoning districts, and its reguiat'ons shall supersede those of the primary zoning districts. The properties which 1 Conn, Angelina V From: Sent: To: Cc: Subject: Attachments: Thank you David, Mindham, Daren Tuesday, October 04, 2011 11:07 AM David Lach'; JBrowning @browninginv.com Conn, Angelina V; Sherri Wilson; Terry Hebert RE: (11060014 DP) Meridian Main II Tree Preservation Detail.pdf; C201.pdf; L101.pdf; Tree Plan 1.pdf; Tree Plan 2.pdf; Tree Plan 3.pdf; Tree Plan 4.pdf The new plans look good. I do have a couple notes for a final version to get stamped. Please add the attached planting detail to page L101 in the Legend. This will simply give a little more definition to what the tree preservation will entail. Also, (this is not a big deal but,) can you take the North arrow out of the parking lot area on page C201 and L101 and add it to the Legend too? Daren Mindham Urban Forester City of Carmel Department of Community Services One Civic Square Carmel, Indiana 46032 Office: 317 571 -2283 From: David Lach [mailto:dlach @cripe.biz] Sent: Tuesday, October 04, 2011 5:59 AM To: Mindham, Daren; JBrowning@browninginv.com Cc: Conn, Angelina V; Sherri Wilson; Terry Hebert Subject: RE: (11060014 DP) Meridian Main II Daren Thank you for the update. Attached are the requested revisions to sheets C201 and L101 per your emails and our conversation for your review. I will be supplying reduced size copies of these revisions to the Subdivision Committee tonight as updates to their packet. Our responses are as follows: 1) Please use a distinct line to label /show the perimeter bufferyard /tree preservation area on every outside boundary and label with the width in feet. A larger than required bufferyard width is always welcomed. I believe that the current numbers are generally not correct. I have attached a simple diagram to reference widths and locations. Along with that please pay attention to the side bufferyard width of Lot 33 and take into account wording from Ch 26.04.04. Response: The bufferyards have been revised and shown on the plan. We have shown both the bufferyards, the building setbacks and the various planting strips on C201 and L101. 2) Please specify exactly which 70% or more of trees in the bufferyards are to be preserved. Please mark /label them differently than the rest of the existing trees that are overlaid. 1 Response: As previously submitted, the developer is willing to commit to the bufferyard tree preservation as required by Ordinance. We have delineated the trees in the bufferyards. At least 70% of these trees are planned to be preserved pending final grading design. As the individual sites develop, additional tree preservation will be revisited with each ADLS application. 3) Show /label a 10 -ft wide planting strip along each side of the north /south street. Response: The 10 -ft wide planting strip has been added to each side of the north /south street as requested. Please contact me with any further questions. David A. Lach, PE, LEED® AP Client Services Director Cripe Architects Engineers 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 general office line: 317.844.6777 direct line and direct fax: 317.706.6361 cell phone: 317.997.6423 email: dlach @cripe.biz website: www.cripe.biz From: Mindham, Daren [mailto:dmindham @carmel.in.gov] Sent: Thursday, September 29, 2011 2:42 PM To: David Lach; ]Browning @browninginv.com Subject: RE: (11060014 DP) Meridian Main II David, I met with Mike H. and got some clarification. As per comment #1 of my review, a change to my bufferyard pdf document would include changing the 25' perimeter bufferyard requirement around the residential homes to 15' as they are considered front /side yards as they front a street. I don't think this is any different than the submitted L101 plan, but it is a revision of my review comments. Also, as you stated, with the frontage along Main St. the building setback of 10' will be honored as the required setback minimum, which also is basically what you have shown on the plan. Moreover, please show /label the perimeter bufferyard requirement (per the attachment) in addition to a 6' parking planting strip where applicable. I hope that clarifies some points. Please give me a call if you have any further questions. Daren Mindham Urban Forester City of Carmel Department of Community Services One Civic Square Carmel, Indiana 46032 Office: 317 571 -2283 From: Mindham, Daren Sent: Tuesday, September 27, 2011 2:30 PM 2 Conn, Angelina V From: Brad Grabow [brad.grabow @gmail.com] Sent: Monday, October 03, 2011 9:38 AM To: Ephraim Wilfong; Judy Hagan; Steve Lawson; John Adams Cc: Hollibaugh, Mike P; Conn, Angelina V; Jay Dorman Subject: Subdivision committee meeting We have a large agenda for tomorrow night, plus expect some public participation for the Monon Overlay item where we would take some extra time to educate those who would benefit from it on the ramifications of a rezone on their ownership rights. I'd like to ask each of you to look at Meridian Main beforehand and consider whether the proposal represents something the city can be proud of when located at a gateway to the downtown area...Main Street as visitors exit the future US31 expressway. Will it be a landmark development or just more professional buildings sharing a common sea of parking? ...While the trees there today (many in number and many very large and attractive) aren't subject to a preservation plan for DP and possibly deferred until ADLS, if no plan is in place with the DP, they could all be removed outer that plan and none remain for bufferyards when it is time for ADLS. Could petitioner at least commit now to certain islands of trees being protected in the DP? ...What is the most important vantage point from which we want to create the best visual experience for this project in the long term? From US 31, from Main, it from the internal street (Pennsylvania Way)? With those three now all competing for attention, petitioner seems to offer a plan that doesn't do any one of them right in an effort perhaps to get ALL of them compliant with the competing overlay requirements (which he doesn't do fully anyway). ...Petitioner has no imminent plans to build here, so let's take the time to get this project right, (but without unduly holding it to impossible standards of course). Thanks and see you all tomorrow evening. Conn, Angelina V From: Sent: To: Cc: Subject: Attachments: Gary Thanks for your review. David A. Lach, PE, LEED® AP Client Services Director Cripe Architects Engineers 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 general office line: 317.844.6777 direct line and direct fax: 317.706.6361 cell phone: 317.997.6423 email: dlach @cripe.biz website: www.cripe.biz Dave, David Lach [dlach @cripe.biz] Friday, September 30, 2011 9:06 AM Duncan, Gary R Conn, Angelina V; Barnes, David R; Redden, Nick; Thomas, John G; Jamie Browning; Terry Hebert RE: Meridian and Main II Response Letter_ CarmelEng_ Projectl _Supplemental_Review.pdf Per Comment 7, I agree we can revisit the drive alignment during final design for the drive alignments of Buildings 6 and 8. It will be dependent on the final site layout of those lots. At this time, however, I don't see much other option. Per Comment 8, the drainage of the residential lots will be maintained. The existing ditches and culverts will be connected to the proposed drainage system. For the water drainage to the detention facility, we are accommodating the detention and water quality for those existing lots. The drainage that flows north is not accounted for. Per Comment 9, I will investigate with Woolpert for the drainage design. Since our flows are so much less than what currently drains to those points due to the detention requirements, I don't foresee any problem. We will verify in the final design. Per Comment 11, the proposed work in the R/W is still being evaluated. Thank you for your review. Please confirm that none of these issues will affect our Special Studies meeting and hopeful approval on October 4` Thank you. From: Duncan, Gary R jmailto:gduncan @carmel.in.govl Sent: Friday, September 30, 2011 8:52 AM To: David Lach Cc: Conn, Angelina V; Barnes, David R; Redden, Nick; Thomas, John G Subject: Meridian and Main II Thank you for submitting revised plans with responses to our comments. 1 Comment 7: Thank you for your response. We will need to revisit this issue when you move to final design. Comment 8: Thank you for your response. It is still unclear how the drainage from these lots will be accommodated. The department assumes that the roadside drainage swales still exist. Will the master plan accommodate detention and SWQ of these lots if developed in the future? This is not a requirement; we just want to know. Comment 9: Thank you for your response. Will there be only one discharge to the east? Did the St. Vincents development accommodate the peak runoff from routing the entire site to one point? Comments 11 (d) and (e): Thank you for your response. These items will still be required. As we have discussed, the value of the construction may be credited towards compliance with the Thoroughfare Plan. A letter formalizing these comments is forthcoming. Thanks so much, Gary Gary R. Duncan, Jr., PE Assistant City Engineer City of Carmel Department of Engineering One Civic Square Carmel, IN 46032 (317) 571 -2441 (317) 571 -2439 (fax) gduncan @carmel.in.gov Please consider the environment before printing this e-mail Conn, An elina V From: Duncan, Gary R Sent: Friday, September 30, 2011 8:51 AM To: Conn, Angelina V Subject: Staff Reports Good morning Angie! really tried to get this out yesterday but I did not finish reviewing stuff until yesterday afternoon. Si'vara: No change s :nce last time. The suggested language for Section 14.6 regarding 'eyebrows" provided via email on August 10, 2011 is acceptable. Meridian and Main: Our comments have been satisfactorily addressed. i ne outstanding comments are technical in nature and can be resolved as the project moves forward to construction. Thanks so much, Gary Gary R. Duncan, Jr., PE Assistant City Engineer City of Carmel Department of Engineering One Civic Square Carmel, IN 46032 (317) 571 -2441 (317) 571 -2439 (fax) gduncan @carmel.in.gov Please consider the environment before printing this a -mall 1 Conn, Angelina V From: Sent: To: Cc: Subject: Attachments: David, Mindham, Daren Tuesday, September 27, 2011 2:30 PM 'dlach@cripe.biz'; 'JBrowning@browninginv.com' Conn, Angelina V (11060014 DP) Meridian Main II bufferyards.pdf The following email represents comments for this project specifically addressing the area of urban forestry. I have reviewed the L101 drawing and offer the following comments: URBAN FORESTRY REVIEW COMMENTS 1) Please use a distinct line to label /show the perimeter bufferyard /tree preservation area on every outside boundary and label with the width in feet. A larger than required bufferyard width is always welcomed. I believe that the current numbers are generally not correct. I have attached a simple diagram to reference widths and locations. Along with that please pay attention to the side bufferyard width of Lot 33 and take into account wording from Ch 26.04.04. 2) Please specify exactly which 70% or more of trees in the bufferyards are to be preserved. Please mark /label them differently than the rest of the existing trees that are overlaid. 3) Show /label a 10 -ft wide planting strip along each side of the north /south street. Please illustrate how these comments will be addressed by letter or revised plan. If you have any questions, feel free to contact me. Thanks. Sincerely, Daren Mindham Urban Forester City of Carmel Department of Community Services One Civic Square Carmel, Indiana 46032 Office: 317 -571 -2283 From: Conn, Angelina V Sent: Monday, June 20, 2011 2:54 PM To: Hollibaugh, Mike P; Mindham, Daren; Hancock, Ramona B; Littlejohn, David W; 'jmolitor @prodigy.net; Boone, Rachel M.; Tingley, Connie S; Duncan, Gary R; Donahue -Wold, Alexia K; Blanchard, Jim E; Stewart, Lisa M; Martin, Candy; Druley, Elizabeth A; Haney, Douglas C; Schuessler, Justin Cc: 'David Lach'; 'Jamie Browning' Subject: Docket No. Assignment: (11060014 DP) Meridian Main II I have issued the Docket Number for Meridian Main II (DP). It is the following: Docket No. 11060014 DP: Meridian Main 11 1 Conn, Angelina V From: Hollibaugh, Mike P Sent: Friday, September 23, 2011 4:14 PM To: Conn, Angelina V; Donahue -Wold, Alexia K Subject: FW: Browning Agreement fyi From: Grabow, Brad mailto:Bradford.GrabowTh53.com1 Sent: Wednesday, September 21, 2011 10:39 AM To: Ron Giedt Cc: Hollibaugh, Mike P; Steve Fales; Rob Weissert Subject: Browning Agreement Ron, You mentioned possibly having reached a written agreement with Browning defining the arrangements for St. Christopher's additional parking needs. The City's planning process has the flexibility of recording with the approval certain additional requirements /promises that go beyond the existing zoning and /or development standards reflected in City ordinances by recording —as a part of the City's approval of development plans for a project or site additional "commitments" made by the developer. Once attached to the official record of development approval, these commitments are legally binding on the land (not simply the current land owner, so they survive any subsequent transfer of ownership) forever, unless amended or removed by the City. They also become part of the City's enforcement responsibility, including withholding further development approvals for a project if existing commitments remain unmet or incomplete. My suggestion is that you submit the St. Christopher's agreement with Browning to the director of the City's Department of Community Services, Mike Hollibaugh (mhollibaugh @carmel.in.gov) who can assist with having the agreement made a part of the commitments attached to the pending development plan approval for Meridian and Main II as it continues to work through my committee before returning to the full Plan Commission for ultimate approval. Best, Milli Brad Grabow Fifth Th °rd Bank VP /Fortfoho Manage MD 8490A1 251 N. Illinois Street, Suite 1000 Indianapolis, IN 46204 W (317) 383 -2353 M (317) 694- 1342 Brad Grabow V53. com This e -mail transmission contains information that is confidential and may be privileged. It is intended only for the addressee(s) named above. If you receive this e -mail in error, please do not read, copy or disseminate it in any manner. If you are not the intended recipient, any disclosure, copying, distribution or use of the contents of this information is prohibited. Please reply to the message immediately by informing the sender that the message was misdirected. After replying, please erase it 1 from your computer system. Your assistance in correcting this error is appreciated. 