HomeMy WebLinkAboutCorrespondence
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October 12,2005
CI
JAMES BRAINARD, l\1AYOR
Mr. Adam DeHart, LS
Keeler-Webb Associates
486 Gradle Drive
Carmel, IN 46032
RE: Villas at Morgan's Creek Construction Plans-Project Review #S
Dear Mr. DeHart:
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The City has received your comment letter and drawings dated October 10, 2005 based upon the City review of
September 22, 2005.
The conunents from the City review have been satisfactorily addressed. Please assure that Crossroad
Engineers is aware of the drainage revision stated in your October 10,2005 transmittal Jetter and ensure
that all the requirements of the drainage review are satisfied. After this is accomplished, please submit all
copies necessary for approval and we will approve the drawings. All bonds and performance guarantees (if
required) must be posted prior to Engineering Department approval. Also, Board of Public W orles and
Safety approval and any other governing agency approvals (if required) must be obtained prior to
Engineering Department approval.
cc: Matt Griffin, Department of Community Services
Jerry Corbier, Covenant Group, LLC
JohnDuffy, Carmel Utilities
Paul Pace, Carmel Utilities .
Paul Arnone, Carmel Utilities
Greg Ilko, Crossroad Engineers
Greg Hoyes, Hamilton County Surveyor's Office
John South, Hamilton County Soil & Water
Project File Copy
Engineering Department Review
S:\DHILL\PROJREV04\VILLASA TMORGANSCRKPRIMARY - REVIEW # 7
DEPARTMENT OF ENGINEERING
ONE CMC SQUARE, CARMEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439
EMAIL engineering@cLcarmel.in.us
September 22, 2005
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JAMES BRAINARD, MAYOR
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Mr. Adam DeHart, LS
Keeler-Webb Associates
486 Gradle Drive
Carmel, IN 46032
RE: Villas atMorgan's Creek Construction Plans-Project Review #4
Dear Mr. DeHart:
The City has received your comment letter and drawings dated September 13, 2005 based upon the City review of
August 25, 2005.
The comments from the City review have been satisfactorily addressed with the following exceptions:
Based on additional review, the City provides additional comment:
1. The curb return radii at the intersection of Gray Road and Morgan's Creek Court are shown as 25 feet. They
should be a minimum of 40 feet. Thank you for increasing the curb radii to 40 feet. Now that the curb
radii are 40 feet, the information is not as dear as it was before when the radii were 25 feet. There is a
line covering the "R" for the northeast corner radius. Please revise so that this information is dear.
This is exac:tly the same as it was on the previous August 12, 2005 plan submittal. Please correct on
Sheets 2,3,4,5,6,8, 14A, and 14B.
2. On the subsurface drain detail, please indicate that the pipe is to be double wall Hancor Hi-Q or equivalent.
The note does not Include the words "DOUBLE WALL." Please revise to indude "DOUBLE WALL."
COMMENTS - CONSTRUCTION PLANS
9. Please provide an entrance plan. Repeat comment - Also on the entrance plan, label the width of the
existing pavement and the width from the existing Gray Road pavement centerline to the existing Gray
Road edge of pavement. Do not reference these dimensions from the right-of-way centerline.
I O. Please show water mains, sanitary, and storm on profiles. . Sanitary and storm are not shown on Sheet 6,
Street Plan and Profile. We just intended that all sanitary,storm, and water crossings be shown. .
Please revise to show just the crossings.
12. The City typically requires I" milling with LS"H.A.C. #11 resurfacing for the entire width of the existing
roadwa'yacross 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 ofthe auxiliary lanes. Please add a note to this plan that all striping shall be
thermoplastic. Please delineate the milling arid resurfacing areas with hatching on the plans and appropriate
reference in the legend. Thank you for delineating the milling and resurfacing on the plan views. Please
note the different hatching types in a legend. Please provide a pavement marking plan instead of a
narrative of the striping to be performed. Thank you for noting the different hatching types in a
legend. All that is left to be done regarding the widening and auxiliary lanes is for us to be able to
verify that the widths of these are measured from the centerline of the existing pavement and not from
the right-of-way centerline. Also more information is needed on the pavement marking plan.
14. In accordance with the new County requirements, please provide detention volume for the fully developed
thoroughfare plan Tight-of-way for the Gray Road frontage. This requirement shall apply regardless of
watershed limits. Please provide adequately sized pipes to carry water from the street to the proposed ponds.
This will be determined by drainage review.
20. Please add the Department Standard Sidewalk detail. This is not legible on the print we received. This is
still not legible.
26. Sheet 6 - Please provide adequate drainage in the right-of-way of Gray Road. This will be determined by
drainage r,eview.
In order to address the above comments, only minor revisions would need to be made to the plans. Most of the
comments are repeat comments from previous reviews that were not addressed. The Department would expect the next
DEPARTMENT OF ENGINEERING
ONE CMC SQUARE, CARMEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439
EMAIL engineering@cLcarmel.in.us
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submittal to incorporate all the requested items such that final approval could be granted. If the resubmittal does not
incorporate the above comments, this will only serve to delay ultimate approval of the project. Current review times of
resubmittals are taking 2 - 4 weeks. An incomplete submittal will require a 2 - 4 week review time, the time to
develop a response letter and then another review when the revised plans are again submitted. The Department would
like to avoid this if possible and be in a position to approve the next submittal.
