HomeMy WebLinkAboutO&M Manual 1
January 11, 2022
KWA Project No. 2110-028
OPERATION AND MAINTENANCE MANUAL
FOR
BEST MANAGED PRACTICE
PROJECT
PARK PLACE CENTER
BUILDINGS 4 & 6
708 & 712 Adams Street
Carmel, IN
OWNER
David Klain
db Klain Construction
(317) 846-9992 (Phone)
2159 Glebe Street, Suite 200
Carmel, IN 46032
david@dbklain.com
This instrument was prepared by Adam DeHart, PS, CPESC, CESSWI, Keeler-Webb Associates, 486 Gradle Drive, Carmel,
IN 46032.
I affirm, under the penalties of perjury, that I have taken reasonable care to dedact each Social Security number in this
document, unless required by law. A. L. DeHart
2
SECTION 1
OWNER RESPONSIBILITY
The owner shall bear the cost for the installation and maintenance of Best Managed Practices (BMP).
In the event that, ownership changes the ownership and responsibility for maintaining the BMP shall
also transfer to the new owner(s). It is the responsibility of the current owner to pass this manual on to
the next owner of the property.
RIGHT-OF-ENTRY
The owner of the property shall allow entry onto the property personnel from the Carmel
Engineering/Stormwater Department. The personnel from the above offices shall have the right to
inspect the BMP(s) described in this manual. The personnel shall be granted access only to inspect the
BMP(s).
ANNUAL REPORTING
Requirements regarding the submittal of annual inspection reports to the City of Carmel Engineering
Department. The first report is due one year after construction is completed, with subsequent reports
due each year within the same month of the initial report. If there are any deficiencies found during the
inspection, these should be addressed. If the inspection report is not received within the month it is due,
if there are deficiencies which were not included in the report, or if any deficiencies included in the
report are not addressed in a timely manner, the BMP owner faces enforcement action from the City.
Submit to: Storm Water Department, One Civic Square, Carmel, IN 46032
BMP TREATMENT TRAIN
Post construction stormwater quality measures (owner to maintain all bmp's per owners operation and
maintenance manual):
A. Most of this site’s stormwater is discharged to a regional detention pond for Carmel Science &
Technology Park west of the property. Prior to discharging to the pond all stormw ater is directed
to an off-line SWQU by XC-2 Xcellerator for cleaning the first 1" of stormwater to be pretreated
before released to the wet detention pond. The wet detention pond also functions as a second
bmp owned and maintained by others. After the stormwater is treated, detained and released;
the overflow flows into a Hamilton County Regulated Drain. This stormwater treatment train
matches the master plan for stormwater in this portion of Carmel Science & Technology Park.
3
SECTION 2
BMP(s) located at BUILDINGS 4 & 6 PARK PLACE CENTER
4
5
SECTION 3
OWNER-REQUIRED PERIODIC INSPECTIONS AND INSPECTIONS TO BE PERFORMED BY CITY
REPRESENTATIVES AND DEFINITIONS
BMP Best management practices can refer to structural measures
(Wetlands, ponds, sand filters, vegetative swales, vegetative strips etc.) or non-
structural measures (restrictive zoning, reduced imperv ious areas, etc.). BMPs
are designed for the benefit of water quality and quantity. For the purposes of
this chapter, BMPs refer to structural water quality BMPs.
BMP owner The owner of the BMP, typically the property owner. The BMP owner may also
be the leasee of property in the case of long-term leases of commercial or
industrial zoned properties. The leasee is considered the BMP owner only if the
lease specifically states that construction by the leasee must meet applicable
local codes and regulations.
BOD Biochemical oxygen demand
Contributing Contributing drainage area refers to the total drainage area
Drainage damage to a given point, including offsite drainage.
Effective drainage Effective drainage area refers to the drainage area from a
area specific site, excluding offsite drainage, where offsite drainage either does not
exist or where offsite drainage bypasses the site through culverts or other
means.
Impervious area Impervious areas are areas where the land surface has been altered to
decrease the amount of rainwater infiltration. Impervious surfaces include
paved roads, concrete driveways and rooftops.
Offline structure Offline structures are BMPs that treat only the water quality volume (WQv).
Flows exceeding the WQv bypass the struct ure and re-enter the watercourse
below the BMP.
Redevelopment Redevelopment means any construction, alteration, or improvement where
structures are removed and/or replaced. Where the disturbance caused by
redevelopment activities disturbs less than 10,000 sq.ft., no water quality BMP
plan shall be required. Staff has the discretion to exempt the redevelopment
activities for minor additions to the redevelopment for the installation of the
designed BMP’s.
Stormwater A system of vegetative, structural, and other measures
Quality that reduce or eliminate pollutants that might otherwise
Management be carried by surface runoff.
Total P Total Phosphorus
Total N Total nitrogen.
TSS Total suspended solids.
Treatment train A treatment train consists of more than one BMP in series treating stormwater
runoff. Such configurations are necessary when BMPs individually cannot meet
the 80%TSS reduction goal.
6
Watershed Watershed refers to the total drainage area contributing
runoff to a single point.
Purpose/Background Urban stormwater runoff contains many types and forms of pollutants. When
compared to stormwater runoff from pre-development conditions, higher
concentrations and some contaminants that are not naturally present in surface
runoff from undeveloped local lands are found. Runoff from watersheds
contains sediment particles, oxygen-demanding compounds, nutrients, metals
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 in-stream habitat. Activities in urbanized areas, such
as vehicular traffic, deposit pollutants such as heavy metals and oil and grease
on paved surfaces where they easily wash off into the streams. All roadway
construction and improvement projects that disturb more than ½ acre must
meet the requirements of this chapter.
