HomeMy WebLinkAboutPacket 9-9-05
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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
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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.
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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.
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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.
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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
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SOD OR TOPSOIL
SUBBASE (THICKNESS VARIES)
(IF REQUIRED)
SUBGRADE
4-
16
GRASS ACCESS lANE
(WIDTH VARIES)
DETAIL A
TYPICAL GRASS
PAVEMENT DETAIL
NOT TO SCAlE
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-- -- ----
lO 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 01
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10 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O~
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10 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O~
10 01 ---
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
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10 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O~
10 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 01
10 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 OR
10 0 0 0 0 0 - - ----
10 0 0 0 0 0
10 0 0 0 0 01
10 0 0 0 0 01 TYPICAL LAYOUT CD
10 0 0 0 0 01 NOT TO SCAl.E
10 0 0 0 0 01
-- --....- ~-
THE lNTERloa<1NG TAB JOINTS
2
16
GB-5150 COMPONENTS
NOT TO SC1U:
(1.97")
~
~
i'
e
2
2
t
UP TO 50~ RECYCLED POLYETHYlENE
CHARCOAL BlACK
SUPERIOR
1.5~ - 2.0~
2,900 kPo (420 psi)
240,000 kPo (35.000 psI)
0.50 m )( 1.00 m (1.64 ft )( 3.28 ft)
50 mm (1.97 in)
0.50 sq.m (5.38 sq.ft)
72
79 mm )( 81 mm (3.1 in )( 3.2 in
87~
4O~
1 TAB FOR EACH PERIPHERAL CEll
4.54 kg (10.0 Ibs)
1.5~
44
GEOBLOCK (GB-5150) MATERIAl.. 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:~,~
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