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Construction/Stormwater Pollution Prevention Plan
Technical Review and Comment (Form 1)
Project Name: Traditions on the Monon
Plan Submittal Date: 04/04/05 Hydrologic Unit Code:
Project Location Description: NE comer of the Monon Trail and Smokey Row Road
Latitude and Longitude: Not Provided
Civil Clay Quarter:
County: Hamilton
5120201090030
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~ Project Owner Name: Centex Development
E Contact: Mr. Sean Sullivan
Q
d Address: 8440 Allison Point Blvd. suite 200
l-C
't City: Indianapolis
.~ Phone: 317-915-2200
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3E
FAX:
State: IN
317 -849-3486
Zip: 46250
E-Mail: ssullivan@centexhomes.com
Plan Preparer Name: Mr. Ryan Rediger
Affiliation: EMH&T Inc.
Address: 6994 Hillsdale Court
City: Indianapolis
Phone: 317 -913-6930
FAX:
State: IN
317-913-6920
Zip: 46250
E-Mail: rrediger@emht.com
Review Date:
~ 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
Assisted By:
FAX:
State: IN
317-776-1101
Zip: 46060
E-Mail: john-south@iaswcd.org
PLAN IS ADEQITAI'E: A comprehensive plan review has been completed and it has been determined that the
plan satisfies the minimum requirements and intent of 327 lAC 15-5.
o Please refer to additional information included on the following page(s).
o 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 NO/. A NOI must also be sent to the SWCD,
o 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.
o Please refer to additional information included on the following page(s).
o 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 NO/. A NOI must also be sent to the
o PI.JA.N IS DEFICIENT: Significant deficiencies were identified during the plan review.
o Please refer to additional information included on the following page(s).
o DO NOT file a Notice of Intent for this project.
o 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
Deficient Items should be mailed or delivered to the Principal Plan Reviewer identified
in the Plan Review Section above.
DNR, Division of Soil Conservation
Page 1 of 1
Revised 12/09/03, Form 1
.L FEB-15-2005 TUE 03:43 PM CITY OF CARMEL
FAX NO. 317 571 2439
Mr. IUchard 1. Kelly, PIE.
February 15J 2005
Page 2 of7
acreago. Otrrcnt AvaiJabUity (acrc:age) Fee$ are Sl.OlO.OOIacm for warer and Sl,365.OOIacre tor
sanituy seWCl'S.
'Water and Sanitary Scwe.. CODDectfon Fees -fa order to cakulate Com1eCtion Fees IOf this
development, detailed usase iDtormation is requited. It appcm that rbis is a towMomc or
condominium project. Please: provide this omc:o with a detailed listing ofbufldings. unirs per building
and bedrooms per unit. Current Connection Fees ate SI,310.oo per EDU for watt:r and $795.00 per
EDU tor sanital)' Jewer. lam ~!oaing A \'Clap User Factor SMcrs for water and for sanilaIy .ewers.
s. T AC ReviewlDrawings submitted for approval:
w. request that aU QOrmnents and comment letters generated by this office be answered m wriling and
be accompanied by a drawing ret1ecting reqlleSted to\Iisions. YmaI drawings wiJl not be approved tor
consttuorion and1 all issues have beeJl resolved. AU Carmel Utflfry issues DJIISt aha ~ resol'vcd. 'The
design engineer musr ecrtit)' all cnmSS ~ for &at IpprOV41. ThIs of6co will rcquJtc a
mfninlmn offl'vC04ets (maximwn of sovcn.scts) ot approved drawings after aD issue$ have been
resolved. The drawings w:il1 be stamped approved and signed by both Ihe City Bnginecr and Director
Carmel Ub1ities. The DevelopcrJOwner will reeeive ~ which is to be mafmafDed 011 rho
CODs~D sileac aU times. Carmel UdJities wiU receJve hVcHers. Our Ccmstrucdon MaDagcr wiD
receive one-set itDd one-set wiD be mama_ iIllbe Department of~Jdneeriu.. It mMo than t!ao
mInfmum oCfive-scts ate requested to be approved. the additioaal scu (maxfnmm toW or two
additional) must be submitted with the fivo requiRd sels.
6.. P1easc be advised that ~ fnsralIatioD. ot lips. waDs. itrigation ~ etc. wirhin dedicated
cascmcms aadlor right otway will require Coma to EDcroach approval
1. Carmel Utilities does not subscribe ro "Holey l.(ol~ and should bo coruaeted direedy Cor an water
and sanltal1 sower maiq locations.
