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HomeMy WebLinkAboutCorrespondence e e appropriate Docket Number and the date (or dates) of approval by the Plan Commission and/or tlte Board of Zoning Appeals (if applicable). 4. T.A.C. Review/Drawings submitted for approval: We request that all comments and comment letters generated by this office be answered in writing and be accompanied by a drawing reflecting requested revisions. Final drawings \vill not be approved for construction until all Engineering Department, Carmel Utilities, Hamilton County Surveyor's Office and Hamilton County Highway Department issues have been resolved. The design engineer must certify all drawings submitted for final approval. Because of the multi- jurisdictions between the City of Carmel, the Hamilton County Surveyor's Office and the Hamilton County Highway Department, \ve will require a minimum of nine-sets of drawings for approval after all issues have been resolved. The drawings will be stamped as approved and will be signed by the City Engineer and by Carmel Utilities. The eight-sets will then be sent to the Hamilton County Surveyor's Office and the Hamilton County Highway Department for approval and signatures. Three approved sets are to be returned to the City of Carmel. The Hamilton County Surveyor's Office will retain two-sets. The Hamilton County Highway Department, Developer, the Engineer and the Contractor will each receive one-set. S. Please be advised that any installation of signs, walls, irrigation systems, etc. within dedicated right of way or dedicated easements will require a Consent to Encroach Agreement with the City of Carmel's Board of Public Works and Safety. 6. Carmel Utilities/W ater Distribution should be provided copies of all drawings and revisions for review of water issues. They will provide a separate review regarding these issues. 7. Carmel Utilities does not subscribe to "Holey Moley" and should be contacted directly for all water main locations. 8. I have sent copies of the following previously and will not send additional copies unless requested to do so: · Subdivision Project Approval Procedures · Performance Release Procedure . Subdivision Building Permits . Permit Data, Contacts, etc. . Street Sign requirements BONDING REQIDREMENTS I This section is repeated from Review # 1. 9. Upon initial review, it appears the following bonding requirements may apply to this project: Performance Guarantees/Engineer's Estimates Individual Performance Guarantees will be required for the following subdivision improvements: · Interior Streets (base, binder and surface) · Perimeter Streets (141st Street) if applicable (right of way pavement including accel, decel, passing blister, widening, stone shoulders, striping, etc.) · Curbs - . Water Mains · Street Signs · Sidewalks Dlay be bonded separately as follows: Interior - Builders Lots Exterior - All other including sidewalks/paths in dedicated right of way adjacent to common areas or perimeter streets (not including 146th Street). Storm se\ver/drainage (including sub surface drains), Erosion Control and Monument & Marker bonding will be under the jurisdiction of the Hamilton County Surveyor's Office. Sanitary sewers are under the jurisdiction of the Clay Township Regional Waste District. 146th Street Improvements are under the jurisdiction of the Hamilton County Highway Department. The amount of the Performance Guarantees for the City of Carmel is based upon a certified Engineer's Estimate for 100% of the cost of labor and materials to construct the individual improvements, to be provided by. the design engineer. Please provide detailed Engineers e e Estimates for each improvement including unit costs, quantities, materials and types of materials, etc. Upon completion and release of individual Performance Guarantees, a three-year Maintenance Guarantee will be required. The Maintenance Guarantee amount is based upon 15% of the Performance amount for Streets and Curbs and. 10% of the Performance amount for all other improvements. Performance Guarantees may be Performance or Subdivision Bonds or Irrevocable Letters of Credit. Please reference the enclosures for more detailed explanation of our procedures. Right of Way Permit and Bonding Any work in the dedicated right of way of 141 5t Street will require a Right of Way Permit. If the work is included in the scope of work of a posted Performance Guarantee, no additional bonding \vill be required. If it is not included, a License & Permit type Right of Way bond will be required in the amount of$2,000.00 per instance of work in the right of way. Any open cut in the pavement of 141 st Street will require separate Board of Public Works and Safety approval. 10. We have engaged Crossroad Engineers, PC to review all drainage plans and drainage calculations submitted to this office for review. We will share Crossroad's comments as they are received. When construction plans are submitted for review for this development, please provide 2-sets of plans and calculations to allow us to send the extra set to Crossroad to save some time in the review process. AVAILABILITY AND CONNECTION FEES This section is repeated from Review # 1. 