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Home My WebLink AboutC2.0.Development Plan846 847847848849 850849849848849 84984884984984884984 8 847 848847846851 8 5 0 W W W W W G 850849848849 849 85084 6 84 7 845845 8478468488 4 9847845 0.274 Ac ± 11,919 SF PAD = 62'x60' LOT 36B 0.36 Ac ± 15,760 SF PAD = 65'x60' LOT 35B LOT 35A 0.36 Ac ± 15,760 SF PAD = 50'x60' GRAHAM, THOMAS & JOANSARTORIUS, CARL J & ANDREA A GULLEY, MARK E & AMY D HOLLIBAUGH, DIANE R HOLLIBAUGH, DIANE R SHEA, PAUL E STRONG, DAVID C & DEBORAH A CROOKS, CHERYL L BRIDGEWATER MASTERS, LLC ROBERTS, GREG & SHERRI LOT 37 LOT 124 LOT 125 LOT 126 LOT 127 LOT 123LOT 48LOT 47 LOT 122 LOT 121 NAPPANEE DRIVE LOT 46 SHOSHONE DRIVE OSWEGO ROADEx. Shed 845845845 845845843 84484484 4 0.346 Ac ± 15,070 SF LOT 36A PAD = 92'x55' (Oswego Front) PAD = 65'x60' (Shoshone Front) 20' 846 84684635' B.S.L.35' B.S.L.35' B.S.L.10' D. & U.E.10' D. & U.E.EXISTING CURB INLET GUT=846.23± INV=839.5± (S-24" RCP) INV=838.5± (E/W 30" RCP) EXISTING 30"x30" BEEHIVE INLET TC=843.7± INV=841.08± (S-12" HDPE) INV=840.98± (N-24" RCP) EXISTING 30" RCP EXISTING 30" RCP EXISTING 24" RCP 10' D. & U.E.5' BUFFERYARD5' BUFFERYARD 10' B.Y.5' BUFFERYARD5' BUFFERYARD 5' BUFFERYARDEXISTING STORM MH TC=845.6± 101 BD 103 MLAG = 849.50 MFPG = 849.50 MLAG = 850.0 MFPG = 850.0 MLAG = 850.5 MFPG = 850.5 MLAG = 849.25 MFPG = 849.25 BH4 BH3 BH2 20' Tree Preservation Area EX. 12 " H D P E S T M EX. 12" HDPE STMEX. 12" HDPE STM EXISTING 12" HDPE STM BH1 78' of 12" HDPE @ 0.49%POND OUTLET STR# OC1 TC=845.0 INV=842.5± (6" Ø) INV=842.50 (N-12" HDPE) OC1 FYOC SHBH 24" PIPES (QTY 4) SEE DETAIL 10/C7.1VAR. D. & BMP E.VEGETATED SWALEBMP/DETENTIONVAR. D. & BMP E.EXISTING STORM MH TC=843.74± INV=841.19± (W/N-12" HDPE) EXISTING INLET TC=845.66± INV=841.21± (E/S-12" HDPE) EXISTING INLET TC=843.91± INV=842.12 (S-12" HDPE) INV=842.12 (S-6" PERF. PVC) INV=842.11± (NE-12" HDPE) EXISTING INLET TC=846.55± INV=841.40± (SW/N-12" HDPE) 20' D.E. 4' U.E. 10' D. & U.E. 847 848 847 848 849 849848 848TRANSITIONAL GRADING REQUIRED IN THIS AREA TOLSON, TIMOTHY P & BRENDA COOMBS EXISTING BEEHIVE INLET TC=845.3± RIM=844.86 INV=841.11± (NW-12" RCP)EXISTING CONC. CULVERT INV (W) = 844.99 INV (E) = 844.87 NEW 5'Ø MANHOLE w/ SNOUT ON WEST OUTLET PIPE. (SEE DETAILS ON SHEET C7.0). T.C.=849.0 5' CONC. WALK 5' CONC. WALK846 EX. FIRE HYDRANT EX. FIRE HYDRANT M1 M2 M3M4 PROPOSED 24" HDPE PIPE MANIFOLD EXISTING NORTH R/W PER NEWARK ADDITION INST. #22262, D.R. 11925' 25' 28' HALF R/W 28' HALF R/W EXISTING WEST R/W PER NEWARKADDITION INST. #22262, D.R. 119Existing Dwelling EXISTING WATER MAIN EXISTING SANITARY MAIN222' of 6" 'DUAL WALL'PERFORATED PVCPIPE @ 0.49%TBM #1 T.C.=847.29 12" CONC. END SECTION INV=847.45 12" CONC. END SECTION INV=847.35 16' of 12" RCP @ 0.63% 10' DRAINAGE & BMP ACCESS ESMT. 201 3:1 SLOPE 3:1 SLOPE 3:1 SLOPE 3:1 SLOPE SW POND OUTLET STR# FYOC TC=849.25 INV=844.50 (N-24" HDPE) INV=844.50 (E-24" HDPE) INV=844.50 (SW-8" SCH40 PVC) 20' of 8" SCH40 PVC @1.80% NEW BEEHIVE INLET RIM = 846.15 INV.=844.15 (NE - 8" SCH40 PVC) INV.=844.05 (W - 8" SCH40 PVC) EXISTING BEEHIVE INLET TC=846.05 RIM=845.55 INV.=843.7± (E - 8" SCH40 PVC) INV=843.65 (S-EX. 12" RCP) 78 LF of 8" SCH40 PVC @ 0.45% 200 F.F.E.=849.75 (min.) F.F.E.=851.0 (min.) F.F.E.=850.50 (min.) F.F.E.=850.0 (min.) 132 SHOSHONE DR. 122 SHOSHONE DR. 1034 OSWEGO ROAD 1032 OSWEGO ROAD T.O.B.