HomeMy WebLinkAboutCorrespondence TAC
EL
October 23, 2007
JAMES BRAINARD, MAYOR
Mr. Brian K. Robinson
Stoeppelwerth and Associates, Inc.
7965 East 106th Street
Fishers, IN 46038-2505
07b5CO~' pp
RE: Wellsprings of West Clay Primary Plat-Project Review #1
Dear Mr. Robinson:
We have reviewed the plans submitted for review at the September 19,2007 Technical Advisory
Committee meeting. We offer the following comments:
GENERAL INFORMA nON
L These comments represent the Department of Engineering's fIrst review of the primary plat
for this project.
2. We request that aU responses to our comments be provided in writing and be accompanied by
a drawing reflecting the requested revisions. Failure to provide written responses may result
in the delay of the review process.
3. It is critical that this office be made aware ofall 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 notify us of
any changes and specifically state any changes, including changes resulting from Plan
Commission, BZA or other committee meetings.
4. We have engaged Crossroad Engineers, PC to review all drainage plans and drainage
calculations submitted to this office for review. If you have not already done so, please
provide a set of drainage plans and calculations to their 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 Crossroads.
5. Final drawings will not be approved for construction until:
a. All Engineering Department and Utility Department and Hamilton County Surveyor
issues have been resolved.
b. All bonds and performance guarantees are posted.
c. All Board of Public Works and Safety approvals and any other governing agency
approvals (if required) are obtained.
d. AU off-site easements necessary to install utilities to serve the development are secured.
e. Digital files have been submitted.
f. Water and Sanitary Sewer availability fees have been paid.
6. 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.
7. An approved Storm Water Management Permit is required prior to commencing any earth
disturbing activity.
8. An approved right-of-way permit is required prior to commencing any work in the public
right-of-way.
DEPAHTMENT OF ENGINEERING
ONE CIVIC SQUARE, CAIUVIEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439
EMAIL engineering@canlld.lrI.gov
Mr. Brian K. Robinson
October 23, 2007
RE: Wellsprings of West Clay Primary Plat-Project Review #1
Page 2 of6
9. If it will be necessary to relocate existing utilities, the cost for such relocation shall be borne
solely by the Developer. Ifutility poles must be relocated, they must be relocated to within
one foot of the proposed right-of-way.
10. Compliance with the Thoroughfare Plan includes construction of the improvements
prescribed by the Thoroughfare Plan across the frontage controlled by the development
(including sections with no access). Typically, developers provide a commitment equal to
the value to construct these improvements for deposit into the City's non-reverting
thoroughfare fund. Credit is typically given towards this commitment for any widening,
milling and resurfacing of the perimeter streets.
1 I . The Department requires that the construction drawings be developed in accordance with the
City of Carmel digital submission standards and that all required submittals for primary plat,
secondary plat, and construction drawings be made. The digital files must be submitted to
the Department of Engineering prior to the approval of the construction plans. Please contact
the City GIS Department for the requirements.
12. Jurisdictions:
a. The project site is located within current City of Carmel Corporate Limits.
b. Streets and Right of Way - City of Carmel (Shelborne Road, Interior Streets unless
pri vate)
c. Water - City of Carmel Utilities
d. Sanitary Sewers - Clay Township Regional Waste District
e. Storm SewerslDrainage - Hamilton County Surveyor's Office/City of Carmel.
f. Legal Drains - Hamilton County Surveyor's Office.
13. Drawings submitted for approval:
a. The design engineer must certify all drawings submitted for fmal approval.
b. Due to stonn drainage dual jurisdiction with the Hamilton County Surveyor's Office, a
total of 8-sets of plans will be required 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 Cannel Utilities. The 8-sets will then be delivered to the Hamilton County
Surveyor's Office for approval. Final distribution will be 2-sets to Carmel Engineering,
I-set to Carmel Utilities, 2-sets to the Surveyor's Office and I-set each to the Developer,
the Developer's Engineer and the Contractor.
