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Home My WebLink AboutCorrespondence .?;.... ~~ CI EL November 15, 2004 JAMES BRAINARD, MAYOR Mr. Jon Dobosiewicz Department of Community Services City of Carmel One Civic Square Carmel, Indiana 46032 ":J? ~() ~'Ofj o 'S> ~ \ ~l, "> RE: 116th & Keystone Retail Shops Entrance Configuration Dear Jon: The proposed 116th Street Retail development project has requested a full access drive/curb cut at the southeast comer of the property opening onto 116th Street. As the Department of Community Services is aware, there is significant traffic congestion on 116th Street during peak hours. For the reasons outlined below, the Department of Engineering will not issue a letter in support of a full access curb cut to the Board of Public Works and Safety v"hen the developer petitions the Board for a curb cut modification. The Department of Engineering would recommend that the access be restricted to be right-in/right-out only. The Schneider Corporation provided a traffic study (copy attached) to the Department of Engineering.as a part of the Technical Advisory Committee review process. The traffic study predicts that 32 vehicles will be turning into the development from the eastbound travel lane of 116th Street during the peak business hour. With the proposed improvements to 116th Street outlined in this letter, this movement would be across four lanes of traffic in what would be poor sight distance conditions given that the turning movement would likely be made between vehicles waiting in the westbound lanes. As a result, vehicles may be forced to wait in the eastbound lanes for an opening in the traffic flow to negotiate this movement. This will result in increased congestion of traffic traveling eastbound, will create additional conflict points for the eastbound traffic attempting to use the south lane as a passing blister, and could cause traffic to back-up into the Keystone/116th Street intersection. The other point of concern is the traffic exiting the development and attempting to travel eastbound on 116th Street. With the proposed improvements to 116th Street outlined in this letter, this movement would be across four lanes of westbound traffic into the existing eastbound 116th Street merge area. This situation coupled with the possible poor sight distance resulting from maneuvering between the westbound traffic, could result in inadequate decision time for either the exiting vehicle or the eastbound traffic. DEPARTMENT OF ENGINEERING ONE CMC SQUARE, CARMEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439 EMAIL engineering@ci.carmel.in.us ........ Mr. Jon Dobosiewicz November 15,2004 Page 2 of2 The Department of Engineering has requested roadway improvements to be made to 116th Street to make the access to the development as safe as possible and to restrict access to the development to be right-in/right-out only. These improvements include alignment of the existing travel lanes across the intersection, installation of a second westbound travel lane, installation of raised concrete median and redirecting westbound bicycle traffic from the new bicycle lanes onto a roadside facility. The attached exhibit shows the improvements outlined above. Minor modifications to the plan may be required as the engineering of the development and the roadway improvements progresses. The Department of Engineering and the Developer will work together to determine the final configuration of the roadway improvements. Installation of the improvements outlined in this letter will satisfy the Department of Engineering concerns with access to the development. Please contact our office if you have any questions. Sincerely, "/IJ7 U~ Michael T. McBride, P .E. City Engineer Enclosures . 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J .~ f i r t t i 1. t r \ ft ;; J J I f }. ~ I 1 j .~ j J i ...! .t f 1- I. ~ i f ,t ~ ! ~ i ~ I I . ~ i t I ~ i i , ~ i ~ f ~ ~ & f ~ I ~ t j i ~ ~ f f I I i ! J ! .. r \ , ~ I I i ~ 1 i ; f ~ ! i i i t; J j i ~ ~ ~ , :t J i ~ t i ! ~ ! ~ ; i ~ i ; Ii ~ f [~ ~ f ~ i ~ ~ f ~ i i I f, ; f J , ,~ ~ l ! ~ ~ ~ August 18, 2004 Mayor .'.Brainard 1 Civic Square Carmel, Indiana 4603 Dear Mayor Brainard, We realize)youare. very, very busy and we realize crosses. YO\J.f de~l<:,bovvever ifZittiJK;Qlili&iiW They are regarding t e eve of the comer property atll6th street and .> Keystone Avenue. As you read my comments, please keep in mind that this is the third highest area for vehicle accidents in the city. The developer is doing nothing to eliminate any of the present conditions... ..the project only worsens each one that I describe. The.diagram ofthe.fence is one thing that fully describes (1" wood for instance) how little attention they are giving to the very, very serious pollution and noise problems tbat will be generated by these new businesses. The land is simply too close to Keystone (/:ltthis time), andU6th Street simply cannpt handle the conditions this project will create for not onlytbe immediate area,butthe entire city. Traffic control, police calls, atldtl:lffic backups, will effect everyone that entersthe area. Irwill become almost impossible for the Maples and Woodland Springs citizens to use 1 16th Street We sincerely thank you for your attention to this matter. Respectfully Yours, 3057 Sugar Maple Court #14 Crmel,Indiana 46033 Tele: 317-843-0516 or 317-850-9007 ~ August 16, 2004 TO WHOM IT MAY CONCERN: Following are important issues that presently exist which will adversely effect the immediate neiglj.borhoods and the entire city of Carmel, if the new project at 1 16th Street and Keystone Avenue (on Marathon gas station property) is completed: It's very important to keep in mind during this meting, 11?_~~i.l;~$~>>fl; Within a few yards is the . .. approximatel f residents are senior cItIzens. Condominium neighborhood... ... There are . . . Hand, approximatel . . . .more than The Maples is located directly across the street from the aPartment complex. The entrance/e,pt to this neighborhood is also I yards of this new project... H The Maples and the Woodland Springs share the middle turn lane on 116th Street which is again a few yards from the project. The trl:lffic lights at areoniya few feet 0 IS project and are only a few yards from both neighborhoods. Bryan Chandler, the planner of this project advised us in the meeting of August 4th that he is e f traffic in the area to frequent one or more of the four (4) retail busmesses. Let's pretend that the project is finished and open for business: The Charter One has three drive through service areas. Apparently there will be cars entering thes service areas... ..there will be employees from all the fourtmsinesses entering and exiting theBr()pe~y and par~ng their cars. Thel'ewil.1 bei~~~lcustomers th~t go inside the bankentenng and eXltmg the property and parkmg t=ircars. There wIll be customers that visit the other stores entering and exiting the property and parking their vehicles. will have cars entering the drive thrn window. . . .. which again will e e entrance and exit. If cars make turns on 116th Street an T in order t , will creCit~ a g.... ridlock . . . .. ;,- ,&f<-,+ -,y -"><cv..;. _ ;_ ;_ ..... _ ;'.' .; " _,; .' . _ ',:.; Y+W-;:c___./_;.<+\<xr;(:.-;<EJ;i<;;;{jiiiW5'i<~.:};is'4fPi)'iD:XjYi'S;\. IS good cars"'1.;_.\)\j0"e'K;'fiii~;i~topP"peQPO'siti!l\I'li\mt"i1s.", . _.)< .':J' " q,;d?~~ There isno entrance to the businesses from Keystone. See page -2 Duringthe day.. ill service one of more ofthe businesses.. ill also enter and exit the prope , oth must park the trucks temporarily. There will be all types of deliveries via trucks to all of the stores. One major problem that must be addressed i .. .there are residents in the Maples that have bedrooms with' ways in and out of the r ert. The drive- in cars will hav running and will be waiting for service, !'@I~i~\\+for the residents of the M les that are within a few feet of this polluted atmosphere. ill also be a constant nuisance for the nearby residents. This wIll also destroy their quality of life in their homes. In our opinion t will be detrimental to the City of j Carmel. . . ...There is much doubt a e people holding the leases can be successful. I. Todate, we have addediYbeautiful, workable building projects that are serviceable assets to the city as well as being beneficial to We simply do not have a need for another bank which will blocks, nor do we needanpther place to h/:lve coffee (we have hundreds.) We hear from some critics " ' There will also be frequent v feel certain our policemen w only a gas station. I have photos with me taken on August 10 that I want to pass pn to you which some of the above issues as they are happening. v ' , THANK. YOU FOR ALLOWING US TO VOICE OUR OBJECTIONS TO THIS MATTER, Dottie Harrill, 3057 Sugar Maple Court #14, Carmel, IN 46032-3209 Tele: 317-843- 0516 -----D V~- w ~ .rr lilt ~ ~ o ~ CJ ~ f"-' .-.- I I L\- I I I I ...D I\:::p - I I - -- Iq a -= ! ! 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ONE CIVIC SQUARE CARMEL,INDIANA 46032 317/571..2400 ;) - City of Carmel Planning Commission August 17, 2004 Meeting One Civic Square Carmel, Indiana 46032 1 To Whom It May Concern: While the ideal situation for t.he Maples of Carmel Community would be to have Marathon remove the existing building .and clean up the area and then leave it empty, we are "'aware that t-he financially worth too much for th~t to happen. Therefore, in considering the present plan by Developer Bryan Chandler we have several concerns and issues ~..Thank you for addressing our requests and listening to our concerns. Maples of Carmel Concerns and Issues regarding: l16th Street and Keystone Avenue Retail Project 1 The quality of life for residents will be highly affected by the close proximity of the Planned Retail Businesses. a. Present plan is to have pavement and traffic begin five feet from fence. Maples :residents bedrooms are within 15 feet of fence making a total of only 20 feet'to bedroom windows. b. Issues-Noise level of ' vehicles, car radios, speakers from drive -thru,areas,ATMmachines, trash pick-up and deliveries c. Lighting needs to be addressed to face away from homes. d. Hours of Opera.tion should be no earlier than 7: 00 AM and no later than lO:OOPM( Charter One Bank is open 7 days a week in Fishers.) e. Traffic congestion on 116th street will. increase due to back-ups with in and out traffic. 