HomeMy WebLinkAboutCorrespondence
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Mr. Mark T. Monroe
June 23,2005
Guilford Condos-Project Review #1
Page 2 of6
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:
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 Engineering Department and Carmel Utilities issues have been
resolved. The design engineer must certify all drawings submitted for [mal 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 the Director
of Carmel Utilities. One set will be distributed to the Owner/Developer to be maintained on the
construction site. Two sets will be retained by the Engineering Department and two-sets will be
distributed to Carmel Utilities. If more than one approved/signed set is desired, we will approve a
maximum of two additional sets for a total of seven sets. However, 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 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/W astewater Collection 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 subscribe to "Holey Moley". "Holey Moley" should be contacted directly
for all water and sanitary sewer locations.
8. We are enclosing copies of the following information for your use:
. Commercial Project Approval Procedures
. Performance Release Procedure
. Building Permits
. Permit Data, Contacts, etc.
. Water and Sanitary Sewer Fees
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:
. Right of Way Improvements, to include the curb cut, right of way concrete sidewalk/asphalt
path, accel/decel/passing blister and all other required right of way improvements.
. Water Mains
. Sanitary Sewers
. Perimeter Monumentation (if platted)
It is our assumption that the storm sewers/storm drainage system will be privately owned and
maintained.
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.
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Mr. Mark T. Monroe
June 23, 2005
Guilford Condos-Project Review #1
Page 3 of6
Right of Way Permit and Bonding
Any work in the dedicated right of way of Guilford 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 Guilford Row Road 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. If plans and calculations have not been submitted to Crossroads for their review,
please do so immediately.
AVAILABILITY AND CONNECTION FEES
11. Water and Sanitary Sewer Availability (acreage) Fees
The residential lots at 30 and 40 South Guilford are connected to Carmel Utilities. Therefore,
additional Availability Fees are not applicable to this townhome development.
Water and Sanitary Sewer Connection Fees
Connection Fees are paid when the infrastructure has been completed, satisfactory test results
obtained and the development has been released for building permits. Based on information on
the drawings, the following are tentative Connection Fees for this project based upon 3-bedroom
units. If the units to be built are other than 3-bedroom units, these calculations do not apply:
8-Buildings with 37 Total Units @ 1.0 EDU/3-Bedroom Unit = 37.0 EDUs
This project will be given credit for the existing residential usage of the property at 1.0 EDU per
lot. Therefore, 37.0 EDUs - 2.0 EDDs credit = 35.0 EDUs.
Water - 35.0 EDUs @ $1,310.00 Water Connection Fee/EDU = $45,850.00
Sanitary Sewers - 35.0 EDUs (@, $ 795.00 Sanitary Sewer Connection Fee/EDU = $27..825.00
Total 35.0 EDUs @ $2,105.00 $73,675.00
When building permits are pursued, the total Connection Fees will be pro-rated for the 37 units.
. If an irrigation system, swimming pool or clubhouse is planned for this development,
additional Water and Sanitary Sewer Connection Fees may be assessed based upon the
recommendation of the Director of Carmel Utilities.
PRELIMINARY DEVELOPMENT PLAN COMMENTS
12. Concrete sidewalks in dedicated right of way are required to be 5'0" wide. The asphalt path width
must conform to current City of Carmel standards. We defer to the Department of Community
Services for this determination.
13. Utility Easements will be required for water mains and sanitary sewers in the townhome area,
which is served by private streets.
14. The Department assumes that all on-site storm sewers will be private and not maintained by the
City.
15. The Department recommends that all on-site sanitary sewer, water main and storm sewers be
installed in accordance with the Department of Engineering bedding, haunching, initial and [mal
backfill specifications and conform to the minimum cover requirements. If the developer makes
the decision to install the on-site utilities to these standards, all general notes, plan notes, details,
and specifications should be revised or added to the appropriate sheets to require installation to
these standards.
16. Within the limits of the right-of-way, sanitary sewers, water mains and storm'sewers shall be
installed in accordance with the Department of Engineering bedding, haunching, initial and final
backfill specifications and must conform to the minimum cover requirements. For installation . within the right-of-way, the Department requests that all appropriate general notes, plan notes,
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Mr. Mark T. Monroe
June 23, 2005
Guilford Condos-Project Review #1
Page 4 of6
details, and specifications be revised or added to appropriate sheets to to require installation to
these standards.
17. Please contact Crossroad Engineers to obtain a drainage review checklist. The Department will
expect the design submitted for the development of construction drawings to adhere to this
checklist.
18. Sheet C 1 00 - Please change the contact for Streets and Storm Sewer to "Mike McBride/Gary
Duncan" and the contact for water to City of Carmel.
19. Sheet C 1 00 - Please remove the disclaimer in the lower right comer of the sheet. The plans will
not be approved with this disclaimer.
20. Sheet Cl - What will be done with the perpetual drainage easement shown in the northwest comer
of the property? Are same rights being granted on relocated easement?
21. Sheet C 1 - Please identify all the drives intersecting with Guilford Road that are indicated on the
plans.
22. Sheet C2 - Is a section of the storm sewer in the northwest comer of the property going to be
removed? If so, please indicate for demolition.
23. Sheet CI0l
. If the storm sewer in the northeast comer of the property being demolished, should this not be
shown on this sheet and Sheet CI02?
· Please label existing and proposed utilities, including storm, on this sheet.
. Please label drive widths and the curb return radii at each intersection.
. Please indicate an easement over the storm sewer pipe that runs along the west edge of the
property .
· Please show the proposed Main Street Plaza curb cut to the north.
· Does the right-of-way meet the Thoroughfare Plan requirements? Please label the right-of-
way. If the existing right-of-way is less than that prescribed by the City's 20-year
Thoroughfare Plan, the additional right-of-way must be dedicated to the City.
