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Home My WebLink AboutCorrespondence KEELER-WEBB A~'CIA TES Consulting Engineers-Planners- Surveyors 486 Gradle Drive Carmel, Indiana 46032 (317) 574-0140 LETTER dARANSMITT AL One Civic Square Carmel, IN 46032 DATE I JOB NO. 1/6/2005 0408-036 ATTENTION Jon Dobosiewisz Re: Villas @ Morgans Creek 14309 Gray Road Carmel, IN TO City of Carmel Dept. of Community Services WE ARE SENDING YOU IZI Attached D Under separate cover via Deliverv the following items: D Shop drawings D Copy of letter IZI Prints D Plans D Samples D Specifications D Change order D_ COPIES DATE NO. DESCRIPTION 15 1/06/05 1 1/06/05 1 3 Plan Commission Packets (all current infor Affidavit of Notice ./ THESE ARE TRANSMITTED as checked below: IZI For approval D Approved as submitted D Approved as noted D Resubmit _ copies for approval IZI As requested D Returned for corrections D Submit D Return copies for distribution IZI For your use corrected prints D For review and comment D_ D FOR BIDS DUE REMARKS D PRINTS RETURNED AFTER LOAN TO US If there are any further questions, or if you require any additional submittals or information, please give us a call. COPY TO ~Cesare Turrin & Jerry Corbier SIGNED: ADAM L. DEHART If enclosures are not as noted, kindly notify us at once. KEELER-WEBB A.OCIA TES LETTER OPrRANSMITT AL Consulting Engineers-Planners- Surveyors 486 Gradle Drive Carmel, Indiana 46032 (317) 574-0140 DATE JOB NO. 1/4/2005 0408-036 ATTENTION Scett Bre'l/8r Jo D Re: Villas @ Morgans Creek 14309 Gra Road Carmel, IN TO City of Carmel Dept. of Community Services One Civic Square Carmel, IN 46032 WE ARE SENDING YOU IZI Attached D Under separate cover via Deliverv the following items: D Shop drawings D Copy of letter IZI Prints D Plans D Samples D Specifications D Change order D_ COPIES DATE NO. DESCRIPTION 2 1/04/05 1 Supplemental Packet No.2 2 1/04/05 2 Landscaping & Tree Preservation Plan 2 1/04/05 1 Primary Plat THESE ARE TRANSMITTED as checked below: IZI For approval D Approved as submitted D Approved as noted D Resubmit _ copies for approval IZI For your use IZI As requested D Returned for corrections D Submit D Return copies for distribution corrected prints D For review and comment D_ D FOR BIDS DUE D PRINTS RETURNED AFTER LOAN TO US REMARKS The following items have been revised in order to be in compliance with the new Waiver for lot frontage, front, side and rear yard setbacks. If there are any further questions, or if you require any additional submittals or inform · call. \ p,;~'y COpy TO ~Scott Brewer SIGNED: If enclosures are not as noted, kindly notify us at once. To: Carmel Planning Commission - Sub-Division Committee From: Cesare Turrin - President - Woodfield HOA Date: December 29, 2004 Subject: Villas at Morgan's Creek Development My name is Cesare Turrin. I reside at 5436 Woodfield Drive in Carmel. I am the President of the Woodfield Homeowners Association and "I represent the Woodfield sub-division. Woodfield will border the Villas at Morgan's Creek development. I would like to thank the Sub-Division Committee for permitting me to submit this statement on behalf of the Woodfield homeowners. The Woodfield residents impacted by the subject development, Mr. Jerry Corbier and President of Corbier Traditions, and myself met on December 9, 2004 to discuss the proposed Villas at Morgan's Creek. At that meeting, Mr. Corbier presented a revised plat drawing of the project, drawings of the entrance monuments, proposed revisions to the covenants, and some renderings of typical home styles. The presentation was followed by a question and answer session. Based upon that meeting and subsequent feedback that I received from some of the neighbors who attended that meeting, the Woodfield HOA requested the following changes to the Villas at Morgan's Creek development: Tree Preservation Easement Privacy preservation is significant concern of the Woodfield residents adjacent to the proposed development. In this regard, the developer offered to designate a 15 foot tree preservation easement on the North, South and East boundaries of the subdivision plat. We understand that the purpose of the tree preservation easement is to provide a natural "tree screen" that will enhance the privacy between the lots in Woodfield and Morgan's Creek. However, in its current state, sections of the proposed tree preservation easement provide little or no privacy screening. We would like to work with the developer and the City of Carmelarborist to ensure that the tree screen will benefit both the Woodfield residents and the future residents of the Villas at Morgan's Creek. We would also like the plan for the tree preservation easement to be included in the primary plat approval application. The tree screen plan should identify where any additional trees and bushes will be planted along the tree preservation easement and what variety of tree or bush will be planted. We are prepared to provide a volunteer to work with the developer andarborist to reach a mutually satisfactory tree screen plan for the easement. Storm Drainaae Plan Another important concern is storm water drainage from the Morgan's Creek home sites to the Mitchener Drain. We would like the developerto review the site drainage plan for Morgan's Creek with a Woodfield HOA representative before the plat is approved so that we can be assured that all of our concerns have been addressed and/or mitigated. We are prepared to provide a volunteer to review the drainage plan with the develqper. Entrance Monuments The developer presented an entrance monument proposal at the December 9, 2004 .meeting with the Woodfield residents. We found the proposal acceptable and asked the developer to include the entrance monument design as an integral part of the primary plat approval application. The developer assured us that the entrance"monuments presented to the Woodfield residents were those submitted to the Planning Commission. Chanaes to the CovenantsOriainallvSubmitted A) At our December 9, 2004 meeting, the developer submitted several revisions to the home building guidelines" in a document entitled "Custom Building and Architectural Guidelines - Draft 12-9-04". The Woodfield HOA accepted these revisions and asked".the developer to include the proposed revisions as part of a revj~ed set of covenants to be filed with the plat approval application. B) The Woodfield HOA would like the covenants section 4.11 to specifically prohibit the installation of wood and chain link fences in the subdivision. The developer has agreed to add language to Section 4.11 as follows, "In general, no wood or chain link fences will be approved". C) The Woodfield HOA would like the covenants section 4.15.5 to specify that the removal of dirt, mud, debris or any other foreign material from the road to specifically mention and include Morgan's Creek Court and Gray Road. The developer has agreed to add the following language to Section 4.15.5: "The Lot Owner shall be responsible for removal of dirt, mud, or debris or other foreign material of any kind which may be deposited upon the road, to include Morgan's Creek Court and Gray Road, or easements from construction on the Lot. If such deposits occur, the Lot Owner shall make provisions to remove such deposits within one (1) day or the Committee may remove such deposits and charge the Lot Owner." The Woodfield HOA would like an opportunity to review the revised covenants before the plat is approved. Sub-Division Name rhe Woodfield HOA would like the sub-division/project to be renamed from Villas at Moraan's Creek to Moraan's Creek. The developer has agreed to the name change upon receiving Woodfield resident support for his development project. There were no additional open issues between the Woodfield HOA and Mr. Corbier. KEELER-WEBB ASS!!CIATES Consulting Engineers- Planners- Surveyors 486 Gradle Drive Carmel, Indiana 46032 (317) 574-0140 TO City of Carmel Dept. of Community Services One Civic Square Carmel, IN 46032 LETTER OF LNSMITTAL DATE I JOB NO. 12/22/2004 0408-036 ATTENTION Matt Griffin Re: Villas@ Morgans Creek 14309 Gray Road Carmel, IN D Shop drawings D Copy of letter IZI Prints D Plans IZI Attached D Under separate cover via Deliverv D Samples D Specifications the following items: WE ARE SENDING YOU D Change order COPIES DATE NO. D_ DESCRIPTION 1 12/10/04 1 12/14/04 1 12/14/04 1 12/17/04 1 12/17/04 1 12/17/04 1 set set 1 2 2 Vine & Branch letter Vine & Branch Tree Preservation Plan Vine & Branch Flora & Fauna Study Existing Tree Plan Landscaping & Tree Preservation Plan Withdraw letter THESE ARE TRANSMITTED as checked below: IZI For approval IZI For your use IZI As requested D Approved as submitted D Approved as noted D Resubmit _ copies for approval copies for distribution D Submit D Return D For review and comment D_ D Returned for corrections D PRINTS RETURNED AFTER LOAN TO US D FOR BIDS DUE _ corrected prints REMARKS The following items have been revised on the attached exhibits and directly correlate with your e-mail, dated December 10, 2004: General comments: 1. See attached Woodland Evaluation report which correlates with the open space plan. 2. See the new Tree Preservation Plan sheet L2. Landscaping Plan comments: 1. Note the change to Colorado Blue Spruce per your request. 2. Note the new Landscaping Plan sheet L 1. 