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Cri)ivis Development , L.P.
3755 East 82nd Street
Indianapolis, Indiana 46240
• Suite # 120
317-595-2900
TABLE OF CONTENTS
Project Summary . . 1
Area Map . . . • . , 2
Zoning Map . . . 3 °
Comprehensive Plan • . 4
Aerial Photo (Looking North) . . t . 5
Aerial Photo (Looking Northwest) . . - 6 :: .
Overall Site Plan . . - • . 7
Open Space Exhibit . 8
Amenity Area . . 9'
Clubhouse Building Elevation 10
Picnic Area . . . . 11
Entrance Details . . . 12 - 14
Entrance Signage Detail . . 15
Estate Series Typical House . . . 16
Manor Series Typical House . . . 17
Village Series Typical House . . 18
Traffic Study Summary . , . . . 19 - 22
Drainage Summary . . . . 23 . 24
PROJECT SUMMARY
Existing Zoning: R-1 and S-1
Platting: Cluster Option
Total Number of Units: 334 Lots
Total Area: 139.02 Acres
Density: 2 .4 Units/Acre
Allowable Density under Cluster Option: 3 .2 Units/Acre
R-1 @ 3 .5 and S-i @ 2 .4 Units/Acre
Subcommunities:
Estates: 133 Lots Average Lot Size: 12,895 SF.
House Square Footage: 1,687 SF. to 2,705 SF.
Average Price of Homes: $180,000
Manor: 92 Lots Average Lot Size: 10,373 SF.
House Square Footage: 1,500 SF. to 2,351 SF.
Average Price of Homes: $140,000
Villages: 109 Lots Average Lot Size: 6,745 SF.
House Square Footage: 1,336 SF. to 2, 113 SF.
Average Price of Homes: $140,000
Open Space/Amenity Area:
Total Open Space Area: 31.53 Acres = 22.68% of site
Basketball Court
Volleyball Court
2 Tennis Courts
Pool with Bathhouse
Playground
Parking Area
Picnic Area
Scenic Sitting Areas
Landscape Areas along Street
Surrounding Properties : No. of Lots
to South: Green Tree A & B 50
Green Tree Sec. 3 30
to East: Towne Lake 34
to North: Annally Downs 62
Huntersfield 58
to West: Ashbrooke & 81
Spring Arbor 64
Utilities :
Sanitary Sewers: Clay Waste District
Water: Indianapolis Water Company
Electric: Indianapolis Power & Light Company
Telephone: Ameritech
Gas: Indiana Gas Company
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AREA MAP
8250 Haverstick Road,Suite 290 • Indianapolis,Indiana 46240 317.259.6217 FAX 317.259.6215 •
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DEVELOPMENT, L.P.
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ZONING MAP
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nLocal Commercial/Office Areas I°°°°Q°I Special Opportunity Corridors
Regional Commercial/Office Areas •••••• Potential Greenways
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TRANSPORTATION IMPACT ANALYSIS
TIIE GREENS
96th Street and Shelborne Road
Hamilton County, Indiana
Prepared For:
DAVIS DEVELOPMENT L. P.
Indianapolis, Indiana
Prepared By:
PFLUM, KLAUSMEIER do GEIIRUM CONSULTANTS
47 South Pennsylvania Street - 9th Floor
Indianapolis, Indiana 46204-3622
Cincinnati, OII Iludson, OII
December, 1993
RECOMMENDATIONS
96th Street carries traffic volumes in excess of 9,700 vehicles per day. During peak
periods, volumes exceed 500 vehicles per hour per lane. Volumes along 96th Street
014 will increase in part due to this proposed development. To a greater extent, volumes
along 96th Street will increase because of the service it provides to cross-county trips
and to trips which originate in or arc destined to business and commercial establishments
nearby.
96th Street is a two-lane 22' wide roadway in good condition. The posted speed limit
is 40 miles per hour. Developments along either side of 96th Street have resulted
in the construction of acceleration and deceleration lanes for vehicles turning right
into and out of driveways. As a result, an uncoordinated series of tapers exists along
the roadway edges. Meanwhile, left turning vehicles are unprotected from traffic
approaching then from behind as they await safe gaps in oncoming traffic. Oncoming
traffic delays both the vehicles which are waiting to turn left as well as the vehicles
which are blocked behind them. Left turning vehicles therefore cause both safety
and congestion problems more serious than do right turning vehicles.
Traffic projections for The Greens indicate that sufficient volumes will justify left
turn lanes from 96th Street both at the site roadway which intersects 96th Street and
at the intersection of Shelborne Road and 96th Street.
It is therefore recommended that these two intersections be improved, with the
cooperation of the County, as shown by Figures 11 and 12. The recommendations call
for the widening of 96th Street by seven feet on each side to create a 36' wide pavement
through the intersections. This width will enable opposing left turn lanes to be installed
at each intersections.
Figure 14 illustrates the intersection of the proposed Inverness Drive with 96th Street.
About 300' of widening (including tapers) is required along 96th Street on either side
of the proposed intersection. The tapers are designed for 40 MINI speeds along 96th
Street.
Figure 15 illustrates the proposed improvements at Shelborne Road and 96th Street.