2 Copies Date Description 1 9/22/11 Full -sized Development Plans 8 9/22/11 Meeting Packets (11 x 17 Plans /Tree Exhibits, Tree Inventory Reports, Copy of Rpcnnncra 1 Pttari 1 9/22/11 Response Letter 1 9/22/11 CD w /PDF files X For Approval Submit Approved as Submitted Copies for Approval For Your Use Return Approved as Noted Copies for Distribution As Requested Not Approved Reviewed for Compliance Signature Requested Resubmit Corrected Prints For Review and Comment C Ar Engineers Solutions by Design Since 1937 THESE ARE TRANSMITTED as checked below• c: Browning Investments Scanned to file 3939 Priority Way South Drive e Suite 400 Indianapolis, Indiana 46240 317.844.6777 FAX# 317.706.6464 www.cripe.biz Date: 9/22/11 Cripe Job 060384 -20500 To: Department of Community Services One Civic Square, 3 Floor Carmel, IN 46032 Attention: Angie Conn 317- 571 -2417 O.\ 2006 \060384\ 20500 \DOCS \ENGR PERMITS \TRANSMITTAL_ DOCS_2011_09_ 22.DOCX TRANSMITTAL Re: Meridian Main II Development Plans #11060014DP Carmel, IN We are sending you the following items via: 1 -hour courier Shop Drawings Copy of Letter Prints Change Order X X Plans Attached Samples Report Specifications Other Remarks: Any questions, please contact David Lach at 317- 844 -6777 or dlach@cripe.biz. Signed: Sherri Wilson, Permit Specialist, 706 -6419 swilson@cripe.biz Transmittal Only: Notice: The drawing /computer files listed above are the property of Cripe Architects Engineers and are transmitted for reproduction use only. Any modification or reuse of the documents without written permission from Cripe Architects Engineers Is prohibited. Any person or entity using these documents for any purpose other than the project for which they were originally intended, with or without permission from Cripe Architects Engineers, by their use agrees to Indemnify and hold harmless Cripe Architects Engineers from any loss, Including, but not limited to attorneys fees occurring from their use. Telephone 317 844 6777 September 22, 2011 Ms. Conn: C pe Architects Engineers Solutions by Design Since 1937 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 www.cripe.biz Facsimile 317 706 6464 Ms. Angelina Conn AP":f -i City of Carmel C .�,t��, One Civic Square S Carmel, IN 46032 OC e, n C,,') RE: Docket No. 11060014 DP: Meridian Main 11 Per our meeting, I am responding to the outstanding comments as listed in the Department Report to the Subdivision Committee dated September 6, 2011. Outstanding concerns /comments: 1 An update about the status of the Engineering Dept. approvals will be voiced at the meeting. Response: Revised plans and response letter has been sent to Engineering. Also, a meeting was conducted on September 20, 2011, to review the outstanding issues, but Gary Duncan was called out of the office and was unable to attend. 2. An update about the status of the Forestry Dept. approvals will be voiced at the meeting about the Tree Preservation Plan. Response: Revised plans have been submitted to Mr. Daren Mindham with buffer yards shown on the site and landscape plan. At this time, only the trees of appropriate size in the buffer yards are planned for preservation. In the future as the individual sites develop, possible additional tree preservation will be determined based on the site design through the ADLS process. 3. Planning /Zoning Department's outstanding review comments that need more discussion:. A For the northern portion of the site that is zoned B6 US 31 Overlay Zone: 1. A 90 -ft build -to line along US 31 right of -way is required. Response: The 90 -ft build -to -line has been added to the plans and made more legible. The 90 -ft build -to -line does not affect the subject property due to the St Vincent Hospital property and the remaining residents of the Meridian Heights Subdivision. Also, the US 31 Overlay Zone and the Old Meridian Zoning District Lines have been made more legible on the plans. 2 Ordinance Ch. 23B.10.4 requires a certain amount of tree preservation. Response: At this time, only the trees of appropriate size in the buffer yards are planned for preservation. In the future as the individual sites develop, possible O.\ 2006\ 060384\ 20500 \does \Engr Permits \Response Letter _Carmel DOCS_2011_09 22.docx Telephone 317 844 6777 Ms. Angelina Conn City of Carmel September 22, 2011 C ne Architects Engineers Solutions by Design Since 1937 3939 Priority Way South Drive Suite 400 Indianapolis, Indiana 46240 www cripe biz Facsimile 317 706 6464 additional tree preservation will be determined based on the site design through the ADLS process. B. For the southern portion of the site that is zoned OM /MU- Old Meridian Districts, Mixed Use Subarea: 1. Ordinance Ch. 20G.04.02 all street must accommodate on street parking. Response: At this time, the developer has decided to pursue a variance of the on- street parking requirement based on communication with the Engineering Department and DOCS for both the internal public roads and Main Street. 2. There is a minimum 10 -ft setback and a maximum 20 -ft front building setback line for buildings along the street. Please show /label. Response: Both building setback lines have been added to the plans as requested. The developer has decided to pursue a variance for the location of Building 9A relative to its position along the proposed North -South roadway. The desire is to maintain a sight -line from Main Street to the building rather than to have it "hidden" behind the building along Main Street. 3. Show /label the 140 -ft road right of way width along Main Street 131st Street. Response: The proposed 70 -ft half right -of -way along the north side of Main Street has been added to the plans. The southern 70 -ft half right -of -way has only been shown on C200 since it is not included as part of this project and is under separate ownership. 4 Buildings must occupy at least 70% of the frontage. Response: The proposed frontage percentages have been updated for the current plan; however, they are not compliant with the 70% requirement due to the site configuration and drainage system. The developer has decided to pursue a variance of the 70% requirement. 5. A tree preservation plan is required per ZO Ch. 20G.04.06.E. Response: At this time, only the trees of appropriate size in the buffer yards are planned for preservation. In the future as the individual sites develop, possible additional tree preservation will be determined based on the site design through the ADLS process. 6. See the C3 Plan, pg 94 about the Old Meridian Subarea and its guide for growth. Response: The requirements listed in the C3 Plan for the Old Meridian Subarea will be addressed on a building by building basis as they submit for ADLS approval. Page 2 Sincerely, CRIPE ARCHTIECTS ENGINEERS David A. Lach, PE, LEED, AP Client Services Director, Engineering Cc Jamie Browning, Browning Investments Ms. Angelina Conn City of Carmel September 22, 2011 Cripe Architects Engineers Solutions by Design Since 1937 Telephone 317 844 6777 Fac 317 706 6464 3939 Priority Way South Drive Suite 400 Indianapolis, Indiana 46240 www crape biz 7. Show the larger parcels that will be created from the vacated lots of the North Meridian Heights plat. Response: The individual parcels will be determined in the future as the sites are developed per discussions with the developer and DOCS. Please contact me at 317 -844 -6777 or dlach @crige.biz with any further questions or comments. Page 3 Conn, Angelina V From: Conn, Angelina V Sent: Tuesday, September 20. 2011 3:11 PM To: 'Kilmer, Roger A.' Cc: Terry Hebert; Jamie Browning Subject: BZA variances for Meridian Main II Hi, Roger Jamie Browning asked that I email you about the need to seek a few BZA variances related to this development plan for Meridian Main II. Here is the link to the plan commission info packet online: tto:// cocdocs. ci. carmel .in.us /Weblink /DocVew.aspx ?id= 666769 &db =0 just re- looked at the plans, and only 2 variances are needed thus far, I believe. They would be variances from sections 2OG.O4.O2 to not have on- street parking, and also from 2OG.O5.O4.B.2 for building setbacks not being between 10 -ft 20 -ft from the road right of way just wanted to send you some website links to pertnent documents: BZA calendar with filing dates deadlines: http: //www.carmel.s'n.gov /modules /showdocument.aspx ?documented =641 BZA process flowchart: htto: /www.carmel.in.,Rovi modules /showdocument.aspx ?documented =627 Variance application instructions: http /www.carmel.en.govf modules /showdocument.aspx ?documented =397 Note: if you want to go the BZA hearing officer route, then the public notice requirement is 10 days prior, rather than 25 days prior. Also, the filing fee is 'ess: $607 for the first variance, and then $303.00 for each additional variance. Thanks, Angie Conn, Planning Adm,n'strator City of Carmel Planning Zoning Division Dept. of Community Services 1 Civic Square, 3rd Fir. Carmel, IN 46032 0: 317 571 -2417 1 F: 317 571 -2426 1 E: aconn @carmel.in.gov W: www.carmeldocs.com Please consider the environment before pnnting this e-mail 1 Conn, Angelina V From: Sent: To: Cc: Subject: Attachments: David A. Lach, PE, LEED® AP Client Services Director Cripe Architects Engineers 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 general office line: 317.844.6777 direct line and direct fax: 317.706.6361 cell phone: 317.997.6423 email: dlach @cripe.biz website: www.cripe.biz David Lach [dlach @cripe.biz] Monday, September 19, 2011 6:12 PM Conn, Angelina V Duncan, Gary R; Jamie Browning; Terry Hebert; Sherri Wilson Meridian Main II Engineering Comments CarmelEng_Projecti_Reviewl .pdf; CarmelEng_Projecti _Supplemental_Review.pdf Angie and Gary Please find attached the responses to the review letters from Nick and Gary for the project. We will have plans to review to support these responses in our meeting tomorrow afternoon. Thank you. 1 September 18, 2011 Mr. Nicholas Redden, PE City of Carmel, Department of Engineering One Civic Square Carmel, IN 46032 Crape Architects Engineers Solutions by !lesion Since 1937 3939 Prlorlty Way South Drive, Suite 400 Indianapolis, Indiana 46240 www.cripe.biz O: 2006 \20500 \flocs \E^gr \Permits \Response Letter Engineering _ProjRevIew1_2011_09_18.docx 4 V j SEv 202."1 Telephone 317 844 6777 Facsimile 317 706 6464 RE: Meridian and Main 11- Project Review #1 Dear Mr. Redden: Thank you for your letter of July 18, 2011. Please find our responses to your comments below. General Information 1. These comments represent the Department of Engineering's first review of the preliminary development plans for this project. Response: Comment noted. 2. We request that all responses to our comments be provided in writing and accompanied by a drawing reflecting the request revisions. Failure to provide written responses may result in the delay of the review process. Response: Comment noted. 3. 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 of any changes and specilcally state any changes, resulting from Plan Commission, BZA, or other committee meetings. Response: Comment noted. 4. We have engaged Crossroad Engineers, PC to review all drainage pans and drainage calculation submitted to this office for review. If you have not already done so, please provide a set of drainage pans and calcu ?ations to their office for review. We will share Cross.oad's comments as they are received. Response: Comment noted. We will supply your office and Crossroad Engineers, PC, with drainage plans and calculations when construction document are prepared. 5. Final drawings will not be approved for construction until: a. All Engineering Department and Utility Department and Hamilton County Surveyor issues have been resolved. b. AI bonds and performance guarantees are posted. c. NI Board of Public Works and Safety approvals and any other governing agency approvals (°f required) are obta'ned. 1 Telephone 317 844 6777 Crape Architects Engineers Solutions by Design Since 1937 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 www.cripe.blz d. All off -site easement necessary to install utilities to serve the development are secured. e. SWPPP is approved. f. All fees are paid. Response: Comments noted. 6. The Department reserves the right to provide additional comments based upon subsequent reviews. Response: Comment noted. 7. An approved Storm Water Management Permit is required prior to commencing any earth disturbing activity. Please contact Mr. John Thomas regarding storm water quality requirements. Response: Comment noted. 8. An approved right -of -way permit is required prior to commencing any work in the publ right -of -way. Response: Comment noted. 