HomeMy WebLinkAboutO&M Manual
Stormwater
Operations and
Maintenance Manual
Hamilton Crossing Phase 1
Carmel, IN
Prepared for:
Kite Realty Group
30 S. Meridian St., Ste. 1100
Indianapolis, IN 46204
Prepared by:
Kimley-Horn and Associates, Inc.
250 East 96th Street, Suite 580
Indianapolis, Indiana 46240
Contact: Mike Timko
I affirm, under penalties for perjury, that I
have taken reasonable care to redact each
Social Security number in this document,
unless required by law. – Mike Timko
Prepared on: September 28, 2021
Water Quality BMPs
Water Quality Best Management Practices (BMPs) are vegetative, structural, and other measures that
reduce or eliminate pollutants that might otherwise be carried by surface runoff. Potential pollutant
sources include litter form patrons and automobile fluids on the pavement including heavy metals, oil,
grease, and alcohols. The stormwater for the site drains via sheet flow to a proposed storm network
that flows through a proposed aquaswirl before it outlets into a wet detention pond. Wet detention
ponds are designed with outlet control structures that slow the release of the stormwater. This allows
pollutants and sediment to settle out prior to stormwater leaving the detention area.
BMPs for Courtyards of Carmel Section 1 will include:
Stormwater Retention Basin
Stormwater Inlet Structures
Aquaswirl Structure
Topsoil, seed and mulch on all unpaved disturbed areas
See Attachment A for a BMP Location Map for this project.
BMP Owner Contact Information and Billing Contact
Name: Kite Realty Group
Contact: Doug Kirby
Address: 30 S. Meridian St., Ste. 1100, Indianapolis, IN 46204
Business Phone Number: 317-577-5600
Party Responsible
The BMP owner agrees to pay all the fees required by the City of Carmel, including annual inspection
fees, and/or any additional fees required. Routine inspections are the responsibility of the BMP owner.
Maintenance is also the responsibility of the owner. The City of Carmel must be notified of any changes
in BMP ownership, major repairs, or BMP failures in writing within 30 days. The letter should be
addressed to:
Storm Water Program
Carmel Engineering Dept.
One Civic Square
Carmel, IN 46032
In the event that the City of Carmel finds a BMP in need of maintenance or repair, the City of Carmel will
notify the BMP owner of the necessary maintenance or repairs and give the BMP Owner a timeframe for
completing the maintenance or repairs. If the maintenance or repairs are not completed within the
designated timeframe, the City shall perform the repairs or maintenance and bill the BMP Owner the
actual cost of the work.
Submittal of annual inspection reports to the City of Carmel Engineering are due one year after
construction is completed, with subsequent reports due each year within the same month of the initial
report, any deficiencies found during the inspections should be addressed, and the BMP owner faces
enforcement action from the City if the inspection report is not received within the month it is due, if
there are deficiencies which were not included in the report, or if any deficiencies included in the report
are not addressed in a timely manner.
Material Handling
Disposal of waste from maintenance of drainage facilities shall be conducted in accordance with federal,
state, and local regulations. Removed sediment must be handled and disposed of in the garbage as solid
waste. Water should be disposed of in a sanitary sewer after oils are removed using oil absorbent
materials or other mechanical means. Used oil absorbents should be recycled or disposed according to
the manufacturer’s instructions.
Safety
Work inside underground structures requires special OSHA-required confined space equipment and
procedures. The most practical option to perform maintenance or repairs is to contract with a sewer-
cleaning contractor
Storm Structure Maintenance and Inspection
Storm structures on site are identified within the construction plans set. Storm structures are set at
storm sewer pipe connections. Unless you have OSHA approved training and equipment, never enter a
manhole. Inspection and maintenance of all storm structures is required per the table below.
Storm Structure Maintenance and Inspection
Inspection All inlet castings should be inspected every 6 months and after
each major rainfall event. More frequent inspections should be
performed in areas where there is higher potential for trash or
litter and during the fall when leaves are present on the ground.
Check the frame and lid for cracks and wear, such as rocking lids
or lids moved by traffic.