8. Carmel utilIties win provide a SCpatate ttviow ollbis project for water aod S8Dftaty sewer Js&ue..
9. Tho following supporting data was ~1udcd with our oripW mricw. Jt WJl1 not be duplicated unless
requested:
· Co~visfoJl Project Approval Procedures.
· 'Peunit Data. Comaets. etc.
· Commercial Permitting Procedures.
· Dedication otRJaht otWay ~
· Utility Fees
BONDING REOuntEMENTS
This informatioQ is also repeated trom our original review.
10. UpoII initiaJ review. it appears tho foDowfl1S bonding ~II may apply 10 dlis project:
Perlormanee GuaranteesI.Englnetr'J Es'dDtates
J. ltangeUno Road aad Smokey Row lloadIt3~ Street lUPt of Way lqnvcmenta (pavement.
· curbs, acceVdeeeVpassing bUsterJ sJdewaJb/paths)
2. Interior Streets (it dedieatcd)
3. mtenot Curb '" GQUcrs (it dedicated)
4. Water MaiDs
s. Sanitary Sc'Wm
6. Storm Sewers (it dedieated)
7. Interior Sidewalks (ifdedicated streets)
8. MOJ1UDJents (itpJatted) ct Marleers CIf dedicated stn:els)
Please provJdc a Certilied Engineer's Estlmate for 100% otrhc cost of Jabot ml ma~1s tor these
impmvc.ments., Please: posr Performance Gual'lWces. hllhe amoUDt ofrbc E~. Estimates. for
o"h improvement required. Upon CompJetJOII aJ'ld release of tho Pcri'Drmanca Ouarar,tees. 3-year
Maintenance Guarantees \VllI be requited.
Str-eet CutIRJght otWay Permit and n6ndlna Reqadremenb
~y work in lhe dedicated right otway ot'RanselfDe Road and Smokey R.o'tI R.oIdI136" Sired. DOt
mc1uded or COVered by a Performance G~ will require a Ilicht olWay Permit IDeJ a LiCDDSe
".
P. 03
l FEB-15-2005 TUE 03:43 PM CITY OF CARMEL
FAX NO. 317 571 2439
Mr. Richard J. Kelly. P..E.
February IS. 2005
Page 3 of?
and Permlr Bond. The bond amount wiD be determiJl~d by the munber ot instances of work in the tight
otway @ S2,ooo.00 per Wtanc::o. Opq pavement cuts in dedicated sO'eet1 requite approval by our
Board otPubUe Works and Satety, Please eonraet our Right of Way Mauger. Fred GlMer. to arrange
pcnnittins and boDding.
PRO.TE(;T COMMENTS
JI. SitoPlau
· Rangclino Road is classified as a Saeondary Ancrlal em our 20- Yeat Thoroughfae pie with a
right ot may requiremenr ot 45-foot halt; 9~toot toral. A 40-toot proposed rfght--of-way is
indicated. Please revise.
· The August IS6 T AC COJnrnenIS requested that the Developer resurhc:e the e:ntinI port:ioJl of
· Smokoy Row R.oad across the tremlaae of1hcpropeny or to me limIts of the aeeeVdecel Janes.
whichover is grearer. ~:fease fJ2dQrc this on the drawings and develop a striplna ztplacemcnt plan.
Tho ~ is lrilUna to waive the I'eq\lelt at tba August 1811I T AC meetius to tcSIufAco tho
cutire porrima otRangelfDe Road due to tho limited 1mntaao and short laxWary Janes. ItIoDgCt
auxiliary Jaues IfO tcquired. thea tho Departmcut would reqaesr this resurfacing within rho limits
oCtile auxiliary Janes.
· Please provide the Dep8rtment 1'Iith C09ie. of aay tramc 8tu&s daat have been CODduc;Ied refatN
to 1hls DeveJO;PJ2Jent.
· Will this dcvelopmem be platted? It the development is to be planed, please proYJde . plat to this
oflice for review.
· Please provide tamps to tqJfiU ADA requiremeDts.
· Is the 20-toot ais1cs provided between the lIDill with opposing garageldn"veways adequate to
maneuver .in aDd olU oCtile prages?
