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HomeMy WebLinkAboutCorrespondence e e /', CARMEL PLAN COMMISSION: City of Carmel One Civic Square Carmel, IN 46032 June 30, 2005 Re: Docket #05050004Z Arden Town Homes I would like to speak out against this proposed project. I attended the hearing on June 21 S\ 2005 but unfortunately my business will take me out of town for the second reading July 5th, 2005 on this project. I am the Executor of the estate at 1841 East 136th Street as well as 210 Seventh Street NE in Carmel. These properties are on the south side of East 136th Street, and have been in our family since 1939. I have no problem with Mr. Tom Maginhart selling his property, nor do I have a problem with the quality of homes built by Buckingham Contractors. My concerns and objections are outlined below: 1). The construction of 100 Townhouses with 2 car garages will add 200 plus vehicles to an already overcrowded limited road. This road is the only connection from US 31 north to IN 431 north. The next connecting roads to the south is 126th Street and 116th Street (Main Street will only connect to north bound traffic)., and to the north is the Shopping Center at about 14Sth Street. 136th Street gets a lot of traffic from the east of Keystone Avenue as well as the new townhouses going in between Rangeline Road and the Monon Trail during normal hours. When the High School is in session it will be impossible to enter 136th Street from our driveway. Some day they will widen 136th Street for certain, but they will have to build a new bridge and realign the road due to the Cemetery. This realignment will come from the south side of 136th Street and will involve cutting into our property, of which we have already given 8/10 of an acre just to straighten out the new bridge. 2). With 100 Townhouses there will be a lot of pavement which will create more drainage problems to Cool Creek. When we get sudden rain storms, the drainage from the shopping centers on 146th Street north of Carmel has created flood conditions in the past and nothing has been done to alleviate this problem. This is a year round problem and adding this project will only add to this problem causing major flooding to all properties downstream. 3). My final problem is the sewage. Where is the sewage going? To my knowledge there are no present sewage lines on 136th Street. Would these lines come from Keystone Avenue or Rangeline Road? If they come from Rangeline Road, you will need a lift station for the hill. It is my understanding that several years ago this property was under consideration and at that time the entrance was to connect onto Rangeline Road just north of the Cemetery. This would be a big help to the traffic on 136th Street. Thank you for your time and consideration of my concerns and objections. Sincerely, Ronald C. Bird 1841 East 136th Street Carmel, IN 46032 ~. fI;; e e o 'Z>8006~ '2 NATURAL RESOURCES PLAN REVIEW AND COMMENT Hamilton County Soil and Water Conservation District 1108 South 9th Street, Noblesville IN 46060 Ph- 317-773-1432 or Email at .ohn-south Project Name- Arden PUD Application Location- Sec 19 T-18N R-4E Acreage- 12.7 Owner/Developer- Buckingham Companies 333 N. Pennsylvania Street Indianapolis, IN 46204 Engineer- Mr. Rich Kelly EMH&T 6994 Hillsdale Court Indianapolis, IN 46250 Plan Review Date: May 17, 2005 Soils Information: OcA Ockley silt loam, 0 to 2 percent slopes This is a well drained soil with a water table at a depth greater than 40 inches. This soil is located on terraces; slopes are 0 to 2 percent. The native vegetation is hardwood forest. The surface layer is silt loam and has moderately low to moderate organic matter content (1.0 to 3.0 percent). Permeability is moderate (0.6 to 2 inlhr) in the most restrictive layer above 60 inches. Available water capacity is high (9.2 inches in the upper 60 inches). The pH of the surface layer in non-limed areas is 5.1 to 6.5. It is designated not highly erodible (class 3) in the Highly Erodible Land (HEL) classification system. OcB2 Ockley silt loam, 2 to 6 percent slopes, eroded This is a well drained soil with a water table at a depth greater than 40 inches. This soil is located on terraces; slopes are 2 to 6 percent. The native vegetation is hardwood forest. The surface layer is silt loam and has moderately low organic matter content (1.0 to 2.0 percent). Permeability is moderate (0.6 to 2 inlhr) in the most restrictive layer above 60 inches. Available water capacity is high (9.3 inches in the upper 60 inches). The pH of the surface layer in non- limed areas is 5.1 to 6.5 . Water erosion is a management concern for crop production. This soil is designated potentially highly erodible (class 2) in the Highly Erodible Land (HEL) classification system. St Sleeth 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 terraces; slopes are 0 to 2 percent. The native vegetation is hardwood forest. The surface layer is loam and has moderately low to moderate organic matter content (1.0 to 3.0 percent). Permeability is moderate (0.6 to 2 in/hr) in the most restrictive layer above 60 inches. Available water capacity is moderate (7.7 inches in the upper 60 inches). The pH of the surface layer in non-limed areas is 5.1 to 6.5. Droughtiness and wetness are management concerns for e e r Mr. Rich Kelly, P.E. May 17, 2005 Arden - Project Review #1 Page 2 of 5 design engineer must certify all drawings submitted for final approval. This