HomeMy WebLinkAboutO&M Manual
Stormwater Operation and Maintenance Manual
For
McKenzie Townhomes
Northeast corner of Grand Vue Dr. and Fairfax Manor Dr.
Carmel, IN 46032
Prepared For:
Homes by McKenzie, Inc.
4631 Lisborn Drive
Carmel, IN 46033
Prepared By:
American Structurepoint, Inc.
9025 River Road, Suite 200
Indianapolis, Indiana 46240
(317) 547-5580
Submitted/Prepared by:
Paul O’Donoghue, PE
Nicholas Schultz, PE
Gehan Mendis, EI
Submitted: April 16, 2025
I AFFIRM UNDER PENALTY OF
PERJURY THAT I HAVE TAKEN
REASONABLE CARE TO REDACT
EACH SOCIAL SECURITY NUMBER
FROM THIS DOCUMENT UNLESS
OTHERWISE REQUIRED BY LAW
-Paul O’Donoghue
TABLE OF CONTENTS
OWNER ACKNOWLEDGMENT AGREEMENT (“AGREEMENT”)
SECTION I
Owner Information
SECTION II
Site Information
SECTION III
Conveyance Maintenance (Swales)
SECTION IV
Inspection and Maintenance Schedule
SECTION V
Site Plan and Details
SECTION VI
Inspection Checklist Forms
Operation & Maintenance Manual
For
Alsco Indianapolis
5635 West Hanna Ave
Indianapolis, IN 46241
OWNER NAME
Homes by McKenzie, Inc.
4631 Lisborn Drive
Carmel, IN 46033
Representative: John McKenzie
Business Phone: 317-281-7061
E-mail: john@mckenziecollection.com
GENERAL INFORMATION
The purpose of water quality Best Management Practices is to filter the first flush of rainwater
before it enters the downstream lakes and streams. Through the use of these Best Management
Practices, the sediment and pollutant load in stormwater runoff is reduced, and in many cases the
quantity of stormwater water runoff generated is also reduced. The use of Best Management
Practices also helps to reduce hydrocarbons, trash and debris from entering waterways. It should
be noted that stormwater quality treatment will be achieved by existing offsite wet detention ponds
that are maintained by a different owner.
OWNER RESPONSIBILITY
The Owner shall be responsible for all maintenance and costs associated with any proposed BMPs.
In addition, it is the owner’s responsibility to perform and/or pay for inspections and maintenance
as recommended below.
RIGHT OF ENTRY
The City of Carmel representatives have the right to enter the property to inspect and, if required,
maintain the BMPs at any time.
ANNUAL INSPECTION REPORTS
Annual inspection reports shall be submitted to the City of Carmel for each BMP. The first report
is due one year after construction is completed, with subsequent reports due each year within the
same month of the initial report. If there are any deficiencies found during the inspection, these
should be addressed. 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, the BMP owner faces enforcement action from the City of
Carmel.
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 City of Indianapolis, Indiana (“City”) as 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.
BMPs: None
__________________________ ________________________
Owner Signature Date
__________________________ ________________________
Printed Name Company
STATE OF ________________ )
) SS:
COUNTY OF ______________ )
BEFORE ME, the undersigned a Notary Public in and for said County and State,
personally appeared __________________________________, Owner, subscribed and sworn
before this ________ day of ___________________________, __________.
_______________________________
County of Residence
_______________________________
Commission Expiration Date
_______________________________ _______________________________
Signature Printed Name
SECTION I
OWNER INFORMATION
OWNER INFORMATION:
Homes by McKenzie, Inc.
4631 Lisborn Drive
Carmel, IN 46033
Representative: John McKenzie
Business Phone: 317-281-7061
E-mail: john@mckenziecollection.com
OWNER RESPONSIBILITY:
The Owner is responsible for all maintenance, including cost, associated with inspecting
and maintaining the infrastructure included within this manual.
SECTION II
SITE INFORMATION
No Best Management Practice (BMP) for the purpose of sediment removal is proposed for this
site. Stormwater quality for the site will be achieved through the existing wet detention pond south
of the site and Fairfax Manor Dr which is maintained by others.
SECTION III
CONVEYANCE MAINTENANCE (SWALES)
Swales are manmade open channels that carry only stormwater. Ditches are often maintained for
drainage to prevent localized flooding by draining stormwater. Maintenance includes removing
sediment, debris and overgrown vegetation.
Inspection
Inspect swales during routine site maintenance or at least once per year.