14. Cannel Utilities will provide separate reviews of this project for water issues. Please assure
that copies of all drawings are sent to:
Paul Pace
City of Carmel Water Utility
3450 West 13 1.1 Street
Westfield, fN 46074
15. Carmel Utilities does subscribe to "Holey Moley" who should be contacted directly for all
water main locations.
16. Copies of the following Engineering Department development documents will be forwarded
upon request:
a. Subdivision Project Approval Procedures
b. Perfonnance Release Procedure
c. Subdivision Building Permits
d. Permit Data, Contacts, etc.
e. Water Fees
BOARD OF PUBLIC WORKS AND SAFETY
17. [am enclosing a schedule for Board of Public Works and Safety meeting dates and agenda
deadlines for your use. Please use the Engineering Department deadlines for submissions to
the Board.
18. Any submission to the Board requires prior approval by the Carmel Clay Plan
Commission and/or the Board of Zoning Appeals (if applicable) and completion of
~
Mr. Brian K. Robinson
October 23, 2007
RE: Wellsprings of West Clay Primary Plat-Project Review #1
Page 3 of6
review by tbe Technical Advisory Committee. All written requests to be placed on tbe
Board's agenda must include tbe appropriate Docket Number and the date (or dates) of
approval by the Plan Commission and/or tbe Board of Zoning Appeals (if applicable).
19. Water Availability approval from the Board is based upon the total nwnber of single-family
residential lots. Reference item #34-37 below for a more detailed explanation. If an
entryway irrigation system, other community irrigation system, community swimming pool,
community clubhouse or community bathhouse is planned for this development, approval for
additional Water Availability must be obtained from the Board.
20. Commercial Curb Cut Approval - This is a typical residential subdivision and will not
require separate BPWS curb cut approval.
21. BPWS approval for a Temporary Construction Entrance will be required if the location is at a
site other than the location of the proposed permanent entrances to the development.
22. The installation of any permanent, privately owned and/or maintained improvement (signs,
decorative street signs, walls, streetUghts, etc.) within dedicated right of way or dedicated
easements requires the execution of a Consent to Encroach Agreement between the Owner
and the City of Carmel. Such agreements are executed by the Board of Public Works and
Safety. The City Engineer may approve irrigation system agreements.
23. Secondary Plat approval ifappJicable. All performance guarantees must be posted prior to
submission of secondary plats for Board of Public Works and Safety approval.
24. Dedication of Right of Way ifnot platted.
25. Any open cuts ofShelbome Road require BPWS approval. The primary plat shows water
and sewer main crossings.
BONDING REOUIREMENTS
26. Upon initial review, it appears performance guarantees shall be provided for the following:
a. Streets (base, binder and surface must be bonded together)
b. Curb & Gutters
c. Water Mains
d. Street Signs (See Item #38 below for additional comments regarding this item)
e. Sidewalks (Interior-builders lot right of way sidewalks and Exterior-common
area/perimeter right of way sidewalks/asphalt paths may be bonded separately).
f. Right of Way Improvements may be bonded separately. This could include
acceleration/deceleration lanes, passing blister, pavement widening, thermoplastic
striping, stone shoulders, curbs, etc.
g. Erosion and Sediment Control and Storm Water Quality. Please contact Amanda Foley,
Engineering DepartmentStormwater Administrator, for details regarding engineer's
estimates/performance guarantee requirements for these items.
27. The amount oftbe Performance Guarantee is based upon a certified Engineer's Estimate for
100% of the cost oflabor and materials to construct the individual improvements, to be
provided by the design engineer. Please provide Engineer's Estimates for each improvement
including quantities, unit costs, pipe sizes and materials, etc. Additionallv we request that
vou Drovide these estimates to this office at the same time or before they are provided to
the Developer.
28. Upon completion and release of individual Performance Guarantees, a three-year
Maintenance Guarantee will be required. The Maintenance Guarantee amount is based upon
15% of the Performance amount for Streets and Curbs and ]0% of the Performance amount
for all other improvements.
29. Performance Guarantees may be Performance or Subdivision Bonds or Irrevocable Letters of
Credit.
30. Please reference the docwnents referenced in Item # 16 for more detailed explanation of our
procedures and requirements.
