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CITY 4 °t1RMEL
December 1, 2006 JAMES BRAINARD, MAYOR
Mr. Paul Shoopman, President
Indiana Land Development Corporation c
8170 Zionsville Road
Indianapolis, IN 46268
RE: Sanctuary 116` Street, Section 5 Project Review #1
Dear Mr. Shoopman:
Plans were submitted for this section for the September 20, 2006 Technical Advisory Committee meeting,
but the City received more legible and complete plans on November 8, 2006. We 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 (Interior Streets)
Water City of Carmel Utilities Service Area (previously Veolia Indianapolis Water)
Sanitary Sewers Clay Township Regional Waste District Service Area
Storm Sewers/Drainage Hamilton County Surveyor's Office /City of Carmel.
Legal Drains Hamilton County Surveyor's Office.
3. Board of Public Works and Safety Requirements:
Water Availability- approval from the Board is based upon the total number of single family
residential lots. Reference item #11 below for a more detailed explanation. If a community
swimming pool or bathhouse is planned, additional Water Availability approval from the
Board will be required and additional Water Connection Fees will be assessed. If entryway or
other community irrigation systems are planned, these will also require additional Water
Availability approval from the Board and additional Water Connection Fees will be assessed
based upon the size and usage of the system.
Commercial Curb Cut Approval If applicable, provide a letter to this office requesting PWS
Commercial Curb Cut approval. Provide an 8 %z x 11 exhibit or exhibits detailing the
requested curb cut(s) with all appropriate dimensional data including width, radii,
acel/decel/passing blister dimensions, existing and opposing streets or drives, etc. It does not
appear that this is a requirement for this section.
Temporary Construction Entrance approval if the location is at a site other than the location of
the proposed permanent entrances to the development.
Any permanent improvement to be installed within dedicated right of way or dedicated
easements. This approval would require a Consent to Encroach Agreement between the
Owner and the City of Carmel.
Secondary Plat approval.
Dedication of Right of Way if not platted.
DEPARTMENT OF ENGINEERING
ONE CIVIC SQUARE, CARMEL, IN 46032 OFFICE 317.571.2441 FAX 317 571.2439
EMAIL engineering @carmel.in.gov
I have enclosed a schedule for Board of Public Works and Safety meeting dates and agenda
deadlines previously. 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 (f 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 Commission and/or
the Board of Zoning Appeals (f 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 and Hamilton
County Surveyor issues have been resolved. The design engineer must certify all drawings
submitted for final approval. Due to storm 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 Carmel 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, 1 -set to Carmel
Utilities, 2 -sets to the Surveyor's Office and 1 -set each to the Developer, the Developer's Engineer
and the Developer's Contractor.
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. This agreement, with the exception of irrigation systems, requires BPWS approval.
The City Engineer may approve irrigation system agreements.
6. Carmel 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
130 1 Avenue SW
Carmel, IN 46032
7. Carmel Utilities does subscribe to "Holey Moley" who should be contacted directly for all water
main locations.
8. I have previously provided copies of the following:
Subdivision Project Approval Procedures
Performance Release Procedure
Subdivision Building Permits
Permit Data, Contacts, etc.
Street Signage Requirements (will be provided at a later date)
BONDING REOUIREMENTS
9. Upon initial review, it appears the following bonding requirements may apply to this project:
Performance Guarantees/Engineer's Estimates
Streets (base, binder and surface must be bonded together)
Curb Gutters
Water Mains
Street Signs (See Item #12 below for additional comments regarding this item)
Sidewalks (Interior- builders lot right of way sidewalks and Exterior common area/perimeter
right of way sidewalks /asphalt paths may be bonded separately).
Right of Way Improvements, if applicable, may be bonded separately. This could include
accel/decel lanes, passing blister, pavement widening, thermoplastic striping, stone shoulders,
curbs, etc.
Erosion control. Please contact Amanda Foley, Engineering Department Stormwater
Administrator, for details regarding engineer's estimates /performance guarantee requirements
for Erosion Control.
Please contact the Hamilton County Surveyor's office regarding their bonding requirements for
Storm Sewers /Storm Drainage and Monument Markers. Please contact the Clay Township
Regional Waste District for Sanitary Sewer requirements.
The amount of the Performance Guarantee per City of Carmel requirements 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
Engineer's Estimates for each improvement including quantities, unit costs, pipe sizes and
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 may be Performance or Subdivision Bonds or
Irrevocable Letters of Credit. Please reference the enclosures for more detailed explanation of our
procedures.
