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HomeMy WebLinkAboutPacket 10-1-13LMWIGHTMAN &_ ASSOCIATES, INC. ENGINEERING* SURVEYING • ARCHITECTURE Benton Harbor Office: 2303 Pipestone Road Benton Harbor, MI 49022 Te %phone: September 23, 2013 (269) 927 -0100 Tol /Free: (877) 927 -0109 City of Carmel Planning & Zoning Division F Department of Community Services (269) 927 -1300 1 Civic Square, 3' Floor www.wightman-assoc.com Carmel, IN 46032 Attention: Ms. Angelina Conn, Planning Administrator RE: HORIZONBAN%— OLD MERIDL4N & CARMEL DRIVE — CARMEL, IN TAC REVIEW RESPONSE Dear Ms. Conn: Please accept this letter as our response to your draft plan review dated August 21, 2013 with additional comments dated September 3, 2013. The plan review is attached for your convenience in previewing this review letter. The items in the plan review correspond to the item numbers in this plan review. Item 1: Digital copies of the revise plans and applications will follow. Item 2: Attached, please find written correspondences with TAC members. Item 3: The findings of fact sheet will be included with the final information packets. Item 4: Color samples were shown at the plan commission meeting. We would like to further discuss this matter. Item 5: This was provided by Faegre Baker Daniels, the project attorney. Item 6: This was provided by Faegre Baker Daniels, the project attorney. Item 7: This was provided by Faegre Baker Daniels, the project attorney. Item 8: This was provided by Faegre Baker Daniels, the project attorney. Item 9: A traffic study was not called for in the city engineering review. Item 10: Attached, please find an estimated construction cost. Item 11: The site plan overlay is on sheet T1.0. Item 12: The 100' Carmel Drive R.O.W. noted as 50 foot half R.O.W. on sheet C1.0. The 90 foot Old Meridian called out in the review is incorrect. The Old Meridian half R.O.W. is platted at 60' which has been added to sheet C 1.0. Item 13: The 10' wide side path along Carmel Drive has been added to all plans. Item 14: A cross parking easement has been obtained. A copy of which is enclosed. Item 15: The parcel coverage percentage has been added to sheet T1.0 and C1.0. PA130343 Horizon Bank- Horizon Bank Carmel, INCA) DocumentAA10 Correspondence\2013 09 11 Response Itrs\2013 09 11 Ms Conn docz BENTON HARBOR PORTAGE I ALLEGAN City of Carmel Planning & Zoning Division Ms. Angelina Conn September 23, 2013 Page 2 Item 16: Horizon Bank does not use dumpsters for trash removal. The trash may be confidential and is retained in the building. The trash will be disposed of offsite by bank personnel. Item 17: See item 16 above. Item 18: Landscaping has been added along Carmel Drive. Item 19: Shade trees have been added along Carmel Drive. Item 20: 8' wide planting strips have been added around all parking areas. Item 21: Light fixture cut sheets have been added to sheet C5.0. Item 22: Yes, they are 24'— 5" tall which is shown on detail 9, sheet SD 1.0. Item 23: The site design has been revised to include an 8' wide walk along Old Meridian. Item 24: The LEED checklist you provided has been filled out and is attached. Item 25: The meter locations is shown on sheet C1.1. Landscaping will hide the meters. Item 26: Horizon does not intend to provide an outdoor employee eating area at this time. The development to the north has outdoor dining restaurants that can be utilized by employees. Item 27: Yes. Item 28: All glass is clear vision glass which is noted on sheet A2.0 Item 29: The cornice shown is common on other Horizon Projects. The bank would like to retain the cornice as designed to develop a branding image in the area. Item 30: The roof cornice color is darker green than on the rendering. Please see the actual cornice metal sample for the color Item 31: The tower element is a branding element and is similar to the building a block north of this project. The color is darker than depicted on the rendering. Please see the metal sample for the color Item 32: 1 had called the planning office on this item it was suggested that parking should not be added on Old Meridian because of the proximity to the intersection — Parking has been added on Old Meridian. Item 33: The ordinance requires upper floors built of brick with windows inserted into the walls and figure 20 of the Ordinance illustrates this punched in type window as designed on the proposed Horizon building Item 34: The directional signage proposed complies with this requirement. The directional sign areas have been added to the details sheet A3.0 Item 35: There is no sign anticipated to be on the canopy. A red light — green light lane indicator will be installed. We are still seeking a catalogue cut for the indicator light and will provide it as soon as available. The catalogue cut for this fixture was provided, a copy of which is also attached. Item 36: We have yet to contract the Board of Public Works to renew the blade sign. Will they also be required to approve the fabric awning overhang and the flat entrance canopy? Item 37: The directional sign base material is aluminum. The landscaping around the monument sign is shown on sheet L1.0 Item 3 8: No response required PA130343 Horizon Bank- Horizon Bank Carmel, EIAA) DocumentAA 10 Correspondence\.2013 09 11 Response Ilrs\2013 09 11 Ms Conn docx BENTON HARBOR PORTAGE ALLEGAN City of Carmel Planning & Zoning Division Ms. Angelina Conn September 23, 2013 Page 3 Also attached, please find copies of our plan responses to the other reviews that we have received including: • Carmel Police Department • Drainage review — Crossroad Engineers • Urban Forestry • Alternative Transportation • Carmel Engineering Department • Carmel Schools Carmel Schools and Carmel Police indicated they have no issues with the project. We certainly hope that you find this plan review response acceptable. We look forward to working with you to resolve the outstanding issues. Please feel free to call if you have questions or comments. Very truly yours, WIGHTMAN & ASSOCIATES, INC. L Christopher J. Brayak, AIA cbrayak @wightman - assoc.com 269.927.0200 ext. 202 CJB /fh Enclosure cc: Jim Jaksa Steve Hardin Eugene Valanzano Rachel Boone PA130343 Horizon Bank- Horizon Bank Carmel, IN \A) Documents\A10 Correspondence\2013 09 11 Response Itrs\2013 09 11 Ms Conn docx LLM BENTON HARBOR PORTAGE ALLEGAN Christopher J. Brayak From: Conn, Angelina V <Aconn @carmel.in.gov> Sent: Tuesday, September 03, 2013 12:08 PM To: Christopher J. Brayak; Boone, Rachel M.; Donahue -Wold, Alexia K Cc: Valanzano, Eugene; Jim Jaksa; Hardin, Steven D. Subject: RE: Horizon Bank Carmel, IN Attachments: Carmel Green Building Checklist.doc; cornice examples.doc Hi, Chris — my comments are in the email message below, in underlined red text. Also, still waiting to hear back from David Littlejohn, Alternative Transportation Systems Coordinator, on some of these comments, but I have also copied him on this email message, so maybe he can just 'Reply All' with his responses. Thank you, Angie From: Christopher J. Brayak [ mailto :cbrayak @wightman- assoc.com] Sent: Thursday, August 29, 2013 6:11 PM To: Conn, Angelina V; Boone, Rachel M.; Donahue -Wold, Alexia K Cc: Valanzano, Eugene; Jim Jaksa; Hardin, Steven D. Subject: Horizon Bank Carmel, IN Hello Ms. Conn, We are in the process of revising the plans for the above referenced project in accordance with the TAC meeting minutes that you provided and the review letters that we have received. Attached please find a list of the TAC members that we sent TAC review packages to on July 19th. The high - lighted individuals provided reviews as of today. I have a couple questions regarding the preliminary TAC meeting minutes that you provided. The questions follow the items that require clarification. Thank you for your attention to the questions. Respectfully, Chris Brayak P.S. We are relocating the connector drive that that extended to the south to eliminate the conflict with the bike path. This change will also allow us to comply to the pipe coverage problem that we discussed during the TAC meeting. From: Conn, Angelina V [mailto :Aconn carmelJn.gov] Sent: Wednesday, August 21, 2013 10:03 AM To: Hardin, Steven D. Cc: Boone, Rachel M.; Donahue -Wold, Alexia K; Valanzano, Eugene Subject: Preliminary review comments for Horizon Bank ( #13070009 DP /ADLS) Hello, Steve - per my comment at the TAC meeting this morning, here are the draft review comments: The Planning /Zoning Department's preliminary /draft review comments are below for the DP /ADLS applications. Please address each item via letter or email correspondence. A final set of review comments will be issued by Rachel Boone in our office. If you would like to have a conference call or meet in person, please feel free to contact us. Thank you. (]raft Review Comments: 1. Please provide digital copies of any revised plans and applications. Ok 2. Please provide copies of your correspondence with the TAC members and their correspondence with you. Ok 3. Remember to include the Development Plan application's Findings of Fact sheets in your final information packets. 