· Please add a note tbr lSaWCU1:tfDg the existing pavement at locatIous adJaeem to JJC1f paYCDleDt.
· ~leaso cotlfinn with DOCS '!hat 1be aidowaDc indJcared within tho RQseUnc Road aDd Smoby
Row aoad ritItt-ot-way q to be conctete and nut an aspbak path.
· Please edit the "136" Street W~ Section"' lo requim the tbDowUta pAVe1hem sectiQJa (ot aU
pavins within the proposed Rangcline Road risht-of-way. ~Iudin. Up to the rlghH~'waY widW:a
In)' of'the aa:eu points: 1.5 iachoa lIMA #J I .sur&c:o on2 iDcIlts HMA. 118 bIDder on 3 iacIIes
HMA #50 base OD 7 iuches '53 atDne on 4- tI2 SlOne. Pleue add a II01e that .u pavia, JDQJt be
completed in one pavmS Seasoa. Please provf~ a cross -ectfou tor the wort within the Smoby
Row Road right-ot-way that CODfOIms to tba SIJ2Ie requfrcmems. P1casc delineate tho limft& of this
paving secdoa on tho plans.
· PIcaISc ftkJime D&:panmem IStaDdanf sub..surtac, d.t'au. tmdet the ptaposed eurbina widUn tha
ptOpo$ed Rangeline Road 8Dd Smokey Row Road right.al-lVa)' With ~ to the on-sire or
emtfnS starm $)'$tem withfD tho existing right-of,.1vay. Bdit tho 1013611I SIfeet Wulening Section" to
iodicato City Standard sub-surtace drain.
· InremaJ curb radH at eomers IppelIr to be tishL Can moving trucIcs 8rIc! .fire trucks IICgo!iate these
movements?
· Tho City l'CCJucsts formal dedicat104 of the righrPQt.way ofSmoby Row Road reptdJcss ot
previous dedioations.
· Art: aU IDtezalareas to be ~:resa. Drainap and Utility Basemmtts?
· The DepartDJtnt lCqlle$CS that all streets. drives and aDey. be labeled as privata strcels.
· Tho Chyrecommcods &hat all private Sb'ee1s (or private driYCS or aJh:ys that eould be consldered
streets) be constructed to City standards to taciGrate fiItun: dedication. These stam!atds iaclude:
o Sub-surface cbin under the curbing on each side olthc roadway mcetidtr the
Deparllnezu's sbmdard detail. The aub-surtaco drains sJlown are J)Ot exactly at the
location specified in the City's standard detail.
o lbc plan should aCcommodate a ftuQre SD.foot righkt~wa:r to include the strecr aM any
sidewalks.
PI 04
· FEB-15-2005 TUE 03:44 PH CITY OF CARMEL
FAX NO. 317 571 2439
Mr. Richard 1. Kelly, P.E.
Febll18ly IS, 2005
Page 4 ot7
o The pavement face curb-to.. face curb width should be 40-tt:ct for p~g on both lides
Or 32..fect fOr parking On one lid~ only.
o Please continue curb and 8Utfcr to the limits oftbCl on-street par~g ~aet:S at
intersections. ll1fs ~ould req~ locating the Ct11'b m:I guncr out 8-ft:et (or as required) ~t
eaeh intersectioq.
o Srot'1t2 MaiDs. Water Mains. Sanfrazy Mains. Water Servic;e Laterals, Sanitary Seoiee
Laterals IUlder City streets conform Jo tho mllWnum CO\1er requirements otltem No, 23 of
fbi, COmmcllt letter.
o Locate an)' sanitary or storm manholes ( ~cept inlets) and valve boJ(es outside of street
pa\'tmenr. sidewalks or eurbIns ad add a note [0 this e1l'ect.
o Installation of water maUls, water servJce laterals, saniwy maiDS and sudrary servb
laterals under private srreefl cODtorm ~ the CollowinJ: "BeddiD& hauuchldS lUll! fnkial
bllCktIU .materials. P~JDeDt and compacUOll for water malas, water service laTerals.
