HomeMy WebLinkAboutCorrespondence
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Mr. Eric A. Gleissner, PE
August 16, 2005
Yorktown Woods Construction Plans-Project Review #1
Page 2 of5
resolved. The design engineer must certify all drawings submitted for fmal approval. We will
require a minimum of five-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. One set will be distributed to the Owner/Developer to be maintained on the construction
site. Two sets will be distributed to Carmel Utilities and two sets to the Engineering Department.
If the OwnerlDeveloper wishes to have additional signed and approved sets, we will approve an
additional two sets or a total of seven sets. The additional sets must be submitted with the
required five sets.
6. Please be advised that any installation of signs, walls, irrigation systems, etc. within dedicated
right of way (excepting Keystone Avenue) or dedicated easements will require a Consentto
Encroach Agreement with the City of Carmel's Board of Public Works and Safetv.
7. Cannel Utilities should be provided copies of all drawings and revisions for review of water and
sanitary sewer issues. They will provide a separate review regarding these issues.
8. Carmel Utilities does not subscribe to "Holey Moley" and should be contacted directly for all
water main and sanitary sewer locations.
9. Copies of the following information are included for your use. Please share this information with
all entities to be involved in this project:
. Subdivision Project Approval Procedures
. Performance Release Procedure
. Subdivision Building Permits
. Permit Data, Contacts, etc.
. Street Sign requirements
BONDING REQUIREMENTS
10. Upon initial review, it appears the following bonding requirements may apply to this project:
Performance GuaranteeslEngineer's Estimates
Individual Performance Guarantees will be required for the following subdivision improvements:
. Interior Streets (base, binder and surface).
. Curbs (interior streets)
. Water Mains
. Sanitary Sewers
. Storm Sewers
. Street Signs
. Monuments & Markers
. Sidewalks may be bonded separately as follows:
Interior - Builders Lots
Exterior - All other including sidewalks/paths in dedicated right of way adjacent to common
areas.
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
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 Keystone Avenue is under the jurisdiction of the
Indiana Department of Transportation (INDOT). It does not appear that there will be a Right of
Way Permit requirement for the City of Carmel.
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Mr. Eric A. Gleissner, PE
August 16, 2005
Yorktown Woods Construction Plans-Project Review #1
Page 3 of5
11. We have engaged Crossroad Engineers, PC to review all drainage plans and drainage calculations
submitted to this office for review. We assume you have submitted drainage calculations and
plans to Crossroad Engineers as TAC members. We will share Crossroad's comments as they are
received.
AVAILABILITY AND CONNECTION FEES
12. 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 and $1,365.00 per acre, Sanitary Sewer Availability Fee. Based upon the primary
plats indicated acreage, the following Availability Fees would apply:
Water - 12.40 Acres @ $1,010.00/Acre = $12,524.00
Sanitary Sewer-12.40 Acres @ $1,365.00/Acre = $16.926.00
Total Availability (acreage) Fees $29,450.00
Connection Fees are currently $1,310.00 for water and $795.00 for sanitary sewers (total
$2,105.00) 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 and Sanitary Sewer Connection Fees are paid on a per-lot basis.
. If an irrigation system, swimming pool or clubhouse is planned for this, or any future
section of the development, additional Water and Sanitary Sewer Connection Fees will
be assessed based upon the recommendation of the Director of Carmel Utilities.
PRIMARY PLAT COMMENTS
Since there was no response to the Department's Primary Plat TAC review comments, all the previous
TAC comments are restated and expected to be incorporated into the Secondary Plat/Construction
Drawings.
13. Please contact Crossroad Engineers to obtain a drainage review checklist. The Department of
Engineering will expect the plans submitted for the secondary plat to conform to the requirements
of this checklist as it relates to the design of the storm water collection, conveyance, and detention
system.
14. Are there any drainage areas offsite that need to be accommodated in the design of this
development?
15. Please indicate the outfall and emergency overflow of the existing pond.
16. Monuments are required at all external comers.
17. On this plat, tree preservation easements are shown within drainage easements. The tree
preservation easements cannot be part of the drainage easements. The required easements need to
be provided separately.
18. 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.
19. Any off-site easements required for utilities must be secured prior to the Department of
Engineering approving the drawings.
20. Please edit the Typical Street Cross-Section detail to require 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. Please add a note that all paving
must be completed in one paving season.
21. Please edit the Typical Street Cross-Section detail so that the subsurface drain conforms to the
City of Carmel standard for subsurface drains.
22. Please assure that there are no manholes or water valves within the pavement, curbs, or sidewalks.
23. 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.
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Mr. Eric A. Gleissner, PE
August 16, 2005
Yorktown Woods Construction Plans-Project Review #1
Page 4 of5
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24. All paving within the existing and proposed City right-of-way shall conform to the requirements
of the Department of Engineering. Please add a note to the drawings that 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 review the authority of the Department as it relates to work
within the existing and proposed City right-of-way.
