HomeMy WebLinkAboutCorrespondenceConn, Angelina V
From: Conn, Angelina V
Sent: Monday, October 20, 2008 11:00 AM
To: 'Jim Langston'
Subject: RE: Glen Oaks
Hi Jim: I can meet wit you Tuesday late morning, say 10 am. Or I can meet with you Wednesday or Thursday late morning
or early afternoon.
Is there a specific lot in question? What is the lot number?
This subdivision was platted under the open space ordinance (ROSO), and so there is only a minimum of 6 -ft between
primary buildings, unless there is a platted easement. As a rule of thumb, I say a 3 -ft side yard setback for primary
buildings...unless there is a platted easement in the side yard. This subdivision has no rear yard setbacks, unless there is
a platted easement in the rear yard... Also for pools, chapter 25 of the zoning ordinance requires a 10 -ft side or rear yard
setback, plus 3 -ft from an easement.
Angie Conn, Planning Administrator
Dept. of Community Services Planning Zoning
1 Civic Square, 3rd Floor
City of Carmel, IN 46032
p. 317- 571 -2417 f. 317- 571 -2426
aconn @carmel.in.gov
Please consider the environment before printing this c -mail
From: Jim Langston mailto :jlangdev @Iangstondev.com]
Sent: Friday, October 17, 2008 10:12 AM
To: Conn, Angelina V
Subject: Glen Oaks
Thank you for your time.
Angie,
I would like to schedule a meeting with you sometime next week to discuss setback requirements at Glen Oaks as they
relate to swimming pools. I believe the side setbacks at Glen Oaks are 10' when they are adjacent to another lot and 3'
when they are adjacent to common area. I believe the rear setbacks are 20'. I have several residents in Glen Oaks that
are looking to install swimming pools and are having a difficult time fitting them in with the 20' rear setback requirement. I
would like to discuss with you what exactly determines with side is the rear setback and what options residents have in
terms of swimming pool and deck placement and if there are any variance options to setback requirements. I believe a
comprehensive meeting with me to discuss all the options so I can relate them to the owners would be more beneficial to
everyone than to have them meet individually each time a resident has a question about this. If you are not the person I
need to discuss this with please let me know who I should contact.
Jim Langston
Langston Development Company
10/20/2008
Page 1 of 1
November 1, 2006
Mr. John Edwards, V.P.
Langston Development Company
1132 South Rangeline Road, Suite 100
Carmel, IN 46032
Dear Mr. Edwards:
JAMES BRAINARD, MAYOR
RE: Glen Oaks Subdivision West Road Multi -use Asphalt Path
eqn 5oo3q PP
This correspondence concerns the West Road Multi -use Asphalt Path that was constructed with the Glen
Oaks Subdivision and the fact that portions of the path were constructed outside of the dedicated right of
way of West Road. This office requested a pedestrian access easement be provided to accommodate the
portions of the path outside of the dedicated right of way of West Road. After conversations with our
Department of Community Services, it was determined that a replat of the Glen Oaks Secondary Plat would
be required to accommodate this easement. Weihe Engineer's and Langston Development have determined
that a separate easement would be preferable rather than redefining the common area that this path
encroaches into. Weihe will establish an easement along the entire West Road frontage, adjacent to the east
right of way line of West Road. The width of the easement will be established at one foot outside of the
easternmost encroachment of the path into the common area.
We understand that our Department of Community Services has recommended that this office provide a
letter to Langston with the commitment that the City will maintain this path in the future, since portions of
the path are located on private property. Under normal circumstances, the City would only maintain the
right of way portion of the path.
By virtue of this letter, the City of Carmel will commit to the maintenance of the West Road Multi -use
Asphalt Path outside of the dedicated right of way of West Road within the common area of the Glen Oaks
Subdivision that is to be included in the easement to be provided on the Secondary Plat replat.
However, the City of Carmel will not accept responsibility for maintenance of the path until the
Performance Guarantee has been released and the 3 -Year Maintenance Guarantee that will be required to
be posted for this improvement has been released.
In order to assure that the City will have the legal right to access, repair and maintain the portion of the path
outside of the dedicated right of way of West Road, it is our recommendation that the proposed easement
be titled as follows:
"Pedestrian Access and City of Carmel Multi -use Asphalt Path Maintenance Easement" and to be
defined to allow ingress /egress for pedestrians and allow the City the right to access, repair and maintain
the multi -use path within the easement.
Please provide a draft of the revised secondary plat for review by the Department of Community Services
and the Department of Engineering.
