HomeMy WebLinkAboutMemo to PC 11-4-05
CITY OF CARMEL SUBDNISION CONTROL ORDINANCE
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7.01 Subdivision Base Density.l
The base density permitted for new subdivisions is set forth below. The percentages in the following table refer
to the percentage of a subdivision's gross site acreage which must be devoted to open space as dermed in this
Chapter:
RESIDENCE STANDARD BASE DENSITY
DISTRICT OPEN SPACE FOR QUALIFYING
(PER ZONING REQUIREMENT SUBDIVISION
ORDINANCE (SOSR otsl Acre
S-1 Residential Estate 15% 1.0
15% 1.0
S-1 Low Intensi 15% 1.0
S-2 20% 2.4
R-l 20% 2.9
R-2 20% 3.9
R-3 25% 5.0
R-4 25% 8.0
R-5 25% 12.0
7.02 Subdiw,isiaB DeBsit~r IBeeBtiwTTe.
The gross base densitJ (units/aerc) of a subdivision may be increased above the permitted base density, set
forth in 8ccti811 :. 01, by the application of a factor of one and OHe half percent (1.5~\') of the base density for
each increase of one pereent (1 ~(,) in the percentage of the site acreage that is deyoted to open space.
Expressed mathematically: PD BD x (1 I 1.5(OSP SOSR))
\\'here: PD Permitted Density;
BD Base Density for the residence district;
OSP Open Space percentage in the submitted plat;
SOSR Standard Open Space Requirement percentage
7.03 Open Space Schedule.
Together with the primary plat application, the applicant must submit an Open Space Schedule, noting the
Open Space categories used and acreage of each. (Exhibit A.). Subdivision open space is divided into four (4)
categories: Natural Open Space, Agricultural Open Space, Conservancy Lots, and Designed Open Space.
7.03.01 Natural Open Space. (See Section 7.06). Natural Open Space includes all land areas set aside in a
naturally occurring state, including priority conservation areas, used either:
1. for the purpose of passive neighborhood recreational use;
2. to protect scenic views; or
3. to minimize views of new development from existing roads.
7.03.02 AGRICULTURAL OPEN SPACE (See Section 7.08). Agricultural Open Space includes all land
areas set aside for agricultural uses, including pastureland.
7 .03.03 CONSERVANCY LOTS (See Section 7.10). Conservancy Lots are intended to be used primarily as
large lot residential uses which serve as a buffer and/or transition to pockets of low intensity, very low
intensity ,and residential estate subdivisions.
1 Section 7.01 amended per Ordinance No. Z-475-05, ~a.
Chapter 7: Open Space Standards For Major Subdivisions
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as amended per Z-346; Z-458-04; Z-475-05
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CITY OF CARMEL SUBDNISION CONTROL ORDINANCE
7.03.04 DESIGNED OPEN SPACE (See Section 7.09). Designed Open Space includes all land areas (other
than Agricultural and Natural Open Space) set aside or designed:
1. for passive or active recreational use within neighborhood areas;
2. To enhance views of new houses from existing roads;
3. To act as neighborhood focal points.
7.04 General Standards For Open Space.
All subdivision open space that is set aside for common use, shall be designed using the standards set forth
within each open space category, and per the general requirements below.
7.04.01 Any lot within a subdivision shall be located within a one thousand-foot (1000') radius of Open Space
to help ensure safe and convenient access to the greatest number of lots within the subdivision.
7.04.02 Open space must also be accessible for land management and emergency purposes.
7.04.03 Open space must be easily and permanently identifiable as open space through one or more of the
following: maintenance practices, permanent signage, permanent monuments, paths or walks, walls,
or low fencing.
7.04.04 .Open space intended for active recreational use must be suitable for such use without posing
interference with adjacent dwelling units, parking, driveways, and roads.
7.04.05 Open space shall be undivided by streets or alleys, except where necessary for proper traffic
circulation.