Storm structures and the surrounding areas should be inspected
annually for pollutants such as leaks from dumpsters, minor
spills, and oil dumping. Take action to have the pollutant source
removed.
Cleaning Clean structures when there is a blockage of a water flow path
or when sediment depth reaches 10% of the pipe diameter.
Cleaning should be performed in a way that ensures removed
sediment and water is not discharged back into the storm sewer.
Materials Handling Disposal of waste from maintenance of drainage facilities shall
be conducted in accordance with federal, state, and local
regulations. Removed sediment must be disposed in the garbage
as solid waste. Water should be disposed of in a sanitary sewer
after oils are removed using oil absorbent materials or other
mechanical means. Used oil absorbents should be recycled or
disposed according to the manufacturer's instructions.
Repairs Repair all security and access features so they are fully
functional. This includes locking lids, covers, and ladder rungs.
Replace broken parts or lids that rock or are moved by traffic.
Storm Sewer Maintenance and Inspection
Storm sewer pipes convey stormwater. Pipes are built from many materials and are sometimes
perforated to allow stormwater to infiltrate into the ground. Storm pipes are cleaned to remove
sediment or blockages when problems are identified. Storm pipes must be clear of obstructions and
breaks to prevent localized flooding. Storm sewer maintenance and inspection required per the table
below.
Storm Sewer Maintenance and Inspection
Inspection Pipes are difficult to inspect requiring special equipment and
training. Usually, if a problem occurs the owner needs to call a
sewer or plumbing contractor to inspect, repair or clean
pipelines.
Cleaning Clean pipes when sediment depth is greater than 10% of the
pipe diameter. When cleaning a pipe, minimize sediment and
debris discharges from pipes to the storm sewer. Install
downstream debris traps (where applicable) before cleaning and
then remove material. Generally, use mechanical methods to
remove root obstructions from inside storm sewer pipes. Do not
put root-dissolving chemicals in storm sewer pipes. If there is a
problem, remove the vegetation over the line.
Materials Handling Sediment and debris from pipes should be disposed in the
garbage as solid waste. Pick out any rocks first.
Repairs Repair or replace pipes when a dent or break closes more than
20 percent of the pipe diameter. Repair or replace pipes
damaged by deterioration.
AquaswirlTM Structure
An AquaSwirlTM Concentrator is a swirl concentrator that removes pollutants from stormwater. These
pollutants include anything that is significantly heavier or lighter than water. Such pollutants include
sediment and oil from parking lots, Styrofoam cups and food packaging, cigarette butts, and other
debris. The AquaSwirlTM will also remove any heavy metals or nutrients (phosphorous and nitrates) that
will bond to the sediment and organic material that the AquaSwirlTM removes.
The AquaSwirlTM is a one-piece plastic, or Fiberglass Re-enforced Plastic (FRP), structure that includes a
cast iron frame and cover. The cover of the AquaSwirlTM has the company logo on it to make it easy to
find for maintenance. The opening has a 30” diameter to provide easy access for maintenance from
grade level. There should never be a need for someone to enter the AquaSwirlTM. It is designed so that
inspection and maintenance can be easily conducted from grade level.
Because AquaSwirlTM’s collect pollutants, they need to be inspected and cleaned periodically. The owner
of the property where an AquaSwirlTM is installed is responsible for maintaining the system and the
associated cost.
Wet and Dry Detention Basin Maintenance and Inspection
The wet and dry detention basins detain runoff prior to discharging offsite. The wet detention pond
allows sediment from incoming runoff to settle and remain within the pond while the runoff is slowly
released at a designed limited rate. Maintenance is necessary for both the wet and dry detention pond
to operate as designed on a long-term basis. The pollutant and sediment removal capabilities of the
ponds will decrease if the ponds are not properly monitored and maintained. The edges of the wet
pond should be regularly mowed, checked to ensure the outlet structure is clear of debris and cleaned if
excessive sediment accumulation occurs. It is important to ensure that the edges of the wet pond is
heavily vegetated with grass to prevent erosion.