9. If it will be necessary to relocate existing utilities, the costs for such relocation shall be borne solely by the developer. Any utility poles requiring relocation shall be elocated to within one -foot of the outside edge of the proposed right -of -way. Response: Comment noted. 10. The Department requires that the construction drawings be developed in accordance with the City of Carmel digital submission standards and that all required subm'tta s for primary plat, secondary plat, and construction drawings be made. The digita fi es 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. Response: Comment noted. 11. Jurisdictions: a. The project site is located within current City of Carmel Corporate Limi s. b. Perimeter Street and Right -of -Way City of Carmel (Main Street, Grand Boulevard) c. Water City of Carmel Utilities d. Sanitary Sewers City of Carmel Utilities e. Storm Sewers /Drainage C'ty of Carmel f. Legal Drains Ham' "ton County Surveyor's Office Response: Comment noted. 12. Draw'ngs submitted for approva.: a. The des'gn engineer must cerffy all drawings submitted for final approva Mr. Nicho as Redden, PE C'ty of Carme' Department of Eng'neerihg Sep ember 8, 20' Facsimile 317 706 6464 Page 2 Telephone 317 844 6777 Mr. N.choias Redden, PE C'ty of Carme', Department of Engineering September 18, 20' Crape Architects Engineers Solutions by Design Since 1937 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 www.cripe.blz Facsimile 317 706 6464 b. This office will require 9 sets of drawings for approval after all issues have been resolved. The drawings will be stamped as approved and signed by the City Engineer and by Carmel Utilities. The owner will receive 3 sets, one of which must be maintained on the construction site at all times. If this project is subject to review and approval by the Hamilton County Surveyor's Office, a total of 11 sets will be required for final approval. Response: Comment noted. 13. Camel Utilities will provide separate reviews of this project for water issues. Please assure that's copies of all drawings are sent to Paul Pace and Paul Arnone. Response: Comment noted and plans sent to Paul Pace and Paul Arnone on 8/4/11. 14. Carmel Utility subscribes to "Holey Moley" who should be contacted direct 'y for all water main locations. Response: Comment noted. 15. The following items will be sent electronically upon request regarding this correspondence and project: a. Project Approval Checklist b. Performance /Maintenance Guarantees c. Utility Jurisdictions and Right -of -Way Permits d. Availability (acreage) Fees Response: Comment noted. 16. A schedule for Board of Public Works and Safety meeting dates and agenda deadlines will be sent electronically for your use upon request. Please use the Engineering Department deadlines for submissions to the Board. Response: Comment noted. Board of Public Works and Safety 17. Any submission to the Board requires prior approval by the Carmel Clay Plan Commission and /or the Board of Zoning Appeals (if applicable) and completion of review by the Technical Advisory Committee. All written requests to be placed on the Board's agenda must Include the appropriate Docket Number and the date (or dates) of approval by the Plan Commission and /or the Board of Zoning Appeals (if applicable.) Response: Comment noted. 18. Water Availability and Sanitary Sewer approved from the Board will be required. his ;s an EDU approval based upon the proposed use of the site. Reference Items #33 to #35 be,ow for additional details /explanations. Please note that if an entryway or other irrigation system is planned for this development, additional Water Availability Approva from the Board will be required and additional Water Connection Fees will be assessed base upon the size and usage of the system as determined by the Director of Carme Utilities. Response: Comment noted. Page 3 Telephone 317 844 6777 An. Crape Architects Engineers Solutions by Design Since 1937 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 www.crlpe.biz Facsimile 317 706 6464 19. Commercial Curb Cut Approval. Please provide 81/2 x 11 exhibits with the request for approval. Provide all pertinent information including lane widths, overall widths, radii, lane markings, location of opposing drives or streets, relationship to the location of previous curb cuts, etc. Response: Comment noted. 20. Temporary Construction Entrance Approval. This will be addressed in construction plan review. Response: Comment noted. 21. The installation of any permanent, privately owned and /or maintained improvement (signs, decorative street signs, walls, streetlights, etc.) within dedicated right of way or dedicated easements requires the execution of a Consent to Encroach Agreement between the Owner and the City of Carmel. Such agreements are executed by the Board of Public Works and Safety. The City Engineer may approve irrigation systems agreements. Response: Comment noted. 22. Secondary Plat approval if applicable. All performance guarantees must be posted prior to submission of secondary plats for Board of Public Works and Safety approval. Response: Comment noted. 23. Dedication and right -of -way if not platted. This is based upon the City of Carmel 20 -Year Thoroughfare Plan requirements. Dedication documents are available upon request. Please be advised that all Right -of -Way Dedications must be accompanied by a Sales Disclosure Agreement completed by the owner for the property being dedicated to the C'ty. The dedication document cannot be recorded without a completed Sales Disclosure. The form is available upon request. Response: Comment noted. Bonding Requirements 24. Any open pavement cuts of either Main Street or Grand Boulevard, other than those required for the curb and median cuts, wail require Board approva Response: Comment noted. 25 Pease contact Mr. Dave Barnes to review performance guarantee requirements. Please contact Mr. John Duffy to review water and sanitary sewer bonding requirements. Response: Comment noted. 26. The amount of the performance Guarantee is based upon a certified Engineer s Es'' °a `e for 100% of the cost of labor and materials to construct the individual improvemen s, xo be provided by the design engineer. Please provide detailed Engineer's Estimates for Mr. Nicholas Redden, PE C'ty of Carmel, Department of Engineering September 18, 20' 1 Page 4 Telephone 317 844 6777 Gripe Architects Engineers Solutlons by Design Since 1937 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 www.cripe.blz each improvement including quantities, unit costs, pipe sizes, and materials, etc. Response: Comment noted. 27. Upon completion and release of individual Performance Guarantees, three -year Maintenance guarantee will be required (see Street Sign comments above). The Maintenance Guarantee amount is based upon 15% of the Performance amount for Streets and Curbs and 10% of the Performance for all other improvements. Response: Comment noted. 28. Performance Guarantees may be Performance or Subdivision Bonds or Irrevocable Letters of Credit. Response: Comment noted. 29. Please reference the available enclosures for more detailed explanation of our procedures. Response: Comment noted. Right of Way Permit and Bonding 30. Any work in the dedicate right -of -way will required an approved Right -of -Way perm' And a License and Permit Bond. Response: Comment noted. 31. The bond amount is determined by our Right -of -Way Manager. However, if the work is included 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. Response: Comment noted. 32. Please contact our Right -of -Way Manager, Fred Glaser, to arrange right -of -way permitting and bonding. Response: Comment noted. Availability and Connection Fees 33. We defer to Carmel Utilities regarding this issue. Response: Comment noted. Facsimile 317 706 6464 34. If an entryway or overall site irrigation system is planned for this development, additional Water Connection Fees will be assessed based upon the size and usage of the system and upon the recommendation of the Director of Carmel Utilities. Response: Comment noted. 35. These fees are required to be paid prior to final approval of construction plans by Engineering and prior to issuance of building permits by Building Code Services. Please Mr. N'cho as Redden, PE City of Carmel, Department of Engineering September 8, 20 1 Page 5 Telephone 317 844 6777 Crape Architects Engineers Solutions by Design Since 1937 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 www.cripe.blz Facsimile 317 706 6464 confirm these fees and calculations with Carmel Utilities. Response: Comment noted. Development Plan Review Comments 36. General Comments a. This project is subject to he City's Storm Water Management and Storm water Quality Ordinances. Response: Comment noted. b. Please add the following note to the drawings: "IF IT WILL BE NECESSARY TO RELOCATE EXISTING UTILITIES, THE EXPENSE 0 F SUCH RELOCATION SHALL BE THE REPONSIBILITY OF THE DEVELOPER. ALL UTILITY POLES SHALL BE LOCATED WITHIN ONE FOOT OF THE PROPOSED RIGHT -OF- WAY." Response: Note has been to the Utility Plan as requested. 37. Please add note stating: "NO EARTH DISTURBING ACTIVITY MAY COMMENCE WITHOUT AN APPROVED STORM WATER MANAGEMENT PERMIT" to construction set. Response: This note will be added to the Construction Document set as it is developed in the next phase of the project after Plan Commission approval. 38. All swales on site must have sub surface pipe installed. Pipe to conform to requirements of Storm Water Technical Standards Manual and shall be double wall, HI -Q pipe. Response: Comment noted. 39. Please omit Sheet L101, Landscape Plan, from construction sets to be submitted for review by this department. The Department of Engineering does not have approval authority over landscape plans or photometric plans. Response' Sheet L101 will be omitted from the Construction Document set in the future. We have included it as part of this Development Plan submittal at this time. 40. Sheet CS Title Sheet. a. Please remove the title for the Landscape Plan from the Sheet Index. Response: This will be omitted from the Sheet Index of the Construction Document set in the future. We have included It as part of this Development Plan submittal at this time. 41. Please rev °se "Grande Boulevard" to "Grand Boulevard" wherever it appears in the plans. Response: Plans have been revised as requested. 42. Further comments will be forthcoming when construction pans are provided for review. Response: Comment noted. Mr. Nlcho as Redden, PE C`ty of Carme Department of Engineering September 8 20' Page 6 Telephone 317 844 6777 Sincerely, Mr. N "'cholas Redden, PE C`ty of Carmel, Department of Engineering September 8, 2011 6Pe Architects Engineers Solutions by Design Since 1937 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 www.crlpe.biz Please feel free to contact me at 317 -844 -6777 or dlach@cripe.biz with any further questions or comments. CRIPE ARCHITECTS GINEERS David A. Loch, PE, LEED AP Client Services Director, Engineering Cc: Angie Conn, Department of Community Services John Duffy, Carmel Utilities Paul Pace, Carmel Utilities Paul Arnone, Carmel Utilities Greg Noyes, Hamilton County Surveyor's Office Greg Ilko, Crossroad Engineers, PC Gary Duncan, Carmel Engineering Facsimile 317 706 6464 Page 7 Telephone 317 844 6777 September 18, 2011 Mr. Gary Duncan, Jr., PE City of Carmel, Department of Engineering One Civic Square Carmel, IN 46032 Architects Engineers solutions by Design Si nce 1937 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 www.cripe.biz RE: Meridian and Main II Project Review #1 Supplemental Comments Dear Mr. Duncan: O:\ 2006\ 060384 \20500 \docs \Engr \Permits' Response -er *er Engneerng_Supp' 20" 9_ 8 docx Thank you for your letter of July 27, 2011. Please find our responses to the supplemental co iments below. Facsimile 317 706 6464 1. Compliance with the Thoroughfare Plan includes construction of the improvements prescribed by the Thoroughfare Plan across the frontage control by the development (including sections with no access.) Typically, developers provide a commitment equa. to the value to construct these improvements for deposit into the City's non reverting thoroughfare fund. Credit is typically given towards this commitment for any widening, milling and resurfacing of the perimeter streets. Response: Noted. The owner is evaluating the proposed improvements and will determine the appropriate approach during the construction document phase of the project. 2. Please dentify which internal roads are public and which are private. Please label the rght -of -way of the public roads. Response: Both internal roads are planned to be public roads. The right -of -way dimensions have been added to the plans along with typical sections. 3. Please labe' dimensions of internal public roadways, including cetterline radii. Response: Roadway dimensions have been added to the plans. 4. Pease labe' existing and proposed right -of -way of Main Street. Response: The existing and proposed right -of -way dimensions have been added to the plans. 5. Please identify how access to the existing residential properties wi'I be prov °ded. Response: The proposed road network indicates the proposed maintenance of access to the existing residences. 1 d 6. Pease slow off -site improvements to the St. Vincent's ste. Response: The proposed St. Vincent improvements have been added to the plans based on information supplied by Woolpert. Telephone 317 844 6777 Mr. Gary Duncan, Jr., PE C`ty of Carme Department of Engineering September 18, 20 Arab. Crape Architects Engineers Solutions by Design Since 1937 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 www.crlpe.blz Facsimile 317 706 6464 7. If the north -south roadway between buildings 6 and 8 is to be public, access to these lots shall b.e aligned. Response: Based on design revisions requested by the existing residences, the site layout has been modified. The driveways cannot practically be aligned based on the new layout. 