4. Feel free to bring the exterior color and building material samples to the public hearing. Ok S. Provide the filled out and notarized affidavit of notice of public hearing page of the application. Ok 6. Provide the filled out Notice of Public Hearing page of the application, Ok 7. Provide the filled out and notarized Public Notice Sign Placement affidavit page of the application. Ok B. Provide a copy of the Official List of Adjacent Property Owners from Hamilton County Auditor's Office. Ok 9. Please verify with the City Engineering Dept. that a traffic study is not required. Ok 10. Please prepare an estimated construction cost to comply with the Thoroughfare Plan & Alternative Transportation Plan; contact the Engineering Dept for more details, at S71-2441. Ok 11. Please provide a site plan overlaid upon an aerial photo of the site and immediate area. Ok 12. Please label the Old Meridian St. 90 -ft right of way and the Carmel Dr. 100-ft right of way, per the Thoroughfare Plan. OIL 13. Please add a 10 -ft wide path along Carmel Dr., per the Bicycle & Pedestrian Plan flap. Ok since the path will dead end, There is no continuation at the east end, is there a prevision to pay the City for the improvement and construct it in the future in a more global project? I yN jll the %k with D Vid Littlejohn, [_I1 1111_x_ _f_64kEiS (7i i.cil.l!_illySCef1iS (.4)iJr[1161 1101', 0111h15. 14. Please add a cross parking easement, in order to allow for parking on your site for patrons of the Providence at Old Meridian site. Ok 15. Please add the parcel coverage percentage of all impervious surfaces, to your site plan. Ok 16. Please add the trash dumpster Iocation to the site plan_ The bank does not use a dumpster. Their trash is considered confidential and they have their cleaning personnel dispose of their trash off site. 17. Please provide the elevations for the trash dumpster enclosure. See number 16 above. 18. Please add landscaping along Carmel Dr., per Zoning Ordinance chapter 20G.04.06. Ok 19. Please add shade street trees along Carmel Dr. Ok 20. Please add 8 -ft wide planting strips along most or all of the parking areas. There are a few more areas that should have plantings. I can guess this location and will revise accordingly. I think its outlined in the Urban Forestry review number 5 but that item does not clearly define what is lacking. yuu iwt ,[l more direction on this: 21. Please provide design details and cut sheets on all light fixtures. Ok 22. Will the parking lot pole lights be less than or equal to 25 -ft tall? Yes, the light poles are currently shown on detail 9 on sheet as 20 feet tall. We will verify. 23. Please show�labj a�cl $ -h wide walk along c}ld' Mjd 5tieef pet(i?riirig Urdlnar�ce chapter 20!1.0.±3. [lJr, is a 10 ft path et-qu red, per the Bicycle & Pedestrf r PIdn Map?) Ok, It appears from the Comprehensive Plan that the walk should be 8 feet wide along Old Meridian. Can the width be reduced at barrier free curb ramps. The newly installed curb ramps along Old Meridian are not 8 feet wide. I will check with David Littlejohn, A tertlative Trat�s_p }rtat Sri 5 su ttsrns Coot'diztdit r oil 24. This building is not intended to be a LEED building. The Plan Corramission still likes trr see^ an eFfor't nlacle ray A-P. ached its our gueriLgrten building checklist. But also. any 1,ow lrnpact_sitcv design items you cal incort!grate would be great, too, 25. Please show where the water, gas, and electric meters will be located on the site plan and on the buildings and how they will be camouflaged or screened from view with landscaping, walls, fencing, etc. Ok 26. If possible, please provide and outdoor seating /eating areas for your employees to have lunch or hold staff meetings. Ok 27. OM /Village - is the maximum frontage being met ? ZO Chapter 20G.05.03.B(4). Yes I believe so. 28. Is all the glass clear vision glass? If not, please label which is spandrel glass. Ok. 29. Roof cornice - please add some relief so that it is not so flat. Please describe this item a little more fully, Is this an ordinance requirement or a suggestion? The prefinished composite �Hanel fascia is very flat in texture. so is there a way to add more reveals to that Mane as with other similar cornices? 'See attached examples And to go along with this the limestone base of the building should prpba bi y be ticker widen i�lian the composite metal panel fascia heielit /thickness so that there is apli la �riate m n an d so that the building does not look'top- heav,y-' 30. Roof cornice color : please make is a tarnished copper (light green) color, or perhaps a darker green color than what is proposed ?. The actual color is darker which can be seen on the metal roofing samples and revised renderings. 31. Corner tower element - please make is a tarnished green copper color, or change it to be an asphalt shingle roofing material. The tower as a branding element. The green color will be darker as mentioned in item 30. 32. Please add some on- street parallel Ia rkin riNr Old Me Sti:eet. per Zoning Ordinance chapter, ZOG.04.02i I had called the planning office on this item and it was suggested that parking should not be added on Old Meridian because of the proximity to the intersection. Please clarify. l will c eclt with David Littiei ho n,Alternative Tunsportationsysteln.5 Coordinator, on this. 33. Windows - right now, the upper floor windows are smaller in size than the first floor windows. Please make them all the same size, so that they line up vertically. The ordinance appears to contradict this. As I understand the Ordinance it requires 'Upper Floors built of brick with windows inserted into the walls', and Figure 20 of the ordinance illustrates this punched in type window as we show on the proposed Horizon Building. Please provide clarification if I am misunderstanding this item. 5urr • u ' I am not sure what this has to do with lining Grp the win do and malcin� them the same size.., 34. Directional signage can be considered exempt only when they are 3 sq ft in area or less and 3 -ft tall or shorter. Ok 35. Need details on the signage for the drive thru lanes, that will be on the canopy. Ok, The drive through canopies will only have green and red lane open /closed indicator lights._ o .M.1d on to this, we need to know the locations, design details and dimensions of these signs. s lea 'c. 36. Blade sign - the sign might need Board of Public Works approval to encroach into the street right of way. Please work with the City Engineering Dept. on that. Ok To add on to this we need to kn w the to sac sgrement of the base of the blade sign to the ground level as i . Zrust be equal to or greater than 8 -ft Also the si n cannot project more than 5 -ft from the building face so-please provide this -dimension on the signage plan Sheet A3.0. 37. Signage - additional signage comments will be issued We will await your additional comments. On the ground sign what is the 2'6" base material? Also, pleases provide more [letail on how the gEmLud sign's base will be landscaped. 38. Architecture - additional architecture comments will be issued. We will await your additional comments. I la ye not re eived anymore comments from Staff 'us ct.__ Angie WIGHTMAN S. ASSOCIATES, INC. ENGINEERING* SURVEYING ♦ ARCHITECTURE Benton Harbor Office: 2303 Pipestone Road Benton Harbor, MI 49022 Te %phone: (269) 927 -0100 Toll Free: September 23, 2013 (877) 927 -0109 Far' (269) 927 -1300 Hamilton County Webs& Surveyors Office www.wightman- assoc.com 1 Hamilton County Square Noblesville, IN 46060 -2230 Attention: Mr. Greg Hoyes RE: HORIZON BANK — OLD MERIDIAN & CARMEL DRIVE— CARMEL, IN TAC REVIEW RESPONSE Dear Mr. Hoyes: Please accept this letter and the attached revised plans dated 9 -11 -2013 as our response to your August 23, 2013 plan review for the above referenced project. A copy of the plan review letter is attached for your convenience in reviewing this response letter. The item numbers in the response letter correspond to the item numbers in the plan review. Item 1: Response not required. Item 2: Response not required. Item 3: While the project does fall within the W.R. Fertig Regulated Drain watershed, the restricted release rates listed in your letter are not used in the drainage design for this project. The entirety of the storm drainage from the site is directed to off -site storm drainage systems that in turn drain to controlled - discharge detention basins. These off -site detention basins were designed to incorporate the proposed Horizon Bank site as developed area and take into account the restricted release rates as noted in your comments. Item 4: A permit application will follow when the plan review response is completed Item 5: Response not required. Item 6: The hydrologic soil group for the project site based on USDA soil reports is type C verging on type D. Therefore, hydrologic curve number values for the Type D soil classification have been used per the requirements set forth in the City of Carmel Design Guidelines. The use of these values has been clarified in the technical information report and the actual values used as well as their classifications are shown in Appendix B to that report. Item 7: Crossroads Engineers comments will be addressed. Item 8: The revised drainage calculations and construction plans dated 9 -11 -13 are attached. PA130343 Horizon Bank- Horizon Bank Carmel, 1N\A) Documenls\Al0 Correspondence\2013 09 11 Response Itrs\2013, 09.11 Mr Hayes. docx BENTON HARBOR ♦ PORTAGE ♦ ALLEGAN August 23, 2013 I S VL Y 0 R'S OFD.{ Xenton C. ` Vard, UFM Surveyor of Namilton County gfione (317) 776 -9495 Tax (3x7)776_9628 Wightman & Associates, Inc. ATTN: Chris Brayak 2303 Pipestone Road Benton Harbor, MI 49022 VIA E -MAIL: cbra. ak gwrightman- assoc.com RE: Horizon Bank Dear Mr. Brayak Suite r68 One .Yfamilton County Square Xoblesville, Indiana 46o6o -223o We have reviewed the construction plans submitted to the Hamilton County Surveyor's Office on July 22, 2013, for this project and have the following comments: 1. The proposed project falls in the incorporated area and MS4 jurisdiction of the City of Carmel. 