2 Environmental Concerns: Fumes from cars waiting at drive~thru Several close residents have health and breathing problems . 3 Safety Issues:, ' a. It is very hazardo~s to allow left turns in and out on ll6th street which is a very dangerous intersection. Traffic back-ups 'will make it even more difficult for residents of the Maples and Woodland- Springs Manor to exit or enter their property.. b. Two waytr:affic flowing toward north fence within 5 feet. 4 Concern that drainage may be a problem. 5 Developer to take down existing fence and replace with an attractive stone or brick sound barrier wall. (Ex. 146thStreet west ofUS31 at Village Farms or existing Maples brick-wall).Developer to plant 6foot or more evergreen trees on resident side of wall and retain large existing trees along current fence. 6 The value of the homes will be significantly affected with loud sound and bright lighting and traffic following so close to the homes. Suggestions: 1 Remove drive-thru area-this would allow pavement to be moved back at least 30 feet and landscaping could be added. (Charter One in Fishers does not have drive-thru) 2 Turn building to face ll6th with drive-thru to West 3 Reduce number of businesses and size of building to reduce Traffic While aesthetic.s are important, the quality of life of our residents and the value of our homes far exceed aesthetics. ~j;~'l y dip ~ ~-~ _. August 16, 2004 To .Carmel Planning Co~ission: As a resident of Maples of Carmel Condominiums I am sharing my concerns regarding a proposed addition of an 8,000 sq. foot building with 3 drive-thru areas and apass-by lane planned for the NE comer of 116th St. and Keystone Ave. My concerns are as follows: 1. Health' Concerns: This proposal includes a 3 . drive thru areas and a pass-by, lane within' feet 'of the perimeter of-certain areas of the Maples of Carmel addition. Vehicles idling at the drive through will emit gasoline fumes very near these residences. Living with these fumes on a regular basis . could cause harm a person's health. Several units are currently located very close to 116th St., however there is a solid brick wall protecting their homes and their health from vehicle crashes and gasoline fumes. My husband has congestive heart failure and as a: result has shortness' of breath; I believe that having a daily does of gasoline. fumes could prove to be. quite hazardous to his health. There are many other elderly, and not so elderly, residents in this condo community that could be adversely affected by the gasoline fumes. The type of fencing proposed by the builder will not be sufficient to prevent gasoline fumes from affecting the nearby residents in Maples of Carmel. 2. Safety Issues: .With"the".3 ,lane'drive.'throughand pass~by' lane 'coming'within" five"feet of "the perimeter, there is nothing to protect a nearby unit or anyone in the lawn area of their residence should vehicles collide near the drive-through or p.ass-by lanes. As I understand it the plan does call for som~ type of fencing or shrubbery line, 110wever it would not ,be sufficient' to protect a l1orp.e" or person, if an accident should occur. Five feet is not very far for vehicle to travels when involved in a collision. I would no longer feel safe in my home unless there was a solid brick' retaining wall between the proposed project and Maples of~arm~l. _ ' 3. Invasion of Privacy The planned paving area for this pr()posed project is withi;n 8 feet of my bedroom and patio area; the drive-thruand pass-by lanes are also. within several feet of my unit. With all of the traffic, noise, lights, drive-thru spe.akers and exhaust fumes I believe this to l1e an invasion of my privacy. The,proposed fence is not enough to insure that my right to privacy will not be invaded. The ATMdrive-thru lane will sure ,be lighted 24 hours per day, with the Hghts,again, invading my privacy. 1 v kV): r .'- . 1 : ()iJ. 4. Noise The P!oposed hours of business are ftom 6:00 a.m. to 10:00 p.m. which means there will be, cars coming and going, deliveries made, trash picked up and the drive-thru area speakers making noise during these hours. Several residents would be subjected to this constant noise unless keeping the windows shut. What would life be like if we could not have the peace and tranquility we look forward to when we are in our homes.? I know of no type of fence that will block out this noise. 5. Traffic As I am sure you are aware the' area of 116th St., where the proposed proj ect is to be located is a high traffic / high accident area. Attemptingto make a left hand turll into or out of the proposed project area could be ,dangerous and would only add to tIle congestion or increase the already high accident rate. 6. Property Values The completion of this proposed project would greatly decrease the value of the condo units that are closely located. Condo units that are directly adjoining, or very close, would be very much unmarketable, thus decreasing the value of all units in Maples of Carmel. I believe that all residents have worked hard to purchase 'homes they believe to have stable, orincreasing, value. With the addition of this particular project this would not be the case. All of thecencernslisted above can'"be . summarized' in j ust'3"~w6rds;'-=-- QUALITY OF LIFE I!!!!! This proposed project converging on the, property line of Maples of Carmel will' affect each and every resident and alter their quality of life; be it through noise, l1ealth, safety, invasion of privacy and/or d~cli~e of l?roperty values. Thank you for your time. P J Turner 3911 Silver Maple Court Carmel, IN 317-697-.4592 .2 J~ ~ ~ August 16, 2004 (i f^~ TO WHOM IT MAY CONCERN: Following are important issues that presently exist which will adversely effect the immediate neighborhoods and the entire city of Carmel, if the new project at 116th Street and Keystone Avenue (on Marathon gas station property) is completed: It's very important to keep in mind during this meting, how small this piece of property really is. Within a few yards is the Maples of Carmel Condominium neighborhood. . . . . . There are 82 units.. . . . approximately 120 residents. . . . . and, approximately 98 vehicles. . . . more than 50% of residents are senior citizens. The Maples is located directly across the street from the Woodland Springs Manor apartment complex. The entrance/exit to this neighborhood is also located within a few yards of this new project... ..There are 166 apartments..... . and approximately 250 cars. The Maples and the Woodland Springs share the middle turn lane on 116th Street which is again a few yards from the project. , The traffic lights at 116th & Keystone (that encounters many thousands of cars per day) are only a few feet from this project and are only a few yards from both neighborhoods. Bryan Chandler, the planner of this project advised us in the meeting of August 4th that he is expecting 20% of traffic in the area to frequent one or more of the four (4) retail businesses. This simply could not occur due to congestion at the entrance and exit of the project. Let's pretend that the project is finished and open for business: The Charter One Bank has three drive through service areas. Apparently there will be cars entering these service areas... ..there will be employees from all the four businesses entering and exiting the property and parking their cars. There will be bank customers that go inside the bank entering and exiting the property and parking their cars. There will be customers that visit the other stores entering and exiting the property and parking their vehicles. The Starbucks coffee will have cars entering the drive thru window... ..which again will have to use the entrance and exit. If cars make turns from Keystone in order to enter the property, it will create a gridlock on 116th Street and ifbusiness is good, cars could actually be in a stopped position at the Traffic Lights on Keystone. There is no entrance to the businesses from Keystone. tjy ~ '" ~~i See page -2 During the day... ..Fedex will service one of more of the businesses... .UPS will also enter and exit the property, both must park the trucks temporarily. There will be all types of deliveries via trucksto all of the stores. One major problem that must be addressed is the pollution factor... .there are residents in the Maples that have bedrooms within 5 to 20 ft, of the driveways in and out of the property. The drive- in cars will have the motors running and will be waiting for service, creating a health hazard for the residents of the Maples that are within a few feet of this polluted atmosphere. Noise created by the above conditions will aiso be a constant nuisance for the nearby residents. This will also destroy their quality of life in their homes. \ In our opinion, this is a very poorly planned project that will be detrimental to the City of Carmel. · · .. There is much doubt that the people holding the leases can be successful. Todate, we have added beautiful, workable building projects that are serviceable assets to the city as well as all the citizens. This particular one is not. We simply do not have a need fot another bank which will be 18 within a few city blocks, nor do we need another place to have coffee (we have hundreds.) We hear from some critics "the building is very attractive and fits in with the requirements set up by our city Government"... ..this appears to be true, however, anyone planning a project for this piece of property will have to design their building to meet our standards, we do not have to accept this plan just because it meets the esthetics we demand and enjoy. Plus, the diagram of the planned fence does nothing or very little to protect us ftom the pollution and noise. We must have more than a good looking fence. We will have very serious problems due to conditions created on this property that this fence will not remedy. There will also be frequent vehicle accidents created by this crowded condition... .we feel certain our policemen would agree as they were on the sight constantly when it was only a gas station. I have photos with me taken on August 10 that. I want to pass on to you which show some of the above issues as they are happening. We, at the Maples, beg of you to look very closely at our objections. THANK YOU FOR ALLOWING US TO VOICE OUR OBJEeTIONS TO TillS MATTER, Dottie. Harrill ,3057 Sugar Maple Court #14, Carmel, IN 46032-3209 Tele: 317-843- 0516 ~. ~' -'-^ R ~. Al,lfCFI, ~J:". ' .