office will require a minimum of five-sets (maximum of seven-sets) of approved drawings after all issues have been resolved. The drawings will be stamped approved and signed by both the City Engineer and Director Carmel Utilities. The Developer/O\vner will receive one-set which is to be maintained on the construction site at all times. Carmel Utilities will receive two-sets. Our Construction Manager will receive on~-set and one-set will be maintained in the Department of Engineering. If more than the minimum of five-sets are requested to be approved, the additional sets (maximum total of two additional) must be submitted with the five required sets. 5. Please be advised that any installation of signs, walls, irrigation systems, etc. within dedicated easements and/or right of way will require Consent to Encroach approval. 6. Carmel Utilities does not subscribe to "Holey Moley" and should be contacted directly for all water and sanitary se\ver main locations. 7. Carmel Utilities will provide a separate review of this project for water and sanitary sewer issues. 8. I am including copies of the following with this correspondence: . Commer'ciallSubdivision Project Approval Procedures. . Performance Release Procedure . Permit Data, Contacts, etc. . Commercial Permitting Procedures. . Dedication of Right of Way Documents . Utility Fees BONDING REQUIREl\'IENTS 9. Upon initial review, it appears the following bonding requirements may apply to this project: Performance Guarantees/Engineer's Estimates 1. Interior Streets (if dedicated) 2. Interior Curb & Gutters (if dedicated) 3. Right of Way Improvements (pavement, curbs, accel/decellpassing blister, sidewalks/paths) 4. Water Mains . 5. Sanitary Sewers 6. Storm Sewers (if dedicated) 7. Monuments (ifplatted) & Markers (if dedicated streets) 8. Interior Sidewalks (if streets are dedicated) 9. Street Signs (if streets are dedicated) Please provide a Certified Engineer's Estimate for 100% of the cost of labor and materials for these improvements. Please post Performance Guarantees, in the amount of the Engineer's Estimates, for each ~mprovement required. Upon completion and release of the Performance Guarantees, 3-year Maintenance Guarantees will be required. Street Cut/Right of Way Permit and Bonding Requirements Any \vork in the dedicated right of way of Smokey Row Road/136th Street will require a Right of Way Permit. If the work in the right of way is not included in a Performance Bond, a separate License and Permit Bond will be required. The bond amount will be determined by the number of instances of work in the right of way @ $2,000.00 per instance. Open pavement cuts in dedicated streets require approval by our Board of Public Works and Safety. Please contact our Right of Way Manager, Fred Glaser, to arrange permitting and bonding. 10. We have engaged Crossroad Engineers, PC to review all drainage plans and drainage calculations submitted to this office for review. We will share Crossroad's comments as they are received. When construction plans are submitted for review for this development, please provide I-set of plans and calculations to this office and I-set of plans and drainage calculations to: Mr. Greg IIko, PE Crossroad Engineers, PC 341 7 South Sherman Drive Beech Grove, IN 46107 e e r Mr. Rich Kelly, P.E. May 17,2005 Arden - Project Review #1 Page 3 of5 AVAILABILITY At~D CONNECTION FEES 11. 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 or upon the total acreage as stated on a legal description of the property. Current Availability (acreage) Fees are $1,OlO.OO/acre for water and $1,365.00/acre for sanitary sewers. Connection Fees - In order to calculate Connection Fees for this development, detailed usage information is required. It appears that this is a townhome or condominium project. Please provide this office with a detailed listing of buildings, units per building and bedrooms per unit. Current Connection Fees are $1,310.00 per EDU for water and $795.00 per EDU for sanitary sewer. I am enclosing Average User Factor Sheets for water and for sanitary sewers. PROJECT COl\IMENTS-CONCEPT PLAN 12. Why does the Modernized Legal Description contain 1.279 acres less than the Record Legal Description? This is in reference to Exhibit A in the PUD. 13. Detention will be required for this development. 14. Is there proposed filling of the floodplain of Cool Creek? The Department will expect the development to conform to the recommendations of the Cool Creek Watershed Study which is available on-line from the City's website. 15. Please label the existing and proposed right-of-way of Smokey Row Road. If the existing right-of- way does not meet the requirements of the City's 20- Year Thoroughfare Plan, additional right-of- way must be dedicated to satisfy the requirements of the Plan. 16. Please contact Crossroad Engineers to obtain a drainage review checklist. The Department will expect the drainage system designed for this proj ect to conform to the items outlined in the checklist. 17. Please provide monuments at external comers. These monuments should be shown on the plat. 18. Please ensure that there are no common areas within the right-of-way. 19. Please ensure that other easements do not overlap with tree preservation easements. 20. Please label private streets. The Department assumes that the on-site streets will be private. 21. Please label the widths of all internal drives, drive aisles, alleys, and streets. 