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Home My WebLink AboutCorrespondencePlan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 1 1 Addressing Dave McCoy 4/26/23 10:47 AM Comment Proposed addresses: Lot 2- 11390 Westfield Blvd, Carmel, IN 46032, Lot 3- 11410 Westfield Blvd, Carmel, IN 46032, Lot 4- 11420 Westfield Blvd, Carmel, IN 46032. Please contact me to discuss. Info Only 2 1 Urban Forestry Daren Mindham 4/26/23 2:26 PM Changemark burning bush Burning bush is considered a non-native invasive shrub. Please choose a different shrub, ideally native. Please note the sizes of the plants. Generally, trees are 2-2.5 inch caliper and the shrubs are at least 18 inches in height. C800 Landscape Plan.pdf Responded by: Andrew Wert - 6/8/23 1:38 PM Replaced Burning Bush with Viburnum shrub. Resolved 3 1 Fire Carmel Fire 4/27/23 8:18 AM Comment Provide confirmation to CFD that the access drives can accommodate the turning radius, width, and weight of responding fire apparatus. Responded by: Andy Cash - 10/17/23 3:36 PM The new drive shall consists of the standard city pavement section for a public alleyway ---------------------------------------------------------- Responded by: Andrew Wert - 6/8/23 1:44 PM The existing 11400 address driveway consists of approximately 10' width improved asphalt surface in good repair. The proposed dead-end emergency turn around consists of an alternative style 120 ft hammer head turnaround. The owner/developer respectfully request a technical variance concerning the standard 20 ft asphalt width. Info Only REVIEW COMMENTS Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 4 1 Vectren Energy Chad Miller 5/10/23 11:42 AM Changemark CenterPoint Energy The existing gas service will need to be relocated as its only 2' deep and will be crossing the proposed lots 3 & 4. Please locate the existing gas service and show on the construction plans. Will the proposed lots have gas service? A gas main extension might be required to serve lot 2 and the existing home. Also, I am forwarding your plans to our encroachment group since you are encroaching our existing 18" steel high pressure gas main that is in an easement on the northside of the property. They will reach out to you on the steps for that process. CenterPoint Energy will also need a AutoCAD file. C500 Utility Plan.pdf Responded by: Andy Cash - 4/23/24 9:59 PM Please note the relocated gas line and proposed main and service lines on the revised utility plan ---------------------------------------------------------- Responded by: Andy Cash - 3/11/24 12:43 PM Please note the relocated gas line and proposed main and service lines on the revised utility plan ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:58 PM Pleasse find an updated plan set included with this resubmittal ---------------------------------------------------------- Responded by: Andy Cash - 1/20/24 1:53 PM The Utility Plan, Sheet C500 was amended to indicate the existing and rerouted gas service line ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:44 PM Understood and I'll contact you directly to resolve and amend the plans. ---------------------------------------------------------- Responded by: Andrew Wert - 6/8/23 2:17 PM Understood. We have been in discussion wit Vectren. Resolved 5 1 Carmel_Clay Parks Michael Klitzing 5/15/23 11:21 AM Comment Replace Burning Bush on Landscape Plan with non-invasive shrub, such as viburnum or chokeberry. Responded by: Andrew Wert - 6/8/23 1:32 PM Burning Bush has been replaced with Viburnum shrub Resolved 6 1 TriCo Regional Sewer Utility Ryan Hartman 5/15/23 12:23 PM Comment TriCo has no comments currently but reserve the right to make comment when construction documents get submitted. Please note we will need plan and profile sheets as well as all pertinent sanitary sewer specifications and notes to be included in those sheets. Let me know if you have questions as you proceed forward. www.trico.eco Info Only Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 7 1 Engineering Alex Jordan 5/15/23 2:21 PM Changemark Native plantings will need to be placed in the bottom of the detention to count as a BMP We recall discussing a dry creek bed/infiltration trench in the bottom of this facility at our pre-filing. Is this option going to be pursued? Stormwater Technical Report - Robbins Subdivision.pdf Responded by: Andrew Wert - 6/8/23 1:52 PM The Drainage Plan now includes information pertaining to an infiltration trench. The Drainage Plan now includes the required plantings note. Resolved 8 1 Transportation Systems David Littlejohn 5/16/23 9:48 AM Changemark Multi-use path required along Westfield Blvd The City's Mobility and Pedestrian Plan requires a 10' multi-use path along Westfield Blvd. Revise the plans to include multi-use path along this project's entire frontage along Westfield Blvd. C201 Site Plan.pdf Responded by: Andrew Wert - 6/8/23 2:14 PM The owner desires to pay into the city fund. Please find an estimate for construction included with the review comment response letter. Resolved 9 1 Engineering Alex Jordan 5/17/23 9:04 AM Changemark Please indicate all surface drainage as required by STSM Section 102.05(b) This includes roadside ditches, swales, roll curb, gutter, etc. C001 Primary Plat.pdf Responded by: Andrew Wert - 6/8/23 1:54 PM Please reference proposed contours as shown on the Grading Plan and Drainage Plan (there are no proposed curbs.) Resolved 10 1 Engineering Alex Jordan 5/17/23 9:04 AM Changemark Please show all subsurface drains planned with this development per STSM Section 102.05(c) C001 Primary Plat.pdf Responded by: Andrew Wert - 6/8/23 1:55 PM The Drainage Plan now includes a subsurface drain. Resolved 11 1 Engineering Alex Jordan 5/17/23 9:04 AM Changemark Please indicate any portion of the site (if any) that are within a floodway, floodplain, or flood fringe per STSM Section 102.05(d) Please also include a statement as to whether or not the FEMA Base Flood elevation will flood portions of the property via the outfall or storm piping per STSM Section 102.05(g). C001 Primary Plat.pdf Responded by: Andrew Wert - 6/8/23 1:59 PM No part of these lots extends into the floodplain. The offsite improved drainage course extends south and east and crosses under Westfield Boulevard near the 11150 address near flood elevation 801.4 feet. The required note was added to the Drainage Plan. Resolved 12 1 Engineering Alex Jordan 5/17/23 9:04 AM Changemark Please provide the approximate size, location, and capacity of the detention facility per STSM Section 102.05(f) Please also include critical elevations, top of bank, and the emergency spillway elevations. C001 Primary Plat.pdf Responded by: Andrew Wert - 6/8/23 2:00 PM Please reference the Grading and Drainage Plans. The detention pond data was added to the Drainage Plan. Resolved 13 1 Engineering Alex Jordan 5/17/23 9:04 AM Changemark Please provide the flood routing of off-site and on-site runoff per STSM Section 102.05(h) C001 Primary Plat.pdf Responded by: Andrew Wert - 6/8/23 2:01 PM The flood routing was added to the Drainage Plan. Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 14 1 Engineering Alex Jordan 5/17/23 9:04 AM Changemark Please provide a basic outline of the post construction stormwater quality feature per STSM Section 102.05(i) This includes the location, size, easement, etc. C001 Primary Plat.pdf Responded by: Andrew Wert - 6/8/23 2:03 PM The required information was added to the Drainage Plan. Resolved 15 1 Engineering Alex Jordan 5/17/23 9:12 AM Comment Thank you for providing more detailed civil plans but we will not review these until the primary plat is finalized. Info Only 16 1 Engineering Alex Jordan 5/17/23 9:18 AM Changemark 10' ashpalt multi-use path will be required along the frontage of the lot This can be constructed with the lot or a contribution can be made to the City's non-reverting Thoroughfare Fund for the cost of designing and constructing the path. C001 Primary Plat.pdf Responded by: Andrew Wert - 6/8/23 2:04 PM The owner desires to pay into the city fund. Please find an estimate for construction included with the review comment response letter. Resolved 17 1 Engineering Alex Jordan 5/17/23 9:25 AM Changemark Please confirm with Planning and Zoning that the appropriate amount of right-of-way is existing or if any additional right-of-way will need to be dedicated per their Comprehensive Plan C001 Primary Plat.pdf Reviewer Response: Alex Jordan - 6/27/23 9:09 AM ---------------------------------------------------------- Responded by: Andrew Wert - 6/8/23 2:05 PM The submitted Primary Plat indicates a 45' half right-of- way. Resolved 18 1 Sign Permits Aliza Shalit 5/17/23 11:07 AM Comment Sign permits require a sign permit application and review process. If a sign will be proposed, please apply through the online permitting site. Info Only 19 1 CrossRoad Engineers Willie Hall 5/17/23 11:16 AM Changemark 700 The City of Carmel requires that all water leaving a site shall be treated by a stormwater quality management system consisting of a minimum of two different BMPs. Stormwater Technical Report - Robbins Subdivision.pdf Reviewer Response: Willie Hall - 6/19/23 2:28 PM The City will accept the detention bottom native plantings and infiltration trench as the 2 BMP treatment train. ---------------------------------------------------------- Responded by: Andrew Wert - 6/8/23 1:33 PM The treatment chain consists of 1)dry grass filter strip and 2)infiltration trench. Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 20 1 CrossRoad Engineers Willie Hall 5/17/23 11:18 AM Changemark 102.05.iii Post-Development drainage watershed map and proposed detention shall include the fully developed right of way. Stormwater Technical Report - Robbins Subdivision.pdf Responded by: Andy Cash - 2/5/24 5:38 PM The waiver request was provided on January 20, 2024 ---------------------------------------------------------- Responded by: Andy Cash - 1/20/24 1:53 PM The variance of technical standards request letter was sent to the Carmel Engineering Department for review and consideration. ---------------------------------------------------------- Reviewer Response: Willie Hall - 11/6/23 9:52 AM This comment will remain unresolved until a waiver request is provided and approved by Engineering. ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:32 PM Agreed ---------------------------------------------------------- Reviewer Response: Willie Hall - 6/19/23 2:04 PM A written waiver should include a reference to the STSM Section from which the waiver is being requested, the specific structures the waiver is to include, provide an explanation of the special conditions that exist such that a literal enforcement of the provisions of the ordinance will result in unnecessary hardship to this development and provide a description of the onsite systems that will assist in meeting the requirements of the specific section of the STSM to the greatest extent possible for this site. Include a copy of the waiver request in Project Dox. ---------------------------------------------------------- Responded by: Andrew Wert - 6/8/23 1:33 PM The petitioner requests a waiver of technical standards concerning the provision of detention and stormwater quality for the fully developed right-of-way. Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 21 1 CrossRoad Engineers Willie Hall 5/17/23 11:19 AM Changemark 102.05.iii Primary Plat Submission shall include a Post-Developed Drainage Report to include detention/retention calculations showing critical pond elevations, including top bank and spillway elevations. Please also include detention required vs provided in table. Stormwater Technical Report - Robbins Subdivision.pdf Responded by: Andy Cash - 2/5/24 5:38 PM The technical report was submited January 20, 2024 ---------------------------------------------------------- Responded by: Andy Cash - 1/20/24 1:53 PM A complete drainage report has been submitted ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:32 PM Submitted ---------------------------------------------------------- Reviewer Response: Willie Hall - 6/19/23 2:08 PM Please also include in drainage report. ---------------------------------------------------------- Responded by: Andrew Wert - 6/8/23 1:48 PM The preliminary design t/b and spillway elevation were added to the Drainage Plan. Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 22 1 CrossRoad Engineers Willie Hall 5/17/23 11:19 AM Changemark 102.05.i.c Please analyze the downstream drainage infrastructure to the ultimate outfall into Carmel Creek to verify the existing system can accommodate the proposed condition. C001 Primary Plat.pdf Responded by: Andy Cash - 2/5/24 5:38 PM The downstream driveway culvert is being replaced. This commenet was address January 20, 2024 ---------------------------------------------------------- Responded by: Andy Cash - 1/20/24 1:53 PM The project will replace the first downstream culvert. Refer to the current drainage technical report and the Alex Jordan email, Wed, May 24, 2023, 2:25?PM ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:33 PM Completed ---------------------------------------------------------- Reviewer Response: Willie Hall - 6/19/23 2:09 PM Please provide analysis in drainage report. Available drainage report is still from the original submittal. ---------------------------------------------------------- Responded by: Andrew Wert - 6/8/23 1:49 PM The downstream stream analysis shall consist of the first culvert beneath the existing driveway. Resolved 23 1 CrossRoad Engineers Willie Hall 5/17/23 11:19 AM Changemark 102.05.i.d Please include note stating whether or not the site lies in a floodplain. C001 Primary Plat.pdf Responded by: Andy Cash - 1/20/24 1:53 PM The required drainage note was added to the Drainage Plan, Sheet C400 ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:33 PM Completed ---------------------------------------------------------- Reviewer Response: Willie Hall - 6/19/23 2:12 PM Please include reference to FEMA flood map number and date. ---------------------------------------------------------- Responded by: Andrew Wert - 6/8/23 1:49 PM The required note was added to the Drainage Plan. Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 24 1 CrossRoad Engineers Willie Hall 5/17/23 11:19 AM Changemark 102.05.i.e. Please include MFPGs for the proposed lots. C001 Primary Plat.pdf Responded by: Andrew Wert - 6/8/23 1:50 PM The grading plan now includes the required MFPG labels. Resolved 25 1 CrossRoad Engineers Willie Hall 5/17/23 11:19 AM Changemark 102.05.i.g Primary Plat Submission shall indicate flood routing of off-site and on-site runoff. C001 Primary Plat.pdf Responded by: Andrew Wert - 6/8/23 1:52 PM The flood routing was added to the Drainage Plan. Resolved 26 1 Planning & Zoning Alexia Lopez 5/18/23 5:13 PM Changemark Submit Secondary Plat Documents Since this subdivision will be going through the Minor Subdivision process, the primary and secondary plat process is combined. Therefore, please also submit Secondary Plat documents so that after the Plan Commission approves the plans, the Secondary Plat can be signed and you can take it to the BPW and then the County for Recording. Please refer to the Secondary Plat application our website for what to put on the Secondary Plat. C000 Title Sheet.pdf Responded by: Andrew Wert - 6/8/23 2:06 PM Please find a secondary plat submitted along with the comment response letter. Resolved 27 1 Planning & Zoning Alexia Lopez 5/18/23 5:13 PM Changemark Add the Docket number Please add the Docket Number to the Title sheet and put PP/SP after the number to indicate that this is a Primary Plat and a Secondary Plat. Please also add the Variance Docket Number. C000 Title Sheet.pdf Responded by: Andrew Wert - 6/8/23 2:07 PM Please find a revised Title Sheet including the required docket numbers. Resolved 28 1 Planning & Zoning Alexia Lopez 5/18/23 5:13 PM Changemark Update Contact Information Please make sure your Contact Information is up to date. For instance, Jim Blanchard is retired. You may refer to the TAC Member List on our website for contact info. C000 Title Sheet.pdf Responded by: Andrew Wert - 6/8/23 2:07 PM Please find a revised Title Sheet. Resolved 29 1 Planning & Zoning Alexia Lopez 5/18/23 5:13 PM Changemark Zoning Information Please add the minimum lot width that will be allowed with the variance to the Zoning Information as well as the lot coverage. C000 Title Sheet.pdf Responded by: Andrew Wert - 6/8/23 2:09 PM The minimum lot frontage measured at the proposed right-of-way measures 20 ft for lot three. The Title Sheet was updated accordingly. The Title Sheet was updated to indicate a 35% maximum lot coverage. Resolved 30 1 Planning & Zoning Alexia Lopez 5/23/23 5:06 PM Changemark Registered Land Surveyor Is Andy Cash a registered land surveyor? If so, please add that to the Plat. C000 Title Sheet.pdf Responded by: Andrew Wert - 6/8/23 2:10 PM The plan set (including the Primary Plat) is now certified by the engineer of record. The recordable secondary plat is submitted by others and includes the appropriate certification. Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 31 1 Planning & Zoning Alexia Lopez 5/23/23 5:07 PM Changemark Add Docket Number to Primary Plat Please add the Docket Number and the Variance Docket Number to the Primary Plat. C001 Primary Plat.pdf Responded by: Andrew Wert - 6/8/23 2:10 PM The Primary Plat now includes the Docket No. Resolved 32 1 Planning & Zoning Alexia Lopez 5/23/23 5:10 PM Changemark Lot 4 Rear Setback this building setback for Lot 4 should be 20 ft. for a rear yard. Please revise. C001 Primary Plat.pdf Responded by: Andrew Wert - 6/8/23 2:11 PM The Lot 4 rear setback was changed to 20 ft. Resolved 33 1 Planning & Zoning Alexia Lopez 5/23/23 5:10 PM Changemark Lot 2 Rear Setback This building set back line for Lot 2 should 20 ft. for a rear yard. Please revise. C001 Primary Plat.pdf Responded by: Andrew Wert - 6/8/23 2:11 PM The Lot 2 setback was changed to 20 ft. Resolved 34 1 Planning & Zoning Alexia Lopez 5/23/23 5:16 PM Comment Please upload any variance documents, including a description of the variance and your reasons supporting the variance as well as your findings of fact. Responded by: Andrew Wert - 5/24/23 3:29 PM Uploaded to Application folder Resolved 35 1 Planning & Zoning Alexia Lopez 5/23/23 5:16 PM Library Comment Submit a copy of the Adjoining Property Owners List from Hamilton County. Responded by: Andrew Wert - 5/24/23 3:29 PM Uploaded to Public Notice Documents folder Resolved 36 1 Planning & Zoning Alexia Lopez 5/23/23 5:16 PM Library Comment Provide the filled out and notarized affidavit of notice of public hearing page of the application. Responded by: Andrew Wert - 5/24/23 3:29 PM Uploaded to Public Notice Documents folder Resolved 37 1 Planning & Zoning Alexia Lopez 5/23/23 5:16 PM Library Comment Provide the filled out Notice of Public Hearing page of the application. Responded by: Andrew Wert - 5/24/23 3:29 PM Uploaded to Public Notice Documents folder Resolved 38 1 Planning & Zoning Alexia Lopez 5/23/23 5:16 PM Library Comment Submit Proof of Publication from the newspaper. Responded by: Andrew Wert - 5/24/23 3:30 PM Uploaded to Public Notice Documents folder Resolved 39 1 Planning & Zoning Alexia Lopez 5/23/23 5:16 PM Library Comment Submit Certificate of Mailing for proof of mailing. Responded by: Andrew Wert - 5/24/23 3:30 PM Uploaded to Public Notice Documents folder Resolved 40 1 Planning & Zoning Alexia Lopez 5/23/23 5:16 PM Library Comment Submit a copy of the Sign Affidavit. Responded by: Andrew Wert - 5/24/23 3:30 PM Uploaded to Public Notice Documents folder Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 41 1 Planning & Zoning Alexia Lopez 5/23/23 5:17 PM Library Comment Please submit an exhibit of the proposed black lined site plan overlaid upon a current aerial photo of the immediate area. Responded by: Andrew Wert - 6/8/23 2:11 PM Uploaded to Application folder. Resolved 42 1 Planning & Zoning Alexia Lopez 5/23/23 5:17 PM Library Comment Please list what green or sustainable site or building design aspects will implemented, similar to the LEED checklist: www.usgbc.org/leed/rating- systems from the US Green Building Council. (This is not a requirement, but the Commission looks favorably upon this.) Responded by: Andrew Wert - 6/8/23 2:13 PM The owner has taken this under advisement. Resolved 43 1 Planning & Zoning Alexia Lopez 5/24/23 10:50 AM Changemark 10 Ft. Path Show the 10 ft. path along Westfield Blvd. that you are required to construct. C001 Primary Plat.pdf Responded by: Andrew Wert - 6/8/23 2:13 PM The owner desires to pay into the city fund. Please find an estimate for construction included with the review comment response letter. Resolved 44 1 Planning & Zoning Alexia Lopez 5/24/23 10:56 AM Comment When uploading revised drawings, please upload as individual sheets and use the exact same name as the original file in ProjectDox and the software will version the files for us. Info Only 45 2 Fire Carmel Fire 6/13/23 8:59 AM Comment Contact CFD to discuss comment. Responded by: Andy Cash - 10/17/23 3:38 PM Plans were sent to Marshal Rohr on 30-Sep-2023 Resolved 46 2 CrossRoad Engineers Willie Hall 6/19/23 2:19 PM Comment Since this is treated as PP & SP at the same time, please add the following requirements to the Plat: STSM 104.02: All buildings shall have a minimum flood protection grade shown on the secondary plat. STSM 303.07: A statement shall be added to the secondary plat that would refer the viewer to the construction plans to see the entire extent of overflow path as hatched areas. Responded by: Andy Cash - 1/20/24 1:53 PM MFPG added to each lot, and a statement directing viewer to the construction plans added to legend. ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:35 PM Forthcoming Resolved 47 2 Engineering Alex Jordan 6/27/23 10:02 AM Comment Per Planning and Zoning comment #26, this will be both the primary and secondary plat process. Per Section 102.06 of the Stormwater Technical Standards Manual, a secondary plat submittal must contain construction plans, a stormwater drainage technical report, and a stormwater pollution prevention plan. It appears that the construction plans have been uploaded but we will need a full drainage technical report (the one currently provided is labeled as preliminary) as well as a necessary SWPPP sheets and an O&M manual. Responded by: Andy Cash - 10/17/23 3:36 PM Submitted Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 48 2 Planning & Zoning Alexia Lopez 8/16/23 12:27 PM Changemark Add Secondary Plat Please add the words Secondary Plat under Robbins Subdivision on the Secondary Plat sheets. 