These comments represent the Department of Engineering's third review of the construction plans for this project. We
request that all responses to our comments be provided in writing. Failure to provide written 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 Works 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 will
be forwarded to your office when the review is complete
The Department of Engineering reserves the right to provide additional comments based on subsequent reviews.
cc: Matt Griffin, Department of Community Services
Jerry Corbier, Covenant Group, LLC
John Duffy, Carmel Utilities
Paul Pace, Carmel Utilities
Paul Arnone, Carmel Utilities
Greg IIko, Crossroad Engineers
Greg Hoyes, Hamilton County Surveyor's Office
John South, Hamilton County Soil & Water
Project File Copy
Engineering Department Review
S:\DHILL\PROJREV04\VILLASA TMORGANSCRKPRIMARY - REVIEW # 6
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August 25, 2005
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JAMES BRAINARD, MAYOR
Mr. Adam DeHart, LS
Keeler-Webb Associates
486 Gradle Drive
Carmel, IN 46032
RE: Villas at Morgan's Creek Construction Plans-Project Review #3
Dear Mr. DeHart:
The City has received your comment letter and drawings dated August 12,2005 based upon the City review of August
2,2005.
The comments from the City review have been satisfactorily addressed with the following exceptions:
COMMENTS - PRIMARY PLAT
20. Comment on previous review: "There is no apparent detention of the site east of the legal drain." _ Is the
water quality swale on the east side acting as detention? Have you worked with Hamilton County Surveyor's
Office on this being located in the legal drain easement? You did not respond to the question "Have you
worked with Hamilton County Surveyor's Office on this being located in the legal drain easement?"
Based on additional review, the City provides additional comment:
1. The curb return radii at the intersection of Gray Road and Morgan's Creek Court are shown as 25 feet. They
should be a minimum of 40 feet. Thank you for increasing the curb radii to 40 feet. Now that the curb
radii are 40 feet, the information is not as clear as It was before when the radii were 25 feet. There is a
line covering the "R" for the northeast corner radius. Please revise so that this information is clear.
2. On the subsurface drain detail, please indicate that the pipe is to be double wall Hancor Hi-Q or equivalent.
COMMENTS - CONSTRUCTION PLANS
9. Please provide an entrance plan. Please provide an entrance plan separate from the Maintenance of
Traffic Plan. On the entrance plan, please provide a cross-section showing the existing half width, the
proposed widening, the stone shoulder, the asphalt path in the correct location, the right-of-way line,
etc. Also on the entrance plan, label the width of the existing pavement and the width from the existing
Gray Road centerline to the existing Gray Road edge of pavement.
10. Please show water mains, sanitary, and storm on profiles. Sanitary and storm are not shown on Sheet 6,
Street Plan and Profile.
12. 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 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. Thank you for delineating the milling and resurfacing on the plan views. Please
note the different hatching types in a legend. Please provide a pavement marking plan instead of a
narrative of the striping to be performed.
14. In accordance with the new County requirements, please provide detention volume for the fully developed
thoroughfare plan right-of-way for the Gray Road frontage. This requirement shall apply regardless of
watershed limits. Please provide adequately sized pipes to carry water from the street to the proposed ponds.
This will be determined by drainage review.
17. Please edit or provide a detail which requires the following pavement section for the paving of the proposed
interior public streets: 1.5 inches HMA # II surface on 2 inches HMA #8 binder on 3 inches HMA #5D base
on 7 inches #53 stone. You have provided this detail except you specified #53 aggregate instead of#53
stone as we specified. There is a large difference. Please specify #53 stone.
18. Please add an Asphalt Path Detail that requires I inch HMA #11 surface on 2 inches HMA #8 binder on 5
inches #53 stone if the proposed multi-use paths will not be concrete. Please provide this detail.
DEPARTMENT OF ENGINEERING
ONE CMC SQUARE, CAfu\1EL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439
EMAIL engineering@ci.carmel.in.us
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20. Please add the Department Standard Sidewalk detail. This is not legible on the print we received.
24. Sheet 6 - At the intersection of Gray Road and Morgan's Creek Court, the sidewalks are shown ending at the
ramps for the asphalt path. Additional ramps are required where the sidewalk ends. Did not find additional
ramps on Sheets 2 or 6.
26. Sheet 6 - Please provide adequate drainage in the right-of-way of Gray Road. This will be determined by
drainage review.
In order to address the above comments, only minor revisions would need to be made to the plans. Most of the
comments are repeat comments from previous reviews that were not addressed. The Department would expect the next
submittal to incorporate all the requested items such that final approval could be granted. If the resubmittal does not
incorporate the above comments, this will only serve to delay ultimate approval of the project. Current review times of
resubmittals are taking 2 - 4 weeks. An incomplete submittal will require a 2 - 4 week review time, the time to
develop a response letter and then another review when the revised plans are again submitted. The Department would
like to avoid this if possible and be in a position to approve the next submittal.
