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Aleisha M. Jaeger
August 24, 2005
Opus Landmark at Meridian
Page 2 of5
f. Any submission to the Board requires prior fmal approval by the Carmel Clay
Plan Commission and/or the Board of Zoning Appeals and completion of review
by the Technical Advisory Committee. All written requests to be place on the
Board's agenda must include the appropriate Docket Numbers and the date (or
dates) of approval by the Plan Commission and/or BZA.
2. 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.
BONDING REQUIREMENTS
3. Upon initial review, it appears the following bonding requirements may apply to this
project:
a. A Performance Guarantee will be required for the asphalt path and the
construction of the entrances within the Pennsylvania Street right of way. We
require a Certified Engineer's Estimate for 100% of labor and materials required
for the construction. The Performance Guarantee amount is based upon the
Engineer's Estimate. When the construction has been completed and the
Performance Guarantee has been released, a 3-year, 10% Maintenance Guarantee
will be required.
4. Street Cut/Right of Way Permit and Bonding Requirements
a. Any work in the dedicated right of way of Pennsylvania Street and/or Carmel
Drive will require a Right of Way Permit and a License and Permit Bond. The
bond amount will be determined by the number of instances of work in the right
of way @ $2,000.00 per instance. Open pavement cuts in dedicated streets
require approval by our Board of Public Works and Safety. Please contact our
Right of Way Manager/Inspector, Fred Glaser, to arrange permitting and
bonding.
PROJECT COl\1MENTS-GENERAL
5. Sheet CIOO-Existing Conditions Map.
a. This sheet was not included in the set for review and the City could find no
. formal response to the previous comments. Some of the comments below are
restatements of previous comments.
b. Comment on previous review: "Label and dimension the Pennsylvania Street
right of way line (existing and proposed if different) on this and all sheets."
c. Comment on previous review: "Provide a legal description of the 7.92 acres."
d. Comment on previous review: "How can the owner remove existing trees outside
of the property line? Who owns those trees?"
e. Please indicate removal of the existing curb across the proposed entrances.
6. Sheet C200-Site Plan
a. This sheet was not included in the set for review and the City could find no
formal response to the previous comments. Some of the comments below are
restatements of previous comments.
b. Comment on previous review: "The Alternative Transportation Plan calls for a
10' wide multi-use path on Pennsylvania Street." Per the Letter of Grant dated
May 19, 2004 on file with the Department, a IO-foot multi-use path was to have
been installed within the right-of-way of Pennsylvania Street as a condition of
that approval. Although the minutes of the April 2004 T AC meeting discuss
consistency with what was installed across the property to the north, the frontage
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Aleisha M. Jaeger
August 24, 2005
Opus Landmark at Meridian
Page 3 of5
of this development represents a substantial portion of this segment of the
Pennsylvania Street corridor and the type of pedestrian facility installed to the
north should not govern what is installed as a part of this project. The plans need
to be revised to indicate the construction ofa IO-foot multi-use path in
accordance with the Alternative Transportation Plan and the conditions of the
May 19,2004 Letter of Grant.
c. Comment on previous review: "It would be helpful if the adjoining development
to the north and the development(s) across Pennsylvania Street could be
identified on all the sheets."
d. Comment on previous review: "It appear's the entire site will have a total of 4-
curb cuts? While this number does not appear to be out of line with the size of
the overall development, we would request that the locations be re-evaluated in
regard to existing and opposing curb cuts and the possible alignment with same."
As previously stated, the Board approval of the currently proposed curb cuts has
expired. The City is willing to provide the requested curb cuts. However, unless
the curb cut locations indicated are in accordance with a master plan of the area,
these curb cuts must be aligned with the existing curb cuts to the development to
the east. The existing curb cuts are in conformance with the expected access
points to be provided if Pennsylvania Street is improved in the future. The
northernmost curb cut may remain where it is proposed and must remain a right-
in/right-out only configuration.
e. Comment on previous review: "Show the connection of the sidewalk for this
development with the existing sidewalk on the adjacent north development."
