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HomeMy WebLinkAboutCorrespondence 319 N. 4TH ST. SUITE 1000 ST. LOUIS. MO 63102 (314) 231-5700 (314) 231-0816 FAX AUSTIN CAROLINAS DENVER NEW YORK ST. LOUIS l~( l~W~(~~( ~~~~~ ARCHITECTS Transmittal Date: April 13, 2006 Project Number: 05267 From: Angie Iversen Copies: Dan Rosenthal, Rob Forney Carmel City Hall, third floor Department of Community Services Attn: Christine Barton-Holmes One Civic Square Carmel, Indiana 46032 The Stratford at West Clay - Carmel, Indiana Transmitting . The attached o Under separate cover via Custom Blueprint Overnight The Following . Drawings o Specifications o Shop Drawings o Samples o Product Literature o Other For Your o Information o Approval o Review & Comment . Use o Record o Distribution o Signature No. of Copies Date Description Action 2 04.07.06 Current Exterior Elevations Main Building & Bungalows Full Size Drawings Christine, Attached are two sets of the exterior elevations per your request. Please contact me with any questions or concerns. Thank you, Angie Iversen 1- ......"-.;::. :t Schneider The Sch neider Corporation Historic Fort Harrison 8901 Otis Avenue TO: Ms. Christine Barton-Holmes Planning Administrator City of Carmel 1 Carmel Civic Square Carmel, IN 46032 FROM: Ashton Fritz FAX: 317.826.7246 DIRECT DIAL: 317.826.7246 WE ARE SENDING YOU: ~ Attached Via: D Mail D Fed Ex DATE: JOB#: PROJECT: RE: Rev. Plans FAX #: 317.571.2417 NUMBER OF PAGES: TELEPHONE #: ~ UPS D Courier D Pick Up D Other DFax # Copies Date Descriotion 1 Response Letter provided by The Lawrence Group 1 set Revised Construction Plans THE ABOVE ARE TRANSMITTED as checked below: ~ For approval D As requested D FOR BIDS DUE D For your use D For review and comment D Other REMARKS: o 611 OD l'1 COPY TO: File If enclosures are not as noted, kindly notify us at once. www.schoe!ldercorp.com n:112381044ldocsltransmillalslcarmelplanning_020306.doc 319 N.4TH ST. SUITE 1000 ST. LOUIS. MO 63102 (314) 231-5700 (314)231-0876 FAX AUSTIN CAROUNAS DENVER NEW YORK ST. LOUIS l~f l~W~f~~f ~~~~~ ARCHITECTS ne't"l"' , ~~ c. L c ~;f~" ..,~ L,~' . . _),..;fji qr' _ \~..:-// December 16. 2005 Robert Doster Schneider Engineering 8901 Otis Avenue Indianapolis. IN 46216-1037 Re: Stratford Assisted Living at West Clay (05110019 TAC) Mr. Doster: This letter is in'response to the letter from The City of Carmel Planning Administrator _ Christine Barton-Holmes dated November 15, 2005 that you forwarded to me. My comments (In bold Italics) are as follows: 1. The sidewalks for the attached units are enclosed by a fence. Please place the fence on the interior, and the sidewalks on the exterior. The success of our client's development (a continuing care retirement community) relies to a high degree upon the perception of security that prospective residents feel whim in the community. We proposed surrounding o~r community with afmced-in walkway so that residents wouldfeel secure walking around the . neighborhood. Since the adjacent property to the north will . contain. commercial establishments beyond our control, we do not want to invite the users of those establishments into our secured environment. In all likelihood, there will be trash dumpsters located in the parking area of those commercial establishments that wouldface our neighborhood. The internal walkways provided our residents are intended to be . an amenity. This intention would be severely compromised if we were to place the fence on the interior and the sidewalk on the exterior. Please provide connected walkways for the parking lots immediately south of the attached units. The extension of Manigault St. to the east into. our neighborhood is intended to act as a private drivefor the residents and visitors of our continuing care retirement community. It is anticipated that trafflCwiU be light along this drive. The majority of car parking (131 spaces) would be located in the basement garage below the apartment building to the south. The ramp for this parking is at the western edge of our portion of Manigault, so this traffic would not interfere with pedestrians 2. '~.c,. ./...:J, '~~.,)I I(;YY~ ~. 0:\ /..( 1i"'E"('i-t\W:"\) \- \ I ,. r{ v J [..1. \ \ I , , ( , . ,,"" L > '.' ::,; 'I'll;\; ). I _ .\ v, _" " \ .\ 1/ \\ . /i . \>'. '. ...1 exitio 0 th 0 esto T. d'.:Io 0 Ot';; >~""-- . '/" o ng cars a~ e spo.c.es In qu 1On..I.n a "Ulon, I w.~olfrTT--r;\ ? desIre to provIde plantings between the bungalows and th-e~c.__c..-.~..j parallel parking on the north side of Manigault. This landscape buffer would act to soften the transition from pavement to buildingo As land is limited, providing additional walkways would hamper our ability to provide this needed buffer. Pedestrian traffre within the community is intended to loop around the perimeter of the bungalow neighborhood and to cross Manigault at two locationso There are also sidewalks at the east and west perimeters. The one to the west crosses Manigault at Pettigru. The one on the east bypasses Manigault entirely. 80 Daniel 'A R~thall AlA Associate Principal The Lawrenqe Group Architects ! ! I ~< ;.it- , I EL /] .1?.<.' ~ ,-/'I" 1vf'-~. I!lfll v!