These comments represent the Department of Engineering's third review of the construction plans for this project. We
request that all responses to our comments be provided in writing. Failure to provide written 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 Works 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 will
be forwarded to your office when the review is complete
The Department of Engineering reserves the right to provide additional comments based on subsequent reviews.
cc: Matt Griffin, Department of Community Services
Jerry Corbier, Covenant Group, LLC
John Duffy, Carmel Utilities
Paul Pace, Carmel Utilities
Paul Arnone, Carmel Utilities
Greg Ilko, Crossroad Engineers
Greg Hoyes, Hamilton County Surveyor's Office
John South, Hamilton County Soil & Water
Project File Copy
Engineering Department Review
S:\DHILL\PROJREV04\VILLASA TMORGANSCRKPRIMARY - REVIEW # 4
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August 2, 2005
EL
JAMES BRAINARD, Mi\YOR
Mr. Adam DeHart, LS
'Keeler-Webb Associates
486 Gradle Drive
Carmel, IN 46032
RE: Villas at Morgan's Creek Construction Plans-Project Review #2
Dear Mr. DeHart:
The City has received your comment letter and drawings dated June 29, 2005 based upon the City review of May 10,
2005.
The comments from the City review have been satisfactorily addressed with the following exceptions:
COMMENTS - PRIMARY PLAT
20. Comment on previous review: "There is no apparent detention of the site east of the legal drain." Is the
water quality swale on the east side acting as detention? Have you worked with Hamilton County Surveyor's
Office on this being located in the legal drain easement? You did not respond to the question "Have you
worked with Hamilton County Surveyor's Office on this being located In the legal drain easement?"
21. Comment on previous review: "Does the legal drain easement encroach into Lot 5?" It is apparent that the
lot does encroach into the legal drain easement. Lot should not encroach into legal drain easement. As this
may cause confusion and problems with the future property owner, please revise lot so it does not encroach.
Lot S Is still shown encroaching into the legal drain easement; therefore, your response Is unacceptable.
Based on additional review, the City provides additional comment:
1. The curb return radii at the intersection of Gray Road and Morgan's Creek Court are shown as 25 feet. They
should be a minimum of 40 feet. The curb return radii are still shown as 2S feet. Please revise the plans
as previously instructed.
COMMENTS - CONSTRUCTION PLANS
5. On, the site plan, indicate subsurface drain beneath the all curb and all gravel shoulders. Please show
subsurface drains on plan views beneath the curbs with a dashed line.
7. On Sheet 7, a force main is shown placed below the bottom of a bridge footing. This does not seem like a
good idea from the maintenance ofthe force main standpoint. Also, do you really want to disturb soil that a
bridge footing is going to be placed on? The force main is still shown beneath the bridge footing.
Relocate this force main so it is not beneath the bridge footing.
9. Please provide an entrance plan. Please provide an entrance plan separate from the Maintenance of
Traffic Plan. On the entrance plan, please provide a cross-section showing the existing half width, the
proposed widening, the stone shoulder, the asphalt path in the correct location, the right-of-way line,
etc.
10. Please show water mains, sanitary, and storm on profiles.
12. The City typically requires I" milling with 1.5" HAC. # 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 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. The milling and resurfacing are not delineated on the plan views and we can
find no striping plan. '
13. A three-foot wide #73 stone shoulder at a minimum depth of six inches is required adjacent to the requested
pavement widening. Subsurface drain is required beneath the stone shoulder. This is not shown on the plan
view. Please show on plan view.
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DEPARTMENT OF ENGINEERING
ONE CMC SQUARE, CAR.c\1EL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439
EMAIL engineering@cLcarmel.in.us
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14, In accordance with the new County requirements, please provide detention volume for the fully developed
thoroughfare plan right-of-way for the Gray Road frontage, This requirement shall apply regardless of
watershed limits. Please provide adequately sized pipes to carry water from the street to the proposed ponds.
This will be determined by drainage review.
17. Please edit or provide a detail which requires the following pavement section for the paving ofthe 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 provide this detail.
18. Please add an Asphalt Path Detail that requires I inch HMA # II surface on 2 inches HMA #8 binder on 5
inches #53 stone if the proposedmulti-use paths will not be concrete. Please provide this detail.
20. Please add the Department Standard Sidewalk detail. This is not legible on the print we received.
\ - 23. Please remove Sheet 15 - Landscape Plan and Sheet 16 - Tree Preservation Plan from set of plans submitted
to Department of Engineering for approval. Department of Engineering does not approve these. These
sheets were included in the plan set submitted June 29, 2005.
24. Sheet 6 - At the intersection of Gray Road and Morgan's Creek Court, the sidewalks are shown ending at the
ramps for the asphalt path. Additional ramps are required where the sidewalk ends. Did not find additional
ramps on Sheets 2 or 6.
26. Sheet 6 - Please provide adequate drainage in the right-of-way of Gray Road. This will be determined by
drainage review.
These comments represent the Department of Engineering's second review of the construction plans for this project.
We request that all responses to our comments be provided in writing. Failure to provide written 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 chlll}ges 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 Works 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 will
be forwarded to your office when the review is complete
The Department of Engineering reserves the right to provide additional comments based on subsequent reviews.
cc: Matt Griffin, Department of Community Services
Jerry Corbier, Covenant Group, LLC
John Duffy, Carmel Utilities
Paul Pace, Carmel Utilities
Paul Arnone, Carmel Utilities
Greg I1ko, Crossroad Engineers
Greg Hoyes, Hamilton County Surveyor's Office
John South, Hamilton County Soil & Water
Project File Copy
Engineering Department Review
S:\DHILL\PROJREV04\VILLASA TMORGANSCRKPRIMARY - REVIEW # 4
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KEELER-WEBB ASSOCIATES
Consulting Engineers-Planners- Surveyors
486 Gradle Drive
Carmel, Indiana 46032
(317) 574-0140
TO
City Of Carmel Dept. Of Community
Services
One Civic Square
Carmel, IN 46032
Q
LETTER OF TRANSMITTAL
DATE JOB NO.
