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HomeMy WebLinkAboutAdditional Information6u*'ke\ Cobblestone Commons — \ \t ck 4 C61 1,cie'' 1Cc Ck. Explanation of City Council Commitments as they relate to the revised 16 lot site plan shown to the planning staff on 1/19/11. V That the maximum number of Residential Units to he constructed upon the Real Estate / shall be seventeen (17); • Good here with only units proposed. That each Residential Unit shall have a driveway that can accommodate parking and there shall also be a total of seventeen (17) parking spaces combined along Smokey Row _ ___ Road .and 1 St A_yenue NW,, as is depicted on the attached Site Plan_ The Developer shall include in the Covenants, Conditions and Restrictions that shall govern the development a provision that prohibits parking in the private lanes that are depicted on the attached Site Plan; • Each home has a driveway and there will be on street parking for 17 cars along 136th Street and Is` Ave NW. /That the minimum lot width for any Residential Unit shall be forty -two (42) feet; • Each lot will be approximately 50' wide which is the maximum in the ordinance. That the minimum distance between Residential Units, measured from the exterior face of the foundation and excluding the patio areas, shall be ten (10) feet; • There will be a minimum of 10' between each unit per our 16 lot site plan showing four rows of four. at the Monon Trail access point that was depicted on a previous site drawing shall be laminated, as depicted on the attached Site Plan and that the Developer shall construct a / trail plaza /staging area near the northwestern portion of the site and said area shall include a minimum of two (2) benches and a minimum of four (4) bicycle parking spaces, as is depicted on the attached Site Plan; . o • This will be constructed and connected to the 10' path we would build adjacent to 136th Street. That the minimum width of the private lanes internal to the site shall be twenty (20) feeet, -a as is depicted on the attached Site Plan; «/uj S `° • 16 lot site plan will include 20' lanes. bvtl27 /That three (3) car garages shall be prohibited on the Real Estate; • No three car garages will be built in the 16 lot configuration. That the Developer shall provide on the Real Estate a change in material at the location where the central north/south sidewalk will cross the newly constructed 7,h Street; • The location of 7t1i Street will be altered but this commitment to have a change in the material where the sidewalk crosses the street will be honored. 9. That the multi - purpose concrete path that is located adjacent to Smokcy Row Road and which is depicted on the attached Site Plan shall be increased from eight (8) feet in width to ten (10) feet in width; IO k COi'tLVt?-ie VS, QSpAQ_8,4 • We will install a 10' path. However, because the path will in the right -of- way the department of engineering will dictate the material used for the path. hat the Developer agrees and commits to include in the Covenants, Conditions and Restrictions that shall govern the development a provision that owners of Residential Units may not rent said Residential Units to renters for an initial period of three (3) years 4,4 after the original construction of the Residential Unit; 1 • This will be included in our covenants, conditions, and restrictions. That the Developer shall include on the Site Plan the dimensions of the "Monon Right -of- Way" and the Developer agrees and commits that no construction and/or development work shall occur in the "Monon Right -of -Way" area and that the area shall be properly marked and fenced throughout the development and construction phase of the development. Except, however, that the Developer shall be•permitted to construct in the "Monon Right-of-Way" area the trail plaza/staging area described in commitment numbered five (5) above; • This commitment will be followed. That the Site Plan, Building Elevations, and Landscape Plan, that are attached hereto and ncorporated herein respectively as exhibits "13 ", "C ", and "D ", shall replace and supersede prior versions of these plans and drawings and shall be considered the approved Development Plan and primary plat for the Real Estate, as well as the approved architecture, design and landscaping for the Real Estate, as is required and defined in the Cobblestone Commons PUD Ordinance No. Z- 503 -07; and, 0 • The Site Plan, Building Elevations, and Landscape Plans express what the council has approved as the minimum standard of design. However, the PUD ordinance allows for reasonable variations to accommodate improved designs. Further, the PUD explains that if the alteration to any of the plans is deemed "Substantial" further review shall be done by the PC, or a committee thereof but will not have to be reviewed by the council. • Ultimately, we believe that the site plan alterations could be viewed as minor since the changes only affect the entry road position, and the overall benefits of the changes are positive. The surface area of pavement