7.04.06 Open space must be free of all structures, and buildings except for structures directly related to the
purpose of the open space provided, such as swimming pools, clubhouses, gazebos, picnic shelters,
band shelters, decks and bridges. However, the Commission may grant approval of structures and
improvements required for storm drainage, sewage treatment and water supply within open space,
provided that such facilities would not be detrimental to the usability of open space.
7.04.07 There shall be submitted an Open Space Conservation Plan as part of the Primary Plat application.
The Open Space Conservation Plan shall address the intended use of project open space, and shall
comply with the Commission Open Space Conservation Plan Guidelines (Exhibit B).
7.05 Open Space Priority Areas.2
Open Space Priority Areas shall be protected to the extent indicated below, and may be utilized as project open
space:
7.05.01 Public Wellhead Protection Areas representing a two hundred-foot (200') radius control area around
the wellhead, shall be protected in their entirety.
7.05.02 The complete sealing of all lakes, ponds, or other water impoundment of any kind located within the
one-year time of travel for any existing public wellhead. No lakes, ponds or other water impoundment
of any kind shall be allowed within the two hundred-foot (200') radius of a public wellhead.
7.05.03 The proposed subdivision of any tract shall be designed to cause the least practicable disturbance to
natural infiltration and percolation of precipitation to the groundwater table, through careful planning
of vegetation and land disturbance activities, and the placement of streets, buildings and impervious
surfaces.
7.05.04 All FEMA and IDNR 100-Year Floodway and Floodway Fringe Areas shall be preserved in their
entirety, however:
1. Alterations to floodway and floodway fringe areas may occur pursuant to a Letter of Map
Revision (LOMR) pursuant to the Federal Emergency Management Agency and
Commission approval;
2 Section 7.05 amended per Ordinance No. Z-458-04, ~a.
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2. Excavation, filling of earth or removal of native vegetation within one hundred-year
floodway fringe areas shall be prohibited, except as may be required by the Hamilton
County Drainage Board, or Carmel Board of Public Works and Safety.
7.05.05 Federal Jurisdictional Wetlands of one-quarter-acre (~-acre) or greater shall be preserved in their
entirety, including a fifty-foot-wide (50') perimeter buffer area to insure their protection. Wetland
alterations may occur, however, pursuant to a mitigation plan approved by the Indiana Department of
Environmental Management and the Commission.
7.05.06 The White River Greenway. The White River is this community's most significant natural and cultural
resource. An Open Space Priority Area in the form of a one hundred- foot wide buffer strip, measured
from the water's edge at normal pool elevation (as verified by the Indiana Department of Natural
Resources) along the Clay Township side, shall be established adjacent to the White River. This
buffer strip serves to help maintain or improve water and habitat quality along the River's length
through Clay Township.
7.05.07 Woodlands. Woodland areas that occur throughout Carmel/Clay, are primarily associated with
streams, ditches, wetlands, poor and erodible agricultural soils, and moderate to steep slopes. Because
of their resource values, all Mature Woodlands.. Young Woodlands.. and Scrub Woodlands on any
tract proposed for subdivision shall be evaluated by the applicant and the Commission to determine
the extent to which they shall be designated, partly or entirely, as Open Space as determined below.
Evaluation criteria and protection for woodlands are found in Section 7.07:
1. No more than fifteen percent (15%) of lands occupied, as of December 1, 1998, by Mature
Woodlands shall be cleared.
2. No more than thirty percent (30%) of lands occupied, as of December 1, 1998, by Young
Woodlands shall be cleared.
3. No more than fifty percent (50%) of lands occupied, as of December 1, 1998, by Scrub
Woodlands shall be cleared.
7.05.08 Special Opportunity Corridors are linear, unbuildable areas subject to restrictions by major pipeline
companies or public utilities. These corridors extend for long distances through Carmel/Clay, and
provide a tremendous opportunity for low-impact improvements such as multi-purpose trails and
landscaping. All Pipeline easements, and high voltage electrical transmission lines within easements
and delineated as Special Opportunity Corridors on the Alternative Transportation Plan of the
Carmel/Clay Comprehensive Plan shall be set-aside, and integrated into the overall subdivision design
as project open space. As an Open Space Priority Area, the development of a linear trail system shall
be a requirement for all new subdivisions directly impacted/encumbered by Special Opportunity
Corridors.