7/15/2005 0501-005
ATTENTION
An elina Conn
Re:
MORGANS CREEK
14309 Gra Road
Carmel, IN
o Shop drawings
o Copy of letter
18I Prints
o Plans
18I Attached 0 Under separate Delivery
o Samples 0 Specifications
WE ARE SENDING YOU
o Change order
the following items:
0_
COPIES DATE NO. DESCRIPTION ." A
c:t.r
2 7/15/05 2 Secondary Plat IitCE/lIto
1 7/15/05 2 Mylars JUt 1 5
200.,
/JOCS
-
THESE ARE TRANSMITTED as checked below:
-:1
/
o For approval
18I For your use
o As requested
o Approved as submitted
o Approved as noted
o Returned for corrections
o Submit
o Return
corrected prints
18I For review and comment
0_
o PRINTS RETURNED AFTER LOAN TO US
o FOR BIDS DUE
REMARKS
o Resubmit _ copies for approval
copies for distribution
The following items have been revised and directly correlate with your review and comment letter dated July
13, 2005:
Secondary Plat
1. The "45' HALF R/W" label has been revised on sheet 1 of 2.
2. The legend reflects 4"x4"x36" concrete monuments at the subdivision corners. The plat reflects the
existing monumentation found on site. Some corner markers were set at the time of the transfer of
ownership and some were found on said survey. State law requires the surveyor to show on the plat
the type of existing monuments found and their relationship to the property corner. Thus, the
notations on the plat regarding the existing monuments found at the time of the survey.
COPY TO
Please contact us if you have any further questions or comments.
If enclosures are not as noted, kindly notify us at once.
SIGNED: ADAM DeHART. LS
KEELER-WEBB A~OCIA TES
Q
LETTER OF TRANSMITTAL
Consulting Engineers-Planners- Surveyors
486 Gradle Drive
Carmel, Indiana 46032
(317) 574-0140
DATE JOB NO.
6/27/2005 0501-005
ATTENTION
Matthew Griffin
Re:
MORGANS CREEK
14309 Gray Road
Carmel, IN
TO
City Of Carmel Dept. Of Community
Services
One Civic Square
Carmel, IN 46032
WE ARE SENDING YOU
~ Attached 0 Under separate Deliverv
o Shop drawings
o Copy of letter
~ Prints
o Plans
o Samples 0 Specifications
o Change order
0_
COPIES DATE NO. DESCRIPTION
2 6/17/05 sets Civil/Site Construction Documents
2 6/17/05 2 Secondary Plat
1 6/17/05 2 Mylars
THESE ARE TRANSMITTED as checked below:
o For approval
l8J For your use
o As requested
o Approved as submitted
o Approved as noted
o Resubmit _ copies for approval
o Returned for corrections
o Submit
o Return
copies for distribution
corrected prints
~ For review and comment 0 _
D FOR BIDS DUE D PRINTS RETURNED AFTER LOAN TO US
REMARKS
The following items have been revised and directly correlate with your review and comment letter dated May
12, 2005:
Secondary Plat
1. The signature sheet has been included in the recordable plat format.
2. The legend has been revised.
3. The docket number has been added to the Secondary Plat.
4. The subdivision corner monumentation has been revised to reflect Carmel standards.~
5. The right-of-way has s~ additional dimensions shown on the ~t.
6. The half right-of-way for Gray Road is shown as 45 feet.
7. The subdivision boundaries are based on the existing parcel. The limits of the subdivision are clearly
shown as terminating at the edge of the right-of-way. The Gray Road right-of-way shall be shown to
reflect the dedication of the 45 foot right-of-way.
8. The flood fringe and flood way have been added to the Secondary Plat.
9. There are no conflicts between the drainage and utility easements and the 15 foot perimeter buffer
yard. All utilities will be installed along the Morgans Creek Court right-of-way or parallel easements.
Please contact us if you have any further questions or comments.
COPY TO
SIGNED: ADAM DeHART. LS
If enclosures are not as noted, kindly notify us at once.
MAY-12-2005 07:24 FROM:HAMIL/ \l CO HWY DEP 3177769814
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~317 5712426
P . 002/002
HAMILTON COUNTY
HIOHWA Y DEPARTMENT
CARMEL T .A.C. COMMENTS
From: MIke Mdrlde- StaffE..,pecr JlllmItoa Cauoty Highway Dlputment fJ\ I\..
Date: : MAY 11. 200S
~'..m.
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9:40~
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10:15 a.U\
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lliUO.A.m..
1 ~~20a 11J.
11:40 Lift,.
12:00 p.rn.
12:1~ D.nl.
J>oeIcetNo. ~% SP: vmu at MOl'glll Cnck
We bc~icve that Ihi.a is outlIidc afour jqdsdf.cUon
~ No. 0S040808 Dr Amead/ADUI .-\mead:
B1'O~'toll.e HOIIIeJ 8t Gudlord R.eservo
We ~icvc diet this is oucside OlD' juriJ4jc;tion,
;.