is being reduced, the amount of green space is increasing, the density is reduced. X13. That the Developer agrees to donate the home that is located at 750 N, Avenue N.W., Carmel, Indiana 46032 (the "Home ") to the Carmel. -Clay Historical Society and to make a financial contribution to the Carmel -Clay Historical Society in the sum of Five - Thousand Dollars ($5,000.00). The Carmel -Clay Historical Society shall have the obligation of moving the Home, at its sole cost and expense, from the Real Estate to a new location. The Developer makes no representations regarding the condition and/or structural integrity of the Home and whether or not it can survive any relocation. Further, the Carmel -Clay Historical Society is obligated to relocate the Home prior to the Developer commencing development on the Real Estate, and if the Carmel -Clay Historical Society does not relocate the Home prior to the Developer commencing development on the Real Estate, the Developer is permitted to dispose of the Home in any manner that the Developer deems appropriate, in the Developer's sole and exclusive discretion, and under such a scenario, the Developer shall not be required to make the Five-Thousand Dollar ($5,000) donation to the Carmel -Clay Historical Society. • This offer still stands if the Historical Society should choose to move the home. However, it is my opinion that the Society had no interest in the structures and has zero knowledge about their structural integrity. The house at 750 ist Ave NW would likely crumble into a million pieces if lifted off its foundation. \That, in the event the City of Carmel Common Council enacts a city wide ordinance by no later than November 15, 2007, that requires all new single family residential home construction to install residential fire sprinklers, the Developer agrees to abide and comply with said ordinance and shall install into all the Residential Units a residential fire sprinkler system. • N/A since the date has passed. 1 That prior to the City of Carmel Department of Community Services approving and authorizing the sccondary plat/final development plan for Cobblestone Commons, the Director of the Carmel Parks Department (the "Director of Parks ") shall send a written letter to the City of Carmel Department of Community Services indicating that the Director of Parks has reviewed and approved of the proposed trail plaza/staging area that is depicted on the Site Plan and that the same meets the applicable specifications and requirements for construction. • Will meet this requirement prior to bringing the secondary plat forward for approval. 16. That the Developer shall install signs, in appropriate locations along any private lanes, 1 indicating that there is no parking on the private lanes. • Will install signs during site construction phase. The Developer shall preserve exi sting established trees that are located within any "Tree - .Preservation- Area'.. -- (the__` TPA'T)_that..is._idenlifted -on_ the _Landscape_Plan;_prov_ided,_ however, that said trees may be removed under any of the following circumstances: • As is necessary to clear dead trees; • As -is necessary for the installation of access easements, rights -of -way, streets, paths, sidewalks, utilities and drainage improvements, infrastructure and as determined in cooperation with the City of Carmel's Urban Forester; and • As is necessary for public health and safety as determined in cooperation with the City of Carmel's Urban Forester. • As is defined in the attached "Exhibit E ", the Treatment of Tree Preservation Areas, which contains specific instructions from the Developer's meeting at the Real Estate with the City of Carmel's Urban Forester, Scott Brewer, on May 25, 2007. • We will work with the Urban Forester to protect the TPA and save a buffer to the south and along the Monon Trail. As you can see from the bullet points above, we were pretty liberal in our description of the rights we have to access the south property line to install infrastructure. Cobb/ s e. Coif, wl-or) s PU Section 13 Homeowners Association and Declaration of Covenants. prepare and record a Declaration of Covenants which shall also contain various provisions regarding the Real Estate as determined by the Developer, including, without limitation, provisions for mandatory assessments and maintenance of the private streets, private lanes and, common areas. The Declaration of Covenants shall also provide for the mandatory establishment of a Homeowner's Association, whereby all owners of Residential Units shall be required to be mandatory members of the Homeowner's Association. r'1 il'- a CkV• l b • 2_ ynne e4-I -Li w _ we r�0_eci to deer (IQ i c 0-8-1 11 a ad ' 1'6 - AOLS A< wd S icor hovnfS. t ne Developer shall Section 14 Approval Process. Section 14.1. Nature of Development Requirements. The development requirements set forth in this Cobblestone Commons Planned Unit Development Ordinance are expressed in detailed terms as provided under I.C. Section 36 -7 -4 -1509 (a)(2). As permitted under 1.C. Section 