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HomeMy WebLinkAboutCorrespondence e e Mr. Dennis D. Olmstead July 13, 2005 The Retreat of West Clay Primary Plat-Project Review #1 Page 2 of5 Carmel and the Hamilton County Surveyor, we will require a minimum of eight-sets of drawings for approval after all issues have been resolved. The drawings will be stamped as approved and will be signed by the City Engineer and by Carmel Utilities. The eight-sets will then be sent to the Hamilton County Surveyor's Office for approval and signatures. Three approved sets are to be returned to the City of Carmel. The Hamilton County Surveyor's Office will retain two-sets. The Developer, the Engineer and the Contractor will each receive one-set. 5. Please be advised that any installation of signs, walls, irrigation systems, etc. within dedicated right of way or dedicated easements will require a Consent to Encroach Agreement with the City of Carmel's Board of Public Wodes and Safety. 6. Carmel Utilities/W ater Distribution should be provided copies of all drawings and revisions for review of water issues. They will provide a separate review regarding these issues. 7. Carmel Utilities does subscribe to "Holey Moley" and they should be contacted directly for all water main locations. 8. We are enclosing copies of the following: . Subdivision Project Approval Procedures . Performance Release Procedure . Subdivision Building Permits . Permit Data, Contacts, etc. BONDING REOillREMENTS 9. Upon initial review, it appears the following bonding requirements may apply to this project: Performance GuaranteeslEngineer's Estimates Individual Performance Guarantees will be required for the following subdivision improvements: . Interior Streets . Curb & Gutters . Water Mains . Street Signs . Interior (Builder's Lots) right of way sidewalks . Exterior (all other right of way sidewalks/asphalt paths adjacent to common areas and/or perimeter streets) right of way sidewalks . Perimeter Street Right of Way Improvements if applicable (right of way pavement including accel, decel, passing blister, widening, stone shoulders, striping, etc.) may be bonded separately. Storm Sewers/Storm Drainage, Erosion Control and Monument & Marker bonding win be under the jurisdiction of the Hamilton County Surveyor's Office. Sanitary sewers are under the jurisdiction of the Clay Township Regional Waste District. 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 nrovide detailed Enl!ineers Estimates for each imorovement includinl! unit costs" Quantities" materials and tvDes of materials" etc. Upon completion and release of individual Performance Guarantees, a three-year Maintenance Guarantee will be required. The 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 enclosures for more detailed explanation of our procedures. Right of Way Permit and Bonding Any work in the dedicated right of way of either Little Eagle Creek A venue or West 141 st Street will require a Right of Way Permit. If the work is included in the scope of work of a posted Performance Guarantee, no additional bonding will be required. If it is not included, a License & Permit type Right of Way bond will be required in the amount of $2,000.00 per instance of work e e Mr. Dennis D. Olmstead July 13, 2005 The Retreat of West Clay Primary Plat-Project Review #1 Page 3 of 5 in the right of way. Any open cut in the pavement of either West 141st Street or Little Eagle Creek Avenue will require separate Board of Public Works and Safety approval. 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 2-sets of plans and calculations to allow us to send the extra set to Crossroad to save some time in the review process. AVAILABILITY AND 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. Availability Fees are based upon total platted acreage for the development at the current rate of $1,010.00 per acre (Water Availability Fee). Based upon the primary plats indicated acreage, the following Water Availability Fees would apply: 23.495 Acres @ $1,010.00/Acre = $23,730.00 Connection Fees are currently $1,310.00 for water per single-family residence. Connection Fees are paid when the infrastructure has been complete, satisfactory test results obtained and the subdivision has been released for permits. Water Connection Fees are paid on a per-lot basis. . If an irrigation system is planned for this development, additional Water Connection Fees will be assessed based upon the recommendation of the Director of Carmel Utilities. PRIMARY PLAT COMMENTS 12. Please contact Crossroad Engineers to obtain drainage review checklist for consideration in developing secondary plat and that design effort. The Department would expect the secondary plat and construction drawings submitted to conform to the requirements of the checklist. 13. Please provide detention volume for the fully developed site and for the fully developed thoroughfare plan right-of-way for the Little Eagle Creek Avenue and 141 st Street frontages. This requirement shall apply regardless of watershed limits. Please provide adequately sized pipes to carry water from the street to the proposed outlet. 