=845.50 2yr=843.63 10yr=844.07 100yr=844.95 N N N 30' RH RH PROJECT NUMBER DRAWING NUMBER SHEET OF SCALE: DATE: DWN BY: CHKD. BY:CIVIL SITE GROUP, INC.GROUP, INC.PROF E SS IONA L E NG INEERIND IA NA PE10910647 STATE OF -oNREGISTEREDBRIANSCR O S SSBL.003 C2.0CARMEL, INDIANA 460334630 LISBON DRIVESIGMA BUILDERS, LLC.DEVELOPMENT PLANCOOMBS PROPERTY REDEVELOPMENTNW CORNER OF SHOSHONE DRIVE & OSWEGO ROADCARMEL, INDIANA 4603204/20/2018 ENGINEER: SURVEYOR: OWNER: NOTE REFER TO ARCHITECTURAL & FOUNDATION PLANS FOR ALL BUILDING DIMENSIONS. SITE LAYOUT NOTES 18 " OF VERTICAL SEPARATION MUST BE MAINTAINED FOR ALL UTILITY CROSSINGS LEGEND: CONTRACTOR NOTE NO EARTH DISTURBING ACTIVITY MAY COMMENCE WITHOUT AN APPROVED STORM WATER MANAGEMENT PERMIT. 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'S RESPONSIBILITY TO RESOLVE WITH THE UTILITY. EXISTING POLE LINES REQUIRED TO BE RELOCATED TO WITHIN ONE FOOT OR THE PROPOSED RIGHT-OF-WAY LINE. ALL CONCRETE PIPE JOINTS SHALL BE CONTINUOUS O-RING RUBBER GASKET CONFORMING TO ASTM C 443 FLOOD NOTE GRADING NOTES GENERAL NOTES CONTRACTOR TO KEEP EXISTING PAVEMENT SURROUNDING THE SITE (I.E. SHOSHONE DRIVE & OSWEGO ROAD) "BROOM CLEAN" AND FREE OF SOIL OR AGGREGATE THAT MIGHT BE BROUGHT OFF-SITE. DEPENDING ON THE CONSTRUCTION SEASON, MOISTURE CONTENT AND PROPERTIES OF THE SOILS ON SITE, CHEMICAL MODIFICATIONS AND/OR LIME STABILIZATION MAY BE REQUIRED. SEE SHEET C9.0 FOR SPECIFICATIONS. ALL CONCRETE PIPE JOINTS SHALL BE CONTINUOUS O-RING RUBBER GASKET CONFORMING TO ASTM C 443 CONTRACTOR (NOT THE PROJECT SITE OWNER) WILL BE RESPONSIBLE FOR THE DISPOSAL OF ANY SOIL, MATERIALS, ETC. NO OFF-SITE BORROWS OR STOCKPILES WILL BE NEEDED FOR THIS PROJECT. REVISION RECORDTOPOGRAPHIC & BOUNDARY NOTE TOTAL SITE AREA = 1.34 +/- ACRES TOTAL LOTS = 4 (MIN. 80' WIDTH) PROPOSED DENSITY = 4/1.34 = 2.99 +/- UNITS/ACRE TOTAL MIN. OPEN SPACE = 0.87 +/- ACRES / 38,031± S.F. OPEN SPACE PERCENTAGE (MIN.) = (0.87/1.34)x100 = 65% SUBJECT PARCEL ZONING = R-2 (SINGLE FAMILY RESIDENTIAL) SURROUNDING ZONING: NORTH - R2 SOUTH - R2 EAST - R2 WEST - R2 ANTICIPATED CONSTRUCTION START/END DATE: JULY 3, 2018 - AUGUST 2019 OVERALL DEVELOPMENT SUMMARY BENCHMARK PLAN NOTES: M1 M2 M3 M4 MINIMUM FLOOD PROTECTION GRADE & LOWEST ADJACENT GRADE DEFINITIONS We have shown four (4) edge-of-pavement grades on Oswego Road & Shoshone Drive which represent the lowest adjacent grade to each of the four residential lots (M1=848.25, M2=848.75, M3=849.25, M4=848.0). The minimum F.F.E. is to be at 15” above the Oswego Road Grade or Shoshone Drive Grade. The local flood overflow route for the new dry detention pond is 845.50; therefore, one (1) foot above the aforementioned elevation would be 846.50, which represents the MFPG . The 100-year elevation of the off-site pond is 844.95 and does not come into play. Therefore, the MLAG/MFPG for each residential lot has been set at: Lot '35A' = 849.50, Lot '35B' = 850.0, Lot '36A' = 850.50, and Lot '36B' = 849.25. The minimum F.F.E. shall be no less than 6" above finished grade around the building. The MFPG and MLAG are calculated correctly and the set F.F.E. of the future residential homes will be constructed in compliance with the STSM. The MFPG of all structures fronting a pond or open ditch shall be no less than 2 feet above any adjacent 100-year local or regional flood elevations, whichever is greater, for all structural features where floodwaters could enter the building. This project is located at the Northwest corner of Shoshone Drive and Oswego Road comprising of 1.34 Acres ±. The property has been a single family