DEPARTMENT OF ENGINEERING
ONE CIVIC SQUARE, CARMEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439
EMAIL engineering @carmel.in.gov
Mr. John Edwards
November 1, 2006
Page 2
If you have questions, don't hesitate to call.
r. P.E.
Assistant City gineer
City of Carmel
Cc: Mike McBride, City Engineer
Matt Griffin, Department of Community Services
David Klingensmith, Street Department
Dave Barnes, Weihe Engineers
S:/DHILL/LETTERS06 /GLENOAKS WESTRDPATH
Construction /Stor-mwater Pollution Prevention Plan Technical Review and Comment
Project Name: Gleri Oaks Subdivision.,
Date Reviewed: 12/16/04
A2- Please provide Lat. and Long for the site. A21- Why is this not applicable to this site?
o tf o Soo ti I
c oigi0±2
B2- Step B- Change the word "Temporary" to "Perimeter Silt fence on north and south P /Ls don't seem to do much.
Because the construction extends out to the edge of pavement, provide temporary inlet protection for the two cross
culverts on West Road. A sediment basin needs to be shown upstream of the north cross culvert. Show on the plans the
proposed topo lines for the sed. basin, the outlet structure, dimensions and elevations. The existing pond and sed. basin at
the south end provide the necessary perimeter protection. Showing the existing sed. basin at the east end of the pond
would help inform the contractor. During the mass grading the pond banks, positive draining swales, mounds, common
areas and the rear half of the lots will be seeded and mulched before the curbs are started or pipes installed. Items E -J are
not complete statements and don't quite make sense. Please revise to include the total thought. The offsite sanitary needs
to be seeded daily after backfilling and permanent seeded when the pressure testing has been completed. Provide a note
on the offsite plan. There is a statement about seeding after 4 weeks. Please change to 15 days.
B4. A sediment trap or basin is needed in the north west corner of the site before the stormwater is released offsite. The
silt fence is not adequate for the size of the watershed. Show the basin on the plan with construction details. Provide
calculations that basins are adequately sized.
B13- The information about soil remediation I don't think is necessary. Either re -title the O &M Manual to include spill
prevention plan or remove the spill prevention and remediation information from the document.
Sec C. -I don't recommend catch basin sumps in residential areas and certainly not at structures that are off the road.
These sumps will need to be accessible to vac. trucks. The piping plan is not acceptable for the dry basin. The two pipe
runs need to discharge into the basin and not bypass it. You may want to consider vegetation that will thrive in the wetter
soils of the basin.
cc: Carmel, Surveyor, File
DNR, Division of Soil Conservation
Page 1 of 1 SC Mild 09/03
Construction /Stormwater Pollution Prevention Plan
Technical Review and Comment (Form 1)
d 5 -00 39
5
•c
Project Name: Glen Oaks Subdivision
Plan Submittal Date: 11/12/04 Hydrologic Unit Code: 5120201120070
Project Location Description: East side of West Road 1/8 mile north of 131st Street
Latitude and Longitude:Lat.
Civil Township: Clay
Quarter:
Project Owner Name: Langston Development
Contact: Jim Langston
Address: 1132 S. Rangleine Road
City: Carmel
Phone: 317 846 -7017 FAX:
Plan Preparer Name: Dave Barnes
Affiliation: Weihe Engineering
Address: 10505 N. College Ave.
City: Indianapolis
NW
Section:
State: IN
317 846 -0217 E -Mail:
State: IN
Phone: 317- 846 -6611 FAX: 317- 843 -0546 E -Mail:
County: Hamilton
30 Township: 18N Range:
Zip: 46032
Zip: 46280
3E
c
ca
Review Date: 11/20/04
Principal Plan Reviewer: John B. South P.E. CPESC
Agency: Hamilton County Soil and Water Conservation District
Address: 1108 South 9th Street
City: Noblesville
Phone: 317 773 -2181 FAX: 317 776 -1101 E -Mail: john- south @iaswcd.org
Assisted By:
State: IN Zip: 46060
U PLAN IS ADEQUATE: A comprehensive plan review has been completed and it has been determined that the
plan satisfies the minimum requirements and intent of 327 IAC 15 -5.
Please refer to additional information included on the following page(s).
Submit Notice of Intent (NOI): Attach a copy of this cover page when submitting the NOI to the Indiana
Department of Environmental Management. Construction activities may begin 48 hours following the submittal of
the NOL A copy of the NOI must also be sent to the Reviewing Authority (e.g. SWCD, DNR).
w. 1 TIMM
A preliminary plan review has been completed; a comprehensive review will not be completed within the 28 -day
review period. The reviewing authority reserves the right to perform a comprehensive review at a later date and
revisions to the plan may be required at that time to address deficiencies.
