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HomeMy WebLinkAboutPacket 9-9-05 I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS T ABLE OF CONTENTS 2 INTRODUCTION 3 SANIT ARY SEWERS 3 WATER SUPPLY 4 STORM WATER DRAINAGE 4 STREETS AND INFRASTRUCTURE 4 LEGAL DESCRIPTION 5 SUMMARY 5 APPENDIX Application for Primary Plat Home Place Aerial Map Town of Home Place Zoning Map Hamilton Co. Legal Drain Map USGS SOILS MAP (Showing location of site) USGS QUAD MAP (Showing drainage areas) Letter of Grant July T AC Minutes Title Page for Little Farms Addition to Home Place Subdivision Primary Plat for Little Farms Addition to Home Place Subdivision Development Plan for Little Farms Addition to Home Place Subdivision Geoblock Details for the Fire Lane Z:\Land Projects 05\05-022 Homeplace - Little Farms\docs\ENGINEERSRPT.doc Page-2 I I I I I I I I I I I I I I I I I I I INTRODUCTION The report presents the combined input from the developer, the engineer and the communities input for the proposed residential development that occupies Lots 31, 32 & 33 of Little Farms Addition to the Town of Home Place, Indiana. The property is located to the northwest of the intersection 104th and Ethel Street in the civil township of Clay. The development will be known as "Clay Commons" and will contain 9 duplex lots. The site is currently zoned R3 residential and forms part of the Northwest Quarter of Section 12, Township 17 North, and Range 3 East of the Second Principal Meridian. The subdivision platting is named for the existing "Little Farms Addition II to Home Place" and being a re-plat of lots 31, 32 & 33. The subdivision is a nine lot subdivision located within the Town of Home Place, Indiana. The Town of Home Place is between Carmel to the north and Indianapolis to the south. The site contains 2.25 acres of property. There was a home located on Lot 33 which has been demolished. The property also had several out buildings located on Lot 33 which were demolished at the start of the project. The Property is owned by R. G. Thomas Consulting. SANITARY SEWERS Sanitary sewers are provided by Clay Township Regional Waste District located at 10701 N. College Avenue, Suite A, Indianapolis Indiana 46280. Sewer is available for the 9 lots and preliminary permit information has been submitted to Clay Township Regional Waste District. The average daily flow for the 9 lots is 5,580 gallons per day with a 4.5 peaking factor the peak flow is 25, 11 0 gallons per day. The District has verbally stated that they have capacity for the developments sanitary load. All sanitary sewer lines will be a minimum of four feet deep and constructed of PVC SDR 35 sewer pipe. Gravity sanitary sewers are available to connect to along 104th Street and Ethel Street. The existing sanitary sewers flow north on Ethel Street and west on 104th Street. It will be necessary to have the homes along 104th Street to be serviced from the existing sanitary sewer on 104th Street with standard sanitary taps. The Existing manhole on Ethel Street stops short of 104th Street and the proposed manhole on Turner Dr. will tie into this Manhole. The existing manhole has a top of casting elevation of 829.12' and an invert of 821.33'. The average ground height on site is approximately 828.0'; this allows for nearly (6.67') feet of fall. The 280' connection should not be a problem using a slope of 0.450/0 (1.27'). The proposed top of casting for the Manhole on Turner Dr. is 829.25' and the invert will be 822.6' The plans were sent to the District for review and approval on August 16, 2005. It should be noted that the old plans were already approved before the modifications on the cul-de-sac, and no major changes were made since. Z:\Land Projects 05\05-022 Homeplace - Little Farms\docs\ENGINEERSRPT.doc Page-3 I I I I I I I I I I I I I I I I I I I WATER SUPPLY The Indianapolis Water Company (IWC) will provide water service to the property from their existing lines. The engineer has contacted Iwe and supply will not be a problem. The homes along 104th street will be serviced by tapping the existing main. The extension of the water main will occur along Turner Dr. A 6" water line is proposed from the connection on Ethel to the hydrant are located on the lot line. The remainder of the pipe will be 3" Polyethylene and will end with a blow off valve. All water mains will be AWWA approved