36- 7- 4- 1509(e), the approval process contained in this Section 14 shall be adhered to in order to obtain a Improvement Location Permit. Section 14.2 Approval or Denial of the Primary Plat/Development Plan. A. Exhibit "B ", which is attached hereto and incorporated herein by reference, shall serve as the Site Plan (the "SP "). The SP does constitute the approved Development Plan and primary plat for the Real Estate, and the SP, along with the other exhibits that are attached hereto and incorporated herein by reference, constitute the ap er vop d c re, esign, Lighting and landscaping for the Real Estate and the improvements thereon, considered in connection with the Cobblestone Commons Q Ordinance. Cobblestone Commons shall not require further (i) ADLS approval and (ii) Development Plan/primary plat approval. The Final Development Plan approval procedures are set forth below in this Section 14. Jthere is a Substantial Alteration in the approved ADLS and Development Plan/primary plat, review an-wap`proval-of 6(6 amended plans sha1T be made by the Commission, or a Committee thereof, ,ADLS pursuant to the Commission's rules o proce. ure. • ny inor A terations to the approved ADLS and Development Plan/primary Plat may be approved by the Director, in the Director's sole discretion. B. The Director shall have the sole and exclusive authority to approve without conditions, approve with conditions, or disapprove the Final Development Plans/Secondary Plats (collectively, the "FOP ") for the Cobblestone Commons; • provided, however, that the Director shall not unreasonably withhold or delay the Director's approval of the FDP that is in substantial conformance with the SP and is in conformance with the Development Requirements and Development Standards of this Cobblestone Commons Ordinance. If the Director disapproves any FDP, the Director shall set forth in writing the basis for the disapproval and schedule the request for approval of the FDP for a hearing before the full Plan Commission. C. An amendment to the FDP, which is not determined by. the Director to be a Substantial Alternation or Material Alteration from the approved SP, may be reviewed and approved solely by the Director. However, in the event the Director determines that there has been a Substantial Alteration or Material Alteration 7 Cobblestone Commons — Explanation of City Council Commitments as they relate to the revised 16 lot site plan shown to the planning staff on 1/19/11. 1. That the maximum number of Residential Units to be constructed upon the Real Estate shall be seventeen (17); O Good here with only 16 units proposed. 2. That each Residential Unit shall have a driveway that can accommodate parking and there shall also be a total of seventeen (17) parking spaces combined along Smokey Row _ .Road_and, lgt Ayenue_NW,as_is depicted on the attached Site Plan. The Developer shall include in the Covenants, Conditions and Restrictions that shall govern the development a provision that prohibits parking in the private lanes that are depicted on the attached Site Plan; O Each home has a driveway and there will be on street parking for 17 -cars along 136th Street and 1st Ave NW 3. That the minimum lot width for any Residential Unit shall be forty -two (42) feet; O Each lot will be approximately 50' wide which is the maximum in the ordinance. 4. That the minimum distance between .Residential Units, measured from the exterior face of the foundation and excluding the patio areas, shall be ten (10) feet; O There will be a minimum of 10' between each unit per our 16 lot site plan showing four rows of four. 5. That the Motion Trail access point that was depicted on a previous site drawing shall be eliminated, as depicted on the attached. Site Plan and that the Developer shall construct a trail plazafstaging arca near the northwestern portion of the site and said area shall include a minimum of two (2) benches and a minimum of four (4) bicycle parking spaces, as is depicted on the attached Site Plan; O This will be constructed and connected to the 10' path we would build adjacent to 136th Street. That the minimum width of the private lanes internal to the site shall be twenty (20) feet, as is depicted on the attached Site Plan; O 16 lot site plan will include 20' lanes. 7. That three (3) ear garages shall be prohibited on the Real Estate.; © No three car garages will be built in the 16 lot configuration. 8. That the Developer shall provide on the Real Estate a change in material at the location where the central north/south sidewalk will cross the newly constructed 71h Street; o The location of 711 Street will be altered but this commitment to have a change in the material where the sidewalk crosses the street will be .honored. 