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Packet for PC 04-20-20
170218000 – Asherwood Asherwood West of Ditch Road and south of 106th Street Carmel, Hamilton County, IN Primary Plat Informational Packet Planning Commission Meeting / April 20, 2021 Docket Number: PZ-2021-00039 SW Prepared For: Gradison Design Build 6330 E 75th Street, Suite 156 Indianapolis, IN 46250 Contact: Mark Gradison Email: mgradison@gradison.net Prepared By: Kimley-Horn and Associates, Inc. 250 East 96th Street, Suite 580 Indianapolis, IN 46240 Contact: Brett Huff Email: Brett.Huff@Kimley-Horn.com Date Prepared: April 6, 2021 170218000 – Asherwood TABLE OF CONTENTS 1.0. PROJECT DESCRIPTION SUMMARY 2.0. PROJECT SITE MAPS 3.0. PRIMARY PLAT 4.0. LANDSCAPE PLAN 5.0. SUPPORTING DOCUMENTS 6.0. FINDINGS OF FACT FORM 170218000 – Asherwood Project Description Summary Introduction Gradison Design Build (“Gradison”) is pleased to propose its newest single-family residential development, to be known as Asherwood. Located on the 85 +/- acres on the west side of Ditch Road approximately 1/2 mile north of West 96th Street. Asherwood is planned as a high-quality subdivision with all 40 new lots being a minimum of 1 acre in size. Asherwood will be developed as a private gated community. The existing mansion on the property will remain upon it’s own parcel. The developer and builder, Gradison, is locally recognized with more than 35 years’ experience as an award- winning custom home builder and land developer that is deeply grounded in the design-development- construction disciplines that bring a unique scope of expertise covering all facets of land development from concept to completion. This project will require 1 additional waiver requests for approval. Descriptions and reasons for these waiver requests are listed below: Docket #PZ-2021-00039 SW Asherwood Subdivision Waiver; UDO 6:09: 25% Min. Open Space required, 15% requested. o Per Section 6.09 Residential Subdivision: Minimum required open space is 25% of the original parent tract. o Explanation of why waiver is being requested: As mentioned previously, the existing Deed Restrictions on this site requiring minimum 1-acre lot sizes with large setbacks, the 60’ wide pipeline easement across this site make this difficult to install a road with 1 acre lots on each side along with providing 25% open space and have a feasible site. However, the large 1 acre lots will provide a very open feel to the subdivision. We are making an effort to preserve as much of the existing woods around the perimeter of this site as well as internally to the development where not in conflict with future homes or infrastructure. The water features are not counted towards the open space acreage as they will not meet the requirements to do so but will be in common areas. The large existing mansion home on this property will be preserved and remain on a 16-acre parcel. 