3. The planting detail has been revised per your request. If there are any further questions, or if you require any additional submittals or information, please give us a call. COPY TO ~ Scott Brewer SIGNED: ADAM L. DEHART If enclosures are not as noted, kindly notify us at once. "1;-)- . . ~ KEELER-WEBB ASSOCIATES Consulting P.ngineers-q>fanners-Surveyors 486 GRADLE DRIVE- CARMEL, INDIANA 46032 PHONE (317)574-0140 - FAX (317)574-1269 December 21,2004 Attn: Matt Griffin Carmel Department of Community Services One Civic Square Carmel, IN 46032 REQUEST TO BE WITHDRAWN Re.: Villas at Morgans Creek Morgans Creek Court Carmel, Indiana KWA Project No.: 0408-036 Keeler-Webb Associates is acting as agent surveyor/engineer for Covenant Group, LLC who is the owner and developer for the above project. As you know, the project is currently being reviewed by the Subdivision Committee before continuing on to the Plan Commission for approval of the primary plat. We respectfully request, that the Carmel Department of Community Services allow the petitioner to withdraw the waiver of the ROSa for clearing young and scrub woodlands. We are withdrawing the waiver based upon the latest Flora and Fauna report authored by Vine & Branch, dated December 14, 2004. This report and all supporting data as requested by Scott Brewer have been delivered to his attention, and a copy is attached for final review and approval. We thank you in advance, for your assistance on this project. If you have any questions or concerns, please do not hesitate to contact us at any time. Respectfully, KEELER-WEBB ASSOCIATES ~ilk Adam DeHart, LS Project Manager AD:ad Enclosed: Vine & Branch report Plan Commission packet Supplemental Subdivision Committee packet Revised Landscaping and Tree Preservation Plans Waiver C:\TEMP\0408_036_ VILLAS_ WITHDRA W.doc 1 e SUBDIVISION V ARIANa REQUEST APPLICATION - (Submit two (2) copies) Contact Person: Adam DeHart Telephone No. 574-0140 Address: 486 Gradle Drive Carmel_ Indiana 46032 PROJECT NAME: \T111 ~~ ~t: Mn-rg~n ~T'Ppk PROJECT ADDRESS: 14309 Grav Road APPUCANTNAME: ('!n~TPl1~y)~ n.T'f"\1\p.. TJC Land Owner 411 North Rangeline. Road C~T'IT1P J 1 TN l.Iho32 848-3484 ADDRESS: TELEPHONE: Section (Section Number, Page, Item) of Subdivision Regulations for which variance is being requested: 7 . 5. 7 No more than 15% of mature woodlands shall be cleared No more than 30% of young" woodlands shall be clear ed State explanation of why variance is being requested: In orq,er to pro~erly de~elop tEe site it is necessary to remove trees for installation of infra-structure and building pads. State reasons supporting variance request: In order to develop the site _ more trees will need to be removed than allowed by the open space requirements Present zoning: S"!-l TInS APPUCATION MUST BE SUBMITIED AT THE mvm OF THE PRIMARY PLAT APPUCATION. VARIANCE REQUEST MUST BE INCLUDED WI1H THE PUBUC --'- NOTICE FOR '!HE PRIMARY PLAT. $ APPUCATION FEE Z:\shared\fonns\PC applications\primaryplat 01/05/04 ;#-,- VItle mnche Inc. I 2 ... (;"&v6LJ T-re-e Care Landscaping Consulting Services December 10, 2004 Jerry Corbier Corbier Traditions 411 N. Rangeline Road Carmel, IN 46032 Re: The Villas at Morgan's Creek Dear Jerry, After discussion with Scott Brewer concerning the woodland classification for the Villas of Morgan's Creek I am recommending a down grade for Compartment A to young woodland status. This compartment has mature trees but a majority of it is lawn. With this down grade it is my opinion that the total property is young woodlands which means according to Carmel Clay Land Use regulations you can clear 300/0. In reviewing your clearing plans it is my opinion that you are well within this 300/0 clearing. The ordinance calls for preservation of trees the meet the following standards, 1. A life expectancy of 10 years or greater 2. That the tree is in "good or better" condition. 3. A relatively sound and solid trunk with no extensive decay. 4. No more than one major dead or several minor dead limbs. 5. No major insect or pathological problem. I have reviewed the trees being removed. The trees east of the creek are predominately scrub trees or are pines with Zimmerman pine moth. Some of the larger silver maples (Acer saccharinum) along the current drive have been topped and are now potentially hazardous and should be removed. The catalpas along gray road are mandated for removal by the engineering department. I feel that the clearing plan as it stands represents the intent and purpose of the Carmel Clay Land Use regulati-ons as you are preserving large areas of trees as well as trees on each building sites where ever possible. I certify that all the statements of fact in this report are true, complete and correct to the best of my knowledge and belief, and that they are made in good faith. Judson R. Scott Registered Consulting Arborist #392 American Society of Consulting Arborists 4721 E. 146th Street. Carmel, Indiana 46033 . Phone: 317-846-1935 . Fax: 317-846-3788 Treeconsultant@aol.com . www.vineandbranch.net Vm~ Tree Care Land scap ing Consulting Services December 14, 2004 Jerry Corbier Corbier Traditions 411 N. Rangeline Rd. Carmel, IN 46033 Re: The Villas at Morgan's Creek Mr. Corbier, Enclosed is the Tree Preservation Plan for The Villas at Morgan's Creek. This plan is based upon the Landscape plan dated 10-22-04. Urban forests aeate spaces that people want to live in. Trees protect us from the elements, reduce our heating and cooling costs, dean the air and water, and nurture a sense of well- being. They work ceaselessly, providing services that directly improve human health and quality of life. n Trees even help reduce crime. They are a. very cost effective means to improve your community. We appreciate this opportunity to work with you. Please contact us .with any questions about this work or any other services we can offer. Sincerely, It Maddox Ecologist, Vine & Branch ISA Certified Arborist #IN-1482 4721 E. 146th St., Carmel, Indiana, 46033 Phone: 317-846-1424 ~ Fax: 317-818-9865 .. .. _~~~~=~~_~~_.~_-~~~~: _ __ u December 1, 2004 . .-_:~-::-: - - . . --*..~._-------._--- -----.-.- ~... ----...------------- .--------------.-.-----.--- .---- EL ]AlvlES BRAINARD, MAYOR Mr. Adam DeHart, LS Keeler- \Vebb Associates 486 Gradle Drive Carmel, IN 46032 RE: Villas at Morgan's Creek Primary Plat-Project Revie)v #2 Dear Mr. DeHart: The City has received your comment letter and revised dra\vings dated October 22, 2004 based upon the City review of September 21, 2004. The comments from the City revie\v have been satisfactorily addressed with the following exceptions: COI\lIVIENTS - PRIlVlARY PLAT 13. Comment on previous revie\v: "Gray Road is classified as a Secondary Arterial on the City of Carmel 20- Year Thoroughfare Plan with a half right of \vay requirement of 45-feet. This plat indicates a 40-foot half right of\vay section. A 150' Deceleration Taper, 100' Deceleration Lane and a 250' Acceleration Taper need to be provided at the entrance on the east side of Gray Road. Please make provisions for a left turn lane on Gray Road for southbound traffic turning into the subdivision." The City understands that adequate right-of- \vay is not available to the north for construction of a dedicated left turn lane or for construction of the full acceleration lane. Please confirm that right-of-\vay has been pursued by the Developer on both sides of Gray Road. If right-of-way cannot be obtained for the fuB acceleration taper, please work with the Department of Community Services on a dollar commitment for the balance of the construction cost of the fun taper versus \vhat is possible on-site. . 18. Comment on previous revie\v: "Please indicate widening of main line pavement to provide 15' travel lanes. The auxiliary lane \vidths would be 12' outside of the 15' travel lanes. " The northbound through lane on the east side of the existing centerline of Gray Road should be \videned to 15 feet and the auxiliary lanes shall be 12~feet outside this widening. 20. Comment on previous revie\v: "There is no apparent detention of the site east of the legal drain." Is the \vater quality swale on the east side acting as detention? Have you worked with Hamilton County Surveyor's Office on this being located in the legal drain easement? _ 21. Comment on previous review: "Does the legal drain easement ~ncroach into Lot 5?" _ It js apparentthat -the lot does encroach into the legal drain easement. Lot should not encroach into legal drain easement. As this may cause confusion and problems with the future property owner, please revise lot so it does not encroach. 22. Comment on previous review: "Please indicate permanent monumentation (concrete monuments) of the easement on this property." Repeat this comment. Based on additional revie\v, the City provides additional comment: 1. The radius of the cul-de-sac terminal end is only 40 feet. Please confirm that school buses and fire trucks can turn around in this cul-de-sac. 2. The curb return radii at the intersection of Gray Road and Morgan's Creek Court are sbo\vn as 25 feet. They should be a minimum of 40 feet. If you have questions, please call m DEPART?vlENT OF ENGINEERlNG ONE CMC SQUARE~ CAR1'vlEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439 Erv1AlL engineering@ci.carmel.in. us ,. "'-- e cc: Jon Dobosiewicz, Department of Community Services John Duffy, Carmel Utilities Paul Pace, Carmel Utilities Jim Haag, Carmel Utilities Greg Ilko, Crossroad Engineers Greg Hoyes, Hamilton County Surveyor's Office John South, Hamilton County Soil & \Vater Project File Copy Engineering Department Review S:\DHILL\PROJREV04\VILLASA TMORGANSCRKPRIMARY - REVIEW # 2 .eu. Ramona - o 'otC(JS-~ rP ,...:; Hancock, Ramona B From: Sent: To: . Subject: Titus, Mark [Mark.Titus@twtelecom.com] Monday, November 15, 2004 10:15 PM Hancock, Ramona B - Proposed Development -~~E1ltjjN4~~~~k (14330 Gray Road) -C I am unable to attend tomorrow's Public Hearing, on 11/16/2004, regarding the above mentioned development, but would Uke to have this email entered into the record for consideration. My name and address for the record should be recorded as: Mark A. Titus 14260 Oakbrook Court Carmel, Indiana 46033-7746 317-571~9744 (Home) 317-713-8910 (Work-Direct) From what I have been able to ascertain from several homeowners in the area, it is my understanding that the development at 14330 Gray Road will consist of 11-12 homes situated on 4.5 acres. The proposed development raises several- concerns: . The above layout,'design, and density of 11-12 homes situated on 4.5 acres would indicate that the developer has not considered the impact to adjacent neighborhoods. . Other housing additions in this area have provided a large scale, comprehensive plan for traffic flow, additional ameniHes,as well as a well thought out plan for placement of homes within a -large geographic area. Neighborhoods in the general vicinity, such as Woodfield, Valley Brook, Avian Glen, Wedgewood, etc., have provided comprehensive plans. . If this development is approved, hQw would this development play into ~he remaining lots north of 14330 