RIGHT OF WAY PERMIT AND BONDING
Mr. Brian K. Robinson
October 23,2007
RE: Wellsprings of West Clay Primary Plat-Project Review #1
Page 4 of6
31. Any work in the dedicated right of way ofShelbome Road will require an approved Right of
Way Permit and a License & Permit Bond.
32. 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.
33. Please contact our Right of Way Manager, Fred Glaser, to arrange right of way permitting
and bonding.
AVAILABILITY AND CONNECTION FEES
34. The Availability and Connections Fees are current as of this date but are subject to future
revisions.
35. Availability (acreage) 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$1 ,010.00 per acre for Water Availability. Based upon the indicated acreage
on the primary plat, the following preliminary Water Availability Fee would apply:
a. 14.256 Acres @ $1,OIO.OO/Acre = $14,398.56 (if the platted acreage changes atthe time
of project approval, this fee will be re-calculated based on the secondary plat acreage)
b. A Development Application Review Fee of$300.00 for developments with more than
one customer requiring a water cOlUlection will be due with payment of Availability Fees.
36. 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 an individual-lot basis. Based on the drawings submitted, there appear to be 11
residential lots or 11.0 E.D.U's. The current Water Connection Fee is $1,396.00 per EDU.
37. If an entryway irrigation system, other community irrigation system, community swimming
pool, community clubhouse or community bath house is planned for this development,
additional Water Availability Fees and Water Connection Fees will be assessed based upon
the size and usage of the system and upon the recommendations of the Director of Carmel
Utilities.
PRIMARY PLAT COMMENTS
38. Traffic Control Devices
a. Street Name Signs. By virtue of City of Carmel Ordinance No. D-1457-o0, we require
the type of green reflective type street name signage, posts and brackets as indicated in
the Subdivision Signage Requirements document included with these comments. If the
development adheres to these requirements, the developer may order and pay for the
signs and have them shipped directly to our Street Department, along with a copy of the
recorded secondary plat of the development, and the Street Department will install the
signs. Once installed, the Developer's Performance Guarantee may be released by our
Board of Public Works and Safety. After release, the Developer is required to post a 3-
year Maintenance Guarantee in the amount of 10% of the Performance Guarantee or
$100.00, whichever is greater. At the end of the 3-year maintenance period, it becomes
the City's responsibility for the maintenance and replacement of street signs. lfit is the
Developer's intention not to adhere to the above requirements and to install decorative
style street name signs, these signs must confonn to the City of Carmel Decorative Street
Signage Detail included with these comments, particularly in regards to the post diameter
and ground installation of the post. However, it will be the Developer's responsibility to
install decorative posts, brackets and street name blades. Once installed, the Performance
Guarantee may be requested to be released. Once released, 3 -year maintenance
guarantees will not be required and maintenance and/or replacement of decorative street
name signage will be the responsibility of the Developer and/or the Homeowners
Association.
Mr. Brian K. Robinson
October 23, 2007
RE: Wellsprings of West Clay Primary Plat-Project Review #1
Page 50f7
b. Regulatory Signs. All regulatory signs require City of Carmel Ordinances. Therefore, we
ask that the Developer not to bond or install standard or decorative regulatory signage in
subdivisions.
c. Installation of street name signs and regulatory signs are included as one of the
requirements for building permit approval.
39. Please provide detention volume for the fully developed site and for the fully developed
thoroughfare plan rights-of-way for the Shelborne Road frontage. This requirement shall
apply regardless of watershed limits. Please provide adequately sized pipes to carry water
from the street to the proposed pond.
40. All lots adjacent to side yard easements must be wide enough to accommodate the
anticipated house model and any planned driveways such that there is no encroachment in the
easements.
41. All Shelborne Road drainage structures (bridges and cuI verts) must be indicated on the plans
and constructed, replaced, or improved by the developer to accommodate the widening,
auxiliary lanes, multi-use path, and any other required improvements. Per Section 304.01 of
the Storm Water Technical Standards, if the culvert is determined to be undersized or in a
state of disrepair. Per Section 304.01 of the Storm Water Technical Standards, the capacities
of each existing pipe shall be verified.