/):, vj/ " <.P _.::',-? J OOCn U CI November 8, 2005 JAMES BRAINARD, MAYOR. Mr. Bob Doster, PE The Schneider Corporation Historic Fort Harrison 8901 Otis Avenue Indianapolis, IN 46216-1037 RE: Village of West Clay, Section 6001, Block D/Stratford Assisted Living-Project Review #1 Dear Mr. Doster: We have reviewed the plans for this project that were submitted for the November 16,2005 Technical Advisory Committee meeting. We offer the following comments: GENERALINFO~ATION I. The project site is located within current City of Carmel Corporate Limits. 2. Jurisdictions: . Streets and Right of Way (Towne RoadlInterior Public Streets) - City of Carmel. . Water - City of Carmel Utilities Service Area. . Sanitary Sewers - Clay Township Regional Waste District Service Area. . Storm SewerslDrainage - Hamilton County Surveyor's Office (City of Carmel Review). . Regulated/ Legal Drains - Hamilton County Surveyor's Office. 3. Board of Public Works and Safety Requirements: . W ater Availability approval for the assisted living facility. - This request and approval is based upon the total EDU calculation for the facility that is referenced below under Availability and Connection Fees. Be advised that if there are irrigation systems planned with this development that use Carmel Water, additional BPWS Water Availability approvals will be required and additional Water Connection Fees will be assessed based upon the size and/or usage of the system. . Commercial Curb Cut approval. There appear to be multiple locations that will require BPWS approval including the two driveway cuts on Glebe Street, the cut on Vanderhorst Street for parking spaces and the two-cuts on the public portion of Manigualt Street, one for a driveway and one for parking spaces. There are two additional driveway curb cuts and three additional parking curb cuts on the eastern portion ofManigualt Street that we assume is private. If this section is intended to be public, these additional cuts will also require BPWS approval. Please provide 8 Yz x 11 exhibits with your letter requesting BPWS Commercial Curb Cut approval. These exhibits should include all pertinent dimensional data including widths, lengths, radii, existing and proposed opposing curb cuts, etc. . Temporary Construction Entrance (if applicable and if located at a location other than planned permanent entrances) with appropriate exhibits. . Please be advised that any open cuts of dedicated streets will require separate Board of Public Works and Safety approval. . Any permanent improvement (including irrigation systems) to be installed within dedicated right of way or dedicated easements. This approval would require a Consent to Encroach Agreement between the Owner and the City of Carmel. . Secondary Plat approval (if applicable). ~ DEPARTMENT OF ENGINEERING ONE CMe SQUARE, CARMEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439 EMAIL engineering@ci.carmel.in.us . . Right of Way Dedication (if applicable). A schedule for Board of Public Works and Safety meeting dates and agenda deadlines was previously sent for your use. Please use the Engineering Department deadlines for submissions to the Board. Any submission to the Board requires prior approval by the Carmel Clay Plan Commission and/or the Board of Zoning Appeals (if applicable) and completion of review by the Technical Advisory Committee. All written requests to be placed on the Board's agenda must include the appropriate Docket Number and the date (or dates) of approval by the Plan Commission and/or the Board of Zoning Appeals (if applicable). 4. T.A.C. Review/Drawings submitted for approval: . 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 fro approval after all issues have been resolved. The drawings will be stamped as approved and will be signed by the Carmel City Engineer and the Director of Carmel Utilities. The eight-sets will then sent to the Hamilton County Surveyor's Office for approval and signatures. Three 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 Safety. 6. 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. 7. Carmel Utilities subscribes to "Holey Moley" who should be contacted directly for all water main locations. 8. We have submitted copies of the following previously: . Subdivision Project Approval Procedures . Performance Release Procedure . Subdivision Building Permits . Permit Data, Contacts, etc. . Street Sign requirements BONDING REQUIREMENTS 9. Individual Performance Guarantees were posted for the following subdivision improvements with Section 600 I : . Streets . Curb & Gutters . Water Mains. . Street Signs . Sidewalks-Interior . Sidewalks-Exterior We have compared the water plans for Section 600 I with the water plans for this development. It appears that there are additional water mains to be constructed with this facility. Please provide Certified Engineer's Estimates and Performance Guarantees for the additional water main construction. We assume that the remaining Performance Guarantees posted for Section 600 I will cover infrastructure construction and bonding requirements for this development. If this is an incorrect assumption, please advise. 