HomeMy WebLinkAboutCorrespondence
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June 16, 2005
]ANIES BRAINARD, MAYOR
Mr. Mark T. Monroe
Wooden & McLaughlin, LLP
One Indiana Square, Suite 1800
Indianapolis, IN 46204-4208
RE: Blue Ridge Estates Primary Plat-Project Review #1
Dear Mr. Monroe:
We have reviewed the primary plat submitted for this project for review for the June 22, 2005 Technical
Advisory Committee. We offer the following comments:
GENERAL INFORMATION
1. The project site is located within current City of Carmel Corporate Limits.
2. Jurisdictions:
. Streets and Right of Way (Shelbome Road) - City of Carmel.
. Water - City of Carmel Utilities
. Sanitary Sewers - Clay Township Regional Waste District
. Storm Sewers/Drainage - Hamilton ~ounty Surveyor's Office (City of Carmel Review).
. Regulated! Legal Drains - Hamilton County Surveyor's Office.
3. Board of Public Works and Safety Requirements:
. Water Availability approval from the Board is based upon the total number of single-family
residences @ 1.0 EDU/single family residence. If entryway or other community irrigation
systems are planned, these will also require additional Water Availability approval from the
Board and additional Water Connection Fees will be assessed.
. Residential Curb Cut Approval will be required, regardless if there is one driveway serving
three lots or three individual driveways. Please provide drawings of the driveway( s) with the
request for Board approval. The drawings should include all pertinent dimensions (throat
width, overall width, radii, right of way lines, edge of pavement, location of all existing
opposing driveways, etc.
. Temporary Construction Entrance (if applicable and if located at a location other than planned
permanent entrances)
. Please be advised tltat any open cuts of existing perimeter-dedicated streets will require
separate Board of Public Works and Safety approval.
. Any permanent improvement (including irrigation systems) to be installed within dedicated
right of way or dedicated easements. This approval would require a Consent to Encroach
Agreement between the Owner and the City of Carmel.
. Secondary Plat approval.
. Right of Way Dedication (if applicable)
A schedule for Board of Public Works and Safety meeting dates is enclosed for your use. Please
use the Engineering Department deadlines for submissions to the Board.
Any submission to tlte Board requires prior approval by the Carmel Clay Plan Commission
and/or the Board of Zoning Appeals (ifapplicable) and completion of review by tlte Technical
Advisory Committee. All written requests to be placed on the Board's agenda must include the
appropriate Docket Number and the date (or dates) of approval by the Plan Commission and/or
the Board of Zoning Appeals (if applicable).
4. T.A.C. Review/Drawings submitted for approval:
DEPARTwlENT OF ENGINEERING
ONE CMC SQUARE, CAR\IEL, IN 46032 OFFICE 317.571.2441 FAX 317.571.2439
El\1AlL engineering@ci.carmel.in. us
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Mr. Mark T. Monroe
June 22, 2005
Blue Ridge Estates Primary Plat-Project Review #1
Page 2 of5
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. Pinal drawings will not be
approved for construction until all Engineering Department, Carmel Utilities and Hamilton
County Surveyor's Office issues have been resolved. The design engineer must certify all
drawings submitted for final approval. Because of the dual jurisdiction between the City of
Carmel and the Hamilton County Surveyor, we will require a minimum of eight-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 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
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 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 subscribe to "Holey Moley" and they should be contacted directly for all
water main locations.
8. We are enclosing copies of the following:
. Subdivision Project Approval Procedures
. Performance Release Procedure
. Subdivision Building Permits
. Permit Data, Contacts, etc.
BONDING REQUIREMENTS
9. 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:
. Perimeter Street Right of Way Improvements if applicable (right of way pavement including
accel, decel, passing blister, widening, stone shoulders, striping, multi-use asphalt paths, etc.)
If applicable, Storm Sewer/Drainage 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.
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 ofShelbome Road 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 either Towne Road or 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.