7.05.09 Historic Structures and Sites shall be preserved as provided below. Many of the community's historic
structures and sites (resources) have been extensively researched and remain intact. For purposes of
this ordinance, The Hamilton County Interim Report, as amended, published March 1992 by the
Historic Landmarks Foundation of Indiana, shall be the official inventory of historic structures and
sites in Carmel/ Clay Township. For purposes of this ordinance, the property known as the Warren
House, located at 1225 East 116th Street, Tax Parcel No: 17-13-01-00-00-007.000, shall also be
considered a historic structure and site.
1. Plans requiring subdivision approval shall be designed to protect existing historic structures
and sites of all classes. This protection shall include the conservation of the landscape
immediately associated with and significant to those structures and sites, to preserve their
historic context.
2. Where, in the opinion of the Commission, a plan will have a detrimental impact upon a
historic resource, the developer shall mitigate that impact to the satisfaction of the
Commission by modifying the design, relocating proposed lot lines, providing landscape
buffers, or other approved means.
Chapter 7: Open Space Standards For Major Subdivisions
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as amended per Z-346; Z-458-04; Z-475-05
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CITY OF CARMEL SUBDNISION CONTROL ORDINANCE
7.06 Standards For Natural Open Space.
The following represent minimum standards to reduce adverse impacts on Natural Open Space.
7.06.01 Natural Open Space consists of any Open Space Priority Area (Section 7.05). Natural Open Space
Areas are generally the preferred form of project open space, opportunities for Natural Open Space
should be exhausted prior to implementation of other open space types.
7.06.02 Natural Open Space areas may be altered, but only to the extent indicated in the Open Space
Conservation Plan. Such alterations shall occur in accordance with the below standards, and
consistent with the approved Open Space Conservation Plan.
7.06.03 Unless otherwise approved by the Commission, each Natural Open Space area must:
1. Be a minimum area of one-half(~) acre;
2. Have a minimum width of seventy-five (75) feet, and
3. Have at least two (2) points of access
7 .07 Woodland Evaluation.
The evaluation of the tract's woodlands shall be undertaken by an arborist, landscape architect, horticulturist or
another qualified professional, acceptable to the Director. This evaluation shall be submitted as a written report,
included with and supplemental to the Open Space Conservation Plan.
7.07.01 Evaluation of Trees. The goal of woodland preservation is to ensure trees remain assets to the site for
years to come. Single trees and woodlands that are preserved within Project Open Space, therefore,
must meet the following minimum standards:
1. A life expectancy of greater than ten (10) years.
2. The tree must be in good or better condition.
3. A relatively sound and solid trunk with no extensive decay.
4. No more than one major dead limb or several minor dead limbs.
5. No major insect or pathological problem.
7.07. 02 Woodland Protection Practices. Protecting the root zone is the most critical factor in tree preservation
throughout the development process. Disturbance within this area directly affects tree survival. To
protect root zones, the following standards apply:
1. When earthwork, grading, or construction activities are planned adjacent to Woodland open
space, a limit of disturbance line shall be shown on the construction plans and the area( s)
protected through installation of temporary fencing or other measures approved by the
Commission. Such fencing (or other approved measures) shall be installed and identified
through signage as a "Tree Preservation Zone" prior to commencing land disturbance, and
remain throughout the period of construction.
2. The root zone of trees and woodlands shall include no less than the total area beneath the
tree(s) canopy as defined by the farthest canopy of the tree(s) plus a five-foot wide (5')
protective buffer.
3. Construction site activities such as parking, material storage, bury pits, concrete washout,
etc., shall not be allowed within Woodland open space.