Doetcef No. 050300%4 PP; Sweet Charity Edllltel . PriDllU")' Plat
We hate TlOt received an eppJication and fee as of5/11/05. Win this be annexed?
Doeke$ No. 05040017 DP/ADLS: West Carmel Center oma Park
Revi~t1Ot complete IS of5l11/0S.
~~ No. O5OH001 D.fADJ..S: Nlgbdagale II01IIe BeaMlcarc
We hc~ovc that tbill is ou18lde our jU:dsdictiou.
Dock.. No. 1!04OG26 Dr/ADLSt Burford omce 'ark
We bc~vc that tb1s Jt ollt&icle our j\U'iSdietioJS.
,
~ No. 05050003 Z: lortune RGone
We ~icve that tlds Is outsido our jurisdicticm.
I
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Doebt No. 050S0004 z: Arden Tom'Ihoml:5
We be~c that tbis ~ _ide our jurlsdicdoD.
J)oeke* No. 05050005 IPt Yorktvn WoodI. Primary Plat
We be~c that this is outJride OlD' jmisdi.ction.
i
~! No. 050S0013 TACt VI". of'West 0.,- Regeoq 1 Buildlllg
We ~leve tbat IN, is OIIt8ide Om' jurlscllctioTl.
DodcJ No. O5OSOOJ9 TAC; M."aower Park., BIk 6, Lot': Uown SolutlolJi
Revi.,y llot comple. 115 of S/ll1DS. '
i
Do~_ No. 05050021 ABLS: 96* 8tn8t Profealnal ....k - B.lJcltll' J
We bef'VO tbal this is oumfdc our juriBdictiolJ.
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1700 South 1O'b Street i
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Noblesvillc. la. 46060 !
Wl'lW...CQ.bamiltoo.ln.us
Oft'lco (317) 7'f3.. mD
FIX (317) 176.-9814
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City of Carmel
VIA emall: adehart@keelerwebb.com
Original by mall
May 12, 2005
Adam DeHart, L.S.
486 Gradle Drive
Carmel, IN 46032
RE: Villas at Morgan's Creek, Secondary Plat Application
Dear Mr. DeHart:
This letter is in response to your Secondary Plat Application for the Villas at Morgan's Creek.
Please submit a Secondary Plat that addresses the following items:
1. Include a signature/certification sheet.
2. Eliminate all unused legend items.
3. Indicate source oftitle and docket number (05050002 SP)
4. Provide appropriate lot and subdivision comer monumentation.
5. Identify the right of way width for Morgan's Creek Way.
6. Show the half right of way for Gray Road at 45 feet.
7. Indicate that the subdivision boundaries terminate at the edge of the Gray Road right
of way, not at the street centerline.
8. Label the floodway/floodplain elevation lines.
9. The tree preservation easements/landscape buffer areas are shown sharing the 15 foot
drainage and utility easement. Please verify that this is acceptable with the Urban
Forester, and the Hamilton County Surveyor's Office. Typically. plantings are not
permitted in such easements. You may need to identify separate easements.
Please wait to submit a revised Secondary Plat with the above-mentioned changes until after the
Technical Advisory Committee (T AC) has met on this application. The resubmitted plat should
include the above comments along with any comments that arise from the TAC meeting.
Additional comments may be made after the requested revisions have been submitted.
Once all required changes have been made and comments addressed, please produce a Mylar
copy (with owner's signature) for signature by this Department. Two paper copies of the plat
must be filed with the Mylar prior to recording. A digital version, three paper copies, and a
Mylar of the recorded plat must be submitted following recordation. Our approval of the
secondary plat (signature) will be forthcoming upon revision of the plans according to the items
listed above.
Page 1
ONE CIVIC SQUARE
~
CARMEL, INDIANA 46032
317/571-2417
o.
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If you have any questions regarding these comments please feel free to call.
Sincerely,
/~
Matthew Griffin, AICP
Planning Administrator
05050002 SP Villas at Morgans Creek
ONE CIVIC SQUARE
Page 2
CARMEL, INDIANA 46032
317/571-2417
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May 10, 2005
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]AivlES BRAINARD, MAYOR
Mr. Adam DeHart, LS
Keeler-Webb Associates
486 Gradle Drive
Cannel, IN 46032
RE: Villas at Morgan's Creek Construction Plans-Project Review #1
Dear Mr. DeHart:
We have reviewed your submission for the May 18,2005 Technical Advisory Committee meeting. We offer the
following comments:
The following primary plat review comments are repeated from the City review of December I, 2004. The Department
of Engineering has not received "'Titten responses to these comments. These must be provided prior to this Department
approving the construction drawings.
COMMENTS - PRIMARY PLAT
18. Comment on previous review: "Please indicate widening of main line pavement to provide 15' travel lanes.
The auxiliary lane widths would be 12' outside of the 15' travel lanes." The northbound through lane on the
east side of the existing centerline of Gray Road should be widened tol5 feet and the auxiliary lanes shall be
12-feet outside this widening.
20. Comment on previous review: "There is no apparent detention of the site east of the legal drain." Is the
water quality swale on the east side acting as detention? Have you worked with Hamilton County Surveyor's
Office on this being located in the legal drain easement?
