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FIVE STAR ESTATES
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2200 EAST 131ST STREET
CARMEL, INDIANA
PRIMARY PLAT
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DATE REVISION
PROJECT No. No.
050017
DATE ~
DES.~
DR.~
CKD.!L-- 2 0/31/05 CITY ENGINEER COMMENTS
1 9/20/05 PER TAC COMMENTS
............ GrOUD IN
Lend SI.,6r'V'..yo....
511/nduIIrW Drfw, c.m.I, IN 4llO32
P 317.844.3333 F 317.844.3383
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SNELLING
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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 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 Works and Safetv.
6. Carmel UtilitieslW 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 REQUIREMENTS
9. Upon initial review, it appears the following bonding requirements may apply to this project:
Performance Guarantees/Engineer's Estimates
Individual Performance Guarantees will be required for the following subdivision improvements:
· Perimeter Street Right of Way Improvements if applicable (right of way pavement including
accel, decel, passing blister, widening, stone shoulders, striping, multi-use asphalt paths, etc.)
If applicable, Storm Sewer/Drainage and Monument & Marker bonding will 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 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 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 131 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. Ifit is not included, a License & Permit type Right of Way bond will be required
in the amount of $2,000.00 per instance of work in the right of way. Any open cut in the
pavement of 131 st Street will require separate Board of Public Works and Safety .approval.
10. We have engaged Crossroad Engineers, PC to review all drainage plans and drainage calculations
submitted to this office for review. We will share Crossroad's comments as they are received.
When construction plans are submitted for review for this development, please provide one set of
plans and calculations to the Department of Engineering and one set to Crossroad Engineers, PC
to save some time in the review process.
AVAILABILITY AND CONNECTION FEES
11. Availability ( acreage) Fees must be paid after all other Engineering Department requirements
have been satisfied and prior to the start of construction activities. Availability Fees are based
upon total platted acreage for the development at the current rate of$I,010.00 per acre (Water
Availability Fee). Based upon the primary plats indicated acreage, the following Water
Availability Fees would apply:
5.00 Acres @ $1,010.00/Acre = $5,050.00
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 pennits. 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 provide monuments at the external comers.
13. Please indicate and label the street name on the plat in addition to the location map.
14. Please indicate and label the Village of West Clay including the section number on the plat.
15. Please provide for the potential development of the two properties to the west of Five Star Estates
by providing an internal stub street off Tradd Street to the west. This should facilitate connection
to these properties and eliminate the need for additional accesses from 1315t Street.
"16. Rather than providing a deceleration taper on the east side of the entrance, please provide a full
twelve-foot wide auxiliary lane between the Five Star Estates entrance and the Village of West
Clay entrance to the east.
17. Please indicate the length of the acceleration taper on the west side of the entrance and assure that
it conforms to the 20- Year Thoroughfare Plan.
18. 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.
19. Please provide detention volume for the fully developed site and for the fully developed
thoroughfare plan right-of-way for the 1315t Street frontage. This requirement shall apply
regardless of watershed limits. Please provide adequately sized pipes to carry water from the
street to the proposed ponds.
20. If off-site easements will be necessary to install the utilities, these easements must be secured prior
to the Department of Engineering approving the drawings.
21. Please provide ADA ramps where the entrance crosses the asphalt path and at all interior street
intersections.
22. 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 131 5t Street. 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
1315t Street Road 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 hatchi~g on the plans and
appropriate reference in the legend.
23. The City typically requires 1" milling with 1.5" H.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