Gray Road, and would these impact things such as traffic flow, etc., as each would require its' own entrance for access and egress to the individual developments off of Gray Road. . How many developments of this type would be approved within a specific geographic area? Are there minimum requir~ments regarding the size of lots that can be turned into a housing addition? Are there considerations given to traffic flows, and "tie ins" to adjacent housing additions? ,. What are the requirements for the entrance design to make these developments appealing from Gray Road? Please let me know if I can provide additional information that would be helpful as the Planning Committee considers this proposed development. . Thank you, Mark Mark A. Titus 317 -713-8910 (Work) 317 -407 -3800 (Ce.ll) mark. titus@twte/ecom.com The content contained in this electronic message is not intended to constitute formation of a contract binding TWTC. TWTC will be contractually bound only upon execution, by an authorized officer, of a contract including agreed terms and conditions or by express application of its tariffs. This message is intended only for the use of the individua.1 or entity to which it is addressed. If the reader of this message is not the intended recipient, or the employee or agent responsible for delivering the m.ess_age to the int~nded recipient, you are hereby 1 notified that any dissemination, distribution or copying of this message is strictly prohibited. If you have received this communication in error, please notify us immediately by replying to the sender of this E-Mail or by telephone. 2 KEELER-WEBB AS~CIA TES LETTER OF ~NSMITT AL Consulting Engineers-Planners- Surveyors 486 Gradle Drive Carmel, Indiana 46032 (317) 574-0140 DATE- I JOB NO. 11/16/2004 0408-036 ATTENTION Matt Griffin Re: Villas @ Morgans Creek 14309 Gray Road Carmel, IN TO City of Carmel Dept. of Community Services One Civic Square Carmel, IN 46032 WE ARE SENDING YOU IZI Attached D Under separate cover via Deliverv COPIES DATE NO. DESCRIPTION D Shop drawings D Copy of letter IZI Prints D Plans D Samples D Change order D_ 2 11/15/04 2 11115/04 1 11/15/04 2 2 2 Revised Primary Plat and Landscaping Plan Supplementary Packet No.1 Copy of Brewer transmittal THESE ARE TRANSMITTED as checked below: D For approval IZI For your use IZI As requested D Approved as submitted D Approved as noted D Resubmit _ copies for approval D Submit copies for distribution D Returned for corrections D Return corrected prints IZI For review and comment D_ D FOR BIDS DUE REMARKS D PRINTS RETURNED AFTER LOAN TO US The following items have been revised on the attached exhibits and directly correlate with your comment letter, dated November 16,2004: 1. Note the supplementary information provided by Keeler-Webb Associates and Vine and Branch. Tree preservation fencing is clearly labeled. 2. See note on primary plat. 3. Keeler-Webb Associates has done some additional surveying work and determined that the elevation on the bench mark provide by the Hamilton County Surveyors office was off by 3.48 feet. We have tied the topographic survey to a FEMA bench mark downstream of the subdivision and revised the 1 OO-year elevation of the Flood Fringe and Flood Way of the Mitchener Ditch on the Primary plat. There no longer any lots which subdivide any part of the flood plain. See the revised attached open space schedule. There were some calculation errors which have been revised. We have increased the required open space to 22.850~ in order to accommodate the 12 lots. The new plan does not keep the existing house -on the site because of severe structural and restoration problems with keeping the existing house. The new plan provides for a more balanced site and consistent lot and pad sizes for the proposed villa homes. If there are any further questions, or if you require any additional submittals or information, please give us a call. COpy TO : SIGNED: ADAM L. DEHART If enclosures are not as noted, kindly notify us at once. KEELER-WEBB AS'CIA TES Consulting Engineers-Planners- Surveyors 486 Gradle Drive Carmel, Indiana 46032 (317) 574-0140 TO City of Carmel Dept. of Community Services One Civic Square) Carmel, IN 46032 LETTER OF f.uNSMITT AL DATE I JOB NO. 11/16/2004 0408-036 ATTENTION Scott Brewer Re: Villas @ Morgans Creek 14309 Gray Road Carmel, IN D Shop drawings D Copy of letter IZI Prints D Plans D Under separate cover via Deliverv D Samples D Specifications WE ARE SENDING YOU IZI Attached D Change order the following items: D_ COPIES DATE NO. DESCRIPTION 1 11/15/04 2 Revised Primary Plat and Landscaping Plan 1 11/15/04 2 Open Space Schedule 1 11/15/04 1 Existing Tree Plan THESE ARE TRANSMITTED as checked below: D Resubmit _ copies for approval D For approval IZI For your use IZI As requested D Approved as submitted D Approved as noted copies for distribution D Submit D Return IZI For review and comment D_ D Returned for corrections corrected prints D PRINTS RETURNED AFTER LOAN TO US D FOR BIDS DUE REMARKS The following items have been revised on the attached exhibits and directly correlate with your comment letter, dated November 10, 2004: 1. See the revised attached open space schedule. There were some calculation errors which have been revised. We have increased the required open space to 22.850/0 in order to accommodate the 12 lots. The new plan does not keep the existing house on the site because of severe structural and restoration problems with keeping the existing house. The new plan provides for a more balanced site and consistent lot and pads for the proposed villa homes. 2. See the attached open space plan. 3. Note the supplementary information provided by Keeler-Webb Associates and Vine and Branch. 4. Note the supplementary information provided by Vine and Branch. e e 5. The following items have been revised on the landscaping plan: a. Tree preservation fencing is clearly labeled. b. See landscaping symbols which depict existing deciduous and coniferous trees along with unique symbols for the new trees and shrubs to be installed. c. Note-the dry detention / water quality swales which will be seeded with grass per Phase 2 erosion control requirements. d. Note change to planting detail. e. Note the quantities on the landscaping schedule. f. See the change on the landscaping schedule. g. See the trees to be removed from the new 45' % right-of-way which will need to be removed in order to accommodate street and path improvements. If there are any further questions, or if you require any additional submittals or information, please give us a call. COpy TO : SIGNED: ADAM L. DEHART If enclosures are not as noted, kindly notify us at once. -,.1 e - Good Evening, My name is Cesare Turrin. I reside at 5436 Woodfield Drive in Carmel. I am the President of the Woodfield Homeowners Association and I represent the 185 home Woodfield sub-division that borders the northern edge of Carmel with entrances on both 146th St and on Gray Road. I would like to thank the Sub-Division Committee for permitting me to speak on behalf of our homeowners. The Woodfield HOA believes that development of the lands North and Northwest of Woodfield are inevitable and we do not stand in opposition to development. However, that development must be congruous in nature, complement existing development and set the precedent for future projects. Unfortunately, I regret to report that neither the developer of Villas @ Morgan Creek, the Covenant Group, nor any other representative have made any attempt to contact the Woodfield HOA, even though the HOA had asked a representative of Covenant to attend the HOA's regular November meeting held on 11/22/2004. The data that I will refer to was gathered by the Woodfield HOA and Woodfield residents from public records and attendance at the November 16, 2004 Planning Commission meeting. First, I would like to state that the Woodfield HOA believes that the Covenant Group and Corbier Traditions to be reputable organizations. I believe that whatever differences in opinion that may exist between the Woodfield HOA and Covenant can be resolved if negotiated in good faith. Notwithstanding the good intentions of the Covenant Group, the Woodfield HOA believes that . ('\{ ,_.O.h the Villas @ Morgan Creek project is flawed for the following reasons: '7 \ <)t\Jv " 1. This project is not congruous with existing sub-divisions to the South and East (Woodfield) ~ and to the West (Oakbrook). (Refer to chart attached below) ,- s- \ a. Villas' lot sizes are be~een 68% and 75% smaller than ~he adjacent lots in ~ ~.e.~. Woodfield and approxImately 83 % smaller than the lots In Oakbrook; ~~U\ (e b. Building square footage minimums are significantly less than both Woodfield and Oakbrook. 2. The architectural control guidelines drafted 10/27/2004 are lax, incomplete, and provide the OfcL\1a/llU<.. developer maximum flexibility to deviate from the original concept home presented to the d.~2> !'Jo-\-- Planning Commission. The architectural control guidelines were prepared with no input r -eJ LJ lCDk- from surrounding communities nor with any regard to the existing architecture in nearby sub- G\(c-h'+e~fuve divisions. 3. The proposed sanitary sewer for the Villas will connect to the existing drain from Oakbrook that flows to a sewage lift station located adjacent to Lot 40 in Woodfield. In the recent past, this lift station has experienced repeated problems. To our knowledge, neither the developer .. e e .\AG nor his engineering consultants have confinued that the current sanitary drain infrastructure ~y-t1\ can handle additional waste from the Villas. .-.1 The Woodfield HOA recommends that the Cannel Planning Commission reject the DeSign]-,- ,_ Standards Waiver and reject the Open Space Priority Waiver. In summary, the Woodfield HOA believes that the Villas, as currently proposed, are not in the best interest of the surrounding sub-divisions nor do they contribute to the upscale and progressive image of the Carmel community. They only serve to benefit the developer who, most likely, will never reside there. The Woodfield HOA believes that the approximately 6 acre parcel of land under consideration offers the developer a unique opportunity to build larger upscale homes in a unique wooded setting. Large upscale homes have been successfully built and sold in the adjacent Oakbrook sub-division. Finally, the architectural guidelines, as drafted, are poorly defined and amenable to significant deviation and changes by the developer and home builders. The Woodfield HOA offers the following recommendations to arrive at a win-win solution for the developer and the surrounding Carmel communities: 1. >\oao Set minimum home sizes to no less than 3,000 square feet for a one story home and S1J =P-+ _, 4,00~squarefeetfora2~t?ryhome. . 