Cleaning
Clear inlets and outlets to prevent blockage. Remove litter when mowing or litter accumulation
that exceeds one cubic foot. Use rake and shovel to hand remove sediment accumulations greater
than 2” in depth that cover grass areas, avoiding vegetation removal.
A good time to clean swales is during the growing season, when it easiest to reestablish vegetation.
This is generally April through June and September through October.
Vegetation Management
Mow to keep grass at the optimum height (6”). Mow to no less than 4” and a minimum of four
cuttings per year. Remove clippings from the treatment area in the base of the swale. Preserve
healthy vegetation or reestablish vegetation where needed. Seed bare spots. Use cover BMPs on
bare soils. BMPs include hydroseeding or mulches. Trees and shrubbery should be allowed to
grow unless they interfere with the facility function or maintenance activities.
Repairs
Often swales have problems due to flooding or erosion. Where possible, correct the underlying
problem before trying to repair the symptom. If there is a problem with grass dying due to the
swale being flooded during the wet season, there are two options: convert the swale to plant
varieties that can stand being flooded or find a way to fix the swale so it drains.
SECTION VI
INSPECTION AND MAINTENANCE SCHEDULE
Structure/Unit Inspection Maintenance
Conveyance Maintenance
(Swales)
SECTION V
SITE PLAN AND DETAILS
EXISTING LEGEND
ADLS/DP
9025 River Road, Suite 200 | Indianapolis, Indiana 46240
TEL 317.547.5580 | FAX 317.543.0270
www.structurepoint.com
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Project Number
CERTIFIED BY
ISSUANCE INDEX
DATE:
PROJECT PHASE:
04/12/2025
2025.00672
MCKENZIE COLLECTIONS
REVISION SCHEDULE
NO.DESCRIPTION DATE
A ADLS/DP 1ST FILING 04/16/25
APPROVAL PENDING
NOT FOR CONSTRUCTION
IN SUBMITTING BIDS IN RELIANCE ON
THESE PLANS THE CONTRACTOR
ASSUMES ALL RISKS OF ADDITIONAL
COSTS OF REVISIONS DUE TO
REQUIREMENTS OF THE OWNER OR
GOVERNMENTAL AUTHORITIES AND
MATERIAL REVISIONS IN THE COURSE OF
COMPLETING THE FINAL DESIGN.
MCKENZIE
TOWNHOMES
Carmel, Indiana 46032
Northeast Corner of Grand
Vue Dr. and Fairfax Manor
Dr.
C200
SITE PLAN
SITE LEGEND
SITE DATA TABLE
KEYNOTES
EXISTING LEGEND
ADLS/DP
9025 River Road, Suite 200 | Indianapolis, Indiana 46240
TEL 317.547.5580 | FAX 317.543.0270
www.structurepoint.com
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Project Number
CERTIFIED BY
ISSUANCE INDEX
DATE:
PROJECT PHASE:
04/12/2025
2025.00672
MCKENZIE COLLECTIONS
REVISION SCHEDULE
NO.DESCRIPTION DATE
A ADLS/DP 1ST FILING 04/16/25
APPROVAL PENDING
NOT FOR CONSTRUCTION
IN SUBMITTING BIDS IN RELIANCE ON
THESE PLANS THE CONTRACTOR
ASSUMES ALL RISKS OF ADDITIONAL
COSTS OF REVISIONS DUE TO
REQUIREMENTS OF THE OWNER OR
GOVERNMENTAL AUTHORITIES AND
MATERIAL REVISIONS IN THE COURSE OF
COMPLETING THE FINAL DESIGN.
MCKENZIE
TOWNHOMES
Carmel, Indiana 46032
Northeast Corner of Grand
Vue Dr. and Fairfax Manor
Dr.
C400
UTILITY PLAN
UTILITY LEGEND
KEYNOTES
EXISTING LEGEND ADLS/DP
9025 River Road, Suite 200 | Indianapolis, Indiana 46240
TEL 317.547.5580 | FAX 317.543.0270
www.structurepoint.com
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Project Number
CERTIFIED BY
ISSUANCE INDEX
DATE:
PROJECT PHASE:
04/12/2025
2025.00672
MCKENZIE COLLECTIONS
REVISION SCHEDULE
NO.DESCRIPTION DATE
A ADLS/DP 1ST FILING 04/16/25
APPROVAL PENDING
NOT FOR CONSTRUCTION
IN SUBMITTING BIDS IN RELIANCE ON
THESE PLANS THE CONTRACTOR
ASSUMES ALL RISKS OF ADDITIONAL
COSTS OF REVISIONS DUE TO
REQUIREMENTS OF THE OWNER OR
GOVERNMENTAL AUTHORITIES AND
MATERIAL REVISIONS IN THE COURSE OF
COMPLETING THE FINAL DESIGN.