Please refer to additional information included on the following page(s).
Submit Notice of Intent (NOI): Attach a copy of this cover page when submitting the NOI to the Indiana
Department of Environmental Management. Construction activities may begin 48 hours following the submittal of
the NOL A copy of the NOI must also be sent to the Reviewing Authority (e.g. SWCD, DNR).
PLAN IS DEFICIENT: Significant deficiencies were identified during the plan review.
El
ig
in the Plan Review Section above.
Please refer to additional information included on the following page(s).
DO NOT file a Notice of Intent for this project.
DO NOT commence land disturbing activities until all deficiencies are adequately addressed, the plan re-
submitted, and notification has been received that the minimum requirements have been satisfied.
Plan Revisions 151 Deficient Items should be mailed or delivered to the Principal Plan Reviewer identified
DNR, Division of Soil Conservation
Page 1 of 4
i sed 12/0 /03, orm 1
Assessment of Construction Plan Elements (Section A)
The
Construction Plan Elements are adequately represented to complete a plan review:
Yes No
items checked below are deficient and regt..., submittal to meet the requirements of the rule.
4
The
A
1
Index showing locations of required Plan Elements
11 by 17 inch plat showing building lot
numbers boundaries and road layout/names
4
3
Narrative describing the nature and purpose of the
project
4
Vicinity map showing project location
5
Legal Description of the Project Site
(Include Latitude and Longitude NOI Requirement)
6
Location of all lots and proposed site
improvements (roads, utilities, structures, etc.)
7
Hydrologic unit code (14 Digit)
8
Notation of any State or Federal water quality
permits
9
Specific points where stormwater discharge will leave
the site
to
Location and name of all wetlands, lakes and
water courses on and adjacent to the site
11
Identification of all receiving waters
12
Identification of potential discharges to ground
water (abandoned wells, sinkholes, etc.)
13
100 year floodplains, floodways, and floodway fringes
14
Pre construction and post construction estimate of
Peak Discharge (10 Year storm event)
1.5
Adjacent landuse, including upstream watershed
16
Locations and approximate boundaries of all
disturbed areas (Construction Limits)
17
Identification of existing vegetative cover
18
Soils map including soil descriptions and
limitations
19
Locations, size and dimensions of proposed stormwater
systems (e.g. pipes, swales and channels)
D
20
Plans for any off -site construction activities
associated with this project (sewer /water tie ins)
21
Locations of proposed soil stockpiles and/or
borrow /disposal areas
22
Existing site topography at an interval appropriate
to indicate drainage patterns
23
Proposed final topography at an interval appropriate to
indicate drainage patterns
Construction /Stormwater Pollution Prevention Plan Technical Review and Comment (Form 1)
Project Name: Glen Oaks Subdivision
Date Reviewed: 11/20/04
The technical review and comments are intended to evaluate the completeness of the Construction /Stormwater Pollution
Prevention Plan for the project. The Plan submitted was not reviewed for the adequacy of the engineering design. All
measures included in the plan, as well as those recommended in the comments should be evaluated as to their feasibility
by a qualified individual with structural measures designed by a qualified engineer. The Plan has not been reviewed
for other local, state, or federal permits that may be required to proceed with this project. Additional information,
including design calculations may be requested to further evaluate the Plan.
All proposed stormwater pollution prevention measures and those referenced in this review must meet the design criteria
and standards set forth in the "Indiana Stormwater Quality Manual" from the Indiana Department of Natural
Resources, Division of Soil Conservation or similar Guidance Documents.
Please direct questions and /or comments regarding this plan review to:
John B. South P.E. CPESC
Please refer to the address and contact information identified in the Plan Review Section on page 1.
DNR, Division of Soil Conservation
Page 2 of 4
C
vissedl2 /0,9/.03 Form 1
Assessment of Stormwater Pollution Prevention Plan (Sections B C)
StormwaterrPollation PreventionPl an' 'Construction Component (S ection B)
'Adequate
map gag I
Not Applicable
13
The construction component of the Stormwater Pollution Prevention Plan includes stormwater quality
measures to address erosion, sedimentation, and other pollutants associated with land disturbance and
construction activities. Proper implementation of the plan and inspections of the construction site are
necessary to minimize the discharge of pollutants. The Project Site Owner should be aware that
unforeseen construction activities and weather conditions may affect the performance of a practice or the
effectiveness of the plan. The plan must be a flexible document, with provisions to modify or substitute
practices as necessary.