sanitary mains and sanituy SClYice IarcraJs shaD ~ In accordance with the ataDdard
practice of the utility that bas jnrisdiction over the iD$ta1Jatiol1. PloaI badctiU .fbr water
IZJ&Q, water service laterals. sanitary mains lUUl ADiIary service latelaJs 1IDdet and whhiD
S-fcct orpavcmem (inc1udin, sidowaJb) wn be B-Bomtw tor- Strucrure BacktiIJ
mectins tho materia) requirementa of the lNDOT and shan be compacted in 6-inch
maximum lifts to DOC less tha1l95% Slandard Proc:uar- Density tor tho entire depth otlho
material placed. The backfill for the top 6-lDches orrha excavation below tbe -tart; ottbG
aggreptO subbase at the pav&:meDt shall be No. '3 Stone ~g the material
requirements ot the INDOT and shaD be cornpaeted to not Jess dwJ 95% Stmdard
Proetot Dansity. It the standard practJee of lhe udlily thai hl..Jurlsdicdott over the
installation has a mora stringent final backfIU requitemem. the more strinacm
requitemm~ shall govem. n
o The pavtrn&mt section is COIIStructed to conform to the locaJ Sll'cer pavetDClt $CCtion as
fonows: 1.5" H.A.c. 'II Surface 04 2" RA.C. #9 IUnder on 3" HAC. #ISO Baso on 7"
#53 StoDe..
o The sidewalk aJ1d curbing are iDsraned to the Dopwtmcnt". standard dctaiJs.
o Insta1JatJODS of storm IeWl:n under private !trecIs be RCP IIAd c:ontozm [0 dJe f'ollowfng:
"Bedding. 1Ia1lltd1Jn& me! mltiaI bacJmJJ for all Rei' insIaJlations shall he B-Batxow fol
SIruc:Iuro BackfiJl meetinJ the -teriaJ requinnnems ot'rU JND01'. Bedding shan ba
p~ in the Irc.Dc!a bottoua such that after the pipe Is msfaJJed to sradc .. Jiue, t!lcto
remms a 4-iDch miDinnun depth ofmateria1 below the pipe ~ aDd .1IIiDJmaq 013.
In.c&et below the bell.. For pipe sizes 66-iochcs and larJer. tho minimum depth otJaateria.l
below the pipe barrel shaD be 6-inchc3. Bedding shaJJ 'be pfaced to bo lUIitorm as
poqib1c. bllf sbaJI be Ioosel, placed UDCompaclcd material \lqdcn the middle third ot tho
p~.priot to placement of the pipe. Haunchfns *'Id lnilial backftn shall be coDlJ*led in
B-inch umimum lifts to not less than 90% Srandard Proctor Density tor the eJltire depth
o(tbc material placed. The backfill shan bo btouahr lJp'OVCDly em both sides of tile pipe
for ~ tbJl length of the pipe. HaUZlClW1g sbaU extend ro tho Spriq1fDc otthe pipe. The
limit of irdtlal baektiJl shaJI be 6-inches above the sprfDaJiJIe. Mimmum trellCb width
shall be Ihe outside diameter at tho pipe plus lB-fae:hes. FiDaJ backfiJJ fOr .JI Rei'
JnstaJJ~ under and within 5-1eet otpavcmem (.lncJuding aidowalb) shaD be D.
BottOw for Slrucrurc Backfill meeting the q=iaJ requiremeors oftbe INDOT and shlD
be compacted in 6--JncA maxfnun JlAs to nor .Ic$s t!wI9S% Standard Proctor Density 1br
tho entire depth orthe material placetL The bacJdiJl for Ibe top 6-Jnohes of the excavation
below the stan ot the aggregate subbase: of tht pavement shall be No. 53 Stone meeth1s
tho material requirements ot the lNDOT ,qd shan be eoJnpacted to DOt Jess than 9.5%
Standard Proctor .Demity. Final :S~kfill for aD RcP installations greater than s..&:et ft'o.tn
my paYCJnellt shalt be cleaJ1 fiJJ malcrial &ce otmeb larger thaD 6-inches in diameter.
&ozcn lumps of soil. wood or other Olttnmeous mataial, compacted in 12.jneh DWdmum
lifts to not kss than 90% StaQdard Proctor Density tor tho cntiro depth of tha excavation..
,
PI 05
~ FEB-15-2005 rUE 03:44 PH CITY OF CARMEL
FAX NO. 311 571 2439
Mr. Richard 1. Kelly, P.B.