'd' __ I t{'~y,lcl ~'i Oro. SpecIfy a 3 car garage mInImum. - \f\ et v-eb '\0'1 brO. U Specify that all homes be on a crawl space or basement structure. Concrete slab homes should not be permitted. All homes must have brick exteriors on all sides of the first floor and, at minimum, cedar siding above the first floor. .- V'-.D' o.(L,~" r--e D U\~J ~ I"h. ).- I · Invite representatives from both the Woodfield HOA and the Oakbrook HOA to review architectural concepts and the plat layout in advance of the Planning Commission meeting(s). Cease clearing land on the parcel until the plat is approved. - ~cl +c, ~ dAV+ 2. 3. 4. 5. 6. Thank you for listening. Good Evening .. e e To be presented: Villas @ Woodfield Woodfield Oakbrook Morgan Sect 7b Parameters Creek Sect 1 (1979) (1993) (1992) Last Location Adjacent developed Adjacent Setbacks (feet) Front 20 50 40 100 Rear 15 20 15 Not Marked Side 10+ 10 10 Not Marked Lot Width - MinIMax (feet) 75/182 97/212 109/150 87/150 (*) Lot Size (OOO's sa. feet) 10.4/17.2 32.2/67.7 17.8/37.5 65.8/103.2 Memo: Villas lot size as 0/0 320/0/250/0 580/0/460/0 160/0/170/0 of adjacent Sub-divisions HouseSize (OOO's sa. feet) Single Story (Ground Floor) 2000 2400 2600 4000 Not 1.5 Story (Ground Flr./Total) 1800/2300 Not Specified Not Specified Specified 2 Story (Ground Flr./Total) 1600/2750 2600 1600/3200 2700/5000 Garaae Size per Covenants Not Specified 2 Car 2 Car 3 Car Nov. 30, 2004 NOTE: All sub-division data is from recorded plats and/or .covenants (*) All Oakbrook lots are on a cui de sac \ , - ~O ,- oLI e e Good Evening, Mv name is Cesare Turrin. I reside at 5436 Woodfield Drive in Cannel. I am the President of the Woodfield Homeowners Association and I represent the 185 home Woodfield sab-division that borders the northern edge of Carmel with entrances on both 146th St and on Gray Road. I would like to thank the Sub-Division Committee for pennitting me to speak on behalf of our homeowners. The Woodfield HOA believes that development of the lands North am.d Northwest of Woodfield are inevitable and we do not stand in opposition to development. However, that develOli'ment must be congruous in nature, complement existing development and set the precedent for future,o'ects. Unfortunately, I regret to report that neither the developer 0 Villas @' Morgan Creek, e Covenant Group, nor any other representative have made any attempt to contact the Woo Ie even though the HOA had 3Sked a representative of Covenant to attend the HOA ' s regular November meeting held on I 1/22/2004. The data that I win refer to was gathered by the Woodfield HOA and Woodfield residents ITom public records and attendance at the November 16, 2004 Planning Commission meeting. First, I would like to state that the Woodfield ROA believes that the Covenant Group and Comer Traditions to be reputable organizations. I believe that whatever differences in opinion that may exist between the Woodfield ROA and Covenant can be resolved if negotiated in good faith. Notwithstanding the good intentions of the Covenant Group, the Woodfield BOA believes that the Villas @Morgan Creek project is flawed for the following reasons: I . This project is not congruous with existing sub-divisions to the Sooth and East (Woodfield) and to the West (Oakbrook). (Refer to chart attached below) a. Villas' lot sizes are between 68% and 75% smaller than the adjacent lots in Woodfield and approximately 83% smaller than the lots in Oakbrook; b. Building square footage minimums are significantly less than both Woodfield and Oakbrook. 2. The architectural control guidelines drafted 10/27/2004 are lax, incomplete, and provide the developef maximum flexibility to deviate ITom the origiIIaI concept home presented to the Planning Commission. The architectural control guidelines were prepared with no input ITom surrounding communities nor with any regard to the - existing architecture in nearby sulrdivisions. 3. The proposed sanitary sewer for the Villas will connect to the existing drain ITom Oakbrook that flows to a sewage lift station located adjacent to Lot 40 in Woodfield. In the recent past, this lift station has experienced repeated problems. To our kno,,:ledge, neither the developer nOT his engineering consultants have confirmed that the current sanitary drain infrastructure can handle additional' waste ITom the Villas. The Woodfield ROA recommends that the Carmel Planning Commission reject the Design Standards Waiver and reject the Open Space Priority Waiver. ~ In summary, the Woodfield ROA believes that the Villas, as currently proposed, are not in the best interest of the surrounding sub-divisions nor do they contribute to the upscale and progressive image of the Carmel community. They only serve to benefit the developer who, most likely, wilI never reside there. The Woodfield HOA believes that the approximately 6 acre parcel of land under consideration offers the developer a unique opportunity to build larger upscale homes in a unique wooded setting. Large upscale homes have been successfully built and sold in the adjacent Oakbrook sub-dhision. Finally, the architectural guidelines, as drafted, are poorly defined and amenable to significant deviation and changes by the developer and home builders. The Woodfield ROA offers the folIou-ing recommendations to arrive at a win-win solution for the developer and the surrounding Cannel communities: 1. Set minimum home sizes to no less than 3,000 square feet for a one story home and 4,000 square feet for a 2 story home. 2. Specify a J car garage, minimum. 3. Specify that all homes be on a crawl space or basement Structure. Concrete slab homes should not be pennitted. 4. All homes must have brick exteriors on all sides of the fiI;st floor and, at minimwn.. cedar siding above the first floor. e . Conn, Angelina V From: Sent: To: Cc: Subject: Brewer, Scott I Wednesday, November 10, 2004 10:34 AM Judson Scott (E-mail 3);.ADehart@keelerwebb.com. Dobosiewicz, Jon C; Conn, Angelina V; Griffin, Matt L Villas of Morgan's Creek 7b ~ (t'-Yvt ~ · oiSD ~~ ~~~b There are several things amiss with your submittal for the Villas at Morgan's Creek: Dear Adam: 1. There are several mistakes on the OPEN SPACE SCHEDULE; mature woodland is not checked as a primary conservation area nor is FEMAlIDNR 100 year Flood Fringe. These areas may make a difference in your numbers. 2. Without a separate OPEN SPACE PLAN, there is no way for us to determine if your numbers area correct, or exactly what you are clearing or leaving. Your landscape plan also has the total OPEN SPACE listed, but not delineated on the plan. Please provide a separate OPEN SPACE plan, where each area is marked. 3. Without the previous information, it is impossible for us to assess the validity of your SUBDIVISION VARIANCE REQUEST APPLICATION for removing additional woodlands. 4. In the Woodland Analysis submitted by Vine and Branch, Compartment A is listed as "Woodland, Mature." This area is mostly residential area with mostly scattered trees. It might be wise to subdivide this area to show it's true "woodland" character. It does not appear that the entire area is "Woodlands, Mature," and this change might eliminate the need for your variance request. 5. On the landscape plan that was submitted: A. Please visibly label the position of the tree preservation fencing. B. Please make it visibly clearer which trees are existing, and which will be newly planted. C. Please clarify if the water quality swales will hold standing water or not, and what they will be planted with. D. Change the graphic planting detail and planting notes for trees to say ROOT FLARE TO BE PLANTED AT GRADE LEVEL ON ALL TREES, and REMOVE ALL STAKES AND WIRES WITH IN ONE YEAR. E. On the Plant Schedule, please include the number of each species to be planted. F. Since there are two species of maple (Acer), please chose another native large shade tree species to replace Norway maple (Acer platnoides). G. Please show existing trees in the Right-Of-Way, and provide any knowledge you might have of their future removal. Please reply to these comments in writing and by amended plan. You may contact me by return email or phone. Scott Brewer Environmental Planner, City of Carmel Department of Community Services One Civic Square Carmel, IN 46032 (317) 571-2478 1 KEELER-WEBB ASS'IA TES LETTER OF ~NSMITTAL Consulting Engineers-Planners- Surveyors 486 Gradle Drive Carmel, Indiana 46032 (317) 574-0140 DATE I JOB NO. 11/1/2004 0408-036 ATTENllON Matt Griffin Re: Villas @ Morgans Creek 14309 Gray Road Carmel, IN TO City of Carmel Dept. of Community Services One Civic Square Carmel, IN 46032 WE ARE SENDING YOU IZI Attached D Under separate cover via Deliverv the following items: D Shop drawings D Copy of letter IZI Prints D Plans D Samples D Specifications D Change order D_ COPIES DATE NO. DESCRIPTION 2 10/27/04 2 sets 1 CCR's Exterior lighting fixture for sign & yard lights THESE ARE TRANSMITTED as checked below: D For approval D Approved as submitted D Approved as noted D Resubmit _ copies for approval IZI For your use IZI As requested D Returned for corrections D Submit D Return copies for distribution corrected prints IZI For review and comment D_ D FOR BIDS DUE REMARKS D PRINTS RETURNED AFTER LOAN TO US If there are any further questions, or if you require any additional submittals or information, please give us a call. COPY TO : SIGNED: ADAM L. DEHART If enclosures are not as noted, kindly notify us at once. - , fs KEELE-R-.WEBB ASSOCI Consulting Engineers · 486 Gradle' Drive :.' CARMEL,INDIA'NA 46032 [1~uu~[p u~~@UYiJDuu&[1 (317)- 574-0140 Fax (317)574-1269 DATE lbvember 5, --2004 JOB NO. 0408-03-6 ATTENTION TO ~~~~~~.....~~.....~~~....~.