42. This project is subject to the Carmel Stormwater Management Ordinance, which was adopted
February 6, 2006.
43. Please review stonn water quality requirements for this project with Amanda Foley at (3 L 7)
57]-244]. It is not apparent how the development plan complies with the 2 best management
practice minimum requirement.
44. Please provide the primary plat drainage calculations required by Section 100 of the Storm
Water Technical Standards Manual.
45. Section 306 of the Storm Water Technical Standards require minimum 30-foot easements
(centered on the pipe or channellswale) for all new channels, piping 12-inches in diameter or
greater and for emergency overflow paths, including rear yard swales utilized as such
emergency overflow paths.
46. The right-of-way on SheLborne Road is indicated to be 45-feet for only portions of the west
half right-of-way. The Thoroughfare Plan requires a 45-foot halffor Shelborne Road across
the entire frontage.
47. The Department is not requesting milling and resurfacing of tile entire existing roadway
across the property frontage. Some milling and resurfacing may be required to properly
configure the entrance.
48. Please provide monuments at all external corners.
49. Is off-site sanitary in an existing easement? Any off-site easements shall be obtained prior to
plan approvaL.
50. Please verify that there are no direct runoff areas.
51. Is pond to be a water quality system? If so, the Department would expect short circuiting by
the current plan.
52. Please indicate subsurface drain under all swales.
53. Common areas are indicated as overlapping D.U. & S.E. and L.M.A.E. Utility & drainage
easements cannot overlap landscaping easements.
54. PLease confirm with Hamilton County Surveyor's office ifpond overflow needs to be in a 30'
exclusive regulated drain easement.
55. A non-access easement must be provided along Shelborne Road.
56. Since the cul-de-sac may be extended in the future, it shall be designed as a round about per
current standards and function as one.
57. Please verify that the cul-de-sac is not longer than 600 feet.
58. Please indicate the locatiop of all existing and proposed fire hydrants.
59. PLease verify that all electrical power vaults, transformers, power lines, poles, gas lines,
CATV, and telephone lines are shown.
Mr. Brian K. Robinson
October 23,2007
RE: Wellsprings of West Clay Primary Plat-Project Review #1
Page 6 of7
Please verify that opposing left turns are aligned at the proposed entrance.
The Department assumes that Section "A-A" is incorrect as it indicates widening on each
side of roadway.
All existing pavement marking shall be indicated.
Please add a Shelbome Road pavement section detail
City standard roll curb detail must be added to primary plat.
A minimum flood protection grade shall be established for lot I I.
Please delete the seeding note from the typical street cross-section.
Existing driveway shall be indicated on the CD's for demolition in accordance with city
code.
Perimeter road improvements:
There is not sufficient information to evaluate the entrance to the public street and the
Department cannot approve the entrance as presented. The Department reserves the right to
request:
o AuxiJiary lanes per City standard outside of the current travel lanes.
o Creation of a left turn lane and taper in the existing striped median.
o A restriping plan.
o Widening for southbound travel lanes.
o Gravel shoulder with subsurface drain.
· Such items shall be budgeted.
69. The Department is willing to consider the surface outfall as proposed provided that all
conditions imposed by the Hamilton County Surveyor's Office are satisfied, all applicable
conditions of Section 302.12 of Storm Water Technical Standards Manual are satisfied, a
proper variance is obtained from 302.12 (5) of the Storm Water Technical Standards Manual
and it is demonstrated that the maximum release rate at the outfall per the Stann Water
Technical Standards Manual does not exceed the lO-year existing peak runoff rate from the
existing watershed that drains to the outfall location.
70. Please confrrm that easements conform to Section 306 of Storm Water Technical Standards
Manual.
71. What are the areas within the proposed 45-foot half right-of-way? Assume these are right-of-
way granted to County for road improvements by school. Please confrrm if the legal
description will need to be rewritten to include all of the west half right-of-way ofShelborne
and that the existing right-of-way will be removed from legal description for CD's and
secondary plat.
60.
61.
62.
63.