11. Availability (acreage) Fees must be paid after all other Engineering Department requirements have been satisfied and prior to the start of construction activities. Availability Fees are based upon total platted acreage for the development at the current rate of $1,01 0.00 per acre (Water Availability Fee). Based upon the primary plats indicated acreage, the following Water Availability Fees would apply: 84.26 Acres @ $1,010.00/Acre = $85,103.00 Connection Fees are currently $1,310.00 for water per single-family residence. Connection Fees are paid when the infrastructure has been complete, satisfactory test results obtained and the subdivision has been released for permits. Water Connection Fees are paid on a per-lot basis. · If an irrigation systeln, swinlming pool or clubltouse is planned for tltis, or any future section of the development, additional Water Connection Fees will be assessed based upon the recommendation oftlte Director of Carmel Utilities. PRIMARY PLAT COMMENTS 12. Please provide monuments at external corners. 13. What is the distance from the proposed 1415t Street entrance to the nearest existing 1415t Street intersection? 14. What is the distance from the proposed 146th Street entrance to the nearest existing 146th Street intersection? 15. Where does the street to the east that stubs at lot 10 eventually connect to? 16. Can the dual, angled pipe connections to the sole storm inlet at the majority of the intersections be constructed? 17. Has permission been granted to build in the Buckeye Pipeline and Marathon Pipeline easements? 18. Please indicate a 10 inch back of curb dimension on rolled curb detail. This detail is being updated. 19. Please contact Crossroad Engineers to obtain drainage review checklist for consideration in developing secondary plat and that design effort. 20. Please provide detention volume for the fully developed thoroughfare plan right-of-way for the 1415t Street frontage. This requirement shall apply regardless of watershed limits. Please provide adequately sized pipes to :~arry water from the street to the proposed ponds. e e 21. Thank you for developing Typical Section-Local Street section that incorporates all of the City standard dimensions. This is a great detail. 22. Thank you for aligning the sanitary sewer such that it is not located under the cul-de-sac pavement. 23. Our 20 Year Thoroughfare Plan designates 141 st Street as a collector street. Therefore, the lengths of the acceleration and deceleration lanes required at this entrance are the following: 100 feet for the acceleration taper, 100 feet for the deceleration taper, and 100 feet for the deceleration lane full width. 24. Please label the 10-foot multi-use path along 141 st Street and 146th Street. 25. If the 141 st Street entrance is not aligned with an adjacent entrance that will be constructed soon, a passing blister designed to Department of Engineering standards will be required on the south side of 141 st Street. . 26. The City will defer to the Hamilton County Highway Department for any comments they have related to the proposed 146th Street entrance configuration, need for auxiliary lanes, pavement section in the right-of-way, and offset distance to the nearest intersection. 27. Please indicate widening across the property frontage or to the extents of the auxiliary lanes, whichever is greater for 15- foot travel lanes on the property side of 141 st Street. Auxiliary lanes shall be measured from the edge of the IS-foot travel lane. Please add a note to the site plan that all existing pavement shall be sawcut to a clean edge \vhere new pavement (for widening or for auxiliary lanes) is to be installed adjacent to existing pavement. Any new pavement placed in the 141st Street right-of-way for widening, for auxiliary lanes and for each entrance up to the mainline right-of-way limit shall meet the following section: 1.5 inches HMA #11 surface on 2 inches HMA #8 binder on 3 inches HMA #5D base on 7 inches #53 stone on 4 inches #2 stone or match existing, whichever is greater. Please delineate this section with hatching on tbe plans and appropriate reference in the legend. 28. The City typically requires 1" milling with 1.5" H.A.C. #11 resurfacing for the entire width of the existing roadway across the property frontage or to the limits of the auxiliary lanes, whichever is greater. The road\vay would then also need to be restriped with thermoplastic striping. Please develop a plan for the restriping and for striping of the auxiliary lanes. Please add a note tp this plan that all striping shall be thermoplastic. Please delineate the milling and resurfacing areas with hatching on the plans and appropriate reference in the legend. 29. A three-foot wide #73 stone shoulder at a minimum depth of six inches is required across the property frontage or to the limits of the auxiliary lanes, whichever is greater. Subsurface drain is required beneath the stone shoulder. 30. Please label the paths at each of the entrances. 31. Please incorporate the Department's cover and backfill standard for all storm sewers and for sanitary and water mains and laterals within the right-of-way into the design for the secondary plat. 32. Will Bear Creek be realigned or rerouted as a part of this development? We would expect to see a plan with capacity calculations as a part of the secondary plat submittal. 