1
Description of potential pollutant sources associated with construction activities
2
Sequence describing stormwater quality measure implementation relative to land disturbing
activities
41
1
3
Stable construction entrance locations and specifications (at all points of ingress and egress)
4
Sediment control measures for sheet flow areas
Sediment control measures for concentrated flow areas
4
5
1J
6
Storm sewer inlet protection measure locations and specifications
IN
7
Runoff control measures (e.g. diversions, rock check dams, slope drains, etc
8
Storm water outlet protection specifications
9
Grade stabilization structure locations and specifications
u
10
Location, dimensions, specifications, and construction details of each stormwater quality measure
11
Temporary surface stabilization methods appropriate for each season (include sequencing)
01
12
Permanent surface stabilization specifications (include sequencing)
13
Material handling and spill prevention plan
Monitoring and maintenance guidelines for each proposed stormwater quality measure
u
14
Ltd
15
Erosion sediment control specifications for individual building lots
StormwaterlPollution
Prevention Plan Post C n (S ection
The post construction component of the Stormwater Pollution Prevention Plan includes the
cle
c
implementation of stormwater quality measures to address pollutants that will be associated with the
c
it
final landuse. Post construction stormwater quality measures should be functional upon completion of
c
d
the project. Long term functionality of the measures are critical to their performance and should be
c
monitored and maintained.
1
Description of pollutants and their sources associated with the proposed land use
Sequence describing stormwater quality measure implementation
4
2
Description of proposed post construction stormwater quality measures
(Include a written description of how these measures will reduce discharge of expected pollutants)
3
4
4
4
Location, dimensions, specifications, and construction details of each stormwater quality measure
4
5
Description of maintenance guidelines for post construction stormwater quality measures
Construction /Stormwater Pollution Prevention Plan Technical Review and Comment (Form 1)
Project Name: Glen Oaks Subdivision
Date Reviewed: 11/20/04
DNR, Division of Soil Conservation
Page 3 of 4
1 11r
R v i ed N /09 %03,,Form 1
Construction /Stormwater Pollution Prevention Plan Technical Review and Comment
Project Name: Glen Oaks Subdivision
Date Reviewed: 11/20/04
Section A- The cover sheet and development plan is needed to evaluate the project. Several items that are deficient in Sec
A would be addressed.
B2- I would expect only one construction sequence. Remove the one listed in the narrative for B2. The construction
sequence listed separately needs to be written for this site. Recommend utilizing the existing sediment trap at the entrance
to the existing pond. Include in the sequence. This site is 42 acres. I generally recommend holding the disturbed area to
20 acres. The sequence needs to show how the project will be constructed in a manor that keeps the disturbed area to
approx. 20 acres.
B3- The construction entrance meets specs but I would recommend a minimum length of 100'.
B4. A sediment trap or basin is needed in the north west corner of the site before the stormwater is released offsite. The
silt fence is not adequate for the size of the watershed..
B13- The information about soil remediation I don't think is necessary. Either re -title the O &M Manual to include spill
prevention plan or remove the spill prevention and remediation information from the document.
Sec C.- BMPs that are currently shown- 2 wet ponds, grass swales, common areas left in trees and minimization of land
disturbance. Recommend native plantings on the pond banks to reduce geese issues and minimize mowing and nutrient
applications.
B11 &12- The legend for the SWPPP does not identify the seeding types on the plan. The common areas along West
Road need to be seeded.
Note permits to abandon existing wells and septics.
cc: Carmel, Surveyor, File
DNR, Division of Soil Conservation
Page 4 of 4 Revised 12/09/03
June 17, 2004
Dave Barnes
Weihe Engineers
10505 N College Ave
Indianapolis, IN 46280
Dear Mr. Barnes:
GlenOaks -SP 1
ONE CIVIC SQUARE
City of
RE: Glen Oaks Subdivision #04050039 PP, 04050040 SW) Primary Plat Application
FAX: 843 -0546
Original by mail
This letter is in response to your Primary Plat Application for Glen Oaks Subdivision. This is a preliminary letter
to let you begin on revisions. Members at the TAC Meeting will make additional comments on June 16. Please
complete the following items after you have received additional comments at the TAC Meeting.
1. Please change docket number 04050039 PP to Sheet 1.
2. Please provide copies of your correspondence with the TAC members.
3. Please place a 5 -ft non access easement (NAE) along West Road.
4. Please correct the legal description to reflect the correct Section number (not 10).
5. On adjacent lots that have easements between them, please show them being 10 -ft on each property
(not 7.5), totaling, 20 feet wide, per SCO 6.06.01.
