HomeMy WebLinkAboutCorrespondence: Engr'g Review 10-13-08October 13, 2008
Mr. Brian K. Robinson
Stoeppelwerth and Associates, Inc.
7965 East 106 Street
Fishers, IN 46038 -2505
Dear Mr. Robinson:
JAMES BRAINARD, MAYOR
RE: Westhaven Secondary Plat Construction Plans- Project Review #1
We have reviewed the plans submitted for review at the October 15, 2008 Technical Advisory Committee
meeting. We offer the following comments:
GENERAL INFORMATION
1. These comments represent the Department of Engineering's first review of the secondary plat
and construction plans for this project.
2. We request that all 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 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.
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. All off -site easements necessary to install utilities to serve the development are secured.
e. Digital files have been submitted.
f. Water Availability Fees have been paid,
6. An approved right -of -way permit is required prior to commencing any work in the public
right -of -way.
7. If it will be necessary to relocate existing utilities, the cost for such relocation shall be borne
solely by the Developer. If utility poles must be relocated, they must be relocated to within
one foot of the proposed right -of -way.
8. 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.
DEPARTMENT OF ENGINEERING
ONE Civic SQUARE:, CARMEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439
EMAIL engineeringacarnnel.in.gov
Mr. Brian K. Robinson
October 13, 2008
RE: Westhaven Secondary Plat Construction Plans Project Review #1
Page 2 of 5
9. Jurisdictions:
a. The project site is located within current City of Carmel Corporate Limits.
b. Streets and Right of Way City of Carmel (136 Street)
c. Water City of Carmel Utilities
d. Sanitary Sewers Clay Township Regional Waste District
e. Storm Sewers/Drainage Hamilton County Surveyor's Office /City of Carmel.
f. Legal Drains Hamilton County Surveyor's Office.
10. Drawings submitted for approval:
a. The design engineer must certify all drawings submitted for final approval,
b. Due to storm drainage dual jurisdiction with the Hamilton County Surveyor's Office, a
total of 9 -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 9 -sets will then be delivered to the Hamilton County
Surveyor's Office for approval. Final distribution wilI be 2 -sets to Carmel Engineering,
2 -sets to Carmel Utilities, 2 -sets to the Surveyor's Office and 1 -set each to the Developer,
the Developer's Engineer and the Contractor.
11. 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
3450 West 131 Street
Westfield, IN 46074
Failure to provide Carmel Utilities with plans and revisions could result in the delay of the
approval of the protect.
12. Carmel Utilities does subscribe to "Holey Moley" who should be contacted directly for all
water main locations.
13. Copies of the following Engineering Department development documents will be forwarded
upon request:
a. Subdivision Project Approval Procedures
b. Performance Release Procedure
c. Subdivision Building Permits
d. Permit Data, Contacts, etc.
e. Water Fees
BOARD OF PUBLIC WORKS AND SAFETY
14. A schedule for Board of Public Works and Safety meeting dates and agenda deadlines is
available online at the City of Carmel website. Please use the Engineering Department
deadlines for submissions to the Board.
15. 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 Commission and/or the Board of Zoning Appeals (if applicable).
16. Water Availability approval from the Board is based upon the total number of single- family
residential lots. Reference item #31 -34 below for a more detailed explanation. If an
entryway irrigation system, other community irrigation system, community swinuning pool,
community clubhouse or community bathhouse is planned for this development, approval for
additional Water Availability must be obtained from the Board.
17. Commercial Curb Cut Approval Since the entrance and internal drive appear to be private,
the 136 Street entrance curb cut will require Board approval. Please provide an exhibit of
the curb cut with your request for curb cut approval. The 8''4 x 11 exhibit should include all
pertinent dimensions including width, radii, acceleration/deceleration lanes, stone shoulders,
pavement striping and symbols, alignment with existing opposing curb cuts, etc.
Mr. Brian K. Robinson
October 13, 2008
RE: Westhaven Secondary Plat Construction Plans- Project Review #1
Page 3 of 5
18. 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.
19. The installation of any permanent, privately owned and/or maintained improvement (signs,
decorative street signs, walls, streetlights, 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.
20. Secondary Plat approval if applicable. All performance guarantees must be posted prior to
submission of secondary plats for Board of Public Works and Safety approval.
21. Dedication of Right of Way if not platted.
22. Any open cuts of 136 Street require BPWS approval. The plan does not indicate any cuts
nor are any anticipated based on utility layout. Please verify.
BONDING REQUIREMENTS
23. Upon initial review, it appears performance guarantees shall be provided for the following:
a. 136 Street Right of Way Improvements. This could include acceleration/deceleration
lanes, passing blister, pavement widening, thermoplastic striping, stone shoulders, curbs,
10' asphalt path etc.
b. Water Mains
c. Erosion and Sediment Control and Storm Water Quality. Please contact Amanda Foley,
Engineering Department Stormwater Administrator, for details regarding engineer's
estimates/performance guarantee requirements for these items.
24. 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 Engineer's Estimates for each improvement
including quantities, unit costs, pipe sizes and materials, etc. Additionally we request that
you provide these estimates to this office for review at the same time or before they are
provided to the Developer.