9. That the multi - purpose concrete path that is located adjacent to Smokey Row Road and which is depicted on the attached Site Plan shall be increased from eight (8) feet in width to ten (10) feet in width; © We will install a 10' path. However; because the path will in the right -of- way the department of engineering will dictate the material used for the path. 10. That the Developer agrees and commits to include in the Covenants, Conditions and Restrictions that shall govern the development a provision that owners of Residential Units may not rent said Residential Units to renters for an initial period of three (3) years after the original construction of the Residential Unit; © This will be included in our covenants, conditions, and restrictions. 1L That the Developer shall include on the Site Plan the dimensions of the " Monon .Right -of- Way " and the Developer agrees and commits that no construction and/or development work shall occur in the "Monon Right-of-Way" area and that the area shall be properly marked and fenced throughout the development and construction phase of the development. Except, however, that the Developer shall be permitted to construct in the " Monon Right -of -Way" area the trail plaza/staging area described in commitment numbered :five (5) above; ® This commitment will be followed. 12. That the Site Plan, Building Elevations, and Landscape Plan, that are attached hereto and incorporated herein respectively as . exhibits "B ", "C ", and "D", shall replace and supersede prior versions of these plans and drawings and shall be considered the approved Development Plan and primary plat for the Real Estate, as well as the approved architecture, design and landscaping for the Real Estate, as is required and defined in the Cobblestone Commons PUD Ordinance No. Z- 503 -07; and, © The Site Plan, Building Elevations, and Landscape Plans express what the council has approved as the minimum standard of design. However, the PUD ordinance allows for reasonable variations to accommodate improved designs. Further; the PUD explains that if the alteration to any of the plans is deemed "Substantial" further review shall be done by the PC, or a committee thereof but will not have to he reviewed by the council. • Ultimately, we believe that the site plan alterations could be viewed as minor since the changes only affect the entry road position, and the overall ben-efits,of the changes are positive. The surface area of pavement is being reduced, the amount of green space is increasing, the density is reduced. 13. That the Developer agrees to donate the home that is located at 750 N. Avenue N.W., Carmel, Indiana 46032 (the "Home ") to the Carmel -Clay Historical Society and to make a financial contribution to the Carmel -Clay Historical Society in the sum of Five- Thousand Dollars ($5,000.00). The Carmel -Clay Historical Society shall have the obligation of moving the Home, at its sole cost and expense, from the Real Estate to a new location. The Developer makes no representations regarding the condition and/or structural integrity of the Home and whether or not it can survive any relocation. Further, the Carmel -Clay Historical Society is obligated to relocate the Home prior to the Developer commencing development on the Real Estate, and if the Carmel-Clay Historical Society does not relocate the Horne prior to the Developer comntenciug development on the Real Estate, the Developer is permitted to dispose of the Horne in any manner that the Developer deems appropriate, in the Developer's sole and exclusive discretion, and under such a scenario, the Developer shall not be required to make the Five- Thousand Dollar ($5,000) donation to the Carmel -Clay Historical Society. ® This offer still stands if the Historical Society should choose to move the home. However, it is my opinion that the Society had no interest in the structures and has zero knowledge about their structural integrity. The house al 750 I sr Ave NW would likely crumble into a million pieces if lifted off its foundation. 14. That, in the event the City of Carmel Common Council enacts a city wide ordinance by no later than November 15, 2007, that requires all new single family residential home construction to install residential tire sprinklers, the Developer agrees to abide and comply with said ordinance and shall install into all the Residential Units a residential tire sprinkler system. e NIA since the date has passed. 15. That prior to the City of Cannel Department of Community Services approving and authorizing the secondary plat/final development plan for Cobblestone Commons, the Director of the Carmel Parks Department (the "Director of Parks") shall send a written letter to the City of Carmel. Department of Community Services indicating that the Director of Parks has reviewed and approved of the proposed trail plaza/staging area that is depicted on the Site Plan and that the same meets the applicable specifications and requirements for construction. o Will meet this requirement prior to bringing the secondary plat forward for approval. 16. That the Developer shall install signs, in appropriate locations along any private lanes, indicating that there is no parking on the private lanes. o Will install signs during site construction phase. 