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HomeMy WebLinkAboutCorrespondence e e Mr. Brian K. Robinson August 16, 2005 Kendall Wood / Amended Primary Plat-Project Review #1 Page 2 of5 We request that all comments and comment letters generated by this office be answered in writing and be accompanied by a drawing reflecting requested revisions. Final drawings will not be approved for construction until all Engineering Department, Carmel Utilities and Hamilton County Surveyor's Office issues have been resolved. The design engineer must certify all drawings submitted for final approval. Because of the dual jurisdiction between the City of Carmel and the Hamilton County Surveyor, we will require a minimum of 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 signatw'es. 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. 7. Please be advised that any installation of signs, walls, irrigation systems, etc. within dedicated right of way or dedicated easements will require a Consent to Encroach Agreement with the City of Carmel's Board of Public Works and Safety. 8. 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. 9. Carmel Utilities does not subscribe to "Holey Moley" and should be contacted directly for all water main locations. 10. I have included copies of the following for your use: . Subdivision Project Approval Procedures . Performance Release Procedure . Subdivision Building Permits . Permit Data, Contacts, etc. . Subdivision Sign requirements Please share copies of the enclosures with the developer and contractors associated with this proj ect. BONDING REOillREMENTS 11. Individual Performance Guarantees will be required for the following subdivision improvements: . Streets (base, binder and surface). You may bond perimeter street improvements separately. . Curbs . Water Mains . Street Signs . Monuments &.Markers* . Sidewalks (builders lot sidewalks, perimeter right of way sidewalks and perimeter asphalt paths may be bonded separately). *Storm sewer bonding will be under the jurisdiction of the Hamilton County Surveyor's Office. They may also require bonding for Monuments & Markers. If that is the case, we will not require duplicate bonding. 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 provide detailed Engineers Estimates for each improvement including unit costs, quantities, materials and types 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, Irrevocable Letters of Credit or Cashier's Checks, Certified Checks or Official Checks. Please reference the enclosures for more detailed explanation of our procedures. e e Mr. Brian K. Robinson August 16, 2005 Kendall Wood / Amended Primary Plat-Project Review #1 Page 3 of5 AVAILABILITY AND CONNECTION FEES 12. 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$1,01O.00 per acre (Water Availability Fee). Based upon the secondary plat indicated acreage, the following Water Availability Fees would apply: 12.045 Acres @ $1,010.00/Acre = $12,165.45. 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, swimming pool or clubhouse is planned for this development, or any future section of the development, additional Water Connection Fees will be assessed based upon the recommendation of the Director of Carmel Utilities. 13. The City has engaged Crossroad Engineers, PC to review all drainage plans and drainage calculations. The Department will share Crossroad's comments as they are received. Since Crossroads is a member of the Carmel TAC, the Department would expect that the Amended Primary Plat has been submitted directly to them for their review. COMMENTS - PRIMARY PLAT Some of the items outlined below represent outstanding items from previous reviews that the Department would have expected to be incorporated into this amended Primary Plat. 14. Please indicate all of the existing drives, entrances, streets, etc. on both sides of Shelborne Road. 15. The Department requests that there be a minimum of 500 feet between the centerline of 12151 Street and the centerline of the proposed entrance on Shelborne Road. Please indicate and label the distance between these streets. 16. Please remove the common area designation from the median at the entrance. There can be no common area within the right-of-way. 17. Based on previous meetings between the Department of Community Services and the Department of Engineering, and comment letters issued by the Department of Engineering, the Department will accept the entrance if it is configured to be 18-foot lanes back-of-curb to back-of-curb, 18- foot median back-of-curb to back-of-curb, and the dedicated left turn lane is located in front of the median island with the necessary taper and 12-foot lane. 18. Please indicate and label the cUrb return radii at the internal intersection to be 20 feet. The curb return radii at the entrance shall be 40 feet. 19. 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 She Ib orne Road and 121st Street. Auxiliary lanes shall be measured from the edge of the 15-foot travel lane. Any new pavement placed in the Shelbome Road or 121st Street rights-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. 