4. Grade changes adjacent to tree preservation zones shall not result in alteration to soil or
drainage conditions that would adversely affect existing vegetation. Woodlands must be
evaluated for flood tolerance, and storm water routed around those areas deemed intolerant
of an increase of additional flow from urbanization.
5. Disturbed areas adjacent to tree preservation zones shall be mulched to provide additional
protection to tree roots.
Chapter 7: Open Space Standards For Major Subdivisions
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as amended per Z-346; Z-458-04; Z-475-05
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CITY OF CARMEL SUBDNISION CONTROL ORDINANCE
6. When digging trenches for utility lines or similar uses, disturbances to the root zones of
woodland open space shall be prohibited. Underground tunneling or directional boring of
utilities is required to protect woodland root zones.
7. Woodland clearing shall not be permitted prior to Secondary Plat approval.
8. The determination of sight distance clearances along roadways shall be made graphically,
not by clearing woodlands on-site prior to Secondary Plat approval.
7.07.03 Afforestation and Reforestation. The replacement of trees in the Natural Open Space or tree
preservation areas shall be determined on the Open Space Conservation Plan pursuant to the
following:
1. The base planting unit for Afforestation within or adjacent to Natural Open Space shall be
for each five hundred (500) square feet and include:
a. one (1) shade tree
b. four (4) whips
c. twelve-inch (12") seedlings spaced on three-foot (3') centers.
2. Where specimen trees, stands of trees or woodlands within Natural Open Space or
designated tree preservation zones have been irreparably damaged or illegally removed, a
reforestation area shall be set aside, double in size of the damaged or cleared area, to be
planted pursuant to the above standards for Afforestation.
3. A landscape buffer of native trees and shrubs is required adjacent to Woodland open space
areas that have been opened up due to land clearing activity. Planting shall occur per Exhibit
C: Perimeter Buffering.
4. Tree species selected for replacement must be quality specimens and must be native to North
Central Indiana. Standards for transplanting can be found in the Carmel Tree Installation
Specifications Manual. A site-specific tree list will be provided to the City Arborist.
7.08 Standards For Agricultural Open Space.
Agricultural Open Space shall be devoted to agricultural uses, including pastureland, or the raising of crops,
and may include residences or facilities that are specifically needed to support an active, viable agricultural
operation. Specifically excluded are commercial livestock operations involving swine, poultry, mink, and other
animals likely to produce offensive odors.
7.08.01 The minimum land area for Agricultural Open Space shall be five (5) acres.
7.08.02 Pastureland is land reserved for horses that are solely for recreational purposes.
7.08.03 Agricultural Open Space may not consume more than one half (50%) of the SOSR.
7.09 Standards For Designed Open Space.
Designed Open Space shall assume anyone or more of the following forms; however, the Commission may
consider and approve other forms not described in this section, pursuant to the criteria in Section 7.09.11:
7.09.01 Squares. Squares are areas designed as neighborhood focal points and! or minor destination points for
sitting or strolling and located at the intersection of neighborhood streets.
1. Squares shall be no greater than 10,000 square feet, with a minimum width of seventy- five
(75) feet.
2. Streets shall bound squares on at least two (2) sides.
3. Squares shall be improved with a combination of paved areas and landscaped areas, and
should be furnished with benches, lighting, and other site details such as perennial gardens,
shrub borders, birdbaths, and fountains.
Chapter 7: Open Space Standards For Major Subdivisions
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as amended per Z-346; Z-458-04; Z-475-05
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CITY OF CARMEL SUBDNISION CONTROL ORDINANCE
7.09.02 Parks. Parks are open space areas designed specifically for, and equipped for, the play of small
children.
1. Parks shall have a minimum area of 10,000 square feet, with a minimum average width of
ninety (90) feet.
2. One (1) point of access is required for each 25,000 square feet, up to a maximum of three (3)
points of access.
3. Park areas should be fenced and may include an open shelter.
4. Parks should be interspersed within neighborhoods, a short walking distance from dwellings.
7.09.03 Greens. Greens are medium sized open space areas that are designed for unstructured recreational
use.