6. Please provide a monument legend and show monuments /markets on the plat.
7. Please provide a floodplain statement.
8. Show /label side and rear yard setbacks.
9. On a separate page, please describe the sanitary sewer, water, and storm drainage systems.
10. Provide a copy of covenants, if any.
11. Provide an entry signage plan, if any.
12. Pull entrance east, to provide through lane on West Rd.
13. Meet with Urban Forester, Scott Brewer, to follow up with TAC comments.
14. Verify Dolan Way street specs of Claybourne, Section 2.
If you have any questions or if I may be of assistance, please feel free to call.
Sincerely,
--A
Angelina Butler
Planning Administrator
Page 1
CARMEL, INDIANA 46032 317/571 -2417
June 15, 2004
Mr. Dave Barnes
Weihe Engineers, Inc.
10505 North College Avenue
Indianapolis, IN 46280
JAMES BRAINARD, MAYOR
EM kvve
RE: Glen Oaks Subdivision Primary Plat- Preliminary Project Review
Dear Mr. Barnes:
We have reviewed the primary plat submitted for this project and offer the following comments:
GENERAL INFORMATION
1. The project site is located within current City of Carmel Corporate Limits.
2. Jurisdictions:
Streets and Right of Way City of Carmel.
Water City of Carmel.
Sanitary Sewers Clay Township Regional Waste District
Storm Sewers/Drainage Hamilton County Surveyor's Office City of Carmel.
Regulated/ Legal Drains Hamilton County Surveyor's Office.
3. Board of Public Works and Safety Requirements:
Water Availability
If an irrigation system is planned for this development, additional Board of Public Works and Safety
approval will be required. This also applies to planned swimming pools and/or clubhouse.
Temporary Construction Entrance (if applicable and if located at a location other than planned
permanent entrances)
Please be advised that any open cuts of dedicated streets will require separate Board of Public Works
and Safety approval (if the sanitary sewer under West Road is to be an open cut).
Any permanent improvement (including irrigation systems) 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.
I am also 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.
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 review by the Technical Advisory Committee.
All written requests to be placed on the Board's agenda must include the appropriate .Docket Number and
the date (or dates) of approval by the Plan Comtission and/or the Board of Zoning Appeals (if
applicable).
4. T.A.C. Review/Drawings 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 the 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.
We will approve an additional two -sets of drawings, totaling six -sets if desired. The additional sets must be
provided with the minimum four -sets.
5. 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's B a f
Public Works and Safety.
DEPARTMENT OF ENGINEERING
ONE Crvtc SQUARE, CARMEI., -IN 46032 OFFici; 317.571.2441 FAX 317.571.2439
Mr. Dave Barnes
June 15, 2004
Page 2
6. Carmel Utilities should be provided drawings for review of water issues. They will provide a separate review
regarding these issues. Please assure that Carmel Utilities receive all drawing submissions /revisions for their
review.
7. Carmel Utilities does not subscribe to "Holey Moley" and should be contacted directly for all water main
locations.
8. I am including copies of the following with this correspondence:
Subdivision Project Approval Procedures
Performance Release Procedure
Subdivision Building Permits
Permit Data, Contacts, etc.
BONDING REQUIREMENTS
9. Individual Performance Guarantees will be required for the following subdivision improvements:
Streets
Curbs
Water Mains
Storm Sewers/Drainage (dependant upon jurisdiction)
Monuments and Markers (dependant upon jurisdiction)
Street Signs
Sidewalks (builders lot sidewalks and common area/perimeter right of way sidewalks may be bonded
separately).
Sanitary Sewers are Clay Township Regional Waste District. The Hamilton County Surveyor's Office will
require bonding for storm sewers and monuments markers. We will not require duplicated bonding.
The amount of the Performance Guarantee is based upon a certified Engineer's Estimate for 100% of the cost
of labor and materials to construct the individual improvements, to be provided by the design engineer.
Please provide detailed Engineers Estimates for each improvement including unit costs, quantities, materials
and types of materials, etc. 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 10% of the Performance amount for all other improvements.
Performance Guarantees maybe Performance or Subdivision Bonds, Irrevocable Letters of Credit or
Cashier's /Certified /Official Checks. Please reference the enclosures for more detailed explanation of our
procedures.
AVAILABILITY AND CONNECTION FEES
10. Availability (acreage) Fees must be paid after all other Engineering Department requirements have been
satisfied and prior to start of construction activities (the exception is that you are allowed to move dirt on
site). Availability Fees are based upon total platted acreage for the development at the rate of $1,010.00 per
acre for Water Availability. Based upon the primary plat indicated acreage, the following current
Availability Fees would apply:
Water 42.7 Acres $1,010.00 /Acre 43,127.00
Connection Fees are currently $1,310.00 for water per single family residence. Connection Fees are paid
when the infrastructure has been completed, satisfactory test results obtained and the subdivision has been
released for permits. Connection Fees are paid on a I er- basis.