2. The proposed project DOES NOT fall in a City of Carmel Wellhead Protection Zone. 3. The proposed project falls in the W.R. Fertig Regulated Drain. This watershed has a restricted release rate of 0.1 cfs per acre for the 10 year 24 hours storm event and 0.25 cfs per acre for the 100 year 24 hour storm event. 4. Please submit an outlet permit for the indirect discharge into the W.R. Fertig Regulated Drain. The application is available at Surveyor's Form Page. 5. The north part of the site is covered in the Providence at Old Meridian Master Drainage Plan and the south part of the site is covered in the Carmel Science and Technology Park Master Drainage Plan. I have included the original Shepard Insurance Drainage Calculations for your reference. 6. In the drainage calculations, the initially determined hydrologic soil groups were not changed to the next less infiltrating capacity category for the post developed runoff calculations, as specified in HCSTSM Section 302.03. 7. Please address all additional drainage review comments from Crossroad Engineers, reviewer for the City of Carmel. 8. Please submitted revised construction plans /drainage calculations once all TAC comments are addressed. Should you have any questions, I can be reached at 317- 776 - 8495. Sincerely, Q.-II (44 Greg Hoyes, AC, CFM, CPESC Plan Reviewer CC: Angie Conn — Carmel DOCS John Thomas — Carmel Engineering Dave Barnes — Carmel Engineering Greg Ilko — Crossroad Engineers JMWIGFITMANSLAssoCIATES, INC. ENGINEERING* SURVEYING ARCHITECTURE Benton Harbor Office: 2303 Pipestone Road September 23, 2013 Benton Harbor, MI 49022 Telephone: City of Carmel (269) 927 -0100 Engineering Department Toll Free: 1 Civic Square (877) 927 -0109 Carmel, IN 46032 Far. (269) 927 -1300 MhRIC Attention: Ms. Amanda Foley / Mr. Gary Duncan www.wightman- assoc.com RE: HORIZON BANK — OLD MERIDL4N & CARMEL DRIVE — CARMEL, IN TAC REVIEW RESPONSE Dear Ms. Foley & Mr. Duncan: Please accept this letter and the attached revised plans dated 9 -11 -13 as our response to your August 30, 2013 plan review for the above referenced project. A copy of the plan review letter is attached for your convenience in reviewing this response letter. The items in the plan review correspond to the item numbers in this plan review. Item 1: The site design has been revised to conform to the thoroughfare plan. In regard to widening the streets for bike lanes, we would elect to provide the monetary commitment or negotiate a mutually acceptable solution. The value of the commitment has been estimated and is attached for your review and approval. The side path has been added along Carmel Drive and is shown on the revised plans. Item 2: We will send the sheets requested and remove the unnecessary sheets from the set for your review Item 3: This note has been added to sheet C1.1, Site Materials and Construction, note 16. Item 4: This note has been added to sheet C4.0, Erosion Control Specifications, note 26 Item 5: All sheets have been stamped such in the title block Item 6: A site location map is provided in the bottom right hand corner of the title sheet T1.0 Item 7: A professional engineer's stamp has been added in the title block Item 8: The existing and proposed R.O.W. lines have been noted. The proposed half R.O.W. on Carmel Drive is shown 50' from the center line of the street. The Old Meridian half R.O.W. currently exceeds the 45' indicated in the Plan Review. The half R.O.W. is 60' and is indicated such on the plans, see sheet C1.0 Item 9: The additional R.O.W. at the intersection is shown on the plans. We are still working on a description of the boundary of the R.O.W. See C 1.0 Item 10: The 10' side path has been added to the plans Item 11: A cross parking agreement is attached Item 12: The construction limits are shown on sheet C 1.0 Item 13: The survey has been updated, see sheet C0.0 P1130343 Horizon Bank- Horizon Bank Carmel, HAA) Do=ents\A10 Coaespondenm\2013 09 11 Response Itrs\2013.09.11 Ms Foley.docx BENTON HARBOR ♦ PORTAGE ♦ ALLEGAN City of Carmel, Engineering Dept. Ms. Amanda Foley & Mr. Gary Duncan September 23, 2013 Page 2 Item 14: The drive has been eliminated where initially shown. A connection drive has been provided at the far eastside of the property. Item 15: There are steps for convenience, however, all areas of the site are accessible without using the steps. The street sidewalk is continuous across the entire property without steps. Pedestrians are not directed outside the R.O.W. for access. Item 16: A 20' wide BMP easement is shown on sheet C 1.0. The description of the access easement has yet to be written but will be upon your approval in concept Item 17: This has been added to sheet CP1.0 Item 18: A drainage summary has been included at the beginning of the Technical Information Report that summarizes the results of the site stormwater design. Item 19: The Minimum Flood Protection Grade (MFPG) and Minimum Lowest Adjacent Grade (MLAG) are set in the plans at an elevation of 858.84. a. Assuming all storm inlets are plugged, the maximum water surface elevation on site will be 857.48. Since the MFPG is more than 1 foot higher than this elevation, minimum requirements are met. b. The 100 -year elevation of the detention facility is set at 849.10 and the emergency spillway elevation is set at 849.40 per the drainage report submitted by EMH &T on November 30, 2007. As the MFPG is more than 2 feet higher than these elevations, minimum requirements are met. Item 20: The onsite flood route has been added to sheet C2.0 Item 21: We have not located the City's Concrete Curbing Policy, but will call to obtain it. Item 22: The city of Carmel ADA ramps have been replaced with the INDOT ADA ramp detail, see SDI .0 Item 23: The city asphalt path detail has been added to sheet SD1.0, Detail 4 Item 24: Detail 6 on SD 1.0 has been changed to be 1' —10" deep as requested We certainly hope that you find this plan review response acceptable. We look forward to working with you to resolve the outstanding issues. Please feel free to call if you have questions or comments. Very truly yours, WIGHTMAN & ASSOCIATES, INC. Christopher J. Brayak, AIA cbrayak @wightman - assoc.com 269.927.0200 ext. 202 CJB /fh Enclosure cc: Jim Jaksa Steve Hardin Eugene Valanzano Rachel Boone PA130343 Horizon Bank- Horizon Bank Carmel, IN \A) Documents\A10 Correspondence\2013 09 11 Response Ilrs\2013 09 11 Ms Foley docx LLO BENTON HARBOR PORTAGE ALLEGAN e �■1IS A ++ A � ®� i s $ for August 30, 2013 VN4L� BR�.I1��1ItL7, NI-W c7x Mr. Christopher J. Brayak, A.I.A. Wightman & Associates, Inc. 2303 Pipestone Road Benton Harbor, Michigan 49022 RE: Horizon Bank- Project Review #1 Dear Mr. Brayak: The City received your development plan on July 22, 2013. The project was scheduled for review at the August 21, 2013 Technical Advisory Committee meeting. We offer the following comments: CONSTRUCTION DRAWING REVIEW COMMENTS 1. Thoroughfare Plan Compliance: Section 2.09 of Chapter 2, Article 1 of Chapter 10 of the Carmel City Code requires that all projects and Improvements or authorizations under the jurisdiction of the zoning ordinance that adjoin, include, are served by or affect existing streets bearing a designation on the Thoroughfare Plan shall conform to the requirements of the Thoroughfare Plan in regards to (1) the dedication of public Rights -of -way; (2) design and construction of the improvements indicated by the Thoroughfare Plan across the roadway frontage of the project; (3) Setback; and (4) any other affected development standards. Section 2.09 further states that the petitioner may elect to provide a monetary commitment equal to the value to otherwise design and construct the improvements indicated by the Thoroughfare Plan across the roadway frontage. The value of the commitment shall be equal to the difference in the value to otherwise design and construct the improvements indicated by the Thoroughfare Plan across the roadway frontage, minus the cost to design and construct those improvements indicated by the Thoroughfare Plan across the roadway frontage that will be installed by the petitioner. The values established above shall be approved by the department of Engineering. Section 2.09 further states that conformance with the Thoroughfare Plan as outlined above shall be in addition to any improvements deemed necessary by: (1) Chapter 5, Sections 5.03.05 and 5.05.02(3); (2) Statements per Chapter 24, Section 24A2(B)(5)(e); and (3) Other applicable standards. 2. Please omit the following from the plan set and the Title Sheet submitted to the Engineering Department for review: Sheet C5.0, Site Lighting Plan; Sheet L1.0, Site Landscape Plan; Sheet A1.0, Floor Plans; Sheet A2.0, Exterior Elevations; and Sheet A3.0, Perspective and Signage. The Department of Engineering does not have approval authority over site lighting plans, landscape plans, or architectural plans. 3. Please add the following note to the drawings: "IF IT WILL BE NECESSARY TO RELOCATE EXISTING UTILITIES, THE EXPENSE OF SUCH RELOCATION SHALL BE THE RESPONSIBILITY OF THE DEVELOPER. ALL UTILITY POLES SHALL BE LOCATED WITHIN ONE FOOT OF THE PROPOSED RIGHT -OF- WAY." 4. Please add note stating "NO EARTH DISTURBING ACTIVITY MAY COMMENCE WITHOUT AN APPROVED STORM WATER MANAGEMENT PERMIT" to construction set. 5. PIease stamp the plans, "Approval Pending — Not for Construction". 