1. Greens shall be no less than 40,000 square feet in area, with a minimum average width of
one hundred fifty (150) feet.
2. Greens shall be bound on three (3) sides by streets or house fa~ades.
7.09.04 Boulevards. Boulevards are linear open spaces located within a public or private street and consist of:
1. a linear street median, at least ten (10) feet wide;
2. tree lawns along each side of the street, at least ten (10) feet wide, and planted in a formal
manner with street trees located on consistent spacing;
3. parallel multi-purpose pathways along each side, or, a multi-purpose pathway along one
side, and a sidewalk along the other. The minimum width for multi-purpose paths shall be
ten (10) feet.
7.09.05 Greenbelts. Greenbelts are located along the perimeter of a neighborhood and adjacent to arterial
streets or parkways. Greenbelts may be left natural or developed to provide for recreation
opportunities. Minimum width: One hundred (100) feet.
7.09.06 Planting Strips. Planting Strips are spaces required per Section 6.03.19 of the Subdivision
Regulations, and may contribute up to fifteen percent (15%) of the SOSR.
7.09.07 Trails. When a subdivision is traversed by or abuts a proposed or existing dedicated trail or a Special
Opportunity Corridor, the applicant shall provide for its development and continuation, consistent
with the maps and policies of the Comprehensive Plan and its Alternative Transportation System map,
and per the construction and design specifications of the City of Carmel;
1. If located outside of the street right-of-way, and upon private ground, the trail shall be
placed within a conservation easement, a minimum of thirty (30) feet in width. The language
of the conservation easement shall be to the satisfaction of the Commission upon
recommendation of the Commission attorney.
2. No trail shall be designed with the intent to accommodate motorized vehicles.
7.09.08 Paths. Paths shall generally be located within the undivided (common) Open Space lands. In
situations where paths must cross portions of house lots or conservancy lots, a permanent
conservation and common access easement shall protect them.
1. The minimum width for the easement shall be fifteen (15) feet and shall have a length to
width ratio often to one (10:1).
2. Paths shall be paved with an all weather surface, (e.g. compacted stone, or hardwood mulch,
or asphalt) not less than four (4) inches in depth, upon a compacted subgrade, and a
minimum of five (5) feet in width.
7.09.09 Golf Courses. Golf Courses, excluding associated driving ranges or miniature golf facilities, may
comprise up to half (50%) of the SOSR. However, lands devoted to parking areas, clubhouses, and
any other Assessory Structures shall not count toward the SOSR.
7.09.10 Ponds. Storm water management ponds that are designed, landscaped, and available for use as an
integral part of a subdivision's open space network may be counted toward a portion of the SOSR,
Chapter 7: Open Space Standards For Major Subdivisions
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as amended per Z-346; Z-458-04; Z-475-05
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CITY OF CARMEL SUBDNISION CONTROL ORDINANCE
based on a percentage equal to that portion of a pond's perimeter which is not bounded by lots (e.g.
thirty percent (30%) bounded by lots, seventy percent (70%) Open Space).
7.09.11 The Commission may approve other forms of Design Open Space if a proposed open space meets the
following criteria:
1. It is designed as a neighborhood focal point.
2. It is designed for people, and with one or more specialized functions, such as a sitting or
gathering place; tot lot or playground; an area for court games, or a roque or croquet field.
3. It meets the general description of Designed Open Space found in Section 7.03.D.
4. It meets the General Standards for Open Space, Section 7.04.
7.10 Standards For Conservancy Lots.
Conservancy Lots may be used where applicants opt to develop portions of their property at very low densities
and offer to place a restrictive conservation easement preventing future subdivision of the newly created
parcels.
