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CARMEL PLAN COMMISSION SPECIAL STUDIES COMMITTEE AUGUST 31, 2004 DUKE REALTY RESPONSE TO DEPARTMENT REPORT DATED AUGUST 3, 2004 Docket No. 04050028 DP/ADLS: Walnut Creek Marketplace The applicant proposes a retail center. The site is located northeast of 99th Street and Michigan Rd/US 421. The site is zoned B-3/Business and B-2/Business within the US Highway 421 Overlay. Filed by Mary Solada of Bingham McHale for Duke Realty. Duke respectfully submits the following response to the Department Report filed in connection with the Special Studies Committee meeting that was held on August 3r° and resulted in the scheduling of this August 31~t meeting. At the August 3~a meeting, the Department identified its primary areas of concern, which related to access to the site, signage, and overall building design, and delineated those concerns in 34 line items, and Duke committed to preparing this exhibits which addresses Department concerns individually with supporting exhibits. Since August 3~a, Duke and the Department have met on several occasions to discuss mutually acceptable solutions to Department concerns. Most of the concerns have been addressed by Duke in a manner satisfactory to the Department as set forth below. For the Committee's convenience, Duke has address each concern individually. Items that have been completely resolved are set forth in GREEN font, and those that are still under discussion are set for in BLUE font. ADLS Revised Site Plan 0. ()LVE'D: Wh~e ao't specifically ~sted~ D~ake has revised ~he si~:e p~an ~> mm:~y ~f ihe detaias raised by the Depar, me~t~ C¢~aaty Highway arad ~7~liier TAC ~et~e.seatat~v'es and attaches fk~r the Com~ittee~s ~eview the Primary Building Elevations: 1. Please illustrate that the rooftop A/C units will be sufficiently screened from view from adjoining properties. This may require section drawings illustrating the Ashbrooke and Spring Arbor neighborhoods. The Department recommends increasing the height of the fafade wall to the height of the rooftop mounted equipment at a minimum. :ee~ ~s~b:m~ed ~:e ~ae Ce~iOzee a~ ~ae Depar~e~;~ wbka d'~spk:~y v~ews ~e~ Ce'mmeree Dr~ve or ~he West s~de ef ~e pe~d :~e Asabreeke Neighborhood Asseciaiio~, it-ep~verae=ts ~e f~r~aer address :Chis iss~e~, Tae ot~er adjace~'~i ~eig~ber~oods Maintain consistent architectural design details. Symmetry and regulating lines should be followed in the design. Li,~C~9: T'ae mosi re~:e~i~ m'ne'~ded elevations provide eo~'~sisteat :a~Tbie~S~'ara:~ desig~, wi~ syr~eely a~d reg~la~ing ~ines fora}wed taereor~ Tae de iaeerpera'te the sa~'ie~2 fea~m~es of tae Georgian style, and bare ~s~gaed ~ikewise as a c~n~pesi~ie:a of re~ated forms~ The elevations coaeix~ {letaits, iach'~ding ve~ica~ reveals, wi/a s/o~ae medallieas top and T~:~e e~evatie~ls co,lain tllscia/'~rieze/copi~g/cerniee details, wit~ eondced a sle~e base, a~d raatti-pa~ed traaso~'~, windows~ Tae ek~vaiior~s ~,~e a~d cor'aice, i~2ermediate and ripper friezes and con'rices of e~tries,~ VeriicaHy, rega~ati~lg tines are at the vertica~ reveals on tae s:6 iae qaatky desired by a~t co~cerned wi~ m~'~ ai~ be exactly '~he same ~a terms of separafioa fk~m cae aaother and daspersed aloag tae eatire ~EFIS maferiaas wiaa be limiied ,o three complementary eobrs and ased degrees all storekoa'~s in aa aesthe6caa~y pleasi~g and generaa[y for conaparisoa of the baitdiag elevaiio~ls as revised a~id as originally 'aled~ 'respectiveiy~ Provide additional architectural relief to north and south elevations (spandrel and/or vision windows, columns, etc.) -i;~,c~ade m~:~:'iple ce~'~Lcedi pilasters :ale~g the ~orta, se~-¢.a, and east 'fk~cades~ Shops 5. °6. The truck dock area is something that was recently detailed by the applicant. The Department requests further detail regarding this area and will support nothing less than full screening of the truck docks, as they are adjacent to Commerce Drive and the residentially zoned area to the east. RESOLVED: The attached 4, - ' ' ~ i~ detain ~'~e truck dock as proposed - brick to match t~e b~fi~ding with a cap fea~:~e which complements the b~tilding detail Additionally, it s~ows the view of the docks from Commerce Drive, illastratiag {a) the screening provided by the prope~sed ia~fdscaping at the time of ptaating and {b} a~%r 5 years' grewt~ The sigI~t' tin.es, future o~ce b~dlding development, and very significa~t distances ca~s~e 't~e l~ck docks to be minimally visible, if a~ a~L The d~stances from the accord wit:h ~he Ashbrooke Neighborhood Association concerni~g o~7~site impre:veme2ts to tS~rther address this iss~e~ T~e olher adjacent neighborhoods are r~.oi affected by this issne. it'n add~,~am to the screeuing and landscapkag of the docks, D/~ke commies leases~ Building Elevations: Provide additional architectural relief to north and south elevations (spandrel and/or vision windows, columns, etc.) I?£E$OLVED: As shown oa the revised plans, additional windows have been elevations of lbo B-Shop buildings appear more simi~a~ to the stx~ref~oa~$~ Ia addition, multiple corniced pilasters have been added to the both buildings, as described in ~3 above~ See Elevations and ~ ~br comparison of the B-shop elevations as ~vised m~d as originally kespee:iively Building projections of 8' are required. While a variance apphcation is anticipated please provide greater relief. This could be accomplished by bumping out the three- center merchant bays 4'+/-. RESOLVED: As shown on ~t,ere b 9'~0~' canopied sidewalk from the face of lhe stv~retkoat to the face of the maia sigaage canopy mad co~amns. The end and center towers wit~ project oat ane~i:ber 4'43" karo the canopy thereby meeting the tut:eat of the pro~ec~m/recessio~ req~fimme~t~ 7. Please paint service doors to match color of area on building. RE$©LVED: D'ake wi~ paint the se~wSce doors t@ match the ~}okor of l. he o Please vary color of offset brick; change color when the wall plane is recessed vs. protruding. ieEiS©LVE'D: T~e projectioas arad reeessioas cem~sed with the etcher ~rd~tee~:ara~ f~at~res d~ere~ pr¢~v~de a v~s~m~y notarize de~a~ va:d::m~ ~Be add:hio~ of brick ce~or variations as we~L See~ ~' % -" '~'~ '. All Buildings: 9. The Ordinance requires that the front and sides of buildings on comer lots be similarly detailed. While DOCS will support less detailing on the rear (east) of the buildings as now proposed more attention needs to be paid to the north and south elevations. Do not confuse detailing with placement of track docks. If truck docks are placed along Commerce Drive they should be treated in an appropriate manner due too the fact that they are fronting a public street. 