HomeMy WebLinkAboutO&M Manual (V2) 07-01-19
10505 North College Avenue | Indianapolis, IN 46280 | .www.weih e.net | (317) 846-6611 | (800) 452-64 08 | Fax: (317) 843-0546
Allan H. Weihe, P.E., L.S., - Founder
OPERATIONS AND MAINTENANCE MANUAL
CARMEL HOTEL
SAAMRAJYA, LLC
North of Main Street between Illinois Street and US Highway 31
Carmel, IN
Project #W190175
Prepared For:
Jim Jacob
6809 West St. Andrews Avenue
Yorktown, IN 47396
(574) 386-4463
Jim.jacob68@gmail .com
Certified By: Russell Webster II, P.E.
Reviewed By: Steven Scott Rucker, P.E.
Date:
May 11, 2019
Revised:
July 1, 2019
Prepared For:
Stormwater Drainage Technical Report
Carmel Hotel Saamrajya LLC
Carmel, IN
Project #W190175
TABLE OF CONTENTS
Operation and Maintenance Manual
1. Project Narrative
2. Definitions
3. Owner Acknowledgement
4. Location Maps
5. Checklist and Maintenance Activities
• Wet Detention Basin (BMP)
• Naturalized Pond Banks
Project Narrative
Saamrajya, LLC is proposing to construct a 49,600-square -foot hotel with retail and with
exp anded parking at the northwest corner of Main Street and US 31, south of Illinois
Street in Carmel. The proposed site sits on 3.37 acres and has been designed to conform
to the aesthetic that Carmel is seeking for this corridor.
The proposed development is on a site at a Latitude of N 39° 58' 43" an d Longitude W
86° 09' 32". The site is generally p art of the NW/4 of Section 26, Township 18 North,
Range 3 East, Clay Township, Hamilton County, Indiana .
The proposed development does not involve any new detention, as detention is provided
by the existing onsite pond, which is contained within the J.R. Collins legal drain. This
pond was permitted in 2001 and constructed around 2002, as a part of the CMC
Properties Business Park. Originally, the intent was to construct 3 office buildings wit h a
central shared parking, but only 1 office building was ever constructed. After discussions
with the Carmel Engineering staff, it was recommended the proposed design utilize a
process of naturalizing the existing pond banks to serve as a BMP.
BMP Owne r Contact Information:
Jim Jacob
6809 West St. Andrews Avenue
Yorktown, IN 47396
(574) 386-4463
Jim.jacob68@gmail.com
Definitions
Best Management Practices (BMP):
Best Management Practices, refer to structural or non-structural measures designed for
the benefit of water quality and quantity.
Urban stormwater runoff contains many types and forms of pollutants. When compared
to stormwater run-off from pre -developed conditions, high concentrations and some
contaminants that are not naturally present in surface runoff from undeveloped local
lands are found. Runoff from undeveloped watersheds contains metals, nutrients,
sediment particles, oxygen-demanding compounds, and other constituents. Once
developed, constituent loads increase because surface runoff volumes increase and the
sources of many of these pollutants also increase. Supplemental applications of
compounds, such as fertilizers, also tend to increase the availability of some pollutants to
stormwater runoff.
Runoff water quality in urban areas can be extremely detrimental to local habitat. Paved
surfaces and standing water bodies for stormwater management control elevate the
temperature of water entering streams. Chemicals in standing water and ponds are
oxidized, resulting in depressed levels of dissolved oxygen. Increased runoff volumes
and rates create scour and deposition damage to instream habitat. Activities in urbanized
areas, such as vehicular traffic, deposit pollutants such as heavy metals and oil & grease
on paved surfaces where they easily wash off into the streams.
BMP Owner:
The owner of the BMP, typically the property owner. The BMP owner may also be the
lessee of the property in the case of long-term le ases of commercial and industrial zoned
properties. The lessee is considered the bmp owner only if the lease specifically states
that construction by the lessee must meet applicable local codes and regulations.
Naturalized Pond Banks:
Water features provide one of the most sensitive habitats possible for wildlife species, so
protecting the health and integrity of water bodies, such as rivers, streams, wetlands,
lakes, and ponds, is of utmost importance. Stormwater runoff occurs when precipitation
flows over the ground, taking with it sediment, chemicals, and other pollutant s directly to
these bodies of water. Polluted stormwater can have many adverse effects on plants, fish,
animals, and people. Naturalizing shorelines minimizes or eliminates chemical runoff,
especially when combined with a designated “buffer zone” in which no chemicals are
applied. Research has shown that a 25-foot buffer of native grasses at least 3-inches high
provides excellent filtering benefits. Vegetation along the water’s edge also helps to
stabilize shorelines and reduce erosion.