7.10.01 Conservancy Lots shall be a minimum of five (5) acres.
7.10.02 Minimum front yards for Conservancy Lots:
1. Primary Structures: two hundred (200) feet from right-of-way.
2. Accessory Structures: two hundred twenty-five (225) feet from right-of-way.
7.10.03 Up to fifty percent (50%) of each Conservancy Lot may contribute to the OSP.
7.10.04 Conservancy Lots may contribute up to fifty percent (50%) of the overall SOSR.
7.11 Permanent Protection Through Conservation Easements.
7.11.01 Subdivision open space shall be subject to permanent conservation easements prohibiting future
development and derming the range of permitted activities.
7.11.02 The Commission shall review all proposed easements and shall accept them provided their wording
accomplishes the purposes of this Ordinance and is consistent with the Comprehensive Plan.
7.12 Ownership of Open Space and Common Facilities.
7.12.01 Ownership Options. The methods below may be used, either individually or in combination, to own
common facilities; however, project open space which is contiguous to an existing public park or trail
(linear park) or contiguous to an area identified as a park (or trail) on the Park Master Plan shall be
initially offered for dedication to, or purchase by, the Carmel Clay Township Board of Parks and
Recreation.
7.12.02 Open space shall not be transferred to another entity except for transfer to another method of
ownership permitted under this section, and then only when there is no change in the common
facilities or in the open space ratio of the overall development. Ownership methods shall conform to
the following:
1. Fee Simple Sale or Dedication to the Park Board. The Park Board may, but shall not be
required to, purchase or accept the dedication of any portion of the common facilities.
2. Condominium Association. Common facilities may be controlled through the use of
condominium agreements. All open land and common facilities shall be held as common
element.
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CITY OF CARMEL SUBDNISION CONTROL ORDINANCE
3. Homeowners' Association. Common facilities may be held in common ownership by a
homeowners' association, subject to any of the provisions for homeowners' associations set
forth in the Zoning Ordinance. In addition, the following regulations shall be met:
a. The applicant shall provide the Commission a description of the organization of the
proposed association, including its by-laws, and all documents governing
ownership, maintenance, and use restrictions for common facilities.
b. The proposed association shall be established by the owner or applicant and shall
be operating (with rmancial subsidization by the owner or applicant, if necessary)
before the sale of any dwelling units in the development.
c. Membership in the association shall be automatic (mandatory) for all purchasers of
dwelling units therein and their successors in title.
d. The association shall be responsible for maintenance and insurance of common
facilities.
e. The by-laws shall confer legal authority on the association to place a lien on the
real property of any member who falls delinquent is his dues. Such dues shall be
paid with the accrued interest before the lien may be lifted.
f. Written notice of any proposed transfer of common facilities by the association or
the assumption of maintenance for common facilities must be given to all members
of the association.
g. The association shall have adequate staff to administer, maintain, and operate such
common facilities.
4. Private Conservation Organization. With permission of the Commission, an owner may
transfer either fee simple title of the open space or easements on the open space to a private
non-profit conservation organization provided that:
a. The conservation organization is acceptable to the Commission and is a bonajide
conservation organization intended to exist indermitely;
b. The conveyance contains appropriate provisions for proper reversion or retransfer
in the event that the organization becomes unwilling or unable to continue carrying
out its functions.
c. The open space is permanently restricted from future development through a
conservation easement and the Director is given the ability to enforce these
restrictions; and
d. A maintenance agreement acceptable to the Commission is established between the
owner and the organization.
5. Dedication of Easements to the Park Board. The Park Board may, but shall not be required
to, accept easements for public use of any portion of the common land or facilities. In such
cases, the facility remains in the ownership of the condominium association, homeowners'
association, or private conservation organization. In addition, the following regulations shall
apply:
a. Any such easements for public use shall be accessible to the general public.
b. A satisfactory maintenance agreement shall be reached between the owner and the
Park Board.