(iUS 1n . .-lJ : ~ fJi~ t~. ,,' DOCS I..tlLU ". ~ ~ iLL ! ~~ "~ 0... ~ . _ 6IAL-~ ~ ~~-:3 / 7 .~ ~ d~ 1;3J ~ 9{J <36 04- h~. .t/II .. , I i r t ~ I i- .I f i ~ I -; - I I .;.. '.. 1" ' , City of Carmel Planning Commission Augus.t 17, 2004 Meeting One Civic Square Carmel, Indiana 46032 To Whom It May'Concern: ^ ~ /i"/'- ~/('~ /'! 't".l1t. '-1 ..I'~ .~~A . C/.. .If ~J ,,(/~../,," , I,"".' v :1' r ,', II, .rj' . " ,. / /') ,y e?,~."" UI' <(:') , V(,J ';";. While the ideal situation for the Maples of Carmel .Community would be to have 'Ma+,athon remove the exis.ting build.ing .,and clean up the area and then leave it empty, we are 'aware that the finan~1ally worth too much for that to happen. Therefore, in considering the present plan by Developer Bryan Chandler w~ have several concerns and issues. Thank you for addressing our requests and listening t.o our cqncerns. Maples of Carme.l Concerns and Issues regarding: 1.16th Street and Keystone Avenue, Retail Project 1 I . The quality of life for residents will be highly affected by the close proximity of the Planned Retail Businesses. . . Present plan. is t9 ,'have pavement and traffic ~egin five feet frqm fence,. Maples ,.resid'ents bedrooms are within 15 f.eet' of fence making a total of only 20 feet to. bedroom windows, b'. Issues~No'i.se level of vehicles, car radios, speakers f'rom drive ~thru'are~s, ~ATM machines, trasQ pick-up and deliveries Lighting needs to be addressed to face away from homes. Hours of Operation. should be no ,earlier than 7:00 AM and no later than lO:OOPM "( Charter One :a'ank is open 7 days a week ip. Fishers.-) Traf+ic' congestion on, 116th str.eet will' increase due to back-tips with in abd out traffic. Environmental Concerns: Fumes from cars waiting at drive-.thru Several close residents have health and breathing problems . Safety Issues: . '. a.. It .is very. hazardou's to.' a.l1ow. ',left, turn,s' in' and ot;lt on ll6th ,.. st.r.eet which is a ve,ry dangerous intersec.tio.n. Tra.ffic back-ups will make it even more "difficult for residents of the Map,les and Woodla~d Springs Manor to exit or enter their property.. b. Two way tra'ffic flowing toward north fence within 5 feet. Concern that drainage may be a problem.. Developer to take' down existing ~ence and replace with an attrac.tive .storie or. brick sound barrier wa'll'. (Ex. 146th Street west of ,US31 at Village Farms or existing Maples brick w~ll).Developer to plant 6foot or more evergreen trees on resident side of wall and retain large existing trees along current fence. The value.. of the homes, will be significantly affected w'ith loud sqund and bright lighting and traffic -following so close to the homes. Suggestions: Remove drive-thru area-this would allow pavement to be moved back t'" , at least 30 feet and landscaping could be added. (Char.ter One in Fishers does not have drive-thru) Turn build'ing to face 116th with drive-thru to West Reduce number of busi~ess~s and size of building to reduce Traffic . " While aesthetic,s are important, the quality of life of our resid'ents and the value of our homes' far exceed aesthetics. a,. c. d. e. 2 3 \ '... . ..., ., 4 5 6 1 2 3 -. . . ... 0".1 3 l/fLU .. ~. .. Ii ,. August 16, 2094 ~.~ . .i;;t;;~~~:) .D"Vs " TO' Ca.n:e.el Planning CaIl?-n1issian: As a resident af Maples af Carmel Candaminiums, I am .sharing my cO'ncerns regarding a prapased addition.O'f an 8,000' sq. foat building with 1 drive.-tbru, areas " and' a,pass:by lane pl~ed for the NE come~ of 116th St... ~d Keystone Ave; My conceI1?-8 are as follow~: , .1. Health Concerns: This praposal includes. a 3 .drive thru areas and.a pass-by lane witbin :~~et . of the. . perimeter'af 'certain 'areas' of the Maples O'f Cannel addition. Vehicles idling at the drive thraugh will emit gasaline, fumes very near these: residences. Living with. 'these fumes on a regular 'basis 'cauld cause .harm a persan's health.. , Several units are. currently lacated. very close to'" 116th- St., hawever there is a'solid brick wall pratecting their hames . and their health from vehicle. crashes and gasoline' fumes. My .husband has congestive heart failure an.d' :as, 8.; result' has . shopness' of breath; I believe that having a daily does of gasoline-fumes cauld' prove t~ be'quite:haz~dous.io his,health. . 'There 'are many other ~lder1y, and 'hot SQ 'elderly, residents in this cOI?-da community., that cO'uld be adversely affected by the gasoline 'fumes. - Th~ type of fencing propased. by the builder will not be su:ffiCi~nt to' "prevent gasaline 'fumes from affecting the .neaxby reside~ts in Maples of Carmel. . . , 2~ S ~et:y Issues: ... ':With",fue)'3.lane-"~ve :through-and"'pass"'by i~e"c6tirlng".With1h- fiv€t'feef' of-,the." ':=0-. ...." penmeter, there, is nathing to'pratect a nearby tmit or anyane in"the la\yp' .!iIea .of their residence shO'uld vehicles collide near the drive-thraugh ar pass-by lanes. As I l.m.derstand it the plan daes call far som~ type. of fencing 'or shrubbery line~,liowever it wauld nat be sufficient' ja protect a :Q.oIp.e, ar persan, H~ an. accident shauld accur. Five feet is not very 'far far vehicle to' travels ,when invalved in a callisian. J wauld nO' langer feel safe.in my hame:'un1ess there' was' a salid brick retaining Wa11 b~tween .. the propased praJect and Map1es af.~~m~L . . " 3. Invasion of Priv:~cy , ..... - The planned paving, are'a far tb,is ;r~p~sed praj ect is ~itbip 8 feet af my becir~om and ' p~tia area; the drive-thru 'and. paSs-by lanes are a].so: within several feet of my unit: With all of the traffic, noise, lights, drive-tbru. speakers and exhaust fumes I believe' this ~o"1?e, an invasian of my privacy. The prapased fence IS not enaugh, to' inSure. that my right to' privacy' will not 'be invaded. The AJ'M drive~thru lane will ~e b~ lighted ~4 haurs ~er"day, wi~ tp:e :iig1i~~ :again, .i~va~g m~ pnvacy. .. .. .. . .1 .' . ... . ,. ..... ) ~<b ,4. Noise The proposed hours of business !:!Ie ftom 6:00 a.m. to 10:00 p.m. which means there will b-e. cars coming. and..gomg;.d~1iveries made, :trash picked up and the drive-tbru area .speakers making .noise during these hours. Several residents would be subjected to this constant noise unless keeping '!he windows shut What -would' life be like if we could not have" .the peace and tranquility "we" look forward to. when we ar.e in our homes~ ? I know of no type of !ence that will block out this. noise. 5. Traffic As I am sure.'you are aware the · area of 116th St. where the proposed project is to be located is a high traffic / high. accident area. Attempting to make .a.1eft.hand turn into or. out of the proposed projeCt area co~d be . dangerous. 'and would only "add to the congestion or increase. the .already high accident rate. 6. Property Values . . The completion of.this proposed proJect would greatly decrease the value of the condo units. that are 'Closely located. Condo hnits that are directly adj oining,. .or very close, would be very much unmarketable, thus decreasing the value of all units in Maples of Carmel. I believe $at all residents have worked hard to purchase hQmes they believe to have 'sta:bl~, or increasing, value. 'With the addition of this. particti1ar . .proj ec~ this woul~ ~ot ?~ the cas.e. . .. . .. .,.. . .. -'.~:':" .. '.'" · .: ..~. .:. "All.efthe coneel'11S.-listedabove- c~be'~~d-m jUSt'''3''wordgW.::. :... C ..... ...<....... .. .. .... -..:.... ...... ............- ..... QUALITY OF LIFE !!!!!! This proposed proj ect coi1v~ging on the property line of Maples of Carmel will affect each and every resident andalterthett quality of life; be it through noise2 health, safety, invasion' ofpnvacy andior d~c.~e o{property va~ues. .. . .. . Thank you for your tUne. P J Turner 3911 Silver ~aple Court Carm.el, m" "... ~. 317-691-.4592.- . .. . .. ". . . 2. ... . 'C: '.~ 'C:: ~ c c: C'. ....', .f ",' \.,.... , ~:~ :-; :. . . . . , ~~' . ~;~ .. t .:..'/.' ~ . . ' I' . 'i . : ,. !' \1 . ~ ~;~ . . . .', . :. I I ; , ~,.. ' ., , "t. : , 'll: . ;' l '.' '\:-< '.~ ..;..t; :"" , . . ' ~ i " :. . .".. ;; 'i" I:. \' . I . '. . -I . ',,~ \~ . ;'.; '.J ~. ; .' f. :'~ , ~. " l 1 ~, 1 -' , ' :~~~ /; '.:!illl!t~:~"" "." . ~ . II", '".., , ,~, /" I J II' :,>t'lcj~~ / / /1 . "-.",,, 'l /1' . . ':'~i.~j II I ,. "". /j/ /j/ :~jjl!I~,\ / .f ,t , " ;}f~~~: .,/i . ." -..... j .:_!:5(,i~! . .~.' .t~. . ~. ,*\~if,~ '. -i-" . ,.;' .~. 