33. All lots adjacent to side yard easements should be wide enough to accommodate the anticipated house model and any planned driveways such that there is no encroachment in the easements. 34. Thank you for realigning the 141 st Street entrance such that the auxiliary lanes renlain on site. These comments represent the Department of Engineering's initial review of the primary plat for this project. We request that all responses to our comments be provided in writing. Failure to provide written responses may result in the delay of the revie\v process. It is critical that our office be made aware of all modifications made on the plans being resubmitted, 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. e e Available water capacity is moderate (6.1 inches in the upper 60 inches). The pH of the surface layer in non-limed areas is 5.1 to 6.5. Droughtiness and water erosion are management concerns for crop production. This soil is designated potentially highly erodible (class 2) in the Highly Erodible Land (HEL) classification system. MmC2 Miami silt loam, 6 to 12 percent slopes, eroded This is a moderately well drained soil with a seasonal high water table at 2.0 to 3.5 ft. This soil is located on side slopes on till plains; slopes are 6 to 12 percent. The native vegetation is hardwood forest. The surface layer is silt loam and has moderately low organic matter content (1.0 to 2.0 percent). Permeability is very slow (< 0.06 in/hr) in the most restrictive layer above 60 inches. Available water capacity is moderate (6.1 inches in the upper 60 inches). The pH of the surface layer in non-limed areas is 5.1 to 6.5. Droughtiness and water erosion are management concerns for crop production. This soil is designated potentially highly erodible (class 2) in the Highly Erodible Land (HEL) classification system MoC3 Miami clay loam, 6 to 12 percent slopes, severely eroded This is a moderately well drained soil with a seasonal high water table at 2.0 to 3.5 ft. This soil is located on sideslopes on till plains; slopes are 6 to 12 percent. The native vegetation is hardwood forest. The surface layer is clay loam and has low organic matter content (0.5 to 1.0 percent). Permeability is very slow (< 0.06 in/hr) in the most restrictive layer above 60 inches. Available water capacity is low (4.5 inches in the upper 60 inches). The pH of the surface layer in non-limed areas is 5.1 to 6.5. Droughtiness and water erosion are management concerns for crop production. This soil is designated highly erodible (class 1) in the Highly Erodible Land (HEL) classification system. Sh Shoals silt loam This is a somewhat poorly drained soil with a seasonal high water table at 0.5 to 2.0 ft. This soil is located on flood plains; slopes are 0 to 2 percent. The native vegetation is hardwood forest. The surface layer is silt loam and has moderate organic matter content (2.0 to 4.0 percent). Permeability is moderate (0.6 to 2 in/hr) in the most restrictive layer above 60 inches. Available water capacity is high (11.6 inches in the upper 60 inches). The pH of the surface layer in non- limed areas is 6.0 to 7.3. Wetness and flooding hazard are management concerns for crop production. This soil responds well to tile drainage; it is designated not highly erodible (class 3) in the Highly Erodible Land (HEL) classification system. Because of the flooding hazard, this soil has a severe limitation for most non-ag uses. Additional information about soils is available in the "Soil Survey of Hamilton County". The engineer and/or developer should consider the need for an onsite soils investigation. I have reviewed the plans for this project and have the following comments: · I believe one of the goals for cluster development is better site design. The cluster option allows the designer to locate infrastructure and lots in a way that makes best use of the property. The placement of the two ponds on this site is not good land use. Pond #2 is located on the best soil on the site for home construction and on the higher part of the site. Pond sites in the area of lot 71 and/or lots 35 & 36 would be better. These locations are lower in topography and within natural drainage ways. Cut and fill would be substantially reduced over the existing plan. People love to live on a golf course. The tit e appropriate Docket Number and the date (or dates) of approval by tlte Plan Conlnlission and/or the Board of Zoning Appeals (if applicable). 