~~~.~...........................mo...........................m.... Vlr. Matt Griffin RE: .~~..m~.~~~~.....~q~.~.~~~......~....m............................................................................................................................. Carmel, Indiana 46032 Villas .at Morgan Creek .,.".,,.,.,....',....,..,...............-...............................................................................1'.................."......"".............................................................................."........................................".............................................................................................................................................. WE ARE SENDING YOU D Attached D Under separate cover via deliver; the following items: > -P Shop ,drawings D Prints D Plans D Samples o Specifications DCopy of letter - D Change ord~r D-, COPIES.DATE NO. DESCRIPTION - 1 11/6/04 IS" Conrnission Packet , THESE ARE TRANSMITTED as checked below: D For approval D Approved as submitted 0 Resubm'it copies for approval D Submit copies for distribution D Return corrected prints D For your use D Approved as noted > D As requested D Returned for corrections D For review and comment D D FOR BIDS DUE o PRINTS RETURNED AFTER LOAN TO US REMARKS COPY.TO SIGNED: AdarnDeHart, L.S. If enclosiJres,are not as noted, kindly notify us at,once. NOV-16-2004 TUE 02:24 PM KEELEiEBBASSOCIATES KEELER-WEBB ASSOCIATES Consulting Engineers- Planners-Surveyors 486 GRADLE DRIVE CARMEL, INDIANA 46032 FAX NO. 13175741269 e PI 01/02 PHONE: (317) 574-0140 FAX: (317) 574-1269 E-MAIL: kwaOoaktree.net DATE: 11,t"IoI TIME: TO: ~~ .~q!. LMArr Gl/i!IFFIIV FROM: ~ KEELER-WEBB PROJECT NO. YOUR REFERENCE: THERE WILL BE tltLL~ ~ Moll...~ ~~ :l- PAGES IN THIS FAX TRANSMISSION, INCLUDING THIS FORM~ COMMENTS ON THIS TRANSMISSION: ---..-- JF YOU CANNOT READ THE DOCUMENTS TRANSMITTED, OR IF YOU DO NOT RECEIVE THE NUMBER OF COPIES IND1CATED ABOVE. PLEASE CALL OUR OFFICE AT (317) 574-0140. , Indianapolis IN . Chicago IL · St. Louis MO · Cjncinnati OH · Henderson KY · Jacksonville FL NOV-16-2004 TUE 02:23 PM KEE~WE88 ASSOCIATES FAX NO. 13115141269 e ...ranch . . Inc. Tree Care Landscaping Consulting Services November 15, 2004 Jerry Corbier Corbier Traditions 411 N. Rangeline Road Carmell IN 46032 Re: The Villas at Morgan's Creek Dear Jerry, After discussion with Scott Brewer concerning the woodland classification for the VIllas of Morgan's Creek I am recommending a down grade for Compartment A to immature woodland status. This compartment has mature trees but a majority of it is lawn. With this down grade I still report that the total property is immature woodlands which means according to Carmel Clay land. Use regulations you can clear 30%. In reviewing your clearing plans it is my opinion that you are within this 30% clearing. It could be argued that the total clearing is closer to 34% but when you look at the trees being removed east of the creek you are removing predominately scrub trees. When you look at the larger silver maple (Acer saccharinum) along the current drive they have been topped and are now potentially hazardous and should be removed. I do recommend that you or I check with Jon Dobosiewicz to make sure he agrees with this determination. I certify that aU the statements of fact in this report are true, complete and correct to the best of my knowledge and belief, and that they are made in good faith. Judson R. Scott Registered Consulting Arborist #392American Society of Consulting Arborists 4721 E. 14611'1 Street. Carmel,lndiana 46033 . Phone: 317-846-1935. Fax: 317-846-3788 ^ Treeconsultant@aoLcom . www.vineandbranch.net P. 02/02 KEELER-WEBB ASSOCIATES LETTER OF TRANSMITTAL Consulting Engineers-Planners- Surveyors 486 Gradle Drive Carmel, Indiana 46032 (317) 574-0140 TO City of Carmel Dept. of Community Services One Civic Square Carmel, IN 46032 DATE I JOB NO. 10/23/2004 0408-036 ATTENTION Matt Griffin Re: Villas _@ Morgans Creek 14309 Gray Road Carmel, IN WE ARE SENDING YOU IZI Attached D Under separate cover via Deliverv the following items: D Shop drawings D Copy of letter IZI Prints D Plans D Samples D Specifications D Change order D_ COPIES DATE NO. DESCRIPTION 2 10/22/04 2 Revised Primary Plat and Landscaping Plan 2 10/22/04 1 Supporting Data Sheet 2 10/25/04 2 Sign detail 2 10/22/04 1 Open Space Chart THESE ARE TRANSMITTED as checked below: D For approval D Approved as submitted D Approved as noted D Resubmit _ copies for approval IZI For your use D Submit copies for distribution IZI As requested D Returned for corrections D Return corrected prints ~ For review and comment D_ D FOR BIDS DUE _ D PRINTS RETURNED AFTER LOAN TO US REMARKS The following revisions have been completed and directly correlate with your comment letter dated September 8, 2004: Supporting Data 1 . See attached 2. Storm sewers will be installed entirely within the right-of-way of Morgans Creek Court and D.&U. E. The storm sewers discharge to the retention pond or sedimentation basin prior to discharging to the Mitchner Legal Drain. The sanitary sewers servicing this subdivision will connect at an existing manhole along the South boundary with Woodfield. Gravity sanitary sewer will extend North and East to the North subdivision line on the West side of the ditch. The four lots on the East side of the ditch will use individual grinder/force pumps through a 2" force main to gravity sewer manhole on the West side of the ditch. A 6" water main shall be extended from the west side of Gray Road to the end of the cul-de-sac, along with two new fire hydrants. 3. See Primary Plat 4. See attached 5. A detailed erosion control plan will be submitted with the construction documents for review and approval by all required agenies. 6. See attached Landscaping Plan. Concerns and Comments 1. See Primary Plat 2. See Primary Plat 3. See Primary Plat 4. See Primary Plat 5. See Primary Plat 6. See Primary Plat 7. See attached Open Space Chart 8. See Primary Plat 9. See Primary Plat 10. See Primary Plat 11. OK 12. See Primary Plat 13. The Northeast adjoining property is noted as a Wildlife Habitat. If there are any further questions, or if you require any additional submittals or information, please give us a call. COpy TO : SIGNED: ADAM L. DEHART If enclosures are not as noted, kindly notify us at once. CITY OP CARMEL" CLAY TOWNSIDP SUBDMSlON CONTROL ORDINANCE EXHIBIT A OPEN SPACE SCHEDULE SUBDIVISION NAME: Villas at Morgan Creek 1. SITE ACREAGE 6.049 :!: 2. ZONE DISTRICT 8...1 3. MINIMUM OPEN SPACE REQUIREMENT (SOSR) 20% I 1.210 acres 4. OPENSPACEPROVTIDED(OS~ 3183, 1e895 acres 5. PRIMARY CONSERVATION AREAS c Well-head Protection Area FEMAlIDNR 100 year Flood Fringe White River Corridor Steep slopes (10%) Mature Woodland Special Opportunity Conidor (identify) Other ~ FEMAlIDNR 100 year Floodway Wetlands (> 1/4 ac.) Scrub Woodland Young Woodland Historic Stnlctures/Sites c c [J c IX ex c [J c [J 6. . NATURAL OPEN SPACE PROVIDED 7. AGRICULTURAL OPEN SPACE 8. DESIGNED OPEN SPACE c Square c Parks c Boulevard c Greenbelt c Trails c Golf Courses c Other 9. CONSERV ANCY LOTS no. lots 10. PONDS total measured perimeter (in linear feet) 36e2 . 1..758 acres N/A I acres 13 ~ 0.137 acres Xl Green a Paths ~ Pond (see below) acres I.f. total measured accessible perimeter (not bounded) _!..f. % Chapter 7: Open Space Standards For Major Subdivisions 7-12 as amended per Z-346 Summer 2002 vi arY OP CARMEL & CLAY TOWNSIDP SUSDMSlON CONTROL ORDINANCE EXHIBIT A OPEN SPACE SCHEDULE SUBDIVISION NAME: Villas at Morgan Creek 1. SITE ACREAGE 6.049 :I: 2. ZONE DISTRICT 8-1 3. MINIMUM OPEN SPACE REQUIREMENT (SOSR) 20% /1.210 acres 4. OPENSPACEPROVTIDED(OS~ .31..3., 1.895 acres 5. PRIMARY CONSERV A nON AREAS c Well-head Protection Area FEMAlIDNR 100 year Flood Fringe White River Corridor Steep slopes (10%) Mature Woodland Special Opportunity Corridor (identify) Other iK c [J FEMAlIDNR 100 year Floodway Wetlands (> 1/4 ac.) Scrub Woodland Young Woodland Historic Structures/Sites c c ~ OC c c c [J 6. . NATURAL OPEN SPACE PROVIDED 7. AGRICULTURAL OPEN SPACE 8. DESIGNED OPEN SPACE c Square c Parks c Boulevard c Greenbelt c Trails c Golf Courses c Other 9. CONSERV ANCY LOTS no. lots 10. PONDS total measured perimeter (in linear feet) 86.2 .1..758 acres N/A / acres 13.8 0.137 acres -- Xl Green 0 Paths ~ Pond (see below) acres I.f. total measured accessible perimeter (not bounded) _Lf. % Chapter 7: Open Space Standards For Major Subdivisions 7-12 as amended per Z-346 Summer 2002 vi ..z 09/28/2BB4 11:85 ~ 3178483403 CORBIER TRADITIONS f ~ I " 1 , ... t f " .Ii Ii :1 I: II !I 11! j; ! ~; : PAGE B2 ;to 9'\ 89/28/2884 11:05 31 784834031: PAGE 83 CoRBIER TRADITIONS II P U1 i . --:",':,", . ,9;Z i-'~:~;, t~.Z t ~ ~ ~ ~ ",," -. ~I 'lo ~ j .. ~ ~J " ~ -. ~ ~ r&. ...- , -t " A ~ r{. '" .. 11' . ">- 41: ~ I~ .. . t I: II: KEELER-WEBB ASSOCIATES Consulting Engineers- Planners- Surveyors 486 GRADLE DRIVE CARMEL, INDIANA 46032 PHONE (317) 574-0140 E-mail: jnfoCkeelerwebb.com FAX (317) 574-1269 U.G. MITCHNER SHED '275 ZONED 5-1 ZONED R-1 THE HYDROLOGICAL UNIT CODE FOR THE WHITE RIVER-VESTAL DITCH/MICHENER DITCH WATERSHED IS 05120201090020 1 inch = 500 ft. 10/25/2004 'i AREA LOCA TION MAP KEELER-WEBB ASSOCIATES Consulting Engineers- Planners-Surveyors 486 GRADLE DRIVE CARMEL, INDIANA 46032 PHONE (317) 574-0140 E-mail: jnfoOkeelerwebb.com FAX (317) 574-1269 U.G. MITCHNER SHED #275 ZONED 5-1 ZONED R-1 - THE HYDROLOGICAL UNIT CODE FOR THE WHITE RIVER-VESTAL DITCH/MICHENER DITCH WATERSHED IS 05120201090020 1 inch = 500 ft. 10/25/2004 'i AREA LOCA TION MAP e e KEELER- WEBB ASSOCIATES Consu{ting P,ngineers-PCanners -Surveyors 486 GRADLE DRIVE - CARMEL, INDIANA 46032 PHONE (317)574-0140 - FAX (317)574-1269 October 5, 2004 Attn: Matt Griffin Carmel Department of Community Services One Civic Square Carmel, IN 46032 Re.: Villas at Morgans Creek Morgans Creek Court Carmel, Ind.iana KWAProject No.: 0408-036 REQUEST TO BE TABLED Keeler-Webb Associates is acting as agent surveyor/engineer for Covenant Group, LLC who is the owner and developer for the above project. As you know, the project is currently being reviewed by the Technical Advisory Committee before continuing on to the Plan Commission. This project has had some delays in revising the design of the subdivision because of several circumstances which are outside the control of the developer. We respectfully request, that the Carmel Plan Commission table this project to their next regularly scheduled Plan Commission meeting in November. We are making this request in order to revise the current plan, and determine the impacts on the two subdivision waiver requests. The additional time will enable us to properly design the subdivision and provide more detailed information for review by staff and the Plan Commission. We thank you in advance, for your assistance on this project. If you have any questions or concerns, please do not hesitate to contact us at any time. Respectfully, KEELER-WEBB ASSOCIATES 4l1Ak Adam DeHart, LS Project Manager AD:ad C:\My Documents\LETTERS\0408-036 _ VILLAS-DOCS.doc r '. OCT-06-2004 WED 02:40 PM KEEL~EBB ASSOCIATES FAX NO. 13~269 ~-- ----.