20. 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. A Subsurface drain is required beneath the stone shoulder. 21. Please indicate I" milling with 1.5" R.A.C. #11 resurfacing for the entire width of the existing roadways across the property frontage (along both Shelbome Road and 121 st, Street) or to the limits of the auxiliary lanes, whichever is greater. Please delineate the milling and resurfacing areas with hatching on the plans and appropriate reference in the legend. 22. Please label all existing and proposed right-of-way. e e Mr. Brian K. Robinson August 16, 2005 Kendall Wood / Amended Primary Plat-Project Review #1 Page 4 of5 23. Please indicate subsurface drains completely under the curb on the typical street section. As the Department has stated on previous reviews of this and numerous other projects, the location indicated does not represent the City of Carmel Standard. 24. Please provide a detail which requires 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. 25. Please add an Asphalt Path Detail that requires 1 inch HMA #11 surface on 2 inches HMA #8 binder on 5 inches #53 stone. 26. Please indicate a comer cut that will accommodate a 120-foot radius roundabout centered at the intersection of Shelbome Road and 121 st Street. 27. Please provide ADA ramps where the entrance crosses the asphalt path and at all interior street intersections. 28. Please indicate subsurface drains beneath the curb on both sides of all the streets on the Development Plan 29. All lots adjacent to side yard easements must be wide enough to accommodate the anticipated house model and any planned driveways such that there is no encroachment in the easements. 30. Please contact the City GIS Department for new City standards related to primary and secondary plat electronic submission requirements. The City expects that submittals will be made in accordance with these requirements. 31. The full width portion of the passing blister on Shelbome Road shall be 160 feet long instead of 80 feet as shown. The acceleration taper at the entrance shall be 250 feet long instead of the 150 feet as shown. 32. The Department has issued various review letters for the Primary Plat and the Secondary Plat/Construction drawings submitted for the original land plan of this site. The Department will expect that ALL comments generated from previous reviews be incorporated into this amended Primary Plat, even if the items are not specifically re-stated in this letter. The Department will expect the submitted Secondary Plat/Construction Drawings to incorporate the following, in addition to other standards not specifically listed below, as the design is developed: 33. The Department of Engineering requests additional information related to the large drainage structure under 121st Street per comment #27 of a the review letter issued by the Department of Engineering dated February 9, 2005. 34. Please. develop a maintenance of traffic plan. 35. Please include the note "THERE SHALL BE NO WATER VAL YES OR MANHOLES WITHIN THE PAVEMENT, CURBS, OR SIDEWALKS" on all appropriate sheets. Please develop the design in accordance with this requirement. 36. Please provide detention volume for the fully developed thoroughfare plan right-of-way for the Shelbome Road -and 121st Street Street frontages. This requirement shall apply regardless of watershed limits. Please provide adequately sized pipes to carry water from the street to the proposed ponds. 37. Please contact Crossroad Engineers to obtain drainage review checklist for consideration in developing secondary plat and that design effort. The Department will expect the design to meet the requirements of this checklist. 38. 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 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. 39. Please indicate and label all swales and slopes. Swales shall be a minimum of 1 % slope. 40. Please indicate pad grades andMFPG for each lot. -.. "' e e Mr. Dennis D. Olmstead November 10, 2004 Page 2 5. Please be advised that any installation of signs, \'1alls, irrigation systems, etc. \'1ithin dedicated right of ~'ay or dedicated easements \'Ii11 require a Consent to Encroach Agreement \vith the City of Carmel's Board of \ _ Public \Vorks and Safety. 6. Carmel UtilitiesAVater Distribution should be provided copies of all dra\vings and revisions for review of \vater issues. They \\"ill provide a separate revie\v regarding these Issues. 7. Carmel Utilities does not subscribe to "Holey ~loley" and should be contacted directly for all \-vater main locations. 