170218000 – Asherwood TAB 2.0: Project Site Maps 170218000 – Asherwood TAB 3.0: Primary Plat ©ASHERWOODPRIMARY PLATLOCATION MAP NORTH UTILITY AND GOVERNING AGENCY CONTACTS SERVICE / JURISDICTION COMPANY / DEPT.ADDRESS PHONE NUMBER CONTACT WASTEWATER TRICO REGIONAL SEWER UTILITY 7236 MAYFLOWER PARK DRIVE ZIONSVILLE, IN 46077 317-844-9200 RYAN HARTMAN WATER CARMEL CITY UTILITIES DEPARTMENT 30 W. MAIN ST., SUITE 220 CARMEL, IN 46032 317-571-2443 JOHN DUFFY STREETS/CITY ENGINEER CITY OF CARMEL ONE CIVIC SQUARE, 1ST FLOOR CARMEL, IN 46032 317-571-2441 JEREMY KASHMAN STORM WATER CITY OF CARMEL ONE CIVIC SQUARE, 1ST FLOOR CARMEL, IN 46032 317-571-2441 JOHN THOMAS ELECTRICITY DUKE ENERGY 100 SOUTH MILL CREEK ROAD NOBLESVILLE, IN 46062 317-776-5365 JESSICA HERRINGTON NATURAL GAS VECTREN GAS 16000 ALLISONVILLE RD NOBLESVILLE, IN 46060 317-776-5532 CHAD MILLER TELEPHONE / COMMUNICATIONS CARMEL AT & T ENGINEER 240 N. MERIDIAN ST. INDIANAPOLIS, IN 46204 317-252-4275 STEVEN KREBS PLANNING & ZONING CARMEL PLANNING DEPARTMENT ONE CIVIC SQUARE, 3RD FLOOR CARMEL, IN 46032 317-571-2417 MIKE HOLLIBAUGH BUILDING COMMISSIONER CITY OF CARMEL ONE CIVIC SQUARE, 1ST FLOOR CARMEL, IN 46032 317-571-2450 JIM BLANCHARD FIRE DEPARTMENT CARMEL FIRE DEPT.TWO CIVIC SQUARE CARMEL, IN 46032 317-571-2600 CHRIS ELLISON CABLE BRIGHTHOUSE NETWORKS 3030 ROOSEVELT AVE. INDIANAPOLIS, IN 46218 317-632-9077 JASON KIRKMAN PROJECT TEAM ROLE COMPANY ADDRESS PHONE NUMBER EMAIL CONTACT DEVELOPER/OWNER GRADISON DESIGN BUILD 6330 EAST 75TH ST., SUITE 156 INDIANAPOLIS, IN 46250 317-506-1037 mgradison@gradison.n et MARK GRADISON CIVIL ENGINEER KIMLEY-HORN & ASSOCIATES, INC. 250 E. 96TH ST., STE 580, INDIANAPOLIS, IN 46240 317-912-4129 brett.huff@kimley-horn. com BRETT HUFF LANDSCAPE ARCHITECT KIMLEY-HORN & ASSOCIATES, INC. 250 E. 96TH ST., STE 580, INDIANAPOLIS, IN 46240 317-218-9571 brandon.schreeg@kiml ey-horn.com BRANDON SCHREEG PROJECT INFORMATION TOTAL 84.53 ACRES 41 LOTS DESIGN SPEED LIMIT TOTAL C.A.12.62 ACRES LAKE AREA 4.42 ACRES ASHERWOOD PRIMARY PLAT CARMEL, INDIANA DOCKET #PZ-2021-00003PP (NOT TO SCALE) C100COVER SHEETVICINITY MAP SHEET LIST INDEX SHEET NUMBER SHEET TITLE C100 COVER SHEET C200 PRIMARY PLAT C201 PRIMARY PLAT C300 OPEN SPACE PLAN C301 OPEN SPACE PLAN C400 LANDSCAPE PLAN C401 LANDSCAPE PLAN SITE PROJECT LOCATION PROJECT LOCATION W 106TH ST.DITCH ROADW 96TH ST. DITCH ROAD75' 75'75' 75'75'75'75'75' 75'75' 75'75' 75'75'7 5 '75'75'75'75'75'75'75 '75'75 ' 75'75' 75'75'75'75 '75'75 '75'75 '75'75 ' 75'75'75'75'75'75'75' 75'75'75'75' 75'75'75'75 ' 75 '75'75 '75'75 '75'75'75'7 5 '75'75'75' 75'75'75'75' 75'75'75'75' 75'75' 75'75' 75' 75'75'75'75' LAKE #2 "S2""S2"EMERGENCY SPILLWAY 75' 75'75' 75'75'75'75'75' 75'75' 75'75' 75'75'7 5 '75'75'75'75'75'75'75 '75'75 ' 75'75' 75'75'75'75 '75'75 '75'75 '75'75 ' 75'75'75'75'75'75'75' 75'75'75'75' 75'75'75'75 ' 75 '75'75 '75'75 '75'75'75'7 5 '75'75'75' 75'75'75'75' 75'75'75'75' 75'75' 75'75' 75' 75'75'75'75' LAKE #2 D "S2""S2"EMERGENCY SPILLWAY ©ASHERWOODPRIMARY PLATC200PRIMARY PLATNORTH NORTH NOTES 75'75'75' 75' 75'75'75'75'75'75'75' 75' 75'75'75' 75' 7 5 '75'75'7 5 '75'75'75'75' 75'75'75'75'75'75'75'75' 75'75'75'75'75'7 5 '75'7 5 ' 75'75'75'75'75'75 '75'75 ' 75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75' 75' 75'75'75'75' 75'75'75'75'75'75'75'75' 75'75'75'75' 75' "S1 " "S1 " E M E R G E N C Y S P I L L W A Y 75'75'75' 75' 75'75'75'75'75'75'75' 75' 75'75'75' 75' 7 5 '75'75'7 5 '75'75'75'75' 75'75'75'75'75'75'75'75' 75'75'75'75'75'7 5 '75'7 5 ' 75'75'75'75'75'75 '75'75 ' 75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75' 75' 75'75'75'75' 75'75'75'75'75'75'75'75' 75'75'75'75' 75' LAKE #1 "S1 " "S1 " E M E R G E N C Y S P I L L W A Y ©ASHERWOODPRIMARY PLATC201PRIMARY PLATNOTES NORTH NORTH LEGEND S LEGEND 100 LOT NUMBER B.S.L.BUILDING SETBACK LINE D.