The pond should be inspected and maintained per the table below. An inspection checklist can be found
in the Appendix.
Wet and Dry Basin Maintenance and Inspection
Maintenance Activity Frequency
Clean and remove debris from inlet and
outlet structure and mow side slopes
Monthly and after large rainfall events
As needed afterwards during dry periods.
Treat invasive vegetation, diseased trees and
shrubs
As needed.
All should be inspected twice per year for
evaluation.
Inspect rip rap area and repair eroded areas Monthly (initially).
Semiannualy.
Planting soils, wetland plant management
and harvesting
Annually
Inspect for damage especially at control
structure, sediment accumulation
Annual inspection
Remove litter and debris Monthly.
As needed.
Monitor sediment accumulations and remove
sediment when the pool volume has become
reduced significantly, or the pond becomes
eutrophic
10 to 20 years or after 25% of the permanent pool
volume has been lost
At a minimum, the basin should be inspected and maintained once per year and after every large rain
event. An inspection checklist can be found in the Appendix B.
Turf Vegetative Coverage
All non-paved areas that are not landscaped shall be vegetated to prevent erosion and sediment buildup
in storm sewer facilities onsite or downstream of the project site. Seed shall be reapplied as required to
establish healthy, dense coverage.
Riprap at Pipe Outlets
Stormwater drainage will flow out of the storm sewer pipes and across stone riprap pads. The riprap
areas will slow the water velocity to avoid soil erosion. Riprap shall be added or repaired if erosion or
scour is observed.
The following Operation & Maintenance (O & M) procedures are the specific responsibilities for the
owner. Refer to the Tabular Maintenance Schedule included in Attachment B of this report for
maintenance requirements.
Right of Entry
This Operation and Maintenance Manual is submitted to the City with the intent to ensure the longevity
and adequate functioning of the BMPs owned by Kite Realty Group. By submitting this Operation and
Maintenance Manual to the City of Carmel with plans to construct said BMPs, the BMP owner noted
above grants personnel from the City of Carmel the right to enter the development to inspect and
maintain the BMP. The BMP owner noted above agrees to follow and abide by the inspection schedule
and maintenance activities listed in this manual. The BMP owner noted above is responsible for any
additional maintenance and/or repair activities to maintain the function and longevity of the BMPs.
Owner Acknowledgement
Signature Date
Printed
STATE OF _______________)
) SS:
COUNTY OF ____________ )
BEFORE ME THE UNDERSIGNED NOTARY PUBLIC, IN AND FOR THE SAID COUNTY AND STATE,
PERSONALLY APPEARED _____________________ AND ACKNOWLEDGED THE EXECUTION OF THE
FORGOING INSTRUMENT AS THEIR VOLUNTARY ACT AND DEED.
WITNESS MY HAND AND NOTARY SEAL THIS _____ DAY OF ____________________, 2021.
SIGNATURE: _____________________ PRINTED NAME: ___________________
MY COMMISSION EXPIRES: ______________ COUNTY OF RESIDENCE: _______________
Owner Acknowledgement Agreement (“Agreement”)
For good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the
undersigned owner (“Owner”) hereby submits this Operation and Maintenance Manual (“Manual”) to
the City of Carmel, Indiana (“City”) as a written acknowledgement of Owner’s warranty and agreement
to institute, maintain, and follow the water quality Best Management Practices (“BMPs”) listed below,
and to follow and abide by the inspection schedule and maintenance activities listed in this Manual. The
Owner also hereby agrees to provide, at Owner’s cost, all additional maintenance, repair, and/or
replacement services reasonably necessary to maintain the function and longevity of the BMPs from and
including the date this Agreement is executed by Owner to and including the date on which a new
Agreement is filed with the City by another party who assumes all the obligations and responsibilities of
Owner as set forth herein.
BMPs: __Aquaswirl XC-10 Structure, Storm lines and structures, Wet and Dry Basin _____________
Owner Acknowledgement
Signature Date
Printed
STATE OF _______________ )
) SS:
COUNTY OF ____________ )
BEFORE ME THE UNDERSIGNED NOTARY PUBLIC, IN AND FOR THE SAID COUNTY AND STATE,
PERSONALLY APPEARED _____________________ AND ACKNOWLEDGED THE EXECUTION OF THE
FORGOING INSTRUMENT AS THEIR VOLUNTARY ACT AND DEED.