1 . I ~: ...... ,,; 'CI\ \A · ~ ~.. ~ ~. ~~\ ~ ' - ;1 '~~ '~~ t~,~ '~. :-j: .,.111 "Iy' , !I',,;" . . '* ~~ G~ M~ ~ .. ~ ~~~/ ~i/) Commission To Whom It Hay Concern: While the ideal situation for the Maples of Carmel Community would be to have Harathon remove the existing building and clean up the area and then leave it empty, we a.r~i'aware that the financitllly worth too much for that to happen. Therefore, in considering the present plan by Developer Bryan Chandler we have several concerns and issues. Thank you for addressing our requests and listening to our concerns. Maples 4 5 2 3 Carmel Concerns and Issues regarding: 116th Street and Keystone Avenue Retail Project I The quality of life for residents will be highly affected by the close proximity of the Planned Retail Businesses. a. Present plan is to have pavement and traffic begin five feet from fence. Maples residents bedrooms are within 15 feet of fence making a total of only 20 feet to bedroom windows, Issues-Noise level of vehicles, car radios, speakers from drive -thru.areas,ATM machines, trash pick-up and deliveries Lighting needs to be addressed to face away from homes. Hours of Opera.tion should be no earlier than 7:00 AM and no later than 10: OOPM ( Charter One ]lank is open 7 days a week in Fishers.) Traffic congestion on ll6th street will increase due to back-ups with in abd out traffic. Environmental Concerns: Fumes from cars waiting at drive-thru Several close residents have health and breathing problems . Safety Issues: a. It is very. hazardous to. allow left turns in and out on l16th street which is a very dangerous intersection. Traffic back-ups will make it even more difficult for residents of the Haples and Woodland Springs Manor to exit or enter their property. b. Two way traffic flowing toward north fence within 5 feet. Concern that drainage may be a problem. Developer to take down existing fence and replace with an attrac.tive stone or brick sound barrier wall. (Ex. 146th Street west of US31 at Village Farms or existing Maples brick wall).Developer to plant 6foot or more evergreen trees on resident side of wall and retain large existing trees along current fence. The value of the homes will be significantly affected with loud sound and bright lighting and traffic following so close to the homes. c. d. e. 2 3 6 1 Suggestions: Remove drive-thru area-this would allow pavement to be moved back at least 30 feet and landscaping could be added. (Charter One in Fishers does not have drive-thru) Turn building to face 116th with drive-thru to West Reduce number of businesses and size of building to reduce Traffic While aesthetics are impor1;ant, the quality of life of our residents and the value of our homes far exceed aesthetics. 3tJ "ill 3 ,: August '16, 2094 To Carmel Planning COll?J11ission: As a resident of Maples of Cannel Condominiums I am sharing my concerns regar<!ing a proposed addition of an 8,000 sq. foot building with 3 drive-thru areas and apass2bilane planned for the NE comer of I I 6th St and Keystone A ve~ My concerns are as follows: .. 1. Health Concerns: This proposal includes. a 3 drive thru areas and a pass-by lane within feet. of the perimeter of certain areas of the Maples of Cannel addition. Vehicles idling at the drive through will emit gasoline fumes very near these residences. Living with these fumes on a regular basis . could cause .hann a person's health; Several units are current! y located very close to I I 6th St, however there is a .solid brick wall protecting theitllOmesand their health fi:om vehicle crashes and gasoline fumes. My husband has congestive heart failure aildas a result has. shortness of breath; I believe that having a daily does ofgasoline.furnes could prove to be quite hazardous to his health. There are many other elderly, and not so elderly, residents in this condo community that could be adversely affected by the gasoline fumes. The type of fencing proposed. by the builder will not be sufficient to prevent gasoline fumes fi:om affecting the nearby residents in Maples of Carmel. 2. Safet~ Issues: :"'"'-. J,.\iit.1f.the'3.lane-drive through and. paSse by ianeHMI1iing "Withiit' five: feet or the .. pt:>rfuie~, there is nothing to protect a nearby unit or anyone in the lawn area of their residence should vehicles collide near the drive-through or pass-by lanes. As I understand it the plan does call for some type of fencing or shrubbery line,. however it would not be sufficienfto protect a J;lOll1e, or person, If an aCcident should occur. Five feet is not very far for vehicle to travels when involved in a colllsion. I would no longer feel safe.in my home unless there was a solid brick retaining wall between the proposed project and Maples ofGarm~l. . , . 3. Invasion of Privacy The pl<mned paving area for this proposed project is withip. 8 feet of my bedroom and patio area; the drive-thru .and pass-by lanes are also within several feet of my unit: With all of the traffic, noise, lights, drive-thru speakers and exhaust fumes I believe thiscjo be an invasion of my privacy. The proposed fence IS not enough to insure that my right to privacywilI not be invaded. The ATM;drive2thru lane wilt sUre be lighted 24 hours per day, with the IlgIlts, again, invading my pnvacy. 1 4. Noise The proposed hours of business ~re ftom 6:00 a.m. to 10:00 p.m. which means there will. be cars coming and going, deliveries made, trash picked up and the drive-thru area speakers making noise during these hours. Several residents would be subjected to this constant noise unless keeping the windows shut. What would life be like if we could not have the peace and tranquility we look forward to when we are in our homes.? I know of no type of fence that will block out this noise. 5. Traffic As I am sureyou are aware the' area of 116th St. where the proposed proj ect is to be located is a high traffic / high accident area. Attempting t6 make .a,lefthand turn into or out of the proposed project area could be dangerous and would only add to the " . congestion or increase the already high accident rate. 6. Property Values The completion of this proposed project would greatly decrease the value of the condo units that are closely located. Condo units that are directly adjoining,or very close, would be very much unmarketable, thus decreasing the value of all units in Maples of Carmel. I believe $,at all residents have worked hard to purchase homes they believe to have stable, or increasing, value. With the addition of this particular .project this woul~ not be the case. .~.., . <--" .,........" . All, ()ftl1econcerns listed above'can;"besummarized''ihjUst'''3''w6td~~r.::.:'" QUALITY OF LIFE I!!!!! This proposed project converging on the property line of Maples of Carmel will affect each and every resident and alter their quality of life; be it through noise, health, safety, invasion of privacy and/or d~c.~i~e of I?roperty values. Thank you for your time. P J Turner 3011 Silver Maple Court Carmel, IN' . . .. 317-697-,4592,' t. . ~ .2 August 16,,2004 TO WHOM IT MAY CONCERN: Following are important issues that presently exist which will adversely effect the immediate neighborhoods and the entire city of Carmel, if the new project at 116th Street and Keystone Avenue (9n Marathon gas station property) is completed: I ,. k. tb.tffd 'I'rd 'II J h. . h II h.. f t s very 1m ortant to eep IP. min '". . nngt ..1S etlng, ow sma t IS pIece 0 property really is. ?-l~ Condominium neighborhood. . . . . . There are .and, approximat . .more than The Maples is located directly across the street trom the Woodland Springs Manor apartment complex. The entrance/exit to this neighborhood is also located within a few yards of this new project..... ... ...and approx' The Maples anditbe Woodland Springs share the middle turn lane on 116th Street which is again a few yardstrom the project. The traffic lights at 116th & Keystone (that encounters many thousands of cars per day) are only a few feet trom this project and are only a few yards trom both neighborhoods. Bryan Cbandler, the planner of this project advised us in the meeting of August 4th that he . the area to frequent one or more of the four (4) retail IS sImp y could not occur due to congestion at the entrance and exit of the project. Let's pretend that the project is finished and open for business: The Charter One Bank has three drive through service areas. Apparently there will be cars entering these service areas... ..there will be employees trom all the four businesses entering and exiting theiproperty and parking their cars. There will be bank customers that go inside the bank entering and exiting the property and parking their cars. There win be customers that visit the other stores entering and exiting the property and parking their vehicles. TheStarbuck$icoffee will have cars entering the drive thru window. . . .. which again will haveto usethe entrance and exit. Ifcarsm.ake turns from Keystone in order to enter the property, it ,wil on 116tl1Street andifbusiness is good, cars could actually.i. Tr There is no entrance to the businesses trom Keystone. '... See page -2 Durillgthe/~ay. . . . in service one of more of the businesses. also enter ande){it theprope , , must park the trucks temporarily. There win be all types of deliveries via trucks to all of the stores. One maJ()rproblem that must be addressed is the Maples'that have bedrooms wit property. The drive- in cars will ha. creating a health hazard for the r . polluted atmosphere. nuisance for the nearBy residents. homes. ... .there are residents in s in and out of the e :motors running and will be waiting for service, s()fthe Maples that are within a few feet of this he above conditions will also be a constant This will also destroy their quality of life in their In our opinion, this is a very poody planned project that will be detrimental to the City of Carmel... ..There is much doubt that the people holding the leases can be successful. Todate, we have added beautiful, workable building projects that are serviceable assets to the city as well as bein beneficial to all the citizens of Carmel. We simply do not have a need for another bank which will y blocks, nor do we need another place to have coffee (we have hundreds. ) We hear from some critics "the building is very attractive and fits in with the requirements set up by our city Govep:unent"... ..this appears to be true, however, anyone planning a project for this piece of property will have to design their btlilding to meet our standards, we do not have to accept~~i~planjust becauseitmeets theB;sthetics we demand and enjoy. Plus, the diagram oft lanned fence do~,~nothing or very little to protect us from the pollution and noise. . We will have very serious problems e to conditions created on this property that this fence will not remedy. There will also be frequent feel certain our policemen only a gas station. this crowded condition... .we on the sight constantly when it was I have photos with me taken on August 10 some of the above issues as they are happening. v I . . THANK YOU FOR ALLOWING US TO VOICE OUR OBJECTIONS TO THIS MATTER, Dottie Harrill, 3057 