17. The Developer shall preserve existing established trees that are located within any "Tree .,Preservation on_. the _Landscape..Plan;...prayided, - however, that said frees may be removed under any of the following circumstances: . o As is necessary to clear dead trees; o As is necessary for the installation of access easements, rights -of -way, streets, paths, sidewalks, utilities and drainage improvements, infrastructure and as determined in cooperation with the City of Carmel's Urban Forester; and 4 As is necessary for public health and safety as determined in cooperation with the City of Carmel "s Urban Forester. • As is defined in the attached "Exhibit E ", the Treatment of Tree Preservation Areas, which contains specific instructions from the Developer's meeting at the Real Estate with the City of Cannel's Urban • Forester, Scott Brewer, on May 25, 2007. o We will work with the Urban Forester to protect the TPA and save a buffer to the south and along the Monon Trail. As you can see from the bullet points above, we were pretty liberal in our description of the rights we have to access the south property line to install infrastructure. COBBLE-sr-01Q wc�N -- Conn, An • elina V From: Sent: To: Cc: Subject: Conn, Angelina V Friday, March 19, 2010 1:07 PM 'justinm offett @ aol. com' Holmes, Christine B; Keeling, Adrienne M; Hollibaugh, Mike P Cobblestone Commons PUD & ADLS Hi Justin — the commitments you made to Council were not fully discussed at our meeting this morning, but should probably be addressed: click this website link to view the commitments made to Council: http: / /cocdocs.ci.carmel .in.us /Weblink /DocView.aspx ?id = 247255 &dbid =0 These were Commitments made to City Council, and they are pretty specific, even with Development Plan and Primary Plat exhibits attached to them. You may need to get these commitments amended by City Council before moving forward with the layout you showed us this morning.... Just wanted to let you know. Thanks, Angie Conn, Planning Administrator City of Carmel Planning & Zoning Dept 1 Civic Square, 3rd Fir Carmel, IN 46032 0: 317-571-2417 F: 317- 571 -2426 E: aconn @carmel.in.aov W: Website Please consider the environment before printing this e -mail 1 6010U e V 60 I I V o\ Z (RJo.) ao'3 A-qL s O -70-?0013 �� Conn, Angelina V From: (Duncan, Gar a2 Sent: Wednesday, April 09, 2008 11:12 AM To: 'Justin Moffett' Cc: Conn, Angelina V; Hill, Dick B; Hollibaugh, Mike P; McBride, Mike T; Redden, Nick Subject: Cobblestone Commons ZV`p►� Justin, Please find the following comments related to our review of the most recently submitted plans for the project. Responses shall be provided in writing with revised plans. General Comments 1. Will this subdivision be platted? Monuments at the external corners of the subdivision shall be indicated. A plat needs to be submitted for review. 2. Please verify with the Carmel Fire Department that all internal roadway widths and configurations are adequate. 3. Any utility locations required for this project shall be the sole responsibility of the developer. Existing pole lines in the right -of -way that are required to be relocated for this project shall be moved to the back edge of the proposed right -of -way and shall be 1- foot from the right -of -way. 4. The City is requesting dedication of that additional right -of -way to achieve a 25 -feet half right -of -way along 1st Avenue NW frontage to be consistent with other local streets in the City. 5. The Department has no issues with the proposed outfall to the existing swale within the right -of -way of the Monon Trail. 6. As we have discussed in the past, please formally transfer the property encumbered by the Monon Trail right -of -way to the City. 7. Does the PUD provide for the exclusion of no curbing of the interior roadways? Is any curbing planned within the development? All such curbing shall be City Standard. 8. The Department agrees with your letter dated December 15, 2006. Please indicate the installation of a 6 -inch orifice on the existing outlet of the Bethenridge detention facility. 9. Has the capacity of the existing outfall been analyzed for its ability to receive the water from the existing watershed as well as the peak outflow from the pond? Are any modifications required to this pipe? 10. Please verify that the maximum cross slope of any new walk along 1st Avenue does not exceed ADA standards. 11. I know this was discussed, but please verify that there are no local high points in the existing swale south of the pond outlet to the ultimate outfall. 12. As previously stated, this project is subject to the City of Carmel Storm Water Management Ordinance. 13. As previously stated during the Primary Plat review, in staff reports to the Commission and the first review of the Construction Drawings for this project, compliance with the City's Thoroughfare Plan includes construction of half of the improvements prescribed by the Thoroughfare Plan across the frontage. Typically, developers provide the money equal to the value of constructing these improvements to the City for deposit in the City's non - reverting Thoroughfare Plan fund. 14. Final approval of the SWPP needs to be obtained. 