FINAL PLAT COMMENTS
25. Please separate the tree preservation easements from the drainage easements. Tree preservation
easements cannot be included within drainage easements. This was item #16 of the Primary Plat
comments of May 10, 2005.
26. On the final plat, in the horizontal curve data, two different symbols are used to designate
deflection angles. One of the symbols used (D) is the standard nomenclature for degree of
curvature. Please revise so that the delta symbol is used to designate all deflection angles.
CONSTRUCTION PLAN COMMENTS
27. On the construction plans, in the horizontal curve data, two different symbols are used to designate
deflection angles. One of the symbols used (D) is the standard nomenclature for degree of
curvature. Please revise so that the delta symbol is used to designate all deflection angles.
28. Sheet C2.0, Development Plan
. Was this pond designed as part of a master plan or constructed as part of the private
residence? It appears the existing pond does not really have an outlet and is a "feature."
. The outlet of the pond is indicated but what is the outfall at this point? Does the water
drain to the U.S. 431 right-of-way? Where does the runoff from the pond ultimately enter
a defmed creek?
. If the drainage system is constructed in accordance with the construction plans, all storm
water runoff generated from the site, including the increase in total volume of runoff due
to developing the land will be directed in a much shorter period of time to a point
discharge where there is not currently such a concentrated discharge. Can the system
downstream handle this point discharge?
. Please indicate the emergency overflow of the pond and provide a detail indicating the
width.and elevation of the spillway?,
29. Sheet C2.0, Development Plan and Sheet C4.0, Detailed Intersection and Cul-de-sac Grading
. Please reconfigure the piping system between Structures 110, 111, 112, 113, 115 and 116
so that the-length of storm sewer pipe beneath Laura Vista Drive and Concord Drive is
reduced, minimized, and is perpendicular to the edges of the streets. This may require the
addition of structures.
. Please indicate and label the curb return radii at each intersection to be 30 feet.
30. Sheets C4.1 and C4.2 - Please delete the Typical Street Cross-sections.
31. Sheets C5.0, C5.1, C6.0, and C6.1- Please remove reference to granular backfill in the legend at
the bottom of the sheets and reference the specific detail on the Detail Sheet for the appropriate
installation.
32. Sheets C5.1 - C6.1 - Please add the City's standard minimum cover note.
33. Sheet C8.0 - Please add the note: "ALL SIGNS ARE INSTALLED BY CITY AND REQUIRE
AN ORDINANCE."
34. Sheet C9.0, Landscape Plan - Please remove the landscape plan from plans submitted to the
Department of Engineering for approval. The Department of Engineering does not approve the
landscape plan.
35. Sheet C 10.1, Standard Details
~
o~ 50006 ?P
NATURAL RESOURCES
PLAN REVIEW AND COMMENT
Hamilton County Soil and Water Conservation District
1108 South 9th Street, Noblesville IN 46060
Ph- 317-773-1432 or Email at .ohn-south
Project Name- Yorktown Woods Primary
Location-
Sec. 19, T- 18N R-4E
Acreage- 12.4 ac
Owner/Developer- MHE Development Inc
55 Monument Circle, Suite 201
Indianapolis, IN 46204
Engineer- Mr. Eric Gleissner
CEC
10 West Market Street, Suite 1360
Indianapolis, IN 46204
Plan Review Date: May 17, 2005
Soils Information:
FnB2 Fox loam, 2 to 6 percent slopes, eroded
This is a well drained soil with a water table at a depth greater than 40 inches. This soil is
located on terraces; slopes are 2 to 6 percent. The native vegetation is hardwood forest. The
surface layer is loam and has moderately low organic matter content (1.0 to 2.0 percent).
Permeability is moderate (0.6 to 2 in/hr) in the most restrictive layer above 60 inches. Available
water capacity is moderate (6.3 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
MmB2 Miami silt loam, 2 to 6 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 rises on till plains; slopes are 2 to 6 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.
OcB2 Ockley silt loam, 2 to 6 percent slopes, eroded
This is a well drained soil with a water table at a depth greater than 40 inches. This soil is
located on terraces; slopes are 2 to 6 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 moderate (0.6 to 2 in/hr) in the most restrictive layer above 60 inches. Available
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require a minimum of five-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 Cannel
Utilities. One set will be distributed to the O\\l1erlDeveloper to be maintained on the construction
site. Two sets will be distributed to Carmel Utilities and two sets to the Engineering Department.
If the Qwner/Developer wishes to have additional signed and approved sets, we will approve an
additional two sets or a total of seven sets. The additional sets must be submitted with the
required five sets.
5. Please be advised that any installation of signs, walls, irrigation systems, etc. within dedicated
right of way (excepting Keystone Avenue) or dedicated easements will require a Consent to
Encroach Agreement with the City of Carmel's Board of Public Works and Safetv.
6. Carmel Utilities should be provided copies of all drawings and revisions for review of water and
sanitary sewer 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 and sanitary sewer locations.
8. Copies of the following information are included for your use. Please share this information with
all entities to be involved in this project:
· Subdivision Project Approval Procedures
· Performance Release Procedure
· Subdivision Building Permits
· Permit Data, Contacts, etc.
· Street Sign requirements
BONDING REQUIREMENTS
9. Upon initial revie\v, 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).
· Curbs (interior streets)
· Water Mains
· Sanitary Sewers
· Storm Sewers
· Street Signs
· Monuments & Markers
· Sidewalks may be bonded separately as follows:
Interior - Builders Lots
Exterior - All other including sidewalks/paths in dedicated right of way adjacent to common
areas.
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
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 Keystone Avenue is under the jurisdiction of the
Indiana Department of Transportation (INDOT). It does not appear that there will be a Right of
Way Permit requirement for the City of Carmel.
10. We have engaged Crossroad Engineers, PC to review all drainage plans and ~rainage calculations
submitted to this office for revie\v. We assume you have submitted drainage calculations and
plans to Crossroad Engineers as TAC members. We will share Crossroad's comments as they are
received. When construction plans are submitted for review for this development, please provide
I-set of plans and calculations !to this office and send I-set of plans and drainage calculations to:
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Mr. Greg IIko, P .E.
Crossroad Engineers, PC
3417 South Sherman Drive
Beech Grove, IN 46107
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 and $1,365.00 per acre, Sanitary Sewer Availability Fee. Based upon the primary
plats indicated acreage, the following Availability Fees would apply:
Water - 12.40 Acres @ $1,OIO.OO/Acre = $12,524.00
Sanitary Sewer - 12.40 Acres @ $1,365.00/Acre = $16.926.00
Total Availability (acreage) Fees $29,450.00
Connection Fees are currently $1,310.00 for \vater and $795.00 for sanitary sewers (total
$2,105.00) 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 and Sanitary Sewer Connection Fees are paid on a per-lot basis.
· If an irrigation system, swimming pool or clubhouse is planned for this, or any future
section of the development, additional Water and Sanitary Sewer Connection Fees will
be assessed based upon the reconlmendation of the Director of Carmel Utilities.
PRIMARY PLAT COMMENTS
12. Please contact Crossroad Engineers to obtain a drainage review checklist. The Department of
Engineering will expect the plans submitted for the secondary plat to conform to the requirements
of this checklist as it relates to the design of the storm water collection, conveyance, and detention
system.
13. Are there any drainage areas offsite that need to be accommodated in the design of this
development?
14. Please indicate the outfall and emergency overflow of the existing pond.
15. Monuments are required at all external corners. .
16. On this plat, tree preservation easements are shown within drainage easements. The tree
preservation easements cannot be part of the drainage easements. The required easements need to
be provided separately.
17. 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.
18. Any off-site easements required for utilities must be secured prior to the Department of
Engineering approving the drawings.
19. Please edit the Typical Street Cross-Section detail to require 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. Please add a note that all paving
must be completed in one paving season.
20. Please edit the Typical Street Cross-Section detail so that the subsurface drain conforms to the
City of Carmel standard for subsurface drains.
21. Please assure that there are no manholes or water valves within the pavement, curbs, or sidewalks.
22. 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.
23. All paving within the existing and proposed City right-of-way shall conform to the requirements
of the Department of Engineering. Please add a note to the drawings that 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 \vork and to review the authority of the Department as it relates to work
within the existing and proposed City right-of-way.
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JAMES J. NELSON
CHARLESD.FRANKENBERGER
JAMES E. SHINA VER
LA WRENCE 1. KEMPER
JOHN B. FLATT
FREDERIC LAWRENCE
DA VID LICHTENBERGER
OfCounseJ
JANE B. MERRILL
NELSON
&
FRANKENBERGER
A PROFESSIONAL CORPORA TION
A TTORNEYS AT LAW
3105 EAST 98TH STREET
SUITE 170
INDIANAPOLIS, INDIANA 46280
317-844-0106
FAX: 317-846-8782
VIA HAND DELIVERY
April 22, 2005
Jon Dobosiewicz
City of Carmel - Department of Community Services
One Civic Square
Carmel, IN 46032
Re: MHE - Yorktown Woods Primary Plat Application
Dear Jon:
Earlier today you received the primary plat application and all attendant documents
regarding the above. However, the sample Covenants enclosed with the prior submittal were
enclosed in error. Please replace the prior Covenants submitted regarding Yorktown Woods with
the enclosed.
Should you have any questions regarding this, please do not hesitate to contact me. As
usual, thank you for your cooperation and assistance in this matter.
Very truly yours,
NELSON & FRANKENBERGER
Enclosures
H: VanetlMHE DevelopmentlCannel Primary PlatlDobosiewicz Itr 042205. doc
LawrZ::per