210231 2023-06-09 Secondary Plat- Sheet 1.pdf Responded by: Andy Cash - 1/20/24 1:53 PM Secondary Plat added to the title on each sheet of the plat. ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:38 PM Forthcoming Resolved 49 2 Planning & Zoning Alexia Lopez 8/16/23 12:27 PM Changemark Monuments and Markers Please show the locations, types, material, and size of monuments and markers per UDO Sec. 7.18 210231 2023-06-09 Secondary Plat- Sheet 1.pdf Responded by: Andy Cash - 1/20/24 1:53 PM Monument locations added. ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:38 PM Forthcoming Resolved 50 2 Planning & Zoning Alexia Lopez 8/16/23 12:27 PM Changemark Add Docket Number to Secondary Plat Please add the Docket Number to the Secondary Plat under the title at the top. 210231 2023-06-09 Secondary Plat- Sheet 1.pdf Responded by: Andy Cash - 1/20/24 1:53 PM Docket Number added. ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:38 PM Forthcoming Resolved 51 2 Planning & Zoning Alexia Lopez 8/16/23 12:27 PM Changemark Add Zoning to Secondary Plat Please add the Present zoning classification as well as the lot width allowed per the Variance and add the Variance Docket number. 210231 2023-06-09 Secondary Plat- Sheet 1.pdf Responded by: Andy Cash - 1/20/24 1:53 PM Zoning and Variance Docket Number added. ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:40 PM Forthcoming Resolved 52 2 Planning & Zoning Alexia Lopez 8/16/23 12:27 PM Changemark Ingress Egress Easement Maintenance Who will be responsible for maintaining this shared driveway? This could become a question in the future if these lots are no longer owned by family members. 210231 2023-06-09 Secondary Plat- Sheet 1.pdf Responded by: Andy Cash - 1/20/24 1:53 PM Statement for easement added to Deeed of Dedication. ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:40 PM Forthcoming Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 53 2 Planning & Zoning Alexia Lopez 8/16/23 12:27 PM Changemark Ingress egress Easement Please add some info about the ingress egress easement to the secondary plat or through a separate document. Please take a look at UDO Sec. 7.10B. Cross Access Easements and incorporate this into the plat. 210231 2023-06-09 Secondary Plat- Sheet 1.pdf Responded by: Andy Cash - 1/20/24 1:53 PM Statement for easement added to Deeed of Dedication. ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:41 PM Forthcoming Resolved 54 2 Planning & Zoning Alexia Lopez 8/16/23 12:27 PM Changemark Location Map the location map is a little blurry. Please enlarge it a little or zoom in a little more on the site and make sure the revised version is more legible on the plat. 210231 2023-06-09 Secondary Plat- Sheet 1.pdf Responded by: Andy Cash - 1/20/24 1:53 PM Location map revised. ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:41 PM Forthcoming Resolved 55 2 Planning & Zoning Alexia Lopez 8/16/23 12:27 PM Changemark Add SSE to Legend Please add SSE to the legend. 210231 2023-06-09 Secondary Plat- Sheet 1.pdf Responded by: Andy Cash - 1/20/24 1:53 PM SSE added to the legend. ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:41 PM Forthcoming Resolved 56 2 Planning & Zoning Alexia Lopez 8/16/23 12:27 PM Changemark D.U. and S.E. size Refer to UDO Sec. 7.09.B. I believe this easement should be 20 ft. and should stradle lots 3, 4 and 2 so that there is also 10 ft. of easement on Lot 2. 210231 2023-06-09 Secondary Plat- Sheet 1.pdf Responded by: Andy Cash - 1/20/24 1:53 PM The sanitary sewer main was removed from the plan. The plan was revised to include a 20' D&UE centered on the lot line dividing Lots 2 and 4 ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:42 PM forthcoming Resolved 57 2 Planning & Zoning Alexia Lopez 8/16/23 12:27 PM Changemark Lot 2 B.S.L I believe this portion of Lot 2 along the north property line could also be a 10 ft. building setback. Unless you wanted a larger setback here for some reason. 210231 2023-06-09 Secondary Plat- Sheet 1.pdf Responded by: Andy Cash - 1/20/24 1:53 PM The setback was amended along the north line of Lot 2 ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:42 PM Forthcoming Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 58 2 Planning & Zoning Alexia Lopez 8/16/23 12:27 PM Changemark Covenants and Restrictions Will you have any Covenants and Restrictions for this subdivision? If so, please submit a copy of those for review. 210231 2023-06-09 Secondary Plat- Sheet 2.pdf Reviewer Response: Alexia Lopez - 5/6/24 2:14 PM Please submit those to us once they are finalized. ---------------------------------------------------------- Responded by: Andy Cash - 4/23/24 9:59 PM The owner continues to work on covenants ---------------------------------------------------------- Responded by: Andy Cash - 3/11/24 12:43 PM The owner continues to work on covenants ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM The owner continues to work on covenants ---------------------------------------------------------- Reviewer Response: Alexia Lopez - 1/31/24 5:02 PM Please upload with the next submittal. ---------------------------------------------------------- Responded by: Andy Cash - 1/20/24 1:53 PM Pat covenants are forthcoming ---------------------------------------------------------- Responded by: Andy Cash - 10/17/23 3:42 PM Forthcoming Info Only 59 2 Planning & Zoning Alexia Lopez 8/16/23 12:28 PM Comment Since this is a Secondary Plat application as well, please submit any construction type documents that other departments might need. For instance, I believe Trico regional sewer district might need some more info. Please reach out to them for questions. Responded by: Andy Cash - 10/17/23 3:43 PM Submitted Resolved 60 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please provide the developer's email address on the cover sheet Responded by: Andy Cash - 1/20/24 1:53 PM The email address was added to the cover sheet Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 61 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please submit a storm water management permit application Responded by: Andy Cash - 3/11/24 12:43 PM Forthcoming ---------------------------------------------------------- Reviewer Response: Alex Jordan - 2/16/24 10:10 AM As stated in our previous comment, the permit will need to be applied for at the website provided. We no longer accept the old permit application. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM Please find the SWM permit application included with this resubmittal ---------------------------------------------------------- Reviewer Response: Alex Jordan - 1/23/24 12:09 PM Our permitting is now completed digitally. Please apply for this permit here: https://cw.carmel.in.gov/PublicAccess/login ---------------------------------------------------------- Responded by: Andy Cash - 1/20/24 1:53 PM Please find the required application uploaded to ProjectDox Resolved 62 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please provide all technical information required by Section 102.02(xi)(m) of the Storm Water Technical Standards Reviewer Response: Alex Jordan - 1/29/24 9:37 AM ---------------------------------------------------------- Responded by: Andy Cash - 1/20/24 1:53 PM Please find the required technical report uploaded to ProjectDox Resolved 63 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please include the following note on the plans: "No earth disturbing activity may commence without an approved storm water management permit." Responded by: Andy Cash - 1/20/24 1:53 PM The required note was added to the amended ESCP see General Notes item no. 1 Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 64 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please include the following note on the plans: "Utility relocations required by the project shall be the responsibility of the developer. Utility line relocations required for road projects that result in a conflict with proposed development shall be the developer to resolve with the utility. Existing pole lines required to be relocated to within one foot of proposed right-of-way line." Responded by: Andy Cash - 1/20/24 1:53 PM This note was added to the Utility Plan, sheet C500 Resolved 65 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please include the following note on the plans: "All existing perimeter road drainage structures and bridges across the frontage of this development are indicated on the plans. Provisions have been made to pmprove or replace any drainage structures and bridges as necessary or as request by the City ot accommodate the pavement widening, auxiliary lanes, multi-use path, and any other required improvements to the property or the roadway. The cost to improve or replace any draiange structures and bridges will be borne by the developer." Responded by: Andy Cash - 1/20/24 1:53 PM The required note was added to the Drainage Plan, sheet C400 Resolved 66 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please include the following note on the plans: "Damage to the exisitng right-of-way shall be restored/repaired to the satisfaction of the City at the completion of the project. The contractor is encouraged to inspect the right- of-way with the city prior to the start of construction to document the existing condition of the right-of-way." Responded by: Andy Cash - 1/20/24 1:53 PM The required note was added to the Demoltion Plan, Sheet C100 Resolved 67 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please include the following note on the plans: "All paving within the existing and proposed city right -of-way shall conform to the requirements of the Department of Engineering. The contractor shall contact the department of Engineering to schedule a pre-construction meeting to review the department's construction requirements, staff notification 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 right-of-way." Responded by: Andy Cash - 1/20/24 1:53 PM The required note was added to the Site Plan, Sheet C200 Resolved 68 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please provide the City's paving policy in the set Responded by: Andy Cash - 1/20/24 1:53 PM The project does not involve paving within the public right-of-way Info Only 69 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please provide the City's curbing policy in the set Responded by: Andy Cash - 1/20/24 1:53 PM No new curbs are planned for this development Info Only Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 70 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please verify that there are no direct discharge areas Responded by: Andy Cash - 1/20/24 1:53 PM Site drainage flows through the proposed detention area Resolved 71 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please clearly show the construction limits on all sheets with plan view (not required on profile sheets) Responded by: Andy Cash - 1/20/24 1:53 PM The limits of disturbance was added to all sheets Resolved 72 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please verify that all elevations are North American Vertical Datum of 1988 (NAVD) Responded by: Andy Cash - 1/20/24 1:53 PM The site plan set now includes the site survey which indludes information regarding the required horizontal and vertical coordinate system Resolved 73 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please