10. Right of Way Permits and Bonding. It appears that there may be Right of Way Permits required for construction within dedicated right of way. Please contact our Right of Way Manager, Fred Glaser, regarding this issue. \\ '. AVAILABILITY AND CONNECTION FEES 11. Water Availability (acreage) Fees This development is located within Block D of the Village of West Clay, Section 6001. Water Availability Fees were paid for Section 6001 in its' entirety on July 11, 2005. Therefore, Water Availability Fees are not applicable to this project. Water Connection Fees are currently $1,310.00/1.0 EDU. Connection Fees are paid when the infrastructure has been completed, satisfactory test results obtained and the subdivision has been released for building permits. Our Ordinance does not have an assisted living classification that would allow us to easily calculate Water Connection Fees for this project. However, there are classifications that may be applicable to portions of this development including Apartments, which is based upon number of bedrooms, and Institutions Other than Hospitals, which is based upon number of beds. Please provide this office with a detailed projected usage, in gallons/day or gallons/month, for this development. An alternative would be for the Stratford Companies to provide actual water usage for an existing and similar facility. This would include actual water bills reflecting usage/month and details regarding the facility, which might include size in square feet, number of rooms, interior/exterior pools, etc. . If an irrigation system, swimming pool or clubhouse is planned for this or any future section of the development, additional BPWS Water Availability approval will be required and additional Water Connection Fees will be assessed based upon the recommendation of the Director of Carmel Utilities. COMMENTS - CONSTRUCTION PLANS 12. We have engaged Crossroad Engineer's to review all drainage plans and drainage calculations submitted to this office for review. We will share these review comments from Crossroad ~iigineers as they are received. l~ A street name is "Glebe Road" on the title sheet and "Glebe Street" on other sheets. Please place ;he correct name on all sheets. liV'Manigault is spelled differently than on the plans for the Goldwater Park amenity area. Which . .welling is correct? IV Please place "PRIVATE" label on each of the private streets including the concrete section of ~ault Street. lK"It is impossible to read the two exterior curb return radii dimensions at the proposed drive that intersects with Glebe Street. 17. Please provide ADA ramps where the entrance crosses the asphalt path and at all interior street intersections. 18. On Sheet ClOl, in the northwest comer, Board of Public Works and Safety approval is required for the commercial curb cut required to accommodate the establishment of the new parking area on the north side ofth9,street. Commercial curb cut approval is also required for the new entrance just east of this new parking area. . 19. On Sheet ClOl, in the northwest corner is the note "REMOVE & REPLACE 81':!: EXISTING CURB ON SOUTH SIDE." What is the purpose for removing this existing curb? 20. Board of Public Works and Safety commercial curb cut approval will be required for each of the two curb cuts on Glebe Street. Please remove existing chairback curb for these two accesses and replace with new depressed curb. 21. The 2005 paving policy shall apply to this project. All notes, specifications, and details need to be revised in accordance with this policy. The language from the policy needs to be added to Sheet C901. 22. The Department of Engineering recommends construction of private streets to City standards in all respects. 23. Sheet C102, in the southwest corner where the new parking area is to be established on the north side of the street, indicate removal of the existing chairback curb and replacement with depressed curb. Also, in this same area, please indicate the limit of the public right-of-way. 24. Sheet CI05 - Please indicate all storm sewer to be private except where in the right-of-way. Where the public storm sewers drain across private property, drainage easements need to be provided. The Department of Engineering recommends construction of the private portions of the storm sewer system to City standards. 25. The Department of Engineering recommends constructing the sanitary and water outside of the right-of-way to City standards. 26. Sheet C40l - Please edit the legend to revise the granular backfill label to reflect the City standard backfill requirements. 27. Sheet ClOl, southwest corner . On the east side of the north-south street where new parallel parking is being established, the walk needs to be in an easement or right-of-way. . Where the parallel parking will be established, please relocate the curb inlet on the east side of the street to a position adjacent to the new chairback curb. 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 The Department of Engineering reserves the right to provide additional comments based on subsequent reviews. If you have questions, please contact me at 571-2441. cc: Matt Griffin, Department of Community Services Greg Hoyes, Hamilton County Surveyor's Office Greg Ilko, Crossroad Engineers Kevin Krulik, Brenwick Development Project File Engineering Department Review S:\DHILL\PROJREV05\VOWCSTRA TFORDSEC6001 BLlill I u Carmel Q artment November 14,2005 Bob Doster The Schneider Corporation 8901 Otis Avenue Indianapolis, IN 46216-1037 RE: Stratford Assisted Living Job No.: 1238.044 Dear Mr. Doster: The information for the above-referenced project has been reviewed. At the present time, I see nothing in the plans that would hamper law enforce- ment efforts. If we can be of any further assistance to you, please contact us. Respectfully, ~ bc/" ~ Michael D. 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