8. Please identify how drainage from the church to the west and to the existing residential properties in the northwest corner is being accommodated. Response: Per the meeting conducted on August 12, 2011 at your office, the drainage from the Church will be directed to the Grand Boulevard drainage system as originally planned. 9. Why are the peak release rates on Sheet C501 stated as such? Is there more than one ouffall? Response: Yes, there are two watershed areas as Indicated In the drainage information supplied in the original submittal. The northern watershed is not included In the release rate to the East. 10. Will there be short circuiting of the water quality component of the south pond? Response: The storm sewer system and pond system will be designed to maximize the flow distances through the pond. This will be reflected in the final design. indicate the following for the main street frontage: Connection of auxiliary lanes between this site and St. Vincent's to the east. Response: Per the information provided by Woolpert, the St. Vincent project did not have any auxiliary lanes proposed as part of their project. If the request is to create auxiliary lanes to that site, then the owner will need to review this as part of the Thoroughfare improvements. b. Multi-use path Response: The Multi -Use Path has been added to the plans. c. Passing blister on south side Response: A passing blister is not proposed at this time per the meeting at your office due to the upcoming improvements to Main Street and the lack of right -of- way on the south side of Main Street. d. Widening to provide 24 feet of pavement measured from south side of existing pavement across the frontage. Response: Any widening of Main Street is being evaluated by the owner relative to the Thoroughfare Improvements. Page 2 Architects Engineers Solutions by Design Since 1937 Telephone 317 844 6777 Facsimile 317 706 6464 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 www.cripe.biz e. Full width milling and resurfacing .of Main Street across the frontage. Response: Any milling and resurfacing of Main Street is being evaluated by the owner relative to the Thoroughfare Improvements. 12. Is a roundabout still panned at the intersection of internal roadways? Response: No, an internal round -a -bout is no longer planned for the site. 13. Please indicate a sidewalk on each side of north -south roadway if all internal public roadways. Response: Sidewalks have been added as requested. 14. Will the aqua swirl be master planned for will each lot provide its own? Response: The proposed development Is designed to provide master storm water detention. The pond system will serve as a master planned BMP. Each individual lot will be responsible for the required upstream, second BMP. 15. Will ponds be vegetated to treat nutrients in storm water? Response: Yes. 16. Easement over the storm piping will be required where drainage from the right -of -way will be conveyed. Response: Easements will be prepared for the storm system during the construction document phase. Please feel free to contact me at 317- 8446777 or dlach@cripe.biz with any further questions or comments. Sincerely, CRIPEARCHITECTS ENGINEERS David A. Lach, PE, LEED AP Client Services Director, Engineering Cc: Angie Conn, Department of Community Services John Duffy, Carmel Utilities Paul Pace, Carmel Utilities Paul Amone, Carmel Utilities Greg Noyes, Hamilton County Surveyor's Offce Greg Ilko, Crossroad Engineers, PC Mr. Gary Duncan, Jr., PE City of Carmel, Department of Engineering September 18, 2011 Page 3 CARMEL PLAN COMMISSION SUBDIVISION COMMITTEE DEPARTMENT REPORT SEPTEMBER 6, 2011 5. Docket No. 11060014 DP: _Meridian Main I1 The applicant seeks development plan approval for commercial and office uses on 26.8 acres. The site is located at 1304 W. Main St., and is zoned a mix of OM/MU Old Meridian Mixed Use on the southern portion and B- 6/Business and US 31 Corridor Overlay Zone on the northern portion. Filed by Jamie Browning for Mendian Heights Associates, LLC. The applicant seeks development plan approval for phase 2 of the Meridian Main development, for commercial and office uses on 26.8 acres. (The ADLS application /review of the building architecture, signage, lighting, etc. will be submitted at a later date.) The site is zoned a mix of OM/MU Old Meridian District Mixed Use on the southern portion and B-6/Business and US 31 Corridor Overlay Zone on tl a norttl C rn rtion. Please see the petitioner's informational packet for more detail. r p 1 J l as This area was a residential neighborhood a few years ago. The neighborhood was rezoned to OM/MU Old p Meridian Mixed Use on the southern portion and B-6/Business and US 31 Corridor Overlay Zone on the northern portion. The residential plat with the lots and streets were vacated, and most of the homes were demolished. There are about 6 -7 occupied homes left at the northwest corner of the site. Outstanding concerns /comments: U-O_CJI SO, 1. An update about the status of the Engineering Dept. approvals will be voiced at the meeting. war Vows 2. An update about the status of the Forestry Dept approval will be voiced at the meeting about the tree preservatio f plan. L..UU 3. Planning/Zoning Department's outstanding review comments that need more discussion: tj \ll.a2 A. .For the northern portion of the site that is zoned B6 US 31 Overlay Zone: W\ v j 1. A 90 -ft build -to line along US 31 right of way is required. Petitioners Response- Based on the 5 j 7 [Om kfr di °st im c of the site away from t e US 31 Mk', thy: 0 t Build -To -Line does riot atTeet -sir site. Vi( 6 4 Q B. For the southern por'i4i311 of tlx: site that is wired (J i ff] OM Meti' iau District, Mixed I/ se Subarea: d;.\s 'Ordinance Ch. 20G:04.02 :as must uccommudate on street parking. Petitioner's Response: lsc.d evi ol,. &k :tthiZz, with F 6 c^j kFa :v JAII. sf'6st `kwrn. 3-'.ht 4' 1.. rot r inim'Ct ski t 4:` north /south street or Pen.rtsylvania. Way. There is still the possibility of providing future parking along Main Street if that is the desire of the City: however, according to the Thoroughfare Plan for a Primary �o�/ Parkway, on- street parking is not permitted. This item needs further discussion. 4 Q- 2. There is a minimum 10 -ft setback and a maximum 20 -ft front building setback line for buildings k{\ along the street. Please show /label. (Addendum: Please shift Building 9A to the west, so it is 20 ft from the street.) Petitioner's Response: The buildings have been located relative to the proposed setback Y' requirements and labeled. �Q r Q Show/label the 140 -ft road right of way width along Main Street/131 St. Petitioner's Response: The e proposed 60 -ft half right -of -way along Main Street is based on the Meridian Main Phase 1 develop- ment as well as the St. Vincent Sports Performance project to the east. The Primary Parkway section and associated 140 -ft road right -of -way needs to be further reviewed. The future right -of -way dedication on the south side of Main Street is not within the control of this project. Ordinance Ch. 23B.10.4 requires a certain amount of tree preservation. Petitioner's Response: Tilt areas along the perimeter of the overall site will be the primary areas of tree preservation. Based on the site and roadway configuration, the majority of the trees of significant size will most likely need to be removed. 5 see, Acu4 4. Buildings must occupy at least 70% of the frontage. Petitioner's Response: the proposed buildings occupy 39.6% of the frontage along Main Street excluding the proposed right -of -way of the north/south street. This number is slightly distorted due to the eastern portion of the frontage being encumbered by the proposed detention pond which is 11.6% of the frontage and additional green space. The actual frontage attributed to parking is 32.6% parking and walks. The building configuration is based on providing views of the buildings north of Main St., rather than creating a visual barrier to comply with the 70% rule. 5. A tree preservation plan is required per ZO Ch. 20G.04.06.E. Petitioner's Response: The areas along the perimeter of the overall site will be the primary areas of tree preservation. Based on the site and roadway configuration, the majority of the trees of significant size will most likely need to be removed. 6. See the C3 Plan, pg 94 about the Old Meridian Subarea and its guide for growth. Petitioner's Response: As the sites develop, the developers will need to address these requirements for the individual buildings. 7. Show the larger parcels that will be created from the vacated lots of the North Meridian Heights plat. Petitioner's Response: The specific parcel lines of the lots will be determined by the proposed rights-of-way: however, the internal lot lines have not yet been defined and may be subject market conditions. Recommendation: After all comments /concerns are addressed, the Dept. of Community Services (DOCS) recommends that this item be forwarded to the September 20 Plan Commission meeting with a positive reconunendation. Conn, Angelina V From: Duncan, Gary R Sent: Tuesday, September 06, 2011 4:12 PM To: Conn, Angelina V Cc: David Lach; McBride, Mike T Subject: RE: any outstanding issues with meridian main II? Angie: There is not much to review at this point. Although I do not have a plan to confirm the responses to your comments received on August 30 via email, I do not have any issues with the comments provided by the petitioner. We are working with the petitioner as they have indicated in their response. We had a very productive meeting on August 12 As we have discussed, I do not see the need for on- street parking on the internal roadways. I do not recommend providing relief from the current Thoroughfare Plan right -of -way widths on Main Street (70 -foot half required; 60 -foot proposed in their plan). I provided our recommended cross section for the east -west street in an email earlier today to the petitioner. Gary From: Conn, Angelina V Sent: Tuesday, August 30, 2011 1:36 PM To: Duncan, Gary R; Mindham, Daren Subject: any outstanding issues with meridian main II? Hi, Gary Daren I am writing the dept. report for this item. Do you or your dept. have any major outstanding issues with the deve.opment plan for this proectt I should add to the dept. report? (The dept report will be sent on Noon, Sept. 1, this Thursday.) Daren are you okay with the petitioner's responses to the co made about the tree preservation p a requirements and a.so the buffer yard requirements? Please let me know within a day or s. Thanks! Angie 1 Conn, Angelina V From: Sent: To: Cc: Subject: Terry Duncan, Gary R Tuesday, September 06, 2011 2:00 PM Terry Hebert; David Lach; Conn, Angelina V Hollibaugh, Mike P; Donahue -Wold, Alexia K; Mindham, Daren; Jamie Browning; Jennifer Lasch; McBride, Mike T RE: Additional review comments for Docket No. 11060014 DP: Meridian Main II The east -west road is on the thoroughfare plan as a 66 -foot wide right -of -way. We would expect the following cross section within that right -of- way...on each side, centered on the right -of -way: 5 -foot walk; 5 -foot tree lawn; 2 -foot chairback curb and gutter, 12 -foot travel lane. Since the right -of -way to the west will be less than 50 -feet and the right of -way to the east will be no greater than 50 -feet; we will consider a lesser width right -of- way...but not less than 50 -feet. From: Terry Hebert [mailto:thebert@browninginv.com] Sent: Tuesday, August 23, 2011 11:09 AM To: Duncan, Gary R; David Lach; Conn, Angelina V Cc: Hollibaugh, Mike P; Donahue -Wold, Alexia K; Mindham, Daren; Jamie Browning; Jennifer Lasch Subject: RE: Additional review comments for Docket No. 11060014 DP: Meridian Main II Not to speak for David Lach. But, I think he would like to get feedback on typical section for the east /west road (Pennsylvania Ave) across our development. Example: 11 foot travel lanes, 2 foot curb and gutter, 5 foot sidewalk, etc. We believe we understand the section for the north /south road, but still need feedback on the east /west road. Thanks From: Duncan, Gary R [mailto:gduncan @carmel.in.gov] Sent: Tuesday, August 23, 2011 10:37 AM To: David Lach; Conn, Angelina V Cc Hollibaugh, Mike P; Donahue- old, Alexia K; Mindham, Daren; Jamie Browning; Jennifer Lasch; Terry Hebert Subject: RE. Additional fevrew comme,- s for Docket No. 1/060014 DP: Meridian Main [t Good morning everyone. So that I am clear...what a I to provide? Thanks so much, Gary Front: David Lach (maifto:dlach @cripe.bizj Sent: Monday, August 22, 2011 3:12 PM To: Conn, Angelina V; Duncan, Gary R Cc: Hollibaugh, Mike P; Donahue -Wold, Alexia K; Mindham, Daren; Jamie Browning; Jennifer Lasch; Terry Hebert Subject: RE: Additional review comments for Docket No. 11060014 DP: Meridian Main II Angie Thank you for the email. We are still awaiting a response from Gary Duncan on the right -of -way sections for the roads so that we can make the required revisions. I was planning on having them ready for the Sept 6 Special Studies meeting, but I need Gary's input based on our meeting of August 12` 1 Conn, Angelina V From: David Lach [dlach @cripe.biz] Sent: Tuesday, September 06, 2011 1:57 PM To: Mindham, Daren; Conn, Angelina V Cc: Duncan, Gary R; Jennifer Lasch; Sherri Wilson; Terry Hebert; Jamie Browning Subject: RE: any outstanding issues with meridian main II? Daren We will add the buffer yards to the plan as requested. At this time, we are not planning on platting the lots since commercial property is not required to be platted in Carmel as far as I know. Thank you. David A. Lach, PE, LEED® AP Client Services Director Cripe Architects Engineers 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 general office line: 317.844.6777 direct line and direct fax: 317.706.6361 cell phone: 317.997.6423 email: dlach @cripe.biz website: www.cripe.biz From: Mindham, Daren fmailto :dmindham Sent: Wednesday, August. 