21. Comment on previous review: "Does the legal drain easement encroach into Lot 5?" It is apparent that the
lot does encroach into the legal drain easement. Lot should not encroach into legal drain easement. As this
may cause confusion and problems with the future property owner, please revise lot so it does not encroach.
22. Comment on previous review: "Please indicate pennanent monumentation (concrete monuments) of the
easement on this property." Repeat this comment.
Based on additional review, the City provides additional comment:
1. The curb retum radii at the intersection of Gray Road and Morgan'sCreek Court are shown as 25 feet. They
should be a minimum of 40 feet. .
COMMENTS - CONSTRUCTION PLANS
I. Indicate and label the Gray Road right-of-way on the plat, development plan, and on any other appropriate
sheets.
2. Any off-site easements must be secured prior to the Department of Engineering approving the drawings.
3. Dimension the radius of the cul-de-sac pavement.
4. Please delineate the street cut for the water connection and any other street cuts on the site plan and require
repair in accordance with the City of Carmel street cut patch detail.
5. On the site plan, indicate subsurface drain beneath the all curb and all gravel shoulders.
6. At the intersection of Gray Road and the entrance, extend the curb to the point where the curb retum radius
meets the auxiliary lane.
7. On Sheet 7, a force main is shown placed below the bottom of a bridge footing. This does not seem like a
good idea from the maintenance of the force main standpoint. Also, do you really want to disturb soil that a
bridge footing is going to be placed on?
8. All lots adjacent to side yard easements should be wide enough to accommodate the anticipated house model
and any planned driveways such that there is no encroachment in the easements.
9. Please provide an entrance plan.
10. Please show water mains, sanitary, and stonn on profiles.
II. As requested during primary plat, 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 Gray Road. Auxiliary
.
DEPARTMENT OF ENGINEERlNG
ONE CMe SQUARE, CAfu\lEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439
E:-lAIL engineering@ci.carmel.in.us
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lanes shall be measured from the edge of the I 5-foot travel lane. Please add a note to the site plan that all
existing pavement shall be sawcut 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 Gray 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 #1 I 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.
12. The City typically requires I" milling with 1.5" H.A.C. #1 I 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 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.
13. A three-foot wide #73 stone shoulder at a minimum depth of six inches is required adjacent to the requested
pavement widening. Subsurface drain is required beneath the stone shoulder.
14. In accordance with the new County requirements, please provide detention volume for the fully developed
thoroughfare plan right-of-way for the Gray Road frontage. This requirement shall apply regardless of
watershed limits. Please provide adequately sized pipes to carry water from the street to the proposed ponds.
15. Please provide a Maintenance of Traffic plan.
16. Sheet 5 - Water Main Extension Plan and Sheet 10 - SanitaryfWater Main Details add the note "THERE
ARE TO BE NO WATER V ALVES OR MANHOLE COVERS WITHIN THE PAVEMENT, CURBS, OR
SIDEWALKS."
17. Please edit or provide a detail which requires the following pavement section for the paving of the proposed
interior public streets: 1.5 inches HMA #1 I 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.
18. Please add an Asphalt Path Detail that requires I inch HMA #1 I surface on 2 inches HMA #8 binder on 5
inches #53 stone if the proposed multi-use paths will not be concrete.
19. Please add the Department Standard Sub-Surface Drain detail.
20. Please add the Department Standard Sidewalk detail.
2 I. Please add the Department Standard Curb detail.
22. All paving within the existing and proposed City right-of-way shall conform to the requirements ofthe
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, staffno,tification 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.
23. Please remove Sheet 15 - Landscape Plan and Sheet 16 - Tree Preservation Plan from set of plans submitted
to Department of Engineering for approval. Department of Engineering does not approve these.
24. Sheet 6 - At the intersection of Gray Road and Morgan's Creek Court, the sidewalks are shown ending at the
ramps for the asphalt path. Additional ramps are required where the sidewalk ends.
25. Sheet 6 - Is a swale planned at the back of the lots? The City will not allow swales to be constructed in the
tree preservation easement.
26. Sheet 6 - Please provide adequate drainage in the right-of-way of Gray Road.
27. Sheet 6 - There is a slope of 4.27% shown on the street profile. Please confirm that this does not exceed the
maximum grade per the standards or ordinance.
These comments represent the Department of Engineering's initial review of the construction plans for this project. We
request that all responses to our comments be provided in writing. Failure to provide written 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 Works 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 will
be forwarded to your office when the review is complete
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The Department of Engineering reserves the right to provide additional comments based on subsequent reviews.
cc: Jon Dobosiewicz, Department of Community Services
John Duffy, Carmel Utilities
Paul Pace, Carmel Utilities
Paul Arnone, Carmel Utilities
Greg IIko, Crossroad Engineers
Greg Hoyes, Hamilton County Surveyor's Office
John South, Hamilton County Soil & Water
Project File Copy
Engineering Department Review
S:\DHILL\PROJREV04\VILLASA TMORGANSCRKPRIMARY - REVIEW # 3
05/04/2005 19:51
3177769628
W
HAMILTON CO SURVEYOR
o
PAGE 01/03
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May 4, 2005
Keeler-Webb Associates
A TTN: Adam DeHart
486 Gradle Drive
Carmel, IN 46032
VIA FACSIMILE: 574-1269
Re: Villas at Morgan Creek
Dear Mr. DeHart:
We have reviewed the construction plans submitted to the Hamilton County Surveyor's
Office on April 20, 2005, for this project and have the following comments:
1. This proposed project falls in the jurisdiction of the City of Carmel.
2. This proposed project DOES fall within a Cannel Wel1bead Protection Zone.
3. The D.G. Mitchner Regulated Drain passed directly through this site.
4. The proposed site falls in the U.G. Mitchner Regulated Drain Watershed.
S. Please submit 2 outlet permit request for the proposed project outlets into the
U.G. Mitchner Regulated Drain. The water main, sanitary sewer main, and street
will require 3 crossing pennit requests. The forms are available on our website at
www.co.hamilton.in.us. go to Departments, Surveyor, and Forms.