If an irrigation system is planned is planned for this, or any future section of the development,
additional Water Connection Fees will be assessed based upon the recommendation of the
Director of Carmel Utilities.
COMMENTS- PRIMARY PLAT
11. We are revising our Pavement Section Specification as follows:
Change 3" of HAC Binder #9 to 5" 5D Base
Change 9" Compacted Stone Base #53 to 7" Compacted Stone Base #53
Add, "All Paving is to be Completed in One Paving Season" to the Typical Street Sections.
12. We will request the east half pavement section of West Road along the subdivision frontage be widened to
15 -feet with 3 -foot stone shoulders. However, we will defer to the Department of Community Services
regarding additional road improvement requirements.
N NE
Mr. Dave Barnes
June 15, 2004
Page 3
13. We will also request that a standard collector road passing blister be constructed across from the subdivision
entrance, assuming adequate right of way is available. If right of way is not currently available, we request
that the purchase of adequate right of way be pursued with the property owner. The last alternative would be
that West Road be reconstructed/reconfigured at the subdivision entrance to provide a south -bound thru lane,
a south -bound left turn lane, a north -bound thru lane and acceleration/deceleration lanes.
14. The Engineering Department desire is to see Letts Lane be designed as a standard subdivision street with 50-
foot right of way and 30 -foot back -to -back street width.
15. What is the 16 -foot dimension below the 26' b -b dimension at lots 17/30? Does the resulting street lane
configuration of 16' -10' provide special parking, bike lane or other special use? It is apparent that the
centerline is not on center of roadway.
16. It does not appear that Letts Lane is centered within the right of way and it does not appear that sidewalks are
planned along the inner portions of the east, north and west sides of the right of way. Why?
17. Why is there no provision for a path/sidewalk in the east right of way of West Road north of the subdivision
entrance?
18. If there is a pavement cut required in West Road for the extension of sanitary sewers, Board of Public Works
and Safety approval will be required.
19. Will the common areas•also be designated as drainage and utility easements?
20. Please provide curb under drains.
21. Will the subdivision be split into separate sections for development?
22. Please provide drainage calculations, to the Engineering Department and the Surveyor's Office, with
construction plans.
23. Will lots 48 -51 and Common Area A be drained to the pond?
24. Please identify surface drainage swales. Minimum slope is 1%
25. What is the "I5'" line adjacent to the Dolan Way right of way? Are these areas part of the common areas
(D &UE)?
26. Please indicate the existing water main along West Road.
27. Inlets on Oaks Court should be directed to the pond and not into the proposed storm sewer unless outlet
control is at West Road.
28. Lots 22 and 23 have long sewer laterals.
29. Please indicate flood route for the proposed pond.
30. Will the existing culverts need to be modified to control detention pond outflow?
31. What is the ingress /egress easement in front of lot 43?
We will not provide additional comments for this project until detailed construction drawings are submitted for review.
If you have questions, contact Mike McBride, Gary Duncan or me at 571 -2441.
Sir ely,
Dick Hill, Assistant Director
Department of Engineering
Enclosures
S:\DHILL \PROJREVO4 \GLENOAKSSUBDIVISION
Cc: Jon Dobosiewicz, Department of Community Services (w /o encl.)
John Duffy, Director Carmel Utilities (w /o encl.)
Paul Pace, Distribution (w /o encl.)
Greg Hoyes, Hamilton County Surveyor's Office (w /o encl.)
John South, Hamilton County Soil Water Conservation District (w /o encl.)
John Edwards, Langston Development
Department Review
File Copy
SC ED
Dave Barnes
Weihe Engineers, Inc.
10505 N. College Ave.
Indianapolis, IN 46280
RE: Glen Oaks Subdivision
3.
4.
5.
6.
City of Carmel
Fire Department Headquarters
2 CIVIC SQUARE
CARMEL, INDIANA 46032
Voice (317) 571 -2600 Fax (317) 571 -2615
Fire Prevention Bureau
LETTER OF APPROVAL
The undersigned has reviewed the proposed plans for
Glen Oaks Subdivision
and has approved the plans subject to the following:
1. Our office, in conjunction with the Department of Community Development, are requesting in
newly platted subdivisions, fire hydrant makers be installed in the center of the street
perpendicular to the fire hydrant. This will allow the fire department to more easily spot fire
hydrants during an emergency.
2. Will this project include an amenity building? If so we are requesting the installation of a Knox
box on the clubhouse amenity for emergency access. Knox products may be purchased
directly through the Knox Company at www.knoxbox.com
Please respond to the above noted condition(s) in writing and submit to our office prior to the
scheduled Technical Advisory Meeting for this project.