64.
65.
66.
67.
68.
It
If you have questions, please call me at 571-2441.
Assistant C'
Departmen of Engineering
Mr. Brian K. Robinson
October 23,2007
RE: Wellsprings of West Clay Primary Plat-Project Review #1
Page 70f7
Enclosures
Cc: Angelina Conn, Department of Community Services
Jolm DuflY, Director Carmel Utilities
Paul Pace, Cannel Utilities Distribution
Greg Ilko, Crossroad Engineers
Greg Hoyes, Hamilton County Surveyor's Office
S. Kurt Menner, Lifesprings Group LLC
Engineering Department ReviewlFile Copy
\ \Apps2\user data\englshared\DHill\PROJREV07\ WELLSPRINGSOFWESTCLA YPRIMPLA T.doc
City of Carmel
October 12, 2007
Mr. Brian K. Robinson
Stoeppelwerth & Associates, Tnc
7965 E 1 06~] St.
Fishers, IN 46038
RE: Wellsprings of West Clay letter 2
Dear Me. Robinson:
The following letter represents comments for this project specifically addressing the area of alternative
transportation. I have reviewed the drawings dated October 8,2007 and offer the following comments:
AI. TERNA TTVE TRANSPORTATION REVIEW COMMENTS
1) The 10' asphalt path along Shelborne Rd. leaves the right-of-way on the north and south
perimeters of the development. Please revise the plans to show the path in the right-of-way, or
provide a pedestrian access easement for the areas of the path not in the right of way_
We request that all responses to our comments be provided in writing. Failure to provide written responses
may result in delay of the review process.
It is critical that this office be made aware of all modification made on the plans being re-submitted,
particularly if any such changes are considered "new" or fall outside of our previous reviews. Please
provide revised plans indicating all revisions. Please notify us of any changes and specifically state any
changes, including changes resulting from Plan Commission, Special Studies or other committee meetings.
The Department ofConununity Services reserves the right to provide additional COITlll1ents based on
subsequent reviews.
If you haye questions, please contact me at 571-2417.
Sincerely,
~~/-/./~L
David Littlejo~(
Alternative Transportation Coordinator
Department of Cormnunity Services
cc: Angie Conn, Department of Community Services
Engineering Department Review
Project File
ONE CIVJC SQUARE
Page 1
CAR..-r..iEL, INDL'\Nil. 46032
317/571-2417
David J. Stoeppelwerth
President. CEO
Professional Engineer
Pro1essional Land Surveyor
Curtis C. Huff
Vice President, Coo
Professional Land Surveyor
R.M. Stoep pel werth
Founder
Professional Engineer
Professional Land Surveyor
7965 East 1 06th Street
Fishers. Indiana
46038-2505
317.849.5935
Fax: 317,849.5942
www.Sloeppelwerth.com
STOEPPELWERTH & ASSOCIATES, INC.
CONSULTING ENGINEERS 0 LAND SURVEYORS
October 5, 2007
~
RECEIVED
OCT - 5 202'11
._DOCS
City of Carmel
Department of Community Service
One Civic Square
Carmel, Indiana 46032
Attention: Amanda Foley
Re: Wellsprings of West Clay
Docket No. 07080031 PP
Dear Ms. Foley:
Enclosed please find a Primary Plat which has been revised in accordance
with the comments listed in your letter dated September 12,2007. Those comments
were addressed as follows:
L The subject site will contain two (2) BMP's as required.
A hooded-snout BMP will be placed at the last manhole before the
inlet to the pond. The pond will be designed as a stonn water BMP.
We have revised the length to width ratio of the pond to meet the
current storm water ordinance.
2. We have shown all items underthe STSM Section] 02.05 that are
possible at this time. Further information wi II be provided with the
construction plans.
If you have any questions regarding these revisions, please feel free to give me a
call at (317) 570-4701.