-.- ~ -.-- -- -----~.__._------_.__._-----_.__.__..~ ---::--- . -. KEELER-WEBB ASSOCIATES Co'l1,S'U./.ting Engineers- Pla.nners-Su'MJeyors 486 CRADLE DRIVE CARMEL. INDIANA 46032 P. 01 PHONE: FAX: E-MAIL: (317) 574-0140 (317) 574-1269 kwaOoak tree!c:(1.et-.,..___,. DATE: 10), M ''i....-. -.. \( .,. '. 'I::.... " .....,.-/"'3 \ TIME; TO: FROM: MI1'1-1 4-oMt KEELER-WEBB PROJECT NO. YOUR REFERENCE: THERE WILL BE 4-- PAGES IN THIS FAX TRANSMISSION, INCLUDING THIS FORY. COMMENTS ON THIS TRANSMISSION: IF YOU CANNOT READ THE DOCUMENTS TRANSMITTED, OR IF YOU DO NOT RECEIVE mE NUMBER OF COPIES INDICATED ABOVE,. PLEASE CALL OUR OFFICE AT (317) 574-0140. Indianapolis IN . Chicago IL' Sl. Louis MO · Cincinnati OH' Henderson KY · Jacksonville FL -... -.--..-- -. -- _.-- ---. -.- -...--- ------ - ----------.-..--. ---~_..__._._---_._._---- ------..-----. --.-.------.------- . -- -- -.. . . ~ ~ r ' OCT-06-2004 WED 02:40 PM KEE'iWEBB ASSOCIATES FAX NO. 13175741269 e KEELER-WEBB ASSOCIATES . Consufting CEngineers-CP(anners-Surveyors 486 GRADLE DRIVE.. CARMEL, INDIANA 46032 PHONE(317)574~0140 ~ FAX (317)574..1269 October 5,2004 Attn: Matt Grifftn Carmel Department ~f Community Services One Civic Square Carmel, IN 46032 Re.: Villas at Morgans Creek Morgans Creek Court Carmel, Indiana KWA Project No.: 0408-036 REQUEST TO BE TABLED P. 02 Keeler-Webb Associat~s is acting as agent surveyor/engineer for Covenant Group.' LLC who. is the.owner and developer for the above project. As you know, the project is currently being reviewed by th~ Technical Advisory Committee before continuing on to the Plan Commission. This project has had some delays in revjsing the design of the subdivision because of several . circumstances which are outside the contrOl of the developer. We. respectfully r~quest, that the Carmel Pian Commission table this project to their next regularly scheduled Plan Commission meeting in November. We are making this request in order to revise the current plan, and determine the impacts on the two sUbdivision waiver requests. The additional time will enable us . to property design the subdivision and provide more' detaHed information for review by staff and the Plan Commission. We thank you in advance, for your assistance, on this project. If you have any questions or concerns. please do not hesitate to contact us at any time. Respectfully t KEELER-WEBB ASSOCIATES *l1Jk Adam DeHart, LS Project Manager AD:ad C:\My Documents\LETTERS\0408-036_ VILLAS-Does. doc I i ; I I I J . t . f r. , I f I ' f , I Ii. r 'I r I, I :: i I' I: [ I I I I ~ I ' ! i ; I I. : f . I I, ; I , I : r! ; I. i '.. I l I.', '.~ . . ;::. .., .'r~ · ., I. :;""; I ~. OCT-06-2004 WED 02: 40 PM KEEiWEBB ASSOCIATES FAX NO. 13175741269 . e . .f P. 03 I, 'I ,I UN .y OISTRJB!!TED BY: 925 Division treat Nab Jesvi lie, f N 6060 (317) 778-1 32 . 1999 ~~ Mid-Westem PabJilbmi CO....II1c. AlI1Upta. Reserved I . EeJ ~d SNOI1I~i ~I~ EBPES1'8L1E . , . / , I { I ,~~ ;. . ~:i. ",; ~. !j; .~ .; . I :F . j \.: j': ./< j i i. ~iJ ! :; l. I . 85:;1 PSel/Bl/6B .. OCT-06-2004 WED 02:41 PM KEE~ W~BB ASSOCIATES FAX NO. 13175741269 '- j P. 04 I I : ;J . .~ .... . " ! ; ~~ T ,~ ~~ II/tfJ2J '-TO~ L&Jt.LA.J' 'LI'fr ~/~"7 . /11f , ~, I ; I I II i ' , I j ! . DMt ~ 2 I. .,' f9P€8P9LI€ 95:51 P99l/9l/69 e September 21, 2004 - ]i\IvlES BRAIN.ARD, !v1AYOR C1 EL Mr. Adam DeHart, LS Keeler- \Vebb Associates 486 Gradle Drive Carmel, IN 46032 RE: Villas at Morgan's Creek Primary Plat-Project Review #1 Dear Mr. DeHart: We have reviewed the primary plat submitted for T.A.C. review for this project and offer the following comments: GENERAL IN FORl\rlA TION 1. The project site is located within current City of Carmel Corporate Limits. 2. Jurisdictions: . Interior Street and Right of Way, Curbs, Street Signs, Sidewalks - City of Carmel. . Perimeter Street / Gray Roa~ - City of Carmel . Water - City of Carmel Utilities . Sanitary Sewers - City of Carmel Utilities . Storm SewersIDrainage - City of Carmel/Hamilton County Surveyor's Office . Regulated! Legal Drains - Hamilton County Surveyor's Office. 3. Board of Public Works and Safety Requirements: . Water and Sanitary Sewer Availability . Additional Water Availability for Irrigation Systems. . Temporary Construction Entrance (ifapplicable and if located at a location other than planned permanent entrances). Please be advised that allY opell cuts of dedicated streets will require separate Board of Public Works alld Safety approval. . Any permanent improvement (including irrigation systems) to be installed within dedicated right of way or dedicated easements. This approval would require a Consent to Encroach Agreement between the OwnerIDeveloper and the City of Carmel. . Secondary Plat approval. . Right of \Vay Dedication (if applicable) A copy of the schedule for Board of Public Works and Safety meeting dates and agenda deadlines is included for your use. Please use the Engineering Department deadlines for submissions to the Board. Any submission to the Board requires prior approval by the Carmel Clay Plan Commission and/or the Board ofZolling Appeals (ifapplicable) and cOlnpletioll of review by the Technical Advisory Committee. All written requests to be placed on the Board's agenda must include the appropriate Docket Number and the date (or dates) of approval by the Plan Comlnission and/or the Board of Zoning Appeals (if applicable). 4. T.A.C. ReviewlDrawings submitted for approval: We request that all comments and comment letters generated by this office be answered in writing and be accompanied by a drawing reflecting requested revisions. Final drawings will not be approved for construction until all Engineering Department, Carmel Utilities and Hamilton County Surveyor's Office issues have been resolved. The design engineer must certify all drawings submitted for final approval. Because of the dual jurisdiction between the City of Carmel and the Hamilton County Surveyor, we will require a minimum of nine-sets of draw{ngs for approval after all issues have been resolved. The drawings will be stamped as approved and will be signed by the City Engineer and by Carmel Utilities. The nine-sets will then be sent to the Hamilton County Surveyor's Office for approval and signatures. Four approved sets are to be returned to the City of Carmel. The Hamilton County Surveyor's Office will retain two-sets. The Developer, the Engineer and the Contractor will each receive one-set. S. Please be advised that any installation of signs, walls, irrigation systems, etc. 'within dedicated right of way or dedicated easements will require a Consent to Encroach Agreement with the City of Carmel's Board of Public Works and Safety. DEPARTIvlENT OF ENGINEERlNG ONE CMC SQUARE, CAR1\'lEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439 ElVL\lL engin ee ring@ci. carn1 el. in. us e e Mr. Adam DeHart, LS September 21, 2004 Page 2 6. Carmel Utilities should be provided copies of all drawings and revisions for review of water and sanitary sewer issues. They will provide a separate review regarding these issues. 7. Carmel Utilities does not subscribe to "Holey Maley" and should be contacted directly for all water main locations. 8. I have included copies of the following for your use: . Subdivision Project Approval Procedures . Performance Release Procedure . Subdivision Building Permits . Permit Data, Contacts, etc. . Subdivision Sign requirements BONDING REQUIREl\'IENTS 9. Individual Performance Guarantees \vill be required for the following subdivision improvements: . Streets (base, binder and surface). You may bond perimeter street improvements separately. . Curbs . Water Mains . Sanitary Sewers . Storm Sewers/Storm Drainage . Street Signs . Monuments & Markers . Sidewalks (builders lot sidewalks, perimeter right of way sidewalks and perimeter asphalt paths may be bonded separately). The amount of the Performance Guarantee is based upon a certified Engineer's Estimate for 100% of the cost of labor and materials to construct the individual improvements, to be provided by the design engineer. Please provide detailed Engineers Estimates for each improvement including unit costs, quantities, materials and types of rpaterials, etc. Upon completion and release of individual Performance Guarantees, a three-year Maintenance Guarantee will be required. The Mair:tenance Guarantee amount is based upon 15% of the Performance amount for Streets and Curbs and 10% of the Performance amount for all other improvements. Performance Guarantees may be Performance or Subdivision Bonds, Irrevocable Letters of Credit or Cashier's Checks, Certified Checks or Official Checks. Please reference the enclosures for more detailed explanation of our procedures. AVAILABILITY AND CONNECTION FEES 1 O. Availability (acreage) Fees must be paid after all other Engineering Department requirements have been satisfied and prior to the start of construction activities. A vailability Fees are based upon total platted acreage for the development at the current rate of$I,010.00 per acre (Water Availability Fee). Based upon the acreage indicated in your cover letter, the following Water and Sanitary Sewer Availability Fees would apply: \Vater - 6.095 Acres @ $1,OlO.OO/Acre =: $ 6,156.00 Sanitary Sewers - 6.095 Acres (Q2 $1.365.00/ Acre = $ 8.320.00 Total 6.095 Acres @ $2,375.00/Acre $14,476.00 Connection Fees are currently $1,310.00 for water and $795.00 for sanitary sewers per single-family residence. Connection Fees are paid when the infrastructure has been complete, satisfactory test results obtained and the subdivision has been released for permits. Water and Sanitary Sewer Connection Fees are paid on a per-lot basis. . If all irrigatioll systenl, swimming pool or clubhouse is planned for this developmellt, or allY future sectioll of the development, additiollal1Vater Connection Fees will be assessed based upon the recommendation of the Director of Carff,el Utilities. II. We have engaged Crossroad Engineers, PC to review all drainage plans and drainage calculations submitted for review to this office. \Ve will share Crossroad's comments as they are received. When construction plans are submitted for T.A.C. revie\v for this development, please provide 2-sets of plans and calculations to allow us to send the extra set to Crossroad and save son1e time in the review process. e . ...... ..