Right of Way Permit and Bonding
Any work in dedicated right of way will require an approved Right of Way Permit and a License
Permit Bond. The bond amount is determined by the number of instances of work in the right
of way at $2,000.00 per instance. However, if the work is included in the scope of work of a
required and posted Performance Guarantee, the Performance Guarantee may be used to satisfy
the bond requirements of the Right of Way Permit. Please contact our Right of Way Manager,
Fred Glaser, to arrange right of way permitting and bonding, if applicable.
10. We have engaged Crossroad Engineers, PC to review all drainage plans and drainage calculations
submitted to this office for review. We will share Crossroad's comments as they are received.
When construction plans are submitted for review for this development, please provide a set of
drawings and drainage calculations directly to Crossroad.
AVAILABILITY AND CONNECTION FEES
11. Availability (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. It appears that a copy of the secondary plat for
Section 5 was not included with the construction plans. However, using the acreage of 16.94 acres
indicated for Section 5 on the T.A.C. agenda, the Water Availability Fee calculation for Section 5
is: 16.94 acres $1,010.00 /acre $17,109.00
Connection Fees Based on the drawings submitted, there appear to be 28 residential lots or 28.0
E.D.U.s (29 lots and EDUs including the existing home on lot 175). The current Water
Connection Fee is $1,310.00 per EDU. Connection Fees are paid when the infrastructure has been
completed, satisfactory test results obtained and the development has been released for building
permits. Connection Fees are paid on an individual -lot basis. The Availability and Connections
Fees are current as of this date but are subject to future revisions.
If an irrigation system, swimming pool or clubhouse is planned for this development, additional
Water Connection Fees will be assessed based upon the recommendations of the Director of
Carmel Utilities.
CONSTRUCTION PLAN COMMENTS
12. A seven -page Plan Certification Form is enclosed with this letter. This form was created with the
desire and intent to streamline the plan review process. We request that you please complete this
form and return it to the Department of Engineering as soon as possible. Comments will be
generated after the Certification Form is returned. Please treat each item on the form as a
requirement of the Department of Engineering. Providing a "no" or "N /A" response to any of the
items does not relieve the Developer of the responsibility of meeting the requirements of the
Department of Engineering. The Department of Engineering will make the final determination as
to the acceptability of any "no" or "N /A" responses.
13. All six sections of Sanctuary at 116 Street are shown on the cover sheet of the construction plans
submitted for Section 5. As a result, the drawing is so small that there is very little detail and the
text can't be read. Please show just the section to which this particular set of plans pertains
(Section 5) and show this section at a much larger scale.
14. Street Name Signs -By virtue of City of Carmel Ordinance No. D- 1457 -00, 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, our Board of Public Works and
Safety will release the Developer's Performance Guarantee. After release of the Performance, 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. If
it is the Developer's intention not to adhere to the above requirements and to install decorative
style street name signs, these signs must conform to the City of Carmel Decorative Street Signage
Detail included with these comments. However, it will be the Developer's responsibility to install
decorative posts, brackets and street name blades. Once installed, our Board of Public Works and
Safety will release the Performance Guarantee. When the Performance has been released, a 3 -year
maintenance guarantee will not be required. Maintenance and/or replacement of decorative street
name signage will be the responsibility of the Developer and/or the Homeowners Association.
Regulatory Signs All regulatory signs require City of Carmel Ordinances to be legal. Please
provide a street name sign and regulatory sign plan for review and approval. We request that all
regulatory signs installed to be standard signage, not decorative. However, if you plan on the
installation of decorative type regulatory signs and/or street name signs, please designate this on
the sign plan. All regulatory signs must meet all legal requirements as outlined in the Indiana
Manual on Uniform Traffic Control Devices (MUTCD).
Please note that installation of street name signs and regulatory signs are included as a
requirement for building permit approval.
15. If off -site easements will be necessary to install the utilities, these easements must be secured prior
to the Department of Engineering approving the drawings.
16. 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.
17. The City has adopted a new paving policy. Please revise any notes, specifications, and details to
accommodate this policy. The language of this policy must be added to a specification sheet on
the plans.
18. The City has adopted a new curbing policy. Please revise any notes, specifications, and details to
accommodate this policy. The language of this policy must be added to a specification sheet on the
plans.