6. Please provide a site location map on the Title Sheet. 7, Please provide a Professional Engineer's stamp on the construction plans. Dt;i�.urr -,ir.Nl' OF E\GTN. rr t1NNG O \I- C1\ IC S01.'Atzr. Gvoa --i.. IN 46032 OFric:r 317.571 441 FAx 31%.5; 1. 439 EMAAII cnginrcrir3g�Lc;n-mc'l:;n L,O Mr. Christopher J. Brayak, A.I.A. August 30, 2013 RE: Horizon Bank - Project Review #1 Page 2 of 5 S. Please label the existing and proposed right -of- -way lines and dimensions for Carmel Drive and Old Meridian Street. Carmel Drive is listed as a Secondary Arterial, requiring a 50 -foot right -of -way, and Old Meridian is an Urban Arterial, requiring a 45-foot 1/2 right -of -way. 9. Please provide an angled right -of -way chamfer, based on a line perpendicular to a 120 -foot radius circle drawn from the existing centerline intersection, at the corner of Old Meridian and Carmel Drive. 10. Per the Thoroughfare Plan, a 10 -foot asphalt path is required within the right -of -way along Carmel Drive. 11. Are any offsite easements necessary for this project? 12. Please clearly mark the construction limits on all plan sheets. 13. Please update the survey with the correct existing storm sewer information. 14. The Department will not support the location of the southern drive in its current configuration. If connectivity is desired to the existing parcel on Carmel Drive at the proposed location, then the drive shall be one -way, south bound only. 15. There appears to be a step in grade along the sidewalk within the Old Meridian right -of -way. All pedestrian facilities within the right -of -way shall be ADA compliant and shall not direct pedestrians outside the right -of -way in order to access ADA facilities. 16. Please provide a 20 -foot wide BMP access easement from the City's right -of -way to the proposed BMP. 17. Include the following statement from the City of Carmel Stormwater Technical Standards Manual Section 102.02 vii. on all storm sewer plan/profile sheets: The storm sewer system shall be constructed per design specified and as approved by the City of Carmel on the final approved construction plans. Deviations from the approved design shall only be permitted due to special circumstances or difficulty during construction and will require prior field approval from a designated representative of the City of Carmel in addition to supplemental approval by the design engineer. An explanation of any such deviation shall be included as a requirement on as- built/record drawings submitted for release of performance guarantees. Approved design slopes identified as generating velocities of 2.5 fps or less or 10 fps or greater (at full flow capacity) shall require as -built certification at the time of construction prior to backfilling the pipe. The contractor is instructed to as -built each section of storm pipe as it is being installed to ensure compliance with the design plans and as approved by the City of Carmel. 18. Please provide a Drainage Summary per the Stormwater Technical Standards Manual 102.02 xi. m. 19. The MFPG and MLAG shall be the same elevation. These elevations shall be based on: a. 1 -foot above the maximum water surface elevation onsite, during a 100 -year rain event, assuming all storm inlets plugged. b. 2 -feet above the 100 -year elevation of the detention facility and 24eet above the emergency spillway. 20. Please provide the onsite flood routing, assuming all inlets plugged during a 100 -year rain event. 21. Please include the City's Concrete Curbing Policy in the plan set. 22. Please provide the MOT standard ramp detail for any ADA ramps within the right -of -way. 23. Please provide the City of Carmel standard detail for asphalt path. 24. Detail 6 on SD 1.0 shall meet the City's detail for straight concrete curb, with a 22" overall depth. GENERAL INFORMATION These comments represent the Department of Engineering's first review of the development plan for this project. We request that all responses to our comments be provided in writing and be accompanied by a drawing reflecting the requested revisions. Failure to provide written responses may result in the delay of the review process. Mr. Christopher J. Brayak, A.I.A. August 30, 2013 RE: Horizon Bank- Project Review # 1 Page 3 of 5 It is critical that this office be made aware of all modifications made on the plans being re- submitted, particularly if any such changes are considered "new" or fall outside of our previous reviews. Please provide revised plans including all revisions. Please notify us of any changes and specifically state any changes, including changes resulting from Plan Commission, BZA or other committee meetings. We have engaged Crossroad Engineers, PC to review drainage plans and drainage calculations submitted to this office for review. If you have not already done so, please provide a set of drainage plans and calculations to their office for review. We will share Crossroad's comments as they are received. Final drawings will not be approved for construction until: a. All Engineering Department and Utility .Department and Hamilton County Surveyor issues have been resolved. b. All bonds and performance guarantees are posted. c. All Board of Public Works and Safety approvals and any other governing agency approvals (if required) are obtained. d. All off -site easements necessary to install utilities to serve the development are secured. e. SWPPP is approved. f. All fees are paid. • The Department reserves the right to provide additional comments based upon subsequent reviews. • An approved Storm Water Management Permit is required prior to commencing any earth disturbing activity. Please contact Mr. John Thomas regarding storm water quality requirements. • An approved right -of -way permit is required prior to commencing any work in the public right- of-way and for construction equipment access from the City's right -of -way. • If it will be necessary to relocate existing utilities, the costs for such relocation shall be borne solely by the developer. Any utility poles requiring relocation shall be relocated to within one foot of the outside edge of the proposed right -of -way. • The Department requires that the construction drawings be developed in accordance with the City of Carmel digital submission standards and that all required submittals for primary plat, secondary plat, and construction drawings be made. The digital files must be submitted to the Department of Engineering prior to the approval of the construction plans. Please contact the City GIS Department for the requirements. • Jurisdictions: g. The project site is located within current City of Carmel Corporate Limits. h. Perimeter Street and Right -of -Way — City of Carmel (Old Meridian Street, Carmel Drive) i. Water — City of Carmel Utilities j. Sanitary Sewers — City of Carmel Utilities k. Storm Sewers /Drainage — City of Carmel. 1. Legal Drains — Hamilton County Surveyor's Office. Drawings submitted for approval: m. The design engineer must certify all drawings submitted for final approval. n. This office will require 9 sets of drawings for approval after all issues have been resolved. The drawings will be stamped as approved and signed by the City Engineer and by Carmel Utilities. The Owner will receive 3 sets, one of which must be maintained on the construction site at all times. If this project is subject to review and approval by the Hamilton County Surveyor's Office, a total of 11 sets will be required for final approval. Carmel Utilities will provide separate reviews of this project for water issues. Please assure that copies of all drawings are sent to: Paul Pace Joe Faucett Carmel Utilities .Distribution Carmel Utilities Collection Mr. Christopher J. Bmyak, A.I.A. August 30, 2013 RE: Horizon Bank- Project Review #1 Page 4 of 5 3450 1315 Street 9609 Hazel Dell Parkway Westfield, IN 46074 Indianapolis, IN 46280 Carmel Utilities subscribes to "Holey Moley" who should be contacted directly for all water main locations. The following items will be sent electronically upon request regarding this correspondence and project: o. Project Approval Checklist p. Performance/Maintenance Guarantees q. Utility Jurisdictions/Right of Way Permits r. Availability (acreage) Fees BOARD OF PUBLIC WORKS AND SAFETY • A schedule for Board of Public Works and Safety meeting dates and agenda deadlines will be sent electronically for your use upon request. Please use the Engineering Department deadlines for submissions to the Board. • Any submission to the Board requires prior approval by the Carmel Clay Plan Commission and /or the Board of Zoning Appeals (if applicable) and completion of review by the Technical Advisory Committee. All written requests to be placed on the Board's agenda must include the appropriate Docket Number and the date (or dates) of approval by the Plan Commission and /or the Board of zoning Appeals (if applicable). • Water Availability and Sanitary Sewer approval from the Board will be required. This is an EDU approval based upon the proposed use of the site. Reference Items #33 to #35 below for additional details /explanations. Please note that if an entryway or other irrigation system is planned for this development, additional Water Availability Approval from the Board will be required and additional