Wet Detention Basin:
A Wet Detention Pond is a facility, which removes sediment, biochemical oxygen
demand (BOD), organic nutrients, and trace metals from stormwater runoff. This is
accomplished by slowing down stormwater using an in-line permanent pool or pond
affection settling p ollutants. The wet pond is similar to a dry pond, except that a
permanent volume of water is incorporated into the design. The drainage area should be
such that as adequate base flow is maintained in the pond. Biological processes occurring
in the perma nent pond pool aid in reducing the amount of soluble nutrients present in the
water such as nitrate and ortho-phosphorus.
Stormwater Infrastructure :
Storm water infrastructure and structure s refers to structural or non-structural measures
designed for the benefit of storm water conveyance. Storm water is the rainfall/ snowmelt
that flows over our yards, streets, parking lots, and buildings and either enters the storm
drain system or runs directly into a lake or stream.
Owners of storm water infrastructure and structure s are typically the property owner.
The storm water infrastructure owner may also be the lessee of the property in the case of
long-term leases of commercial and industrial zoned properties. The lessee is considered
the owner only if the lea se specifically states that construction by the lessee must meet
applicable local codes and regulations
Catch basins:
Catch basin/inlet cleaning and repair has traditionally been performed to respond to
localized flooding problems in streets. Catch basins are inlets at the curb with a small trap
(usually six inches to one foot deep) below the sewer pipe. These devices help to clean
storm water because particles in street runoff settle into the trap before the water enters
the storm sewers. Catch basins require regular cleaning of the sediment trap to be. The
inlets do not trap sediments and don’t need cleaning unless they are plugged. Cleaning
for either catch basins or inlets can be done by hand (e.g., with a clamshell or shovel) or
with a vacuum truck.
Conveyance Storm Pipes :
A good rule of thumb is to conduct inspection of storm drain inlets and other drainage
facilities at least once a year, prior to the beginning of the rainy season. Complete
inspections early enough so that repairs can be made during dry weather. Catch
basins /inlets should be inspected at least once every six months. Storm Pipes and culverts
should be inspected every three to five years, or in response to a problem. Most agencies
inspect their sewer pipes six inches or larger with a TV camera. All other parts of the
system are inspected visually.
Look for excessive silt build -up, erosion, unusual algal growth, cracked or collapsed
pipes, misaligned joints, and other signs of problems such as a sheen on the water
surface, discolored water, or an unpleasant odor. Check with product manufacturers or
storm water handbooks for advice on what to look for when inspecting more
sophisticated treatment devices such as flow splitters and diverters. When a problem is
noted, take steps to correct the problem, or route this information immediately to the
appropriate individual(s) in your organization who can respond. If needed, develop a
good response plan to ensure quick follow-up in the future.
Inspections
Routine inspections are the responsibility of the BMP owner. Maintenance is also the
responsibility of the owner. The BMP owner shall be fina ncially responsible for any
maintenance or repairs required by the City or its representatives during the City’s
inspections. The approval maintenance pla n and inspection forms provided with this
manual should be used as guidance for performing maintenance activities. Completed
inspection forms must be maintained by the BMP owner and produced upon request by
the City. The City must be notified of any cha nge s in BMP ownership, major repairs or
BMP failure in writing within 30 days. The letter should be addressed to:
Stormwater BMP Modifications
Department of Engineeri ng
City of Carmel
One Civic Square
Carmel, IN 46032
The City and/or its re presentatives have the right to enter the property to inspect BMPs.
In the event that the City finds a BMP in need of maintenance or repair, the City will
notify the BMP owner of the necessary maintenance or repairs and give the landowner a
timeframe for c ompleting the maintenance or repairs. If the maintenance or repairs are
not completed within the designated timeframe, the City shall perform the maintenance
or repairs and bill the landowner for the actual costs for the work.
Inspection & Maintenance Ac tivities
Re fer to the checklist provided with this manual for operation, maintenance and
inspection o f BMP and storm water infrastructure. The checklist is for the use of the
BMP owner in performing routine inspections. The City will perform annual inspec tions
of BMP s, using similar checklist. The BMP owner must maintain and update the BMP
operations and maintenance plan. At a minimum, the operations and maintenance plan
must include, but is not limited to:
1. Visual inspect and removal of debris from inlet, outlet, and sump structures
2. Removal of woody vegetation from the embankments
BMP owners must routinely inspect BMPs to verify that all BMP components are
functioning as designed and are not in danger of failing. All BMPs need maintenance to
function as water qualit y and quantity enhancements. Maintenance can range from
dredging sediment out of the treatment area to mowing grass.