25. 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.
26. Performance Guarantees may be Performance or Subdivision Bonds or Irrevocable Letters of
Credit.
27. Please reference the documents referenced in Item #16 for more detailed explanation of our
procedures and requirements.
RIGHT OF WAY PERMIT AND BONDING
28. Any work in the dedicated right of way of 136 Street will require an approved Right of Way
Permit and a License Permit Bond.
29. 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.
30. Please contact our Right of Way Manager, Fred Glaser, to arrange right of way permitting
and bonding.
AVAILABILITY AND CONNECTION FEES
31. The Availability and Connections Fees are current as of this date but are subject to future
revisions.
32. 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
Mr. Brian K. Robinson
October 13, 2008
RE: Westhaven Secondary PIat Construction Plans- Project Review #1
Page 4 of 5
current rate of $1,010.00 per acre for Water Availability. Based upon the indicated acreage
on the secondary, the following preliminary Water Availability Fee would apply:
a. 5.0 Acres $1,010.00 /Acre $5,050.00 (if the platted acreage changes at the 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 connection will be due with payment of Availability Fees.
33. 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 2
residential lots or 2.0 E.D.U's. The current Water Connection Fee is $1,396.00 per EDU.
34. 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.
SECONDARY PLAT COMMENTS
37. Is a swale proposed west of the new drive between the path and the pavement edge?
38. Please verify that adequate sight distance per the INDOT Design Manual is provided in both
directions for vehicles travelling on 136 Street for vehicles entering the roadway from the
proposed entrance.
39. Thank you for adding the Drainage Summary information. However, the drainage information
provided does not satisfy the requirements of the Storm Water Technical Standards Manual. It
is information related to allowable release rates for Westmont and not this subdivision. The
information should indicate the allowable release rate from the site, the proposed release rate
from the site (which should be higher since the detention is being provided off-site) and how
this additional flow is being accommodated.
40. Thank you for adding the note per Comment 45 of the letter dated October 25, 2007. Please
also add a note that requires "All paving within the existing and proposed City right- of-way
shall conform to the requirements of the Department of Engineering."
41. Please add the City's paving policy to the plan set.
42. Please revise the swale detail. The detail requires SSD only where slope is less than 1 SSD
is required in all swales (as you have indicated in the Development Plan).
43. As indicated in previous emails, the proposed easements do not satisfy Section 6.06 of the
Subdivision Control Ordinance which states that "Lots on the outside perimeter of a
subdivision, where lots do not abut another subdivision, shall provide an easement fifteen (15)
feet in width."
44. A maintenance of traffic plan was not included in the plan set for the construction of the
proposed driveway.
45. Please confirm if the driveway pavement section is 4- inches of surface or 7- inches of surface.
46. The City standards for drive culverts is 18 -inch minimum diameter RCP. Please reference
previous comment 78 of a letter dated October 25, 2007 and the response provided.
47. The proposed swale does not conform to the City's standards. Please reference previous
comment 83 of a letter dated October 25, 2007 and the response provided.
48. Please verify that the off-site piping is adequately sized to convey the water quality rain event
to the Westmont treatment system.
49. Please verify if there will be any direct discharges from Lot 1 to the west?
50. The MFPG, MLAG and Minimum Pad Grade elevations are not noted on the plans. The
Department was uncertain as to the basis of the Minimum Flood Protection Grades provided
on the Primary Plat. It was unclear if these elevations were based on the 100 -year elevation of
the pond from which these lots are served, the 100 -year elevation of the Almond Ditch, the
overflow elevation weir of the pond from which these lots are served, the resulting maximum
water surface elevation if the outlet piping is clogged and not receiving any water or the
Mr. Brian K. Robinson
October 13, 2008
RE: Westhaven Secondary Plat Construction Plans Project Review #1
Page 5 of 5
actual 100 -year flood routed off -site and the resulting maximum water surface elevation from
the runoff flowing over the highest weir in the off -site system.
51. As it relates to the proposed driveway and previous comments 52, 60, and 65.
a. Thank you for indicating that it is not the intention to align this driveway with the
existing Abercorn Street.
b. Please understand that this request is being made in the interest of providing full access to
these properties in the future as well as proper access management. If a median were
installed at this location (as will likely be the case in the future) this request would be
made in the interest of public safety.
c. Please understand that the City will provide full access to the public street over this
private driveway and access at the proposed location will likely be limited to right
in/right -out in the future.
d. The width of this driveway exceeds what could be considered reasonable for a private
driveway. The width certainly exceeds the City's standards for a residential driveway.
e. Since the proposed driveway is not a public street, Board of Public Works and Safety
approval will be required for this access. The Department will not support the location or
the width of the proposed driveway in the staff report to the Board.
If you have questions, please call me at 571 -2441.
Sincerely,
Nicholas J. Redden, P.E'
PIan Review Coordinator
Department of Engineering
Enclosures
Cc: Angelina Conn, 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
Nick Churchill, Pittman Partners
Engineering Department Review /File Copy
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