MCKENZIE
TOWNHOMES
Carmel, Indiana 46032
Northeast Corner of Grand
Vue Dr. and Fairfax Manor
Dr.
C401
UTILITY PLAN
DETAIL
ENLARGEMENT
UTILITY LEGENDKEYNOTES
GRADING DETAIL ENLARGEMENT #1
GRADING DETAIL ENLARGEMENT #2
GRADING DETAIL ENLARGEMENT #3
EROSION CONTROL LEGEND
C500
EROSION CONTROL
PLAN
EXISTING LEGEND
ADLS/DP
9025 River Road, Suite 200 | Indianapolis, Indiana 46240
TEL 317.547.5580 | FAX 317.543.0270
www.structurepoint.com
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Project Number
CERTIFIED BY
ISSUANCE INDEX
DATE:
PROJECT PHASE:
04/12/2025
2025.00672
MCKENZIE COLLECTIONS
REVISION SCHEDULE
NO.DESCRIPTION DATE
A ADLS/DP 1ST FILING 04/16/25
APPROVAL PENDING
NOT FOR CONSTRUCTION
IN SUBMITTING BIDS IN RELIANCE ON
THESE PLANS THE CONTRACTOR
ASSUMES ALL RISKS OF ADDITIONAL
COSTS OF REVISIONS DUE TO
REQUIREMENTS OF THE OWNER OR
GOVERNMENTAL AUTHORITIES AND
MATERIAL REVISIONS IN THE COURSE OF
COMPLETING THE FINAL DESIGN.
MCKENZIE
TOWNHOMES
Carmel, Indiana 46032
Northeast Corner of Grand
Vue Dr. and Fairfax Manor
Dr.
ADLS/DP
9025 River Road, Suite 200 | Indianapolis, Indiana 46240
TEL 317.547.5580 | FAX 317.543.0270
www.structurepoint.com
PL
O
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D
A
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E
:
4/
1
4
/
2
0
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9
:
2
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Project Number
CERTIFIED BY
ISSUANCE INDEX
DATE:
PROJECT PHASE:
04/12/2025
2025.00672
MCKENZIE COLLECTIONS
REVISION SCHEDULE
NO.DESCRIPTION DATE
A ADLS/DP 1ST FILING 04/16/25
APPROVAL PENDING
NOT FOR CONSTRUCTION
IN SUBMITTING BIDS IN RELIANCE ON
THESE PLANS THE CONTRACTOR
ASSUMES ALL RISKS OF ADDITIONAL
COSTS OF REVISIONS DUE TO
REQUIREMENTS OF THE OWNER OR
GOVERNMENTAL AUTHORITIES AND
MATERIAL REVISIONS IN THE COURSE OF
COMPLETING THE FINAL DESIGN.
MCKENZIE
TOWNHOMES
Carmel, Indiana 46032
Northeast Corner of Grand
Vue Dr. and Fairfax Manor
Dr.
C600
SITE DETAILS
SECTION VI
INSPECTION CHECKLIST FORMS
Vegetated Swale Operation, Maintenance, and Management Inspection Checklist for BMP Owners
Project: _________________________________Owner Change since last inspection? Y N
Owner Name, Address, Phone: ___________________________________________________________
Number: _____________________________________________________________________________
Location: _____________________________________________________________________________
Site Status _________________________________
Date: ________________________
Time: ________________________
Inspector: ____________________________________________________________________________
Maintenance Item Satisfactory/
Unsatisfactory
Comments
Inflow Points (Inspect annually and after major storms)
1. Vegetation/Debris/Sediment obstructing
inflow
2. Erosion/undercutting
3. Displacement/blockage of inlet or river
rock, apron, etc.
4. Pipe condition
5. Other (describe)
Entire Length of Swale (Inspect annually and after major storms)
1. Trash debris
2. Bare soil/Erosion
3. Sediment accumulation
4. Vegetation height (too short/too tall)
5. Invasive vegetation
6. Erosion/damage to outlet
7. Other (describe)
Additional Comments:
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
Actions to be taken:
Timeframe: