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City of Carmel
Via email: Kenny.windler@ryland.com
Original by mail
March 10, 2005
Attn: Kenny Windler
9025 N. River Road
Ste. 100
Indianapolis, IN 46250
RE: Carmel Townhomes DP/ADLS Application
Dear Mr. Windler:
This letter is in response to the DP/ADLS application submitted for the proposed Carmel
Townhomes. Preliminary comments and concerns are as follow:
1. Please stub Grand Blvd. to the southern boundary of this project, or commit to
installing/funding the installation of such at the time when connection is feasible.
2. As per the Alternative Transportation Plan, a 10 foot pedestrian path is required
along West Main Street. Please provide.
3. Alleys and sidewalks should stub to the east boundary of this project.
4. Pedestrian facilities should be provided west of Grand Blvd. where applicable.
5. Per 20G.05.01(F)(3)(a) the maximum distance between buildings is 6 feet. Please
adjust the distance between buildings 2 and 3 to accommodate this requirement.
6. The pedestrian path between buildings 5 and 6 should be altered to align with and
continue through the space between buildings 2 and 3. Please revise.
7. Since the rear of the northernmost unit in building 3 will be highly visible from
West Main Street staff recommends it be clad in brick.
8. Please provide street trees along West Main Street that are planted to meet the
requirements of 20G.04.06.
9. A copy of the landscape plan approvalletter/e-mail from the Urban Forester is
required prior to approval.
10. As per 20G.05.01 (H)(2)(e) front doors must be recessed from 3 to 5 feet from the
front wall of the building fa9ade. Please provide details to verify this offset.
11. Please submit a lighting plan that complies with the requirements of 20G.04.04.
This plan should include building exterior lighting sources (if any), and provide
fixture details.
12. Exterior signs are not permitted in this zone (except for house numbers). Plans
indicate "masonry sign columns". Please provide details regarding the purpose
and construction of these columns.
Page 1
ONE CI\TIC SQUARE
CARMEL, INDIANA 46032
317/571-2417
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4.47 Acres@$1,365.00IAcre = $6,102.00.
Sanitary Selver Connection Fees - Based upon the drawings submitted, there appear to be 8-buildings
with a total of 56 townhome units. The preliminary Sanitary Sewer Connection Fee calculation would
be:
56 Units @ 87.0 GallonslDaylUnit =4,872.0 GallonslDay -+- 300 GallonslDaylEDU = 16.24 EDU's.
The current Sanitary Sewer Connection Fee is $795.00/per EDU. Thus, 16.24 EDU's @ $795.00/EDU
= $12,911.00 Total estimated Sanitary Sewer Connection Fees. Please provide this office with a listing
of the buildings, units per building and total units.
5. TAC ReviewlDrawings 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 will not be approved for
construction until all issues have been resolved. All Carmel Utility issues must also re resolved. The
design engineer must certify all drawings submitted for final approval. This office will require a
minimum of four-sets (maximum of six-sets) of approved drawings after all issues have been resolved.
The drawings will be stamped approved and signed by both the City Engineer and Director Carmel
Utilities. The Developer/Owner will receive one-set which is to be maintained on the construction site
at all times. Carmel Utilities will receive one-set. Our Construction Manager will receive one-set and.
one-set will be maintained in the Department of Engineering. Ifmore than the minimum of four-sets
are requested to be approved, the additional sets (maximum total of two additional) must be submitted
\vith the four required sets.
6. Please be advised that any installation of signs, walls, irrigation systems, etc. within dedicated
easements and/or right of way will require Consent to Encroach approval.
7. Carmel Utilities does not subscribe to "Holey Moley" and should be contacted directly for all sanitary
sewer main locations.
8. Carmel Utilities will provide a separate review of this project for sanitary sewer issues.
9. I am including coPies of the following with this correspondence:
. Performance and Maintenance Guarantees
. Commercial Project Approval Procedures.
. Building Permits
. Permit D,ata, Contacts, etc.
. Commercial Permitting Procedures.
. City of Carmel Street Sign Standards
10. We have engaged Crossroad Engineers to review all drainage plans and calculations for all projects
submitted to this office for review and approval. We will share all Crossroad reviews as this office
receives them.
BONDING REOillREMENTS
11. Upon initial review, it appears the following bonding requirements may apply to this project:
Performance Guarantees/Engineer's Estimates
Please provide a detailed and itemized Certified Engineer's Cost Estimate for 100% of the cost of labor
and materials- for the construction of the following improvements:
. Streets
· Perimeter (West Main) Street Improvements
· Sanitary Sewers
. Street Signs
· Monuments & Markers (if platted)
. Sidewalks (within dedicated right of way)
It is our assumption that the storm sewer/storm drainage system will be privately owned and
maintained. If this is not the case, Performance Guarantees will be required for storm sewers.
Individual Performance Guarantees will be required in the amount of the Engineer's Estimate. It is our
understanding that there are interior streets and drives that are to be private. These will not require
bonding.