WITNESS MY HAND AND NOTARY SEAL THIS _____ DAY OF ____________________, 2021.
SIGNATURE: _____________________ PRINTED NAME: ___________________
MY COMMISSION EXPIRES: ______________ COUNTY OF RESIDENCE: _______________
List of Attachments
Attachment A: BMP Location Map Exhibit
Attachment B: Construction Site Inspection and Maintenance Logs
Attachment A: BMP Location Map
Generator10' x 32' x 2' padTrans.8' x9'U.S. 31U.S. 31
WEST CARMEL DRIVEPENNSYLVANIA AVE PENNSYLVANIA AVE
REDUCED
WEST POND
TEMPORARY
DETENTION
TEMPORARY
DETENTION/FUTURE
UG STORAGE
PROPOSED
BUILDING
±51,792SF
T/F=862.00
PROPOSED
BUILDING
EXPANSION
±14,503 SF
T/F=862.39
FUTURE
PHASE
DEVELOPMENT
EXISTING
BUILDING
±13,812 SF
T/F=862.39
September 28, 2021
HAMILTON CROSSING PHASE 1 O&M EXHIBIT
CARMEL, IN 0'100'50'NORTH
Attachment B: Inspection and Maintenance
Checklist
Plan View
SCALE 1:40
Elevation View
SCALE 1:40
Projected View
SCALE 1:70
2733 Kanasita Drive, Suite 111, Chattanooga, TN 37343
Phone (888) 344-9044 Fax (423) 826-2112
www.aquashieldinc.com
Structure #:
Drawn By:
Scale:
Date:
OFlores
Rvwed Rvw. Date
U.S. Patent No. 6524473 and other Patent Pending
Aqua-Swirl XCelerator
Standard Detail
As Shown
2/25/2021
el. Varies
Inlet/Outlet Invert
el. Varies
el. Varies
Grade (Rim) el. Varies
XC-4 CCW
XC-4 STD
Aqua-Swirl Polymer Coated Steel (PCS)
Stormwater Treatment System
12 in
[305 mm]
Manhole Frame & Cover Detail
For Non-Traffic Areas Only
NTS
48 in
[1219 mm] Min.
Gravel Backfill
Concrete
Wrap Compressible Expansion
Joint Material to a minimum
1/2-inch [13 mm] thickness around
top of riser to allow transfer of
inadvertent loading from
manhole cover to concrete slab.
Riser
Soil
Cover
Frame
1/2 in
[13 mm]
1/2 in
[13 mm]
Place small amount of
concrete [3,000 psi [20
MPa] (min)] to support
and level manhole frame.
DO NOT allow manhole
frame to rest upon riser.
Backfill (90%
Proctor Density)
8 in
[203 mm]
4 1/2 in
[114 mm]
Unless other traffic barriers are present,
bollards shall be placed around access riser(s)
in non-traffic areas to prevent inadvertent
loading by maintenance vehicles.
Manhole Frame & Cover Detail
For Traffic Loading Areas
NTS
Cover
Frame
48 in
[1219 mm] Min.
Backfill (90%
Proctor Density)
3,000 psi [20 MPa]
(min) Concrete
#4 [13 mm] Rebar
@ 6 in [152 mm]
Each Way
30 in [762 mm]
Riser
1/2 in
[13 mm]
4 1/2 in
[114 mm]
14 in
[356 mm]
1/2 in [13 mm] Thick
Expansion Joint
Material
If traffic loading (HS-25) is required or anticipated, a 4-foot [1.22 m]
diameter, 14-inch [356 mm] thick reinforced concrete pad must be
placed over the Stormwater Treatment System Riser to support and
level the manhole frame, as shown. The top of riser pipe must be
wrapped with compressible expansion joint material to a minimum
1/2-inch [13 mm] thickness to allow transfer of wheel loads from
manhole cover to concrete slab. Manhole cover shall bear on concrete
slab and not on riser pipe. The concrete slab shall have a minimum
strength of 3,000 psi [20 MPa] and be reinforced with #4 [13 mm]
reinforcing steel as shown. Minimum cover over reinforcing steel shall
be 1-inch [25 mm]. Top of manhole cover and concrete slab shall be
level with finish grade.