pipe and conform to IWC standards. The pipe will be laid at a 4-foot depth. Typically water service will use a double valve pit for two units. All of the water components in the project will be maintained and owned by the IWC. Location of fire hydrants will be spaced no greater then 500 feet and their location approved by the Local Fire Chief. STORM WATER DRAINAGE Currently the site is undeveloped and drained via surface flow to a legal drain. The site has a curved contour rising from 104th Street to the northern property line. There is an existing pipe flow between the existing lots numbered 33 and 32. The proposed cul-de-sac will slope from Ethel Street down to the proposed curb inlets set on either sides of Turner Dr. An under-drain will be extended north from the northern curb inlet for any existing ground water flow. The sewers will extend south to 104th Street and then connect with the legal drain to the west of our site. (See Legal Drain Map) The detention for this site will be handled by means of an over sized connection pipe with an orifice plat over the outlet and the back yard swales. A more detailed drainage report has been sent for the Town Engineer to review. The soils for the site are Miami and Crosby Type Clays, which have poor subsurface drainage characteristics. The site has good elevation changes across the site ranging from 823.50' along 104th Street to 833.0' in the northwest corner of the site. All of the streets will have adequate inlet capacity to handle a 10-year storm intensity. Typically the back yards will drain to ditch inlets which will connect to the street drainage system and then to the legal drains. Adequate easements have been provided for the installation and servicing of these storm sewers. An offsite easement of 15 feet has been requested from the owners. The detention will be designed to handle the 1 DO-year storm event while releasing the storm water at the 1 0 year undeveloped rate. Z:\Land Projects 05\05-022 Homeplace - Little Farms\docs\ENGINEERSRPT.doc Page-4 I I I I I I I I I I I I I I I I I I I The updated sanitary sewer plans and drainage report were sent to the Hamilton County Surveyor's Office on August 29, 2005 along with the outlet permit request, Regulated Subdivision Application, and the Non-Enforcement of Drainage Easement in Subdivisions application form, along with the review fees. STREETS AND INFRASTRUCTURE All of the nearly 0.09 miles of street proposed for this project, are to public streets and will be dedicated to the Hamilton County. The streets will be constructed to the Counties current standards and will be maintained by Hamilton County. There will be two proposed streets constructed during the course of this project. Turner Dr. which is one of the two proposed streets will run between the existing Ethel Street on its easterly corner and the proposed Alley Street on its westerly corner. Alley Street which is also designed and constructed as part of this project will run between Turner Dr. and 104th Street making an L intersection and a T intersection at each juncture respectively. Turner Dr will have a platted forty-foot wide right-of-way with twenty four feet of street not including the curb and gutter. The street will use roll curb and gutter and will be crowned at 20/0 slope. The curb will taper to match both Ethel Street and Alley Street which do not have curb and gutter. The proposed surface will be asphalt and match the Hamilton County Standards. The proposed street name is Turner Dr. which has been approved on the Preliminary Plat, and has been submitted to the Town for their approval. The proposed cross section of the street from the centerline will consist of 24 feet of asphalt pavement, 2 feet of curb and gutter and a 4 foot concrete sidewalk on both sides. Alley Street will have 12 feet of street and a 15 feet wide right-of-way but as previously mention will not comprise of a curb and gutter. The proposed surface will be asphalt. Both Ethel Street and 104th Street will not have curb because the existing streets are not curbed. The front yard setbacks have been reduced to 25 feet. Typically the utilities have a 15 foot easement on the outside and/or within the adjacent right-of- way. This will consist of Electricity, Telephone, Gas, Cable, Sanitary Sewers, Water Mains and Storm Sewers. A set of updated plans was sent to the Hamilton