HomeMy WebLinkAboutCorrespondence
09/19/2006 20:30
3177769628
HAMILTON CO SURVEYOR
PAGE 01/02
:Kenton C. 'Ward, Srm1t:yor
'Pliont (~P7) 776.L'i4'!5
'Fax (J.1.7) 776'-:)I;':S
..'illite'188
One :Hamilrc/n COllllty .Sqrwrt'
;""Y oble$l'iJ/e, .1 nclimza 4. ';{~6('- Z2J (1
September 19, 2006
Evergreen Planners, LLC
ATrN: Art Kaser
234 South Franklin Road
Indianapolis, IN 46219
VIA FACSIMILE: 353-0684
l
\
\
\
>" .
~
RECEIVED
SEP Z 0 zaas
DOCS
/
RE: Courtyards at Carmel Creek Primary Plat
116c11 Street aDd Carmel Creek, Hamilton County, IN.
,-
....... '-.. --.~ -_.~'
Dear Mr. Kaser:
We have reviewed the concept plan submitted to the Hamilton County Surveyor's Office on
September 6, 2006, for this project and have the following comments:
1. The proposed project faIls in the incorporated area and MS4 jurisdiction of the
City of Cannel
2. The proposed project DOES NOT tall in a Carmel Wellhead Protection Zone.
3. The proposed project is located in the Carmel Creek Watershed and has Cannel
Creek running along the proposed project. Carmel Creek in the W.R. Fertig
Regulated Drain upstream of this proposed project. The W.R. Fertig Regulated
Drain wi11likely be extended downstream, as petitioned for by the City of Carmel
with the 116lh Street road project.
4. The allowable release rate for the W.R. Fertig/J.W. Hawkins Regulated Drain is
based on the capacity of the culvert under Ralston Ave. This site will discharge
upstream of the restriction point and should be held to the 0.24 cfs per acre. The
0.1 cfs per acre for stonn events from 1 to 10 year size will also need to apply to
this site. .
5. The Hamilton County Surveyor's Office recommends STRONGLY against any
filling or loss of floodplain volume on this site, which includes placing detention
within the floodplain. The floodplain of this site plays a critical role in lessening
the chance of flooding to the people downstream of this site.
09/19/2006 20:30
3177769628
HAMILTON CO SURVEYOR
PAGE 02/02
6. The upstream watershed area of Cannel Creek at this point is approximately 3
square miles. Any work within the mapped floodplain area will require approval
of the Indiana Department of Natural Resources - Division of Water. .
7. The Hamilton County Surveyor's Office recommends STRONGLY against
reforestation along Cannel Creek and within the floodplain because it reduces
floodplain volume, impedes the flood of water, and will create obstructions in the
channel as the tree mature.
8. Hamilton County Ordinance 4-26-99-C(3) will require improvements to the
natural watercourse across the site and possibly downstream. These
improvements will includedt but not limited to, debris and flowline obstruction
removal, tree clearing from top of bank to top of bank, and stream bank erosion
repair and stabilization.
9. Hamilton County Ordinance 4-26-99-C(7)e requires all minimum finished floor
elevations to be a minimum of 2 feet about the 100 year water surface elevatioD. of
this natural watercourse. These minimum finished floor elevations must be
denoted on the construction plans.
10. Although the Hamilton County Surveyor's Office has reviewed this conceptual
site plan and issued a comment letter, this office will not be limited by the
primary plat in regards to the pond sizes or location, drainage easement widths,
storm sewer locations, lot layout, landscape layout, or any other drainage related
issues. Insufficient information is presented to conduct a complete drainage
review and changes may be required during the construction planning stage.
11. Please submit complete construction plans, the secondary plat, and drainage
calculations to this office when they become available.
12. Please note that further comments may be necessary at a later date.
Should you have any questions, I can be reached at 317-776-8495.
JJ;;1~
Greg Hoyes, AC
Plan Reviewer
cc: Matt Griffin - Cannel DOCD
Amanda Foley - Carmel Engineering
Dick Hill - Carmel Engineering
Mike McBride - HCRD
Greg Ilko - Crossroad Engineers
David Knipe - INDNR - DOW
MHE. Development Company - 264-9831
City of Carmel
Via email: Charlie@nf-Iaw.com
Original by mail
September 11, 2006
Charlie Frankenberger
Nelson & Frankenberger, P.C.
3105 East 98th Street
Suite 170
Indianapolis, Indiana 46280
co~~/.
RE: Courtyards at Carmel Creek PUD (06080034 PUD)
Dear Mr. Frankenberger:
This letter is in response to your PUD application for the Courtyards at Carmel Creek PUD
project. Comments and concerns are as follows:
1. Please indicate the required multiuse path on 116th Street, as well as connections
from the path to within the project.