Best regards,
STOEPPELWERTH & ASSOCIATES, INe
b-=-'L~
Brian K. Robinson
Cc: S. Kurt Menner
BKR/meb
S :\5 i I 80\Blue _ Book\Agency _ Correspondence \DeptOfEngineeringFoley09~ 12-07 .doc
David J. Stoeppelwerth
President, CEO
Professional Engineer
ProfMsional Land SUf\leyor
Curtis C. Huff
Vice President. GOO
ProfesSional Land Surveyor
R.M. Stoep pel werth
Founder
Professional Engineer
Professiona1 Land Surve')/or
7965 East 106th Street
Fishers, Indiana
46038-2505
317-.849.5935
Fax~ 317.849.5942
www.Stoeppelwerth.Gom
STOEPPELWERTH & ASSOCIATES, INC.
CONSULTING ENGINEERS · LAND SURVEYORS
October 5, 2007
^
.. -I
L\
Hamilton County Surveyor's Office
One Hamilton County Square
Suite 188
Noblesville, Indiana 46060
I~ECE!VED
aCT - 5 i0,!!'
DOCS
Attention: Greg Hoyes
Re: Wellsprings of West Clay
Dear Mr. Hoyes:
Please find enclosed a Preliminary Plat which was revised per your
comment letter dated September 5, 2007. Those comments were addressed as
follows:
1. It is understood that this proj eet falls in the incorporated area and
MS4 jurisdiction of the City of Carmel.
2. It is understood that this project does 110t fall in the Cannel Wellhead
Protection Zone.
3. It is understood that this project is in the Long Branch and l.W.
Brendle Regulated Drain Watersheds.
4. This development will be a Hamilton County Regulated Drain
Subdivision.
5. It is lUlderstood that this development will be required to comply
with the new Hamilton County Stormwater Management Tec1mical
Standards Manual, along "lNith any additional requirements from the
City of Carmel Manual.
6. Greg Hoyes has supplied the petitioner with the documents needed
to give to the downstream propeliy owners. The petitioner will
notify the~e property owners.
Hamilton County Surveyor
Greg Hayes
October 5, 2007
Page 2 of2
7. The petitioner will provide the proper consent forms for the adjacent
property owner, which is the outlet for the subject site.
8. The final drainage calculations will be adjusted as requested.
9. At the required time we will submit complete Construction Plans
with Secondary Plat and Drainage Calculations.
10. Acknowledge that there may be additional comments at a later date.
If you have any questions or comments regarding these revisions, please feel
free to give me a call at (317) 570-4763.
Thank you,
STOEPPELWERTH & ASSOCIATES, INC.
6~\[..
Brian K. Robinson
Cc: Angie Conn
Kurt Menner
BKRlmeb
8:\571 &O\Blue _Book\Agency _ Correspondence\HamiltonCountySurveyorHoyes09-21-07 _doc
David J. Stoeppelwerth
President, CEO
Professional Engineer
Professional Land Surveyor
Curtis C. Huff
Vice President. COO
Professional Land Surveyor
R.M, Stoeppelwerth
Founder
Professional Engineer
Professional Land Surveyor
7965 East 106th Street
Fishers. Indiana
46038- 2505
317,649,5935
fax: 317,849,5942
www.Stoeppelwerth.com
STOEPPELWERTH & ASSOCIATES, INC.
CONSULTING ENGINEERS D LAND SURVEYORS
October 5, 2007
City of Carmel
Alternative Transportation Coordinator
Department of Community Services
One Civic Square
Carmel, Indiana 46032
Attention: David Littlejohn
Re: Wellsprings of West Clay
Docket No. 07080031 PP
Dear Mr. Littlejohn:
Please find enclosed a Preliminary Plat which was revised per your
comment letter dated August 21,2007. Those comments were addressed as
follows:
REVIEW COMMENTS
1. ADA crosswalks have been labeled on the plat. An additional
crosswalk in front of Lots 4 and 11 have been added.
If you have any questions or comments regarding these revisions, please feel
free to give me a call at (317) 570-4701.
Thank you,
STOEPPEL WER TH & ASSOCIATES, INC.