14. Please indicate widening across the property frontage or to the extents of the auxiliary lanes, whichever is greater for 15-foot travel lanes on the property side of West 141 st Street and Little Eagle Creek Avenue. Auxiliary lanes shall be measured from the edge of the 15-foot travel lane. Please add a note to the site plan that all existing pavement shall be saw cut 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 West 141 st Street or Little Eagle Creek Avenue right- of-way for widening, for auxiliary lanes and for each entrance up to the mainline right-of-way limit shall meet the following 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. 15. The City typically requires I" milling with 1.5" R.A.C. #11 resurfacing for the entire width of the existing roadways across the property frontage or to the limits of the auxiliary lanes, whichever is greater. The roadways 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. 16. Please add an Asphalt Path Detail that requires 1 inch HMA #11 surface on 2 inches HMA #8 binder on 5 inches #53 stone. 17. All paving within the existing and proposed City right-of-way shall conform to the requirements of the Department of Engineering. Please add a note to the drawings that the Contractor shall contact the Department of Engineering to schedule a pre-construction meeting to review the Department's construction requirements, staff notification requirements, required inspections for e e Mr. Dennis D. Olmstead July 13, 2005 The Retreat of West Clay Primary Plat-Project Review #1 Page 4 of5 certain stages of the work and to review the authority of the Department as it relates to work within the existing and proposed City right-of-way. 18. 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. 19. Common areas 6 through 8 need to be removed from within the right-of-way. Please remove all the islands except the ones at the entrances. The "C.A. # I" label appears in two locations on the plat. 20. Please provide standard concrete monuments at all external comers. 21. Please indicate and label the right-of-way of Little Eagle Creek Avenue and 141st Street. 22. Any off-site easements necessary for installation of utilities must be secured prior to the Department of Engineering approving the drawings. 23. ADA ramps are required at all locations where the sidewalks or asphalt paths cross the streets. 24. Please revise so that the right-of-way width of Seclusion Lane is a uniform 50 feet except at the entrance. 25. Please revise so that the street width of Seclusion Lane is a uniform 30 feet except at the entrance. 26. The curb return radii of the internal street intersections were not shown on the plat. These need to be a minimum of 20 feet. 27. Subsurface drains must be provided on both sides of all the interior streets beneath the curb. Please include Carmel standard subsurface drain detail in the construction plans. 28. All lots adjacent to side yard easements shall be wide enough to accommodate the anticipated house model and any planned driveways such that there is no encroachment into the easements. 29. Each of the proposed entrances must be a minimum of 500 feet from the nearest adjacent intersection. 30. Each of the entrances is too wide as shown. Please reduce the width of the 24-foot wide exit lane to a maximum of 18 feet. 31. The entrances must be aligned with existing or future streets or entrances. 32. The dimensions of the passing blisters are incorrect as shown. Please revise the full width portions to be a minimum of 120 feet long and the deceleration tapers to be a minimum of 150 feet long. 33. Please provide a cross-section, which shows the correct widening distance and the correct locations of the asphalt paths. 34. Would like the length of storm sewer beneath the street at the intersection of Seclusion Lane and Solitude Road minimized. Please revise so that these cross perpendicular to the centerline of Solitude Road. 35. If the north end of Solitude Road connects with an existing street in an existing development with access to a perimeter road, please eliminate either the Little Eagle Creek Avenue entrance or the 141 st Street entrance. If the north end of Solitude Road will remain a stub street for some undetermined time, provide a temporary cul-de-sac terminal end. 36. Please revise the Typical Street Cross-section to require the following pavement section for the paving of the proposed interior public streets: 1.5 inches HMA #11 surface on 2 inches HMA #8 binder on 3 inches HMA #5D base on 7 inches #53 stone. Please add a note that all paving must be completed in one paving season. These comments represent the Department of Engineering's initial review of the primary plat for 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 the plans being resubmitted, 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.