-__.___mme Mr. Adam DeHart, LS September 21, 2004 Page 3 COMMENTS - PRIMARY PLAT 12. There is approximately 68-feet separating the centerline of the proposed Morgan's Creek Court from the centerline of the existing street, Oakbrook Drive, in the Oakbrook subdivision. Please align the two entrances. 13. Gray Road is classified as a Secondary Arterial on the City of Carmel 20- Year Thoroughfare Plan with a half right of way requirement of45-feet. Thisplatindicat~s a40-foot halfright of way section. A 150' Deceleration Taper, 100' Deceleration Lane and a 250' Acceleration Taper need to be provided at the entrance on the east side of Gray Road. Please make provisions for.a left turn lane on Gray Road for southbound traffic turning into the subdivision. 14. Please provide a site map. 15. We assume that the 751 dimension noted on Morgan's Creek Court is the total street length. Is that correct? 16. Please provide curve data for each of the curves shown and provide lengths of tangents between curves. 17. Please indicate a 10' multi-use path in the right of way. 18. Please indicate widening of main line pavement to provide 15' travel lanes. The auxiliary lane widths would be 12' outside of the IS' travel lanes. 19. Please show the proposed legal drain structure under the roadway. 20. There is no apparent detention of the site east of the legal drain. 21. Does the legal drain easement encroach into Lot 5? 22. Please indicate permanent monumentation (concrete monuments) of the easement on this property. 23. Please indicate drainage easements outside of the tree preservation easements at the rear of the lots unless all lots will be graded to drain into the street. 24. Please label easement at back of Lots 9 and 10. The Department reserves the right to provide further comments on the grading and drainage system upon receipt of more detailed construction drawings which provide grading elevations, pipe sizing and invert elevations. These comments may affect the drainage system layout presented on the primary plat. These comments represent the Department of Engineering's initial review of this project. If you have questions, please call me at 571-2441. cc: Jon Dobosiewicz, Department of Community Services John Duffy, Carmel Utilities Paul Pace, Carmel Utilities Jim Haag, Carmel Utilities Greg Hoyes, Hamilton County Surveyor's Office John South, Hamilton County Soil & Water Project File Copy Engineering Department Review S:\DHILL\PROJREY04\ YILLASA TM ORGANSCRKPRIMAR Y SEP 17 '04 10:04AM 4It 4It P . 1/2 ..~Kt!1l/011 C. 'ICJard, SU111f.Vor , '7'fi<'1r" (jJ. 7) 77Li-~4:'$ I Fa.1: (~I7) 77(;.~62.~~ \~llilL' I,,~ S ()He :J (l1111i!fol1 COllllfy 8q1l111'r. __N"blesl/llle. lndi(lnrt 460';"-.2." iO September 15, 2004 Keeler- Webb Associates ATIN: Adam DeHart 486 Gradle Drive Cannel, IN 46032 VIA FACSIMILE: 574-1269 Re: Villas at Morlan Creek Primary Plat Dear Mr. DeHart: We have reviewed the primary plat submitted to the Hamilton County Surveyor's Office on August 24, 2004, for this project and have the following comments: I. This proposed project falls in the jurisdiction of the City of Carmel. 2. This proposed project DOES fall within a Carmel Wellhead Protection Zone. 3. The V.G. Mitchner Regulated Drain passed directly thrQugh this site. 4. The proposed site falls in the U.Gw Mitchner Regulated Drain Watersheda 5. Please show the floodplain based on the actual on-site topographic data. The BFE in between a 794.0 and 795.0 according to the February 19,2003 FIRM. I am sure the floodplain will look greatly different when the real world information is utilized. No fill will be allowed in this floodplain area per Hamilton County Ordinance 4-26-99-C(6). 6. Hamilton County Ordinance4-26-99-C(4) requires any new development that is traversed by an open regulated drain to remove obstruotions in the open drain, clear all trees from bank to bank, and remove trees for a distance of 30 feet from top of bank On both sides of the open drain. SEP 17 '04 10:04AM 4It e P.2/2 7. Once the above clearing is complete, another on-site meeting will be required to look at the existing channel and determine if any improvements will be required for channel stability or erosion control. 8. The pond encroachment into the regulated drain easement must still allow for a 30' wide flat pathway between the TOB of the open ditch and the TOB of the detention pond. 9. The bridge and roadway construction will require a Construction in a Floodway Permit from IDNR and will also need to be approved by this office. Please copy this office on all data that is sent to IDNR and provide us will a copy of the approved permit before we will issue a crossing permit. 10. 'fhe statutory regulated drain easement will not be reduced across this parcel because of the possibility of a future dredging project on the U.G. Mitchner Regulated Drain. 11. Please coordinate the storm sewer design with both the City of Carmel Engineer Department and this office. 12. Please submit complete construction drawing and drainage calculations with then become available. 13. Please note the additional comments may be warranted at a later date. Should you have any questions, I can be reached at 317-776-8495. Sincerely, f:Jr'1. . ~ I m_ ~ , " /1 ..wtU1 :~'Fr/ ~g Hoyes Plan Reviewer Cc: Jon Dobosiewicz - Carmel DOCD Dick Hill - Carmel Engineering John South - HCSWCD Covenant Group - 848~3403 ~z ::J'" . ~ ~ "'C r o 9 ::J'" 0) 3 ;::::;: o :J :;- c: en 3 0) "'C en '""'- o o c: ::J ~ ":< 3 ~ -f .C: CD en 0- 0) ':< en CD "'C ~ CD 3 0- CD ..., tv (X) N o o ~ N N .N -c s: 'N o o " N m 0 ~ 0 o ~ o o 0'> o o o e ~ en ., c: ~ I < en CD "'C '< o OJ ;1.~o ~ 0 c: o. ~ ~ ~ ~ g. ~ i. "'C en c: ~ CD en > CD ... ~ -c -C A) ::; ... N 0 (") o ... CD o 0 en ....11. en ~ I ~ I u )> )> )> )> C" C" C" c- o 0 0 0 s ~ ~ C ~ ~ ~ C ~ ~ ~r ~ en CD 3. ~ en en Q A) CD ~ ~ A) CD ~ ~ ;;0 ~ ~ cS' a ~ ~ ~ g g :;0 ::; i CD AI '< ~ CD ~g~~~~';}~ ~ ~ '< en ::; CD ~ ... '< en ~ ~ ~ A) CD '< >< en ... >-:0 ~ (D !: ~ -c CD ::; -c 2. r)" o ~ en 0 ::s ~ o ~ ~ Cf) () )> r m s: Q) -c ~ --.). (J.) CD m N 1~ e e NATURAL RESOURCES PLAN REVIEW AND COMMENT Proj ect. N ame..c7:~1~~~t;&igr.j~s.:mf6i( Location- Sec. 21, T-18N R-4E Acreage- 6 ac Owner/Developer- Covenant Group 411N. Rangeline Road Carmel, IN 46032 Engineer- Mr. Adam DeHart Keeler- Webb Associates 486 Gradle Drive Carmel, IN 46032 Plan Review Date: September 111, 2004 Soils Information: 'MmB2 Miami silt loam, 2 to 6 percent slopes, eroded This is a moderately well drained soil with a seasonal high water table at 2.0 to 3.5 ft. This soil is located on rises on till plains; slopes are 2 to 6"percent. The native vegetation is hardwood forest. The surface layer is silt loam and has moderate'ly low organic matter content (1.0 to 2.0 percent). Permeability is very slow (< 0.06 in/hr) in the most restrictive layer above 60 inches. Available water capacity is moderate (6.1 inches in the upper 60 inches). The pH of the surface layer in non-limed areas is 5.1 to 6.5. Droughtiness and water erosion are management concerns for crop proquction. This soil is designated potentially highly erodible (class 2) in the Highly Erodible Land (HEL) classification system. MoC3 Miami clay loam, 6 to 12 percent slopes, severely eroded This is a moderately well drained soil with a seasonal high water table at 2.0 to 3.5 ft. This soil is located on sideslopes on. till plains; slopes are 6 to 12 percent. The native vegetation is hardwood forest. The surface layer is clay loam and has low organic matter content (0.5 to 1.0 percent). Permeability is.very slow (< 0.06 "in/hr) in the most restrictive layer above 60 inches. Available water capacity is low (4.5 inches in the upper 60 inches). The pH of the surface layer in non-limed areas is 5.1 to 6.5. Droughtiness and water.erosion are management concerns for crop production. This soil is designated highly erodible (class 1) in the Highly Erodible Land (HEL). classification system. Sh S"hoals silt loam This is a somewhat poorly drained soil with: a seasonal high water table at 0.5 to 2.0 ft. This soil is .located on flood plains; slopes are. 0 to 2 percent. The native vegetation is hardwood forest. The surface layer is silt loam and has moderate organic matter content (2.0 to 4.0 percent). Permeability is moderate (0.6 to 2 in/hr) in the most restrictive layer above 60 inches. Available ,. e e Ii water capacity is high (11.6 inches in the upper 60 iJ;1ches). The pH of the surface layer in non- limed areas is 6.0 to 7.3. Wetness.and flooding hazard are management concerns for crop production. This soil responds well to tile drainage; it is designated not highly erodible (class 3) in the Highly Erodible Land, (HEL) classification system. Because of the flooding hazard, this soil has a severe limitation for most non-ag uses. Additional information about" soils is available in the "Soil Survey of Hamilton ~ounty". The engineer and/or developer should. consider the need for an onsite soils investigation. I have reviewed the plans for this project and have the following comments: . Lot seven is centered in the middle of an existing drainage way. This generally not the best way to limit future soil and drainage problems. · The storm sewer draining the cul-de-sac discharges directly into the ditch. Please consider different options that would provide a better,wqterquality design. Roadside ditches, a cul-de-Ioop and/or discharging the storm sewer in the floodplain are possible options. Should you have questions concerning these comments, please contact me. Submitted By: John 'B. South P.E. Certified Professional in Erosion and Sediment Control Cc: Jon Dobosiewicz, Carmel DOCS Greg Hoyes, County Surveyor File r". .. To: A?AM . D~tfA~t Fax: c?11 - 0140 -. . Phone: Re: . . One Civic Square Carmel, IN 4€032 (31 T) 571-2417 Fax: (317) 571-2426 From: tJ\A Tf ~ ~( Pf ( N Pages: 4 Date: 1 / '8 / Zi? tf/ 1- cc: o Urgent~or Review 0 P.lease Comment 0 Please Reply (J Please Recycle e . City of Carmel VIA FAX': 574-0440 Original by mail September 8, 2004 Adam DeHart, L.S. 486 Gradle Drive Carmel, IN 46032 RE: Villas at Morgan's Creek, Primary Plat Application Dear Mr. DeHart: This letter is in response to your primary plat application for the Villas at Morgan's Creek Subdivision. The following issues must be resolved: The following required Sllpporting data must be sllbmitted: 1. Area location map of 1 "=500' showing the following: a. Existing adjacent uses. b. Watershed boundaries. c. Thoroughfares dir~ctly related to proposed subdivision., d. Existing adjoining zoning classific<:1tions and proposed uses. e. Title on area location map, its scale, north arroW and date. 2. Report describing 'water, sanitary sewer, and stonn drainage systems. 