Street CutJRight of Way Permit and Bonding Requirements
Any work in the dedicated right of way of West Main Street, not included in construction covered by a
Performance Guarantee, will require a Right of Way Permit and a License and Permit Bond. The bond
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amount will be determined by the number of instances of work in the right of way @ $2,000.00 per
instance. Any work in the dedicated right of way of West Main Street, included in construction
covered by a Performance Guarantee will also require a Right of Way Permit but will not require a
separate bond. Please contact our Right of Way Manager, Fred Glaser, to arrange right of way
permitting and right of way bonding.
PROJECT COMMENTS-CONSTRUCTION PLANS
12. Please provide sanitary sewer and storm sewer plan and profile sheets.
13. Will this property be platted?
14. No easements are indicated on Site Plan. The Department would expect that all areas outside of public
right-of-way would be ingress/egress, drainage, and utility easements.
15. Please label private streets.
16. Title Sheet - Sheet C100
. Please remove the disclaimer from the Title Sheet. This office will not approve plans with the
disclaimer included.
17. Existing Topography - Sheet B 101
. It appears that there are existing structures on the site. Please provide a demolition Plan. Please
be aware that the City of Carmel has a strict ordinance regarding substances deposited on City
streets as a result of construction and/or demolition activities. The OwnerlDeveloper and
contractors associated with this development should be prepared to clean adjacent City streets as
directed.
. Label and dimension the existing Main Street right of way line.
18. Site Plan - Sheet C101
. Label and dimension what appears to be the existing West Main Street right of way (second bold
line from the apparent centerline).
. Label and dimension the half and total right of way lines of Grand Boulevard.
. Will a gate be installed to prevent non-emergency access from West Main Street at the
Emergency Access Drive?
. Please label private streets.
. Please provide the name of the street labeled "PuBLIC STREET."
. The City recommends that all private streets be constructed to City standards to facilitate future
dedication. These standards include:
o Sub-surface drain under the curbing on each side of the roadway meeting the
Department's standard detail.
o The plan should accommodate a future 50-foot right-of-way to include the street and any
sidewalks.
o The pavement face curb-to- face curb width should be 40-feet for parking on both sides
or 32-feet for parking on one side only. The pavement face curb-to-face curb should be
30 feet if there is no on-street parking.
o Locate any sanitary or storm manholes (except inlets) and valve boxes outside of street
pavement, sidewalks or curbing and add a note to this effect.
o Installation of water mains, water service laterals, sanitary mains and sanitary service
laterals under private streets conform with the requirements outlined in Item No.: 26 of
this comment letter.
o The pavement section is constructed to conform to the local street pavement section as
outlined in Item No.: 21 of this comment letter.
o The sidewalk and curbing are installed to the Department's standard details.
o Installation of storm sewers under private streets conform with the requirements outlined
in Item No.: 27 of this comment letter.
o The pavement be installed with a normal crown with inlets on each side. In most cases,
the storm piping is already in place for the installation of a curb inlet or would require a
short extension of the proposed piping.
. Please provide an acceleration lane, deceleration lane, and passing blister meeting the
Department's dimensional requirements based on the Thoroughfare Plan classification of 131 st
Street at the intersection of Grand Boulevard.
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. 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 131 st Street. Auxiliary lanes
shall be measured from the edge of the 15-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
131 st 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 the plans and
appropriate reference in the legend.
. The City typically requires I" milling with 1.5" R.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 striped with thermoplastic striping. Please
develop a plan for the restriping and for the 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.
. Please provide a 3-foot wide #73 stone shoulder across the property frontage or to the limits of the
auxiliary lanes, whichever is greater. Subsurface drain should be provided beneath the entire
length of this stone shoulder.
. Please provide a 10- foot asphalt path meeting the requirements of the Alternative Transportation
Plan.
. Please indicate City Standard subsurface drains on each side of the proposed public. streets,
including the future Grand Boulevard curb line.
. The Department requires a curb return radius of 40 feet at the intersection of 131 st Street and
Grand Boulevard and at the intersection of the public street and the future Grand Boulevard.
. Is there a low spot to the west of the fire service drive?
. Please indicate offsite improvements to connect to Alexandria of Carmel. Obtain plans from
Alexandria of Carmel and provide all work to connect to their construction.
. Can't remember from a meeting, but is the grass strip west of the entran~e roadway the median
for the future Grand Boulevard, or did we agree that some reconstruction would be needed in
future? Please confIrm that this back edge of the curb on the entrance road agrees with master
plan for Grand Boulevard.
. At access drive on the north side adjacent to Main Street, please confrrm brick paver (darken to
standard hatching and specify construction materials).
. Please indicate a depressed curb in lieu of the valley gutter within public right-of-way.
. Please confirm with the Department of Community Services if on-street parking is needed on the
east-west public road. The Department of Engineering understands that the dimensions indicated
are in accordance with the direction provided at our meeting on January 6, 2005, but Alexandria
of Carmel shows on-street parking. On-street parking would increase right~of-way to 60 feet and
pavement width from curb face to curb face to be 40 feet.
19. Grading Plan- Sheet CI02
. We will require a copy of the recorded offsite storm sewer easement prior to plan approval.
. Will the storm sewer system be privately owned and maintained?