· Please indicate widening across the property frontage or to the extents of the auxiliary lanes,
whichever is greater for 12- foot travel lanes on the property side of Guilford Road. Auxiliary
lanes shall be measured from the edge of the 12- 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 Guilford 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 on3 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 Department requests the addition of pavement on the east side of Guilford Road such that
two northbound lanes are created across the property frontage. When the plans are revised to
indicate the creation of these lanes, the Department may have further comments related to
these lanes, proposed striping, etc. and may require additional improvements when we see the
auxiliary lanes.
· 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.
· Please provide an acceleration lane and a deceleration lane at the entrance. The dimensions of
these auxiliary lanes should conform to the requirements of the 20 Year Thoroughfare Plan
functional classification.
· 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
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Mr. Mark T. Monroe
June 23, 2005
Guilford Condos-Project Review #1
Page 5 of6
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.
. Where there is no concrete curb, 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 gravel shoulder.
. Please show existing water main along east side of property.
. Please identify all existing drives. There are two on the east side of Guilford - one north of
the proposed new entrance and one south of the new proposed entrance.
. Please label Guilford Road.
. The curb cut for the new entrance requires Board of Public Works and Safety approval.
· Sidewalk or path meeting the City standards must be installed within the right-of-way along
the property frontage. Please confrrm with the Department of Community Services as to the
type of installation (concrete sidewalk or asphalt path).
. Please provide ADA ramps where the sidewalk or path crosses the proposed entrance.
. Please delineate City standard chair back curb and City standard right-of-way pavement for
all new pavement within the right-of-way, including up to the right-of-way line at the
entrance.
· Please add City standard details to Sheet C801 for any construction within the right-of-way.
These standard details must be referenced on the site plan if a different installation will occur
on the property.
. Please indicate the limits of the street cut for the installation of the 8" sanitary line beneath
Guilford Road. Please indicate that the pavement shall be saw cut to a clean edge at the limits
of the required removal. The plans must indicate restoration in accordance with the
Departments Street Cut patch detail. This detail must be added to the detail sheets. This street
cut requires Board of Public Works and Safety approval.
· Please indicate the demolition of the 12" CMP in the southeast comer.
24. Sheet CI02
· Is the storm sewer shown in the northwest comer to be left in place under the building?
· Who owns the detention pond? Do you have permission to discharge into it?
· Please identify the outfall from the pond and show the piping under Guilford Road. This pipe
size shall be confIrmed to be the appropriate size for the upstrea~watershed that drains to the
pipe. If the pipe is not adequately sized for the watershed, the Developer must replace this
pipe with a pipe or box culvert of the correct size. If the existing pipe is adequately sized, the
Department may still require replacement of the pipe if the pipe is in a state of disrepair.
· Grading and Drainage-Note 2: change the minimum slope for a swale to 1.00%.
· Grading and Drainage Note 8: Please revise to "ANY PART OF STORM SEWER
TRENCHES RUNNING UNDER OR WITHIN 5 FEET OF PAVED AREAS WITHIN THE
RIGHT -OF - WAY MUST MEET CITY BEDDENG, TRENCHING, HAUNCHING,
BACKFILL, AND COVER REQUIREMENTS."
· Sheet C401 - Must meet City standard for backfill within the right-of-way (flowable fill per
the City standard Street Cut Patch detail is required for the Guilford Road pavement cut; City
standard backfill is required for remainder of the installation within the right-of-way). Please
indicate this revision on the profiles and in the legend.
· Sheet C601 - Must meet City standard for backfill within the right-of-way (structure 111 to
structure 112). Please revise Grading and Drainage Note 4 to reflect this requirement.
25. Per the new City Digital Submission Standards, the on-site topography cannot be based on an
assumed datum. The topography must be tied to the vertical datum outlined in the Digital
Submission Standards.
City of Carmel
June 21, 2005
Attn: Mark T. Monroe
Guilford Real Estate Partners, LLC
One Indiana Square, Suite 1800
Indianapolis, Indiana 46204
COpy
RE: Guilford Road Condominiums
Dear Mr. Monroe:
This letter is in response to the DP/ADLS application submitted for the proposed Guildford Road
Condominiums. Preliminary comments and concerns are as follow:
1. At least seventy-five percent (75%) of buildings for this multi-family project must face a
public street (as per 20G.05.02 C (1 )). Only the condos facing Guilford Rd. (2 buildings)
are buildings facing a public street.
2. A copy of the landscape plan approval I etter/e-mai I from the Urban Forester is required
prior to approval.
3. Please indicate and label all rights of way.
4. Please label streets
5. Show build to line on the site plan, condos must be 4 to 9 feet from build to line (as per
20G.05.02 D (5)).
6. Courtyards should be enclosed with a fence or wall no more than six (6) feet tall (as per
20G.05.02 D (5)). A wrought iron fence would be suggested element to meet the
requirement or if necessary another approved material may be used.
7. Please provide rear and side elevations
8. -The facades of the front elevation should include a defined base or foundation, a middle
or modulated wall, and a top formed by an articulated cornice, appropriate to the building
style (as per 20G.04.01 E)
- The stairs represented in the front elevation along with the platform leave an awkward
space below that needs to be filled in with some sort of element with more detail to
visually "ground" the architectural entity.
- The pediment above the "porch" seems to accent or build up a void of a plain brick
fal(ade. A window needs to be placed or some other architectural element (s).
9. Please provide a photometric lighting plan wi fixture details.
10. Please indicate how far the parking dividers go out and how wide the parking bays are on
the site plan.
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ONE CIVIC SQUARE
CARMEL, INDIANA 46032
317/571-2417