10. ~:SOLV'Eg: The side and rear of a~l b~itdings are each afforded signi'{1cari~ pilas:~es~s, providi~g a coh~mrtar fea~are~ T~e o'verall archit:ecmral ~%~gade des~gm for comparison of the primaG¢ baildi~g eIevatio-as E~eva6o~s amd i~4 ~%r comparison of the B-shop eievatioas as revised amd as origi~m~y The Ordinance requires that buildings with multiple storefronts be of a untied design, through the use of among other things common architectural details, signage and lighting consistent with the overall! building style. Please focus on this with the Commission. RES~YLVED: The proposed lro~i¢ £acades represe~at a ani~led design, i~e., similar amd cgm~ptementa~, each ~;ia the Georgia:r~ S~%'L The storefro~ts of each 'f%'~e~; ea~O~' spaciag as well as the similar architectural mecca,s iach~ding the aaa ~pper friezes0 and cornices of merchan~ entries. The dii%reaces between the lk~ni en~'ry areas of the primary b~ildia~g represent very modes~ variations from iadeecL provide complementary storeikon~s tt~at are n~ore at~racd,v'e and Wall Signs: 11. White face lit signs with bronze returns will be supported. DOCS will request the Plan Commission restrict the signs in this manner. The Department has received negative comments regarding the unrestricted variety of colors across other multi-merchant building in the US 421 Corridor. The comments center on the idea that the signs detract form the architectural design of the buildings. The buildings at the comer of 131~t Street and Hazel Dell Parkway provide an example of the preferred method of signage for multi-merchant buildings. .[NOTE: Because the issues in Item 11 and Item ,14 are so similar: respansa~ to both have been included in thi.~ na~ ! RESOL~v ED A~ TO TI{E'E ~B~ SE.lOP BUILDING '"D~e D~artn~ent has s~ggested that the bai~dings at the cor~er of 1.3t*~ Street and ff.azei De~ Parkway are a good example of the preferred method of sign:~ge. T~hose bt:~i~dings are *B~ shop bn~Id~ngs~ comparable ~o the Weal Camne~ ~Marketp~ace ~B' shop b'~fi~diags with ~ess ~han ten ¢ee~ (lO") between the signs s,~yn~e ir~tances~ Tae wa~ signs o~ the "B' Shops buildings wil~ consist of e~ther w~'~i~e er bronze ~etters cons~ste~r~: w~t~ that metho~ of s~gnage, despite the eoior mabod of signage, ' ~ [NL.D4E B[ ~LD~ENGS: .RESOL~: ED: ..... ' .... l ...... r'eq~e~ed size on the i~ine bni~di'ngs. The anchor bni~dings a~ West Carmel i~t bet-ween stroh signs rangisg fkom 50 t'o 1OO feel This e~ctive~y negates ai!y ~basy or crowded" appearance waka ~$"' shop buildings may exhibit. After ex~ensi,ve disc~lssion, D~ke and the Departme~t have reac~ed a consensas on wail soage t:e.r d~e ~n-tine anchor tenants w~ich takes into consideration the spedae>; ~>f ibis siee,, namely: a} only' 4 or 5 merchants spaced oat nearly 650~' of fr~>a~:'age, b) wa'~ signage oriented only toward Michigan Road, c) siga~6caat setback ~,$ maintain compatibility with the adjacent Target store, and d) the ii, cation ef ~wo parcels beyond Duke's control (Speedway~ Porter Paints). See 12. 'whieI~. Hmits sig~mge size not '~:o e×ceed ~ wNe., bilge, gree~, or bro~ze, er s~.~ch et'her cob>rs as a~bwed by the as ~iraited by' ~be ordi~m~ce i~h~stra~.es the sig~mge as a~lowed by the ~rdin;~mee.~ T~ese exhibits demonstrate that the nsc of sign co,or and target size .~& fiNest?ares a perspective view ~'~'~st al:'~ct a~d, last as importantly., ret~dn Oass A nationa~ retai~ers who have ~em:~Jves from the competition and ~ake their cheats "bra. nd~awf~re" if they an~ to s.=cceed ia today's eco~emic dima'ie~ To 'lhat end, s~ccessf~l merchants h,a,~e herled their site sdecden criteria based on years of researcli and experiea~ce a~ld h~'e ranked s~gnage and visibility' as two of the most critica~ fi~a. ctors.. And whSe these ~ypes of merchants may be w~Hing to deviate somewhat kom theh~ pro~-ea'= preV~typaca~ ~rmats to become part of a center Hke West Carme~ ~ ~ar~e:~plaee, there m~st be some wff~ingness on o~.n' part to promote a positive il e~vire:nme~l~ i~ w~ich ~hey ca~l s~cceed. That indades prominent bared= a. reh5 nd qnality of the centen Albwing merchants to ~se their brand i~e~eelered sigaage as a~l ocher tenants in the ov'er~ay dise-iet on Michigan ha-ye dmle, and a~bwi~g the variance i~l size to 225 sq~mre ~5~et, is lleither ;iaceasiseat: with ~he overa~ anent of the over,ay ordinance nor inconsistent witl~ ~e ~a~erests of the commam~ty~ Please provide signage details (cut sheet illustrating mounting style, letter type, lighting style, etc.) Individual face lit channel letters mounted directly to the building is acceptable: Tl~e res:ised sign elevation'as indnde an "[~hnni~mted Sig~mge 'De~:aiP' perspective Wall sign size for the "B" Shops building is permitted at 35 square feet. It is our understanding that the application and elevations have been revised accordingly. withdraw its reqa.~est for a variance on the f wa~ sign~} ~tor the for comparisora of the ii=shop eteva~ie~s as 14. 15. Wall sign size for the primary building is permitted at 115 square feet fffrontage is provided to US 421 and each merchant has between 151-300 feet of frontage. Please provide elevations for comparison purposes that illustrate signage of this size. Variance approval will be required for larger signs. DOCS will look for uniformity in design (see comment number 11) when considering support for relief to allow larger sings on the primary building. The 245 square feet proposed is more than twice what is permitted and approximately 100 square feet larger than the largest size sign permitted under the ordinance. On the record, DOCS will not support signage of the proposed size for a multi-merchant building. See ~kem ~ 1 ~boYe~ Assuming that Duke will desire to seek variance approval for signage the Department will ask the BZA to consider the following general conditions be added to any signage variance approval: a. Prohibit window signage. Agree{h b. The Plan Commission will address uniformity of design. Agreed~ c. Prohibit wall signs facing Commerce Drive and residential area to east. A. greed, Ground Sign 'A': 16. The Department is not opposed to three ground signs for this significant a development. However, three signs of this type (area and height) will not be supported. Please provide an illustration with same materials and the following specifications for discussion: a. Two-foot wide +/- columns on either side. b. One row of sign panels, each two-foot tall and 4' wide, four panels tall. c. same cornice and frieze design. d. Overall dimensions 8' wide, not to exceed 12' tall. D'aake has revised its req~est for Type Am. onameat signs be located ese each at Retail Parkway and Michiga~ Read ce~ase~s:as reached by TOe Departmea~ arid D~ke regarding Type~: A groined, signs, The reqaested" wa~ :~m~ce for two laraer coasistem with the type ef mercham mix a~/icipated~ Allowing wider t~mai permitted while Hniag the color scheme on the Type A. signs (see 2(~ bek~w) witi prevent a crowded, j~aaky or basy appearaace~ DOCS would strongly prefer not to see duplication o~ signs along US 421 and also not prefer one merchant occupying more than the area of one sign panel. DrN~'e a~d Retai~ Parkway from a $~g~ ~ ' ~ ~-~ -- . A. -type s~gn ~e a S~gn ~_, -~pe s~gn Depa~m:enL See , 17. The Department will only support opaque sign panels of the same color (cream colored). Please use single color copy to complement the sign design. crea~t opaq~,~e backgron~:~d~ ~ 18. The Department will not support the proposed sign height along Commerce Drive. The applicant should meet the requirements of the ordinance. 3ce t7 above~ Ground Sign 19. A variance will be needed to allow fewer than all merchants to be identified on these signs~ DOCS will support this request. ~:e s~gh~'iy exceed 2/3 of the sign sa~rface area 'f~r lhe two Type Type B ;gr~}mt~d s~g~ does net exceed the sl:andar& ~& 20. Lighting: 21. The Department will only support opaque sign panels of the same color (cream colored) with single color copy only, similar to ground sign "A'. RESOLVED: Ail greaad signs will consist of white or bronze ~e~tering on a cream op~iq~e backgronn& ~ The maximum height of parking lot fixtures is 24'. This is including any base structure. Please revise application information. The Department will not support a request for relief. RESOL¥/tlk Ne po]es and li. xtnres will exceed 24 feet 22. Provide cut sheets for all building mounted lighting fixtures (architectural and security - 90 degree cut-offrequired). The Department is not in support of the fixtures as proposed. 