2. Please indicate whether any amenities, such as benches or gazebos, will be
provided in the open space at the southern end of the site.
Please wait to submit revised materials until after the Technical Advisory Committee (TAC) has
met on this application. The resubmitted materials should include edits addressing the above
comments along with any requirements that arise from the T AC meeting. Additional comments
may be made after the requested revisions have been submitted.
Sincerely,
rVt1--- ~~JlfLr
Christine Barton-Holmes
Planning Administrator
cc. Gary Merritt
06080034 PUD Courtyards at Carmel Creek
Page 1
ONE CIVIC SQUARE
CARMEL, INDIANA 46032
317/571-2417
EL
.,//----_. -~
//. ~ \'
I
/ RECEIVED .
I
\- SEP-82006
\ . DOCS
\
"
I.....""'--___...~ .'
September 7, 2006
JAMES BRAINARD, MAYOR
Mr. Arthur L. Kaser, L.S.
Evergreen Planners, LLC
234 South Franklin Road
Indianapolis, IN 46219
RE: Courtyards @ Carmel Creek Coneeptual-ProJed Review #1
Dear Mr. Kritz:
We have reviewed the plans submitted for review at the September 20, 2006 Technical Advisory
Committee meeting. We offer the following comments:
This information is provided in advance of detailed construction plan review. These general information
comments will be repeated and updated as construction plans are submitted for review.
GENERAL INFORMATION
I. The project site is located within current City of Carmel Corporate Limits.
2. Jurisdictions:
. Streets and Right of Way - City of Carmel (I 16th Street)
. Water - City of Carmel Utilities
. Sanitary Sewers - Clay Township Regional Waste District
. Storm SewerslDrainage - City of Carmel.
. Legal Drains - Hamilton County Surveyor's Office.
3. Board of Public Works and Safety Requirements:
. Water Availability approval from the Board is based upon the total number oftownhome
units and number of bedrooms per unit. Reference item #11 below for a more detailed
explanation. If a community swimming pool or bathhouse is planned, additional Water
Availability approval from the Board will be required and additional Water Connection Fees
will be assessed. If entryway or other community irrigation systems are planned, these will
also require additional Water Availability approval from the Board and additional Water
Connection Fees will be assessed based upon the size and usage of the system.
. Commercial Curb Cut Approval- This approval will be required for the I 16th Street entrance.
Provide a letter to this office requesting BPWS Commercial Curb Cut approval. Provide an 8
~ x II exhibit or exhibits detailing the requested curb cut(s) with all appropriate dimensional
data including width, radii, acel/decel/passing blister dimensions, existing and opposing
streets or drives, etc.
. Temporary Construction Entrance approval if the location is at a site other than a permanent
curb cut on II~ Street. Submission requirements are the same as for commercial curb cut.
. Open pavement cuts of dedicated streets require BPWS approval.
. Any permanent improvement to be installed within dedicated right of way or dedicated
easements. This approval would require a Consent to Encroach Agreement between the
Owner and the City of Carmel.
. Secondary Plat approval if applicable.
. Dedication of Right of Way if not platted.
DEPARTMENT OF ENGINEERING
ONE CMC SQUARE, CARMEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439
EMAIL engineering@carmel.in.gov
Any submission to the Botml requires prior approval by the CllnneI CItIy PItl1l Commission
ad/or the Bofl1'fl of Zoning Appetlls (If applicable) ad completion of review by the Technical
Advisory Committee. AU written requests to be plflced on the BOliN'S IIgendllllUlSt Include the
approprlflte Docket Number ad the dtIte (or dates) of approvtll by the PItl1I Commission ad/or
the Bofl1'fl of Zoning Appetlls (If tlJIplicllble).
4. T.A.C. ReviewlDrawings submitted for approval:
We request that all comments and comment letters generated by this office be answered in writing
and be accompanied by a drawing reflecting requested revisions. Final drawings will not be
approved for construction until all Engineering Department and Utility Department issues have
been resolved. The design engineer must certify all drawings submitted for final approval. This
office will require a minimum of four-sets of drawings for approval after all issues have been
resolved. The drawings will be stamped as approved and will be signed by the City Engineer and
Director of Carmel Utilities. The Owner will receive one-set which is to be maintained on the
construction site at all times. Carmel Utilities will receive one-set, our Public Works Inspector
will receive one-set and one-set will be maintained in the Engineering Department. If additional
approved sets are desired, we will approve a maximum oftwo-additional sets for a total of six-
sets. However, the additional sets must be submitted with the required four-sets.
S. Please be advised that any installation of signs, walls, irrigation systems, etc. within dedicated
right of way or dedicated easements will require a Consent to Encroach Agreement with the City
of Carmel. This agreement, with the exception of irrigation systems, requires BPWS approval.
The City Engineer may approve irrigation system agreements.