The BMP owner agrees to the maintenance and inspection programs attached with this
manual. Inspections must be documented on the inspectio n forms included in this
Operation and Maintenance Manual.
A self-monitoring program by the project site owner is required during construction and
during a maintenance schedule of any project described. A trained individual employed
or retained by the project site owner shall prepare and maintain a written evaluation of
the project site by the end of the next business day following each measurable Inspection.
Inspection during construction should be after a storm event and at a minimum, one (1 )
time a week.
Inspection during the maintenance schedule must routinely inspect all storm water
infr astructure to verify that all components are functioning as designed and are not in
danger of failing. They should be inspected a minimum of an annual ba sis or upon
observed failure.
Owner Acknowledgment
This Operation and Maintenance Manual is submitted to the City of Carmel with the
intent to insure the longevity and adequate functioning of the BMP Wet Detention Basin
and Naturalized Pond Banks owned by Saamrajya, LLC . By submitting this Operation
and Maintenance Manual to the City o f Carmel’s Office with plans to maintain a BMP
Wet Detention Basin and Natur alized Pond Banks the BMP owner noted above agrees to
follow and abide by the inspection schedule and maintenance activities listed in this
manual. The BMP owner noted above is responsible for any additional maintenance
and/or repair activities to maintain the function and longevity of the BMP(s).
_______________________________ ______________________________
Owner Signature: Date
_______________________________
Printed
STATE OF INDIANA )
) SS:
COUNTY OF )
BEFORE ME, the undersigned, a Notary Public in and for said County and State,
personally appeared Owners,/Agent,
subscribed and sworn before me this day of , .
County of Residence Signature
Commission Expiration Date Printed Name
LOCATION MAP – NO SCALE
DENOTES PROJECT LOCATION
Maintenance Inspection Checklist Page 3 of 9
DRY POND & WET POND
MAINTENANCE INSPECTION CHECKLIST
BMP Location:
Inspector’s Remarks:
Overall Condition (circle one): ACCEPTABLE UNACCEPTABLE
Inspection Date:
FREQUENCY MAINTENANCE ACTIVITY COMMENTS
As Needed &
Following > 1”
Rainfall
Irrigate if plants appear wilted or unhealthy; replace dead plants
Check/repair areas with erosion, cracking, embankment failure, burrowing animals, and
sediment clogging the drain and other pipes
Repair erosion and bare soil
Remove woody vegetation < 15’ toe of embankment and mow < 25’ from spillway
Remove trash, debris, and sediment
Remove weeds and invasive plants
Monthly
(during growing
season)
Irrigate 1” water/week during the first growing season; maintain low water levels to allow
sufficient oxygen to the roots of establishing plants (wet pond shelf)
Check/clean inlets, outlets/overflows and trash racks from debris
Check plants for pest damage or disease
Remove trash, debris, and sediment
Mow side slopes and embankments, emergency spillways, and access road (dry pond –
maintain bottom at 6-8”; wet pond – allow 5-10’ of embankment to grow 24-30”)
Semi-Annually
(spring & fall)
Check/remove sediment build-up and plant debris (especially < 18” of outlet)
Check water levels with design specifications (wet pond)
Check/repair any settlement of berms
Check/remove burrowing animals; repair holes in embankments
Annually Seed or sod to restore dead or dying grass/groundcover
Replace mulch every 3 years (min); replace topsoil every 10 years (min)
Remove accumulated sediment (> 50% capacity forebay, > 25% capacity pond). Minimum 2-
10 years (dry pond), 5-10 years (wet pond)
Upon Failure Redesign and reconstruct
Maintenance Inspection Checklist Page 9 of 9
RIPARIAN RESTORATION & NATIVE REVEGETATION
MAINTENANCE INSPECTION CHECKLIST
BMP Location:
Inspector’s Remarks:
Overall Condition (circle one): ACCEPTABLE UNACCEPTABLE
Inspection Date:
FREQUENCY MAINTENANCE ACTIVITY COMMENTS
As Needed &
Following > 1”
Rainfall
Irrigate if plants appear wilted or unhealthy; replace dead plants
Check for erosion and slope stability; repair with additional plant material similar to original
and/or small stones for stability
Remove trash, debris, and sediment
Remove weeds and invasive plants
Replace bark mulch on bare, exposed soil
Monthly
(during growing
season)
Irrigate 1” water/week during the first growing season
Check plants for pest damage or disease
Remove trash, debris, and sediment
Remove weeds and invasive plants
Semi-Annually
(spring & fall)
Check for erosion, embankment failure, and sediment accumulation
Prune/trim plants
Mow or spot apply herbicide (until canopy and/or vegetation established)
Redefine landward edge
Add bark mulch
Annually Prescribed burn (prairie only) end of second year OR mow to very close to ground; remove
plant debris from site to expose soil to sun; repeat on 2 to 5 year cycle
Upon Failure Redesign and reconstruct
Site Name:
Owner Name:
Owner Address:
Owner Phone Number:
Emergency Phone Number:
Location:
Date:
Time:
Inspector:
Change in ownership since
last inspection?