Please indicate this connection.
f. Comment on previous review: "Please advise the Owner and Contractors
involved in this project that the City of Carmel has a strict ordinance regarding
mud and other substances deposited on City streets by vehicles and equipment
used in excavation, construction, demolition or otherwise within the City Limits.
Be prepared to clean Pennsylvania Street during the duration of this project."
g. Please delineate with hatching and add the appropriate reference in the legend for .
the City Standard right-of-way pavement section for all pavement to be placed
within the Pennsylvania Street right-of-way. Please reference the requested detail
to be placed on Sheet C600.
h. Please indicate depressed curbs across each of the proposed entrances.
1. The Site Plan must indicate the appropriate "Do Not Enter" and "No Left Turn"
signage for the northernmost curb cut. .
J. It is apparent that a 45-foot half right-of-way is proposed in accordance with the
Thoroughfare Plan. However, the drawings do not scale to this distance. Please
address this issue and label and dimension the Pennsylvania Street right of way
(existing and proposed, if different) on this and all sheets.
k. Please add the following note to the site plan: "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."
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Aleisha M. Jaeger
August 24, 2005
Opus Landmark at Meridian
Page 4 of5
7. Sheet C300-Grading Plan
a. What is the ultimate outlet and route for the emergency overflow should it ever
be utilized? Does it access a ditch in the U.S. 31 right of way?
8. Sheet C30I-Offsite Grading/Drainage Plan
a. Does the property crossed by the temporary swale belong to the owner or will an
easement be required?
9. Sheet C400-Utility Plan
a. Is it a correct assumption that the storm drainage system will be a private system
maintained by the owner/developer?
10. Sheet C600-Details
a. Need to include a Right of Way Pavement Section for the portion of the proposed
entry pavement in dedicated right of way. The pavement section must be: 1.5
inches HMA #11 surface on 2 inches lIMA #8 binder on 3 inches lIMA #5D
base on 7 inches #53 stone on 4 inches #2 stone or match existing, whichever is
greater.
b. There is an Asphalt Walk Pavement Section. Where does this apply? The City's
specification for asphalt paths in dedicated right of way is I-inch surface, 2-
inches binder and 5-inches #53. If asphalt path is to only be installed in the
Pennsylvania Street right-of-way, then the detail must be changed. If asphalt path
will also be installed on-site, then the City standard detail must be added and the
two different paths delineated appropriately on the Site Plan.
c. The Curb Joint detail must indicate contraction joints spaced not greater then 5-
feet on radii within the City right-of-way.
d. Sawcutting the existing chairback curb as indicated on the current detail is not
acceptable within the City's right-of-way. The existing curb must be indicated for
removal and depressed curb indicated for installation. Please add a depressed
curb detail.
ADDITIONAL COl\1MENTS
11. A Maintenance of Traffic Plan must be submitted for the work within the
Pennsylvania Street right-of-way.
12. As indicated in an ~mail on August 23,2005, the Department understands that only
the Phase portion of the project will be constructed at this point, with mass grading
only occurring for Phase IT. The plans need to clearly indicate the limits of the Phase
I construction and the earthwork and other installations (utilities, provisions for
temporary drainage) that will occur for the Phase II area of the site. The City is
willing to approve both the Phase I and Phase IT final improvements; however, the
phasing of the construction must be indicated on the plans.
DRAINAGE REVIEW
13. Formal approval of the drainage plan for this project was never obtained as a part of
previous reviews. As of the time of the issuance of this letter, the City's drainage
review consultant still has not received current drainage calculations and plans for
review. The City cannot approve the drawings until the drainage plan is approved.
14. The drainage review consultant provided comments dated June 8, 2004 based on a
review of the project, then filed as "126th Street Medical Office Complex". Based
on a review of that letter, there were outstanding issues related to'the drainage
design. The Department has no record of a response to these comments or
confirmation that these comments were incorporated into the drainage report or the
construction drawings. The Department would expect the comments from the review