verify that the horizontal datum of topgraphic map is Indiana State Plane Coordinates, NAD83 Responded by: Andy Cash - 1/20/24 1:53 PM The site plan set now includes the site survey which indludes information regarding the required horizontal and vertical coordinate system Resolved 74 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please verify that the locations of existing utilities with top of curb and invert elevations, pipe sizes, and direction are shown Responded by: Andy Cash - 1/20/24 1:53 PM The plans include the extent of know utilities and all available information. There are no existing or proposed curbs shown on these plans. Resolved 75 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please verify that all existing culverts, pipes, and bridges on existing drives or under the roadway are shown indicating size, type, and invert elevations Responded by: Andy Cash - 1/20/24 1:53 PM All known to exist infrastructure is shown on the site plans Resolved 76 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please verify that the locations of all existing electrical power vaults, transformers, power lines, gas lines, television cable , and telephone lines are shown Responded by: Andy Cash - 1/20/24 1:53 PM All known to exist utilities are shown on the plans Resolved 77 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please show the size and location of all existing and proposed fire hydrants within the development or within 300 feet of the proposed development Responded by: Andy Cash - 1/20/24 1:53 PM The existing city firehydrant is now noted on the Utility Plan, Sheet C500 Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 78 3 Engineering Alex Jordan 11/7/23 1:39 PM Library Comment Please show the 100-year elevations of all inlets in the clogged condtions Responded by: Andy Cash - 1/20/24 1:53 PM There are no inlets propsed for this development Resolved 79 3 Engineering Alex Jordan 11/9/23 8:35 AM Changemark This will need to be installed per the City's residential driveway standard drawing Please provide the detail for this in the plan set. C201 Site Plan.pdf Responded by: Andy Cash - 1/20/24 1:53 PM The city standard detail for residential driveway apron was added to the Site Plan, Sheet C201 Resolved 80 3 CrossRoad Engineers Willie Hall 11/9/23 8:57 AM Comment Drainage report was not able to be opened. Please note that since this project is being treated as a PP, SP, and DP submittal, a full drainage review will be forthcoming upon submittal of all required documents. Info Only 81 3 Engineering Alex Jordan 11/9/23 9:03 AM Changemark Please provide the FFE, MLAG, and MFPG for each lot on this sheet C400 Drainage Plan.pdf Responded by: Andy Cash - 1/20/24 1:53 PM Both the Grading Plan and Drainage Plan include the FFE, MFPG & MLAG elevations. The detention is sized for a total 4,000 sf of impervious surface for each lot. Resolved 82 3 Engineering Alex Jordan 11/9/23 9:03 AM Changemark All culverts within City right-of-way must be RCP C400 Drainage Plan.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised plan set that now calls out RCP within the r/way ---------------------------------------------------------- Reviewer Response: Alex Jordan - 1/29/24 11:10 AM Thank you for revising the pipe to be RCP but the end sections will need to be RCP as well. ---------------------------------------------------------- Responded by: Andy Cash - 1/20/24 1:53 PM The driveway culverts are now called out as RCP Resolved 83 3 Engineering Alex Jordan 11/9/23 9:03 AM Changemark Please ensure that the detention is sized for the proposed homes and any driveways, patios, pools, etc. C400 Drainage Plan.pdf Responded by: Andy Cash - 2/5/24 5:38 PM A drainage report has been submitted that accounts for the full build out of the properties ---------------------------------------------------------- Responded by: Andy Cash - 1/20/24 1:53 PM The detention is sized for a total 4,000 sf of impervious surface for each lot. Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 84 3 Engineering Alex Jordan 11/9/23 9:50 AM Changemark Please indicate on the plans where these will be installed C402 Storm Details.pdf Responded by: Andy Cash - 2/5/24 5:58 PM Pleasse find an updated plan set included with this resubmittal ---------------------------------------------------------- Reviewer Response: Alex Jordan - 1/29/24 11:17 AM Thank you for adding the RCP and flexible pipe trench details but we are still unable to locate where these will be used on the plans. Please show these items on the drainage plan and utility plan as well as any other necessary sheets. ---------------------------------------------------------- Responded by: Andy Cash - 1/20/24 1:53 PM Storm Details, Sheet C402 was updated to include pond cross section, native plantings sign and concrete end section. The HDPE trench detail was modified to indicate where this pipe material would be used. A rigid pipe pipe trench detail was also added. Resolved 85 3 Engineering Alex Jordan 11/9/23 9:50 AM Changemark End sections within the City's right-of-way must be concrete C402 Storm Details.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find an updated plan set calling out concrete end-section within the r/way ---------------------------------------------------------- Reviewer Response: Alex Jordan - 1/29/24 11:18 AM Thank you for adding this detail but callout 5 on C400 still refers to CMP end sections on both drive culverts. Please revise. ---------------------------------------------------------- Responded by: Andy Cash - 1/20/24 1:53 PM Storm Details, Sheet C402 now includes the required end-section detail Resolved 86 3 Engineering Alex Jordan 11/9/23 9:50 AM Changemark Please provide a cross-section for the pond This will need to show the limits of the native vegetation and the protective signage location. C402 Storm Details.pdf Responded by: Andy Cash - 1/20/24 1:53 PM Storm Details, Sheet C402 now includes the required pond cross-section Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 87 3 Engineering Alex Jordan 11/9/23 9:50 AM Changemark Please provide native vegetation protective signage around the pond Please also include a detail for this. C402 Storm Details.pdf Responded by: Andy Cash - 3/11/24 12:43 PM Plesae see revised sheet C402 ---------------------------------------------------------- Reviewer Response: Alex Jordan - 2/21/24 10:25 AM The signage was not shown on the pond cross-section as previously requested. Please revise. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM The plans include the required sign detail ---------------------------------------------------------- Reviewer Response: Alex Jordan - 1/29/24 11:22 AM Please show the native vegetation protective signage at the edge of the planting limits on the pond cross- section on C402. ---------------------------------------------------------- Responded by: Andy Cash - 1/20/24 1:53 PM Storm Details, Sheet C402 now includes the required native planting signage Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 88 3 Engineering Alex Jordan 11/9/23 10:06 AM Changemark Please have the detention facility placed within a BMP easement C600 ESCP.pdf Responded by: Andy Cash - 4/23/24 9:59 PM The additional description was added to the easement label ---------------------------------------------------------- Reviewer Response: Alex Jordan - 3/21/24 4:03 PM The common area easement needs to have B.M.P. added to the easement label and description. So, it should read "B.M.P. , D. & U.E. " ---------------------------------------------------------- Responded by: Andy Cash - 3/11/24 12:43 PM First you asked for the pond to be in a common area. Then you asked for the pond to be in an easement. Then you asked for the pond and the SSD to be in an easement. I have highlited the combination common area and D&UE on sheet C600. This is the same linework shown in the plans and on the current plat. ---------------------------------------------------------- Reviewer Response: Alex Jordan - 2/21/24 10:26 AM We are unable to located the BMP easement designation around the pond on this sheet as previously requested. This designation was not included on the secondary plat sheets that were summitted either. Please have this revised on all applicable sheets. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised set of plans which now include the required BMP easement in addition to the showing the BMP within a common area as originally required ---------------------------------------------------------- Reviewer Response: Alex Jordan - 1/29/24 1:04 PM The easement/common area that contains the pond will need to be classified as a BMP easement as well. ---------------------------------------------------------- Responded by: Andy Cash - 1/20/24 1:53 PM Both the Site Plan, Sheet C201 and the Secondary Plat deptict the pond within Common Area and/or D.&U.E. Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 89 3 Engineering Alex Jordan 11/9/23 10:11 AM Comment The drainage report uploaded will not open within ProjectDox. Please have a copy emailed to us and Crossroad Engineers with the next submittal for our review. Responded by: Andy Cash - 1/20/24 1:53 PM Please let me know if you're still unable to open the drainage report Resolved 90 4 CrossRoad Engineers Willie Hall 1/25/24 1:39 PM Changemark CSGP Per discussions with the City of Carmel, the SWPPP must be developed in accordance with the CSGP. Please revise the plans accordingly. C700 SWPPP.pdf Responded by: Andy Cash - 2/5/24 5:38 PM A revised SWPPP is being submitted with this resubmittal Resolved 91 4 Engineering Alex Jordan 1/29/24 2:09 PM Changemark These elevations do not match the elevations show in the drainage report Please revise these or the elevations on page 2 of the drainage report. C400 Drainage Plan.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find revsied plans and tech report which address this oversight Resolved 92 4 Engineering Alex Jordan 1/29/24 2:14 PM Changemark Please have protective signage added to the north and west sides of the pond to avoid mowing by the homeowner C401 Pond Plan.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Additional signs were added Resolved 93 4 Engineering Alex Jordan 1/29/24 2:14 PM Changemark All pipes within City right-of-way will need to be RCP Please revise the pipe and end section to be RCP on this and all other sheets C401 Pond Plan.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised plan set which call out RCP with the r/way Resolved 94 4 Engineering Alex Jordan 1/29/24 2:14 PM Changemark Is this the call out for the existing structure? If so, please remove to avoid confusion. C401 Pond Plan.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Yes, the note was referring to the existing structure. The note was removed from sheet C401 Resolved 95 4 Engineering Alex Jordan 1/29/24 2:15 PM Changemark Please include "Do not spray" to this sign C402 Storm Details.pdf Responded by: Andy Cash - 2/5/24 5:38 PM The sign detail has been revised accordingly Resolved 96 4 Engineering Alex Jordan 1/29/24 2:23 PM Changemark Please place a rock check dam around the outlet control structure C600 ESCP.pdf Responded by: Andy Cash - 2/5/24 5:38 PM The ESCP was revised to include a stone filter dam at the pond outlet Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 97 4 Engineering Alex Jordan 1/29/24 2:23 PM Changemark Please show a gap in the silt fence for the construction entrance and turn the ends into the site C600 ESCP.