15. The curb cut onto 1st Avenue NW requires BPW approval. All other BPW approvals indicated on previous comments letters will still need to be otained. Drawing Revisions 16. Please add the statement required by Section 102.02 (vii) of the Storm Water Technical Standards to the Storm System Plan and Profile Sheets. 17. Please add a note to the pavement section on Sheet C601 that all paving shall be completed in one season. 18. Please delete the asphalt path detail on Sheet C603 unless a path is proposed within the site. 19. Please revise Note 11 on C103 to read as follows: "All paving within the existing and proposed City right -of -way shall conform to the requirements of the Department of Engineering. 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 1 review the authority of the Engineer as it relates to the work within the existing and proposed right -of- way." 20. Thank you for adding the City's standard curb details. It was not apparent where Detail 10 -12 was located. This detail is reference in the keynotes on the Site Plan. 21. Please delete Detail 10 -16 on Sheet C604. 22. Please replace the cut and patch detail on Sheet C603 with the City's standard Street Cut and Patch detail. 23. Please indicate if any landscaping or tree preservation easements are planned. Such easements cannot overlap or be overlapped by drainage, utility or other easements. 24. Easements per the Storm Water Technical Standards Manual are required over the piping that drains the right -of -way. 25. Thank you for indicating the requisite information in the drainage summary. The off - site acreage needs to include the 136th right -of -way as detention for this area needs to be provided in the detention pond. In general, the numbers do not appear correct based on the size of the site and the release rates per the Storm Water Technical Standards. 26. Please indicate the calculated building coverage ratio and the number of bedrooms per unit on the Cover Sheet. 27. Please indicate all adjacent land owners and any section corners on the plan. 28. Please verify that the Maintenance of Traffic Plans conform to the INDOT Workzone Safety Manual. 29. Please verify that all known above and below grade appurtenances of the existing utility systems including culverts, storm, water, sanitary, electric, telephone, CATV, gas utilities are indicated on the plans and, for storm and sanitary infrastructure, indicate top casting elevations, top curb elevations, direction of pipe flow, pipe sizes, and invert elevations. All existing and proposed fire hydrants within 300 -feet of the proposed development shall be indicated. 30. Please verify that all proposed sub - surface drains are indicated on the plans. If not shown, City Standard sub - surface drain is required under all curbing in the right -of -way and under all surface drainage swales unless such a drain would impede the swales intended function as a Water Quality Measure. 31. Please increase the radii of the entrance from 15 -feet to 20 -feet. 32. Please develop a Maintenance of Traffic Plan for the construction of the on- street parking spaces, the water main taps, and the milling and resurfacing operation associated with the water main taps for the work along 136th Street. A maintenance of traffic plan will be required for the work associated with the water taps along 1st Avenue NW if lane restrictions are expected. Any lane restrictions associated with this work require approval from the Board of Public Works and Safety. 33. Please indicate a Non - Access Easement along each frontage except at the access point from 1st Avenue NW. 34. Please indicate the construction of the new sidewalk at the northeast corner that will be necessary because of the new curb radius. 35. Please label the radius of the new curb at the southwest corner of the intersection of 1st Avenue NW and 136th Street. 36. Please delete the "Typical Section -Local Street" detail. I am not certain that the interior streets are being constructed this way. 37. Please delete the notes on Sheet C602. The proposed streets will be private and the City will not install any signage. Signage cannot be installed within the right -of -way. 38. Please revise the label of the pavement section on Sheet C601. The portion of the entrance within the right -of -way of 1st Avenue shall be concrete as it is a commercial drive entrance. The pavement section noted is applicable to the parking spaces along 136th Street. 39. Please delete General Note 2 on Sheets C101 and C102. This issue is addressed on Sheet C103. 40. Please indicate curb and walk demolition for the new entrance onto 1st Avenue on the Demolition Plan. 41. Please delete Note 13 on Sheet C103. 42. Is Note 14 on Sheet C103 accurate? 43. Please expand the MFPG definition in the Legend on Sheet C103 to include the MLAG definition. 44. Please check the first two sentences of Grading Note 4 on Sheet C103 to the MLAG definition. 