6. Please assure that Carmel Utilities Water Distribution is provided copies of all drawings submitted
for review of water issues. They will provide a separate review regarding these issues. Please
send drawings to: Paul Pace
City of Carmel Water Distribution
130 1st Avenue SW
Carmel, IN 46032
7. Carmel Utilities does subscribe to "Holey Moley" who should be contacted directly for all water
main locations.
8. We will provide copies of the following with the submission of construction plans:
. Board of Public Works and Safety meeting dates and agenda deadlines.
. Water Availability & Connection Fees
. Subdivision Project Approval Procedures
. Commercial Project Approval Procedures
. Performance Release Procedure
. Subdivision Building Permits
. Commercial Permitting Procedures
. Permit Data, Contacts, etc.
. Street Signage Requirements (Available on Request)
BONDING REOUIREMENTS
9. Upon initial review, it appears the following bonding requirements may apply to this project:
Performanee GuaranteeslEngineer's Estimates
. Interior Streets (base, binder and surface must be bonded together)
. Curb & Gutters
. Water Mains
. Storm SewerslDrainage
. Monuments and Markers (if platted)
. Street Signs
. Sidewalks (Interior-builders lot right of way sidewalks and Exterior-common area/perimeter
right of way sidewalks/asphalt paths may be bonded separately).
. Right of Way Improvements may be bonded separately. This could include acceVdecellanes,
passing blister, pavement widening, thermoplastic striping, stone shoulders, curbs, etc.
. Erosion control. Please contact Amanda Foley, Storm Water Administrator for the
Engineering Department.
The above bonding requirements are based on the interior streets being public dedicated streets. If
the streets are to be private, bonding will not be a requirement for Interior Streets, Interior Curbs,
Storm Sewers, Street Signs and Interior Sidewalks.
The amount of the Performance Guarantee is based upon a certified Engineer's Estimate for 1000,4
of the cost of labor and materials to construct the individual improvements, to be provided by the
design engineer. Please provide detailed Engineer's Estimates for each improvement including
quantities, unit costs, pipe sizes and materials, etc. Upon completion and release of individual
Performance Guarantees, a tbree-year Maintenance Guarantee will be required. The Maintenance
Guarantee amount is based upon 15% of the Performance amount for Streets and Curbs and 100,4
of the Performance amount for all other improvements. Performance Guarantees may be
Performance or Subdivision Bonds or Irrevocable Letters of Credit.
Right of Way Permit and Bonding
Any work in the dedicated right of way of 116* Street will require an approved Right of Way
Permit and a License & Permit Bond. The bond amount is determined by the number of instances
of work in the right of way at $2,000.00 per instance. However, if the work is included in the
scope of work of a required and posted Performance Guarantee, the Performance Guarantee may
be used to satisfy the bond requirements of the Right of Way Permit. Please contact our Right of
Way Manager, Fred Glaser, to arrange right of way permitting and bonding. Note: Any open
pavement eut within dedieated streets wiD require separate Board of Publie Works and
Safety approvaL
10. We have engaged Crossroad Engineers, PC to review all drainage plans and drainage calculations
submitted to this office for review. We will share Crossroad's comments as they are received.
When construction plans are submitted for review for this development, please provide a set of
drawings and drainage calculations directly to Crossroad.
AVAILABILITY AND CONNECTION FEES
11. Availability (aereage) Fees must be paid after all other Engineering Department requirements
have been satisfied and prior to approval and start of construction activities. Availability Fees are
based upon total platted acreage or legal description acreage for the development at the current
rate of$I,010.oo per acre for Water Availability. The legal description indicates a total of 7.694
acres (including the portion of the 116* Street right of way). Thus:
7.694 acres @ $1,OlO.oo/acre = $7,771.00 Water Availability Fee
Conneetion Fees-We will ask that you provide this office with a listing of the townhome
buildings, units per building and number of bedrooms per unit. The current Water Connection Fee
is $1,310.00 per EDU. Connection Fees are paid when the infrastructure has been completed,
satisfactory test results obtained and the development has been released for building permits.
Connection Fees are paid on a building-building-lot basis. The EDU calculation is based on the
following:
I-Bedroom Unit @ 0.54 EDUs per Unit
2-Bedroom Unit @ 0.81 EDUs per Unit
3-Bedroom Unit @ 1.00 EDU per Unit
The Availability and Connections Fees are current as of this date but are subject to future
revisions.
q an irrigation system, swimming pool or clubhouae Is p/tmnedfor this development, additional
Water Connection Fees wUl be assessed baed upon the recommendations of the Director of
Carmel UtUltlea.