23. The applicant should provide house side shields for all fixtures along the Commerce Drive side of the property. This will aid in reducing the impact on the residential area to the east. Drive side ef the proper~y~ Landscaping: 24. It is recognized that you will request relief for the 5' building base landscaping requirement along the east side of the primary building. This will be supported due to the additional evergreen plantings along the Commerce Drive frontage. RE8OLYED: Drake appreciates yom' reeognitio~ of the aryan,:age of redach~ff ibis .se~:~dard i~ favor of addkkmal ~andscapi~g at the per~meten 25. Red Baron Crabapples and Royal Star Magnolias are not shade trees. Shade trees are required within interior parking lot islands. Please revise plans. Variance relief wilt not be supported. ©LIVED: D~ake's '~a~'~dscape architect, Bra~t KerchevaL has worked dose~y w~th Se~ Brewer~ Carnt~eFs Urban Ferea~er~ to develop m~ aggressNe ~nd acceptable k~dscaping p~a~ ~o address in©riot and peria~eter ~.andseapi~g trea'iment:,~ The landscape p~ans a~ached depkts the prepared te depict w~ere existing a2d new pbantfags wii~ be bcated~ The C~mm~t~ee wi~ note ~mt there is extensive vegetatie~ ~n the pond area now as show'a by the thoro~gh ~ree kwe~ory of the per,me,er bnffer yards co~,~,p~eted by W:f~liams Creek Cons~dting~ ~ Th~s Tree fnvenioD:' ~k~ws the qm~lity and q~mntity of the aamra~ vegetation b~'ffer that resaen~:t:iaa ~'a~ create a 'aati:ara~ barfer between t~e project and neighbors to the the adde~ landscaping an©ets or exceeds the req~drernents of the ordinaace~ The TRe. e 'Inventory has his© be©fa used in determini~ig appropriate ta~ldscap~ag k~filI ~-a~easares,~ where necessary, to address ~sa~es raised by both Scott 'Brewer a~d the ad.:~eit'fi~g resi.den6a~ neighbors of Ashbrooke, Spri~g Arbor, aad North A~gus~a. t~ additio~, i~ shoa~ld be noted that ma reqbrestation of the pre'vioa~s~y disa~ web, ands ~s required as a resa~t of any prior orders (see } or as a readt of Duke's devdopmea~ ef West Carme~ .... --- , ,.~ ea~ See 26. DOCS recommends addressing landscaping along south property line of development with this application as opposed to leaving discussion for future development phase. See .::l:ena 25, above~ 27. Landscape Buffer plantings need to be addressed between your proposed storm water detention areas and adjacent properties residential properties. A "D" buffer is required. 28. Please see additional public comments~ See l:te~ 25, above, Access & Traffic Study: 29. The traffic study is not intended, nor will DOCS allow it to be used, to suggest that there is an engineering need for the proposed traffic signal. The traffic study only concludes that if access were permitted to the site at the proposed location it would warrant a signal and that the signal installation would not diminish the level of service of the adjacent signalized intersections. This is a policy neutral conclusion. D'ISC'USSION: Duke continues to engage in discussions with the Hamilton Co~ ~ighway Department, INDOT, and DOCS, regarding the requested aec~ae~, in light of the imminent implementation of the Thoroughfare Pbn (eo~eeting 96ta Street, Mayflower Lane, 99*~' Street, and Commerce Drive}. The ~m~c at,dy confirms that the additiona~ access requested improves the traffic ,i~at~ in the entire vicinity. The tragic study and the snpp]ementa~ infatuation show that with the addition of access at 99th Street, among other ~aeSt~ there wi~t be a redac6on ia tra~c volume on Michigan as tra~c will traffic to atilNe Commerce Drive and Mayflower, via 99~ withoa~ having tmve~e Michigan Road at ali (as access so~ely from Retail Parkway would 30. As required by ordinance access {o this property is allowed from Retail Parkway and Commerce Drive. Therefore, is incumbent on the applicant to illustrate how access from these locations is insufficient to serve the site. The traffic study only draws such conclusions based on the existing alignment of the Retail Parkway/US 421 intersection. Improvements to the configuration of this intersection should be explored to further understand the necessity to seek a variance to allow additional direct access to US 421. SEE ITEM 29 ABOVE. Applicant has agreed, if desired by the Commission, taa~ as a condition of its variance request the access point to Michigan Road at 99® Street no, be coas*ructed until such time as Block G (the future devetopmen, paree~} has been submitted to the Commission ~br ADLS approYaL retying on one right-ia~ raght out access at the sm~h end of ~he proper~ as shown oa 31. The traffic study suggests that 25% of the traffic accessing the proposed develo~p~rnent and adjacent retail to the north would use a Commerce Drive Extension from 96 Street. The construction of Commerce Drive and its extension south to 96th Street is a critical component of the Thoroughfare Plan. The Department has in the past and continues to encourage Hamilton County to expedite the construction of this road segment, as it will improve traffic flow in the area. The applicant supports the construction of Commerce Drive. A:greed~ 32. With access being provided too the Speedway site and a primary/secondary plat required Duke will request the closing of one of the cuts to this site along with the modification of the other to a right-in/right-out. Access is further controlled by the center median extending south form the signal at Retail Parkway and US 421. The Department has not received revised drawings illustrating a site design that excludes the Speedway property as was indicated at the public hearing. Speedway property w~ be ~aac~ded ~a ~he 33. The Department may support access to the subject property via right-in/right-out access onto US 421. These need to be designed with medians to encourage proper use. Duke does have concern that extending a median may not be practical due to access on the west side of US 421 but would ensure proper use of the right-in / right- out access. IN DISCIJSSION: Duke anticipates fha, a raised median will be required -to be ~as~l~ed throughout Mkh~gan Road abutting th~s proper~~ ~f access ~n M~ch~gan Road ~s prov~ded~ 34. Input from the State Highway Department regarding the suitability of access to the property in relation to the Ordinance still needs to be obtained. lin DISCUSSION: Duke anticipates 'INDOT'S comments in ~he near Overall the proposed development lacks innovative site design as directed by Ordinance. This proposal may be viewed as similar to the same unimaginative power centers Duke see developers place in other communities that do not have an ordinance in place like the US 421 Overlay. The overlay is designed to promote the steady flow oftraffc and create a special sense of place through the use of a common architectural and site design theme. With that said DOCS looks forward to working with Duke in refining this proposal (in ways noted above) to meet the letter of the ordinance and intent where variances will be supported. fi\cjschembre\west carmelXzoning and adls\west carmel marketplace - redlined the Department comments tinal.rtf 8/27/04 7:18 AM BLOCK DIAGRAM 1 SIGHT-LINE TO ROOFTOP UNIT DIAGRAM 2 SIGHT-LINE TO ROOFTOP UNIT SIGHT-LINE TO ROOFTOP UNIT SERVICE AREA LOADING DOCK SCREENING WALL NOT VISIBLE DIAGRAM 1 RETAIL CENTER - EAST ELEVATIQN DIAGRAM 2 RETAIL CENTER · EAST ELEVATION NOT VISIBLE DIAGRAM 3 RETAIL CENTER - EAST ELEVATION o 2°, ,o,WES T CA RMEL CARMEL, M R K E,T P, L A C INDIANA CSO E Architects WEST NORTH EAST RETAIL CENTER ELEVATIONS ~a~~'~ W'E'S'T C'A'R°M°E'L M~AiR~ K° E°T~ P' L' A' C' E CSO ' CARMEL INDIANA ~,,,~ RETAIL CENTER ELEVATIONS TYPICAL WALL 5 ~., o ,, ,,. W°E'S'T C'A°R°M'E'Lc A R M E L, I NM~A R' K°E°T~P'L'A~C~ED I sc~l~:~'=s' ^UOUST ~, 2004 RETAIL CENTER SIDE ELEVATIONS WoE.S~T C.A.RoM~E~L M~A o K-EoT~PoL.A.C~E ' CARMEL INDIANA RETAIL CENTER ELEVATIONS TYPICAL WALL CARMEL, MAY 12. 