Sugar Maple, Court #14,>Carmet, IN 46032-3209 Tete: 317-843- 0516 ("h.,) 0 bOt;:; i:j ~o ~i;l.Jg z~~ .f::.!:;t;:; ~S::~ W~ -. ~'~~ W('P~ ~ ("H:t \Or+S J. I ~ 4 e . City of Carmel Planning Commission August 17, 2004 Meeting One Civic Square Carmel, Indiana 46032 To Whom It ~fay Concern: While the ideal situation for the Maples of Carmel Community would be' to. have Marathon remove the existing building and clean up the area and then leave it empty, we are 'aware that the financially worth too much for that to happen. Therefore, in considering the present plan by Developer Bryan Chandler we have several concerns and issues. Thank you for addressing our requests and listening to our concerns. Maples 2 3 4 5 6 1 2 3 1 Carmel Concerns and Issues regarding: ~~,~~ct The quality of life for residents will be highly affected by the close proximity of the Planned Retail Businesses. Present plan is to have pavement and traffic begin five feet from fence. Maples residents bedrooms are within 15 feet of fence making a total of only 20 feet to bedroom windows. b. Issues~Noise level of vehicles, car radios, speakers from drive -thru.areas,ATM machines, trash. pick-up and deliveries Lighting needs to be addressed to face away from homes. Hours of Opera.tion should be no earlier than 7: 00 AM and no later than lO:OOPM ( Charter One Bank is open 7 days a week in Fishers.) Traffic congestion on 116th street will increase due to back-ups with in abd out traffic. Environmental Concerns: Fumes from cars waiting at drive,-thru Several close residents have health and breathing problems . Safety Issues: ,ao., It is very,hazardous-,toallow.left turns- in and o'ut on'116t'h str,eet which is a very dangerous intersection. Traffic back-ups will make it even more difficult for residents of the Maples and Woodland Springs Manor to exit or enter their property.. b. Two way traffic flowing toward north fence within 5 feet. Concern that drainage may be a problem. Developer to take down existing fence and replace with an attractive stone or brick sound barrier wall'. (Ex. 146thStreet west ofUS31 at Village Farms or existing Maples brick wall).Developer to plant 6foot or more evergreen trees on resident side of wall and retain large existing trees along current fence. The value- of the homes will be significantly affected with loud sound and bright lighting and traffic following so close to the homes. a. c. d. e. Suggestions: Remove drive-thru area-this would allow pavement to be moved back at least 30 feet and landscaping could be added. (Char,ter One in Fishers does not have drive-thru) Turn building to face ll6th with drive-thru to West Reduce number of businesses and size of bu'ilding to reduce Traffic While aesthetics are important, the quality of life of our residents and the value of our homes far exceed aesthetics. ~..','" :) /.' ., e - Aug.ust 16, 2094 To Carmel Planning. COIl?llission: As a resident of Maples of Carmel Condominiums I am sharing my concerns regarding a proposed addition of an 8,000 sq. foot building with 3 drive-thru areas and apass~by lane planned for the NE co~er of 116th St. and Keystone Ave. My concerns are as follows: 1. Health Concerns: This proposal includes. a 3 drive thru areas and a pass-by lane within feet. of the . perimeter of certain areas of the Maples of Carmel addition. Vehicles idling at the drive through will emit gasoline fumes very near these residences. Living with these fumes on a regular basis . could cause harm a person's health. Several units are currently located very close to 116th St., however there is a soli,d brick wall protecting their homes and their health from vehicle crashes and gasoline fumes. Myhusband has congestive heart failure and as a: result has. shortness of breath; I believe that having a daily does of gasoline. fumes could prove to be quite hazardous to his health. There are many other elderly, and not so elderly, residents in this condo community that could be adversely affected by the gasoline fumes. The type of fencing proposed by the builder will not be sufficient to prevent gasoline fumes from affecting the nearby residents in Maples of'Carmel. 2. Safet~ Issues: With ,the}. la.ne-drive through and pass" by ianecoming"Withih five feef or the perimeter, there is nothing to protect a nearby Unit or anyone inthe lawn area of their residence should vehicles collide near the drive-through or pass-by lanes. As I understand it the plan does call for some type of fencing or shrubbery line, however it would not be sufficient' to protect a 1;lOl1le, or person, If an accident should occur. Five feet is not very far for vehicle to travels when involved in a collision. I would no longer feel safe in my home unless there was a solid brick retaining wall between the proposed project and Maples of~armC!l. . . '.-. 3. Invasion of Priv.~cy The planned paving area for this proposed project is withip 8 feet of my bedroom and patio area; the drive-thruand pass-by lanes are also within several feet of my unit. With all of the traffic, noise, lights, drive-thru speakers and exhaust fumes I believe this to be an invasion of my privacy. The proposed fence is not enough to insure that my right to privacywill not be invaded. The ATM drive-thru lane wili sUre be lighted 24 hours per day, with the llghts, again, invading my pdvacy. 1 f"""6 '- JY:>--.,~:~ ..~' c. > e e 4. . Noise The proposed hours of business are from 6:00 a.m. to 10:00 p.m. which means there will be cars coming and going, 'deliveries made, trash picked up and the drive-thru area speakers making noise during these hours. Several residents would be subjected to this constant noise unless keeping the windows shut. What would life be like if we could not have the peace and tranquility we look forward to when we are in our homes.? I know of no type of fence that will block out this noise. 5. Traffic As I am sure you are aware the 'area of 116th St. where the proposed project is to be located is a high traffic / high accident area. Attempting to make a left hand turn into or out of the proposed project area could be dangerous and would only add to the congestion or increase. the already high accident rate. 6. Property Values The completion of this proposed project would greatly decrease the value of the condo units that are closely located. Condo units that are directly adjoining, or very close, would be very much unmarketable, thus decreasing the value of all units in Maples of Carmel. I believe that all residents have worked hard to purchase homes they believe to have stable, or increasing, value. With the addition of this particular .project this woul~ not be the case. All of the concerns listed above can be summarized in just'3"wCitd~r~" QUALITY OF LIFE I!!!!! This proposed project converging on the property line of Maples of Carmel will affect each and every resident and alter their quality of life; be it through noise, health, safety, invasion of privacy and/or: decline of property values. Thank you for your time. P J Turner 3911 Silver ~aple Court Carmel, IN- 317-697-,4592 I' . , .2 J.~ e - August 16, 2004 ( ~ ~, ..,. ~6 t^~ TO WHOM IT MAY CONCERN: Following are important issues that presently exist which will adversely effect the immediate neighborhoods and the entire city of Carmel) if the new project at 116th Street and Keystone Avenue (on Marathon gas station property) is completed: It)s very important to keep in mind during this meting) how small this piece of property really is. Within a few yards is the Maples of Carmel Condominium neighborhood. . . . .. There are 82 units... ..approximately 120 residents... ..and) approximately 98 vehicles... .more than 50% of residents are senior citizens. The Maples is located directly across the street fi-om the Woodland Springs Manor apartment complex. The entrance/exit to this neighborhood is also located within a few yards of this new project..... There are 166 apartments..... . and approximately 250 cars. The Maples and the Woodland Springs share the middle turn lane on 116th Street which is again a few yards trom the project. The traffic lights at 116th & Keystone (that encounters many thousands of cars per day) are only a few feet from this project and are only a few yards from both neighborhoods. Bryan Chandler) the planner of this project advised us in the meeting of August 4th that he is expecting 20% of traffic in the area to frequent one or more of the four (4) retail businesses. This simply could not occur due to congestion at the entrance and exit of the project. Let) s pretend that the project is finished and open for business: The Charter One Bank: has three drive through service areas. Apparently there will be cars entering these service areas... ..there will be employees from all the four businesses entering and exiting the property and parking their cars. There will be bank customers that go inside the bank entering and exiting the property and parking their cars. There will be customers that visit the other stores entering and exiting the property and parking their vehicles. The Starbucks coffee will have cars entering the drive thru window... ..which again will have to use the entrance and exit. If cars make turns from Keystone in order to enter the property) it will create a gridlock on 116th Street and ifbusiness is good) cars could actually be in a stopped position at the Traffic Lights on Keystone. There is no entrance to the businesses trom Keystone. "~(; e e See page -2 During the day... ..Fedex will service one of more of the businesses... .UPS will also enter and exit the property, both must park the trucks temporarily. There will be all types of deliveries via trucks to all of the stores. One major problem that must be addressed is the pollution factor. . . .there are residents in the Maples that have bedrooms within 5 to 20 ft, of the driveways in and out of the property. The drive- in cars will have the motors running and will be waiting for service, creating a health hazard for the residents of the Maples that are within a few feet of this polluted atmosphere. Noise created by the above