residence since 1940. The proposed improvements will consist of reverting the original lots 35 & 36 of the Newark Subdivision into four (4) different lots (35A, 35B, 36A, and 36B). Each lot will have a new single family home built within the R-2 zoning district standards. Existing trees will be removed in the location of each home site to be constructed, as needed. Pre-Developed Site Conditions: The existing site predominantly drains via overland flow to the west and north. The front yard area of the existing home site along Shoshone Drive drains to the southwest and into an existing roadside beehive inlet on the north side of Shoshone Drive. The stormwater ultimately makes its way west to the storm sewer pipes in Range Line Road, then the WR Fertig Drain to Carmel Creek. Post-Developed Site Conditions: Overall storm water runoff discharge rates from the site will be reduced with the implementation of the new Infiltration detention system and storm sewer outlet pipe installation to the north (existing storm sewer at Napannee & Oswego). After collaboration with the City of Carmel Engineering Department staff, at a minimum, Post-Developed discharge rates will be reduced as follows: Post-Developed 100yr <= Pre-Developed 10yr, Post-Developed 10yr <= Pre-Developed 2yr. Post-developed runoff rates can be seen on Sheet C4.2. Stormwater improvements will also be made to the right-of-way swales along the south and east property lines. A 24" HDPE storm pipe detention system at the south end of the property will also help improve the stormwater runoff conditions in the area. The 24" HDPE storm pipe detention system and the new infiltration detention system will both have outlet control structures to reduce the discharge rate to their ultimate destination. Details of all storm infrastructure improvements can be seen on Sheet C7.0. The new Dry Pond will have a storage volume of 1,252 cubic yards. The new underground detention facility will have a storage volume of 1,202 cubic feet (design volume = 0.0275 acre-ft). It has been discussed with the City of Carmel Engineering Department that the proposed storage volume of both the dry detention pond and the underground detention facility is an adequate amount of storage for this project. It has been agreed upon that the proposed improvements will somewhat enhance the existing insufficient drainage situation for the site and the surrounding properties. Dry Detention Pond (Str. #OC1) - Allowable Release Rates: 10-YR=1.73 cfs, 100-YR=3.80 cfs, Post-Developed Discharge Rates: 10-YR=1.17 cfs, 100-YR=1.74 cfs Shoshone Drive R/W Swale (Str. #FYOC) - Allowable Release Rates: 10-YR=1.3 cfs, 100-YR=2.77 cfs, Post-Developed Discharge Rates: 10-YR=0.97 cfs, 100-YR=1.85 cfs DRAINAGE SUMMARY ALL EXISTING PERIMETER ROAD DRAINAGE STRUCTURES AND BRIDGES ACROSS THE FRONTAGE OF THIS DEVELOPMENT ARE INDICATED ON THE PLANS. PROVISIONS HAVE BEEN MADE TO IMPROVE OR REPLACE ANY DRAINAGE STRUCTURES AND BRIDGES AS NECESSARY OR AS REQUESTED BY THE CITY TO 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 DRAINAGE STRUCTURES AND BRIDGES WILL BE THE DEVELOPER'S RESPONSIBILITY. STORM SEWER SYSTEM NOTE ALL STORM SEWER INFRASTRUCTURE TO BE CONSTRUCTED WITH THE PROJECT LIMITS SHALL BE PRIVATELY OWNED AND MAINTAINED BY SIGMA BUILDERS, LLC. SW RH N SITE DISCHARGE RATES BASIN "EXIST"BASINS: "DRY POND"+"36BFY"+ "SHBH1"+"SHBH2"+"D-BH4"+"D-101" PRE-DEVELOPED POST-DEVELOPED 2YR 10YR 100YR 1.19 cfs 2.60 cfs 6.32 cfs 1.80 cfs 2.59 cfs 4.52 cfs