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find an updated ESCP depicting the silt fence opening Resolved 98 4 Engineering Alex Jordan 1/29/24 2:27 PM Changemark Please place the SWPPP narrative in the State's A/B/C format We now require SWPPP narratives to be in the State's format following the introduction of the CSGP. C700 SWPPP.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised SWPPP included with this resubmittal Resolved 99 4 Engineering Alex Jordan 1/29/24 3:06 PM Changemark This elevation does not match what is provided on the outlet control structure detail C400 Drainage Plan.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find an updated plan set and tech repoort which address this oversight Resolved 100 4 CrossRoad Engineers Willie Hall 1/29/24 4:00 PM Changemark General Please review and revise the drainage report and construction plans and confirm that the inputs, outputs, drainage summary, discharge rates, critical storm elevations, etc., are consistent between the documents. C000 Title Sheet.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised tech report and plan set included with this resubmittal Resolved 101 4 CrossRoad Engineers Willie Hall 1/29/24 4:01 PM Changemark Carmel City Code All plans, reports, calculations, and narratives shall be prepared in accordance with the City of Carmel Stormwater Technical Standards Manual and signed and sealed by a professional engineer, registered by the State of Indiana. Please have the drainage report signed and sealed by a professional engineer. 11400 Westfield Boulevard Tech Report 29-Sep-2023.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a certified tech report submitted with this resubmittal Resolved 102 4 CrossRoad Engineers Willie Hall 1/29/24 4:01 PM Changemark General Please review and revise the drainage report and construction plans and confirm that the inputs, outputs, drainage summary, discharge rates, critical storm elevations, etc., are consistent between the documents. 11400 Westfield Boulevard Tech Report 29-Sep-2023.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised tech report and plan set included with this resubmittal Resolved 103 4 CrossRoad Engineers Willie Hall 1/29/24 4:01 PM Changemark 102.03.ii.a A stormwater drainage technical report shall contain a summary report, including the description of the nature and purpose of the project. Please include the Project Narrative on page 2 of the BMP Operation & Maintenance Manual on page 2 of the Stormwater Water Technical Report. 11400 Westfield Boulevard Tech Report 29-Sep-2023.pdf Responded by: Andy Cash - 2/5/24 5:38 PM The narrative was added to the updated tech report Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 104 4 CrossRoad Engineers Willie Hall 1/29/24 4:01 PM Changemark 102.03.ii.f, 102.03.iii.c Any hydrologic or hydraulic calculations or modeling results shall be adequately cited and described in the summary description. All input and output files for all necessary runs shall be included in the report. The table included in the Hydraulic/Hydrologic Analysis on pg. 2 of the report shall include 10-year and 100-year elevations and release rates for both the onsite only and onsite plus offsite and the outputs should be referenced to the page numbers in the respective output results in the report. 11400 Westfield Boulevard Tech Report 29-Sep-2023.pdf Responded by: Andy Cash - 3/11/24 12:43 PM Please see the revised technical report ---------------------------------------------------------- Reviewer Response: Willie Hall - 2/21/24 8:28 AM The outputs in the table should be referenced to the page numbers in the respective output results in the report. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised tech report included with this resubmittal Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 105 4 CrossRoad Engineers Willie Hall 1/29/24 4:01 PM Changemark 302.05 Per the output on pg. 34 and summarized in the table on pg. 2 of the drainage report, the 100-year elevation based on the 1.26-acre runoff is 817.53. On Plan Sheet C402, the weir elevation is shown as 817.62, which is based on the 1.26 Ac. onsite and the 3.01 Ac. offsite runoff. Unless the offsite runoff is to be detained, the 100-year on-site (1.26-acre) runoff elevation (817.53) will be the invert elevation of the secondary outlet for bypassing off- site runoff. The secondary outlet shall be designed to pass the offsite runoff only, and the emergency overflow weir elevation shall be determined by then routing the entire inflow, on-site and off-site, through the pond. The 10-year and 100-year onsite and offsite outputs shall include discharge volumes from the secondary outlet to confirm discharge from the site does not exceed the peak runoff for the 3.01 Ac. offsite runoff listed in the Subbasin Summary on pages 37 and 49. Please review and revise accordingly. 11400 Westfield Boulevard Tech Report 29-Sep-2023.pdf Responded by: Andy Cash - 4/23/24 9:59 PM The design now includes a compound weir wall with notch ---------------------------------------------------------- Reviewer Response: Willie Hall - 3/21/24 3:31 PM Please consider a compound weir for the secondary outlet. Per the structure data provided on Plan Sheet C400, the proposed 18-inch HDPE pipe, avg. invert at 817.65, will have no cover through the top of bank of the detention basin, at an elevation of 819.25. ---------------------------------------------------------- Responded by: Andy Cash - 3/11/24 12:43 PM A secondary outlet system was added to the design. Please see the revised plans and technical report. ---------------------------------------------------------- Reviewer Response: Willie Hall - 2/20/24 4:55 PM Per Section 302.05 of the STSM, offsite runoff may be routed through the detention/retention facility, provided that a separate, secondary outlet system is incorporated for the safe passage of such flows, i.e., not through the primary outlet of a detention facility. Please revise the drainage design to provide for a secondary outlet system for offsite flows that will not utilize the outlet control structure/system. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised tech report and plan set which defineS a 1.26 ac 100 yr pond elev = 817.53 and an oulet control structure re-designed to bypass the 3.01 ac offsite without activating the emergency overflow weir. The emergency overflow weir is designed for 1.25x the 3.01 acre plus 1.26 ac peak 100 year flow to the pond Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 106 4 CrossRoad Engineers Willie Hall 1/29/24 4:01 PM Changemark Changemark note #08 Per the O&M Manual, separate SSD lines extended to the three building pads and are intended to collect roof drainage and convey the flow directly to the stormwater management area. The plans indicate that the subsurface drains from each lot are tied into the underdrain in the infiltration trench of the dry basin, effectively bypassing detention and water quality. Please revise the plans to discharge these subsurface drains into the dry basin as surface flow. 11400 Westfield Boulevard Tech Report 29-Sep-2023.pdf Responded by: Andy Cash - 2/5/24 5:38 PM The SSD now daylights to the detention area Resolved 107 4 CrossRoad Engineers Willie Hall 1/29/24 4:01 PM Changemark 201.03 For the purpose of determining the post-developed conditions curve numbers, due to significant disturbance to the upper soil layers during the construction activities, the initially determined hydrologic soil group for disturbed areas should be changed to the next less infiltrating capacity category (i.e., A to B, B to C, and C to D). Per the NRCS Web Soil Survey, this site is comprised of soils with an initially determined hydrologic soil group of C-C/D. Detention calculations indicate an initially determined hydrologic soil group of B was utilized, and it appears that the disturbed area was changed to a hydrologic soil group of C. Please revise the hydrologic soils group ratings accordingly. 11400 Westfield Boulevard Tech Report 29-Sep-2023.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Post-developed HSG values for turf and roof areas were changed to a D classifications Resolved 108 4 CrossRoad Engineers Willie Hall 1/29/24 4:01 PM Changemark Rainfall depths The 24-hour rainfall depth for various frequencies shall be taken from Table 201-3 of the STSM. Please revise the rainfall depths on pages 12, 24, 36 and 48 accordingly. 11400 Westfield Boulevard Tech Report 29-Sep-2023.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Total rainfall depths were revised to conform to the table Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 109 4 CrossRoad Engineers Willie Hall 1/29/24 4:30 PM Changemark Easements It appears that runoff from Lots 3 and 4 will be collected and routed to the proposed dry basin by means of both surface and subsurface conveyance systems. These systems will need to be contained in an easement where they cross through Lot 2 per Sections 306.02.A and 306.02.C of the STSM. C400 Drainage Plan.pdf Responded by: Andy Cash - 3/11/24 12:43 PM Plesae see the revised secondary plat included with this resubmittal. To summarize: the stormwater management area is withing the common area, there's a 20 ft drainage easement outside the common area and there's an ingress/egress/D&UE running with the drive along the south side of the common area. ---------------------------------------------------------- Reviewer Response: Willie Hall - 2/20/24 5:00 PM The secondary plat will need to be revised to include this easement. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised plan set inlcuding the required drainage easement Resolved 110 4 CrossRoad Engineers Willie Hall 1/29/24 4:30 PM Changemark 102.xi.m A drainage summary, which summarizes the basic conditions of the drainage design, including site acreage, off-site/upstream acreage, allowable release rates, post developed 10-year, and 100-year flows leaving the site, volume of detention required, volume of detention provided, and any release rate. The post developed 10-year, and 100-year flows leaving the site shall include onsite and onsite plus offsite critical storm elevations and the release rates from both the outlet control structure and the secondary outlet (for offsite flows). See also changemark reference #102. C400 Drainage Plan.pdf Responded by: Andy Cash - 3/11/24 12:43 PM Plesae find a revised C400 plan sheet included with this resubmittal ---------------------------------------------------------- Reviewer Response: Willie Hall - 2/21/24 8:09 AM Please include onsite site acreage, allowable release rates, actual release rates for onsite, critical storm elevations for onsite, offsite acreage, offsite runoff to be accommodated, critical storm elevations for onsite plus offsite, actual release rates from the secondary outlet (see also changemark reference #105), and confirm the volume of detention required and provided. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised tech report including the site discharges and pond performance values Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 111 4 CrossRoad Engineers Willie Hall 1/29/24 5:11 PM Changemark 302.05 Per the second paragraph of the summary report on pg. 2 of the drainage report, the pond emergency weir outlet was set at the 100-year elevation based on the 1.26-acre runoff and sized for 1.25x the peak combined onsite and offsite inflow to the pond. Per the output on pg. 34 and summarized in the table on pg. 2 of the drainage report, the 100-year elevation based on the 1.26-acre runoff is 817.53. The weir elevation shown corresponds to the 100-year critical storm elevation for the on-site plus off-site scenario. See changemark reference #105 and revise accordingly. C402 Storm Details.pdf Responded by: Andy Cash - 3/11/24 12:43 PM The emergency weir invert was determined by routing both onsite and offsite flow while utilizing the secondary offiste outlet system. Please see the revised plans and technical report. ---------------------------------------------------------- Reviewer Response: Willie Hall - 2/20/24 5:01 PM See change mark reference # 105 and revise accordingly. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM The orifice sizes and elevations and the pond volume was sized for the 1.26 ac project area. The top of the outlet control strucutre is set at the 1.26 ac model 100 year elev. The offsite flow contribution enters the top of the outlet control structure. The onsite plus offsite flows stage to a 100 year elev which is the elevation of the pond emergency overflow weir. Resolved 112 4 CrossRoad Engineers Willie Hall 1/29/24 5:11 PM Changemark 401.01 All subsurface drain shall be Double Wall Hancor Hi-Q or equivalent. Please revise all plan sheet notes and details accordingly. C402 Storm Details.pdf Responded by: Andy Cash - 2/5/24 5:38 PM The SSD lines are not called out as dual wall HDPE Resolved 113 4 CrossRoad Engineers Willie Hall 1/29/24 5:11 PM Changemark Outlet Control Structure Outlet Control Structures utilizing an orifice that is less than 6 inches in diameter to restrict the flow rate shall be constructed with an internal orifice wall to include the control orifice(s) designed to limit the rate of release to the required rates in accordance with Section 203.03. The outlet control structure shall have a minimum 12-inch opening to receive runoff, with a trash rack completely surrounding the opening to prevent floating and submerged debris from entering stormwater system while maintaining water flow. The subsurface drain from the dry basin/infiltration trench shall tie into the outlet control structure in advance (upstream) of the internal orifice wall. See also changemark reference #102. C402 Storm Details.pdf Responded by: Andy Cash - 3/11/24 12:43 PM Please note the revised outlet control structure detail shown on page C402 ---------------------------------------------------------- Reviewer Response: Willie Hall - 2/21/24 8:33 AM The three-inch clearance around the sides of the trash guard shall be grated (completely surrounding the opening). Please revise. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised outlet control structure detail included with this resubmittal. The revised detail includes the modifications required. Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 114 4 CrossRoad Engineers Willie Hall 1/29/24 5:19 PM Changemark End Section All end sections installed in the right-of-way shall be concrete per the concrete end section detail on Plan Sheet C402. Please revise keynote 5 accordingly. C400 Drainage Plan.pdf Responded by: Andy Cash - 3/11/24 12:43 PM This oversight was addressed. Please find revised plans attached ---------------------------------------------------------- Reviewer Response: Willie Hall - 2/21/24 9:07 AM Revise keynote 6 and keynote 7 on Plan Sheet C400. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM End-sections withint the right-of-way are now called out as concrete Resolved 115 4 CrossRoad Engineers Willie Hall 1/30/24 8:28 AM Changemark 102.04.ii.v Site drawings showing the location of the BMP and access easement, cross sections of BMP features (i.e. pond, forebay(s), structural components, etc.), and the point of discharge for stormwater treated by the BMP. A site map/BMP Location Map was not included in this manual. The location of each of the BMP's listed on page 7 should be identified on this map. A cross section of the dry basin shall be included in this manual. A BMP easement around the dry detention basin and the access easement (min. 20 feet) from Westfield Blvd. shall be shown on this site map/BMP Location Map. The point of discharge for the BMP shall be identified on this site map/BMP Location Map. 11400 Westfield Boulevard BMP O&M 29-Sep-2023.pdf Responded by: Andy Cash - 3/11/24 12:43 PM Please note the revised plans and secondary plat which shows the ingress/egress easement and D&UE extending from the Westfiled BLVD r/way and running adjacent to the common area and perimeter 20' D&UE ---------------------------------------------------------- Reviewer Response: Willie Hall - 2/21/24 8:38 AM The access easement (min. 20 feet), specifically for access to the BMP per Section 701.07 of the STSM, was not found on the site map or on the secondary plat. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM The 20' BMP/Access easement is now shown on the plan. The required map and callouts were added to the O&M Resolved 116 4 CrossRoad Engineers Willie Hall 1/30/24 8:28 AM Changemark 102.03.ii.a Please also include this paragraph as the second paragraph in the summary report on page 2 of the drainage report. 11400 Westfield Boulevard BMP O&M 29-Sep-2023.pdf Responded by: Andy Cash - 2/5/24 5:38 PM The BMP O&M summary information was added to the tech report Resolved 117 4 CrossRoad Engineers Willie Hall 1/30/24 8:28 AM Changemark BMP's Please review the BMP descriptions on pages 3 and 4. The descriptions shall be consistent with what is being proposed. 11400 Westfield Boulevard BMP O&M 29-Sep-2023.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised O&M with amended descriptions included with this resubmittal Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 118 4 CrossRoad Engineers Willie Hall 1/30/24 8:28 AM Changemark OCS detail See changemark reference #113 and revise accordingly. 11400 Westfield Boulevard BMP O&M 29-Sep-2023.pdf Responded by: Andy Cash - 3/11/24 12:43 PM The O&M OCS detail was updated ---------------------------------------------------------- Reviewer Response: Willie Hall - 2/21/24 8:49 AM See changemark reference #113. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised detail included with this resubmittal Resolved 119 4 CrossRoad Engineers Willie Hall 1/30/24 8:28 AM Changemark Dry Detention Please remove the reference to the normal pool. Two components of this basin are the native plantings and the infiltration trench, which are not addressed in this checklist. Please review and revise. 11400 Westfield Boulevard BMP O&M 29-Sep-2023.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised BMP O&M included with this resubmittal Resolved 120 4 Engineering Alex Jordan 1/30/24 10:03 AM Changemark Please provide a site map showing the BMPs, the BMP easement, and all other necessary information 11400 Westfield Boulevard BMP O&M 29-Sep-2023.pdf Responded by: Andy Cash - 3/11/24 12:43 PM Please see the revised O&M BMP Site Map ---------------------------------------------------------- Reviewer Response: Alex Jordan - 2/21/24 10:58 AM Thank you for included the site map. However, the limits of the native vegetation and the location of the protective signage need to be shown on it. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised BMP O&M included with this resubmittal Resolved 121 4 Engineering Alex Jordan 1/30/24 10:03 AM Changemark Please provide a description of the native vegetation and the infiltration trench 11400 Westfield Boulevard BMP O&M 29-Sep-2023.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised BMP O&M included with this resubmittal Resolved 122 4 Engineering Alex Jordan 1/30/24 10:03 AM Changemark Please remove this wording The natives will need to have their own mowing guidelines provided in this manual and should not be mowed regularly. Please provide the guidelines and maintenance for the natives in the next submittal. 11400 Westfield Boulevard BMP O&M 29-Sep-2023.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised BMP O&M included with this resubmittal Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 123 4 Engineering Alex Jordan 1/30/24 10:03 AM Changemark Please include the native vegetation in this list 11400 Westfield Boulevard BMP O&M 29-Sep-2023.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised BMP O&M included with this resubmittal Resolved 124 4 Engineering Alex Jordan 1/30/24 10:03 AM Changemark Please include the following details/information - pond cross-section showing the limits of the native vegetation and protective signage locations - detail for the protective signage - native seeding mix 11400 Westfield Boulevard BMP O&M 29-Sep-2023.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised BMP O&M included with this resubmittal Resolved 125 4 Engineering Alex Jordan 1/30/24 10:03 AM Changemark Please provide the missing elevations here 11400 Westfield Boulevard BMP O&M 29-Sep-2023.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised BMP O&M included with this resubmittal Resolved 126 4 Engineering Alex Jordan 1/30/24 10:03 AM Changemark The permanent pool and forebay sections of the the checklist will need to be removed as they are not included in the dry pond 11400 Westfield Boulevard BMP O&M 29-Sep-2023.pdf Responded by: Andy Cash - 3/11/24 12:43 PM This was an oversight. Please see the revised BMP O&M with the stormwater management area mainteance guidelines added back ---------------------------------------------------------- Reviewer Response: Alex Jordan - 2/21/24 3:20 PM It appears that the entire checklist was removed. Please provide this but with the items removed as previously requested. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised BMP O&M included with this resubmittal Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 127 4 Engineering Alex Jordan 1/30/24 10:03 AM Changemark Please add a section regarding checking the native vegetation 11400 Westfield Boulevard BMP O&M 29-Sep-2023.pdf Responded by: Andy Cash - 3/11/24 12:43 PM This was an oversight. Please see the revised BMP O&M with the stormwater management area mainteance guidelines added back ---------------------------------------------------------- Reviewer Response: Alex Jordan - 2/21/24 3:21 PM It appears that the entire checklist was removed. Please provide this but with the items removed as previously requested in comment #126. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised BMP O&M included with this resubmittal Resolved 128 4 Engineering Alex Jordan 1/30/24 10:36 AM Changemark The SSD will need to be contained within a drainage easement This and any other section of SSD outside of currently proposed drainage easements will need to be placed within one. C400 Drainage Plan.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised BMP O&M included with this resubmittal Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 129 4 Engineering Alex Jordan 1/30/24 10:36 AM Changemark Is this SSD configuration constructable? Why is the SSD taken to the side of the structure and not tied directly into it? C400 Drainage Plan.pdf Responded by: Andy Cash - 4/23/24 9:59 PM The infiltration trence ssd was lowered and connected direclty to the outlet control structure ---------------------------------------------------------- Reviewer Response: Alex Jordan - 3/21/24 4:06 PM Tie SSD into face of structure below grade and below the low flow orifice. See markup. Even though this will put the low flow below the outlet pipe elevation, it will assist with promoting infiltration in the infiltration trench between rain events. ---------------------------------------------------------- Responded by: Andy Cash - 3/11/24 12:43 PM The SSD was disconnected from the structure and now daylights into a stone depression immediately upstream of the outlet control structure. ---------------------------------------------------------- Reviewer Response: Alex Jordan - 2/21/24 3:23 PM Thank you for the explanation of why this is shown like this but please verify that the SSD will be able to be constructed this way. ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:38 PM The swale and the SSD enter the structure at the same elevation equal to the low flow orifice invert. The SSD must wrap around the side to maintain cover. Resolved 130 4 Engineering Alex Jordan 1/30/24 10:36 AM Changemark Drainage from the lots will need to be discharged into the pond rather that the outlet control structure The roof and sump drainage will need to discharge into the pond at the top of the infiltration trench. Please add scour protection at the point of discharge. C400 Drainage Plan.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised draingae plan that depicts the SSD daylighting to the pond area Resolved 131 4 Engineering Alex Jordan 1/30/24 10:40 AM Changemark The river rock should not be mounded but swale shaped to be the lowest part of the basin C402 Storm Details.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised detail included with this resubmittal Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 132 4 Engineering Alex Jordan 1/30/24 10:40 AM Changemark Please call this out to be #8 washed stone C402 Storm Details.pdf Responded by: Andy Cash - 2/5/24 5:38 PM Please find a revised detail included with this resubmittal Resolved 133 4 Engineering Alex Jordan 1/30/24 10:42 AM Changemark This will need to be dual wall pipe rather than HDPE C402 Storm Details.pdf Responded by: Andy Cash - 2/5/24 5:38 PM The drawings now call out dual wall HDPE drains extending the pad risers Resolved 134 4 Planning & Zoning Alexia Lopez 1/31/24 5:03 PM Library Comment Please add a comment about Common Area Inspections to the plat. Before the developer transfers control of the owners' association under the Declaration of Covenants to the property owners, including control of a board of directors or other means of representation, the developer shall arrange for an inspection of all improvements not located on a platted lot or for which the owners' association has maintenance responsibility (a "Common Area Improvement"), including street trees. Please refer to and also see UDO Section 7.20 for more details: https://www.carmel.in.gov/government/departments-services/community- services/codes-ordinances Responded by: Andy Cash - 3/11/24 12:43 PM Please find a revise plat including this specific language ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:58 PM Forthcoming Resolved 135 4 Planning & Zoning Alexia Lopez 1/31/24 5:05 PM Library Comment After all comments are addressed, please work with Caleb Warner in the City Engineering Dept. to get on a BPW (Board of Public Works) meeting agenda, which has a filing deadline. His number is 571-2441, and his email address is cwarner@carmel.in.gov Responded by: Andy Cash - 3/11/24 12:43 PM Understood ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:58 PM Understood Info Only 136 4 Planning & Zoning Alexia Lopez 1/31/24 5:05 PM Library Comment Staff has been advised that we cannot present a Secondary Plat to the Director for signature from this point forward until Ms. Terry Krueskamp (tkrueskamp@carmel.in.gov) in Information Systems has received an e-mail with an electronic file attached (MicroStation .dgn is preferred, or AutoCad .dwg of the subdivision) and it (the e-mail) has been copied to myself (alopez@carmel.in.gov), OR please upload a .dgn or .dwg file of the proposed plat. Responded by: Andy Cash - 3/11/24 12:43 PM Once all of the planning and engineering comments are addressed I will forward the CAD file to Ms. Krueskamp ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:58 PM Understoon Info Only Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 138 4 Planning & Zoning Alexia Lopez 1/31/24 5:05 PM Library Comment Lastly, please submit a .pdf or .jpg file of the scanned, recorded plat. Responded by: Andy Cash - 3/11/24 12:43 PM Forthcoming ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:58 PM Forthcoming Info Only 139 4 Planning & Zoning Alexia Lopez 1/31/24 5:12 PM Library Comment Please submit a revised Secondary Plat after making above-mentioned changes. Once these changes have been made and comments addressed, please produce a Mylar copy (with the surveyors and land owners signatures) for signature by this Department. 1 digital copy of the plat must be provided with the Mylar copy, prior to recording, and then 1 paper copy and 1 electronic copy of the scanned, recorded plat must be submitted following recording of the document. Our approval of the secondary plat (signature) will be forthcoming upon revision of the plans according to the items listed above. Responded by: Andy Cash - 3/11/24 12:43 PM Forthcoming ---------------------------------------------------------- Responded by: Andy Cash - 2/5/24 5:58 PM Forthcoming Info Only 140 5 CrossRoad Engineers Willie Hall 2/20/24 12:01 PM Changemark 303(d) List The CSGP requires the SWPPP to identify if the waterbody to which the project discharges is on the 303(d) list. This site discharges into CARMEL CREEK (Assessment Unit ID: INW01A3_T1004), which is currently listed on the 303(d) list. While a TMDL does not exist, potential pollutants include Escherichia Coli (E. coli). Please revise. C700 SWPPP.pdf Responded by: Andy Cash - 3/11/24 12:43 PM Please find a revised SWPPP attached Resolved 141 5 CrossRoad Engineers Willie Hall 2/20/24 12:01 PM Changemark Concrete washout The concrete washout is considered a construction support activity. Confirm whether a concrete washout is required for this site and not just for each individual lot and revise Plan Sheet C600 accordingly. The proposed location is shown in an area graded for drainage to the dry basin and approx. 40 feet immediately upstream from the dry basin. Concrete washouts must be located at least 50 feet from any creeks, wetlands, ditches, karst features, or storm drains/manmade conveyance systems. Please revise. C700 SWPPP.pdf Responded by: Andy Cash - 3/11/24 12:43 PM There are no consruction items called out on these plans that would require concrete. The symbol, keynote and detail were removed. Resolved 142 5 TriCo Regional Sewer Utility Ryan Hartman 2/20/24 1:41 PM Comment Please have surveyors add SSE to the D&UE eaesments so as to not confuse anyone concerning the private lateral crossing. I also appears as if the P&P sheets submitted through ProjectDox is old and needs to be removed from the submittal. Info Only Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 143 5 CrossRoad Engineers Willie Hall 2/21/24 9:02 AM Changemark Checklists The checklists referenced on page 6 were not found in this version of the manual. Please revise. 11400 Westfield Boulevard BMP O&M Rev 1 05-Feb-2024.pdf Responded by: Andy Cash - 3/11/24 12:43 PM This oversight was corrected and the modified list was added back to the O&M Resolved 144 5 CrossRoad Engineers Willie Hall 2/21/24 9:02 AM Changemark 102.04.ii.f.iv Specific actions to be taken regarding routine maintenance, remedial maintenance of structural components, and sediment removal. Sediment removal procedures should be explained in both narrative and graphical forms. A tabular schedule should be provided listing all maintenance activities and dates for performing these required maintenance activities. 11400 Westfield Boulevard BMP O&M Rev 1 05-Feb-2024.pdf Responded by: Andy Cash - 3/11/24 12:43 PM The tabular checklist was added back to the O&M Resolved 145 5 CrossRoad Engineers Willie Hall 2/21/24 9:02 AM Changemark Construction Inspection The O&M should cover post-construction inspection only. References and guidance for inspection during construction should be covered on Plan Sheet C700 of the construction plans. Please revise. 11400 Westfield Boulevard BMP O&M Rev 1 05-Feb-2024.pdf Responded by: Andy Cash - 3/11/24 12:43 PM The construction period language was removed from the O&M Resolved 146 5 CrossRoad Engineers Willie Hall 2/21/24 10:48 AM Changemark CSGP 4.1(a)(8)(B) The SWPPP must include the location, dimensions, detailed specifications and construction details of ALL temporary and permanent stormwater quality measures. For Plan Elements B2-B10, please identify the measure(s) proposed, identify the plan sheet that identifies the location of these measures. Details for each measure proposed shall be included in the plan set and dimensioned accordingly. Manufactured measures should reference manufacturer's installation recommendations and referenced accordingly. Minimum detailed specifications for each item shall be in accordance with the "Specifications" section provided in the ISWQM and included in the plans and referenced accordingly in the respective plan elements. For plan elements that are not applicable, please note the plan element accordingly. Please review Plan Elements B2-B10 and revise accordingly. C700 SWPPP.pdf Responded by: Andy Cash - 3/11/24 12:43 PM Plan sheet numbers were added to the index table to identify the location in the plan set where you can find the control measure details Resolved 147 5 CrossRoad Engineers Willie Hall 2/22/24 4:12 PM Changemark CSGP 4.1(a)(8)(D) Each proposed temporary measure must be accompanied by criteria/standards and instructions for evaluating the measure for maintenance once installed and include a threshold of when each requires corrective action and/or replacement. Manufactured measures should reference manufacturer's maintenance requirements and referenced accordingly. Minimum maintenance requirements for each item shall be in accordance with the "Maintenance" section provided in the ISWQM and included in the plans and referenced accordingly. Please revise. C700 SWPPP.pdf Responded by: Andy Cash - 3/11/24 12:43 PM Minimum maintenance guidelines were added to sheet C601 Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 148 5 CrossRoad Engineers Willie Hall 2/22/24 4:19 PM Changemark CSGP 4.1(a)(10)(D) The plan should provide a sequence of when the proposed post- construction stormwater quality measures will be installed. Consider post- construction measures, like basins or ponds that can be utilized during construction for sediment control. If a measure serves a dual purpose this should be identified in the sequencing for construction and HOW and WHEN it will be modified for use as a post-construction measure. Please revise. C700 SWPPP.pdf Responded by: Andy Cash - 3/11/24 12:43 PM The second part of item B12 specifically mentions to direct runoff to the detention area and install the stone check dam. Resolved 152 5 CrossRoad Engineers Willie Hall 2/23/24 10:34 AM Changemark SWPPP The SWPPP must include the location of ALL temporary and permanent stormwater quality measures proposed. Please review and revise accordingly. C600 ESCP.pdf Responded by: Andy Cash - 3/11/24 12:43 PM The SWPPP index table now identifies the location of the erosion control measures Resolved 153 5 CrossRoad Engineers Willie Hall 2/23/24 10:38 AM Changemark CSGP 4.1(a)(8)(B) The SWPPP must include the dimensions, detailed specifications and construction details of ALL temporary and permanent stormwater quality measures proposed. Details for each measure proposed shall be included in the plan set and dimensioned accordingly. Manufactured measures should reference manufacturer's installation recommendations and referenced accordingly. Minimum detailed specifications for each item shall be in accordance with the "Specifications" section provided in the ISWQM and included in the plans and referenced accordingly in the respective plan elements. Please review and revise accordingly. C601 ESCP Details.pdf Responded by: Andy Cash - 3/11/24 12:43 PM The SWPPP index table now identifies the location of the erosion control measures Resolved 154 5 CrossRoad Engineers Willie Hall 2/23/24 10:38 AM Changemark CSGP 4.1(a)(8)(D) Each proposed temporary measure must be accompanied by criteria/standards and instructions for evaluating the measure for maintenance once installed and include a threshold of when each requires corrective action and/or replacement. Minimum maintenance requirements for each item shall be in accordance with the "Maintenance" section provided in the ISWQM and included in the plans and referenced accordingly. Manufactured measures should reference manufacturer's maintenance recommendations and referenced accordingly. Please revise. C601 ESCP Details.pdf Responded by: Andy Cash - 3/11/24 12:43 PM Sheet C601 now includes the minimum maintenance requirements for each measure Resolved 155 6 Engineering Alex Jordan 3/21/24 4:11 PM Changemark Add "B.M.P." to D. & U.E. label The easement covering the common area should be described as a "B.M.P., D, & U.E." 210231 2023-06-09 Secondary Plat- Sheet 1.pdf Responded by: Andy Cash - 4/23/24 9:59 PM Forthcoming ---------------------------------------------------------- Reviewer Response: Alex Jordan - 3/21/24 4:25 PM The easement covering the common area should be described as a "B.M.P., D, & U.E." Resolved Plan Review - Review Comments Report Project Name: PZ-2023-00096 PP Robbins Subdivision Workflow Started: 4/24/2023 12:23:11 PM Report Generated: 05/10/2024 11:30 AM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 156 6 Engineering Alex Jordan 3/21/24 4:11 PM Changemark Add B.M.P. to legend Add B.M.P.E. to legend and define as a Best Management Practice Easement. 210231 2023-06-09 Secondary Plat- Sheet 1.pdf Responded by: Andy Cash - 4/23/24 9:59 PM Forthcoming ---------------------------------------------------------- Reviewer Response: Alex Jordan - 3/21/24 4:26 PM Add B.M.P.E. to legend and define as a Best Management Practice Easement. Resolved 157 6 Engineering Alex Jordan 3/21/24 4:34 PM Changemark Revise bypass outlet Dry Detention basin should detain it's designed capacity of the 10 and 100 year storms prior to routing the bypass flows through it. This bypass should be built into the emergency spillway or into the outlet control structure. C400 Drainage Plan.pdf Responded by: Andy Cash - 4/23/24 9:59 PM A compound weir wall was added to address this comment ---------------------------------------------------------- Reviewer Response: Alex Jordan - 3/21/24 4:37 PM Dry Detention basin should detain it's designed capacity of the 10 and 100 year storms prior to routing the bypass flows through it. This bypass should be built into the emergency spillway or into the outlet control structure. Resolved 158 7 Vectren Energy Chad Miller 4/26/24 9:14 AM Changemark CenterPoint Energy Please call the new service center at 1-800-990-1930 to have a work order created to have the existing service line relocated and a gas main extension done to serve the proposed lots. The proposed gas main extension will run down the 20' D.&U.E. Also, if you have not contacted our encroachment group, please do so at encroachmentgroup@centerpointenergy.com for work near or in our existing gas easement. C500 Utility Plan.pdf Info Only 159 7 Engineering Alex Jordan 4/26/24 10:02 AM Comment We have no further comments on the plans but will need the plat comments addressed that we were told are forthcoming. In the meantime, please have the following items submitted in order to expedite the final submittal process: 1. A signed and recorded O&M manual 2. An erosion control engineers estimate 3. A non-expiring erosion control performance bond for 100% of the approved estimate 4. A right-of-way permit application and $5,000 license and permit bond (this can be applied for here: https://cw.carmel.in.gov/PublicAccess/login) Info Only Multi-Use Path Construction Cost Opinion Robbins Subdivision 11400 Westfield Boulevard Carmel, IN 46032 Item Description Quantity Units Unit Cost Total 1 Surveying Fees 1 ls $1,500.00 $1,500.00 2 General Conditions 1 ls $1,000.00 $1,000.00 3 Erosion Control 1 ls $1,500.00 $1,500.00 4 Strip Topsoil 328 sy $4.00 $1,312.00 5 Rough Grading 55 cy $16.00 $874.67 6 Fine Grading 27 cy $14.00 $382.67 7 6" Aggregate 328 sy $17.00 $5,572.22 8 4" HMA Path 72 ton $125.00 $9,000.00 9 Site Seeding 1 ls $750.00 $750.00 Total $21,891.56 Page: 1 of 1 Date: 08-Jun-2023 Page 1 of 2 William A. Cash June 8th, 2023 212 Redwood Circle Noblesville, IN 46062 Alexia Lopez City of Carmel, DOCS One Civic Square Carmel, IN 46032 RE: Docket No. PZ-2023-00096 PP/SP Docket No. PZ-2023-00065 V Robbins Subdivision 11400 Westfield Boulevard Carmel, IN 46032 Dear Mrs. Lopez: Please find below written responses to your ILP review comments provided for this project by way of ProjectDox. Site Plan, Drainage Design and Primary Plat Items 1) Proposed Address (McCoy) – Provided addresses now shown on the Primary Plat 2) Landscape Plan (Parks) – Replace Burning Bush with Viburnum shrub 3) Stormwater BMPs (Hall) – The treatment chain consists of 1) dry pond grass filter strip and 2) infiltration trench 4) Post Drainage Shed (Hall) – The petitioner requests a waiver of technical standards concerning provide detention and stormwater quality for the fully developed right-of-way 5) Detention Pond Top of Bank and Spillway Elevations (Hall) – The preliminary design t/b and spillway elevation were added to the drainage plan 6) Detention Volume Data (Hall) – The preliminary data was added to the data table now on the drainage plan 7) Downstream drainage analysis (Hall) – The d/s stream analysis shall consist of the first culvert beneath the existing driveway 8) Floodplain note (Hall) – The required note was added to the Drainage Plan 9) MFPG (Hall) – The grading plan now includes the required MFPG labels 10) Flood routing (Hall) – The flood routing was added to the drainage plan 11) Detention Pond Native Plantings (Hall) – The Drainage Plan now includes the required plantings note 12) Detention Pond Infiltration Trench (Jordan) – The drainage plan now includes information pertaining to an infiltration trench 13) Surface Drainage (Hall) – Please reference proposed contours as shown on the Grading Plan and Drainage Plan (There are no proposed curbs) 14) Subsurface Drains (Jordan) – The Drainage Plan now includes a subsurface drain 15) Floodplain note (Jordan) – The required note was added to the Drainage Plan 16) Flood Water Surcharging Stormwater Improvements (Jordan) – No part of these lots extends into the floodplain. The offsite improved drainage course extends south and east and crosses under Westfield Boulevard near the 11150 address near flood elevation 801.4 feet. 17) Detention Pond Approximate Size and Location (Jordan) – Please reference the Grading and Drainage Plans 18) Detention Pond Elevations (Jordan) – The detention pond data was added to the Drainage Plan 19) Flood Routing (Jordan) – The flood routing was added to the Drainage Plan 20) Post Construction BMP Outline (Jordan) – The required information was added to the Drainage Plan 21) BMP Easement (Jordan) – The primary plat includes a common area specifically for installation of the detention pond. 22) Detailed Civil Plan Review Forthcoming (Jordan) – Understood Page 2 of 2 23) 10” Asphalt Path Withing Public Right-of-Way (Jordan) – The owner desires to pay into the city fund. Please find an estimate for construction included with this review comment response letter. 24) Right-of-Way Dedication (Jordan) – The submitted Primary Plat indicates a 45’ half right-of-way 25) Emergency Vehicle Access (CFD) – The existing 11400 address driveway consists of approximately 10’ width improved asphalt surface in good repair. The proposed dead-end emergency turn around consists of an alternative style 120 ft hammer head turnaround. The owner/developer respectfully request a technical variance concerning the standard 20 ft asphalt width. 26) Secondary Plat Submittal (Lopez) – Please find a secondary plat submitted along with the comment response letter. 27) Plan Set Title Sheet to Include Docket Numbers (Lopez) – Please find a revised Title Sheet including the required docket numbers. 28) Title Sheet Contact Information Update (Lopez) – Please find a revised Title Sheet included with this comment response letter. 29) Minimum Lot Width Allowed with Variance (Lopez) – The minimum lot frontage measured at the proposed right-of-way measures 20 ft for lot three. The Title Sheet was updated accordingly. 30) Lot Coverage (Lopez) – The Title Sheet was updated to indicate a 35% maximum lot coverage 31) Plan Certification (Lopez) – The plan set (including the Primary Plat) is now certified by the engineer of record. The recordable Secondary Plat is submitted by others and includes the appropriate certification. 32) Docket Number and Variance Number Shown on Primary Plat (Lopez) – The Primary Plat now includes the Docket No. 33) Lot 4 Rear Setback (Lopez) – The Lot 4 rear setback was changed to 20 ft 34) Lot 2 Rear Setback (Lopez) – The Lot 2 rear setback was changed to 20 ft Zoning Application Items 35) Upload pertinent variance documents (Lopez) – By others 36) Adjoining Property Owners List (Lopez) – By others 37) Notice of Public Hearing Affidavit (Lopez) – By others 38) Notice of Public Hearing Page (Lopez) – By others 39) Proof of Publication (Lopez) – By others 40) Certificate of Mailing for Proof of Mailing (Lopez) – By others 41) Sign Affidavit (Lopez) – By others 42) Site Plan Overlay (Lopez) – Please find the required overlay included with this comment response letter 43) Green and/or Sustainable Development (Lopez) – The owner has taken this under advisement 44) Sign Permit (Shalitz) – There are no signs planned for this project Site Plan, Drainage Design and Primary Plat Items (Additional Comments) 45) Westfield Boulevard Multi-Use Path (Littlejohn) - The owner desires to pay into the city fund. Please find an estimate for construction included with this review comment response letter. 46) Sanitary Sewer Design to Occur with Construction Plan Submittal (Hartman) – Understood 47) Landscape Plan (Parks) – Replace Burning Bush with Viburnum shrub Should you have any questions or request additional information pertaining to this project, please contact me at 317-490-4036. ________________________ William A. Cash