Please see accompanied Aqua-Swirl specification notes. See Site
Plan for actual System orientation. Approximate dry (pick) weight:
2000 lbs [900 kg].
Backfill shall extend at least 18
inches [457 mm] outward from
Swirl Concentrator and for the
full height of the Swirl
Concentrator (including riser)
extending laterally to
undisturbed soils. (See MH
Detail Below)
1
1
As an alternative, 42 in [1067 mm] diameter, HS-20/25
rated precast concrete rings may be substituted. 14 in
[356 mm] thickness must be maintained.
XC-4 inlet/outlet pipe size ranges up to 27 in [686 mm].
XC-4 chamber height may vary up to 99 in [2515 mm],
depending on inlet/outlet pipe size.
Orientation may vary from a minimum of 90 to a
maximum of 180. Clockwise or counterclockwise
orientation as needed.
2
3
3
2
66 in
[1676 mm]
66 in
[1676 mm]
P27 in
[P686 mm]
2
Octagonal Base Plate
P54 in
[P1375 mm]
99 in
[2515 mm]
Varies Varies
5
[127 mm]
MH Frame
P30 in
[P762 mm]
Band Coupler
by Manufacturer.
(as needed)
Riser
Manhole Frame and
Cover by Manufacturer.
(See Details)
Rim elevations to
match finish grade.
57 in
[1448 mm]
Pipe coupling
by Contractor.
12 in [305 mm]
long Stub-out
by Manufacturer.
Pipe coupling
by Contractor.
12 in [305 mm]
long Stub-out
by Manufacturer.
4
4
P54 in
[P1372 mm]
Optional inlet
orientations available
(See note 4)
P27 in
[P686 mm]
180
Lifting Lugs
Backfill
Bedding
Undisturbed soil
18 in
[457 mm]
6 in
[152 mm]
Lifting Lugs
Storm Sewers and Storm Structures
Operation, Maintenance, and Management Inspection Checklist
Project:
Location:
Date:
Time:
Inpsector:
Title:
Signature:
Visual evidence of broken or cracked
frame or casting?
Clear of debris?
Debris within structure?
2. Condition of Frame and Casting
1. Structural Condition
Any indications of structural failure?
Pipes are clear of debris?
Storm Structures
Maintenance Item Satisfactory /
Unsatisfactory Comments
Storm Sewers
1. Structural Condition & Capacity
CommentsSatisfactory /
UnsatisfactoryMaintenance Item
Indications of deformed or sagging
pipes?
Surcharges onsite to indicate a
blockage?
Maintenance Standards derived from the Washington State Department of Ecology’s Stormwater Management
Manual for Eastern Washington (September 2004).
Page 5
Maintenance Standards
Conveyance Systems (Pipes and Ditches)
Maintenance
Code Type Conditions When Maintenance Is Needed
1 Sediment
Sediment or debris exceeds 20% of pipe diameter or 20% of debris barrier
openings.
Accumulated sediment that exceeds 20% of the design depth of the ditch.
2 Trash &
Debris
Trash and debris accumulated in pipe or ditch.
Visual evidence of dumping
3 Vegetation
Vegetation reduces movement of water through pipes.
Excessive vegetation that reduces free movement of water through ditches.
4 Water Quality
Any evidence of oil, gasoline, contaminants or other pollutants.
Water flowing in pipes or ditch during dry weather – report as potential illicit
discharge concern.
5 Water Flow
Impeded water flow due to vegetation or sediment (use appropriate code from
above).
Standing water in the pipe or swale between storm events.
6 Erosion
Erosion damage over 2 inches deep where cause is still present or there is
potential for continued erosion.
Native soil is visible beneath the rock lining of a conveyance ditch.