conditions will also be a constant nuisance for the nearby residents. This will also destroy their quality of life in their homes. In our opinion, this is a very poorly planned project that will be detrimental to the City of Carmel. · · . .There is much doubt that the people holding the leases can be successful. Todate, we have added beautiful, workable building projects that are serviceable assets to the city as well as all the citizens. This particular one is not. \ We simply do not have a need for another bank which will be 18 within a few city blocks, nor do we need another place to have coffee (wellave hundreds.) We hear trom some critics "the building is very attractive and fits in with the requirements set up by our city Government"... ..this appears to be true, however, anyone planning a project for this piece of property will have to design their building to meet our standards, we do not have to accept this plan just because it meets the esthetics we demand and enjoy. Plus, the diagram of the planned fence does nothing or very little to protect us trom the pollution andno~se..We must have more than a good looking fence. We will have very serious .. ptoblemifdue to conditions created on this property that this fence will not remedy. There will also be trequent vehicle accidents created by this crowded condition... .we feel certain our policemen would agree as they were on the sight constantly when it was only a gas station. I have photos with me taken on August 10 that I want to passon to you which show some of the above issues as they are happening. We, at the Maples, beg of you to look very closely at our objections. THANK YOU FQR ALLOWING US TO VOICE OUR OBJEeTIONS TO TIDS MATTER, Dottie Harrill , 3057 Sugar Maple Court #14, Carmel, IN 46032-3209 Tele: 317-843- 0516 __..9..~/12/04__ THU 10: 43 FAX raJ 002 . . Shari Adams 3003 Silver Maple Court Cannel, IN 46033 1",1 .", ._ [j" k'" '1 ..-I t/ C0 AllgUSt 11, 2004 Dear Representatives on the Planning Commission, I am writing to you to express my deep concerns about the plans that have been submitted to you to build new businesses on the northeast comer of 116th and Keystone. I moved to Cam1el when I was in first grade. I, al1d my entire extended fan1ily, still live in Carmel. Both my sons graduated from Carmel, I taught in the Carmel school system for years; and have been an elementary principal now for 13 years. I have always been, and plan on continuing to be invested in the Carmel community... most likely like very few others citizens. I am distressed tllat the community that I have lived in for my entire life and I have supported for so very many years may change in a way that win now change my life so dranlatically in a very negative way. I ask that you not approve the request of the developer who is interested in building a Starbucks, Charter One Bank, and other retail development at 116th and Keystone for the fol1owi11g reaSOl1S: . The quality onife for those of us living just a few feet away ftom the drive- through...safety, air quality, noise, lighting, privacy, etc. will be diminished. . It will cause serious traffic and safety concerns at the intersection . The plans will have a negative impact on the value of our condos and property . The plal1s do not support the vision of the premiere, world-class city that Carmel has become. I plan on being in attendance Tuesday evening, August 1 7111 and will ask to speak about the concen1S I l1ave listed. Thank you for yourcol1sideration. ;Gi Shari Adams ---- -------..-.--....-.--.--. ..~--_._....,_. .... "., m________~__~~.__.:~:~__________________~__ --_._-------_. .-----.---.--.- .'- ....' y' ]AIVIES BRAINARD, MAYOR CI EL August 5, 2004 Mr.Dan Schnur The Schneider Corporation 6845 E. US 36, Suite 500 Avon, IN 46123 RE: 116th & Keystone Retail Shops - Project Revie\v #1 Dear Mr. Schnur: vVe have reviewed your submission for the July 21 Technical Advisory Committee meeting. We offer the following comments: GENERAL INFOR1"IA TION 1. The project site is located within current City of Carmel Corporate Limits. 2. Jurisdictions: . Street and Right of Way - City of Carmel (116th Street), INDOT (Keystone Avenue). . Water- City of Carmel . Sanitary Sewer - City of Carmel . Storm Sewer - City of Carmel 3. Board of Public Works and Safety Approval Requirements: . vVater and Sanitary Sewer Availability. . Commercial Curb Cut. The request for Board approval should include 8 ~" x 11" exhibits that will indicate the existing and proposed curb cuts and all appropriate data and dimensions including \vidth, radii, etc. Please indicate all existing and opposing driveways and their relationship to the . proposed curb cuts for this development . Temporary Construction Entrance. Separate BPWS approval will be required if this entrance is to be located anywhere other the site of the permanent curb cuts. . Consent to Encroach approvals for any permanent improvement to be installed \vithin dedicated easements and/or dedicated right of way. If an irrigation system is planned for this project, additional W ater Availability approval will be required from the Board and additional Water Connection Fees . will be due. . Dedication of Right of Way ( if applicable). Preferred dedication forms are available electronically from this office. I am enclosing a schedule for Board of Public Works and Safety meeting dates and agenda deadlines for your use. Please use the Engineering Department deadlines for submissions to the Board. Any submission to the Board requires prior final approval by the Carnlel Clay Plan Conlmission and/or the Board of Zoning Appeals and completion of revie}v by the Technical Advisory Contl1tittee. All }vritten requests to beplace Oil tlte Board's agenda nlllst include the appropriate Docket Nllntbers and tlte date (or dates) of approval h)' the Plait Conlmission and/or BZA. 4. Water and Sanitary Se\ver Availability and Connection Fees: . 'Vater and Sanitary Se'\ver Availability (acreage) Fees - It is our assumption that this site and previous development \vas served by and connected to Carmel Utilities. If that is the case, A vail~bility'- '.- or Acreage Fees would not applicable for this development. If this is not the case, please advise. '~~'.~::-_. ,_ "":. DEPART1\1ENT OF ENGINEERING ONE CIVIC SQUARE, CARi\lEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439 ErvlAIL engineering@ci.carmel.in. us e . Current Availability (acreage) Fees are $l,OlO.OO/acre for water and $1,365.00/acre for sanitary sewers. 'Vater and Sanitary Sewer Connection Fees - In order to calculate Connection Fees for this development, detailed usage information is required. If a restaurant is to be included, we will need the total number of seats planned. Restaurants are calculated at 0.10 EDUs per seat. If office or retail, we \vill need the total square footage for each. Offices are calculated at 0.50 EDUs per 1000 square feet and retail is 1.00 EDUs per 1000 square feet. Current Connection Fees are $1,310.00 per EDU f017 \vater and $795.00 per EDU for sanitary sewer. I am enclosing Average User Factor Sheets for water and for sanitary sewers. Based upon information indicated on Sheet C 101, Site Plan, the proposed building will be 8,400 square feet and will be retail based. Thus: 8,400 square feet @ 1.0 EDUs/1000 square feet (Retail Classification) = 8.4 EDUs 'Vater Connection Fee 8.4 EDUs @ $1,310.00/EDU = $11,004.00 Sanitary Se\ver Connection Fee 8.4 EDUs(Q)$ , 795.00/EDU = $ 6~678.00 Total Estimated Connection Fees 8.4 ED Us @ $2, 105.00/EDU = $17,682.00 5. TAC Review/Drawings submitted for approval: \Ve request that all comments and comment letters generated by this office be answered in writing and be accompanied by a drawing reflecting requested revisions. Final drawings will not be approved for construction until all issues have been resolved. All Carmel Utility issues must also re resolved. The design engineer must certify all drawings submitted for final approval. This office will require a minimum of five-sets (maximum of seven-sets) of approved drawings after all issues have been resolved. The drawings will be stamped approved and signed by both the City Engineer and Director Carmel Utilities. The Developer/Owner will receive one-set which is to be maintained on the construction site at all times. Carmel Utilities will receive two-sets. Our Construction Manager will receive one-set and one-set will be maintained in the Department of Engineering. If more than the minimum of five-sets are requested to be approved, the additional sets (maximum total of two additional) must be submitted with the five required sets. 6. Please be advised that any installation of signs, walls, irrigation systems, etc. within dedicated easements and/or right of way will require Consent to Encroach approval. 7. Carmel Utilities does not subscribe to "Holey Moley" and should be contacted directly for all water and sanitary sewer main locations. 8. Carmel Utilities will provide a separate review of this project for water and sanitary sewer issues. 9. I am including copies of the following with this correspondence: . Commercial Project Approval Procedures. _ . Permit Data, Contacts, etc. . Commercial Permitting Procedures. . Dedication of Right of Way Documents . Utility Fees BONDING REOillREMENTS 10. Upon initial review, it appears the following bonding requirements may apply to this project: Performance Guarantees/Engineer's Estimates Due to the extensive construction and improvements planned in the right of way, we request a Performance Guarantee be posted for this work. This would include right of way pavement, curbs, sidewalks and ramps and storm sewer connection. Please provide a Certified Engineer's Estimate for 100% of the cost of labor and materials for these improvements. Please post a Performance Guarantee, in the amount of the Engineer's Estimate, for the Right of Way Improvements. Upon completion of right of way improvements and release of the Performance Guarantee by our Board of Public Works a~d Safety, a 3-year Maintenance Guarantee, in the amount of 15% of the Performance amount, will be required. Street Cut/Right of Way Permit and Bonding Requirements Any work in the dedicated right of way of 116th Street, not included or covered by a Performance Guarantee, will require a Right of Way Permit and a License and Permit Bond. The bond amount will be determined by the number of instances of work in the right of way @ $2,000.00 per instance. It appears that the demolition of the existing drives and curbing would be the extent of right of way work requiring a Right of Way Permit and Bond ($4,000.00). Open pavement cuts in dedicated streets require approval by our Board of Public Works and Safety. Please contact our Right of Way e e Manager, Fred Glaser, to arrange permitting and bonding. Any work in the right of way of Keystone Avenue will require approval by INDOT. We request documentation that INDOT approvals have been acquired prior to approval of the construction plans. PROJECT COMMENTS-CONSTRUCTION PLANS 11. Sheet 1 - ALTAI ACSM Land Title Survey . Why hasn't the Certificate of Survey been signed? . 