. What are the two rectangular areas on Meridian Terrace delineated by dashed lines?
. Please provide a dimension for the half right-of-way width for Grand Boulevard.
. Please label right-of-way for 131 st Street proposed.
20. Utility Plan - Sheet CI03
. Please delete Utility Note 3.
. The Department does not typically allow manhole castings or valve boxes to be located within
City street pavement, sidewalks, or curbing. With the exception of the sanitary sewer running
under the east-west public road, the Department requests that the utility layouts be reconfigured
such that manhole castings or valve boxes do not lie within the proposed public street pavement.
21. General Details - Sheet C801
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. If the sidewalk and curbing details sho\Vll on C801 do not meet or exceed the Department's
-standards, Department Standard details must be added and delineated for the walk and curb to be
installed within the existing and proposed right-of-way.
. Please edit or provide a detail which requires the following pavement section for the paving of the
proposed interior public streets: 1.5 inches HMA #11 surface on 2 inches HMA #8 binder on 3
inches HMA #5D base on 7 inches #53 stone. This pavement is also recommended for all private
streets. Please add a note that all paving must be completed in one paving season.
. Please add an Asphalt Path Detail that requires 1 inch HMA #11 surface on 2 inches HMA #8
binder on 5 inches #53 stone if the multi-use paths will not be concrete.
. Detail 6/C80 1 - Straight Concrete Curb Detail- to meet City standards, plea'se increase the height
from 16 inches to 22 inches, at least for the curb to be installed in existing and future right-of-way.
. Please replace 3/C80 1 - Curb Underdrain Detail with City Subsurface Drain standard.
22. Please remove Sheet L 101, Landscape Plan, from the set of plans submitted for approval. The
Engineering Department does not approve landscape plans.
23" Please provide Plan and Profile Sheets for the public streets. Label complete elevations on the profiles
and add any existing or proposed subsurface drain, water, sanitary, and storm pipe crossings. Please
add no backfilling language to these sheets. If granular backfill is indicated on the profiles, please
reference the appropriate trench detail on the detail sheets for granular material specification. Please
add the Department's standard cover note per comment No. 26 of this comment letter to each sheet.
24. Please develop a project specific Maintenance of Traffic plan for the work in the right-of-way.
25. All signs are to be installed by the City and require an ordinance.
26. The Department requests that any general or plan notes, details, or specifications be revised or added to
appropriate sheets to accommodate the follo\ving requirement for installation within existing and
proposed City right-of-way: "Bedding, haunching and initial backfill materials, placement and
compaction for water mains, "vater service laterals, sanitary mains and sanitary service laterals shall be
in accordance with the standard practice of the utility that has jurisdiction over the installation. Final
backfill for water mains, water service laterals, sanitary mains and sanitary service laterals under and
within 5-feet of pavement (including sidewalks) shall be B-Borrow for Structure Backfill meeting the
material requirements of the INDOT and shall be compacted in 6-inch maximum lifts to not less than
95% Standard Proctor Density for the entire depth of the material placed. The backfill for the top 6-
inches of the excavation below the start of the aggregate subbase of the pavement shall be No. 53
Stone meeting the material requirements of the INDOT and shall be compacted to not less than 95%
Standard Proctor Density. If the standard practice of the utility that has jurisdiction over the installation
has a more stringent final backfill requirement, the more stringent requirement shall govern." and that
these installations conform with the following minimum cover requirements: "For installation of Storm
Mains, Water Mains, Sanitary Mains, Water Service Laterals, Sanitary Service Laterals under City
streets, regardless of the jurisdiction of the utility, the minimum cover from the top of the installed
pavement to the top of the installed pipe shall be the pavement section thickness (all bituminous and
aggregate material above the subgrade) plus 1-0". If the standard practice of the utility that has
jurisdiction over the installation has a more stringent cover requirement, the more stringent
requirement shall govern."
27. The Department requests that any general or plan notes, details,. or specifications be revised or added to
appropriate sheets to accommodate the following requirement for installation within existing and
proposed City right-of-way. The Department assumes that the storm system will be a private system,
but recommends that the entire storm system be constructed to meet the following requirements to
facilitate future acceptance by the City: "Bedding, haunching, and initial bqckfill for all RCP
installations shall be B-Borrow for Structure Backfill meeting the material requirements of the INDOT.
Bedding shall be placed in the trench bottom such that after the pipe is installed to grade and line, there
remains a 4-inch minimum depth of material below the pipe barrel and a minimum of3-inches below
the bell. For pipe sizes 66-inches and larger, the minimum depth of material below the pipe barrel shall
be 6-inches. Bedding shall be placed to be uniform as possible, but shall be loosely placed
uncompacted material under the middle third of the pipe prior to placement oftheO pipe. Haunching and
initial backfill shall be compacted in 8- inch maximum lifts to not less than 90% Standard Proctor
Density for the entire depth of the material placed. The backfill shall be brought up evenly on both
sides of the pipe for the full length of the pipe. Haunching shall extend to the springline of the pipe.
The linnt of initial backfill shall be 6-inches above the springline. Minimum trench width shall be the