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CITY OF CARMEL SUBDIVISION CONTROL ORDINANCE
7.01 Subdivision Base Densitv.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 defmed in this
Chapter:
RESIDENCE BASE DENSITY
DISTRICT FOR QUALIFYING
(PER ZONING SUBDIVISION
ORDINANCE ots/ 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 Subdivision - Densitv Incentive.
The gross base density (units/acre) of a subdivision may be increased above the permitted base density, set forth
in Section 7.01, by the application ofa factor of one and one-half percent (1.5%) of the base density for each
increase of one percent (1%) in the percentage of the site acreage that is devoted to open space. Expressed
mathematically: PD = BD x (1 + 1.5(OSP - SOSR))
Where: 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.
I. Section 7.01 amended per Ordinance No. Z-475-05, fa.
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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.
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 sp"ace 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 proj ect open space, and shall comply
with the Commission Open Space Conservation Plan Guidelines (Exhibit B).
7.05 Open Space Prioritv 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
2 Section 7.05 amended per Ordinance No. Z-458-04, ~a.
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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 Floodwav 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. 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 W oodlands.. 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 proj ect 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
C~rridors.
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 116tb Street, Tax Parcel No: 17-13-01-00-00-007.000, shall also be
considered a historic structure and site.
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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.
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.
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2. The root zone of trees and woodlands shall include no less than the total area beneath the
tree(s) canopy as defmed 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 mulc~ed to provide additional
protection to tree roots.
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 A2ricultural Open Space.
Agricultural Open Space shall be devoted to agricultural uses, including pasture land, 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.
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7.09 Standards For Desie:ned 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 ~s 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.
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 fayades.
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. Iflocated 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
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conservation easement shall be to the satisfaction of the Conunission upon recommendation
of the Conunission 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 sub grade, 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,
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 Conunission 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 Throu!!h Conservation Easements.
7.11.01 Subdivision open space shall be subj ect to permanent conservation easements prohibiting future
development and defming the range ofpennitted 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.
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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 connn.on 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.
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 O'Wller or applicant and shall be
operating (with fmancial 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 bona fide
conservation organization intended to exist indefmitely;
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.
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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.
6. Non-Common Private Ownership (Conservancv Lots). Up to fifty (50) percent of the SOSR
may be included within one or more large "conservancy lots" of at least three (3) acres,
provided:
a. A maximum of 75% of each lot area may be applied to the SOSR;
b. the open space is permanently restricted from future development;
c. the Director is given the ability to enforce these restrictions.
7.13 Maintenance.
Unless otherwise agreed to by the Plan Commission, the cost and responsibility of open space land shall be
borne by the property owner, condominium association, homeowners' association, or a conservation
organization.
7.14 Modifications.
7.14.01 The Commission may, after a public hearing, permit the modification of the provisions of this Chapter.
However, in terms of modifying any dimensional requirement (lot area, width, setbacks, etc.), such
modification may not be greater than thirty-five percent (35%).
7.14.02 Any approval to permit such a modification shall be subject to the following criteria:
1. The proposal shall be in harmony with the purposes and the land-use standards contained in
this Chapter;
2. The proposal shall enhance the subdivision plan, the central core area, the streetscapes, and
the neighborhoods, or at least not be any less desirable than the plan that could be created in
conformance with this Chapter;
3. The proposal shall not produce lots or street systems that would be impractical or detract
from the appearance of the subdivision plan, and shall not adversely affect emergency vehicle
access or deprive adjoining noncommercial properties of adequate light and air.
4. The applicant shall demonstrate that the proposed modifications will produce equal or better
results, from the Commission's perspective, and represent the minimum modification
necessary .
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EXHIBIT A
OPEN SPACE SCHEDULE
SUBDIVISION NAME:
1.
SITE ACREAGE
:I:
2. ZONE DISTRICT
3.
MINIMUM OPEN SPACE REQUIREMENT (SOSR)
/
acres
4.
OPEN SPACE PROVIDED (OSP)
/
acres
5. PRIMARY CONSERVATION AREAS
o
Well-head Protection Area
o
FEMNIDNR 100 year Floodway
Wetlands (>1/4 ac.)
Scrub Woodland
Young Woodland
Historic Structures/Sites
o
FEMNIDNR 100-year Flood Fringe
White River Corridor
Steep slopes (10%)
Mature Woodland
o
o
o
o
o
o
o
o Special Opportunity Corridor (identify)
o Other
6. NATURAL OPEN SPACE PROVIDED / acres
7. AGRlCUL TURAL OPEN SPACE / acres
8. DESIGNED OPEN SPACE / acres
o Square 0 Parks 0 Green
o Boulevard 0 Greenbelt 0 Paths
o Trails 0 Golf Courses 0 Pond (see below)
o Other
9. CONSERV ANCY LOTS no. lots acres
10. PONDS total measured perimeter (in linear feet) I.f.
total measured accessible perimeter (not bounded) ~l.t: %
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EXHIBIT B
OPEN SPACE CONSERVATION PLAN
PREPARATION 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 Proi ect Information:
a. The name ofproject and date of preparation;
b. The name of preparer, 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 staffing needs;
b. Insurance requirements;
Chapter 7: Open Space Standards For Major Subdivisions
7-13
as amended per Z-346; Z-458-04; Z-475-05
Winter 2005 v2
CITY OF CARMEL SUBDIVISION 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
7-15
as amended per Z-346; Z-458-04; Z-475-05
Winter 2005 v2