2004 INDIANA D~l~e cso RETAIL CENTER ELEVATIONS SIGN 'A' SIGN 'B' CAR M E L, I N N *~h~,~, RETAIL CENTER ELEVATIONS NO VEGETATION SHOWN RETAIL CENTER ELEVATIONS VEGETATION o TIME OF PLANTING, YEAR 0 RETAIL CENTER ELEVATIONS VEGETATION o 5 YEARS 'B' SHOP ELEVATIONS ,~--~ ~ W' E' S oTC~A' R° M° E'LM~ R' K' E'T' P' L° A' C~ E ~ CSO C A R M E L I N D I~ N A ~.,~.**~,~, 2. 'B' SHOP PLAN 1. 'B' SHOP STOREFRONT SECTION 'B' SHOP ELEVATIONS ~o.~ o ,, ,~, W.A-L.N.Uo T C~RoE.E-K MAuR'KoE-ToPoL*AoCoE ~-~'~ _ CSO Hu~ ~ C A R M E L. I N D I A ~.,~....~ glce ANCHOR WALL SIGNAGE CRITERIA Subject to-municipal requirements which may be more restrictive, Tenant will not erect any signs except in conformity with the following policy: Ao Signage Requirements o All signs will 'be constructed of individual letters, internally illuminated behind a translucent face material. o The size of all Tenant's signs shall be limited and shall be centered within the limits of the demised ~unit and will conform to the following criteria: a) MaXimum Lines - Sign may have one (1) or two (2) lines of copy; b) Maximum Length - Fa~iade signage area minus one foot (1') on each end; c) Maximum Letter Height- Four Feet (4') ¸d) Maximum Square Footage - Two hundred twenty-five (225') square feet ge Colors shall be limited to Blue, Green, White, Bronze or such other color as allowed by the Plan Commission or its representative upon request by an end-user. o Painted or printed signs on the exterior surface of any building, including papers signs, stickers or banners, are not permitted. No signs are allowed on the windows. o Signs with exposed neon tubing or exposed lamps and signs of flashing, blinking, rotating, moving, animated, or audible types are not permitted. Be Tenant Responsibility for Sign o Tenant shall submit three (3) complete sets of sign drawings to Landlord for written approval before fabrication. , All signs, including installation, will comply with all local building and electrical codes and will bear the UL label. 3~ Tenant shall maintain signs in good repair at all times. RETAIL CENTER ELEVATIONS 1 Il 2 1 TYPICAL WA~L ~'::~' ° ""' W'E°S'T C'A'R'M'E'Lc A R M E L , I sM'A R' K'E~T°P'L°A'C°ED I A N A I D' 'ke .,.,.cso.._.,. RETAIL CENTER ELEVATIONS W' E' S 'T TYPICAL WA~L C- A' R' Mo E. L M-AR' K' E. To P. L. A' C' E CARMEL, I NDI~NA CSO RETAIL CENTER ELEVATIONS TYPICAL WA~L o ,, ~6, W.E.S.T C.A. cR'^ M-R ME'E LL , ~ NM°D A~ R'N AK' E. T. P. L. A. C. E I CSO W.E~S.T C,A,R,MoE.L CARMEL, M,A R' K, E,T, P, L. A. C' E I N D I N A CSO Engineers & SIGN 'A' SIGN 'A-2' 'zoN~N* OR~>INANCE ¢OMP[~^~T' SIGN 'B' SIGN 'C' ILLUMINATED SIGNAGE DETAIL . . l i ! 1 ! ! , ! Il bl:l:l:l:l:l:l:l: /~l~./81~l~lm/~l~l~ I :1:i 100 Line Sconces 300 Line Cylinders Designer Floodlights Step & Aisle Lights LIGHTING 2661 Alvarado S~reet San Leandro, CA 94577. 800/227-0758 510/357-6900 in California Fax: 510/357-3088 www. sitelighting.com ~ Gardco Copyright 2002 C, enly~e Thomas Group LLC Al~ Rights Reserved. International Copyright Secured. 79103-24/302 140 LINE 141 PERFORI NCE SUPER SCONCE GENERAL: Each Gardco 141 Line luminaire is a wall mounted cutoff luminaire for high intensity discharge lamps/ballasts. Internal components are totally enclosed in a rain-tight, dust-tight and corrosion-resistant housing. The housing, backplate a~d doo~ ~rarne are diecast aluminum. A choice of two (2) optical systems is available. Luminaires are suitable for wet locations (damp locations if inverted). HOUSING: Single-piece soft trapezoidal housings are diecast aluminum. The housing wall thickness is be .156". A memory retentive gasket seals the housing with the door frame to exclude moisture, dust, insects and pollutants from the optical system. A black, diecast ribbed backplate provides cooling to dissipate heat for longer lamp and ballast life. DOOR FRAME: A single-piece diecast aluminum door frame integrates to the housing form. The door frame utilizes integral cast hinges secured to the housing with two (2) captive stainless steel fasteners. The heat and impact resistant 1/8" tempered glass lens is sealed to the frame using EPDM gasketing and is mechanically secured to the door frame with eight (8) galvanized steel retainers. OPTICAL SYSTEMS' Reflectors are composed of specular extruded and faceted Alzak® components, electropolished, anodized and surface sealed. Reflector segments are set in arc tube image duplicating patterns to achieve the wide throw or forward throw downlight distributions. ELECTRICAL: Each high power factor ballast is the separate component type, capable of providing reliable lamp starting down to -200 F. Component-to-component wiring within the luminaire will c~n'y no more t; ~a~ 80% of rated current and is listed by UL [or use at 600 VAC at 150°C or higher. LAMPHOLDER: Pulse rated mogul base sockets are glazed porcelain with nickel plated screw shell. FINISH: Each standard color lurninaire receives a fade and abrasion resistant, electrostatically applied, thermally cured, triglycidal isocyanurate (TGIC) textured polyester powdercoat finish. Standard colors include bronze (BRP), black (BLP), white (WP), natural aluminum (NP) and beige (BGP). Consult factory for specs on optional and custom colors. LABELS: All lurninaires bear either UL or CUL (where applicable) Wet Location labels. Lens down application is Wet Location and lens up is Damp Location. 9 5/8' 24.45 cm 24 1/4' 61.59 cm 13 5/8' 34.