6. Hamilton County Ordinance 4-26-99-C(4) requires any new development that is
traversed by an open regulated drain to remove obstructions in the open drain,
clear all trees from bank to bank, and remove trees for a distance of 30 feet from
top ofbaok on both sides of the open drain. Please add to the note in the
e0l15truction plans that trees larger then 18" may be saved "if approved by
the HCSO Inspector." Based on the landscape plan, the trees proposed to be
saved will not allow adequate room of us to use the east side as our maintenance
access.
L_
05/04/2005 19:51
..
3177769628
U
HAMILTON CO SURVEYOR
(j
PAGE 02/03
7. Please schedule a meeting with this office to look at the clearing and stream bank
for erosion and stream bank stability issues.
8. The bridge and roadway construction may require a Construction in a Floodway
Pennit fi'om IDNR and will also need to be approved by this office. Please copy
this office on all data that is sent to IONR and provide us with a copy of any
correspondence received from IONR.
9. The statutory regulated drain easement will not be reduced across this parcel, '
because of tile possibility of a tbture dredging project on the D.G. Mitchner
Regulated Drain. Please make sure this regulated drain easement is shown on the
final plat.
10. The HCSO bas concerns that on-site detention is not adequate because it does not
provide separation between the floodplain water and the required on-site storage.
When doing pond sizing, did you take backwater into account ftom the stream.
The inverts of the outlet pipes are low enough that surcharging from the stream,
will occur. Please review and revise.
11. Please point the pond outlet pipes in a downstream direction. Also, rip-rap will be
required at the outlet points per HCSO Standard Detail 0-4.
12. Please provide Minimum Flood Protection Grades on the grading and site
development plans.
13. The water main and sanitary sewer main will need to cross the regulated drain
while being in compliance with HCSO Standard Detail C-6. The crossing permits
will not be approved unless this standard is met.
14. Any time a HCSO Standard Detail is placed in the construction plans of a project,
it MUST be the complete detail with our title block and the Surveyor's signature.
Please include all of the following Standard Details in the construction plans: 0-4,
0-5, C..(), OD-4, 00-7, and 0-12. All other details will be the City of Carmel
Engineering Department Standards.
15. Detail 2 on sheet 9 shows the SSD being 4" in size. Our office and the City of
Cannel require this SSD to be 6u minimum.
16. The review of the drainage calculation wil1 be conducted by Crossroads
Engineering for the City of Cannel. The HCSO will await their review and
provide an additional comments if necessary.
17. Tbe HCSO has concerns the erosion control plan does not adequately provide
stabilization around the open ditch during construction and post-construction.
The review and suggestions of John South with HCSWCD will be very important
with the open channel and will be strongly enforces to prevent siltation of the
Mitchner Regulated Drain.
-______ _1___
05/04/2005 19:51
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3177769628
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HAMILTON CO SURVEYOR
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PAGE 03/03
18. Please note the additional comments may be warranted at a later date.
Should you have any questions, I can be reached at 317-776-8495.
Sincerely,
~~
Greg Hoyes
Plan Reviewer
Cc: Jon Dobosiewicz - Carmel DOCD
Dick Hill- Carmel Engineering
John South - HCSWCD
Greg Ilko - Crossroads Engineering
Covenant Group - 848-3403
L
KEELER-WEBB ASSOCIAli-\
Consulting Engineers W
486 Gradle Drive
CARMEL, INDIANA 46032
(317) 574-0140
Fax (317) 574-1269
TO
CARMEL DEPT. 0
WE ARE SENDING YOU dCAttac
>
D Shop drawings
D Prints
D Plans
D Copy of letter
D Change order
D
[L~LJLJ~Q[P LJw&~@[iYA]DLJLJ&[L
DATE I JOB~OI_005
April 20, 2005
ATTENTIO~
Ms. am Babbitt
RE:
Villas at Morgan Creek
MESSENGER
the following items:
D Samples
D Specifications
COPIES DATE NO. DESCRIPTION
2 Application for Secondary Plat or (Replat)
THESE ARE TRANSMITTED as checked below:
D For approval D Approved as submitted
KI For your use D Approved as noted
> KI As requested D Returned for corrections
D For review and comment D
D FOR BIDS DUE
REMARKS
D Resubmit
copies for approval
D Submit
copies for distribution
D Return
corrected prints
D PRINTS RETURNED AFTER LOAN TO US
COPY TO
SIGNED:
If enclosures are not as noted. kindly notify us at once.