116th Street is classified as a Primary Parkway on our 20- Year Thoroughfare Plan with a right of way requirement of 140-feet total, 70-feet half. If the existing right of way does not meet this requirement, we will request that additional right of way be dedicated to meet the 20- Year Thoroughfare Plan requirements. It appears that these requirements have been met based upon the information on Sheet C 1 01, Site Plan. This additional right of way will require formal dedication and acceptance by our Board of Public Works and Safety_ 12. Demolition Plan-Sheet D 101 . Please advise the, Owners and Contractors involved in this proj ect that the City of Carmel has a strict ordinance regarding mud and other substances or debris deposited on City streets by vehicles and equipment used in excavation, construction, demolition or otherwise within the City Limits. Be prepared to clean 116th Street as required for the duration of this project. . Has an environmental study been completed for the site? If so, what are the conclusions? Will remedial actions be required? Are the underground fuel storage tanks still in place? If they are, please add a note addressing their removal. . Please show tree clearing. . Please identify the labeled vertical pipes. Are these being removed? . Please ensure that the grouting noted does not enter into the existing manholes, structures, or piping. . Please revise note 14 to include curbing. . Please show I-foot (or as necessary) of pavement removal on mainline to accommodate installation of new curbs and drives. 13. Site Plan-Sheet CI01 . Assume the medians on the north side of the proposed building are for a drive-thru facility such as a bank? Also assume that the concrete center curb sections refer to these medians? . This will be a difficult site for entering and exiting from and to 116th Street. Please be advised that any regulatory right of way signage contemplated will require ordinances approved by the City of Carmel City Council and may not be installed at the discretion of the Owner/Developer. Specifically, we are referring to "Do Not Block Drive" type signage. Please see Article 16 below for further concerns related to site access. . The site plan shows the building encroaching into the 60-foot B.S.L.' Are you seeking a variance? . Why is the R/W dedication an odd measurement? . Please indicate a 70-foot halfR/W for 116th Street. . Please show R/W pavement (delineate the pavement) for the drive pavement in the R/W. . Please show pavement replacement for the one foot (or more) of mainline pavement removed for new curb and drive construction. . Why does the sidewalk end where it is shown? . Thank you for delineating the two' types of curb and gutter. . Ensure notes 9 and 10 agree with the Details. . Recommend adding, "Total number of ..." to the last three keynotes/symbols in the legend. 14. Development Plan-Sheet C102 . Assume that the storm sewers will be private and the maintenance of same will be the responsibility of the OwnerlDeveloper. . Add information on existing sanitary manhole. . Is the trans~ormer pad too large to be installed where shown? . Note 4 - please define "granular materia!." . Please ensure that Note 6 agrees with the Details. ..,.,;. - ~ 1"-:'..._ ... e . . Add note to install new or repair existing subsurface drains under drive closure curbing and new drive\vay. 15. General Details-Sheet C803 . Is the Outlet Control Pipe, detail 21/C803 located between storm structures 102 and 10 I? . Please add note to Detail 19 to compact bedding, backfill around haunches, and initial backfill in 6" maximum lifts. . Add City standard subsurface drain detail. . Is Detail 18 being used? . Please add the following note to Detail 8: "ALL TRANSVERSE JOINTS SHALL BE TOOLED OR SAWED TO~" OF WALK THICKNESS." . Please provide a Right of Way Pavement Section for that portion of the curb cut pavement within dedicated right of way. The following is the pavement section utilized with the reconstruction of 116th Street: 110#/SYD Bituminous Surface I1HV on 275#/SYD Bituminous Binder 8HV on 495 #/SYD Minimum Bituminous Base 5HV on 200 #/SYD Bituminous Binder 8C, HV on 330 #/SYD Bituminous Base 5D, HV of 5" Compacted Aggregate Type 0 for Base #53. 16. Site Access. . The City has reservations regarding the proposed entrance/access to the property. The City understands that the property has two existing curb cuts and that the westernmost entrance will be closed. The proposed development is intensifying the use of the property and the City is concerned about the impact the expected higher volume of traffic will have on the existing traffic patterns during peak times. The City is also concerned that traffic attempting to access and exit the site may not be permitted to negotiate the desired movements or may wait for long periods of time on and off of the property. . City Recommendations o The City stresses that even with these improvements, there is the potential for traffic to stack past your drive, preventing access. o For the proposed development, the City would normally request that the access be a Right-In/Right-Out only, with an island constructed to prohibit any other access. If the motoring public attempted other access or exit movements and became, in the opinion of the City, a public safety issue, the City may be forced to install a raised median to enforce the Right- In/Right-Out access. o The City proposes the following option to be constructed in lieu of a Right- In/Right- Out only entrance. The City is of the opinion that this option will enhance the access to the property. The City recoJr.Jl1ends that the intersection be widened and re-striped to allow a second westbound lane on 116th Street in addition to the existing lane configuration. The widening could be provided on the north side or south side of the roadway. Widening on the south side would allow better alignment of the existing east bound lanes across the intersection. The City requests that lane shifting across the intersection be minimized. This option will require coordination with INDOT to possibly install a new signal head and adjust the center median nose at the north end of the median opening. The City is planning bike lanes for this portion of 116th Street. Please contact our office for information regarding these bike lanes. . The City requests that the following information be submitted: o Provide topographical survey information of the entire intersection o Provide a traffic to study which outlines the impact the development will have on 116th Street and Keystone Avenue o Contact INDOT to detennine if they should be involved in the approval of this entrance. We have engaged Crossroad Engineers to provide storm sewer/storm drainage review. These comments will be forwarded to you upon receipt by this office. Additionally, we reserve the right to provide additional comments after further review by the City Engineer. .- -'- ___ ____.____h__"_"_ "___ _______ __ e e The above comments are based upon the Engineering Department's initial review. Please provide our office with a follow up letter regarding this review and revised plans, indicating all revisions. A second review will focus only on detailed construction plans. It is critical that our 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 initial review. If you have questions, please contact Mike McBride or me at 571- 2441. Enclosures cc: Jon Dobosiewicz, Department of Community Services (w.o. encl.) John Duffy, Carmel Utilities (w.o. encl.) Paul Pace, Carmel Utilities (w.o. encl.) Jim Haag, Carmel Utilities (w.o. encl.) Project File Engineering Department Review S:\PROJREV04\116KEYSTONERET AILSHOPS ..,."~ .. ...~..- ~-. r~ ch . e Transmittal 6845 E. US 36, Suite 500. Avon . Indiana .46123. 317.272.0108. FAX 317.272.0412. www.schneidercorp.com TO: John Dobosiewicz City of Carmel - DOCS DATE: JOB #: PROJECT: RE: 08/03/04 4912.002 NEC 116th & Keystone Retail Shops FROM: Dan Schnur FAX: DIRECT DIAL: 317-826-6427 WE ARE SENDING YOU: ~ Attached Via: D Mail D Fed Ex FAX #: NUMBER OF PAGES: TELEPHONE #: D UPS ~ Courier D Pick Up D Other D Fax # Copies Date Description 1 Transmittal 2 Revised Civil Construction Plans THE ABOVE ARE TRANSMITTED as checked below: D For approval D As requested D FOR BIDS DUE D For your use ~ For review and comment D Other REMARKS: ~~~. COPY TO: Matt Skelton, Bingham McHale, LLP File If enclosures are not as noted, kindly notify us at once. Offices in Indianapolis, Avon, Carmel, and Lafayette, Indiana p :\4k\4912\002\docs\transmittals\dobosiewicz080304 .doc ~ e e ee it o arm I Fire Department Headquarters 2 CIVIC SQUARE CARMEL, INDIANA 46032 Voice (317) 571-2600 Fax (317) 571-2615 Fire Prevention Bureau Dan Schnur . Schneider Corporation 6845 E. US 36, Suite 500 Avon, IN 46123 RE: 116th St. and Keystone Retail Shops LETTER OF APPROVAL The undersigned has reviewed the proposed plans for 116th St. and Keystone Retail Shops and has approved the plans subject to the following: 1. Will the building be protected by an automatic fire suppression system? If so, we re3quest a meeting to discuss the location of the fire department connection. We will also request and exterior entrance to the fire department riser room. 2. If the building is provided with a fire alarm system, we request that the fire alarm enunciator panel be located at the main entrance of each building. 