31, 2011 9:22 AM To: Cann Angelina V Cc: Duncan, Gary R Subject: RE: any outstanding issues with meridian main II? Angie, There is no delineation of the tree preservation areas/buffers on the L101 plan or any plan. This should be included along all perimeters. As t have been trying to improve our process; will the tree preservation areas be located on the secondary plats. This is something to be reminded cit later. I talked to John Thomas, it does not look like any of the trees n the p nd areas can be saved because of grading. So they 1 guess are good with this answer once bufferyard dimensions are marked. g. f. Show /label all required landscape buffer and perimeter planting areas and widths. Response: Buffers and planting areas have been provided and labeled. Provide a tree preservation plan. Response: The areas along the perimeter of the overall site will be the primary areas of tree preservation. Based on the site and roadway configuration, the majority of the trees of significant size will most likely need to be removed. 7. Show /label the bufferyards, per ZO chapter 26.04. Response: The buffer yards have been dimensioned as requested. 1 Please let me know within a day or s. Thanks! 8. At least 15% of the site must be landscaped /green space. Response: The green space of the site which will be landscaped as part of the individual building sites is 22.5 This percentage excludes the pond areas, all green space in the rights -of -way of Main Street, Pennsylvania Way and the north /south street and the lots controlled by Meridian Heights, LLC which are surrounded by the existing residential lots of Meridian Heights. Landscaping plans w' be designed and submitted for ADLS when the individual sites are designed. 9. ZO Ch. 23B.10.4 requires a certain amount of tree preservation. Response: The areas along the perimeter of the overall site will be the primary areas of tree preservation. Based on the site and roadway configuration, the majority of the trees of significant size will most likely need to be removed. Daren Mindham Urban Forester City of Carmel Department of Community Services One Civic Square Carmel, Indiana 46032 Office: 317 -571 -2283 From: Conn, Angelina V Sent: Tuesday, August 30, 2011 1:36 PM To: Duncan, Gary R; Mindham, Daren Subject: any outstanding issues with meridian main II? Hi, Gary Daren I am writing the dept. report for this item. Do you or your dept. have any major outstanding issues with the development plan for this project that I should add to the dept. report? (The dept report will be sent on Noon, Sept. 1, this Thursday.) Daren are you okay w;th the petitioner's responses to the comments we made abo..t he t ee prese plan requirements and also the buffer yard requirements? Angie 2 Conn, Angelina V Angie 2 From: David Lach [dlach©cripe.biz] Sent: Tuesday, August 30, 2011 10:23 AM To: Conn, Angelina V Cc: Hollibaugh, Mike P; Donahue -Wold, Alexia K; Mindham, Daren; Jamie Browning; Duncan, Gary R; Sherri Wilson Subject: RE: Additional review comments for Docket No. 11060014 DP: Meridian Main II Please find our responses to your questions per our meetings and design requests below: For the northern portion of the site that is zoned B6 US 31 Overlay Zone: O ZO Ch. 23B.05.02 limits the percentage of RetaA /Service uses in the buildings. Response: At this time, no retail uses are planned for the northern buildings. 90 ft build to line along US 31 right of way. Response: Based on the distance of the site away from the US 31 R /W, the 90 ft Build -To -Line does not affect our site. 0 4 What is the Gross Floor Area (GFA) of each building? Response: The individual buildings will be designed and resubmitted for ADLS when those sites are designed. For planning purposes, we have shown the gross area of the building and number of floors to address the parking needs. What is the Floor Area Ratio (FAR) of each building/site? Response: The individual buildings will be designed and resubmitted for ADLS when those sites are designed. There is a maximum 55 ft building height for buildings along Pennsylvania St. Response: The maximum height requirement is noted and will need to be addressed in the individual site designs as part of their ADLS. At this time, the buildings in the vicinity of Pennsylvania Way are 2 or 3 stories. r/ )1Y: What is the parce coverage percentage? Please include pavement and building footprint in this calculation. R must be less than or equal to 65% Response: The parcel coverage percentage is 58.4% which includes buildings, parking lot pavement, public roadways and sidewalks. This calculation is based on all of the property controlled by Meridian Heights, LLC. I F Show/label the butteryards, per ZO chapter N.04. Response: The buffer yards have been dimensioned as requested. At least 15% of the site roust be fandscapedtgr een space. Response: The green space of the site which will be landscaped as part of the individual building sites is 22.5 This percentage excludes the pond areas, all green space in the rights -of -way of Main Street, Pennsylvania Way and the north /south street and the lots controlled by Meridian Heights, LLC which are surrounded by the existing residential lots of Meridian Heights. Landscaping plans will be designed and submitted for ADLS when the individual sites are designed. 0 ZO Ch. 238.10.4 requires a certain amount of tree preservation. Response: The areas along the perimeter of the overall site will be the primary areas of tree preservation. Based on the site and roadway configuration, the majority of the trees of significant size will most likely need to be removed. Show /label a 10 -ft wide planting strip along each side of the ncrthlsouth street. 1 Response: The planting strips along the north /south street in the US 31 Overlay /B -6 Districs are planned to be 10 feet in width as requested. 7 r. There is a 20 ft build to line for buildings along Pennsylvania St. Response: It is our opinion that the 20 -ft build -to -line along Pennsylvania Street was intended for the portion of that public roadway paralleling US 31 /Meridian south of Main Street as part of the US 31 Overlay District. The proposed buildings on the site in the US 31 Overlay /B -6 zone are shown to be placed to the north of the property to be more in line with the intent of the Overlay Ordinance to locate buildings along the US 31 /Meridian Street corridor. The buildings along the proposed Meridian Way are in the Old Meridian District. Please show /label 66 ft road right of way widths for Pennsylvania St. and the north /south street. Response: Based on our meeting with Gary Duncan and you, we have proposed 50 -ft road rights -of -way since the roadways will be more local streets rather than the arterials. r For the southern portion of the site that is zoned OM/MU Old Meridian District, Mixed Use Subarea: ZO ch. 20G.04.02 ali street must accommodate on street parking. Response: Based on our meeting with Gary Duncan and you, on- street parking is not planned for the north /south street or Pennsylvania Way. There is still the possibility of providing future parking along Main Street if that is the desire of the City; however, according to the Thoroughfare Plan for a Primary Parkway, on- street parking is not permitted. This items needs further discussion. OKx All streets shall be dedicated to the City. Response: The north /south street and Pennsylvania Way are now planned to be dedicated as public streets. 0 There is a minimum 10 -ft setback and a maximum 20 -ft front building setback line for buildings along the street. Please show/label. SW-4 5 c liA tA_E-E- \os2_ zo i -'A 4.)1S W Response: The buildings have been located relative to the proposed setback requirements and labeler!. S Please show /label 66 ft road right of way widths for Pennsylvania St. and the north /south street. U'�' ,4 Response: Based on our meeting with Gary Duncan and you, we have proposed S0 -ft road rights -of -way since the roadways will be more local streets rather than the arterials. o 1 5' Show/label sidewalks on both sides of the north/south street. Response: Sidewalks have been added to both sides of the north /south street. otLX Show /label sidewalks'paths on both sides of the Pennsylvania St. Response: Sidewalks were shown on both sides of Pennsylvania Way as part of the original submittal and are maintained in the proposed street section. Show +label a 10•ft wide path along main street DV Response: The 10 -ft wide multi -use path has been added along Main Street. Show /label the 140 ft road right of way width along Main Street/131 Response: The proposed 60 -ft half right -of -way along Main Street is based on the Meridian Main Phase 1 development as well as the St. Vincent Sports Performance project to the east. The Primary Parkway section and associated 140 -ft right -of -way needs to be further reviewed. The future right -of -way dedication on the south side of Main Street is not within the control of this project. 0 Buildings must occupy at least 70% of the frontage. Response: the proposed buildings occupy 39.6% of the frontage along Main Street excluding the proposed right -of -way of the north /south street. This number is slightly distorted due to the eastern portion of the frontage being encumbered by the proposed detention pond which is 11.6% of the frontage and additional green space. The actual frontage attributed to parking is 32.6% parking and walks. The building 2 configuration is based on providing views of the buildings north of Main Street rather than creating a visual barrier to comply with the 70% rule. Q y__ ye Only 115 parking spaces are required; you show 622. Please reduce. Response: The proposed parking is planned to meet market demands rather than the minimum required by the Ordinance. The owner may be willing to reduce parking as individual sites develop; however, the intent of this plan is to address the market demands. t ZO Ch. 20G.04.05.F interconnected parking areas are required. Response: All proposed parking areas are interconnected via the proposed roadways. 3 A tree preservation plan is required per ZO Ch. 20G.04.06.E Response: The areas along the perimeter of the overall site will be the primary areas of tree preservation. Based on the site and roadway configuration, the majority of the trees of significant size will most likely need to be removed. See the C3 Plan, pg 94 about the Old Meridian Subarea and its guide for growth. Response: As the sites develop, the developers will need to address these requirements for the individual buildings. Thank you for your assistance in these matters. An updated plan set will be delivered to you around lunch today. David A. Lach, PE, LEED® AP Client Services Director Cripe Architects Engineers 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 general office tine: 317.844.6777 direct line and direct fax: 317.706.6361 cell phone: 317.997.6423 email: cilach@cripe.biz website: www crioe.biz From Conn, Angelina V fmaiito:Aconnj carmeiin.govj Seal`: Wednesday, 3une 22, 20119; S1 AM To: Davkl Cc: Holhhaugh, Mike P; Donahue -Wok!, Alexia K; Mindham, Daren; Jamie Browning Subject: Additional review comments for Docket No. 11060014 DP: Meridian Main II Good mo nin David :elo are addi iona P1. nin Zonin• 1e• eview co me is tr Meridi. ain 11. Please y to these via girnail or le er corr e spondence on or before Au st 1. For the northern portion of the site that is zoned B6 US 31 Overlay Zone: 1. ZO Ch. 23B.05.02 "m is the percentage of Retai /Service uses in the buildings. 2. 90 -ft build to dine a:ong US 31 right of way. 3. What s the Gross Floor Area (GFA) of each building? 4. What's the Faoor Area Ratio (FAR) of each building /site? 5. There is a maximum 55 -ft building height for buildings along Pennsylvania St. 3 Conn, Angelina V From: David Lach [dlach @cripe.biz] Sent: Tuesday, August 30, 2011 10:15 AM To: Conn, Angelina V; Hollibaugh, Mike P; Mindham, Daren Hancock, Ramona B; Littlejohn, David W; jmolitor @prodigy.net; Boone, Rachel M.; Tingley, Connie S Duncan, Gary R; Donahue -Wold, Alexia K; Blanchard, Jim E; Stewart, Lisa M Martin, Candy; Druley, Elizabeth A; Haney, Douglas C; Schuessler, Justin Cc: Jamie Browning; Terry Hebert; Sherri Wilson Subject: RE: Docket No. Assignment: (11060014 DP) Meridian Main II Angie Please find the responses to your preliminary review comments below: 8. Preliminary Planning/Zoning Dept. Review Comments {please rep)/ to these via email or letter correspondence): 01 y, Show /label the trash dumpster /enclosures Response: Dumpster enclosures will be developed with t he individual building site plans as part of their future ADLS submittals. py____,13! Show /label the road rights of way, per the thoroughfare plan map. Response: Proposed rights of way have been labeled as requested. oK-,e! Show /label all required side paths and sidewalks, showing complete pedestrian connectivity, per the Bicycle and Pedestrian Plan Map. Response: Pedestrian walks and paths have been shown with connections to the public street walks. o ,‘,._,er: Show /label all conceptual signage locations. Response: Signage locations have not yet been determined. Once the layout is accepted a signage concept will be developed and will be submitted with future ADLS applications. OK./ Provide and exhibit showing the site plan overlaid upon a current aerial photo Response: A plan showing the proposed site overlain onto an aerial photo is now provided. 0)C/ Show /label all required landscape buffer and perimeter planting areas and widths. Response: Buffers and planting areas have been provided ar labeled. C D Provide a tree preservation plan. S Qt_ U^ 23 f3,. 