Water Connection Fees will be assessed based upon the size and usage of the system as determined by the Director of Carmel Utilities. • Temporary Construction Entrance Approval. • The installation of any permanent, privately owned and/or maintained improvement (signs, decorative street signs, walls, streetlights, etc.) within dedicated right of way or dedicated easements requires the execution of a Consent to Encroach Agreement between the Owner and the City of Carmel. Such agreements are executed by the Board of Public Works and Safety. The City Engineer may approve irrigation system agreements. • Secondary Plat approval if applicable. All performance guarantees must be posted prior to submission of secondary plats for Board of Public Works and Safety approval. • Dedication of right -of -way if not platted. This is based upon the City of Carmel 20 -Year Thoroughfare Plan requirements. Dedication documents are available upon request. Please be advised that all Right -of -Way Dedications must be accompanied by a Sales Disclosure Agreement completed by the owner for the property being dedicated to the City. The dedication document cannot be recorded without a completed Sales Disclosure. The form is available upon request. • Any open pavement cuts of City right -of -way will require Carmel Board of Public Works and Safety approval. BONDING REQUIREMENTS • Please contact Mr. Dave Barnes to review performance guarantee requirements. Please contact Mr. John Duffy to review water and sanitary sewer bonding requirements. • 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 Engineer's Estimates for each improvement including quantities, unit costs, pipe sizes, and materials, etc. • Upon completion and release of individual Performance Guarantees, a three -year Maintenance Guarantee will be required (see Street Sign comments above). The Mr. Christopher J. Brayak, A.I.A. August 30, 2013 RE: Horizon Bank - Project Review #1 Page 5 of 5 Maintenance Guarantee amount is based upon 15% of the Performance amount for Streets and Curbs and 10% of the Performance amount for all other improvements. Performance Guarantees may be Performance or Subdivision Bonds or Irrevocable Letters of Credit. Please reference the available enclosures for more detailed explanation of our procedures. RIGHT OF WAY PERMIT AND BONDING • Any work in the dedicated right -of -way will require an approved Right -of -Way Permit and a License & Permit Bond. • The bond amount is determined by our Right -of -Way Manager. However, if the work is included in the scope of work of a required and posted Performance Guarantee, the Performance Guarantee may be used to satisfy the bond requirements of the Right -of -Way Permit. • Please contact our Right -of -Way Manager, Fred Glaser, to arrange right -of -way permitting and bonding. AVAILABILITY AND CONNECTION FEES • We defer to Carmel Utilities regarding this issue. • If an entryway or overall site irrigation system is planned for this development, additional Water Connection Fees will be assessed based upon the size and usage of the system and upon the recommendations of the Director of Carmel Utilities. • These fees are required to be paid prior to final approval of construction plans by Engineering . and prior to issuance of building permits by Building Codes Services. Please confirm these fees and calculations with Carmel Utilities. If you have questions, please contact me at 571 -2441. Sincerely, Gary R. unc , Jr., P. Assistant City Engineer Department of Engineering CC" Angelina Conn, Department of Community Services Rachel Boone, Department of Community Services John Duffy, Carmel Utilities Paul Pace, Carmel Utilities Joe Faucett, Carmel Utilities Greg Hoyes, Hamilton County Surveyor's Office Greg Ilko, Crossroad Engineers, PC isswappsluser data,z:lshared0evelopment ReviewsTROIREV 13\HORIAONBANKREV #1 LMWIGHTMAN &- ASSOCIATES, INC. ENGINEERING* SURVEYING • ARCHITECTURE Benton Harbor Office: 2303 Pipestone Road September 23, 2013 Benton Harbor, M1 49022 Telephone Crossroads Engineers, PC (269) 927 -0100 3417 S. Sherman Dr. r° °Free: Beech Grove, IN 46107 (877) 927 -0109 Attention: Mr. Greg Ilko — gilko @crossroadengineers.com (269) 927 -1300 whmtc' www.wightman- assoc.com RE: HORIZON BANK— OLD MERIDIAN & CARMEL DRIVE — CARMEL, IN TA REVIEW RESPONSE Dear Mr. Ilko: Please accept this letter and the attached revised plans dated 9 -11 -13 as our response to your August 2, 2013 plan review for the above referenced project. A copy of the plan review letter is attached for your convenience in reviewing this response letter. The items in the plan review correspond to the item numbers in this plan review. Item 1: There was an error on the survey, it has been corrected. Please see updated survey C0.0. Item 2: This note has been added to sheet CP1.0. Utility crossing have been added to the profiles. Casting type and structure types are shown in the Drainage Structure Schedule. The limits of granular backfill are shown on the City of Carmel standards detail for Lateral Trench Detail and Trench Detail for City Storm Sewers on sheet SD2.0. Item 3: h — This note has been added to sheet C2.0. k — The emergency flood routing has been added to sheet C2.0 as is the detention elevation and ponding area. in — A drainage summary has been added to the Technical Information Report that includes the information requested. p — The Minimum Flood Protection Grade (MFPG) is set at 858.84. This elevation is identical to the Minimum Lowest Adjacent Grade (WAG). q — Definition of min flood protection. Item 4: The Structure Data Table (Drainage Structure Information Table) has been revised to include the additional information. Upstream and downstream structure inverts have been added to the plans. See C 1.0, C1.1 and C2.0. Item 5: The watershed maps have been increased in scale and the line weights were adjusted and shading was removed to make it more legible. See C3.0. Item 6: Inlet designations are shown on the area map. Item 7: Please see the boxed note at north end of Old Meridian on sheet C2.0 (25" provided 15" required min, ok). Item 8: This was done but not made clear, D CN values were used despite the fact that C -type soils are present. Item 9: The 8" diameter storm sewer pipes are actually down spout leaders. All storm sewer pipes are 12" diameter or 15" diameter. PA130343 Horizon Bank- Horizon Bank Carmel, INMA) Documents\A10 Correspondence\2013.09. 11 Response Itrs\2013 09 11 Mr 11ko doex BENTON HARBOR > PORTAGE ALLEGAN Crossroads Engineers, PC Mr. Greg Ilko September 23, 2013 Page 2 Item 10: The 50% blockage has been determined in two different ways. Firstly, an overall calculation based on the inlet grate type for all sag inlets on the project was performed to determine whether the grates had sufficient capacity to take in the required storm water drainage in the case where they were 50% blocked. This overall calculation determined that they did have the capacity. Secondly, individual flow analyses were performed by Hydraflow for Storm Water Systems at each sag inlet. The input parameters were adjusted to account for only 50% of the actual inlet drainage area in each inlet's case. Graphic diagrams for each sag inlet were provided in the 2 -, 10- and 100 -year storm cases assuming 50% blockage. As can be seen by the outlet diagrams, while there will be some overflow into the adjacent parking areas, the grates have sufficient capacity to take in the total drainage with minimal interference to travel lanes. Item 11: The overflow storm water path and ponding area has been added to sheet C2.0. Item 12: The site has been revised to provide additional cover over the pipes. The only pipe with less than 2.5' of cover is the pipe leg between DS 15 and DS 16. A waiver or variance will be sought for this 22' length of pipe because we are attempting to capture as much storm water as possible at the relocated connection drive at the east end of the property. We are keeping the inlets as high as possible to accomplish this but the outlet elevation at the connection point makes this difficult. Approximately 1.8' of cover is provided. Your support of this request would be appreciated. Item 13: The minimum drop of. I has been provided at all structures. Item 14: The master plan was provided to our office from the Hamilton County surveyor and will follow. Item 15: The pipe invert elevations are on the plan sheets, in the Drainage Structure Table and profile sheet, CP1.0. Item 16: This was corrected, see sheet C 1.1. We certainly hope that you find this plan review response acceptable. We look forward to working with you to resolve the outstanding issues. Please feel free to call if you have questions or comments. Very truly yours, WIGHTMAN & ASSOCIATES, INC. Christopher J. Brayak, AIA cbrayak @wightman - assoc.com 269.927.0200 ext. 202 CJB /fh Enclosure cc: Jim Jaksa Steve Hardin Eugene Valanzano Rachel Boone PA130343 Horizon Bank- Horizon Bank Carmel, H AA) Documenls\AI0 Correspondence\2013 09 11 Response Itrs\2013. 