19. 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.
20. Please edit or provide a detail which requires the following pavement section for the paving of the
proposed interior public streets: 1.5 inches HMA #11 surface on 2 inches HMA #8 binder on 3
inches HMA #5D base on 7 inches #53 stone. Please add a note that all paving must be completed
in one paving season.
21. All paving within the existing and proposed City right -of -way shall conform to the requirements
of the Department of Engineering. Please add a note to the drawings that the Contractor shall
contact the Department of Engineering to schedule a pre construction meeting to review the
Department's construction requirements, staff notification requirements, required inspections for
certain stages of the work and to review the authority of the Department as it relates to work
within the existing and proposed City right -of -way.
22. Please include the note "THERE SHALL BE NO WATER VALVES OR MANHOLES WITHIN
THE PAVEMENT, CURBS, SIDEWALKS, OR ASPHALT PATHS" on all appropriate sheets.
23. This project is subject to the Carmel Stormwater Management Ordinance, which was adopted
February 6, 2006.
24. Please review storm water quality requirements for this project with Amanda Foley at (317) 571
2441.
25. Much of the information and drawings pertain to sections other than Section 5 (for example
Section 2). Please revise to eliminate information that does not pertain to Section 5.
26. The two intersections created by Stone Lake Drive and Gray Hawk Court are less than the
minimum required separation distance of 150 feet. There are no curbs, subsurface drains, or
sidewalks along the inside edge of Gray Hawk Court. The City requires curbs, subsurface drains,
and sidewalks along both sides of the streets. Gray Hawk Court as shown on these plans is only
20 feet wide. The City requires that all public subdivision streets be a minimum of 30 feet. For
these reasons please revise such that a cul -de -sac is provided in place of the current loop street.
27. Please provide horizontal curve data for each of the horizontal curves of the street centerlines.
Please assure that the radius of each street centerline horizontal curve is a minimum of 150 feet
per Section 6.03.15 of the Subdivision Control Ordinance.
28. The centerlines of Stone Lake Drive and Stone Lake Drive intersect at an angle of approximately
48 degrees. Per Section 6.03.09 of the Subdivision Control Ordinance this angle cannot be less
than 75 degrees. Please revise.
29. There are no keynotes in the legend for the landscaping elements and there is no information
defining whether they are existing or proposed and the Department of Engineering does not
approve the landscape plan; therefore, please remove the landscaping elements from the plans
submitted to the Department of Engineering for approval.
30. There are some pavement markings including cross hatching and what appears to be some sort of
transition line on 121 Street, but it can't be determined what is intended to be accomplished with
these pavement markings. Please clarify these pavement markings.
31. Please indicate and label the right -of -way on the north side of 121 Street.
32. Please label the land use adjacent to the east side of Sanctuary at 116 Street. Please provide a
stub street to facilitate connection to future development to the east.
33. The Alternative Transportation Plan path along 121 Street is shown outside the right -of -way. If
the Thoroughfare Plan right -of -way is not wide enough and the developer desires to have the path
remain in the location shown on the plans, the developer must dedicate sufficient additional right
of -way to include the path.
34. Sidewalks are required on both sides of all streets.
35. Common areas are not permitted within the right -of -way.
These comments represent the Department of Engineering's initial review of the construction plans for this
project. We request that all responses to our comments be provided in writing. Failure to provide written
responses may result in the delay of the review process.
We reserve the right to provide additional review and comments when detailed construction plans are
submitted for this project.
It is critical that this office be made aware of all modifications made on the plans being re- submitted,
particularly if any such changes are considered "new" or fall outside of our previous reviews. Please
provide revised plans including all revisions. Please notify us of any changes and specifically state any
changes, including changes resulting from Plan Commission, BZA or other committee meetings.
All bonds and performance guarantees must be posted prior to Engineering Department approval of
construction plans. Board of Public Works and Safety approvals and any other governing agency approvals
(if required) must be obtained prior to Engineering Department approval. All performance guarantees must
be posted prior to submission of secondary plats for Board of Public Works and Safety approval.
The Department reserves the right to provide additional comments based upon subsequent reviews and on
the grading and drainage system upon receipt of drainage calculations and construction drawings that
provide grading elevations, pipe sizing and invert elevations. These comments may affect the drainage
system layout presented on the secondary plat and on the construction plans.