45. Please add the following to Grading Note 4 on Sheet C103 between "...elevation or... ": "The highest noted overflow path /ponding elevation across the property frontage ". 46. Please add the following to the end of the last sentence of Grading Note 4 on Sheet C103: "...of a wet pond. ". 47. Sheet C104 a. Is General Note 1 applicable? 2 b. Please delete General Notes 3 and 4 as these are addressed on Sheet C103. 48. For each instance where this note is presented, please revise the note that states: "No valves will be permitted under pavement, curbs or walks" to read as follows: "No valves, manhole frames or castings, with the exception of curb inlets, shall be permitted under pavement, sidewalk, curb or path within the existing or proposed right -of- way." Please ensure that the storm manhole in the 136th Street right -of -way is not located under the proposed path unless locating the manhole as such results in another issue /problem. 49. Sheet C102 a. Please add a requirement to sawcut at the nearest joint to Keynote 1 b. It was not evident that Keynote 5 was used c. Please show limits of the cut and patch, milling and re- surfacing associated with Keynote 9 50. Please delete bedding and backfill notes from Sheet C301 and C401. Please leave the minimum cover notes. 51. Please verify that all existing and proposed utility crossings are indicated on Sheets C301 and C401. 52. Please indicate sawcut of the existing 136th Street pavement adjacent to the new pavement and curbing associated with the on- street parking spaces. 53. Please label the curb radii of the on- street parking spaces. 54. Is the slope south of Building 12 able to be mowed /maintained? 55. Is the 822.73 spot shot at the northwest corner of Building 7 mislabeled? 56. Please add spot shots along the south edge of the trail head connection. Is a wall needed in this area? 57. The Department was not aware that water service laterals could be core drilled without an open pavement cut. If this is the case, then ignore the following comments: a. The open pavement (or other) cuts for each water service will require Board of Public Works and Safety approval and shall be indicated on the plans. b. All existing pavement, curb and sidewalk will need to be indicated for removal and restoration. c. Pavement repair shall be in accordance with the City's standard Street Cut and Patch detail. d. Sidewalk closure will require BPW approval. e. The note for the water taps on 1st Avenue is not complete on the Utility Plan (appears to be cut off by the limit of the viewport). f. The Board will require milling and resurfacing of some portion of the existing pavement of 136th Street across the entire frontage for these cuts. The Board will likely require milling across the entire frontage to a point 5 -feet north of the limit of the open cut. The surface course of the milled area, final pavement course over the open cuts and the final surface course of the parking areas shall all be placed at the same time. 58. The following comments remain unaddressed from previous reviews. a. Be advised that the Department of Engineering does not have approval authority of Landscaping and Lighting plans. Please do not include these items in construction plans submitted for review and /or approval and remove these sheets from the Sheet Index on the Cover Sheet. b. Please indicate and label the existing and proposed pavement widths of 136th Street. c. Please indicate and label the existing and proposed pavement widths of 1st Avenue N.W. d. Please indicate and label the widths and lengths of the proposed on- street parallel parking spaces e. The cross - section of 136th Street from the centerline to the back edge of the parking spaces (the curb face) shall mirror that on the north side. I know that we have discussed this; but please verify. f. Please confirm if bicycle parking is required for this development g. As previously stated during the Primary Plat review, in staff reports to the Commission and the first review of the Construction Drawings for this project, compliance with the City's Thoroughfare Plan includes construction of half of the improvements prescribed by the Thoroughfare Plan across the frontage. Typically, developers provide the money equal to the value of constructing these improvements to the City for deposit in the City's non - reverting Thoroughfare Plan fund. h. Revise Contact Information on Sheet C606 and confirm with Carmel Utilities: Remove Water reference from City of Carmel Utilities. Wastewater Operations Manager: Paul Arnone. Correct telephone number to 317- 571 -2645. Correct email address is parnone @carmel.in.us. Remove Water reference from contact for main locations. i. Revise Contact Information on Sheet C702 and confirm with Carmel Utilities: Remove Wastewater Utilities from City of Carmel Utilities. Correct telephone number to 317- 733 -2855. Correct email to ppace @carmel.in.us. Remove sanitary sewers reference from contact for main locations. j. Please indicate and label the right -of -way width of the Monon Trail. Gary R Duncan Jr., P.E. Assistant City Engineer 3