%1 cm Mounting Bolt Pattern Note: Mounting plate center is located in the center of the luminaire width and 4.63' above the luminaire bottom (lens down position). Splices must be made in the J-box (by others). Mounting plate must be secured by max. 5/16' diameter bolts (by others) structurally to the wall. J Gardco Lighting reserves I~e right to change materials or modify the design of its product without notification as part o1' ttm company's continuing product improvement program. Solite Is a Registered Trademark o~ AFG Industries ~ Copyright Gardco Lighting 2001-2004. All Righls Reserved. Inlernattonal Copyright Secured. A Geniyte Company Gardco Lighting 2661 Alvarado Street San Leandro, CA 94577 800/227-0758 510/357-6900 in California Fax: 510/357-3088 ww~v. sitelighting.com UGHTING 79115-96/0604 Notes: Job: Type: 140 LINE · "141 PERFORMANCE SUPER SCONCE The Gardco 141 trapezoidal high performance Super Sconce offers an excellent alternative to unsightly wall mounted fixtures. This architecturally refined luminaim is designed to naturally integrate to wall surfaces. The 141 luminaim is available with two (2) different downlight distributions- a Fonvard Throw and a W'~e Throw. Each luminaire is designed to accept H.I.D. sources up to 400W. Hou:ings c,"e sealed throughout, completely excluding moisture, dust,' insects and contaminants. PREFIX DISTRIBUTION WATTAGE VOLTAGE FINISH i ,, H .... H .... ,H ...... Enter the order code into the appr~ box above. Note: Gardco resewes the right to refuse a conjuration. No( all combinatioes and configurations are valid. Refer to notes below for exclusions and limitations. For questions or concerns, please consult Ihe factor/. H OPTIONS 141 Trapezoidal Wedge FT Forward Throw w'r Wide Throw 250MH 400 MH' 250PSMH 320PSMH 350PSMH' 400PSMH' Mil. Metal Halide PSMH- Pulse Start Metal Halide HPS - High Pressure Sodium I. Use reduced jacket E28 lamps only. 120 208 240 277 347 480 250HPS 400HPS BRP Bronze Paint F BLP Black Paint PCB WP White Paint QS NP Natural Aluminum Paint SL UT BGP Beige Paint ' WS OC Optional Color Paint WSAJT Specify RAL designaik~ as shown in WG Color Selecti~ Guide. ex: OC.RAL7024 SC Special Color Paint Spedfy. Must supply color chip Fusing Button Type Photocontrol ~va ~¥th 347V o~ 480V Quartz Standby Ouanz ~mp rr~x~um wattage is 150w Solite® Diffusing Lens 5° Uptilt Wall Mounted Box for Surface Conduit Wall Mounted Box for Surface Conduit with 5° Uptilt Wire Guard Gardco lighting reserves the right to change materials or modify the design of its product without notification as part of the company's con~uing product Improvemenl program. Solite is a Registmed Trademark o~ AFG Industries O Col3yright Gardco Lighting 2001-2004. All Rights Reserved. International Copyright Secured. A Genlyte Company Gardco Lighting 2661 Alvarado Street San Leandro, CA 94577 800/227-0758 510/357-6900 in California Fax: 510/357-3088 www. sitelighting.com LIGHTING 79115-96/0604 rA~T Frith[ITl me~ o LLr'V~ S llJrlrrlYMI \ / I m m m m m m U.S. 4.21 (MICHIGAN ROAD) / / O~N~RA~. NOTE lmm Me M m · ~.~.~-M. ~e (W N ~ d (lUmmM. M~ Eld Nlk INd Silk 1~0 I _ / i / / / / / u.s. ~ (~H~,~N ,O~) ........................ WEST ~L BffiVE /. Ora~ng Number: C501 Duke R~ Job N~mbec WLT301 - 001 ~E Job Numblr: 61287.03 /i i D EXTENSION' OP-'COMMEECE~ WETLANDS / VEGETATION EXHIBIT ....~ ~o ,~o WoE.S.T CoA. R. MoE.L M.A.R.K.E.T.P.L~A~C~E TREE SURVEY WALNUT CREEK MARKETPLACE SOUTHEAST OF MICHIGAN ROAD (U.S. 421) AND RETAIL PARKWAY Prepared for: Duke Realty CorpOration 600 East 96th Street, Suite 100 Indianapolis, IN 46240 Prepared by: Williams Creek Consulting 846 North Senate Avenue, Suite 214 Indianapolis, IN 46202 317.423.0690 Tree Survey West Carmel Marketplace Hamilton County, IN August, 2004 TABLE OF CONTENTS Tree Survey Page 1.0 Introduction ............................................................................................................. 1 2.0 Methodology ............................................................................................................ 1 3.0 Site Conditions ........................................................................................................ 1 4.0 Results ....................................................................................................................... 1 5.0 Forest Restoration Area ........................................................................................ 8 6.0 Conclusions .............................................................................................................. 9 Williams Creek Consulting, Inc. Duke-04-010 Page 1 Tree Survey West Carmel Marketplace Hamilton County, IN TREE SURVEY August, 2004 1.0 INTRODUCTION The purpose of this project was to assess the property located southeast of the intersectiOn of U.S. 421 (Micah Road) and Retail Parkway, Zionsville, Hamilton County, Indiana to characterize the existing hedgerows to determine if the existing stand of trees would be adequate for the required buffer yard for the proposed commercial development (Figt~e 1). The site is more specifically located in the Carmel USGS 7.5 Minute Quadrangle Map in the southwest quarter of Section 7, Township 17 North, Range 3 East. The scope of work included determining tree species, approximate size, and characterizing the north, east, and south hedgerows, adjacent to the surrounding communities. The site was inspected on August 9, 2004. 2-0 METHODOLOGY The hedgerows were inspected by foot.' Tree species and estimated diameter at breast height 0DBH) were recorded. Species of understory woody vegetation were also noted, but no measurements were taken. Woody species under 4.5 DBH were not recorded as trees, but were recorded as shrub species. Photos were taken of each hedgerow and trees of interest to present a visual representation. Approximate photo stations are presented on Figure 2. 3.0 SITE CONDITIONS A Williams Creek staff scientist conducted a site investigation on August 9, 2004. The site is an agricultural field, with fallow fields in the northeast portion of the property. Hedgerows are located on the south, east and a portion of the north boundary. Crooked Creek is located in the northeast portion of the property and an unnamed drainage feature is located in the southeastern portion of the property. The topography is relatively flat, sloping towards Crooked Creek and the unnamed drainage feature. 4.0 RESULTS North Hedgemzv This hedgerow ranges from approximately 40 feet to 50 feet in width from the property boundary to the outer most trees. Species of trees recorded in this hedgerow included box elder (Acer negundo), common hackberry (Celtis ocddentalis), hawthorn (Crataegus crus-galh), green ash (Fraxinuspenns_ylvanica), white mulberry (Moms dba), musclewood (Ostsya virginian4, black cherry (Prunus semtina), American bas. swood (Tilia americana), and American elm (Ulmus americana). Average approximate DBH for the aforementioned trees is 10.9 inches. The woody understory present in this hedgerow consisted of honeysuckle (Lonicera maackiO, silky dogwood (Comus amomum), American elm, grape vine ([7itis sp.), mulfiflora rose (Rosa multiflora), Virginia creeper (Parthensis quinquefolia), poison ivy (Toxicodendron radicans), and trumpet vine (Campsis radicans). A more detailed list of tree species is included in Table 1. Williams Creek Consulting, Inc. Page 2 Duke-04-010 Tree Survey West Carmel Marketplace Hamilton County, IN 'August, 2004 Common Name Scientific Name Box Elder Acer ne~undo Box Elder Acer ne~gundo Box Elder Box Elder Box Elder Box Elder Box Elder Box Elder Box Elder Box Elder Acer Acer ne~gundo Acer negundo Acer he, undo Acer negundo Acer he, undo Acer neegundo Acer %gundo negundo ni~mm Celtis ocddentalis Black Maple Acer Common Hackberry Common Hackberry Common Hackberry Common Hackberry Common Hackberry Common Hackberry Common Hackberry Common Hackberry Common Hackberry Common Hackberrv Common Hackberry Common Hackberry Conlllloi1 Cockspur Cockspur Hackberry Hawthorn Hawthorn Hawthorn Hawthorn Cockspur Cockspur .Cockspur Hawthorn Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash White Mulberry White Mulberry White Mulberry White Mulberry MuscleWood Eastern Cottonwood Black Cherry Black Cherry Black Cherry Black Cherry Black Cherry Black Cherry Approximate DBH (in.) 6 5 4.5 4.5 