If you have questions, please call me at 571 -2441.
Sincerely,
Gary R. Dun Jr. P.
Assistant Ci ngineer
Department of Engineering
Enclosures
Cc: Matt Griffin, Department of Community Services
John Duffy, Director Carmel Utilities
Paul Pace, Carmel Utilities Distribution
Greg Ilko, Crossroad Engineers
Greg Hoyes, Hamilton County Surveyor's Office
Dennis McGuire, Paul I. Cripe Engineers
Pat Shaurette, Professional Real Estate Services
Engineering File Copy
Engineering Department Review
S:\PROJREV06 \SANCTUARY @1I6STREETSECTION 5
10/31/2006 18:58 317776%28 HAMILTON CO SURVEYOR PAGE 01/02
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diana Land Development Corp.
ATTN: Paul Shoopman NOV 1 7(1Q6�
8170 Zionsville Road
Indianapolis, IN 46268 DOCS e
rvvic VIA FACSIMILE: 415 -0466 ett N.,
RE: Sanctuary at 116 Street Section 5
Dear Mr. Shoopman:
C "\a 1 We have reviewed the construction. plans submitted. to the Hamilton County Surveyor's
S •1� A Office on September. 11, 2006 and October 2, 2006 for this project and have the following
1 comments:
4 1. This project falls within the incorporated area and MS4 jurisdiction of the City of
Carmel.
2. This proposed project DOES NOT fall in a Carmel Watershed Protection Area.
3. This proposed project falls in the Long Branch Watershed.
4. Please submit the following procedural items to this office, petition for regulated
subdivision, outlet permit, subdivision non enforcement, engineers estimate, and all
associated bonds for 120% of construction cost. The applications are available on our
website at httn://www.co_.harniltondn.us, go to Departments, Surveyor, and Forms.
5. A 15' easement in the rear yards of lots 160 and 161 needs to be shown because of
the regulated SSD under the swale.
6. Since Common Area Block Y is not dedicated as Drainage Easement, please show a
15' per half easement to cover the regulated drain between Str. 5703 and 5704. Also
in. B1.ock Z between Str. 5707 and 5708.
10/31/2006 18:58 3177769628 HAMILTON CO SURVEYOR PAGE 02/02
7. SSD laterals for sump pump discharges are missing on lots 176, 179, 180, 181, 183,
and 184. These are required and need to be shown for each lot.
8. Please label the storm sewer pipe sizes, materials, and lengths on the utility plans.
9. Do to the design of the cul -de -sac drainage system; maintenance access to the SSD is
a problem because of the length from the nearest structure. To resolve this issue,
HCSO wants the SSD brought up into a riser (HCSO Standard Detail SSD -3) behind
the high point of the curb line. One will be needed for the SSD in each direction
around the cul-de -sac. Another alternative would be to set a 2' x 2' shallow box
structure at the high point of the curb line with a curb inlet casting. This structure
will not take road drainage flow but would provide an access point on the SSD. This
is not shown in the one location for this section (at the apex of Gray Hawk
Court), but the note in the utility plan legend is shown to reference what is
intended for this comment.
10. In the provided drainage calculations, I cannot find the relevant data for the storm
pipes being installed in section 5. This information is needed to verify pipe sizes,
capacities, and flow velocities. Please provide this data for review.
11. Please address storm sewer review continent from City of Carmel Engineering
Department and Crossroad Engineers.
12. Please note the additional comments may be warranted at a later date.
Should you have any question,) can be reached at 317- 776 -8495.
Sincerely,
)2 juxi 04
Greg Hoyes, AC, CFM
Plan Reviewer
CC: Matt Griffin Carmel DOCD
Dick Hill Carmel Engineering
Amanda Foley Carmel Engineering
Joel Thurman HCHD
Greg Ilko Crossroad Engineers
Pat Shaurette 295 -1207
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Carme P L ice D e par men
Carmel, 4ii �444 46032
September 12, 2006
Mr. Paul Shoopman D
Indiana Land Development
8170 Zionsville Road
Indianapolis, IN 46268
RE: The Sanctuary of 116 Sections 4
Dear Mr. Shoopman:
The documents 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.
Sincere!
Timothy J. Green
Acting Chief of Police
TJG:vb
cc: Dept. of Community Services
(317) 571 -2500 t
A Nationally Accredited L aw Enforcement Agency Fax (317) 571 -2512