Date: June 15, 2004 By: Gary Hoyt, Fire Marshal
Carmel Fire Department
NNE
JUN 14 '04 07 :13PM
June 14, 2004
Weihe Engineering, Inc.
ATTN: Dave Barnes
10505 North College Avenue
Indianapolis, IN 46280
VIA FACSIMILE: 843 -0546
Re: Glen Oaks Subdivision
Dear Mr. Barnes;
.Kenton C. `Ward, Surveyor
(Pliant 017) 77A -$4a5
Tax (3i7.) 776-
SUN i 8
One .f{amilton County Square
.Wobleoille, Indiana 46o60,2230
We have reviewed the primary plat submitted to the Hamilton County Surveyor's Office on
May 28, 2004 for this project and have the following comments:
1, This proposed development will be a Hamilton County Regulated Drain
Subdivision, subject to approval of the Hamilton County Drainage Board. After
addressing the following comments and complying with the Hamilton County
Drainage Standards, please submit the secondary plat, construction drawing, and
drainage calculations for review.
2. Please submit the following procedural items to this office, petition for regulated
subdivision, outlet permit, non enforcement request for subdivision, engineer's
estimate, and all associated bonds for 100% of construction cost. The applications
are available on our website at bttp://www.co.harnilton.in.us go to Departments,
Surveyor, and Drainage Permits.
3. The both ponds outlet into an unnamed tribute to Little Eagle Creek that will
become a Hamilton County Regulated Drain with the Bellewood Subdivision
beginning construction across West Road.
4. In accordance with Ordinance No. 4- 26- 99-C, #5, the developer needs to contact
owners downstream of the outlets until the point where it reaches the new
regulated drain (crosses 5 different parcels with 4 property owners). This is to
determine if the downstream owners wants the existing open ditch from the ponds
to become regulated, and to notify them of their rights to appeal any approval of
the design.
SCA.' NED
P. 1/2
G
JUN 14 '04 07 :13PM
Greg Hoyes
Plan Reviewer
P.2 /2
5. Provide written documentation of the notification and the outcome to this office.
Downstream improvements to this natural watercourse will be required unless
documentation is provided from the property owners that they do not want to
become part of the regulated drain,
6. After completing above item #4, please schedule an on -site meeting with the
engineering firm, developer, contractor (if selected) and this office to determine
the scope of work for the downstream improvements.
7. Please show the adjacent property owners when submitting full construction
plans.
8. Regulated drainage easements are required to be a minimum of 30' or 15' per
half.
9. Please include all appropriate Hamilton County Surveyor's Office Standards in
the full construction plans submittal.
10. A note to consider during design phase, the property owners south of this site
have had a history of drainage problem, this off -site storm water will need to be
collected and passed through the proposed storm system. It is as suspected that
private field tile exist in this area and any tile encounters will need to be tied into
the proposed storm system.
11. Please note the additional comments may be warranted at a later date.
Should you have any questions, I can be reached at 317 776 -8495.
Sincerely,
CC: Jon Dobosiewicz Carmel DOCD
John South HCSWCD
Dick Hill Carmel Engineering
NNE
NATURAL RESOURCES
PLAN REVIEW AND COMMENT
Hamilton County Soil and Water Conservation District
1108 South 9 Street, Noblesville IN 46060
Ph- 317 773 -1432 or Email at john- south@aiaswcd.org
Project Name- Glen Oaks Primary Plat
Location-
Owner/Developer
Engineer-
Plan Review Date:
Soils Information:
East side of West Road, /4 mile north of 131
Langston Development
1132 S. Rangeline Road
Carmel, IN 46032
Mr. Dave Barnes
Weihe Engineering
10505 N. College Ave.
Indianapolis, IN 46280
June 10, 2004
Acreage- 42.7 ac
Br Brookston silty clay loam
This is a poorly drained soil with a seasonal high water table at 0.0 to 1.0 ft. This soil is located
on depressions and is subject to ponding; slopes are 0 to 2 percent. The native vegetation is
water tolerant grasses and hardwood trees. The surface layer is silty clay loam and has moderate
to high organic matter content (2.0 to 6.0 percent). Permeability is moderately slow (0.2 to 0.6
in/hr) in the most restrictive layer above 60 inches. Available water capacity is high (10.0 inches
in the upper 60 inches). The pH of the surface layer in non -limed areas is 6.0 to 7.3. This soil is
hydric. Wetness is a management concern for crop production. This soil responds well to tile
drainage; it is designated not highly erodible (class 3) in the Highly Erodible Land (HEL)
classification system.