6 7 6 10 10 Ce/tis ocddentalis 7 Ce/tis ocddentalis Celtis ocddentalis Celtis ocddentalis Ce/tis ocddentalis Ce/tis ocddentalis Ce/tis ocddentalis Celtis ocddentalis Celtis ocddentalis Ce/tis ocddentalis Celtis ocd&nta~s Ce/tis ocddentalis Cratae~gus crus-~alh' Crataeegus crus-galli Cratae gus crus-ga lli Cratae~gus crus-galli Cratae gus crus-galli Fraxinus penn~ylvanica Fraxinus pennylvanica Fraxinus pennylvanica Fraxinus penn~ylvanica FraMnus penn~ylvanica Fraxinus penn~ylvanica Fraxinus pennylvanica Fraxinus penn~ylvanica Fraxinus penn?ylvanica Fraxinus pennylvanica Fraxinus pennylvanica Moms alba Mo~g.y a~ba Moms Mba Moms alba Ost{ya vi~ffniana Populus de ltoides Pmlltg$ serotitla Prunus serotina 12 12 6 8 6 8 8 6 12 7 8 12 12 6 14 26 12 18 14 14 4.5 10 14 14 10 10 7 10 12, 12 8 Pmnus serot&a 12 Prunus serotina 7 Prlg lllds sero tilla Prunus serotina 6 12 Williams Creek Consulting, Inc. Duke-04-010 Page 3 Tree Survey West Carmel Marketplace Hamilton County, IN August, 2004 Black Cherry Black Cherry .Black Cherry Black Cherry Prunus serotina Prlg ltit$ sero titla Prunus serotina 10 10 Prunus serotina 8 Black Cherry Prunus serotina 8 Black Cherry Prunus serotina 6 Black Cherry Prunus serotina 8 Black Cherry Prunus serotina 7 Black Cherry Prunus serotina 8 American Basswood Tilia americana 20 American Basswood Tilia americana 20 American Elm U/taus ataedcana 5 American Elm Uhnus ataericana 6 American Elm Ultaus americana 7 Average DBH 10.9 Table 1: North Hedgerow Inventory and average DBH. East Hedgerow This hedgerow ranges from approximately 40 feet to 50 feet in width from the property boundary to the outer most trees. Species of trees recorded in this hedgerow included box elder, silver maple (Acer saccharinum), common hackberry, hawthorn, green ash, black walnut quglans nigra), Eastern red cedar (Juniperous vicginiana), white pine (Pinus strobes), sycamore (Platanus ocddentalis), white mulberry, black cherry, pin oak (Quercus palustris), and American elm. The woody understory present in this hedgerow consisted of honeysuckle, silky dogwood, American elm, grape vine, mulfiflora rose, Virginia creeper, poison ivy, Eastern redbud (Cerds canadensis) and trumpet vine. A more detailed list of tree species is included in Table 2. Common Name Box Elder Box Elder Box Elder Box Elder Box Elder Box Elder Box Elder Box Elder Box Elder Box Elder Black Maple Scientific Name Acer ne~gundo Acer negundo Acer negundo Acer negundo Acer negundo Acer neegundo Acer negundo Approximate DBH (in.) 11 11 5.0 5 8 10 10 Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Acer negundo Acer negundo Acer negundo Acer nigrum Acer sacchadnum Acer saccharinum Acer saccharinum Acer sacchadnum Acer saccharinum Acer sacchadnuta 10 13 12 4.5 4.5 6 Acer saccharinuta 4.5 Acer saccharinum 4.5 Acer sacchadnum 12 Williams Creek Consulting, Inc. Duke-04-010 Page 4 Tree Survey West Carmel Marketplace Hamilton County, IN Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Common Hackberry Common Hackberry Cockspur Hawthorn Cockspur Hawthorn Cockspur Hawthorn Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Green Ash Black Walnut Black Walnut Eastern Red Cedar White Mulberry White Pine White Pine American Sycamore Black Cherry Black Cherry Black Cherry Black Cherry Black Cherry Black Cherry Black Cherry Black Cherry Black Cherry ,Black Cherry Black Cherry Black Cherry Black Cherry Black Cherry Black Cherry Black Cherry Acer sacchadnum Acer sacchadnum Acer sacchadnum Acer sacchadnum Acer sacchadnum Celtis ocddentah's Celtis ocddentalis Crataegus cms-~alh' Cratae~gus crus-~galh' Cratae~gus crus-egalli Fraxinus pennfylvanica Fraxinus pennylvanica Fraxinus pennfylvanica Fraxinus penn~ylvanica Fraxinus flennylvanica Fraxinus penn~ylvanica Fraxinus pennylvanica Fraxinus pennylvanica Fraxinus penn~ylvanica Fraxinus penn~ylvanica Fraxinus pennylvanica Fraxinus penn~ylvanica Fraxinus pennylvanica Fraxinus penn~ylvanica . Fraxinuspennylvanica Juglans nigra Juglans nigra Juniperus vit~iniana Moms alba 14 4.5 4.5 4.5 4.5 10 10 14 8 12 14 7 6 9 8 6 6 6 4.5 8 Pinus strobus 5 Pinus strobus 5 Platanus ocddentalis Prunus serotina Pmnus semtina Pmnus serotina Prunus semtina Prunus serotina Pmnus semtina 14 12 10 8 6 6 5 Pmnus semtina 5 Prunus serotina 5 Pmnus serotina 12 8 10 12 6 6 8 5 Prunus serotina Pmnus serotina Prunus serotina Prunus serotina Pmnus serotina Prunus serotina Prunus semtina August, 2004 Williams Creek Consulting, Inc. Duke-04-010 Page 5 Tree Survey West Carmel Marketplace Hamilton County, IN Black Black Black Black Black Black Black Black Black Black Black Black Black Black Black Black Black Black Black -Black Black Black August, 2004 Black Cherry Black Cherry Black Cherry Cherr~ Cherr~ Cherry Cherry Cherry CherrT CherrT Cherrt Cherrt Cherry Cherry Chert/ Cherr~ Cherr~ Cherr~ Cherry CherrT Cherry Cherrt Cherry Cherr~ Cherr~ Chert Cherry Black Cherry Black Cherry Black Cherr~ Pm Oak American Elm Prunus serotina 5 ~- Prunus serotina 10 4.5 Prunus serotina Prunus semtina 8 Prunus semtina 6 Prunus serotina 12 Prunus serotina 8 Prunus serotina 6 Prunus serotina 10 Prunus serotina 10 Pranus serotina 12 Prunus serotina 10 Prunus serotina 10 Prunus semtina 10 Pranus serotina 10 Pru n us. sero tina 5 Prunus semtina 6 Prunus serotina 6 Prunus semtina 10 Prunus serotina 5 Prunus serotina 10 Prunus serotina 12 Prunus semtina 8 Prunus serotina 8 Prunus serotina 6 Black / Prunus serotina 5 Black Prunus semtina 6 Prunus serotina 8 Prunus serotina 12 Prunus semtina 14 ~uercus palustris 8 Ulmus americana 8 American Elm Ulmus americana 6 American Elm Ulmus americana 6 Average DBH 7.9 Table 2: East Hedgerow Inventory and average DBH. Williams Creek Consulting, Inc. Duke-04-010 Page 6 Tree Survey West Carmel Marketplace Hamilton County, IN August, 2004 South Hedgerow .- This hedgerow ranges from approximately 35 feet to 40 feet in width from the property boundary to the outer most trees. Portions of this hedgerow have been cleared by adjacent property owners to the existing agricultural field. Species of trees recorded in this hedgerow included silver maple, common hackbeny, white mulberry, Norway spruce (Picea abies), Eastern cottonwood, black cherry, sandbar willow (Salix eMgua), and American elm. The woody understory present in this hedgerow consisted of honeysuckle, silky dogwood, American elm, grape vine, multiflora rose, Virginia creeper, and poison ivy. A more detailed list of tree species is included in Table 3. Common Name Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Scientific Name Acer sacchadnum Acer saccharinum Acer saccharinura Acer sacchadnum Acer sacchadnum Acer saccharinum Acer sacchadnum Acer sacchadnum Silver Maple Acer sacchadnum Acer sacchadnum Acer sacchadnum Approximate DBH (in.) ., 10 8 6 10 9 6 18 24 12 12 Acer sacchadnum 10 Acer sacchadnum 6 Acer sacchadnum 6 Silver Maple Acer sacchadnum 6 Silver Maple Acer sacchadnum 5 Acer sacchadnum 7 Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Silver Maple Acer sacchadnum Acer sacchadnum Acer sacchadnum Acer saccharinum Acer sacchadnum Acer sacchadnum Acer sacchadnum Acer sacchadnum Acer sacchadnum Acer sacchadnum Acer saccharinum Acer sacchadnum Acer sacchadnum Celtis ocddentalis Celtis ocddentalis Celtis ocddentalis Celtis ocddentalis Celtis ocddentalis Celtis ocddentalis Silver Maple Silver Maple Silver Maple 11 14 6 6 6 8 5 9 6 5 