09.11 Mr Dko docx L BENTON HARBOR PORTAGE ALLEGAN August 2, 2013 1St Review Mr. Christopher 1. Brayak, A.I.A Wightman & Associates, Inc. 2303 Pipestone Road Benton Harbor, MI 49022 RE: Horizon Bank Drainage Review Technical Advisory Committee Engineering RevieW for Devel men Drains a Desi s Dear Mr. Brayak: The stormwater review of the construction plans and drainage calculations for the above referenced project has been completed. The submittal is in need of additional information in order to be in compliance with the City of Carmel Stormwater Technical Standard Manual (the Manual). Please revise the plans and calculations in accordance with the comments below: 1. Per Section 102.02 v, please revise the existing project site layout page to include the following: L It does not appear that there is any 15" stub extending to the south from the north property line as indicated in the report. The existing topographic sheet shows a 15" RCP connecting the existing drainage (D.S. #4) MH to the existing drainage (D.S. #3) inlet. Please confirm the existing; conditions of the development. ii. Please label the 100 -year floodplains, fringes, and flood ways. Please state in the plan set if none exist. Per Section 102.02 vii, please revise the storm sewer plan /profile sheets to include the subsurface drains, casting type, structure type, and all utility crossings. Also, please indicate the limits of granular backfill with appropriate detail references. Also, please include the following statement on all plan /profile sheets. The storm sewer system shall be constructed per design specified and as approved by the City of Carmel on the final approved construction plans. Deviation from the approved design shall only be permitted due to special circumstances or difficulty during construction and will require prior field approval from a designated representative of the City of Carmel in addition to supplemental approval by the design engineer. An explanation of any such deviation shall be included as a requirement on as- built /record drawings submitted for release of performance guarantees. Approved design slopes identified as generating velocities of 2.5 fps or less or 10 fps orgreater (at full flow capacity) shall be require as -built certification at the time of construction, prior to backfilling the pipe as it is being installed to ensure compliance with the design plans and as approved by the City of Carmel. Per Section 102.02 xi, please revise the grading plan to include the following: h. Indication as to the system being public or private. k. Emergency flood routing path(s) and their invert elevations from detention facilities to the receiving system. Horizon Bank Wightman & Associates, Inc August 2, 2013 Page 1 of 3 m. A drainage a summary which summarizes the basic conditions of the drainage design, including site acreage, of -site /upstream acreage, allowable release rates, post- developed 100 -year, and 100 -year flows leaving the site. p. Definition of minimum flood protection grade in accordance with this manual. q. Drainage arrows shall be shall be indicated for all grade breaks. It appears the arrows have been provide for the pavement sections but not included in the vegetative areas. 4. Per Section 102.02 xii, please revise the Structure Data Table to include the upstream structure number, downstream structure number, upstream pipe elevation, downstream pipe elevation, pipe length, pipe material, pipe size, type of structure and any detailed references needs for the structure. S. Per section 102.03 iai, it is very difficult to read the pre- and post - developed watershed map provided. Please revise the maps so it can be adequately reviewed for drainage condition comparison between the post - developed conditions and the Master Plan areas and runoff. 6. Per section 102.03 idi, please provide a storm basin watershed map correlating the basin area to each individual inlet designation in the drainage calculation report and the area in acres for each basin. 7. Per Section 104.02, the buildings Iowest entry elevation that is adjacent to and facing a road shall be a minimum of 15 inches above that road. Also, finished floor elevations or the lowest building entry elevation shall be no less than 6" above the finish grade around the building. Please provide spot elevations along the existing curb gutter line of Old Meridian Street as well as a MLAG /MFPG for the site to confirm conformance. 8. Per Section 201.03, for the purpose of determining the post developed condition curve numbers, due to significant disturbance to the upper soil layers during development activities, the initially determined hydraulic soil group for disturbed areas should be changed to the next less infiltrating capacity category (i.e., A to 6, 8 to C, and C to D). It does not appear this has been taken into consideration. Please review and revise accordingly. 9. Per Section 305.02, the minimum diameter of all storm sewers shall be 12 inches. It appears there is an 8" pipe in your pipe sizing calculations. Please review and revise accordingly. 10. Per Section 305.05, the inlet grate opening provided shall be adequate to pass the design 10 -year flow with 50% of the sag inlet areas clogged. It does not appear this was taken into consideration. Please review and revise accordingly. 11. Per Section 303.07, the ponding and overflow path throughout the development resulting from the 100 -year storm event, in the instance the drainage system is completely plugged, should be clearly shown in a hatched area on the plans. Also, all buildings shall have a minimum flood protection grade no less than 1 foot above any adjacent spillway flood elevation or 2' above the detentions 100 -year facility elevation. Please review and revise accordingly. Horizon Bank Wightman & Associates, Inc. August 2, 2013 Page 2 of 3 12. Per section 501.01, there should be no less than 2.5 feet of cover along any part of the pipe from final ground surface elevation to the top of the pipe. It appears the new pipe does not have adequate cover. Please review and revise accordingly. 13. Per Section 501.03, a minimum drop of 0.1 foot through manholes and inlet structures should be provided. Please review and revise accordingly. 14. Please provide the master plan for the Shepard Insurance Office Park. It needs to be submitted to insure the new development meets the runoff requirements of the master planned area. 15. Please label pipe invert elevations on the plan sheet for the proposed structures throughout the development. 16. On sheet C1.1, the Sanitary Lateral is being connected to an 8" PVC labeled "Storm Sewer" Please review and revise. Please include with your construction plans, and secondary plat submittal, one (1) copy of the comments indicating the action taken or a written explanation for action not taken in respect to the above comments. The construction plans, drainage calculations and secondary plat are not to be submitted without implementing changes with respect to these comments, and any and all review comments from the City of Carmel and the Hamilton County Surveyor's Office. Once all other agency approvals are obtained, a .pdf of the final drainage report shall be supplied to the Carmel Engineering Department when the final construction sets of plans are submitted for stamped approval. Please contact me at (317) 780 -1555 ext.112 with any questions. Sincerely, CrossRoad Engineers, P.C. Gregory 1. Ilko, P.E. Senior Project Manager copy: Gary Duncan, City of Carmel Assistant Engineer Greg Hoyes, Hamilton County Surveyors Office John Thomas, City of Carmel MS -4 Operator Amanda Foley, City of Carmel File Horizon Bank Wightman & Associates, Inc August 2, 2013 Page 3 of 3 LMWIGHTMAN &— ASS©CIATES, INC. _ ENGINEERING* SURVEYING • ARCHITECTURE Benton Harbor Office: 2303 Pipestone Road Benton Harbor, MI 49022 September 23, 2013 Telephone (269) 927 -0100 Toll Free: (877) 927 -0109 Far City of Carmel (269) 927 -1300 Urban Forestry Website: 1 Civic Square www.wightman- assoc.com Carmel, IN 46032 Attention: Mr. Daren Mindham — dmindham @carmel.in.gov RE: HORIZON BANK — OLD MERIDIAN & CARMEL DRIVE— CARMEL, IN TAC REVIEW RESPONSE Dear Mr. Mindham: Please accept this letter and the attached revised plans dated 9 -11 -2013 as our response to your August 12, 2013 plan review for the above referenced project. A copy of the plan review letter is attached for your convenience in reviewing this response letter. The item numbers in the response letter correspond to the item numbers in the plan review. Item 1: A bar scale has been added to sheet L1.0 Item 2: The city's planting detail has been added to sheet L1.0 Item 3: The QB trees have been switched to CO — Hackberry and ZS `green vase' Zelkova as requested, see sheet L1.0 Item 4: Three new street trees are shown along Carmel Drive and they are of two different species. There is no room for additional trees along Carmel Drive because of the tree preservation being required in item 6 below. Please see L1.0. Item 5: 8' wide planting strips have been provided around all parking areas Item 6: Preservation of the existing trees is most important. Sheet L1.0 shows trees to be preserved and the grouping of trees at the southeast corner of the site to be preserved as requested. We will work with you in the field, during construction if necessary, to sort out which trees in the grouping are worthy of preservation Item 7: The tree preservation detail has been added to sheet L1.0 Item 8: The ash tree is shown to be removed on sheet L1.0 P1130343 Horizon Bank- Horizon Bank Cannel, 1N\A) Documents4ll 0 Correspondence\2013 09 11 Response Itrs\2013 09 11 Mr Mindham dock BENTON HARBOR PORTAGE � ALLEGAN City of Carmel, Urban Forestry Mr. Daren Mindham September 23, 2013 Page 2 We certainly hope that you find this plan review response acceptable. We look forward to working with you to resolve the outstanding issues. Please