Febroary IS, 2005
Page S ot7
o The pavemem be installed With a 110mml cro\\'Q with inlets on t4Ch side.
o All striping $hall be thmno91a$ti~,
· Plea" indicate sawcut and leJ'DO\'alllmiu for any street cuts wflhiq tho City right-o~way and add
nates .fOr removal and replacement to be In acc:ordatu=a with the Dep2ll'tmeM Standatd Streer Cut
Patch der.iL
· }llcNO JndicatG a 40-ltloe aW retum radii ae each entlaJ2ea.
· Please add a note that all striping in tho right-ot-way shall be thermoplastic.
· Please coordinate the purchase, .Installation and maUatelW1Cc agreCJ1JeJ1t of any proposed sisnap
Within the existing Of proposed Clry right-of-way wirh the Street ~
· The Dcpartmlmt requesq thar the Developer ecmftnn wltJI tile DOCS ADd the cae that tlIo
propa.ted on.site rolled curb is cO%ISistenI with the IUItfcipeted arehitecrurallty)e Dftho Old TOWD
~.
· Develop and Provide a MaintenaDce ofTtatfic Plan for work in the City rl&bt-ot-way.
· Please bliQte a 100-foot aceeleradoa lapel' for tho Smoke)' kaw Road ~ It wm be
necessary to del~ SOmll on-meet parlcins spacas. llle acceleration lapel' for the RqelUle Road
c:xiI Js tea tMD the Cry s~ tbr the Tborooghfiare PJaq c:lwi&adon ofRugeJiDe }{oad bot
the speed limit is 3O-rnph IDd the Icnstb h1dicatcd .fa acceptable.
· Although nor a specific requiremenr, the Dcparb:nem Sbggests aliping tho fnbmuJ streets
immediafdy norrh of tho Smotey Row RoIId enb'aJlce aM the DOI1b swth c;onnectiQllIa tho
northernmost east-west street/alley.
· Arc the IS patkmJ space, providec:1 along Smoby Row Road included in tho parking count ortho
development? The$e space, would be ~ to be for the use ofrM general pubUc and !lOt tor
the ~lusivo use ot the dcw10pJneDt or it's fbNre tImantsIoWDCla.
· Although it is a private I'OW1dabout at this pcint, 1he ~ tccoD11Dr::JKfs COastruerlnS tho
intemall'OUddabout to eonfotm to The ~ Compact thbaJa Roundabout dlmeDsioDs
contemplated fot 4 .. Avenue and MaiD Slrm ro taeJlitatc possible .fiuure dcdicatiOJl to the City.
12. Banked Parking Plan
· Doea tho parlWls indicated as "'Banked Parking" Jepremtt ftdure perking? Why DOt CODstnlet th8
parkins lJtj'W1
13. Site Development Plan
· The project is located withfn a at)' a/Carmel Wellhead pr~OJI zone, As \Va haw discus.tecJ,
~T Q. c:ontaeted c.mel Utl1ltfes and:lSO ~Dhcad ProfcccfOll teamres are required.
· Please label the bottom elc\tation and peak eJe\f8tiom otthe o1l'-site pond.
· PIoase iQdicatc the flOOd routa of the on-site 1l)'Sreln of nvales aJJd pipet .for the stonn CVC'llbl above
tb piping sy.stcm capacity ot in the e'V'er1t Wt tho SIolm system becomes clogged or the oudct
capacity is redueed.
· Is the J OO-ycar Rorm on-site clirectccl and con~ such that DO adverso &odma will 0CCVl on-
site aDd ~b. that d1c l1IQOff-fiom the storm evcm is ~d OU-sltc?
· WiD tba root drain connectioDs be dc~ in the field?
· The Department assumes that tho alolm S)"$Iem will be a prMtG system. It dds is the case, Ihe
Dcpal'tDJeAt will require easements for the storm pipfn& that receives and conveys the water 1tom
the inlet 011 Smoby Row Road.
· W~tct senicc lines am not Indicared. The Department assumes rbae the tbJ locatiom are bemg
developed with the Utility Department.