3. Soils map. 4. Description of the protective covenants or private restrictions (if applicable). 5. Erosion control plan. 6. Landscape plan. 7. Proposed signage plan. Concerns and Comments.are as follow: 1. Zoning for the subj ect property must be clearly listed on plat. 2. Total acreage of subject property must be clearly labeled on plat. 3. The half right-of-way of Gray Road is 45-feet, not 40-feet. 4. Lot widths at right-of-way must be clearly labeled for lots on cul-de-sac. 5. Lot widths for adjoining subdivision lots must be clearly shown, 6. Comrrion areas must be labeled with their use.or function (i.e. "detention pond", "recreational open space", "flood zone") 7. An open space breakdown chart containing the infonnation required by SC Chapter 7 ,Exhibit" A", must be included on the plat. 8. All building setback lines must be shown for each lot. 'Page 1 ONE CIVIC SQUi\RE CARMEL, INDIANA 46032 317/571-2417 - . 9. As per the Alternative Transportation Plan, a 10-foot multi~use path is required . along Gray Road for the ,ef'tent of this primary plat. 10. Required buffer yards and landscaping must be shown along all project boundaries. 11. As per SC 6.05.97, structures on Lots "1" and "11" would be required to either face Gray Road, or be separated from the Gray Road right-of-way by a distance of 200 feet. 12. The offset between Oakbrook Court and Morgan's Creek Court may pose safety conc€ms. Consider .redesigning for a safer intersection. Please see the attached diagram. 13. Consider a stub street alternative to the clll-de-sac.A street stubbing to the north property line' could provide. access, to and from the properties north as they , develop and would help establish a more functional and efficient transportation system. Please see the attached diagram. A landscape plan/tree'preservation plan should be submitted as soon as possible to allow adequate time for staff review prior to the Technjcal Advisory Committee (TAC) Meeting. Please wait to submit a revised primary plat until after the T AC has met on this application. The resubmitted plat should include edits addressing the above comments along with any requirements that arise from the T AC meeting. Additional comments may be made after the requested revisions have. been submitted. Sincerely, I1fIC!titw Matthew Griffin, AICp. Planning Administrator Villas at Morgan's Creek Subdivision - PPI Page 2 ONE CIVIC SQUARE CARNffiL, INDLili"A 46032 317/571-2417 .. , e. ~ --- --.. c.A\ Z - _:..' I ~. \ 40' RIGHT Of' WAY -~~..-- COMMoN .AREA D' t; 4,728 sq. f}. 0 I 01. I I I 1. .1 I I / / \l ~ , ..-----.."". I \ , J i~ ~ ~( ~ r- ~ ~ n' U; N ~ c... 0 ~.~ N ~ fA ~ .a 0 ? tn .!.. ~ o o o "T1 fii ,... o --- I / / ,'. J -- I I 1 - I Q 1../' g ..t'" . --..., I 1 ---I I 1 I , I I 'I 1 I ......-t 1 I~ 10. Ie :R' ........"J c (;0,-.. I.~ I.... I ___... I . .....J :....., I 1 - -- - - - --t~.... I I I I I 1 :"U-- .~ ~:~-:..J ................ -- --, <w, Q:I -'10 ,~ IQ:I I I V\ ~ ~ -- ........ ...... ~ o o =:I ..". ;:r; r- o ""'.... ; p ./ _/. ... e e ., I of arm I Fire Department Headquarters 2 CIVIC SQUARE CARMEL, INDIANA 46032 Voice (317) 571-2600 Fax (317) 571-2615 Fire Prevention Bureau Adam DeHart, LS. Keeler-Webb Associates 486 Gradle Dr. Carmel, IN 46032 RE: LETTER OF APPROVAL The undersigned has reviewed the proposed plans for Villa at . Morg~n's Creek a'nd has approved the plans subject to the following: 1. Our office, in conjunction with the Department of Community Development, are requesting in newly platted subdivisi.ons, fire hydrant makers .be installed in the street pavement perpendicular to the fire hydrant. This will allow the fire department to more easily spot fire hydrants during an , emergency. 2. '3:/ 4. 5. 6. Date: AUQust 26. 2004 By: Gary Hoyt, Fire Marshal Carmel Fire Department . KEELER-WEBB ASSOCIATES LETTER OF'tRANSMITT AL Consulting Engineers-Planners- Surveyors 486 Gradle Drive Carmel, Indiana 46032 (317) 574-0140 DATE I JOB NO. 8/20/2004 0407-011 ATTENTION Jon D. Re: Villas @ Morgan Creek 14309 Gray Road Carmel, IN TO City of Carmel Dept. of Community Services One Civic Square Carmel, IN 46032 WE ARE SENDING YOU IZI Attached D Under separate cover via Deliverv COPIES DATE NO. DESCRIPTION D Shop drawings D Copy of letter IZI Prints D Plans D Samples D Change order D_ 2 8/20/04 2 8/20/04 2 8/20/04 2 8/20/04 1 3 2 1 Primary Plat Application Waivers Project Narrative THESE ARE TRANSMITTED as checked below: D For approval IZI For your use IZI As requested D Approved as submitted D Approved as noted D Resubmit _ copies for approval D Submit copies for distribution D Returned for corrections D Return corrected prints IZI For review and comment D_ D FOR BIDS DUE REMARKS D PRINTS RETURNED AFTER LOAN TO US If there are any further questions, or if you require any additional submittals or information, please give us a call. COPY TO : SIGNED: ADAM L. DEHART If enclosures are not as noted, kindly notify us at once. ~" ,. 0'<.:0. e e One Civic Square Carmel, IN 4SJ32 (317) 571-2417 Fax: (317) 571..2426 'Fax To: '~~vt Fax: G71- ~ . \2C:,1 From: \'1. (l ~ ( r-= ,:::; (rJ Pages: .3 Phone: Date: Re:V illo~ 6J MOIr~'~ CV-ltt- CC: o Urgent ~r Review D P.Jease Comment 0 Please Reply o Please Recycle rZ""j e e City of Carmel . \2-<<09 VIA FAX: 574-~ Original by mail November 8, 2004 Adam DeHart, L.S. 486 Gradle Drive Cannel, IN 46032 RE: Villas at Morgan's Creek, Primary Plat Application Dear Mr. DeHart: This letter is in response to your primary plat application for the Villas at Morgan's Creek Subdivision. The following issues must still be resolved prior to a secondary plat approval: The following required supporting data must be submitted: 1. Area location map of 1 "=500' located on the plat, showing the following: a. Existing adjacent uses. b. Watershed boundaries. c. Thoroughfares directly related to proposed subdivision. d. Existing adjoining zoning classifications and proposed uses. e. Title on area location map, its scale, north arrow and date. 2. Report describing water, sanitary sewer, and storm. drainage systems. 3. Statement from City of Cannel Engineering verifying and approving proposed street layout. 4. Erosion control plan. 5. Landscape plan that is complete and approved by the City Environmental Planner (Scott Brewer). 6. Copies of service report statements from: a. Police and Sheriff b. Water and sanitary sewer utilities c. Electric, gas and telephone utilities d. Carmel/Clay schools e. Indiana Natural Resources Commission f. Statement ftom the Cannel Board of Public Works or other appropriate authority that there is capacity for requested sewer/water hookups. 7. Zoning for the subject property must be clearly listed on plat and not randomly labeled in areas that are outside of plat boundaries. 8. Total acreage of subject property must be clearly labeled on plat. 9. Common areas must be labeled with their use or function (i.e. "detention pond", Page 1 ONE CIVTC SQUARE CARlvIEL, INDIANA 46032 317/571-2417 "..~ rJ e e "recreational open space", "flood zone") 10. An open space breakdown chart containing the information required by SC Chapter 7, Exhibit" A", must be included on the plat. 11. All required building setback lines must be shown for each lot, including side and rear yards. There is some degree of allowable flexibility after the primary plat is approved by the Plan Commission. It is understood that further defining the floodway fringe may somewhat alter the size and shape of several1ots. Prior to plat approval a response to each of the above items must be submitted. That response must include a revised plat as well as a written response to each of the above (referenced by number) that explains how each item has been addressed. If you have any questions prior to the November 16th Plan Commission Meeting, feel free to contact me. Since;:,ly, ;lfdku . Matthew Griffin, AICP Planning Administrator r ~ Villas at Morgan's Creek Subdivision - PPl Page 2 ONE CIVIC SQUARE CAR.ME:L, INDIANA 46032 317/571-2417 . . . . e -. . ..... 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August 26, 2004 Mr. Adam DeHart, LS Keeler~Webb Associates 486 Gradle Drive Carmel, IN 46032 RE: Villas At Morgan's Creek 14309 N. Gray Road Carmel, Indiana Job No.: 0407-011 Dear Mr. DeHart: I have received and reviewed the documents 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. Sincerely, ~]). -1~ Michael D. Fogarty Chief of Police MDF:vb cc: Dept. of Community Services ~~~~jj~~~~~~1~~;:I~~:~:::~~;;~;:~t~~t~~1i~~W. ... .. ..... ..... . . . ........ ........ .... . . ............ ....... -.. ........... ....... . . ...... .........,....,...........,....... ,.... Fax (317) 571-2512 (317) 571-2500 A Nationally Accredit:E!I:rcement Agency