feel free to call if you have questions or comments. Very truly yours, WIGHTMAN & ASSOCIATES, INC. r� Christopher J. Brayak, AIA cbrayak@wightrnan-assoc.com 269 - 927 -0200 ext. 202 CJB /fh Enclosure cc: Angelina Conn Jim Jaksa Steve Hardin Eugene Valanzano Rachel Boone PA130343 Horizon Bank- Horizon Bank Cannel, IN\A) Documents\A10 Comespondence\2013 09 11 Response Itrs\2013 09 11 W N indham doc UM BENTON HARBOR PORTAGE ALLEGAN Christopher J. Brayak From: Mindham, Daren <dmindham @carmel.in.gov> Sent: Monday, August 12, 2013 2:43 PM To: Christopher J. Brayak Cc: Lee Dingemans; Jeffrey J. Haw; Jim Jaksa; Gene.Valanzano @faegrebd.com; Stefany K. Holland; Conn, Angelina V; Boone, Rachel M. Subject: Horizon Bank ( #13070009 DP /ADLS) Attachments: Treedetail- Carmel.pdf, Tree Preservation Detail.pdf, Recommended Tree List.pdf, Horizon-Carmel-Drawing Set-1 of 3.pdf Chris, The following email represents comments for this project specifically addressing the area of landscaping. I have reviewed the drawings and offer the following comments: URBAN FORESTRY REVIEW COMMENTS On sheet L1.0, 1) Please add a bar scale to the plan. 2) Please replace the current planting detail with our city standard planting detail (attached), as the current plan detail has many notes that are not to Midwest professional standards. Soil should never be mounded or capped over the root ball and the packaging material should be completely removed. 3) Please substitute out the QB for another suitable street tree. As this is a busy intersection, future acorn production could be a concern. I would recommend another large tree off of the recommended tree list above; possibly London Plane Tree or Japanese Zelkova would be best. 4) Please add street trees along Carmel Dr. I suggest that the street trees alternate species. A mono - culture is not recommended. 5) Please review Ch 20G.04.06.0 and address the landscaping requirements for the parking areas. There are parking spaces without adequate landscaping. 6) According to Ch 20G.04.06.E, 50% of the existing trees shall be protected and preserved. Sheet L1.0 does not show all of the existing trees on the site. There is a large group of trees in the southeast corner of the project that may need to be preserved. Note Horizon Carmel Drawing set 1 of 3.pdf 7) I have attached our tree preservation detail to be used on city projects. Please add this detail to the plans and note on the plan the location around the existing trees that the fencing will be placed. 8) Along with comment #6, the existing tree near the corner of Carmel Dr and Old Meridian is a re- sprouting ash tree. As ash trees in Carmel contain the emerald ash borer, this tree should be not be preserved. It is important that this office be made aware of modifications made on the plans being re- submitted, particularly if any such changes are considered new or fall outside of our previous reviews. Please illustrate how these revisions will be addressed, including changes resulting from Plan Commission, Special Studies or other committee meetings by letter or revised plan. If you have questions, please contact me at 571 -2417. Thank you. Sincerely, ImWIGHTMAN &— ASSOCIATES, INC. ENGINEERING♦ SURVEYING • ARCHITECTURE Benton Harbor Office: 2303 Pipestone Road September 23, 2013 Benton Harbor, MI 49022 Te %phone: City of Carmel (269) 927 -0100 Alternative Transportation Toll Free: 1 Civic Square (877) 927 -0109 Carmel, IN 46032 (269) 927 -1300 Attention: Mr. David Littlejohn www.wightman- assoc.com RE. HORIZONBANK— OLD MERIDIAN & CARMEL DRIVE — CARMEL, IN TAC REVIEW RESPONSE Dear Mr. Littlejohn: Please accept this letter and the attached revised plans dated 9 -11 -2013 as our response to your August 15, 2013 plan review for the above referenced project. A copy of the plan review letter is attached for your convenience in reviewing this response letter. The item numbers in the response letter correspond to the item numbers in the plan review. Item l: Bicycle racks are provided on the plan. Detail 1 on sheet SD1.0 indicates the required clearance Item 2: The 10' side path along Carmel Drive has been added to the plans We certainly hope that you find this plan review response acceptable. We look forward to working with you to resolve the outstanding issues. Please feel free to call if you have questions or comments. Very truly yours, WIGHTMAN & ASSOCIATES, INC. Christopher J. Brayak, AIA cbrayak @wightman - assoc.com 269 - 927 -0200 ext. 202 CJB /fh Enclosure CC' Angelina Conn Jim Jaksa Steve Hardin Eugene Valanzano Rachel Boone PA130343 Horizon Bank- Horizon Bank Carmel, R AA) Do=entsWlO Correspondence\2013 09 11 Response Ilrs\2013.09..11 Mr. Littlejohn.docx BENTON HARBOR PORTAGE ♦ ALLEGAN C C 0 it of arm o .� 16 !n�ta Arw = DEPARTMENT OF COMMUNITY SERVICES August 15, 2013 Mr. Christopher Brayak Wightman & Associates, Inc 2303 Pipestone Rd Benton Harbor, MI 49022 RE: Horizon Bank Dear Mr. Brayak: The following letter represents comments for this project specifically addressing the area of alternative transportation. I have reviewed the drawings dated August 21, 2013 and offer the following comments: ALTERNATIVE TRANSPORTATION REVIEW COMMENTS 1) The City of Carmel Parking Ordinance requires all bicycle parking racks to be installed with a minimum distance of 24" form all walls or obstructions. Please see the City of Carmel's Parking Ordinance in order to determine appropriate construction details for the above. 2) The City of Carmel's Bicycle and Pedestrian Plan requires the construction of a 10' asphalt path along Carmel Dr. Please revise the plans to include and label this path. We request that all responses to our comments be provided in writing. Failure to provide written responses may result in delay of the review process. It is critical that this office be made aware of all modification made on the plans being re- submitted, particularly if any such changes are considered "new" or fall outside of our previous reviews. Please provide revised plans indicating all revisions. Please notify us of any changes Page 1 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 and specifically state any changes, including changes resulting from Plan Commission, Special Studies or other committee meetings. The Department of Community Services reserves the right to provide additional comments based on subsequent reviews. If you have questions, please contact me at 571 -2417. Sincerely, David Littlejohn Alternative Transportation Coordinator cc. Angie Conn, Department of Community Services Rachel Boone, Department of Community Services Engineering Department Review Page 2 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 01 � ti a 4`v ..a]rl31cl;i Carmi_(Ai AAA 46032 August 1, 2013 Stefany Holland Wightman & Associates, Inc. 2303 Pipestone Road Benton Harbor, Ml 49022 RE: Proposed Horizon Bank Dear Ms. Holland: All information concerning the Horizon Bank project has been reviewed. 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. Respectful Timot y Green Chief of Police TJG:vb cc: Dept. of Community Services (517) 71_250( A Nationally AccreclitadL aL' tdforce.mentAg.ency !®7 {3:17) 5' 71-2,512 HORIZOT,4� BANK September 5, 2013 City of Carmel I Civic Square Carmel, IN 46032 Attention: Plan Commission RE: Horizon Bank Northeast Quadrant of the Old Meridian and Carmel Drive Intersection Dear Plan Commission Member: It is my pleasure to introduce the Carmel Horizon Bank Project for your approval Horizon Bank is a 140 year old publically traded financial institution headquartered in Michigan City, Indiana thatrecently entered the greater Indianapolis market with the acquisition of Heartland Community Bank. The success that Horizon is experiencing in this new market has spurred the desire for additional growth into the City of Carmel. The Carmel Horizon Bank branch will be one of Horizon's larger branches offering traditional banking services in addition to mortgage and commercial lending. The two story brick building will be located at the northeast corner of the Old Meridian and Carmel Drive intersection conforming to the Old Meridian Village zoning with a three lane drive through at the rear. In keeping with Horizon's corporate image, the building will be capped with a dark green cornice and dark green awnings over the first floor windows. The entrance will be sheltered from the elements with a flat cable suspended cantilevered canopy with a traditional blade style sign above invoking a historic theme fitting the look of the Old Meridian neighborhood. Horizon is excited by the opportunities that Carmel offers and looks forward to becoming a member of this exceptional community. If you have questions regarding the details of the project, please contact the Architect; Christopher J. Brayak, AIA Wightman and Associates, Inc. ebrayak @wightman- assoc.com 269 — 927 - 0100 ext. 202 q nt regards, es J. Jaksa 9 9CA VP Facilities and Services Horizon Bank 515 Franklin Square Michigan City, IN 46360 515 Franklin Square • Michigan City, IN 46360 • (219) 873 -2640 toll -free 888 -873 -2640 • www.accesshorizon.com CARMEL PLAN COMMISSION DEPARTMENT REPORT SEPT. 17, 2013 4. Docket No. 13070009 DP /ADLS: Horizon Bank. The applicant seeks site plan and design approval for new bank/fmancial institution with drive thru. The site is zoned OM/V -Old Meridian District /Village Zone. The site is located at the northeast corner of Old Meridian Street and Carmel Drive, northwest of 1200 Carmel Dr. Filed