8. I have included copies of the follo\ving for your use: . Subdivision Project Approval Procedures . Performance Release Procedure . Subdivision Building Permits . Permit Data, Contacts, etc. . Subdivision Sign requirements Please share copies of the enclosures \vith the developer and contractors associated with this project. BONDI~G REOUIRE~IENTS 9. Individual Performance Guarantees will be required for the following subdivision improvements: . Streets (base, binder and surface). You may bond perimeter street improvements separately. . Curbs . \Vater l\1ains . Street Signs . ~lonuments & Markers. . Side\valks (builders lot sidewalks, perimeter right of \vay sidewalks and perimeter asphalt paths may be bonded separately). .Storm sewer bonding will be under the jurisdiction of the Hamilton County Surveyor's Office. They may also require bonding for Monuments & Markers. If that is the case, \ve will not require duplicate bonding. Sanitary se\vers are under the jurisdiction of the Clay To\vnship Regional \Vaste 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 provide detailed Engineers Estimates for each improvement including unit costs, quantities. materials and types of materials, etc. Upon completion and release of individual Performance Guarantees, a three-year rvlaintenance Guarantee will be required. The Maintenance Guarantee amount is based upon 15% of the Performance amount for Streets and Curbs and .10% of the Performan.ce amount for all other improvements. Performance Guarantees may be Performance or Subdivision Bonds, Irrevocable Letters of Credit or Cashier's Checks, Certified Checks or Official Checks. Please reference the enclosures for more detailed explanation of our procedures. A" AILABILITY AND CONNECTION FEES 1 O. Availability (acreage) Fees must be paid after all other Engineering Department requirements have been satisfied and prior to the start of construction activities. Availability Fees are based upon total platted acreage for the development at the current rate of S 1,010.00 per acre (Water Availability Fee). Based upon the secondary plat indicated acreage, the following \Vater Availability Fees would apply: 17.887Acres @ SI,OIO.OO/Acre = $18,066.00 Connection Fees are currently $1,310.00 for \vater per single-family residence. Connection Fees are paid \vhen the infrastructure has been complete, satisfactory test results obtained and the subdivision has been released for permits. \Vater Connection Fees are paid on a per-lot basis. . If all irrigation systenz, SW;lIt1l1;ng pool or clubhouse ;s planned for this develop/nelli, or any flltllre sectiolt oftlte developl1zent, additiollal IVater COllnection Fees )v;ll be assessed based upon tlte recol1zl1zendatioll oftlte Director ofCarnzel Utilities. 11. \Ve have engaged Crossroad Engineers, PC to revie\v all drainage plans and drainage. calculations submitted for revie\v to this office. \Ve \viII share Crossroad's comments as they are received. \Vhen construction plans are submitted for T.A.C. revie\\' for this development, please provide 2-sets of plans and calculations to allo\v us to send the extra set to Crossroad and save some time in the revie\v process. e e 5. Please be advised that any installation of signs, walls, irrigation systems, etc. within dedicated right of 'Nay or dedicated easements \vill require a Consent to Encroach Agreement \vith the City of Carmel's Board of Public Works and Safety. 6. Carmel Utilities/Water 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 not subscribe to "Holey Moley" and should be contacted directly for all \vater main locations. 8. I have included copies of the following for your use: . Subdivision Project Approval Procedures . Performance Release Procedure . Subdivision Building Permits . Permit Data, Contacts, etc. . Subdivision Sign requirements Please share copies of the enclosllres with the developer and contractors associated with this project. BONDING REQUIREl\IENTS 9. Individual Performance Guarantees will be required for the following subdivision improvements: . Streets (base, binder and surface). . Perimeter Street Improvements (accel, decel, passing blister, right of way pavement, etc.) . Curbs . \Vater Mains . Street Signs . Monuments & Markers. . Sidewalks (builders lot sidewalks, perimeter right of way side\valks and perimeter asphalt paths may be bonded separately). .Storm sewer bonding will be under the jurisdiction of the Hamilton County Surveyor's Office. They may also require bonding for Monuments & !vIarkers. If that is the case, we will not require duplicate bonding. Sanitary sewers are under the jurisdiction of the Clay Township Regional \Vaste 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 provide detailed Engineers Estimates for each improvement including unit costs, quantities, materials and types of materials, etc. Upon completioI1 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, Irrevocable Letters of Credit or Cashier's Checks or Certified Checks. Please reference the enclosures for more detailed explanation of our procedures. AVAILABILITY AND CONNECTION FEES . 