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HomeMy WebLinkAboutEngineer Feasibility Rpt 8-6-04 ~' ENGINEER'S FEASIBiliTY REPORT For REPLAT OF LOTS 31,32 & 33 LITTLE FARMS ADDITION TO TOWN OF HOME PLACE In Carmel/Clay Township, Indiana Revised August 6,2004 BEA# 04-005 PREPARED FOR: Carmel Development, LLC 200 Medical Drive, Suite A Carmel, Indiana 46032 PHONE: 317-432-3668 FAX: 317-805-2066 PREPARED BY: Badger Engineering & Associates, Inc. 117 W. Elm Street Lebanon, IN 46052 PHONE: 765.485.0000 FAX: 765-485-0699 Z:\Land Projects 04\Homeplace\ENGINEERSRPT.doc Page-1 ~ ,." TABLE OF CONTENTS TABLE OF CONTENTS 2 INTRODUCTION 3 SANITARY SEWERS 3 WATER SUPPL Y 4 STORM WATER DRAINAGE 4 STREETS AN"D INFRASTRUCTURE 4 LEGAL DESCRIPTION 5 SUMMARY 5 APPENDICES July TAC Minutes Application for Primary Plat Home Place Aerial Map Town of Home Place Zoning Map Hamilton Co. Legal Drain Map USGS SOILS MAP (Showing location of site) USGS QUAD MAP (Showing drain~ge areas) Primary Plat for Madison Woods Subdivision Z:\Land Projects 04\Homeplace\ENGINEERSRPT.doc Page-2 l.' .,I~ INTRODUCTION The report presents the combined input from the developer, the engineer and the communities input for the proposed residential development that occupies Lots 31, 32 & 33 of Little Farms Addition to the Town of Home Place, Indiana. The property is located to the northwest of the intersection 104th and Ethel Street in the civil township of Clay. The site is currently zoned R3 residential and forms part of the Northwest Quarter of S.ection12,Township 17 North, and Range 3 East of the Second Principal Meridian. The subdivision was named for the existing "Little Farms Addition to Home Place" and being a re-plat of lots 31, 32 & 33. The subdivision is a nine lot subdivision lo'cated within the Town of Home Place, Indiana. The Town of Home Place is between Carmel to the north and Indianapolis to the south. The site contains 2.25 acres of property. There fs an existing home located on Lot 33. The property has several out buildings located on Lot 33 which will be demolished at the start of the project. The Property is owned by' Carmel Development, LLC. SANITARY SEWERS Sanitary sewers are provided by Clay Township Regional Waste District located at 10701 N. College Avenue, Suite A, Indianapolis Indiana 46280. Sewer availability for 9 lots is being requested in writing and preliminary permit information has been exchanged. The average daily flow for the 9 lots is 5,580 gallons per day with a 4.5 peaking factor the peak flow is 25,110 gallons per day. The District has verbally stated that they have capacity for the developments sanitary load. All sanitary sewer lines will be a minimum offour feet deep and constructed of PVC SDR 35 sewer pipe. Gravity sanitary sewers are available to connect to along 104th Street and Ethel Street. The existing sanitary sewers flow north on Ethel Street and west on 104th Street. It will be necessary to have the homes along 104th Street to be serviced from the existing sanitary sewer on1 04th Street with standard sanitary taps. The Existing manhole on Ethel Street stops short of 104th Street and the Madison Court Cul-De-Sac will tie into this Manhole. The existing manhole has a top of casting elevation of 829.12' and an invert of 821 .37'. The average ground height on site is approximately 828.0'; this allows for nearly (6.63') feet of fall. The 280' connection should not be a problem using a slope of 0'.45010 (1.26'). The proposed top of casting for the Manhole on Madison Court is 827.25' and the invert will be 822.63' Z:\Land Projects 04\Homeplace\ENGINEERSRPT.doc Page-3 4)1. WATER SUPPLY The Indianapolis Water Company (IWC) will provide water service to the property from their existing lines. The engineer has contacted IWC and supply will not be a problem. The homes along 104th street will be serviced by tapping the existing main. The extension of the water main will occur along the proposed cul-de-sac. A 6" water line is proposed from the connection. on ,Ethel to the hydrant are located on the lot line. The remainder of the pipe will. be 3" Polyethylene and wi II end with a blow off valve. All water mains will be AWWA approved pipe and conform to IWC standards. The pipe will be laid at a 4-foot depth. Typically water service will use a double valve pit for two units. All of the water components in the project will be maintained and owned by the IWC. Location of fire hydrants will be spaced no greater then 500 feet and their location approved by the Local Fire Chief. STORM WATER DRAINAGE Currently the site is undeveloped and drained via surface flow to a legal drain. The site has a curved contour rising from 104th Street to the northern property line. There is