10. Response: The areas along the perimeter of the overall site will be the primary areas of tree preservation. Based on the site and roadway configuration, the majority of the trees of significant size will most likely need to be removed. CD Show the larger parcels that will be created from the vacated lots of the North Meridian Heights plat. Response: The specific parcel lines of the lots will be determined by the proposed rights way; however, the internal lot lines have not yet been defined and may be subject market conditions. i, Please provide copies of your correspondence with the TAC members and their correspondence with you. Response: DOCS will be provided copies of all correspondence as requested. Remember to include the Development Plan application's Findings of Fact sheet in your final info packets, Response: The developer or his attorney will be /has provided the Findings of Fact. or..../( Provide the filled out and notarized Affidavit of Notice of Public Hearing page of the application. Response: The developer or his attorney will /has provided the Affidavit. Provide the filled out Notice of Public Hearing page of the application. 1 Response: The developer or his attorney will /has provided the Notice of Public Hearing. Q\ Provide the filled out and notarized Public Notice Sign Placement Affidavit page of the application. Response: The developer or his attorney will /has provided the Affidavit page. Provide a copy of the Official List of Adjacent Property Owners from Hamilton County Auditor's Office. Response: The developer or his attorney will /has provided the list of adjacent property owners. a p Please consider using additional LEED or 'green' building practices, such as permeable pavers, solar r` pane's, bioswales, etc. List is attached. Response: The project will be developed in accordance with the current ordinance requirements related to water quality. The individual building site projects may choose to implement additional sustainable design practices once those projects are identified. OK AZ Prepare an estimated construction cost to comply with the Thoroughfare Plan Alternative Transportation Plan; contact the Engineering Dept. for more details. Response: We are working with the City Engineer's Office on this requirement. ©y:_/ A traffic study /analysis will be required• please verify this with the City Engineering Dept, 571 -2441. Response: Based on our meeting with Gary Duncan and correspondence from the City Engineer's Office, we do not believe a traffic study /analysis will be warranted. Updated Plans will be delivered to your office today. Please contact me if you have any further questions. David A. Lach, PE, LEED® AP Client Services Director Cripe Architects Engineers 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 general office line: 317.844.6777 direct line and direct fax: 317.706.6361 cell phone: 317.997.6423 email: dlach @cripe.biz website: www.crip From: Conn, Angelina V [mailto:Aconn @carmel.in.gov] Sent Monday, June 20, 2011 2 :54 PM To #fcr##ibatoc3h, Mike P- Mindham, Damn; Hancock Ramona 8- Littlejohn, David W; jrnotitor @prodigy.net; Boone, Rachel M..; Tingley, Connie ..S; Duncan, Gary R; Donahue- Wald, Alexia K: Blanchard, lim E; Stewart. Lisa M; Martin, Candy; Druley, Elizabeth A; Haney, Dougtas C; Schuessler, Justin Cc: David Lach; Jamie Browning Subject: Docket No. Assignment: (11060014 DP) Meridian Main II I have issued the Docket Number for Meridian Main 11 (DP). It is the following: Docket No. 11060014 DP: Meridian Main 11 The applicant seeks development plan approval for commercial and office uses on 26.8 acres. The site is located at 1304 W. Main St., and is zoned a mix of OM/MU —Old Meridian Mixed Use on the southern port on and B-6/Business and US 31 Overlay on the northern portion. Filed by Jamie Browning for Meridian Heights Associates, LLC. Jamie Browning, applicant, can be contacted at 317 344 -7328, and David Lach, project engineer, can be contacted a' 3'i 7- 844 -6777. FEES: DPI 912.0 2 X For Approval Submit Approved as Submitted Copies for Approval For Your Use Return Approved as Noted Copies for Distribution As Requested Not Approved Reviewed for Compliance Signature Requested Resubmit Corrected Prints For Review and Comment Cripe Architects Engineers Solutions by Design 5,nce 1937 Date: 8/30/11 Cripe Job 060384 -20500 THESE ARE TRANSMITTED as checked below: 3939 Priority Way South Drive Suite 400 Indianapolis, Indiana 46240 317.844.6777 FAX# 317.706.6464 www.cr'pe.bz O:\ 2006 \060384\ 20500 \DOCS \ENGR \PERMTS \TRANSM ITTAL_DOCS_2011 _0830.DOCX TRANSMITTAC Il OL6 To: Department of Community Services One Civic Square, 3 Floor Carmel, IN 46032 Attention: Angie Conn 317- 571 -2417 Re: Meridian Main 11 Development Plans #11060014DP Carmel, IN We are sending you the following items via: 1 -hour courier Shop Drawings Copy of Letter Prints Change Order X Plans Attached Samples Report Specifications Other Copies Date 8/30/11 Description Revised Development Plans Remarks: Revised Development Plans. Any questions, please contact David Lach at 317 -844- 6777 or dlach @cripe.biz. c: Browning Investments Scanned to file Signed: Sherri Wilson, Permit Specialist, 706 -6419 swilson @cripe.blz I Transmittal Only: Notice: The drawing /computer files listed above are the property of Cripe Architects Engineers and are transmitted for reproduction use only. Any modification or reuse of the documents without written permission from Cripe Archltects Engineers is prohibited. Any person or entity using these documents for any purpose other than the project for which they were originally intended, with or without permission from Cripe Architects Engineers, by their use agrees to indemnify and hold harmless Cripe Architects Engineers from any loss, including, but not limited to attorney's fees occurring from their use. w Conn, Angelina V From: Sent: To: Cc: Subject: Not to speak for David Lach. But, I think he would like to get feedback on typical section for the east /west road (Pennsylvania Ave) across our development. Example: 11 foot travel lanes, 2 foot curb and gutter, 5 foot sidewalk, etc. We believe we understand the section for the north /south road, but still need feedback on the east /west road. Thanks Terry Terry Hebert [thebert@browninginv.com] Tuesday, August 23, 2011 11:09 AM Duncan, Gary R; David Lach; Conn, Angelina V Hollibaugh, Mike P; Donahue -Wold, Alexia K; Mindham, Daren; Jamie Browning; Jennifer Lasch RE: Additional review comments for Docket No. 11060014 DP: Meridian Main II From: Duncan, Gary R [mailto:gduncan @carmel.in.gov] Sent: Tuesday, August 23, 2011 10:37 AM To: David Lach; Conn, Angelina V Cc: Hollibaugh, Mike P; Donahue -Wold, Alexia K; Mindham, Daren; Jamie Browning; Jennifer Lasch; Terry Hebert Subject: RE: Additional review comments for Docket No. 11060014 DP: Meridian Main II Good morning everyone. So that I am clear...what a I to provide? Thanks so much, Gary From: David Lach [mailto:dlach @cripe.biz] Sent: Monday, August 22, 2011 3:12 PM To: Conn, Angelina V; Duncan, Gary R Cc: Hollibaugh, Mike P; Donahue -Wold, Alexia K; Mindham, Daren; Jamie Browning; Jennifer Lasch; Terry Hebert Subject: RE: Additional review comments for Docket No. 11060014 DP: Meridian Main II Angie Thank you for the email. We are still awaiting a response from Gary Duncan on the right -of -way sections for the roads so that we can make the required revisions. I was planning on having them ready for the Sept 6` Special Studies meeting, but I need Gary's input based on our meeting of August 12` I have copied Gary on this email, but will call him as well. I have called Engineering and Gary is out until tomorrow. I hope to hear from Gary tomorrow morning. Thank you. David A. Lach, PE, LEED® AP Client Services Director Cripe Architects Engineers 3939 Priority Way South Drive, Suite 400 Indianapolis, Indiana 46240 1 general office line: 317.844.6777 direct line and direct fax: 317.706.6361 cell phone: 317.997.6423 email: dlach @cripe.biz website: www.cripe.biz From: Conn, Angelina V [mailto:Aconn ©carmel.in.gov] Sent: Monday, August 22, 2011 1:03 PM To: David Lach Cc: Hollibaugh, Mike P; Donahue -Wold, Alexia K; Mindham, Daren; Jamie Browning; Jennifer Lasch Subject: RE: Additional review comments for Docket No. 11060014 DP: Meridian Main II Good afternoon, David we definitely need these review comments addressed by Aug. 30, or you run the risk of having your item tabled to the Oct. 4 committee meeting, due to an incomplete application and lack of action. Thanks, Angie Conn, Planning Administrator City of Carmel Planning Zoning Division Dept. of Community Services 1 Civic Square, 3rd Flr. Carmel, IN 46032 0: 317 -571 -2417 1 F: 317 571 -2426 1 E: aconn @carmel.in.gov W: www.carmel.in.gov /services /DOCS /DOCSDOPZ.htm Please consider the environment before maing this e-mail From: Conn, Angelina V Sent: Wednesday, June 22, 2011 9:51 AM To: 'David Lach' Cc: Hollibaugh, Mike P; Donahue -Wold, Alexia K; Mindham Daren; 'Jamie Browning' Subject: Additional review comments for Docket No. 11060014 DP: Meridian Main II Good morning. David Below are additional Planning /Zoning Dept, review comments for Meridian Main II. Please reply to these via email or letter correspondence on or before August 1. For the northern portion of the site that is zoned B6 US 31 Overlay Zone: 1. ZO Ch. 23B.05.02 limits the percentage of Retail /Service uses in the buildings 2. 90 -ft build to line along US 31 right of way. 3. What is the moss 'ROOT Area r(GF of each building 4. What is tt e Floor Area Ratio (FAR) of eac+ bu din9/site? 5. There is a maximum 55 -ft building height for buildings along Pennsylvan a St. 6. What is the parcel coverage percentage? Please include pavement and building footprnt this calculation. It must be less than or equal to 65% 7. Show /`abe: the bufferyards, per ZO chapter 26.04. 8. At least 15% of the site must be landscaped /green space. 9. ZO Ch. 23B.10.4 requires a certain amount of tree preservation. 10. Show. ,abe: a 10 -ft wide planting strip along each side of the north /south street. 11. There is a 20 -ft build to line for buildings along Pennsylvania St. 12. Please show abel 66 -ft road right of way widths for Pennsylvania St. and the north /south street. For the southern portion of the site that is zoned OM/MU Old Meridian District, Mixed Use Subarea: 1. ZO ch 20G 04.02 all street must accommodate on street parking. 2 Conn, An elina V From: Sent: To: Cc: Subject: Attachments: Jamie: FYI attached are the requested changes from neighbors, regarding docket no 11060014 DP Meridian and Main 11. Angie Conn, Planning Administrator City of Carmel Planning Zoning Division Dept. of Community Services 1 Civic Square, 3rd Flr. Carmel, IN 46032 Conn, Angelina V Monday, August 15, 2011 12:19 PM 'Jamie Browning' 'Terry Hebert'; 'David Lach'; Tingley, Connie S Meridian Main II requested changes from neighbors Judy Stamper remonstrance 8- 15- 11.pdf 0: 317-571-2417 1 F: 317 571 -2426 1 E: aconnOcarmel.in.gov W: www.carmel.in.gov /services /DOGS /DOCSDOPZ.htm Please consider the environment before printing this e-mail Conn, Angelina V From: Sent: To: Cc: Subject: Conn, Angelina V Tuesday, August 09, 2011 10:38 AM 'David Lach' Hollibaugh, Mike P; Donahue -Wold, Alexia K; Mindham, Daren; 'Jamie Browning'; 'jlasch @cripe.biz' RE: Additional review comments for Docket No. 11060014 DP: Meridian Main II Good morning, David we have not yet had a written response to our review comments by your firm. Please do so ASAP. Thank you, Angie Conn, Planning Administrator City of Carmel Planning Zoning Division Dept. of Community Services 1 Civic Square, 3rd Flr. Carmel, IN 46032 0: 317-571-2417 I F: 317 -571 -2426 E: aconnPcarmel.in.gov W: www.carmel.in.gov /services /DOGS /DOCSDOPZ.htm Please consider the environment before printing this e-mail From: Conn, Angelina V Sent: Wednesday, June 22, 2011 9:51 AM To: 'David Lach' Cc: Hollibaugh, Mike P; Donahue -Wold, Alexia K; Mindham, Daren; 'Jamie Browning' Subject: Additional review comments for Docket No. 11060014 DP: Meridian Main II Good morning, David Below are additional Planning/Zoning Dept. review comments for Meridian Main H. Please reply to these via email or letter correspondence on or before August 1. For the northern portion of the site that is zoned B6 US 31 Overlay Zone: 1. ZO Ch. 238.05.02 limits the percentage of Retail/Service uses in the buildings. 2. 90 -ft build to line along US 31 right of way. 3. What is the Gross Foor Area (GFA) of each building? 4. What is the Floor Area Ratio (FAR) of each building/site? 5. There is a maximum 55-ft building height tor buildings along Pennsylvania St. 6_ What is the parcel coverage percentage? Please rn tulle pavement and bialding footprint an this cal a.lat1en. It most be less than or equal to 65% 7. Show /label the bufferyards, per ZO chapter 26.04. 8. At least 15% of the site must be landscaped /green space. 9. ZO Ch. 23B.10.4 requires a certain amount of tree preservation. 10. Show /label a 10 -ft wide planting strip along each side of the north/south street. 11. There is a 20 -ft build to line for buildings along Pennsylvania St. 12. Please show /label 66 -ft road right of way widths for Pennsylvania St. and the north /south street. For the southern portion of the site that is zoned OM/MU Old Meridian District, Mixed Use Subarea: 1. ZO ch. 20G.04.02 all street must accommodate on street parking. 