7 7 5 : 22 10 10 10 10 8 10 Common Hackbervr Common Hackbervr Common Hackberrr Common Hackberrr Common Hackberr~ COmmon Hackberrr Common Hackberry Celtis ocddentalis Williams Creek Consulting, Inc. Duke-04-010 Page 7 Tree Survey West Carmel Marketplace Hamilton County, IN August, 2004 Common Hackberry White Mulberry White Mulberry White Mulberry Norway Spruce Norway Spruce Norway Spruce ..Norway Spruce Norway Spruce Norway Spruce Norway Spruce Norway Spruce Norway Spruce Norway Spruce Norwa7 Spruce Norway Spruce Celtis ocddentalis Morlt$ a~ba Picea abies 8* Picea abies 8* Picea abies 8* Picea abies 8* Picea abies 8* Picea abies 8* Picea abies 8* Picea abies 8* Picea abies 8* Picea abies 8* Picea abies 8* Picea abies 8* Eastern Cottonwood Eastern Cottonwood Eastern Cottonwood Populus de ltoides Black Cherry Populus deltoides Populus deltoides 28 22 10 Black Cherry Prunus semtina 10 Black Cherry Prunus serotina 12 Prunus semtina 10 Salix exiegua Salix exiegua Ulmus americana Sandbar Willow Sandbar Willow American Elm Average DBH 8.2 Table 3: South Hedgerow Inventory and average DBH. * Tree species may be located on adjacent property. 5.0 FOREST RESTORATION AREA In addition to the wOody vegetatiOn present at each hedgerow, a native forest restoration will be implemented in the northeastern portion of the boundary (Figure 2). Approximately 70 1 ½ diameter native trees and 80 containerized native shrubs will be planted. Tree species include but are not limited to red maple (Acer rubrum), silver maple, fiver birch (Butula nigra), sycamore, swamp white oak (~uercus bicolor), and pin oak (O. uercus palustris). Containerized shrubs will include but not limited to butt°nbush (C¢halanthus ocddentalis), red osier dogwood (Comus stolonifera), swamp rose (Rosa palustris), and elderberry (Sambucus canadensis). Williams Creek Consulting, Inc. Page 8 Duke-04-010 Tree Survey West Carmd Marketplace Hamilton County, IN August, 2004 5.0 Conclusions .- Williams Creek Consulting,. Inc. performed a tree survey at West Carmel Marketplace, located southeast of the intersection of Michigan Road (U.S. 421), and Retail Parkway, Hamilton County, Indiana. The site was inspected on August 9, 2004. Based on a visual documentation of the trees present at the site, there are approximately 228 trees greater than 4.5 DBH. The average DBH for the trees counted at the site was nine (9). There were other woody material of the same species present, but were considered shrubs due to their smaller size. The understory for the north and east hedgerows consisted of dense vegetation. In most cases the adjacent neighborhoods could not be observed (under 10 feet) while conducting the field work. The south hedgerow was not as dense as the north and east hedgerow. Portions of this hedgerow have been altered by the adjacent neighbors by cleating the understory. In addition to the species existing in the hedgerows, an over planted-area of approximately 70 1Vz diameter native trees and 80 containerized native shrubs will be planted in the forest restoration area. The restoration area will be replanting trees and shrubs to previous site conditions before the unauthorized mechanized land cleating by the previous land owner in 2001-2002. Based on the data collected, WCC believes the quantity, and quality of the-hedgerows, would be suitable to achieve the recommended project buffering to offset the plantings required for the buffer yards. In addition, the hedgerows and the over-planting of the forest restoration area will be suitable to be considered as a favorable level D bufferyard. During the construction phase of the project best management practices implemented to protect the trees from any harm or damage. should be Williams Creek Consul'.ting, Inc. Page 9 Duke-04-010 FIGURES WALNUT CREEK MARKETPLACE SOUTHEAST OF MICHIGAN ROAD (U.S. 421) AND RETAIL PARKWAY Sate 214 SITE LOCATION N~P Duke Real~ Co~oradon ~: 317 423-0696 1"=2000' Ha~lton Count, In&ana Duke-0G003 Au~st, 2004 1" = 300' Figure # 2 AEPJXEL PHOTOGRAPHY 2003 Photo (Marion County Web Site) West C~mel M~rketplace Southeast of Nfichigan Road and Retail Parkxvay H~milton County, Indiana Duke Realty Corporation Duke-0~003 ] August, 2004 APPEXDIX A SITE PHOTOGRAPHS WALNUT CREEK MARKETPLACE SOUTHEAST OF MICHIGAN ROAD (U.S. 421) AND RETAIL PARKWAY Photo Point 1: North Hedgerow Vie~v: Looking Northeast Photo Point 2: North Hedgerow View: North Photo Point 3: North Hedgerow View: Looking Northxvest Photo Point 4: East Hedgerow View: Looking Southeast Photo Point 5: East Hedgerow View: Lookit~g Northeast Photo Point 6: South Hedgerow View: Looking Southwest Photo Point 7: South Hedgerow View: Looking Southeast Photo Point 8: Musclewood in North Hedgerow View: Northwest RJ~TURN R~6'~IPT Operations Division Regulatory Branch (North) ID No. 200001S24-jea Mr. John Harris 5520 North state Road 37 4105 West 99=a Street Martinsville, Indiana 46151 7t60 3901 ,9~,44 9311 86B1 ' Dear Mr. Harris: This is in re~ard to the unauthorized work performed on your property along Crooked Creek. The site is located in Section 7, Township 17 North, Range $ East, Hamilton County, Indianapolis, Indiana. The work involved mechanical land clearin~ approximately i acre of wetlands and associated stream impacts. In our letter dated February 9, 2001 (copy enclosed), you were informed that the work performed was a violation of the Clean Water Act (CWA) and you were given the options of removin~ the debris and restoring the area or apply for an after-the- fact per, it. It was our understanding that you chose to restore the area. Based on a letter dated May 2B, 2002, from Mr. Smith, Alt & Witzi~ Engineering, Incorporated it was determined that the remedial action directed in our letter of February 9, 2001, had been completed. All of the fallen timber debris has been removed and wetland vegetation is bein~ restored through natural plant succession. Thank you for your cooperation in resolving this violation. If you have any questions regarding future work involving wetlands or in stream work, please contact this office at the above address, ATTN: CELRL-OP-FN Or call Ms. Jane Archer at (502) 315-6682. .~/ Sincerely, James M. Townsend :, Chief, Regulatory Branch · O~_erat ions Division Arc~r~- FN/rb/genpurp O S. hel t0n/OP- FN ~ .wp. Townsend/OPb RECORD CO O ADDRESSES FOR COORDINATING AGENCIES Dr. Dennis Clark Section Chief Section 401 WQC Program Indiana Department of Environmental Management P.O. Box 6015 Indianapolis, Indiana 46206-6015 Mr. Steve Jose Environmental Coordinator Division of Fish and Wildlife Department of Natural Resources 402 West Washington Street, Room 273 Indianapolis, Indiana 46204 Mr. Mike Neyer Director Division of Water Indiana Department of Natural Resources 402 West Washington Street, Room W264 Indianapolis, Indiana 46204 .Commander (oan) Eighth Coast Guard District Hale Boggs Federal Building 501 Magazlne Street New Orleans, Louisiana 70130-6298 Mr. Larry D. Macklin State Historic Preservation Officer Indiana Department of Natural Resources 402 West Washington Street, Room 274 Indianapolis, Indiana 46204 Dr. Rick Jones State Archaeologist Division of Historic Preservation and Archaeology 402 West Washington Street, Room 274 Indianapolis, Indiana 46204 -j , j, ,, , ) W ST CAR'M L MARK T P LAC M IT/ GATI 0 N. P LAN NORTH OF 96TH STREET AND US 421 HAM ! LTO N C 0 U NTY, I