CrA Crosby silt loam, 0 to 3 percent slopes
This is a somewhat poorly drained soil with a seasonal high water table at 0.5 to 2.0 ft. This soil
is located on rises on till plains; slopes are 0 to 3 percent. The native vegetation is hardwood
forest. The surface layer is silt loam and has moderately low to moderate organic matter content
(1.0 to 3.0 percent). Permeability is very slow 0.06 in/hr) in the most restrictive layer above
60 inches. Available water capacity is moderate (6.2 inches in the upper 60 inches). The pH of
the surface layer in non -limed areas is 5.1 to 6.5. Droughtiness and wetness are management
concerns for crop production. This soil responds well to tile drainage; it is designated potentially
highly erodible (class 2) in the Highly Erodible Land (HEL) classification system.
MmB2 Miami silt loam, 2 to 6 percent slopes, eroded
This is a moderately well drained soil with a seasonal high water table at 2.0 to 3.5 ft. This soil
is located on rises on till plains; slopes are 2 to 6 percent. The native vegetation is hardwood
forest. The surface layer is silt loam and has moderately low organic matter content (1.0 to 2.0
CA
4 ED
Submitted By:
Cc: Jon Dobosiewicz, Carmel DOCS
Greg Hoyes, County Surveyor
File
John B. South P.E.
Certified Professional in Erosion and Sediment Control
percent). Permeability is very slow 0.06 in/hr) in the most restrictive layer above 60 inches.
Available water capacity is moderate (6.1 inches in the upper 60 inches). The pH of the surface
layer in non -limed areas is 5.1 to 6.5. Droughtiness and water erosion are management concerns
for crop production. This soil is designated potentially highly erodible (class 2) in the Highly
Erodible Land (HEL) classification system.
Additional information about soils is available in the "Soil Survey of Hamilton County The engineer and/or
developer should consider the need for an onsite soils investigation.
I have reviewed the plans for this project and have the following comments:
The soils are poorly drained and not suitable for basements.
The existing drainage swale that enters the site at the rear of lot 24 needs to be addressed.
The proposed pond at the north end has a small drainage area. I would suggest the pond
needs to be eliminated or reduced in size. I would recommend a minimum ratio of 8:1 for
watershed to pond area.
The existing sediment trap at the east end of the existing pond could be converted into a
good forebay.
Should you have questions concerning these comments, please contact me.
SC
ED
4
RECEIVED
JUN 1 "04
LU t
DOGS
LETTER OF TRANSMITTAL
To: City of Carmel TAC members
We are sending you Attached Under separate cover via
Shop Drawings
Product Data
Samples
Sets
Copies
Document
Date
Document
Number
Description
These are transmitted as indicated below:
Approved
Approved as Noted
Not Approved, Revise and Resubmit
Action Not Required
Action Indicated on Item Transmitted
For Signature. Return Copies to Us
Remarks: Carmel TAC member: The enclosed Primary Plat has been submitted to the City of
Carmel and is scheduled to appear at the June 16 agenda of the Technical Advisory Committee. Please
review this plat and address any comments /concerns to the undersigned with copy to Mr. Jon
Dobosiewicz. Thank you.
iNC.
CIVIL ENGINEERS, LAND SURVEYORS, LAND PLANNERS, LANDSCAPE ARCH €T
EIH E NGI
*Section 30, Township 18 North, Range 3 East West Road, Clay Township,
County
Date: May 25, 2004
Dave Barnes, Weihe Engineers, Inc.
Prints
Specifications
Change Order(s)
Sketches/Drawings
cc:
Project Glen Oaks Subdivision
ALLAN H. WEIHE, P.E.. L.S. PRESIDENT
the following items:
Copy of Letter
Meeting Minutes
Inspection Report
Application(s) for Payment
For Your Review or Use
For Your Review Comment
As Requested
For Your Records
For Your Approval
0
10505 NORTH COLLEGE AVENUE INDIANAPOLIS, INDIANA 46280 (317) 846-6611 (800) 452-6408 FAX: (317)843-0546
SC
NE
May 19, 2004
City of Carmel
Community Development Dept.
One Civic Square
Carmel, IN 46032
To Whom It May Concern:
RE: Approximately 42.7 Acres located at 13421 West Road
We, Shirley and Judith Lett, are the fee simple owner of approximately
42.7 acres located on the east side of West Road. Please be advised that we have
authorized Langston Development Company, Inc. to file all necessary applications and to
take all actions necessary in connection with platting this parcel of ground.
Judith A. tt
ly yours,
lil r
ED