7 Cover/Frame/
Grate
N/A
8 Structure
Debris barrier/trash rack is missing or not attached to pipe.
Debris barrier/trash rack bars are bent by more than 3 inches.
Debris barrier/trash rack bars are loose or rust is causing 50% deterioration to
any part of the barrier.
9 Damaged
Pipes
Protective coating is damaged or rust is causing more than 50% deterioration
to any part of pipe.
Any dent that decreases the flow area by more than 20% or puncture that
impacts performance.
10
Mosquito
Vector
Breeding
Suitable habitat exists for mosquito production (e.g. standing water for more
than 72 hours in areas accessible to mosquitoes.)
11 Other
12 Could Not
Locate
Field inspectors are unable to locate the pipe or ditch.
Maintenance Standards derived from the Washington State Department of Ecology’s Stormwater Management
Manual for Eastern Washington (September 2004).
Page 6
Maintenance Standards
Drywells
Maintenance
Code Type Conditions When Maintenance Is Needed
1 Sediment Sediment depth exceeds 2 feet or impedes flow from inlet pipes.
2 Trash &
Debris
Trash or debris exceeds 2 feet or impedes flow from inlet pipes.
Trash or debris blocks more than 1/3 of any inlet or outlet pipe.
Dead animals or vegetation that generate odors and cause complaints or
dangerous gases (e.g., methane).
3 Vegetation
Vegetation growing in inlet/outlet pipe joints that is more than six inches tall.
Root systems entering drywell.
4 Water Quality
Any evidence of oil, gasoline, contaminants or other pollutants.
Water flowing into drywell during dry weather – report as potential illicit
discharge concern.
5 Water Flow
Facility does not drain within 72 hours.
Impeded water flow due to vegetation or sediment (use appropriate code from
above).
6 Erosion N/A
7 Cover/Frame/
Grate
Cover is missing or only partially in place.
One maintenance person cannot remove lid after applying normal lifting
pressure.
Frame separated by more than ¾ inch from top slab.
Frame not securely attached.
Locking mechanism cannot be opened by one maintenance person with
proper tools. Bolts into frame have less than 1/2 inch of thread.
8 Structure
Top slab with holes larger than 2 square inches or cracks wider than 1/4 inch.
Grout at inlet/outlet pipes has separated or cracked wider than ½ inch and
longer than one foot.
Settlement has created a safety, function, or design problem.
Field inspector judges that structure is unsound.
9 Damaged
Pipes
Inlet piping damaged or broken and in need of repair.
10
Mosquito
Vector
Breeding
Suitable habitat exists for mosquito production (e.g. standing water for more
than 72 hours in areas accessible to mosquitoes.)
11 Other
12 Could Not
Locate
Field inspectors are unable to locate the drywell.
Wet and Dry Basin Operation, Maintenance, and
Management Inspection Checklist
Project: ___________________________________________________________________________
Location: ___________________________________________________________________________
Date: _________________________________________ Time: _____________________________
Inspector: _________________________________________
Title: ____________________________ Signature: _____________________________________
□ Annual Inspection □ Rain Event (>3”)
Satisfactory/
Maintenance Item Unsatisfactory Comments
1. Embankment
Healthy vegetation with at least 85% ground cover.
No signs of erosion on embankment.
No animal burrows.
Embankment is free of cracking, bulging, or sliding.
Embankment is free of woody vegetation.
Embankment is free of leaks or seeps.
2. Wet and Dry Basin Areas
Healthy vegetation with at least 85% ground cover.
No undesirable woody vegetation
Low flow channels clear of obstructions
No evidence of sediment and/or trash accumulation
Sediment Accumulation <1’
(Maintenance required if greater)
Length of time for standing water <48 hrs
(Maintenance required if longer)
Satisfactory/
Maintenance Item Unsatisfactory Comments
3. Condition of Outfall into Wet and Dry Basin
No riprap failures
No evidence of slope erosion or scouring
Storm drain pipes are in good condition, with no
evidence of non-stormwater discharges
Endwalls/Headwalls are in good condition