Best management practices (BMPs), both structural and non-structural, can
reduce the amount of pollutants in stormwater. This section of the manual
establishes minimum standards for the design, maintenance, application, and
construction of water quality BMPs. The information provided in this chapter
establishes performance criteria for stormwater quality management and
procedures to be followed when preparing a BMP plan for compliance.
BMPs noted in this manual refer to post-construction BMPs, installed after
construction has been completed and the site has been stabilized. Installing
certain BMPs such as bioretention areas and sand filters, prior to stabilization
can cause failure of the measure due to clogging from sediment. However, with
a strict construction sequence, detention ponds and other BMPs can be
installed initially during construction and used as sediment control measures. In
those instances, the construction sequence must require that the pond be
cleaned out with pertinent elevations and storage and treatment capacities
reestablished as noted in the approved stormwater management plan.
7
SECTION 4
OWNER REQUIRED OPERATION & MAINTENANCE & INSPECTION LOGS
8
9
10
11
12
13
14
OWNERS SITE INFRASTRUCTURE CHECKLIST
15
16
GENERAL MAINTENANCE
Each BMP must have an operations and maintenance plan submitted to the
City/County for approval and maintained and updated by the BMP owner.
Refer to figure for a checklist for BMP owner routine operation, inspection and
maintenance of water quality swales. The City/County will perform annual
inspections. The BMP owner shall be responsible for maintenance costs and
the annual inspection fee.
1. A stormwater management easement and maintenance agreement is required for each facility.
The maintenance covenant must require the owner of the storm water quality swale to
periodically clean the structure. A copy of the easement is included in the BMP operations and
the maintenance manual as Exhibit A.
2. Provide adequate access for inspection and maintenance.
3. At a minimum, maintenance shall include periodic mowing, occasional spot reseeding and
weed control. Swale grasses must never be mowed close to the ground. Grass heights in the 4
to 6 inch range are recommended.
4. Fertilization of grass swale shall be done annually in the spring or fall to maintain the health of
the grass, and with care not to over-apply the fertilizer.
5. Remove sediment accumulated in fore bay when it is 50% full (or half the height of the check
dam to the top of the 4” x 4” concrete monument).
6. Perform necessary inspection and maintenance if ponding within the water quality swale exists
for greater than 48 hours.
7. Inspect the restrictor orifice in the water quality swale outlet after every storm event in excess of
1 inch of rainfall.
8. The planting soil should be removed or replanted when ponding time exceeds 36 hours.
9. Install and maintain Aeration Fountain 1/2hp per Specifications and Manufacturer
recommendations (or approved equal by engineer) to maintain oxygen saturation for the health
of the pond and fish.
17
GENERAL INSPECTION AND MAINTENANCE ACTIVITIES
BMP (best management practice) 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 quality and quantity enhancements. Maintenance can range from dredging
sediment out of the treatment area to mowing grass. Inspections must be documented on the
inspection form included in this Operation and Maintenance Manual.
The BMP Owner agrees to follow maintenance and inspection program:
MAINTENANCE INSPECTION FREQUENCY MAINTENANCE
STORM SEWER & Monthly -Remove debris
STORM STRUCTURE -Remove excess
DEBRIS CLEANOUT vegetation
VEGETATION Monthly -Maintain grass
heights of 4”-6”
-Reseed, fertilizer,
mow as needed
-Check for erosion
SEDIMENT As Needed -Remove sediment
from detention pond
and swirl chamber as
specified in
manufacturers
recommendation
PONDING Ponding over 48 hours
-Replace or repair
underdrain
-Remove obstructions
-Repair erosion
The owner shall promptly repair any small rills that form in the vegetative strips or swales. All trash and
debris shall be removed as necessary. Fertilize the vegetation as necessary to promote healthy
growth. Cut the grass as needed but no shorter than 4 inches. Clean out any sediment that is filtered
in the system. All sediment shall be removed from the site and placed in a stabilized area. It is the
responsibility of the owner to perform these duties.
18
SECTION 5
Owner Acknowledgement Agreement (“Agreement”)
For good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged,
the undersigned owner (“Owner”) hereby submits this Operation and Maintenance Manual (“Manual”) to
the City of Carmel, Indiana (“City”) as a written acknowledgement of Owner’s warranty and agreement
to institute, maintain, and follow the water quality Best Management Practices (“BMPs”) listed in this
document, and to follow and abide by the inspection schedule and maintenance activities listed in this
Manual. The Owner also hereby agrees to provide, at Owner’s cost, all additional maintenance, repair,
and/or replacement services reasonably necessary to maintain the function and longevity of the BMPs
from and including the date this Agreement is executed by Owner to and including the date on which a
new Agreement is filed with the City by another party who assumes all of the obligations and
responsibilities of Owner as set forth herein.
BMPs:
Stormwater Quality Unit XC-2
______________________________ ______________________
Owner Signature Date
______________________________ _____________________________
Printed Name Company
STATE OF INDIANA )
) SS:
COUNTY OF HAMILTON )
BEFORE ME, the undersigned, a Notary Public in and for said County and State,
personally appeared _________________________________, Owner subscribed and
sworn before this ____ day of __________________, ________.
______________________________ ______________________________
County of Residence Signature
______________________________
Commission Expiration Date
______________________________
Printed Name
PARK-PLACE-BLDGs4-6-BMP.doc