· Tho "Dcpanmcnt requires tbat all installations Within e:ldsdng and proposed City right-or-way aDd
I'CCOmmenda that all private fmtaDariozw cont'orm with tho follOWIng zninhmun COYer
rcquircznenrs: "Fot instaUation otStot.m Mains, Water Mains~ S8Ditaty Mains. Water Service
Lalcz;aJs. Samtary Service Laterals ~r City streets, regardless otthe JurisdiccIon ollhe t4ili1y.
tho miDimum cover ttOttllhe top Df Ihe instaJlcd paver.tJeDr to the top of tbo 1DsQJ1cd pipe shaD be
the P~V~t sectfon thicJmcss CaU bitumirmus tDd agsrcgate material above the SQbcrade) plus 1.
cr. If duJ standard pmcdco 0( tht utiUry tbat has jutisdicdoJl over dlo installation has a moro
srrinsenc covet requirement, the more striDgent requ1temcm shall govern. "
..
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P. 08
· FEB-15-2005 TUE 03:45 PH CITY OF CARMEL
FAX NO. 317 571 2439
Mr. Richard 1. Kelly, P.E,
February IS. 2005
Page 6ot7
· This department does not recommend ibvertecl crownJ.
· Please provide detaUed grading information (or review.
· Please indicate stmeture 4uuWcrs, pipe matetia1/type. pipe lengths, pipe slopes. top or eastina
elevations IIld invCtt elevatlo4l.
· How does the Banked Parking relate to tho proposed level spreruter Jocatio.n? It the Banked
Parking is installed \\rilJ the level spreader need ro be relocated? Is there adequate room Ilt I Dew
location?
14. Off-Site Detention Bum
· Are "cJuck biUs" Proposed for lhe pond outlets?
· Assuming tbat the spillway cltvatfon shown relates to a water ~ elevation.in the pond that
WOuld pmYide a voIumo OflUDOff detention matclUng that volume that would orherwise be
provicJed in an OD-sitc dctentfon system ~gned ro the DeputmeDt", S1andards, wol1lcJ the poq
where tho swaIe ~ODVcy.ing walet iDeo the pond eross~ the buk oldie poac:l ~d to be at a similar
elevation?
· Please label the pond spillway.
· Will tIJe IWlIe iilto the pond be Mcat mil to the ~I &fOIQJd or wsll . bcml bo iDSQlJed alon, the
eutem cdlc?
· . Is the .wale largo euough ro COftVoy t'be expec~ flow from the 11pSbnm 1rJbutlRy or tho flow
ftom the Iributuy e.xpccted to procfueo lhe voluuJe ofnmoffto be detained?
· Would any siltation or erosion otthe swale be ClXpCCfed ifit is located within the infJuetleC of the
Little: CooJ Crcdc 1loodway? Would futuro mainleDanco considerations WlIrr8r1t IocatiJJ, this swale
out of tho intIuenc:e 01 the floodway ADd flood 1linge?
· It would b. expected that as lhc pond roaebes lhc e1evatlou of 809,75. water would begUa exiling
tho pond at tho two entrance polDts a1d the flow 6um the tribu1aty would ownop a. banJc oflhe
swale, especially at the point .re the pmpoIed swale dlvertl the tributal)' Iiom the existing
cbannel Please provide erosion controJ measure. to prot= Ihe bUlb ofthc pcmd and lUly be.rmins
of the S'WBle. The erosJon control measun:s would be cxpeetcd r.o b. a produa or method tJw
allows Dative vegebltion r.o be esrabJiabod. not p~ rip-rap.
13. Constmction Details
· Please ackl the DepanJ2JaDt., standard Street Cut patch dctaJI it~ cuts of t:Jdstma City
paYmnem are anticipated.
· If the BMH&:T standard $fdcwaJk. subsdce drain md curbiag de~i1s do DOt meet or ekCeecllbc
~". staDdlmfs. Depamnent Standard details must be added .. dc1.ineatcd for tho walk,
sub.sut1'.Ice dnaiD and curb to be iDsteDed 'Within rbe exlstin.l1Dd proposed rlght-ot.way.
· Please add a detail sheet to the drawlDglCt.
· the Dcp;q1meor stlmdard details are tecomme:Qded tar aU priva~ iDstaIJatioas unless &:he details
ShOWD exceed tho Departmcut's sraudard detalJs.
16. l-Jease reIQoVo 1he Landacape Plu, BoiJdins l.endscapo PIai2s. Ludscapc Details Illd Notes Sheet.
Photometric Plan nd Building EJcvatiODl Sheet from the plans ~ to this ~ far
approval. APPJOvaI of these PJlU:JS does DOt come &om this Dc:plltrnent.