N DIANA CLIENT DUKE REALTY CORPORATION 600 EAST 96TH ~STREET, SUITE 100 INDIANAPOLIS, IN 46240 SHEET INDEX PLANTING PLAN GO1 GO2 L-PP01 C-DT01 SITE . TITLE SHEET OVERALL SITE PLAN PLANTING PLAN DETAILS AND SPECIFICATIONS LEGEND PRAIRIE BUFFER SEED MIX TREE SHRUB Tndianapolis - Corporate Headquaters 846 North Senate Avenue, Suite 214 :indianapolis, :indiana 46202 Tel: 317-423-0690 Fax: 317-423-0696 www. willia mscreek, net Ohio Office 330 W. Spring Street, Ste. 440 Columbus, Ohio 43215 Tel' 614-224-4473 Fax: 614-224-4485 VICINITY MAP C:~Lond Projects 2005~duke-04-005 wolnut creek~mopserv. JPC LOCATION MAP · MUNCIE ANDERSON BLOOMINGTON · LOUISVILLE, K E NTUCKY (./3 Z~,~ i I REVISIONS M//YY DESCRIPTION INI DATE ,JULY 2004 SCALE NONE DESIGNED BY JM ,DRAWN BY SO DWG NAME DUKEO4OOSP.DWG SHEET GO1 / N 100' 200' 11-2 LEGEND I1: ISOLATED IMPACT I-~: USAC£ IMPACT TI: TEMPORARY IMPACT MI: MITIGATION AREA I-1 \ x \ / // "/ . / / ~ . / //'~'\ ~- l, 0 REVISIONS M/YY DESCRIPTION INI ,,. DATE JULY 2004 SCALE 1"=100' DESIGNED BY JM DRAWN BY SO DWG NAME DUKEO4OOSP.DWC SHEET GO2 (,22' HIGH) ~o 5 I1-1' \ \ / / / / I :- / ', · \ .-- Y' .:;;2 '.',--,, ~-' /,': ' :.~-] ::...'- 5'... i :':;;': ........ ~0' WI~.-'EASEMENT ~N FAVOR OF' CLAY 1WP. REGIONAl. WASTE INSTR. NO. ", .. i/ I I I I ii I \ \ \ \ \ I ! ! / ! / ! \ \ \ Il \ \\ \ /I / / /! / \ \ f :. . . . .. · TI-1 J N 0' 50' 100' .... .'i '.."..':-'-'.' 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I x/ I .... .. %":/ '! .... .t .. :: ....... ... ............. . :: . .. . . . .. / ~ "..., - . / ..1 : ~ ,: .~ ~ ~ " · ~ i J l/ 1~ ;./ REVISIONS M/YY DESCRIPTION INI DATE dULY 2004 SCALE 1 "=50' DESIGNED BY dM DRAWN BY SO DWG NAME DUKEO4OOSP.DWG SHEET PP01 TALL PROFILE PRAIRIE SEED SCIENTIFIC NAME GRASSES: ANDROPOGON GERARDII BOUTELOUA CURTIPENDULA ELYMUS CANADENSlS PANICUM VIRGATUM SCHIZACHYRIUM SCOPARlUS SORGHASTRUM NUTANS COMMON NAME BIG BIJUESTEM SIDE4:IATS GRAMMA CANADA WILD RYE SWITCH GRASS LHTI~ BLUESTEM INDI~ GRASS LBS/ACRE* 1.5 1 2 1 1 2 SCIENTIFIC NAME FORBS: ANEMONE CYLINDRICA ASCLEPIAS TUBEROSA ASTER LAEVIS ASTER NOVAE-ANGLIAE BAPTISlA LEUCANTHA CASSIA HEBECARPA COREOPSIS TRIPTERIS DESMOGNATHUS ILLINOENSE DESMODIUM ILLINOENSE ECHINACEA PURPUREA ERYNGIUM YUCCAFOLIUM HELIANTHUS GROSSESERRATUS HELIOPSIS HELIANTHOIDES HYPERICUM PYRAMIDATUM LESPIDEZA CAPITATA LIATRIS ASPERA MONARDA FISTULOSA PETALOSTEMUM PURPUREA RATIBIDA PINNATA RUDBECKIA FULGIDA SPECIOSA SILPHIUM PERFOLIATUM SILPHIUM TEREBINTHINACEUM SOLIDAGO OHIENSISOHIO SOLIDAGO RIGIDA VERNONIA ALTISSIMA COM~ NAME THIMBLEWEED BUTTERFLY WEED SMOOTH BLUE ASTER NEW ENGLAND ASTER WILD INDIGO WILD SENNA TALL CORREOPSlS ILLINOIS SENSITIVE PLANT ILLINOIS TICK TREFOIL PURPLE CONEFLOWER RATTLESNAKE MASTER SAW-~THED SUNFLOWER FALSE SUNFLOWER GREAT ST. JOHNSWORT BUSHCLOVER BLAZING STAR WILD BERGAMONT PURPLE PRAIRIE CLOVER YELLOW CONEFLOWER BLACK-EYED SUSAN COMPASS PLANT PRAIRIE DOCK ~OL~-ROD STIFF GOLDEN-ROD TALL IRONWEED OZ/ACRE * SCIENTIFIC NAME TEMPORARY COVER: AVENA SATIVA LOLIUM MULTIFLORUM COM~ NAME SEED OATS ANNIJN. RYE LBS/ACRE* 32 5 * PURE LIVE SEED TREES 1.5" DBH ACER RUBRUM ACER SACCARINUM BETULA NIGRA PLANTANUS OCCIDENTALIS QUERCUS BICOLOR QUERCUS RUBRUM RED MAPLE 13 SILVER MAPLE 12 CLUMP RIVER BIRCH 12 SYCAMORE 8 SWAMP WHITE OAK 12 RED OAK 13 TOTAL 70 SHRUBS CEPHALANTHUS OCCIDENTALIS CORNUS STOLONIFERA LINDERA BENJOIN ROSA PALUSTRIS SAMBUCUS CANADENSIS CONTAINERIZED StOCk 2'-3' DIAMETER BUTTON BUSH 16 IRED OSIER DOGWOOD 16 SPICE BUSH 16 SWAMP ROSE 16 ELDERBERRY 16 TOTAL 80 Prairie Seeding Specifications Part 1 General 1.01 Section Indudes A. Preparation B. Seeding C. Maimamance 1.02 Bidder Qualifications A. The aubmitting bidder must have access to and experience with a no-till fluffy seed drill designed for prairie ~ installations. Such drills are manufactured by Truax, Great Plains, and John Deere, Inc. Hydro seeding may not be substituted for drill ~eeding. 1.03 Envirormaenwl requirements A. Insmlhfion shall be performed between April 20 and July 20. If site is prepared at any other time of the year, stabilize with the following seed mix per acre. 64 lbs seed oats (arena sat/va) 25 lbs annual ryegrass (La//~ ~u~flomm) Under no circumstances shall the site be stabilized with winter rye, grain rye, or winter wheat. These plants produce toxins that inhibit prairie seed germination. B. Site shall have a firm seed bed. If walking compacts soil over '/2 inch, the site shall be cultipacked. 1.04 Materials A. All native seed shall be refrigerated for at least 90 days prior to installation. All native seed must be wild ecotype. No hybrids or cultivars may be included. Local genotype shall be used whenever possible due to its adaptation to local soil climate. The~e $pecifications do not apply to the temporary matrix. Part 2 Products 2.01 Seed Mixture See attached seed mixture rates Part 3 Execution 3.01 Examination A. Verify the site is within 3 inches of specified grade with 6" of topsoil. Verify seedbed is sufficiently firm. B. Verify that the site is dean and free of debts. 3.02 Preparation A. If vegetation exists on the site, apply a glyphosate herbicide at least three day prior to installation on all actively growing vegetation. Never apply fertilizer to the site. B. Install seed when soil is sufficiently dry sot that soil does not stick to the packer wheels on the drill. C. Ensure drill is properly calibrated to sow the specified mount of seed over the specified area. Ensure complete coverage of the specified area. 3.03 Maintenance A. Mow at a height of 4 to 6 inches when the oats set seed heads. Mow at a height of 4 to 6 inches once a month or whenever week growth reaches 10 inches for the remainder of the first season. B. If cool season weed growth is heavy in the spring of the second season, mow once in late May. ~ 3' ELASTIC GUYS ~ ROOTBALL--[ ~ J HEIGHT [ ~ ~111~111~111! ========================== 2Z3 ROOTa~L ::::::::::::::::::::::::: :11~!11.'.--"!11.'~11! ~l--IIl:lli~lll~.'::::::i:::::: :::::::::::::::::::::::: He,Gm WITH II I--I I I~.l H~~iiiiiiiiiiiiiii!iiiiiiii!~ ~..:-:-:.:.:.:.:.;-:.:.:. ~1 ii"----'i i i"'--'i [ I~11 i"----"111 NAme TOPS0,L ::::::::::::::::::::::::::::::::::::: ....... .................. ============================= :~:l~:!:i:i:~ ~' ~,~ II III III III II III III II II II1~11 Ill II1~11 III PLANTING HOLE IS 2X I- DIAMETER OF ROOTBALL ~ STAKED TREE Balled and burlap tree installation specifications / notes Material requirements: Balled and burlapped trees will be excavated in accordance with section 914.08 (f) of the indot standard specifications. The woody plant material should consist of 1.5" balled and burlap trees. Any trees that appear to have health conditions should not be planted and replaced with healthy trees. Planting instructions: Ball and burlap trees shall be planted by manual or mechanical means. The spacing of the trees shall be an average of 20 feet on center and randomly placed within the designated planting areas. Ail balled and burlap trees will require a tree staking kit attached to it. At least one wire will be staked down in a southwesterly direction. Staking should be conducted in such a manner and using materials to avoid damage to the tree. Staking should be removed within one-year of planting. = = REVISIONS M/~ DESCRIPTION DATE JULY 2004 SCALE NONE DESIGNED BY J~ DRAWN BY BD DWG NAME DUKEO4OO3P.DWG SHEET DT01