4. T.A.C. Review/Drawings submitted for approval: '-tVe request that all comments and comment letters generated by this office be answered in writing and be accompanied by a drawing reflecting requested revisions. Final drawings will not be approved for construction until all Engineering Department, Carmel Utilities, Hamilton County Surveyor's Office and Hamilton County Highway Department issues have been resolved. The design engineer must certify all drawings submitted for final approval. Because of the multi- jurisdictions between the City of Carmel, the Hamilton County Surveyor's Office and the Hamilton County Highway Department, we will require a minimum of nine-sets of drawings for approval after all issues have been resolved. The drawings will be stamped as approved and will be signed by the City Engineer and by Carmel Utilities. The eight-sets will then be sentto the Hamilton County Surveyor's Office and the Hamilton County Highway Department for approval and signatures. Three approved sets are to be returned to the City of Carmel. The Hamilton County Surveyor's Office will retain two-sets. The Hamilton County Highway Department, Developer, the Engineer and the Contractor will each receive one-set. 5. Please be advised that any installation of signs, walls, irrigation systems, etc. within dedicated right of way or dedicated easements will require a Consent to Encroach Agreement with the City of Carnlel' s Board of Public Works and Safetv. 6. Carmel Utilities/W ater Distribution should be provided copies of all drawings and revisions for review of water issues. They will provide a separate review regarding these issues. 7. Carmel Utilities does not subscribe to "Holey Moley" and should be contacted directly for all water main locations. 8. I have sent copies of the following previously and will not send additional copies unless requested to do so: . Subdivision Project Approval Procedures . Performance Release Procedure . Subdivision Building Permits . Permit Data, Contacts, etc. . . Street Sign requirements :BONDING REQUIREMENTS 9. Upon initial review, it appears the following bonding requirements may apply to this project: Performance Guarantees/Engineer's Estimates Individual Performance Guarantees \vill be required for the following subdivision improvements: . Interior Streets (base, binder and surface) . Perimeter Streets (141 st Street) if applicable (right of way pavement including accel, decel, passing blister, widening, stone shoulders, striping, etc.) . Curbs . Water Mains . Street Signs . Sidewalks may be bonded separately as follows: Interior - Builders Lots Exterior - All other including sidewalks/paths in dedicated right of way adj acent to common areas or perimeter streets (not including 146th Street). Storm sewer and Monument & Marker bonding will be under the jurisdiction of the Hamilton County Surveyor's Office. Sanitary sewers are under the jurisdiction of the Clay Township Regional Waste District. 146th Street Improvements are under the jurisdiction of the Hamilton County Highway Department. 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 detailed Engineers Estimates for each improvement including unit costs, quantities, materials and types of materials, etc. Upon completion and release of It e individual Performance Guarantees, a three-year Maintenance Guarantee will be required. The Maintenance Guarantee amount is based upon 150/0 of the Performance amount for Streets and Curbs and 100/0 of the Performance amount for all other improvements. Performance Guarantees may be Performance or Subdivision Bonds or Irrevocable Letters of Credit. Please reference the enclosures for more detailed explanation of our procedures. Right of\Vay Permit and Bonding Any \vork in the dedicated right of way of 141 st Street will require a Right of Way Permit. If the work is included in the scope of work of a posted Performance Guarantee, no additional bonding will be required. If it is not included, a License & Permit type Right of Way bond will be required in the amount of $2,000.00 per instance of work in the right of way. Any open cut in the pavement of 141 st Street will require separate Board of Public 'Yorks and Safety approval. 10. We have engaged Crossroad Engineers, PC to review all drainage plans and drainage calculations submitted to this office for review. We \vill share Crossroad's comments as they are received. When construction plans are submitted for review for this development, please provide 2-sets of plans and calculations to allow us to send the extra set to Crossroad to save some time in the review process. AVAILABILITY AND CONNECTION FEES 11. Availability (acreage) Fees must be paid after all other Engineering Department requirements have been satisfied and prior to the start of construction activities. Availability Fees are based upon total platted acreage for the development at the current rate of $1,010.00 per acre (Water Availability Fee). Based upon the primary plats indicated acreage, the following Water Availability Fees would apply: 79.16 Acres @ $1,010.00/Acre = $79,952.00 Connection Fees are currently $1,310.00 for water per single-family residence. Connection Fees are paid when the infrastructure has been complete, satisfactory test results obtained and the subdivision has been released for permits. Water Connection Fees are paid on a per-lot basis. . If an irrigation systenl, swimnling pool or clubltouse is planned for this, or any future section of the development, additiona~ Water Connection Fees will be assessed based upon the recoltlmendation of the Director of Carmel Utilities. PRIMARY PLAT COMMENTS 12. Please provide monuments at external comers. 13. What is the distance from the proposed 141 st Street entrance to the nearest existing 141 st Street intersection? 14. What is the distance from the proposed 146th Street entrance to the nearest existing 146th Street intersection? 