17. AQ paYing withiu the existing 8Dd pmpoaed City ri8ht-o~way sbaJ1 CODtonn to d1e ~ ott!ae
Department of~ Please add a note to tbe drawiop that the Contractor abaD caRtlct the
Depattmem otEngineerinS to schedule a ~trucriOl1 JAeCting to review the Depanmem's
comtructioq require~ stall notf1ieatioD rcquireJncnts. required inspections for ceziain srage. of the
work and to review the aurhorfty orthe Dcpattment as it relares to work wilbiD the c:xf$tiDs and .
ptopD$ed City rigbt-ot.WIlY add tho specifiearicq noted in the plant.
18. We .bavo engaged Crossroad Bnaincers to pmr!dc storm lewer/storm dnUnage review. i'heae
comments wfU be tbrwarded 10 you Upon reet:ipt by thfs offico. On tbruro submissIons, please ptOYido
two SOb of plans to this oflice as this project ptogressea throUgh the revlcw and approvaJ proceu. Thill
\\liD allow us to share ODe scr of plans wid! Croasroad Bngillcm to shorten tho overaD rmewprocc:a.
..
P. 07
~essage
Page 1 of2
Kelly, Rich
From: Kelly, Rich
Sent: Friday, February 04, 2005 3:40 PM
To: 'Brewer, Scott I'
Subject: RE: EMHT Traditions on the Manon Landscape Plan
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-----Original Message-----
From: Brewer, Scott I [mailto:SBrewer@ci.carmel.in.us]
Sent: Friday, February 04, 2005 3:11 PM
To: Kelly, Rich; Conn, Angelina V
Cc: David C. Klauba ASLA (E-mail) (E-mail); Dobosiewicz, Jon C; Griffin, Matt L; Duncan, Gary R; Redden,
Nick
Subject: EMHT Traditions on the Monon Landscape Plan
:/'
Dear Rich:
This landscape plan, presented by Centex and drawn by Dave Klauba of LandFocue, Ltd., is a substantial
change from the previous version I had spent three months working with David Leazenby on. I am not
sure why many of the changes have been made. A main focus had been tree preservation, that is not
apparently a focus with this plan. My comments are as follows:
1. There are no tree protection details on the plan. A tree protection must be included on the detail
sheet, and the location of any protection BMP's must be shown on the landscape plan. Trees along the
Monon Trail and trees along the creek are particularly valuable for preservation. The Parks Department
would like the buffer areas to the Monon to be preserved. Please show a detail of the retaining wall
construction.
2. In NOTE TO CONTRACTORS, any substitution of size or variety of planting material must also be
cleared by the City's Urban Forester or Environmental Planner. In ALTERNATE BID No.2, why is the
ROOT FLARE set 6" - 8" above the finish grade? Normally the proper depth for root flare is planted at
grade level.
3. While "Banked Parking areas" are a 'desirable element for parking, the idea does not work so well if
you are planting trees in them. If these areas are going to actually be "banked", all the trees now shown
inside those areas, must be shifted outside the limits of the "bank," and not simply eliminated.
4. On the north west comer of the site, there is on the site plan a graded area that shows a storm water
discharge leveler. In this same area, another plan shows banked parking. Neither of the plans shows any
landscaping in this area. These differences must be resolved.
5. There is a plan that shows off-site storm water detention in a large pond. Please specify if this is new
construction, and part of this plat, and if this area is proposed to be landscaped? (It's on the cover sheet,
but not on the site plan, the site development plan, or the landscaping plan.
6. Species comments: Out of 415 plants, 321 of them (77%) are of just three genus. As a rule for species
diversity, each species should be keep at 15% and each genera should be limited two or three species.
A. There are 137 maples on the plan, and maples comprise over 50% of our street trees in Carmel.
Please reduce this number, and do not plant maples as the street trees along Smokey Row Road (136th
Street). Choose an alternative shade tree such as Tilia tomentosa - Silver Linden, Quercus rubra - Red
Oak, Quercus bicolor - Swamp White Oak, or Ginkgo biloba - Ginkgo tree.
B. Red Maple species are thin barked and do not take the stress of urban environments of streets and
parking lots well.
C. Please do not plant any callery pears as street trees or in front of the units
D. I am unfamiliar with the Thuja plicats variety 'Standishii'. Please provide the specification,
3/4/2005
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INDIANAPOLIS. INDIANA 48250 Z
TB.EPHONE (317) .13-8930 ~
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