3. We are requesting that a Knox Box be installed on the building for fire department emergency access. We are also requesting fire department connection caps available through the Knox Company if the building is sprinklered. Knox products can be ordered on line at www.knoxbox.com 4. We are requesting that all tenant suites be keyed on a master key system, which will allow us access to all spaces in the event of an emergency. 5. 6. Please respond to the above noted condition(s) in writing and submit to our office prior to the scheduled Technical Advisory Meeting for this project. Date: Julv 14. 2004 By: Gary Hoyt, Fire Marshal Carmel Fire Department ~ . . Construction/Stormwater Pollution Prevention Plan - Technical Review and Comment Project Name: 116th and Keystone Retail Shops Date Reviewed: 07/16/04 B2- A unique construction sequence is needed. There are two sequences listed on sheet 103 and one on 802. Please consolidate to one good sequence. Sec. 3 All the items need to reference post construction practices. Much of the information concerns erosion and sediment control during construction. Catch basins are listed as a post construction practice but I believe additional practices are needed. cc: Carmel, Surveyor, File DNR, Division of Soil Conservation Page 1 of 1 Revised 12/09/03 JUL 13 '04 06:51PM P . 1/2 . ~'~ .... . e ..XL~l1tc'Jll c. Il(.Ja rdJ SU/'Vt'Yor <'])lioHI:' (,17) 77{;-84~t, 'Fa.\: (; 17 i 7'1'';'':''';2$' 'suit,. J 88 (J7W .1-fal1li!ILw County .stl11'l1'~ )V oblt!$lli"r J J II clialZu il6e";n-:l.:1..3 () July 13, 2004 The Schneider Corporation ATTN: Don Wilson 6845 East U.S. 36 Suite 500 Avon, IN 46123-9779 VIA FACSIMILE: 272..0412 Re: 116th RDd Keystone Retail Shops Dear Mr. Wilson: We have reviewed the construction plans submitted to the Hamilton County Surveyor's Office on July 6, 2004 for this project and have the following comments: 1. This project falls within the jurisdiction of the City of Carmel. 2. This proposed project DOES NOT fall in a Carmel Watershed Protection Area. 3. This projeot does fall in the Moffitt & Williamson Regulated Drain Watershed. 4. Please submit an indirect outlet permit, for the discharge into the Moffitt & Williamson Regulated Drain, to this office. The applioation is available on our website at http://www.co.ha1nilton.in.us. go to Departments, Surveyor, and Fonns. 5. The increase disclw'ge into the 15" RCP on the north side of 1 16th Street will need to be approved by the City of Carmel Engineering Department. Please provide a letter from the Engineering Office that they are acceptable with this discharge amount. JUL 13 '04 06:52PM \. - e 6. Please note the additional comments may be warranted at a latcr date. Should you have any questions, I can be reached at 317-776-8495. ~~ Plan Reviewer Cc: Jon Dob'osiewicz - Carmel DOCD John South - HCSWCD Dick Hill - Cannel Engineering P.2/2 July 7, 2004 Mr. Dan Schnur Schneider 6845 E. US 36, Suite 500 Avon, Indiana 46123 It -- UVA ...~ ~ cL-" ~ JS RE: Job # 4912.002 ~ '11l9 Dear Mr. Schnur: I have received and reviewed the information for the above-mentioned project. At the present time, 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. Respectfully, ~ 1>. -t, '1ViJ;, Michael D. Fogarty"'? Chief of Police MDF:vb cc: Dept. of Community Services (317} 571-2500 A Nationally Agency Fax (317} 571-2512 JUL-07-2004 11:16 FROM:HAMILT~ HWY DEP 3177769814 TO' 7 571 2426 P.001/001 HAMILTON COUNTY HIGHWA Y DEPARTMENT July 7, 2004 Mr. Dan Schnur The Schneider Corporation 6845 E. US 36. Suite 500 Avon, Indiana 46123 VIA FACSIMILE RE: 116th Street and Keystone Retail Shops Site Plan N of 116th Street I E of US 431 Clay Township Dear Mr. Schnur: This retter serves to acknowledge receipt of a transmittal-received 07/06/04 containing the plans for the above-mentioned project.. After reviewing the plans the H1ghway Department has the followtng comments; 1. It appears that this project lies entirely within the limits of the City of Carmel. Therefore, all future comments should be directed toward tl,e c;ty. If you have any information contrary to this statement. please contact me immediately. If you have any questions or comments conceming this letter. please feel free to contact me at anytime. SIncerely. ~.(!!::::~ Staff Engfneer G;\USERS\SB\04tac\07.o7 -04 11 e&k~one.doc cc: Jon Dobosiewicz Greg Hayes 1700 Sou tit lOth Street N obJesvllle,. In. 46060 www.co.11 A,m,ilton~in "us Office (317) 773.7770 Fax (3l7) 77()-9814 116th & Keystone Shops - E. Real Estate (with attachment) tit Page 1 of 1 Butler, Angelina V From: Matt S. Skelton [Mskelton@binghammchale.com] Sent: Friday, July 02, 2004 2:02 PM To: Angelina Butler (E-mail) Cc: Jon C. Dobosiewicz (E-mail) Subject: 116th & Keystone Shops - Eclipse Real Estate (with attachment) Angie: I had a few questions that I was hoping you could help me with. See below: 1. Attached, please find a copy of the Findings of Fact form you requested for the 116th & Keystone Shops. I completed all the blanks that appeared to be appropriate for me to complete. Please look over the form and let me know if any other responses are needed. \- l '" ~\o.-uL \\r) <<\ ~ (::>~ (jV Y"CM'fI <<DEVPLAN FIND FACT Eclipse.pdt>> D-U <t-- 0....\-- r9. c , ~. ( .)\iAJ' 11 ') 2. I am waiting for more information from Eclipse before requesting any additional variances as you mentioned in your DP/ADLS staff review letter, dated June 23. When do we need to finalize our variance requests? - l0~.V\..Q/~1 4t'U \..A)~, 3. What is the procedure for right-of-way dedication in Carmel? Do you have preferred forms for the dedication. With whom should we be discussing the technical aspects of the dedication? Also, when in the approval process, is the City wishing this to occur? C ~ C-t\--1. <<-..-~~".- u..,u<0)Q"", ~CU\.~ ,.e~~ ot ~~~~ 4. How does one go about requesting approval from the DPW to allow landscaping to be placed in the future YV-' d ' right-of-way? Who should I contact? Will the staff be supportive of this request? '\),dL \~\\_ <;...\('-~~'-'" 5. In Carmel, is it common that legal counsel attend TAC meetings, or do the engineers pretty much run the show? D-oe$V\.'t W-~ ,.. \J6~'-. 0'1 l.A.>~ 1'( ~'i,~ 'v~L,d~)c4V 6. Is signage required to be submitted at the front end of a project like this, or can it be submitted as part of a "" separate and subsequent ADLS request at a later date? ~(}A S ~d.. ~uJo~~ ~l~r~c>";Y"- Cd\M ~ q~J- Thanks in advance tor your help and have a great holiday weekend. Matt ~"1 ~ ~~ - s r~ ~ C:\ ~ l DC o-h.~ LJ~ '5~~L ridV''\' (~ ~,- ~'b L:$ 4v'^-L__&. ~ Matthew S. Skelton, AICP BINGHAM McHALE 970 Logan Street Noblesville, IN 46060 Phone: (317) 776-8654 Fax: (317) 776-8657 www.binghammchale.com *** eSafe has scanned this email for malicious content and found it to be clean *** *** IMPORTANT: Do not open attachments from unrecognized senders *** 7/6/2004 - e City of Carmel VIA FAX: 776-8657 Original by mail June 23, 2004 Steve Hardin Bingham McHale 970 Logan Street Noblesville, IN 46060 RE: 116th/Keystone Retail Shops (#04060033 DP/ADLS): Development Plan /ADLS Application Dear Mr. Hardin: This letter is in response to your DP/ADLS Application for 116th/Keystone Retail Shops. Members at the TAC Meeting will make additional comments on July 21. Please complete the following items after you have received additional comments at the TAC Meeting. More comments may be delivered to you dw.ing the TAC meeting. 1. If not done already, please send copies of the plans to T AC Members for review, by July 6. 2. Please label the 70-ft half road right of way for 116th Street and the US 431/Keystone Ave half right of way. 3. On the lighting plan, please show that the foot-candles will be .1 or less at the north and east property line. 4. Please provide lighting cut sheets/detail that show 90-degree cut off and flat lenses. 5.. Please show the trash enclosure screening/details (with roo!). See example at 131 st St. and Hazel Dell Pkwy. 6. Please submit a Findings of Fact form (for the development plan) that came with the application 7. Awnings: show a maximum of2 colors. 8. East Elevation: carry the higher cornice/EIFS molding all the way across. Omit the lower molding. 9. Landscape: include more conifers for year-round screening; work with Scott Brewer, Urban Forester. 10. Please forward a copy of Urban Forester's Approval Letter/E-mail for the landscape plan. 11. Please provide sign area for the Starbucks logo on the awning (suggest making it less than 3 sq. ft.) 12. Provide wall sign details and maximum square footage fore each sign area. 13. An additional Development Standards Variance is needed for 4th wall sign (south elevation). 14. The ground sign is allowed to be 75 sq ft in area and 7-ft tall. Recommend stacking tenants within the sign area 2 x 2 and encasing sign on the sides with the cultured stone base, cast stone band, and then face brick veneer (same as building). 15. Explore the option of a gabled roof on the south elevation and north, on the canopy roof. 16. Please label tenant widths on elevation and/or site plan. 17. Show a 36-ft entry drive (1 in, 2 out lanes). Omit 1 parking space to the west of drive to shift island over. 18. Verify sidewalk location along 116th Street, to the east. Extend this walk to approx. 20-ft past your entry drive. 19. Verify/show the setback of the canopy (show overhang). The rear yard-building setback is 3D-ft. 20. Please dedicate necessary road right-of-way to the City. 21. Board of Public Works approval needed to have landscape encroach in right-of way. If you have any questions, please feel free to call Jon Dobosiewicz or me. Sincerely, -Ans0> ~L~~ Angelina &tler Planning Administrator 116th-KeystoneRetaiIShops-DP ,ADLS Page 1 ONE CrV1C SQUARE CARlVIEL, INDIAN.l'\ 46032 317/571-2417