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Mr. Mark T. Monroe
June 22, 2005
Blue Ridge Estates Primary Plat-Project Review #1
Page 3 of5
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:
5.99 Acres @ $1,010.00/Acre = $6,050.00
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 system is planned for this development, additional Water Connection
Fees will be assessed based upon the recommendation of the Director of Carmel
Utilities.
PRIMARY PLAT COMMENTS
12. Please provide monuments at the external comers.
13. The Department of Engineering will not approve individual driveways for each of the three lots.
Please revise so that all lots are accessed from one street or common driveway off Shelbome
Road, or provide access to Blue Ridge Estates from an adjacent development. If access from a
single street oh Shelbome Road is provided, please locate the proposed access point so that its
intersection with Shelbome Road is at least 500 feet from adjacent intersections or align the street
with any streets on the west side of Shelbome Road. Because this is such a significant revision,
the Department of Engineering will provide a more complete review and further comments after
the revision is completed.
14. The access point may only be 30 feet maximum measured face of curb to face of curb.
15. Please contact Crossroad Engineers to obtain drainage review checklist for consideration in
developing secondary plat and that design effort. The Department would expect the secondary
plat ancl, construction drawings submitted to conform to the requirements of the checklist.
16. Please provide detention volume for the fully developed site and for the fully developed
thoroughfare plan right-~f-way for the Shelbome Road frontage. This requirement shall apply
regardless of watershed limits. Please provide adequately sized pipes to carry water from the
street to the proposed ponds.
17. Thank you for maintaining the roadside drainage. How does this drain?
18. Sheet C102 Please remove "TO BE CONSTRUCTED IN THE FUTURE" from the note "10'
ASPHALT PATH TO BE CONSTRUCTED IN THE FUTURE." The asphalt path construction
needs to be accomplished when the rest of the subdivision construction is accomplished.
19. If off-site easements will be necessary to install the utilities, these easements must be secured prior
to the Department of Engineering approving the drawings.
20. Have the three septic fields been approved?
21. Please remove Sheet LID 1, Tree Preservation Plan, from plans submitted for approval by the
Department of Engineering. The Department of Engineering does not approve the Tree
Preservation Plan.
22. In Land Description on back sheet, please provide net acreage.
23. Please indicate a comer cut that will accommodate a 120- foot radius roundabout centered at the
intersection of 121 st Street and Shelbome Road. The Department requires that the Developer
dedicate this right-of-way. The Department understands that this dedication will go through the
Board of Public Works in the future but needs the right-of-way to be shown on the plans to ensure
that the site plan is able to accommodate the future construction.
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Mr.. Mark T. Monroe
June 22, 2005
Blue Ridge Estates Primary Plat-Project Review #1
Page 4 of5
24. If access to this subdivision is from Shelbome Road, please provide an acceleration lane, a
deceleration lane, and passing blister at the entrance. The dimensions of these auxiliary lanes
should conform to the requirements of the 20 Year Thoroughfare Plan functional classification.
25. Please indicate widening across the property frontage or to the extents of the auxiliary lanes,
whichever is greater for I5-foot travel lanes on the property side of Shelbome Road. 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 saw cut 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 Shelbome Road 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.
26. The City typically requires 1" 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 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. Please add an Asphalt Path Detail that requires 1 inch HMA #11 surface on 2 inches HMA #8
binder on 5 inches #53 stone.
28. 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.
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 provide concrete curb within the right-of-way at the entrance.
31. Please establish Base Flood Elevation and Flood Hazard Areas of Brendle Drain. FFE, including
basement FFE and any structure openings (windows, doors, etc.) must be 2 feet above 100-year
elevation of flooding source. Refer to City flood hazard area ordinance.
32. Please show the proposed access on the primary plat and indicate how roadside drainage will be
maintained under the drive (pipe must be sized to convey upstream watershed, not simply a 12"
drive culvert).
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 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