County Highway Department on August 29, 2005 along with a Road Cut Permit Application and the review fees. The alley on the west side of the property was replaced with a geoblock material. It will only serve as a fire lane for the Fire Department use. It will not be accessible for traffic. This option was discussed and approved by the Carmel Fire Department. The geoblock material will be seeded and will appear as lawn. This will make it more aesthetically pleasing. This fire lane will be part of the two lots on the west side of the property: Lots 33B and 33G. The owners of those two lots will be responsible for mowing the grass in those areas. But in order to reduce the maintenance requirements for this geoblock area, a special kind of low-maintenance grass will be used: Care fine Fescue Blend or Blue Carpet Kentucky Bluegrass Blend. Z:\Land Projects 05\05-022 Homeplace - Little Farms\docs\ENGINEERSRPT.doc Page-5 I I I I I I I I I I I I I I I I I I I LEGAL DESCRIPTION LOTS NUMBERED 31, 32 & 33 IN LITTLE FARMS ADDITION TO HOME PLACE, HAMILTON COUNTY, INDIANA, AS PER PLAT THEREOF, RECORDED IN DEED RECORD 109, PAGES 50 & 51 IN THE OFFICE OF THE RECORDER OF HAMILTON COUNTY, INDIANA. The Property contains 2.25 acres more or less. SUMMARY There is a multitude of supporting information on the viability of this proposed subdivision. The Current zoning is R3 The surrounding homes are consistent with the proposed project. The Primary Plat for The Re-Plat of lots 31, 32 & 33 of Little Farms Addition II to Home Place prepared August 2004 The remaining questions for this development will be answered during the normal plan development process, which will commence once the Primary Plat is approved. The Drainage Report will be the first thing addressed, then the sanitary design and finally a completed set of construction documentation will be prepared for review by the town and all of the utilities. After the Technical Review is complete, the plans will be revised and permits will be filled. Construction is not anticipated to begin until late summer. We formally request that this subdivision be allowed to bond for improvements so that the secondary plat can be filled and approved. UPDATE AFTER CARMEL SUBDIVISION COMMITTEE MEETING During the Carmel Subdivision Committee meeting, the owner of the property made a commitment stating that in order to compensate for the 25' Front Yard Setbacks, the buildings along Ethel Street will have 500/0 brick on the front elevation. Concerning the utility easement required on the property located on the southwest side of the project area, an offer was extended by the owners of Little Farm Subdivision to buy the property. It is still in negotiation, but the issue will be solved before the Plan commission meeting on September 20, 2005. For the maintenance issue of the fire lane, as stated above, it was decided to add the fire lane to Lots 33B and 33C (Please refer to Development Plan), and Z:\Land Projects 05\05-022 Homeplace - Little Farms\docs\ENGINEERSRPT.doc Page-6 "-< 0 cY Z 0 . . 0 (Jl z I I -j 0 If) N N a tD 0 0 00 0 I .q- 0 ~ 0 z [J lfl ~ ~ <r: ~ ~ ~ E-i E-i I---' ~p..., C0~ C0~ <<5 C\l[fJ C0d ~o "...-i[fJ C0 E-i o ~ E-i <r: ~ ~ ~ ~ -0 CC0 ~~ O~ Q~ ~~ ~~ ------------------- ~~r./lt-3~r-<c :=.: ~ q- ::r ::r 0 Ut eD (D (D (D ct> ....... :> 0.. en. ct> (/) ~ rJl 0\ r::) ~' ;+ ~'i:j ~ 0 '-< (D (D ~ i..& R ........ I ....,. n ~. ~. o' W 00 ~ N ........ ~ W ~ S;. g g g. ~ ~ tJj(D ~~(e> ~o- (t)(t)"E.~ ~~ o-~~~ cro I ~ (/) ...... ~= (DW r-+- '-" ~ --- ~~ Q. o ~ CD ~ ~ ~ \. 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SPECIFlCATION MATERIAL COLOR CHEMICAl.. RESISTANCE CARBON BLACK FOR ULTRAVIOLET UGHT STABIUZATION :~:It.t~~~S~~~~ ~ircc(~~t~ NOMINAL DIMENSIONS (WIDTH )( LENGTH) UNIT DEPTH NOMINAL COVERAGE AREA CElLS PER UNIT CElL SIZE TOP OPEN AREA PER UNIT BOTTOM AREA PER UNIT INTERLOCKING OFFSET SHEAR TRANSFER TABS WEIGHT PER UNIT RUNOFF COEFFlCIENT 0 63.5 mm/hr (2.5 in) UNITS PER PALlET RAINFALL GB-5150 MATERIAL SPECIFlCA llONS NOT TO SCALE 09/08/05 05-022 NTS 16 5 16 FRONT ~ SECfiQNA-A GB-5150 DIMENSIONS NOT TO SCAl.E BADGER ENGINEERING 117 W. Elm Street Lebanon, IN 46052 (765) 485-0000 No. Date Revision 1 10/01/04 CTE REVISIONS 2 08/04/05 ~~~lO~ SURVEYOR' ,,"'\\~"c:~,~ i~~]~ \~ ~CJr NO. : ~ 910326 E : l}\. .$rA1E Of' ~ ~ \~~~';;/ ....""", JOI#A\. "\,,......' "",,,,,,,, ~tbr 3 16