15. Where does the street to the east that stubs at lot 10 eventually connect to? 16. Can the dual, angled pipe connections to the sole storm inlet at the majority of the intersections be constructed? 17. Has permission been granted to build in the Buckeye Pipeline and Marathon Pipeline easements? 18. Please indicate a 10 inch back of curb dimension on rolled curb detail. This detail is being updated. 19. Please contact Crossroad Engineers to obtain drainage review checklist for consideration in developing secondary plat and that design effort. 20. Thank you for developing Typical Section-Local Street section that incorporates all of the City standard dimensions. This is a great detail. 21. Thank you for aligning the sanitary sewer such that it is not located under the cul-de-sac pavement. 22. OUf 20 Year Thoroughfare Plan designates 141 st Street as a collector street. Therefore, the lengths of the acceleration and deceleration lanes required at this entrance are the following: 100 feet for the acceleratIon taper, 100 feet for the deceleration taper, and 100 feet for the deceleration lane full width. e e 23. If the 141 st Street entrance is not aligned with an adjacent entrance that will be constructed soon, a passing blister designed to City standards will be required on the south side of 141 st Street. 24. The City will defer to the Hamilton County Highway Department for any comments they have related to the proposed 146th Street entrance configuration, need for auxiliary lanes, pavement section in the right-of-\vay, and offset distance to the nearest intersection. 25. Please indicate widening across the property frontage or to the extents of the auxiliary lanes, \vhichever is greater for IS-foot travel lanes on the property side of 141st Street. Auxiliary lanes shall be measured from the edge of the IS-foot travel lane. Please add a note to the site plan that all existing pavement shall be sawcut to a clean edge where new pavement (for widening or for auxiliary lanes) is to be installed adjacent to existing pavement. Any new pavement placed in the 141st Street right-of-\vay for widening, for auxiliary lanes and for each entrance up to the mainline right-of-way limit shall meet the following section: 1.5 inches HMA #11 surface on 2 inches HMA #8 binder on 3 inches HMA #5D base on 7 inches #53 stone on 4 inches #2 stone or match existing, whichever is greater. Please delineate this section with hatching on the plans and appropriate reference in the legend. 26. The City typically requires 1" milling with 1.5" H.A.C. #11 resurfacing for the entire width of the existing roadway across the property frontage or to the limits of the auxiliary lanes, whichever is greater. The roadway would then also need to be restriped with thermoplastic striping. Please develop a plan for the restriping and for striping of the auxiliary lanes. Please add a note to this plan that all striping shall be thermoplastic. Please delineate the milling and resurfacing areas with hatching on the plans and appropriate reference in the legend. 27. A three-foot wide #73 stone shoulder at a minimum depth of six inches is required across the property frontage or to the limits of the auxiliary lanes, whichever is greater. Subsurface drain is required beneath the stone shoulder. 28. Please label the paths at each of the entrances. 29. Please incorporate the Department's cover and backfill standard for all storm sewers and for sanitary and water mains and laterals within the right-of-way into the design for the secondary plat. 30. Will Bear Creek be realigned or rerouted as a ,part of this development? We would expect to see a plan with capacity calculations as a part of the secondary plat submittal. 31. All lots adjacent to side yard easements should be wide enough to accommodate the anticipated house model and any planned driveways such that there is no encroachment in the easements. These comments represent the Department of Engineering's initial revie\v of the primary plat for this project. We request that all responses to our comments be provided in writing. Failure to provide written responses may result in the delay of the review process. It is critical that our office be made aware of all modifications made on the plans being resubmitted, particularly if any such changes are considered "new" or fall outside of our previous reviews. Please provide revised plans including all revisions. Please notify us of any changes and specifically state any changes, including changes resulting from Plan Commission, BZA or other committee meetings. All bonds and performance guarantees must be posted prior to Engineering Department approval of construction plans. Also, Board of Public Works and Safety approvals and any other governing agency approvals (if required) must be obtained prior to Engineering Department approval. The Department reserves the right to provide additional comments based on subsequent reviews and on the grading and drainage system upon receipt of drainage calculations and more detailed construction drawings that provide grading elevations, pipe sizing and invert elevations. These comments may affect the drainage system layout presented on the primary plat. If you have questions, please call me at 571-2441.