~~\(.~
Brian K. Robinson
Cc: Angie COlll1
Kurt Menner
BKRlmeb
S :\5 71 80\Blue _ Book\Agency _ CorrespondencelCarmelTransporationCoordinatorLittlejohn09- 21-07 .doc
Page 1 of2
Conn, Angelina V
From: Brewer, Scott I
Sent: Tuesday, September 18, 2007 4:38 PM
To: (brobinson@Stoeppelwerth.com); 'tracy cox'
Cc: Conn, Angelina V
Subject: Wellsprings of West Carmel 07080031 PP
Attachments: Crabapple List.doc; Recommended Trees.doc
Dear Tracy:
Here are my comments on the plans for Wellsprings of West Clay primary plat
1. There are several existing trees located on the tree preservation plan that appear to be within .drainage and utility
easements (along the roadway and the south side of the development). These trees will apparently be destroyed
when the utility lines are installed.
2. There is no graphic representation of tree protection devices and their method of installation on the plans,
especially on lots such as 2,3 or 7,8, 9, where there are many trees to be saved.
3. The trees used as street trees on the west side of the plat, should be moved to the outside edge of the
potential.ROW.
4. Sugar Tyme Crabapple species should not be used. Please choose a recommended species from the Carmel
List.
5. Because species diversity is important, please keep species to 15% and genus to 20%. Reduce the amount of
Spruce you have on the plan by adding other evergreen species like white pine, Norway spruce, Douglas fir, or
white fir (Abies conca/or). Do the same with Autumn Blaze Maple by adding London plane tree, ginkgo, Kentucky
coffee tree, hornbeam, or yellowwood. Planting a series of euonymus, especially along walls, tends to promote
mite activity which defoliates them over the warm months.
Please contact me by phone or email if there are further questions.
Scott Brewer, City Forester
Environmental Planner, DOCS
City of Carmel,
One Civic Square
Carmel, IN 46032
PH: 317-571-2478
9/18/2007
City of Carmel
September 13,2007
Mr. Brian Robinson
Stoeppelwerth & Associates, Inc
7965 E 106'" SI.
Fishers, IN 46038
RE: Wellsorinl!s of"Y.'est C1av
Dear Mr. Robinson:
The fo] lowing letter represents comments for this project specifically addressing the area of alternative transportation.
I have reviewed the drawings dated September 19, 2007 and offer the following comments:
AL TERNA T1VE TRANSPORTATION REVIEW COMMENTS
I) Please indicate ADA compliant handicap ramps at all crosswalks.
We request that all responses to our comments be provided in writing. Failure to provide written responses may result
in delay of the review process.
It is critical that this office be made aware of all modification made on the plans being re-submitted, particularly if:my
such changes are considered "new" or fall outside of our previous reviews. Please provide revised plans indicating all
revisions. Please notify us of any changes and specifically state any changes, including changes resulting from Plan
Commission, Special Studies or other committee meetings.
The Department of Community Services reserves the right to provide additional comments based on subsequent
reviews.
If you have questions, please contact me at 571-2417
Sincerely,
QY~--
David Littlejohn
Alternative Transportation Coordinator
Department of Community Services
cc: Angie Conn, Department of Community Services
Engineering Department Review
Project File
Page 1
ONE CIVIC SQUARE
CARiVIEL, INDIANA 46032
317/571-2417
139/07/20137 113:28
3177769628
HAMILTON CO SURVEYOR
PAGE 131/132
September S, 2007
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Stoeppe1werth & Associates, Inc.
ATTN: Brian Robinson
7965 East 106th Street
Fishers, IN 46038-2505
VIA F ACSWILE: 849-5942
RE: Wellspring at West Clay
Dear Mr. Robinson:
We have reviewed the primary plat submitted to the Hamilton County Surveyor's Office on
August 20, 2007, for this project and have the following comments:
1. The proposed project falls in the incorporated area and MS4 jurisdiction of the City of
Cannel
2. The proposed project DOES NOT fall in a Carmel Wellhead Protection Zone.
3. The proposed project falls in the Long Branch and J. W. Brendle Regulated Drain
Watersheds.
4. This p.roposed development will be a Hamilton COWlty Regulated Drain Subdivision.
5. Pl~e note this site will be required to comply with the new Hamilton County
Stormwater Management Tecbnical Standards Manual, along with any additional
requirements from the City of Carmel Manual.