22. Any off-site easements must be secured prior to the Department of Engineering approving the drawings. 23. The Department assumes that all internal areas ,vill be blanket IngresslEgress, Drainage and Utility Easements. 24. Please confirm with the Fire Department that internal turning radii are adequate for their fire trucks. 25. Please label the distance from the entrance centerline to the centerline of the school entrance immediately to the east. 26. Please label the width of the entrance. 27. Please provide detention volume for the fully developed thoroughfare plan right-of-way for the Smokey Row Road frontage. This requirement shall apply regardless of watershed limits. Please provide adequately sized pipes to carry water from the street to the proposed ponds. 28. Please provide an acceleration lane and deceleration lane per the configuration on the attached sketch. Please provide a lane shift taper for the westbound through lane in accordance with the Indiana MUTCD. 29. Please indicate and label a 10-foot asphalt multi-use path along Smokey Row Road. The City standard section for multi-use path is 1 inch HMA #11 surface on 2 inches HMA #8 binder on 5 inches # 53 stone. 30. ADA ran1ps will be required where the 10-foot multi-use path crosses the entrance. 31. The curb return radii at the intersection of Smokey Row Road and the entrance are required to be a minimum of 40 feet. e e }- Mr. Rich Kelly, P.E. May 17, 2005 Arden - Project Review #1 Page 4 of 5 32. Please indicate widening across the property frontage or to the extents of the auxiliary lanes, whichever is greater for IS-foot travel lanes on the property side of Smokey Row Road. Auxiliary lanes shall be measured from the edge of the IS-foot travel lane. Please add a note to the site plan that all existing pavement shall be sawcut to a clean edge where new pavement (for widening or for auxiliary lanes) is to be installed adjacent to existing pavement. Any new pavement placed in the Smokey Row Road right-of-way for widening, for auxiliary lanes and for each entrance up to the mainline right-of-way limit shall meet the follo\ving section: 1.5 inches HMA #11 surface on 2 inches HMA #8 binder on 3 inches HMA #5D base on 7 inches #53 stone on 4 inches #2 stone or match existing, whichever is greater. Please delineate this section with hatching on the plans and appropriate reference in the legend. 33. The City typically requires 1" milling with 1.5" R.A.C. #11 resurfacing for the entire width of the existing roadway across the property frontage or to the limits of the auxiliary lanes, whichever is greater. The roadway would then also need to be restriped with thermoplastic striping. Please develop a plan for the restriping and for striping of the auxiliary lanes. Please add a note to this plan that all striping shall be thermoplastic. Please delineate the milling and resurfacing areas with hatching on the plans and appropriate reference in the legend. 34. A three-foot wide #73 stone shoulder at a minimum depth of six inches is required across the property frontage or to the limits of the auxiliary lanes, whichever is greater. Subsurface drain is required beneath the stone shoulder. 35. Please incorporate the Department's cover and backfill standard for all storm sewers that will be maintained by the City or located within the right-of-way and for sanitary and water mains and laterals within the right-of-way into the design of the Construction Drawings. 36. Any street cuts must be delineated on the plans for sa\vcut, removal, and replacement. Please include with the details, the Carmel standard street cut patch detail. 37. For the Construction Drawings, please confirm that the EMH&T details for curb, sidewalk and pavement meet of exceed the City Standard Details. If they do not, please include the City Standard Details in the Construction Drawings and delineate as such on the Development Plan. 38. Please provide a Maintenance of Traffic Plan with the Construction Drawings. 39. The City recommends that all private streets be constructed to City standards to facilitate future dedication. These standards include: a Sub-surface drain under the curbing on each side of the roadway meeting the Department's standard detail. a The plan should accommodate a future 50-foot right-of-way to include the street and any sidewalks and the pavement width should be a minimum of 30 feet. a The pavement face curb-to- face curb width should be 40-feet for parking on both sides or 32-feet for parking on one side only. a Please continue curb and gutter to the limits of the on-street parking spaces at intersections. o Locate any sanitary or storm manholes ( except inlets) and valve boxes outside of street pavement, sidewalks or curbing and add a note to this effect. a The sidewalk and curbing are installed to the Department's standard details. a The pavement is installed with a normal crown with inlets on each side. a Storm piping, Sanitary Sewer and Water Mains within what could be future right-of-way conform with the City's cover and backfill standards. These comments represent the Department of Engineering's initial review of the conceptual plan of this project. We request that all responses to our comments be provided in writing. Failure to provide written responses may result in the delay of the review process. It is critical that our office be made. aware of all modifications made on any 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.