Adam DeHart, LS
u
Q
City of Carmel
Fire Department Headquarters
2 CIVIC SQUARE
CARMEL, INDIANA 46032
Voice (317) 571-2600 Fax (317) 571-2615
Fire Prevention Bureau
Adam DeHart, LS.
Keeler-Webb Associates
486 Gradle Dr.
Carmel, IN 46032
RE: Villa at Morgan's Creek
LETTER OF APPROVAL
The undersigned has reviewed the proposed plans for
Villa at Morgan's Creek
and has approved the plans subject to the following:
1. Will this community be a gated community? If so our office is requesting the installation of a
SOS device along with a Knox key switch for emergency access to the site.
2. Will this project include an amenity area? If so our office is requesting that a Knox box be
installed for emergency access.
3.
4.
5.
6.
Date: April 18. 2005
By: Gary Hoyt, Fire Marshal
Carmel Fire Department
Ow
Ow
Construction/Stormwater Pollution Prevention Plan
Technical Review and Comment (Form 1)
Project Name: Villas at Morgan's Creek
Plan Submittal Date: 04/06/05
Project Location Description: 14309 Gray Road
Latitude and Longitude: Not Provided
= Civil Township: Clay Quarter:
= ....~.~.. .... H
~ Project Owner Name: Covanent Group LLC
E Contact:
=
'E Address: 411 N. range1ine Rd.
....
~ City: Carmel
.~ Phone: 317-848-3484
=
""
~
Hydrologic Unit Code:
County: Hamilton
5120201090020
NE
Section:
21
Township:
18N
Range:
4E
FAX:
State: IN
317 -848-3403
Zip: 46032
E-Mail:
Plan Preparer Name:
Affiliation: Keeler-Webb Assocaiates
Address: 486 Gradle Drive
City: Carmel
Phone: 317-574-0140
FAX:
State: IN
317-574-1269
Zip: 46032
E-Mail:
Review Date: 04/18/05
~ Principal Plan Reviewer: John B. South P.E. CPESC
.~ Agency: Hamilton County Soil and Water Conservation District
~
~ Address: 1108 South 9th Street
; City: Noblesville
1.5: Phone: 317-773-2181
Assisted By:
FAX:
State: IN
317-776-1101
Zip: 46060
E-Mail: john-south@iaswcd.org
PLAN IS ADEQUATE: A comprehensive plan review has been completed and it has been determined that the
plan satisfies the minimum requirements and intent of 327 lAC 15-5.
o Please refer to additional information included on the following page(s).
o Submit Notice of Intent (NOI): Attach a copy of this cover page when submitting the NOI to the Indiana
Department of Environmental Management. Construction activities may begin 48 hours following the submittal of
the NO!. A. coPy oft~e !VOl must also be sent to the Reviewi,!gA.uthorityie:~:~~c;I?,
o A preliminary plan review has been completed; a comprehensive review will not be completed within the 28-day
review period. The reviewing authority reserves the right to perform a comprehensive review at a later date and
revisions to the plan may be required at that time to address deficiencies.
o Please refer to additional information included on the following page(s).
o Submit Notice of Intent (NOI): Attach a copy of this cover page when submitting the NOI to the Indiana
Department of Environmental Management. Construction activities may begin 48 hours following the submittal of
the NOI. A (;op~ofthe NOI must also be sent to the Reviewin~ A.uthori~!f!.:~. SWCD,PlVR).
o PLAN IS DEFICIENT: Significant deficiencies were identified during the plan review.
o Please refer to additional information included on the following page(s).
o DO NOT file a Notice of Intent for this project.
o DO NOT commence land disturbing activities until all deficiencies are adequately addressed, the plan re-
submitted, and notification has been received that the minimum requirements have been satisfied.
o Plan Revisions 0 Deficient Items should be mailed or delivered to the Principal Plan Reviewer identified
in the Plan Review Section above.
DNR, Division of Soil Conservation
Page 1 of 1
Revised 12/09/03, Form 1
;)
o
KEELER-WEBB ASSOCIATES
Consulting Engineers-Planners- Surveyors
486 Gradle Drive
Carmel, Indiana 46032
(317) 574-0140
TO
CITY OF CARMEL DEPT. OF
COMMUNITY SERVICES
ONE CIVIC SQUARE
CARMEL, IN
LETTER OF~RANSMITTAL
DATE I JOB NO.
4/1/2005 0501-005
ATTENTION
PLAN REVIEWER
Re:
VILLAS AT MORGAN'S CREEK
14309 GRAY ROAD
Carmel, In
~ Prints
o Plans
~ Attached 0 Under separate DELIVERY
o Samples 0 Specifications
WE ARE SENDING YOU
D Shop drawings
D Copy of letter
o Change order
COPIES
DATE
NO.
2
the following items:
0_
set
Civil/Site Construction Docume
THESE ARE TRANSMITTED as checked below:
o For approval
~ For your use
o As requested
o Approved as submitted
o Approved as noted
o Submit
o Return
corrected prints
o Resubmit _ copies for approval
copies for distribution
o Returned for corrections
~ For review and comment 0 _
o FOR BIDS DUE 0 PRINTS RETURNED AFTER LOAN TO
REMARKS
THESE ARE BEING SUBMITTED FOR REVIEW AT THE 4/20/05 T.A.C.
COpy TO
If enclosures are not as noted, kindly notify us at once.
ADAM De
LS