an existing pipe flow between the existing lots numbered 33 and 32. The proposed cul-de- sac will slope from Ethel Street down to the proposed curb inlets set into the' north and south sides ,of the cul-de-sac. An underdrain will be extended north from the northern curb inlet for any existing ground water flow. The sewers will extend south to 104th Street and then connect with the legal drain to the west of our site. (See Legal Drain Map) The detention for this site will be handled by means of an over sized connection pipe with an orifice plat over the outlet and the back yard swales. A more detailed drainage report will be sent for the Town Engineer to review. The soils for the site are Miami and Crosby Type Clays, which have poor subsurface drainage characteristics. The site has good elevation changes across the site ranging from 823.50' along 104th Street to 833.0' in the northwest corner of the site. All of the streets will have adequate i.nlet capacity to handle a 1 O-year storm intensity. Typically the back yards will drain to ditch inlets which will connect to the street drainage system and then to the legal drains. Adequate eas'ements have been provided for the installation and servicing of these storm sewers. The detention will be designed to handle the 1 OO-yearstorm event while releasing the storm water at the 10 year undeveloped rate. Z:\Land Projects 04\Homeplace\ENGINEERSRPT.doc Page-4 STREETS AND INFRASTRUCTURE All of the nearly 0.05 miles of street proposed for this project, are to public streets and will be dedicated to the Hamilton County. The streets will be constructed to the Counties current standards ,and will be maintained by Hamilton County. The proposed street will. connect to the existing Ethel Street. The street will have a platted fifty-foot wide right-of-way with thirty feet of street and the cul-de-sac will have a 38' radius and a 40 right-of-way. The streets will use roll curb and gutter and will be crowned at 20/0 slope. The curb will taper to match the. existif1g streets which do not have curb and gutter. The proposed surface will be asphalt and match the Hamilton County Standards. The proposed street name is Turner Court has been approved on the Preliminary Plat, and has be submitted to the Town for their approval. The proposed cross section of the street from the centerline will consist of 13 feet of asphalt pavement, 2 feet of curb and gutter anda 4 foot concrete sidewalk on both sides. Ethel Street and 104th Street will not have curb because the-existing streets are not curbed. The front yard setbacks have been reduced to 25 feet. Typically the utilities have a 15 foot easement on the outside and/or within the adjacent right-of-way. This will consist of Electricity, Telephone, Gas, Cable, Sanitary Sewers, Water Mains and Storm' Sewers. LEGAL DESCRIPTION LOTS NUMBERED 31, 32 & 33 IN LITTLE FARMS ADDITION TO HOME PLACE, HAMILTON COUNTY, INDIANA, AS PER PLAT THEREOF, RECORDED IN DEED RECORD 109, PAGES 50 & 51 IN THE OFFICE OF THE RECORDER OF HAMILTON COUNTY, INDIANA. The Property containing 2.25 acres more or less. SU.MMARY There is a multitude of supporting information on the viability of this proposed subdivision. The Current zoning is R3 The surrounding homes are consistent with the proposed project. The Primary Plat for The Re-Plat of lots 31, 32 & 33 of Little Farms Addition to Home Place prepared August 2004 The remaining questions for this development will be answered during the normal plan development process, which will commence once the Primary Plat is approved. The Z:\Land Projects04\Homeplace\ENGINEERSRPT.doc Page-5 ..? Drainage Report will be the first thing addressed, then the sanitary design and finally a completed set of construction documentation will be prepared for review by the town and all of the utilities. After the Technical Review is complete, the plans will be revised and permits will be filled. Construction is not anticipated to begin until late summer. We formally request that this subdivision be allowed to bond for improvements so that the secondary plat can be filled and approved. Z:\LandProjects 04\Homeplace\ENGINEERSRPT.doc Page-6 " Docket No. 04060027 PP Amend - Little Farms Addition, replat of lots 31-33 Filed by Chris Badger of Badger Engineering for Carmel Development LLC. REPRESENTING THE PETITIONERS: Chris Badger, BADGER ENGINEERING David Barker, OWNER Tom Lazzara, OWNER CITIZEN AUDIT: Gary Cantrell Jack Edwards Comes now Little Farms Addition, Replat of lots 31-33. The applicant seeks to replat 3 platted residential lots into 9 lots. The site is located northeast of East 104th and Ethel Street. The site is zoned R-3/Residence. Duncan: Groves: Lazzara: Groves: Lazzara: Shupperd: Badger: Shupperd: Akers: Hoyes: Dobosiewicz: Hoyes: Dobosiewicz: Hayes: Hoyt: Badger: Hoyt: Badger: Broermann: Badger: Lazzara: Dobosiewicz: Lazzara: No comments. We will need a New Service Request form, and updated Auto-cad. You show no easements or other utilities. We'need an updated site plan. We need to see a fifteen feet (15') easement established. Are you going to develop all at once? Yes. Time frame? This fall. No plans. I am sure we have gas at 104th. Could you send us your service map? Okay. Waiting for more submittals. Get me four more names. I faxed comments to you. The County requirements of five acres or more need detention requirements. Also that pipe will become regulated. Along the drainpipe? Yes, you need additional five feet on each lot. The easement does not have to be centered on the property line? No further comments. I sent C. Badger a letter on the 14th. Our office, in conjunction with the Department of Community Development, is requesting in newly platted subdivisions, fire hydrant makers be installed in the street pavement perpendicular to the fire hydrant. This will allow the Fire Department to more easily spot fire hydrants during an emergency. Is this a private street? No. I thought the County Standard was 28 you have 26. It will be changed back. Our main concern is drainage issues with roadside swales. Ifwe have a four feet (4') access easement on Ethel we cannot have side load driveways. Neighbors enter from that side we want variance in the look. If there is a duplex on the lot we get one curb cut on lot 31. On a corner lot we would like the option left open for the choice of which street the curb cut is made. Broermann: Dobosiewicz: Broermann: Hoyt: Brewer: Badger: Brewer: Dobosiewicz: Badger: Dobosiewicz: Badger: Dobosiewicz: Duncan: Badger: Duncan: Jack Edwards: Dobosiewicz: Jack Edwards: Dobosiewicz: Broermann: Badger: Dobosiewicz: Broermann: Jack Edwards: Hayes: Feltner: In a typical subdivision we do not allow entry from either street. We all need to get together and discuss this further? Okay. It could also influence the address. You cannot have landscaping in the swale. Do existing trees count as landscaping? Yes. You need to get with the Surveyor's office and S. Brewer for the landscaping and make sure you provide a Tree Preservation to the Plan Commission. Things are 'tight for duplexes.' Do you have the path identified on Ethel? Is that proposed or existing? Proposed. You show a twenty-five (2S) with a sidewalk the sidewalk is five feet (S '). I am going to request you ask the Plan Commission to waive that standard to (inaudible). What about the rear yard? Twenty (20) is the standard and we require a rear yard on a corner lot. If you do not have a swale your setback is less. You can get the plat approved as drawn and seek relief We will support relief on the front yard, but you will need to show us what other relief you are wanting along the rear. The water is on the east side? We changed it. It has been brought down? The aquifer under the house is there a well on the site plan? There is a review process they. will go through. If there is a well you will need a well demo permit. We will have them report to the Plan Commission. These roads are thirty feet (30') wide right-of-way and to go to the fifty feet (SO') does not seem very clear. We want to maintain the thirty feet (30') all the way down. They will dedicate that. State Statute states no less than forty (40). Ethel will have a twenty (20) half then? Yes. You will not be able to push water onto the adjoining properties. My preference will be that you stub that sidewalk and the builder makes the connection. You have a surface water problem already. Can you tie into at Sth Street? I do not think so. Sanitary sewer construction plans need to be submitted for review by the Districfs Engineers. A District project application must also be submitted. Please submit two sets of plans to the District for review by District Engineers. An IDEM construction permit may be needed. If so, all IDEM submittal information should be provided following the District's plan review. . . .END. . . Job No.: j 04- 005 - - Scale 1 " 31, 32 & LITTLE FARMS AERIAL MAP B DG R - - ENGINEERING C/2 I c...; I t::I () 0 OJ OJ V <+ - (\J (J) z 0 0 0 CO z I .j>.. ~ I 0 -j 0 OJ UJ 0 ~ (J1 0 .j>.. ~ t:rj 'lj r ~ I-j r 0 f-j Nw O~ 3~ Zru (J~ ~GJ ~w ""Dt.: f-j ~ r M I-rj ~ ?j ~ UJ Mtu S> ~tJ ~() ztTj \J~ d\fW NIVHG 1\1:)3[1 SWH\fj 3:1L111 88 J?? 28 '18 L01 1\f1d3:H '0 L.() 0 0 CXJ 0 I '<T 0 , ~ 0 z Q) +-' ro ~ "- r::Q (fJ ~ OJ: P::: <r:: fi-, (i:) ~ ~ ~ t--I ~ P-, "- OJ ~ r::Q OJ ~ ~ UJ N r--=1 OJ ~ -0 ,,---1 UJ OJ ~o ~~ O~ Q~ ~~ CO~ 04- 005 -. 000' 1 ' - REPLA T LOT 31, 32 & 33 LITTLE FARMS CARMEL QUADRANGLE MAP