2. All streets shall be dedicated to the City. 1 July 27, 2011 Mr. David Lach, P.E. Cripe Architects and Engineers 3939 Priority Way South Drive, Suite 400 Indianapolis, IN 46240 18 i CITY OF CARMEL JAMES BRAINARD, MAYOR RE: Meridian and Main 1I- Project Review #1 Supplemental Comments Dear Mr. Lach: Please note the following supplemental comments: 1. Compliance with the Thoroughfare Plan includes construction of the improvements prescribed by the Thoroughfare Plan across the frontage controlled by the development (including sections with no access). Typically, developers provide a commitment equal to the value to construct these improvements for deposit into the City's non reverting thoroughfare fund. Credit is typically given towards this commitment for any widening, milling and resurfacing of the perimeter streets. 2. Please identify which internal roads are public and which are private. Please label the right of -way of the public roads. 3. Please label dimensions of internal public roadways, including centerline radii. 4. Please label existing and proposed right -of -way of Main Street. 5. Please identify how access to the existing residential properties will be provided. 6. Please show off -site improvements to the St. Vincent's site. 7. If the north -south roadway between buildings 6 and 8 is to be public, access to these lots shall be aligned. 8. Please identify how drainage from the church to the west and to the existing residential properties in the northwest corner is being accommodated. 9. Why are the peak release rates on Sheet C501 stated as such? Is there more than one outfall? 10. Will there be short circuiting of the water quality component of the south pond? 11. Please indicate the following for the main street frontage: a. Connection of auxiliary lanes between this site and St. Vincent's to the east. b. Multi -use path. c. Passing blister on south side. d. Widening to provide 24 feet of pavement measured from south side of the existing pavement across the frontage. e. Full width milling and resurfacing of Main Street across the frontage. 12_ Is a roundabout still planned at the intersection of internal roadways? 13. Please indicate a sidewalk on each side of north -south roadway if all internal public roadways. 14. Will the aqua swirl be master planned or will each lot provide its own? 15. Will ponds be vegetated to treat nutrients in storm water? 16. Easements over the storm piping will be required where drainage from the right -of -way will be conveyed. DEPARTMENT OF ENGINEERING ONE Civic SQUARE, CARMEL, IN 46032 ONCE 317.571.2441 FAx 317.571.2439 EMAIL engineeringocarmel.m.gov Mr. David Lach, P.E. July 27, 2011 RE: Meridian and Main II- Project Review #1 Supplemental Comments Page 2 of 2 If you have questions, please contact me at 571 -2441. Sincerely, a/Gt .y 1 Gary R. D scan, Jr., P.E. Assistant ity Engineer Department of Engineering cc: Angelina Conn, Department of Community Services John Duffy, Carmel Utilities Paul Pace, Carmel Utilities Paul Arnone, Carmel Utilities Greg Noyes, Hamilton County Surveyor's Office Greg llko. Crossroad Engineers, PC issvrappsiuser datalz.lsharcd\DH1LL ?OJREV 11\MERIDIA I SUPPLEMENTAL COMMEN rs CARMEL TECHNICAL ADVISORY COMMITTEE MEETING AGENDA: Clay Township Regional Waste District Comments Date: Wednesday. July 20. 2011 Place: Dept. of Community Services Conference Room. 3 liloor, Cat•tnel City Hall. Time: 9:00 a.m. 9:00 a.m. (PP SW) Docket No. 11060012 PP: Applegate Addition The applicant seeks primary plat approval for 3 residential lots on 0.51 acres. Also, a waiver is requested from the Subdivision Control Ordinance: Docket No. 11060013 SW SCO Chptr 6.05.01: lot width at road right of way The site is located at 130 2 Street NW. just east of the Monon Greenway. It is zoned R -4 /Residence within the Character Subarea of the O :d Town Overlay. Filed by Justin Moffett of The Old Town Design Group. 9:10 a.m. (DP) Docket No. 11060014 DP: Meridian Main II The applicant seeks development plan approval for commercial and office uses on 26.8 acres. The site is located at 1304 W. Main St., and is zoned a mix of OM /MU Old Meridian Mixed Use on the southern portion and B-6/Business and US 31 Corridor Overlay Zone on the northern portion. Filed by .ramie Browning for Meridian Heights Associates, LLC. and WWW.CARMEL.IN.GOV -Out of CTRWD service area. -Out of CTRWD service area. Note: For these items, below, the petitioners will work with each TAC member individually (and not attend an actual meeting): (SU,V) Lubavitch of Indiana Worship Center. The applicant seeks the following special use re- approval: Docket No. 11050019 SU Amend: ZO Ch. 5.02 Permitted Uses, Religious Uses in a Residential District. Two development standards variances are also requested: Docket No. 11060016 V ZO Ch. 5.04.03.E Minimum lot width, 200 feet Docket No. 110601117 V ZO Ch. 26.02.08 25 -ft side yard building setback for churches, schools, etc. The site is located at 2640 W 96 Street and is zoned SI /Residential. Filed by E. Davis Coot' of Coots Henke Wheeler. PC' for Lubavitch of f ndiana. Submitted comments and currently working with Engineer waiting on resuhnlittal. B.) Docket No. 11060018 ADLS Amend: Parkwood Crossing West Granite City Patio Enclosure. The applicant seeks design approval to enclose the current outdoor dining area. The site is located at 150 W. 96`'' St. and is zoned PUD!Planned Unit Development. Filed by Nick Fox of Fox Consulting, Inc. No concerns with the patio enclosure. Page 1 of 1 ONE CIVIC SQ. CARMEL. IN 46032 017)57! _2417 July 18, 2011 Mr. David Lach, P.E. Cripe Architects and Engineers 3939 Priority Way South Drive, Suite 400 Indianapolis, IN 46240 RE: Meridian and Main H- Project Review #1 Dear Ms. Lasch: CITY O.:CARMEL JAMES BRAINARD, MAYOR The City received your development plans on June 17, 2011. The project is scheduled for review at the July 20, 2011 Technical Advisory Committee meeting. We offer the following comments: GENERAL INFORMATION 1. These comments represent the Department of Engineering's first review of the preliminary development plans for this project. 2. We request that all responses to our comments be provided in writing and be accompanied by a drawing reflecting the requested revisions. Failure to provide written responses may result in the delay of the review process. 3. 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 of any changes and specifically state any changes, including changes resulting from Plan Commission, BZA or other committee meetings. 4. We have engaged Crossroad Engineers, PC to review all drainage plans and drainage calculations submitted to this office for review. If you have not already done so, please provide a set of drainage plans and calculations to their office for review. We will share Crossroad's comments as they are received. 5. Final drawings will not be approved for construction until: a. All Engineering Department and Utility Department and Hamilton County Surveyor issues have been resolved. b. All bonds and performance guarantees are posted. c. All Board of Public Works and Safety approvals and any other governing agency approvals (if required) are obtained. d. All off -site easements necessary to install utilities to serve the development are secured. e. SWPPP is approved. f. All fees are paid. 6. The Department reserves the right to provide additional comments based upon subsequent reviews. 7. An approved Storm Water Management Permit is required prior to commencing any earth disturbing activity. Please contact Mr. John Thomas regarding storm water quality requirements. 8. An approved right -of -way permit is required prior to commencing any work in the public right -of -way. 9. If it will be necessary to relocate existing utilities, the costs for such relocation shall be borne solely by the developer. Any utility poles requiring relocation shall be relocated to within one -foot of the outside edge of the proposed right -of -way. 10. The Department requires that the construction drawings be developed in accordance with the City of Carmel digital submission standards and that all required submittals for primary plat, DEPARTMENT OF ENGINEERING ONE CIVIC SQUARE, CARMEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439 EMAIL engineeringttcarmel.in.gov Mr. David Lach, P.E. July 18, 2011 RE: Meridian and Main 11- Project Review I Page 2 of 4 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. 11. Jurisdictions: a. The project site is located within current City of Carmel Corporate Limits. b. Perimeter Street and Right -of -Way City of Carmel (Main Street, Grand Boulevard) c. Water City of Carmel Utilities d. Sanitary Sewers City of Carmel Utilities e. Storm Sewers /Drainage City of Cannel. f. Legal Drains Hamilton County Surveyor's Office. 12. Drawings submitted for approval: a. 1 he design engineer must certify all drawings submitted for final approval. b. This office will require 9 sets of drawings for approval after all issues have been resolved. The drawings will be stamped as approved and signed by the City Engineer and by Carmel Utilities. The Owner will receive 3 sets, one of which must be maintained on the construction site at all times. If this project is subject to review and approval by the Hamilton County Surveyor's Office. a total of 11 sets will be required for final approval. 13. Cannel Utilities will provide separate reviews of this project for water issues. Please assure that copies of all drawings are sent to: Paul Pace Paul Arnone Carmel Utilities Distribution Carmel Utilities Collection 3450 West 131 Street 901 North Range Line Road Westfield, IN 46074 Carmel, IN 46032 14. Carmel Utilities subscribes to "Holey Moley" who should be contacted directly for all water main locations. 5. The following items will be sent electronically upon request regarding this correspondence and project: a Project Approval Checklist b. Performance/Maintenance Guarantees c. Utility Jurisdictions/Right of Way Permits d. Availability (acreage) Fees BOARD OF PUBLIC WORKS AND SAFETY 16. A schedule for Board of Public Works and Safety meeting dates and agenda deadlines will be sent electronically for your use upon request. Please use the Engineering Department deadlines for submissions to the Board.. 17. Any submission to the Board requires prior approval by the Carmel Clay Plan Commission and/or the Board of Zoning Appeals (if applicable) and completion of review by the Technical Advisory Committee. All written requests to be placed on the Board's agenda must Include The appropriate Docket Number and the date for dates) of approval by the Plan Commission and /or the Board of Zoning Appeals (i! applicable) 18. Water Availability and Sanitary Sewer approval from the Board will be required. This is an EDU approval based upon the proposed use of the site. Reference Items #33 to #35 below for additional details /explanations. Please note that if an entryway or other irrigation system is planned for this development, additional Water Availability Approval from the Board will be required and additional Water Connection Fees will be assessed based upon the size and usage of the system as determined by the Director of Carmel Utilities. 19. Commercial Curb Cut Approval. Please provide 8'h x 11 exhibits with the request for approval. Provide all pertinent information including lane widths, overall width, radii, lane markings, location of opposing drives or streets, relationship to the location of previous curb cut, etc. Mr. David Lach, P E. July 18, 2011 RE: Meridian and Main 11- Project Review #1 Page 3 of 4 20. Temporary Construction Entrance Approval. This will be addressed in the construction plan review. 21. The installation of any permanent, privately owned and/or maintained improvement (signs, decorative street signs, walls, streetlights, etc.) within dedicated right of way or dedicated easements requires the execution of a Consent to Encroach Agreement between the Owner and the City of Cannel. Such agreements are executed by the Board of Public Works and Safety. The City Engineer may approve irrigation system agreements. 22. Secondary Plat approval if applicable. All performance guarantees must be posted prior to submission of secondary plats for Board of Public Works and Safety approval. 23. Dedication of right -of -way if not platted. This is based upon the City of Cannel 20 -Year Thoroughfare Plan requirements. Dedication documents are available upon request. Please be advised that all Right -of -Way Dedications must be accompanied by a Sales Disclosure Agreement completed by the owner for the property being dedicated to the City. The dedication document cannot be recorded without a completed Sales Disclosure. The form is available upon request. 24. Any open pavement cuts of either Main Street or Grand Boulevard, other than those required for the curb and median cuts, will require Board approval. BONDING REOUiREMENTS 25. Please contact Mr. Dave Barnes to review performance guarantee requirements. Please contact Mr. John Duffy to review water and sanitary sewer bonding requirements. 26. The amount of the Performance Guarantee is based upon a certified Engineer's Estimate for l00% 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. 27. Upon completion and release of individual Performance Guarantees, a three -year Maintenance Guarantee will be required (see Street Sign comments above). The Maintenance Guarantee amount is based upon 15% of the Performance amount for Streets and Curbs and 10% of the Performance amount for all other improvements. 28. Performance Guarantees may be Perfonnance or Subdivision Bonds or Irrevocable Letters of Credit. 29. Please reference the available enclosures for more detailed explanation of our procedures. RIGHT OF WAY PERMIT AND BONDING 30. Any work in the dedicated right -of -way will require an approved Right -of -Way Permit and a License it Permit Bond. 31. The bond amount is determined by our Right- of-Way Manager. However, if the work is included in the scope of work ofa required and posted Performance Guarantee, the Performance Guarantee may be used to satisfy the bond requirements of the Right -of -Way Permit. 