1 O. Availability (acreage) Fees must be paid after all other Engineering Department requirementshave 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$I,010.00 per acre (\Vater Availability Fee). Based upon the secondary plat indicated acreage, the following \Vater Availability Fees would apply: 17.887 Acres @ $1,010.00/ Acre = $ 1 8,066.00 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 all irrigatioll system, swinuning pool or clubhouse is plalllledfor this developmellt, or any fllture sectioll of the developnlellt, additiollal JVater Connection Fees will he assessed based upon the recommendation oftlte Director ofCaT1l1el Utilities. ] 1 . We have engaged Crossroad Engineers, PC to review all drainage plans and drainage calculations submitted for revie\v to this office. We will share Crossroad's comments as they are received. \\'hen construction plans are submitted for T.A.C. review for this development, please provide 2-sets of plans and calculations to allo\v us to send the extra set to Crossroad and save some time in the revie\v process. C01\Il\1ENTS - PRIl\IARY PLAT (3rd Revie\v) These are repeat comments fronl our original primary plat review. ] 2. Item #2] - Please provide adequate detention volume for the full Thoroughfare Plan Right-of-Way developed in accordance with the cross-section on the Alternative Transportation Plan. It may be necessary to take water from the other side of the ri"ght-of-way into the pond. e e COl\Il\IENTS - CONSTRUCTIO~ PLANS (1st Revie'.v) 13. Sheet C200 - Site Development Plan . Please provide ADA ramps. . Please label curb return radii at all intersections. . All lots adjacent to side yard easements should be \vide enough to accommodate the anticipated house and drive\vay to be constructed such that there is no encroachment into the side yard easement. . Please provide minimum flood protection grades (~1FPG). Define the ~1FPG as 2-feet above the 100- year flood elevation. In the Legend for MFPG, state that no opening (door, window, basement access, etc.) shall be lo\ver than the MFPG. . Please provide pond spillway and pond spillway detail. 14. Sheet C404 - Pavement \Videning . There should be a 3-foot \vide #73 stone shoulder provided along this entire length. The cross-section on Sheet C402 should be modified to reflect this. The dimensions on Section B-B should reflect 27'-0" of widening, not the 24' -0" indicated. \Vhat is shown on plans is adequate. . The ISO-foot tapers shown for the passing blister are correct, but the full \vidth portion should be 160 feet instead of 80 feet. 15. Sheets C404 and C405 - Pavement Widening . Modify note to "saw cut the existing pavement were it will be adjacent to ne\v pavement". . Please indicate new pavement construction and widening \vith hatching. 16. Sheet C402 - Entrance Detail . Please provide the follo\ving pavement section for Shelbome Road: 1.5 inches H.A.C. #11 Surface on 2 inches H.A.C. #8 Binder on 3 inches H.A.C. #5D Base on 7 inches #53 Stone on 4 inches #2 Stone. 17. Sheet C406 - Traffic Control Plan . Add a note that all traffic control signs are installed by the City and require an ordinance. 18. Sheet C500 to C502 - Sanitary Se\ver Plan and Profile . Add note "All manholes are to be outside the pavement, curbs and sidewalks. . Provide complete elevations. 19. Sheet C600 to C602 - Storm Plan and Profile . Provide complete elevations. 20. Sheet C700 - Water Plan . Add note "All water valves and manholes are to be outside the pavement, curbs and side\valks. 21. Sheets LIto L3 - Landscape Plans . Please remove these sheets from drawings submitted for approval. Approval of Landscape Plans does not come from the Department of Engineering. 22. The Department requests that any general or plan notes, details, or specifications be revised or added to appropriate sheets to accommodate the following requirement for installation within existing and proposed City right-of-way: "Bedding, haunching and initial backfill materials, placement and compaction for water mains, water service laterals, sanitary mains and sanitary service laterals shall be in accordance with the standard practice of the utility that has jurisdiction over the installation. Final backfill for water mains, water service laterals, sanitary mains and sanitary service laterals under and within 5-feet of pavement (including side\valks) shall be B-Borrow for Structure Backfill meeting the material requirements of the INDOT and shall be compacted in 6-inch maximum lifts to not less than 95% Standard Proctor Density for the entire depth of the material placed. The backfill for the top 6-inches of the excavation below the start of the aggregate subbase of the pavement shall be No. 53 Stone meeting the material requirements of the INDOT and shall be compacted to not less than 95% Standard Proctor Density. If the standard practice of the utility that has jurisdiction over the installation has a more stringent final backfiIl requirement, the more stringent requirement shaIl govern." 23. The Department requires that all installations within existing and proposed City right-of-way and recommends ~hat all private installations conform with the following minimum cover requirements: "For installation of Storm Mains, Water Mains, Sanitary Mains, Water Service Laterals, Sanitary Service Laterals under City streets, regardless of the jurisdiction of the utility, the minimum cover from the top of the installed pavement to the top of the instaIled pipe shall be the pavement section thickness (all bituminous and aggregate material above the subgrade) plus 1-0". If the standard practice of the utility that has jurisdiction over the installation has a more stringent cover requirement, the more stringent requirement shall govern." 