PROJECT COMMENTS
12. A seven-page Plan Certification Form is enclosed with this letter. This form was created with the
desire and intent to streamline the plan review process. We request that you please complete this
form and return it to the Department of Engineering as soon as possible. Comments will be
generated after the Certification Form is returned. Please treat each item on the form as a
requirement of the Department of Engineering. Providing a ''no'' or ''N/A'' response to any of the
items does not relieve the Developer of the responsibility of meeting the requirements of the
;-
Department of Engineering. The Department of Engineering will make the final detennination as
to the acceptability of any "no" or "Nt A" responses.
13. Does the conceptual plan submitted reflect the 116* Street Road Improvements now being
constructed? If not, please include these improvements on future submissions.
14. Will the interior streets be public streets?
15. Will this project be platted?
These comments represent the Department of Engineering's initial review of the conceptual plan for this
project. We request that all responses to our comments be provided in writing. Failure to provide written
responses may result in the delay of the review process.
It is critical that this office be made aware of all modifications made on the plans being re-submitted,
particularly if any such changes are considered ''new'' or fall outside of our previous reviews. Please
provide revised plans including all revisions. Please notity us of any changes and specifically state any
changes. including changes resulting from Plan Commission, BZA or other committee meetings.
All bonds and performance guarantees must be posted prior to Engineering Department approval of
construction plans. Board of Public Works and Safety approvals and any other governing agency approvals
(if required) must be obtained prior to Engineering Department approval. All performance guarantees must
be posted prior to submission of secondary plats for Board of Public Works and Safety approval.
The Department reserves the right to provide additional comments based upon subsequent reviews and on
the grading and drainage system upon receipt of drainage calculations and more detailed construction
drawings that provide grading elevations, pipe sizing and invert elevations. These comments may affect
the drainage system layout presented on the primary plat.
If you have questions, please call me at 571-2441.
Sincerely,
~j.~
Nicholas J. Redden, P.E.
Plan Review Coordinator
Department of Engineering
Enclosures
Cc: Matt Griffin, Department of Community Services
John Duffy, Director Carmel Utilities
Paul Pace, Carmel Utilities Distribution
Greg Ilko, Crossroad Engineers
Greg Hoyes, Hamilton County Surveyor's Office
ME Development, LLC
Engineering File Copy
Engineering Department Review
S:\DHILL\PROJREV06\COURTY ARDS@CARMELCREEKCONCEPT
l,'.
','
",:' ,s~pieritber" 1;'2006 ,-,
. " . .' _ - ....,'-.. r' ~ '.
>,,'
.-.... '
,\ "'\-:
-..T
"- ,-'
-,:
,'J.'
-:,;'. .,
.\',
:,
'"j
-' 1_,
_..-
... .I:
- --, ~
:}....
, _ .~'l. ~ :." , " ,
.f
-, '
c :Y,-,
. \.'.
,;-
. ..;; -
. 't-'.
.,
-.' ','
,_:' .
"
<9J
TO:
Carmel DOCS
One Civic Square
Carmel, IN. 46032
DATE: 08-15-06
PROJECT NO: 25354
, . I' ."
, \ I ,C/',
\;..---~--------.;.;.~) /' '\.
'. .// . '<'.> '~~"
! ,/ '\./
"(.' .''' \V _~ \.
f.., ::",.' <~ s,~ \','
.> " {<:;c-1v "'<:S . .
"- ;'V <, v
'.- ~ <) ,
,"') ~ 0 I
~::~.\~. ~~ <--.<:S I
" )/ V /
" ' /"
, /J) /<
....Q&,.\ '
CSO SCHENKEL SHULTZ
Letter of Transmittal
RE: Rotary Stairs
ATTN: Mike Hollibaugh
CONTACT PHONE: 571-2417
WE ARE SENDING YOU:
08-15-06
One Set of Civil Drawings
IF ENCLOSURES ARE NOT AS INDICATED, PLEASE NOTIFY US AT ONCE.
THESE ARE TRANSMITTED:
o For approval
[gI For your use
[gI As requested
[gI For review and comment
o Reviewed as submitted
o As noted
o Revise and Resubmit
o Rejected
o Resubmit for approval
o Submit for distribution
o Return corrected prints
o Other:
REMARKS:
Mr. Mike Hollibaugh I am sendig you a set of Civil drawings per Les Olds instruction.
cc: 25354
BOB OLSON
Courier Service: 0 1-HR
FedEx Services: 0 8:30 A.M. Delivery
o Fed Ex Ground Delivery
Other Delivery Service: 0
[gI 3-HR
010:30 A.M. Delivery
o
By: Kevin Sellers
o Same Day
o 3:00 P.M. Delivery
LOT Mike Hollibaugh 080306.doc
PROGRAMMING' PLANNING' DESIGN
280 East 96th Street, Suite 200 . Indianapolis, Indiana 46240 . Main 317.848.7800 . Fax 317.574.0957 . csoinc.net