32. Please toratact our Righi -of -Way Manager, Fred Glaser, to arrange right- of-way permitting and bonding. AVAILABILITY AND CONNECTION FEES 33. We defer to Cannel Utilities regarding this issue. 34. Han entryway or overall site irrigation system is planned for this development, additional Water Connection Fees will be assessed based upon the size and usage of the system and upon the recommendations of the Director of Carmel Utilities. 35 These fees are required to be paid prior to final approval of construction plans by Engineering and prior to issuance of building permits by Building Codes Services. Please confirm these fees and calculations with Cannel Utilities. Mr. David Lach, P.E. July 18, 2011 RE: Meridian and Main II- Project Review I Page 4 of 4 DEVELOPMENT PLAN REVIEW COMMENTS 36. General Comments a This project is subject to the City's Storm Water Management and Storm Water Quality Ordinances. b. Please add the following note to the drawings: "IF IT WILL BE NECESSARY TO RELOCATE EXISTING UTILITIES, THE EXPENSE OF SUCH RELOCATION SHALL BE THE. RESPONSIBILITY OF THE DEVELOPER. ALL UTILITY POLES SHALL BE LOCATED WITHIN ONE FOOT OF THE PROPOSED RIGHT -OF- WAY." 37. Please add note stating "NO EARTH DISTURBING ACTIVITY MAY COMMENCE WITHOUT AN APPROVED STORM WATER MANAGEMENT PERMIT" to construction set. 38. All swales on site must have sub surface pipe installed. Pipe to conform to requirements of Storm Water Technical Standards Manual and shall be double wall, HI -Q pipe. 39. Please omit Sheet L101, Landscape Plan, from construction sets to be submitted for review by this department. The Department of Engineering does not have approval authority over landscape plans or photometric plans. 40. Sheet CS Title Sheet. a. Please remove the title for the Landscape Plan from the Sheet Index. 41. Please revise "Grande Boulevard" to "Grand Boulevard" wherever it appears in the plans. 42. Further comments will be forthcoming when construction plans are provided for review. If you have questions, please contact me at 571 -2441. Sincerely, --fechtt. Nicholas J. Redden, P.E. Plan Review Coordinator De artment of En9ineerin cc: Angelina Conn, Department of Community Services John Duffy, Carmel Utilities Paul Pace, Carmel Utilities Paul Arnone, Carmel Utilities Greg Hoyes, Hamilton County Surveyor's Office Greg Ilko, Crossroad Engineers, PC issvrappsluser data\ \sharcd\DHILI 1PROJREV I IlN1LRIDIANANDMAINIIREVAI July 13, 2011 Dear Mr. Browning: James W. Browning Browning Investments, Inc 6100 W. 96th Street Suite 250 Indianapolis, IN 46278 RE: Meridian Main II ONE CIVIC SQUARE City of Carmel The following letter represents comments for this project specifically addressing the area of alternative transportation. I have reviewed the drawings submitted for the July 20, 2011 Technical Advisory Committee meeting, and comments from the Alternative Transportation and offer the following comments: ALTERNATIVE TRANSPORTATION REVIEW COMMENTS 1 The City of Carmel Parking Ordinance requires that all commercial and retail venues include bicycle parking. Bicycle parking spaces are required at a rate of five (5) bicycle parking spaces per one hundred (100) automobile parking spaces and must be within fifty (50) feet of the main entrance of each building. Please see the City of Carmel's Parking Ordinance in order to determine appropriate locations, specifications and construction details for the above. r The. Ci[y of Cdrmel's Subdivision Control Ordinance and Bicycle and Pedestrian Plan 3 '{jr3ii`.:F l 0' rniilti path .r'n .Main Si and 5' idew lk alr#n ..hr?t!i sides of the interior streets. The City's Old Meridian Overlay also requires all streets to be built to City standards including pavement, curbs, sidewalks, lighting and signage. Please revise the plans to reflect this. 31 The City's Old Meridian District and US Highway 31 Corridor Overlay Zone requires specific provisions for incorporating pedestrian and bicycle access connect all internal sidewalks to each other and adjacent properties, and provide a sidewalk on both sides on all of the internal streets in the development. Please revise the plans to reflect these changes. Page 1 CARMEL, INDIANA 46032 317/571 -2417 4) Please consider providing long term covered bicycling parking and including shower and locker room facilities within the buildings. If this is already in consideration please provide details on how this will he provided. 5) Please indicate ADA compliant handicap mumps at all crossings. We request that all responses to our comments be provided in writing. Failure to provide writ'cn responses may result in delay of the review process. It is critical that this office be made aware of all modification 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 indicating all revisions. Please notify us of any changes and specifically state any changes. including changes resulting from Plan Commission, Special Studies or other committee meetings. The Department of Community Services reserves the right to provide additional comments based on subsequent reviews. If you have questions, please c=ontact me at 5T -24 7. Sincerely, David Littlejohn Alternative Transportation Coordinator Department of Community Services cc: Angie Conn, Department of Community Services Engineering Department Review Project File Page 2 ONE CIVIC SQUARE CAR,MEL, INDIANA 46032 317/571-2417 July 13, 2011 Sincerely, r r y 1 Fax (317) i7L -962d Cripe Architects Engineers ATTN: David Lach 3939 Priority Way South Drive Suite 400 Indianapolis, IN 46240 VIA E -MAIL: dlach @cripe.biz RE: Meridian Main II Dear Mr. Lach: We have reviewed the construction plans submitted to the Hamilton County Surveyor's Office on June 20, 2011, for this project and have the following comments: 1. The proposed project falls in the incorporated area and MS4 jurisdiction of the City of Carmel. 2. The proposed project DOES NOT fall in a Cannel Wellhead Protection Zone. 3. The proposed project does not fall in a Hamilton Regulated Drain Watershed. 4. Please direct all stormwater questions to the City of Carmel Engineering Department. Should you have any .questions,1can be reached at :317 -77:6 -8495. Greg Hoyes, AC, CFM, CPESC Plan Reviewer Renton C. `Ward, CrElv1 Surveyor of ,xamilton County Thane (31 CC: Angie Conn Carmel DOCS Dave Barnes Carmel Engineering John Thomas Carmel Engineering Greg Ilko Crossroad Engineers Suite 188 One ,Hamilton County Square Voblesuilie, Indiana 466060 -223o Conn, Angelina V From: Conn, Angelina V Sent: Wednesday, June 22, 2011 9:51 AM To: 'David Lach' Cc: Hollibaugh, Mike P; Donahue -Wold, Alexia K; Mindham, Daren; 'Jamie Browning' Subject: Additional review comments for Docket No. 11060014 DP: Meridian Main II Good morning, David Below are additional Planning /Zoning Dept. review comments for Meridian Main 11. Please reply to these via email or letter correspondence on or before August 1. For the northern portion of the site that is zoned B6 US 31 Overlay Zone: 1. ZO Ch. 23B.05.02 limits the percentage of Retail /Service uses in the buildings. 2. 90 -ft build to line along US 31 right of way. 3. What is the Gross Floor Area (GFA) of each building? 4. What is the Floor Area Ratio (FAR) of each building /site? 5. There .s a maximum 55 -ft building height for buildings along Pennsylvania St. 6. What is the parcel coverage percentage? Please include pavement and building footprint in this calculation. It must be less than or equal to 65% 7. Show /label the bufferyards, per ZO chapter 26.04. 8. At least 15% of the site must be landscaped /green space. 9. ZO Ch. 23B.10.4 requires a certain amount of tree preservation. 10. Show /label a 10 -ft wide planting strip along each side of the north /south street. 11. There is a 20 -ft build to line for buildings along Pennsylvania St. 12. Please show /label 66 -ft road right of way widths for Pennsylvania St. and the north /south street. For the southern portion of the site that is zoned OM/MU Old Meridian District, Mixed Use Subarea: 1. ZO ch. 20G.04.02 all street must accommodate on street park.-g. 2. All streets shall be dedicated to the City. 3. There is a minimum 10 -ft setback and a maximum 20 -ft front building setback line for buildings along the street. Please show /label. 4. Please show /label 66 -ft road right of way widths for Pennsylvania St. and the north /south street. 5. Show/label sidewalks on both sides of the north /south street. 6. Show/label sidewalks /paths on both sides of the Pennsylvania St. 7. Show/label a 10 -ft wide path along main street. 8_ Show/label the 140413oad right of way width along Main Street 131 9. Buildings must occupy at least 70% of the frontage. 10. Only 115 parking spaces are required; you show 622. Please reduce. 11. ZO Ch. 20G.04.05.F interconnected parking areas are required. 12. A tree preservation plan is required per ZO Ch. 20G.04.06.E 13. See the C3 Plan. og 94 about the Old Meridian Subarea and its guide for growth. Thank you, Angie Conn, Planning Administrator City of Carmel Planning Zoning Division Dept. of Community Services 1 Civic Square, 3rd Fir. Carmel, IN 46032 1 June 22, 2011 Sherri Wilson Cripe 3939 Priority Way S. Dr., Suite 400 Indianapolis, IN 46240 RE: Job 060384 -20500 Meridian Main n Carmel, I N Dear Ms. Wilson: The above mentioned project has been received and reviewed. At the present t rne, I see nothing in the plans that would hamper law enforcement efforts. If we can be of any further assistance to you, please contact us. Respec ully, Nfnothy J. Green Chief of Police TJG:vb cc: Dept. of Community Services (317) 571 -2500 Ciify of Carmle) Carmel P01Il€ Department 3 C1. Square Carmel, Indiana 46032 A Nationally Accredited Law Enforcement Agency Fax (317) 571 -2512 Conn, An elina V From: Sent: To: Subject: Thanks, Angie Conn, Planning Administrator City of Carmel Planning Zoning Division Dept. of Community Services 1 Civic Square, 3rd Flr. Carmel, IN 46032 Conn, Angelina V Monday, June 20, 2011 2:13 PM 'David Lach' Meridian Main II parcels 0: 317-571-2417 1 F: 317 -571 -2426 1 E: aconnOcarmel.in.gov W: www.carmel.in.gov /services /DOCS /DOCSDOPZ.htm Please consider the environment before printing this e-mail Hi David We were wondering if new parcels will be created soon, to show the larger parcels that will be created from the vacated lots of north Meridian Heights. Right now, it is hard to apply the zoning ordinance to what is currently shown on the Hamilton county map room page against the site plan you submitted: htto://gis.hamiltoncountv.in.gov/FlexViewer/Index.html Also, the US 31 overlay zone standards apply to an entire parcel, even if a parcel is partially located within the overlay zone. That is why we need to see what the new parcel layout will be, before doing our official review. Conn, Angelina V From: Sent: To: Cc: Subject: Ron Farrand [RFarrand@ccs.k12.in.us] Monday, June 20, 2011 9:06 AM dlach @cripe.biz Conn, Angelina V Meridian Main 11 I have received and reviewed plans for above referenced project. We have no comments. Please note that we do have a student currently showing as residing at 1307 Lynn Dr. Assuming this student is still at this residence when school starts and depending on when any work begins on your project, we will need adequate access for bus pick up of the student. Ron Farrand Director, Facilities and Transportation Carmel Clay Schools 317-815-5962 Confidentiality Notice: This e-mail message, including any attachments, is for the sole use of the intended recipient(s) and may contain confidential and privileged information. Any unauthorized review, use, disclosure or distribution is prohibited. If you are not the intended recipient, please contact the sender by reply e-mail and destroy a I copies of the orginal message. 1 Copies Date Description 2 6 /16 /11 Development Plan Application 4 6/17/11 Development Plans 4 6/17/11 CD w /PDF files Approved as Noted X For Approval Submit Approved as Submitted Copies for Approval For Your Use Retum Approved as Noted Copies for Distribution As Requested Not Approved Reviewed for Compliance Signature Requested Resubmit Corrected Prints For Review and Comment To: Department of Community Services One Civic Square, 3rd Floor Carmel, IN 46032 Attention: Angie Conn /Daren Mindham /David Littlejohn Re: Meridian Main II Carmel, IN Architects Engineers Solutions by Design Since 1937 3939 Priority Way South Drive Suite 400 Indianapolis, Indiana 46240 317.844.6777 FAX# 317.706.6464 www.cripe.biz Date: 6/17/11 Cripe Job 060384 -20500 TRANSMITTAL We are sending you the following items via: 1 -hour courier Shop Drawings Copy of Letter Prints Change Order X X Plans Attached Samples Report Specifications Other THESE ARE TRANSMITTED as checked below: Remarks: Angie, please distribute plans to Daren David for their review. Development plans for the July 20th TAC Meeting. Any questions, please contact David Lach at 317- 844 -6777 or dlach @cripe.biz. c: Browning Investments Scanned to file O: \2006\ 060384\ 20500 \DOCS \ENGR \PERMITS \TRANSMITTAL_ DOCS_ 201 1 _06_ 17.DOC Signed: Sherri Wilson, Permit Specialist, 706 -6419 swilson @cripe.biz Transmittal Only: Notice: The drawing /computer files listed above are the property of Cripe Architects Engineers and are transmitted for reproduction use only. Any modification or reuse of the documents without written permission from Cripe Architects Engineers is prohibited. Any person or entity using these documents for any purpose other than the project for which they were originally Intended, with or without permission from Cripe Architects Engineers, by their use agrees to indemnify and hold harmless Cripe Architects Engineers from any loss, including, but not limited to attorneys fees occurring from their use.