Chapter 7: Open Space Standards For Major Subdivisionso7-9
as amended per Z-346; Z-458-04; Z-475-05
Winter 2005 v2
EXHIBIT A
OPEN SPACE SCHEDULE
SUBDIVISION NAME:
1. SITE ACREAGE ::f:
2. ZONE DISTRICT
3. MINIMUM OPEN SPACE REQUIREMENT (SOSR)
4. OPEN SPACE PROVIDED (OSP)
5. PRIMARY CONSERV ATION AREAS
0 Well-head Protection Area 0
0 FEMAlIDNR 100-year Flood Fringe 0
0 White River Corridor 0
0 Steep slopes (10%) 0
0 Mature Woodland 0
0 Special Opportunity Corridor (identify)
0 Other
CITY OF CARMEL SUBDNISION CONTROL ORDINANCE
/ acres
/ acres
FEMAlIDNR 100 year Floodway
Wetlands (> 1/4 ac.)
Scrub Woodland
Young Woodland
Historic Structures/Sites
6. NATURAL OPEN SPACE PROVIDED
7. AGRICULTURAL OPEN SPACE
8. DESIGNED OPEN SPACE
0 Square 0 Parks
o Boulevard 0 Greenbelt
0 Trails 0 Golf Courses
D Other
9. CONSERV ANCY LOTS no. lots acres
10. PONDS total measured perimeter (in linear feet) 1.[
/ acres
/ acres
/ acres
D Green
0 Paths
0 Pond (see below)
total measured accessible perimeter (not bounded) _1.f. %
Chapter 7: Open Space Standards For Major Subdivisions
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as amended per Z-346; Z-458-04; Z-475-05
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CITY OF CARMEL SUBDNISION CONTROL ORDINANCE
EXHIBITB
OPEN SPACE CONSERVATION PLAN
PREP ARATION GUIDELINES
A. The Open Space Conservation Plan shall be submitted as a map and written report, and made a part of the
Primary Plat application.
1. The Open Space Conservation Map shall be a 24" x 36" plan, and include the following:
a. Title block, north arrow and scale;
b. name of project and date of preparation; name of pre parer, contact information;
c. project boundary, including all adjoining parcels within six hundred (600) feet;
d. existing roads, buildings, utilities and natural features;
e. delineation of all Open Space Priority Areas (Section 7.05);
f. delineation of woodland classification areas (Section 7.05.E) including edges and sampling
points;
g. proposed roads, lots, storm water management facilities, community buildings and utilities;
h. proposed project open space and common areas;
i. written project construction sequence summary.
2. The Map shall also identify and describe the construction techniques and conservation practices that
will protect open space areas during construction of the project.
B. The Open Space Conservation Report shall be bound, 8.5" x 11" format, addressing the following areas:
1. General Proiect Information:
a. The name of project and date of preparation;
b. The name of pre parer, contact information;
c. A completed Open Space Schedule form;
d. A site context plan (11" x 17"), scale and north arrow and title block, and showing the site
boundary, existing roads, proposed road and lot layout, storm water management facilities,
location of Open Space Priority Areas, location of project open space.
2. Open Space:
a. A written, itemized description of all Open Space Priority Conservation Areas;
b. Written descriptions of other proposed project open spaces;
c. Written and photographic description of the composition and conditions and review of
woodland evaluation criteria;
d. Written and graphic description of afforestation and/or reforestation plans.
3. Maintenance and Operation Plan:
a. An estimate of stafrmg needs;
b. Insurance requirements;
c. Derme the means for funding the operation and maintenance costs of the project open space
and any common facilities on an on-going basis. Such funding plan shall include the means
Chapter 7: Open Space Standards For Major Subdivisions
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CITY OF CARMEL SUBDNISION CONTROL ORDINANCE
CHAPTER 7: OPEN SPACE STANDARDS FOR MAJOR SUBDIVISIONS
AMENDMENT LOG
Ordinance No. Docket No. Council Approval Effective Date Sections Affected
Z-346
Z-458-04 04080046 OA December 6, 2004 December 6, 2004 7.05.09
Winter 2005 vI
Z-475-05 050100070A March 7, 2005 March 7, 2005 7.01
Winter 2005 v2
Chapter 7: Open Space Standards For Major Subdivisions
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as amended per Z-346; Z-458-04; Z-475-05
Winter 2005 v2