by Christopher Brayak of Wightman & Associates, Inc. The applicant seeks approval to construct a new 7,322 sq. ft. bank/financial institution with drive thru. This 2- story brick building will have a limestone base, with a capped dark green cornice at the top, and with dark green awnings over the first floor windows. All windows are proposed to be clear vision glass. The main entrance will have a suspended cantilevered canopy. The building is pulled up to Old Meridian Street, with the drive thru component located at the building's rear. Please view the Petitioner's Information Packet for more details. To the north is Providence at Old Meridian, to the west is Meijer, to the east is the former Shepherd Insurance Building, and to the south across the street is a medical office building. The site will connect to the Providence at Old Meridian site, as well as to the former Shepherd Insurance Building site, for vehicular and pedestrian connectivity. The signage will be a projecting/blade sign along Old Meridian Street and a ground sign along Carmel Drive. The bank will not utilize a separate trash dumpster. The trash, some of which is confidential, will be retained inside the building and then disposed of offsite by bank personnel. A few months ago, the Plan Commission sent a favorable recommendation to City Council for the bank to rezone their southern parcel, comprised of 0.32 acres, from the Old Meridian/Office Zone to the Old Meridian/ Village Zone. This was requested to have the entire project area built on ground that is one zoning classification. Back then, only the northern parcel was zoned Old Meridian/Village Zone. That rezone will be heard by City Council on Sept. 16, 2013, as Ordinance Z- 579 -13. And in conjunction with that rezone request, a plat vacation was requested prior to that, at the June 18th Plan Commission meeting, to begin the process of combining these two triangular parcels of land. This was presented under Docket No. 13040014 PV, and was approved by the Plan Commission. Outstanding Planning Dept. Review Comments: 1. Please include the Development Plan application's Findings of Fact sheet in your final information packets. 2. Please bring the exterior color and building material samples to the public hearing. Petitioner will do this. 3. Provide a copy of the Official List of Adjacent Property Owners from Hamilton County Auditor's Office. This will be done by the project's attorney. 4. Please prepare an estimated construction cost to comply with the Thoroughfare Plan & Alternative Transportation Plan. A copy of this item still needs to be provided to Staff. 5. Please label the street rights of way on site plan. Staff still doesn't see where this is labeled on sheet C1.0. 6. Please add a cross parking easement, in order to allow for parking on your site for patrons of the Providence at Old Meridian site. A copy of this easement /agreement still needs to be submitted to Staff. 7. Please add landscaping along Carmel Dr., per Zoning Ordinance chapter 20G.04.06. The petitioner has done this, but more shade trees should probably be added along Carmel Dr. The petitioner told the City Forester that there is no room for additional trees along Carmel Dr. because of the tree preservation being required, too. However, Staff would like the Commission to further review this. -4- B. Please add shade street trees along Carmel Dr. The petitioner has done this, but more shade trees need to be added along Carmel Dr. The petitioner told the City Forester that there is no room for additional trees along Carmel Dr. because of the tree preservation being required, too. However, Staff would like the Commission to further review this. 9. Please provide design details and cut sheets on all light fixtures. The lighting design details were submitted in the info packets on sheet C5.0, but the Staff needs a pdf showing this, too, because the version of the pdf we received does not show the lighting details /specs on the photometric plan. 10. Please list what `green' or sustainable site or building design aspects will implemented, similar to the LEED checklist from the US Green Building Council (though not required). The petitioner stated that they have done this, but they still need to provide Staff with a copy of the filled out sheet. 11. Is the maximum business frontage being met or exceeded in the OM/Village District? This business/ building will occupy 67.5 feet of frontage, so Staff would like the Commission to further review this. Zoning Ordinance Chapter 20G.05.03.B(4), Maximum Frontage, states: (a) No single retail business may exceed fifty (50) feet of frontage on Old Meridian Street, except as noted in (b), below. (b) 'there shall be allowed a maximum of 2 businesses that occupy up to 150 -ft of frontage on Old Meridian Street. (c) Buildings which are intended for occupancy by more than one business may be up to one hundred fifty feet in frontage, however, said buildings shall be designed with vertical offsets as described in Subsection C below. (d) Continuous facades more than fifth (50) feet wide shall be designed with vertical offsets at intervals which evenly divide the facade into halves. thirds_ r qua etc hall_ igned at intervals not less n fifty (Sd) feet. whichever is less. These offsets maw be pr jectinc. recessed or may be a s'smple change in building material or detailing. (Figure 15) 12. Roof cornice design/style: Staff would like the Commission to further review this feature. 13. Corner tower element: please make is a tarnished green copper color, or change it to be an asphalt shingle roofing material. Per the petitioner, the tower is a branding element, plus the green color will be a darker green as shown in the info packets. Staff would like the Commission to further review this feature. 14. Windows: right now the upper floor windows are smaller in size than the first floor windows. Please make them all the same size, so that they line up vertically. Staff would like the Commission to further review the windows' layout and patterning. 15. Need details on the signage for the drive thru lanes that will be on the canopy. There will be no signs; the drive through canopies will only have green and red lane open /closed indicator lights. The petitioner will provide a catalog cut sheet for the design of these indicator lights. 16. Blade sign, Awnings, and Landscaping in R/W: these items need Board of Public Works approval to encroach into the street right of way; please work with the City Engineering Dept. on that. Petitioner has not contacted the BPW to get on a meeting agenda just yet. 17. New comment: Please screen the transformer /utility /switch boxes at the street intersection with landscaping. 18. New Comment: Please provide a more details about the handrail and riser stairs along the building entrance. 19. New Comment: Please clarify the signage colors. Is the dark color a dark green, and not black? 20. New Comment: Please revisit the idea of possibly adding a few on- street parking spaces to the Old Meridian Street frontage ... did the City Engineering Dept. advise against this? 21. New comment: at the street intersection of Old Meridian St. and Carmel Dr., please add 2 ADA ramps that are perpendicular to the streets, instead of the one you show currently. Department Recommendation: The Planning Dept. recommends that the Plan Commission forwards this item to the Tuesday, October 1 Special Studies Committee meeting for further review and discussion. -5- CARMEL GREEN BUILDINGIRENOYATION CHECKLIST These items are not required by the current Zoning Ordinance or Building Code, but are strongly recommended by the Department of Community Services. Green building and design saves energy and money while providing for a more sustainable community. NEW CONSTRUCTION ❑ Bicycle lockers /changing rooms /showers Best Management Practices for stormwater ®Native landscaping /tree preservation ®Connectivity to adjacent sites Pedestrian RVehicular ❑Green roof ® White membrane/high albedo roof ❑Porous pavers /permeable pavement in parking lot ❑Recycling areas onsite Internal recycling areas External recycling areas Parking islands landscaped to provide shade within 5 years High- efficiency lighting inside and outside ®Building and finishing materials sourced from within 500 miles Water- efficient fixtures throughout ❑Use of recycled materials in construction and fit -out ❑Operable windows for cross - ventilation and light High- efficiency HVAC systems Use of Energy Star or similar appliances [Low VOC paints, coatings, and sealants E]Low -E glass fZLow VOC flooring materials ❑Light and motion sensors for lighting and water fixtures ❑Wind turbine and /or photovoltaic panels, placed to maximize efficiency and minimize visual impact. 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Arbors may thmxlda; at its opday IIn t y tembu dA mot!* or rttadtlot rely cT off of the m:anrem x or ri&b Vdad htaomtdcr for gim btmm& of Urn Provkl+mmo Frupofy or itt OvmM tulo&ng, but not llodlvd to, lcmia tAgenment of dakdinf tha O "aMent amd ri&t to ass fitly of tbn auaeettal m ao=&a7sl lomucd an IN) Arbara Pioperty. Such madd3oadlon cc avttiudon shill b000usa upon the raoardadrar ofau armdmant to this Ag mret cezaitad ealelyy byAtbana aatireofliea ol*o P=rft cf Hm lW D=*j, ld NotwlbWft s4 MIS heb ttmolrtbim Pmm vvph 10 shell haadnatta at each tlmo m: Arbon ammes to tmvn h a0 of dw Ad— Pmpertyy. 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