6. Hamilton COWlty Ordinance 4-26-99-C(5) requires improvements to the natural
watercourse that crosses the 6 parcel down to 121 st Street (Long Branch Regulated
Drain) and that the downstream propetty owners are contacted to become part of the
regulated drain or consent in writing to such use of their real estate as an unimproved
dtajnage way and their rights to appeal any approval of the design. Please notify
these people and provide proof of notification to this office.
09/07/2007 10:28
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HAMILTON CO SURVEYOR
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7. In addition to number 6 above, HCSO will require a \Vritten consent from the
ptoperty owner between the subdivision outlet point and the natural watercourse
stating that they will accept the eoncentrated diseharge on the ground surface of their
property. Please keep in mind that energy dissipation will be requi~ at the outlet
point so that it does not create its O'WJl, natural watercourse by erosion.
8. While HCSO does preliminarily agree to the proposed discbarge rates. there is one
additional reguJateddischarge rate for thi5 site. The entire site falls in the restricted
BrendlelLong Branch watershed that has an allowable release rate of 0.25 cfs per
acre. Please include this rate (3.72 efs) as an allowable release rate in the summary of
the final drainage calculations.
9. Although the Hamilton CoWlty Surveyor's Office has reviewed this primary plat 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 j'ssues. Insufficient
infonnauon is presented to conduct a compl,ete drainage review and changes may be
required during the construction planning stage.
10. Please submit complete construction plans, the secondary plat, and drainage
calculation$ to this office when they become available.
11. Please note that further comments may be neoessary at a later date.
Should you have any questions. I can be reached at 317-776-8495.
Sincere1y, ~
~AC.CFM
Plan Reviewer
cc: Christine Barton-Holmes - Carmel DOCD
Amanda Foley - Carmel Engineering
Dick Hill - Carmel Engineering
Greg llko - Crossroads Engineering
Dave Lucas - HeHD
Kurt Menner - Life$prings Group
CarmeR
&JI"tment
I!" .
August 22, 2007
Mr. Brian K. Robinson
Stoeppelwerth & Associates, Inc.
7965 E. 106th Street
Fishers, IN 46038
RE: Wellsprings of West Clay
8-1 Primary Plat
Dear Mr. Robinson:
The plans submitted for the above-mentioned project have been received
and reviewed.
At the present time, I see nothing in the plans that would hamper law
enforcement efforts.
If we can be of any further assistance to you, please contact us.
Respectfully,
fftuluulb. -71t"A-tp
Michael D. Fogarty
Chief of Police
MDF:vb
cc: j Dept. of Community Services
1.317) 571-2,100
A Nationally Accredit
forcement Agency
.f!1
IFn CH?1 571~2512
Page 1 of 1
Conn, Angelina V
From: Brewer, Scott I
Sent: Monday, August 20, 2007 4:46 PM
To: (brobinson@Stoeppelwerth.com)
Cc: Conn, Angelina V; 'Charlie Frankenberger'
Subject: Wellsprings of West Clay Primary Plat
Dear Brian:
I received your letter and the primary plat for the Wellsprings of West Clay today consisting of 11 single family homes on
14.25 acres. The plat shows a 10' L.MAE. on the north, west and south sides, (with a 30' drainage easement inside
that) and a variable D.U.S.& L.M.A.E. on the east side. The existing trees are shown very lightly.
The landscape easement needs to be separate from the drainage easement. I believe City Engineering will give you the
same comment as the Hamilton County Surveyor's Office.
A landscape plan must be submitted that fulfills the ordinance requirements for bufferyards, which can include the existing
vegetation according to Carmel Land Use Regulations Section 26.04. But it should also include tree preservation graphic
features as well, and any street trees, and common area landscaping too. It should have been submitted at the same time
as the primary plat..
Scott Brewer, City Forester
Environmental Planner, DOCS
City of Carmel,
One Civic Square
Carmel, IN 46032
PH: 317-571-2478
FAX: 317-571-2426
8/21/2007