24. The Department requests that any general or plan notes, details, or specifications be revised or added to appropriate sheets to accommodate the following requirement for installation within existing and proposed City right-of-\vay. The Department assumes that the storm system will be a private system, but recommends that the entire storm system be constructed to meet the following requirements to facilitate future acceptance by the City: "Bedding, haunching, and initial backfill for all RCP installations shall be B-Borrow for e e bottom such that after the pipe is installed to grade and line, there remains a 4-inch minimum depth of material below the pipe barrel and a minimum of 3-inches belo'vv the bell. For pipe sizes 66-inches and larger, the minimum depth of material belo'vv the pipe barrel shall be 6-inches. Bedding shall be placed to be uniform as possible, but shall be loosely placed uncompacted material under the middle third of the pipe prior to placement of the pipe. Haunching and initial backfill shall be compacted in 8-inch maximum lifts to not less than 90% Standard Proctor Density for the entire depth of the material placed. The backfill shall be brought up evenly on both sides of the pipe for the full length of the pipe. Haunching shall extend to the springline of the pipe. The limit of initial backfill shall be 6-inches above the springline. ~1inimum trench \vidth shall be the outside diameter of the pipe plus I8-inches. Final backfill for all RCP installations under and within 5- feet of pavement (including side'vvalks) shall be B-Borro'vv for Structure Backfill meeting the material requirements of the INDOT and shall be compacted in 6-inch maximum lifts to not less than 95% Standard Proctor Density for the entire depth of the material placed. The backfill for the top 6-inches of the excavation belo'v'l the start of the aggregate subbase of the pavement shall be No. 53 Stone meeting the material requirements of the fNDOT and shall be compacted to not less than 95% Standard Proctor Density. Final Backfill for all RCP installations greater than 5-feet from any pavement shall be clean fill material free of rocks larger than 6-inches in diameter, frozen lumps of soil, \'lood or other extraneous material, compacted in 12-inch maximum lifts to not less than 90% Standard Proctor Density for the entire depth of the excavation." 25. 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 certain stages of the 'Nork and to review the authority of the Department as it relates to work \vithin the existing and proposed City right-of- way and the specifications noted in the plans. 26. Based on a meeting with the Department of Community Services and the City Engineer, please disregard any prior comments related to the cul-de-Ioop. The cul-de-Ioop will be approved provided that the "nipple" is eliminated, as discussed with Stoeppelwerth & Associates, Inc. during our phone conversation. 27. The Department \viII approve the proposed plan to remove the existing box culverts under 121 st Street provided that it is demonstrated that the entire watershed that drains to these culverts is accommodated (either detained or collected and routed through the system) and that the proposed 15" pipe is adequate for the entire watershed and the north right-or-way for 121st Street. These culverts must be completely removed and backfilled and the street must be repaired to Department standards. 28. Based on a meeting \vith the Department of Community Services and the City Engineer, the Department \\ill accept the entrance if it is. configured to be 18-foot lanes back-of-curb to back-of-curb, 18-foot median back- of-curb to back-of-curb, and the dedicated left turn lane is located in front of the median island with the necessary taper and 12-foot lane. These comments represent the Department of Engineering's first review of the construction plans for this project.\Ve request that all responses to our comments be provided in writing. Failure to provide mitten 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 and specifically state any changes, including changes resulting from Plan Commission, Special Studies or other committee meetings. All bonds and performance guarantees (if required) must be posted prior to Engineering Department approval. Also, Board of Public \Vorks and Safety approval and any other governing agency approvals (if required) must be obtained prior to Engineering Department approval. The plans have been submitted to the City's consultant for drainage review. Comments from the drainage review ',l.'ill be forwarded to your office \vhen the review is complete The Department of Engineering reserves the right to provide additional comments based on subsequent revie\vs. If you have questions, please call Mike McBride or me at 571-2441.