0111/ The widened section should be extended eastwardly from the intersection to enable
opposing left turn lanes to be installed at nearby driveways. North of 96th Street,
Shelborne Road should be improved and widened to 24'as it approaches 96th Street.
It is recommended that Inverness Drive as it intersects with Shelborne Drive, be
relocated south to align with the access drive into Ashbrooke subdivision. This will
create a standard four legged intersection.
It is recommended that 45 feet of Right-of-Way be dedicated along the north side
of 96th Street and 40' of Right-of-Way is dedicated along the east side of Shelborne
Road to accommodate the Comprehensive Plan.
CONCLUSION
It should be noted here that the increase in background traffic has more impact on
the roadway network than any individual development identified and included in this
study. In particular, the normal growth of traffic affects the intersection LOS ratings
more than The Greens for all locations. Recognizing however, that each development
adds incrementally to the background traffic growth, some roadway improvements
have been recommended which will benefit all motorists in the area.
In particular, geometric improvements are recommended for 96th Street at Shelborne
Road in lieu of altering the traffic control devices. The anticipated traffic volumes
do not warrant the installation of a traffic signal at this locution as there is not a
constant level necessary to fulfill the minimum requirements. Also changing the two
way stop condition to an all stop condition does not appear to be justified due to the
distribution patterns existing today. Four way stops would be considered when the
traffic volumes are equally split or at most a 60% to 40% split. Changing the existing
110 two way stop condition to a four way stop would increase delays on 96th Street and
create long queues during peak hours.
The recommendations that are included in this report will mitigate the impact of the
additional traffic due to The Greens.
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Drainage Summary for Linkside Subdivision
Davis Development L.P.
DEVELOPED CONDITIONS
The proposed development of the site surrounding Twin Lakes Golf
Course anticipates approximately 335 single-family homesites to
be located on 140 acres . In addition, substantial common area &
recreation facilities are planned along with the normal develop-
ment of streets , drives , utilities and the like . The drainage
facilities planned for this community anticipate restricting
storm water discharge to a release rate not to exceed the 10 year
24 hour discharge prior to development . Those pre-developed
discharge rates are as established by the first portion of this
report, for the individual locations . To accomplish the goal of
restricting release rate, this development has provided for five
(5) new lakes to be constructed as part of the stormwater manage-
ment system. In addition, the two ( 2 ) existing lakes currently
found on the site would be expanded and revised to provide ade-
quate detention capabilities.
The western portion of the site , along Shelbourne Road
(Basins 100, 105 ) are to be served by a new lake located near the
main entry to the project. This lake (NodelO ) is approximately
1. 30 acres in size providing nearly 7 . 6 ac/ft. of storage capaci-
ty prior to discharging to the east to Trail Creek within the
golf course.
The extreme North-Central portion of the developed area
currently drains to an existing lake located on the golf course
itself . This area would continue to drain to this revised lake,
providing some detention storage prior to discharging to Trail
Creek. Additionally, offsite areas to the North are anticipated
to be routed to this lake, at 10 year 24 hr pre-developed rates.
Drainage from the Northeast portion of the site is antici-
pated to be routed to the south where a new lake (Node7 ) of
roughly 0 . 8 acres will be constructed to provide over 5 .5 ac. /ft
of detention storage capacity. The extreme northeastern corner of
the property has been routed to drain to an adequate outlet in
adjoining Towne Lake subdivision.
The East-Central portion of the site, as proposed, antici-
pates routing storm water to a new lake ( Node6 ) of approximately
0.40 acres . A second lake (Node3 ) located slightly to the south
providing detention for a portion of the developed site and the
golf course is approximately 0 . 75 acres. Both lakes discharge to
the south via storm sewer to the primary outlet location from the
site.
The majority of the Southeast portion of the subject tract
is to be routed to a new lake to be located along 96th. street.
This lake is intended to provide nearly 7 ac . /ft. of potential
storage in a 1 .5 acre lake prior to discharging to the twin 48"
culverts located under 96th. street.
In addition to the above facilities, an additional lake is
intended to be constructed slightly North of the existing main
lake on the golf course proper. A revision and expansion of the
existing lake, along with the new lake, will provide over 12
ac. /ft. of storage within 2 .26 acres of water.
As a part of this development , in conjunction with the
addition and revision of lakes , the existing Trail Creek which
traverses the site and the golf course from Northwest to South-
east would be reconstructed to provide consistent , positive
drainage.
In summary, the discharge rates from the outlet locations
for 100 year 24 hour developed conditions would be held to below
10 year 24 hour predeveloped rates . The main outlet location at
96th. street (Twin 48 " culverts ) discharges over 200 CFS under
existing conditions . The discharges rate for this outlet under
100 year 24 hour developed conditions would be approximately 141
CFS. The second outlet location along 96th. street, located near
the Southeast corner of the tract currently drains at a 10 year
24 hour predeveloped rate of over 35 CFS. The developed 100 year
24 hour rate would be approximately 30 . 6 CFS.
The restriction of the discharge rates is possible by
through the addition of new lake and the revision of existing
lakes, totaling roughly 6 . 80 acres of lake available for reten-
tion.