Maintenance Item Maintenance (1 or 2)* Maintenance is needed: Comments
Trash or debris which is located immediately in
front of the catch basin opening or is blocking
inletting capacity of the basin by more than
10%
Trash or debris (in the basin) that exceeds 60
percent of the sump depth as measured from the
bottom of basin to invert of the lowest pipe into
or out of the basin, but in no case less than a
minimum of six inches clearance from the
debris surface to the invert of the lowest pipe.
Trash or debris in any inlet or outlet pipe
blocking more than 1/3 of its height.
Dead animals or vegetation that could generate
odors that could cause complaints or dangerous
gases (e.g., methane).
Sediment Sediment (in the basin) that exceeds 60 percent
of the sump depth as measured from the bottom
of basin to invert of the lowest pipe into or out
of the basin, but in no case less than a minimum
of 6 inches clearance from the sediment surface
to the invert of the lowest pipe.
Top slab has holes larger than 2 square inches
or cracks wider than 1/4 inch (Intent is to make
sure no material is running into basin).
Frame not sitting flush on top slab, i.e.,
separation of more than 3/4 inch of the frame
from the top slab. Frame not securely attached
Maintenance person judges that structure is
unsound.
Grout fillet has separated or cracked wider than
1/2 inch and longer than 1 foot at the joint of
any inlet/outlet pipe or any evidence of soil
particles entering catch basin through cracks.
Settlement/Misalignment If failure of basin has created a safety, function,
or design problem.
Vegetation growing across and blocking more
than 10% of the basin opening.
Vegetation growing in inlet/outlet pipe joints
that is more than six inches tall and less than six
inches apart.
Contaminants and Pollution Any evidence of oil, gasoline, contaminants or
other pollutants (Coordinate removal/cleanup
with local water quality response agency).
Cover is missing or only partially in place. Any
open catch basin requires maintenance.
Mechanism cannot be opened by one
maintenance person with proper tools. Bolts
into frame have less than 1/2 inch of thread.
One maintenance person cannot remove lid after
applying normal lifting pressure (Intent is to
keep cover from sealing off access to
maintenance).
Ladder Ladder is unsafe due to missing rungs, not
securely attached to basin wall, misalignment,
rust, cracks, or sharp edges.
Metal Grates Trash and debris that is blocking more than
20% of grate surface inletting capacity.
*Maintenance: Enter 1 if maintenance is need and include WO#. Enter 2 if maintenance was performed same day
Inspection and Maintenance Checklist
Catch Basins, Manholes, and Inlets
Vegetation
Catch Basin Cover
Fractures or Cracks in Basin
Walls/Bottom
Structure Damage to Frame and/or
Top Slab
Trash & Debris
Y OR N
Site Name:
Owner Name:
Owner Address:
Owner Phone Number:
Emergency Phone Number:
Location:
Date:
Time:
Inspector:
Change in ownership since
last inspection?
Maintenance Item Maintenance (1 or 2)* Maintenance is needed: Comments
Sediment & Debris Accumulated sediment exceeds buildup 1/4" of the
pipe diameter up to maximum of 6"
Vegetation Vegetation that reduces free movement of water
through the pipes
Protective coating is damaged; rust is causing more
than 50% deterioration to any part of the pipe
Any dent that decreases the cross section area of pipe
by more than 20% or puncture that impacts
performance
*Maintenance: Enter 1 if maintenance is need and include WO#. Enter 2 if maintenance was performed same day.
Inspection and Maintenance Checklist
Y OR N
Damaged Pipe
Conveyance Stormwater Pipe