&U.E.DRAINAGE & UTILITY EASEMENT D.U.&S.S.E.DRAINAGE UTILITY & SANITARY SEWER EASEMENT C.A.COMMON AREA I.E.E.INGRESS EGRESS EASEMENT R/W RIGHT OF WAY L.M.A.E.LANDSCAPE MAINTENANCE ACCESS EASEMENT VAR. VARIABLE T.O.B.E. TOP OF BANK EASEMENT B.M.P.E.BEST MANAGEMENT PRACTICE EASEMENT DRAINAGE DESIGN SUMMARY 10 75' 75'75' 75'75'75'75'75' 75'75' 75'75' 75'75'7 5 '75'75'75'75'75'75'75 '75'75 ' 75'75' 75'75'75'75 '75'75 '75'75 '75'75 ' 75'75'75'75'75'75'75' 75'75'75'75' 75'75'75'75 ' 75 '75'75 '75'75 '75'75'75'7 5 '75'75'75' 75'75'75'75' 75'75'75'75' 75'75' 75'75' 75' 75'75'75'75' 75' 75'75' 75'75'75'75'75' 75'75' 75'75' 75'75'7 5 '75'75'75'75'75'75'75 '75'75 ' 75'75' 75'75'75'75 '75'75 '75'75 '75'75 ' 75'75'75'75'75'75'75' 75'75'75'75' 75'75'75'75 ' 75 '75'75 '75'75 '75'75'75'7 5 '75'75'75' 75'75'75'75' 75'75'75'75' 75'75' 75'75' 75' 75'75'75'75'©ASHERWOODPRIMARY PLATC300 NORTH NORTH OPEN SPACEPLANOPEN SPACE SUMMARY SITE ACREAGE 66.85 AC (EXCLUDES ACREAGE FROM EXISTING LOT 41 AND PROP. DITCH RD. R/W) MIN. OPEN SPACE REQUIRED (SOSR)16.71 ACRES (25% OF 66.85 ACRES REQUIRED TREE PRESERVATION 5.06 AC (60% OF 8.43 ACRES WOODLAND) WOODLAND/TREE PRESERVATION 3.76 AC ± TREE CONSERVATION AREA 1.31 AC± REQUIRED PERIMETER LANDSCAPING 0.17 AC (50% OF 0.34 AC PERIMETER LANDSCAPING) PASSIVE RECREATION 4.76 AC ± GAS EASEMENT 0.05 AC ± (50% OF 0.10 AC GAS EASEMENT) TOTAL OPEN SPACE PROVIDED 10.05 AC (15.03% OF 66.85 AC) TREES QTY BOTANICAL NAME COMMON NAME CONT HT 59 GINKGO BILOBA MAIDENHAIR TREE B & B 6 GYMNOCLADUS DIOICA KENTUCKY COFFEETREE B & B 169 GLEDITSIA TRIACANTHOS INERMIS `IMPCOLE`IMPERIAL HONEY LOCUST B & B 18 LIRIODENDRON TULIPIFERA TULIP POPLAR B & B 13 PICEA ABIES NORWAY SPRUCE B & B 4 PRUNUS SERRULATA `KWANZAN`KWANZAN JAPANESE FLOWERING CHERRY B & B 12 THUJA ORIENTALIS ORIENTAL ARBORVITAE B & B 44 ZELKOVA SERRATA SAWLEAF ZELKOVA B & B SHRUBS QTY BOTANICAL NAME COMMON NAME CONT SIZE 30 HYDRANGEA ARBORESCENS `ABETWO`INCREDIBALL HYDRANGEA 1 GAL 18" HT MIN 26 RHODODENDRON X `HELEN CURTIS`HELEN CURTIS AZALEA 1 GAL 18" HT MIN 4 TAXUS CANADENSIS AMERICAN YEW 1 GAL 18" HT MIN 20 VIBURNUM X `BURKWOODII`BURKWOOD VIBURNUM 1 GAL 18" HT MIN PLANT SCHEDULE ©ASHERWOODPRIMARY PLATC401LANDSCAPE PLANASHERWOOD ORDINANCE CHART REQUIREMENT REQUIRED PROVIDED MINIMUM REQUIREMENT OPEN SPACE · 25% of original tract Total site: 66.85 acres Woodland / Tree Preservation: 3.76 acres Tree Conservation Area: 1.31 acres Manmade water features: 4.42 acres Passive recreation: 3.68 acres Gas easement 0.05 acres Total open space: 8.98 acres / Total site area 66.85 = 13.43% 14.41% < 25% MINIMUM PERIMETER LANDSCAPE: · Shade trees - 8 per 100 lineal feet of frontage with a perimeter street · Ornamental trees - 2 per 100 lineal feet of frontage with a perimeter street · Shrubs - 10 per 100 lineal feet of frontage · 25 feet of landscaped common area along a perimeter street classification as collector or local street NORTH, SOUTH, & WEST BUFFER: · 16 Meets and/or exceeds requirement by having a 25 foot existing woodland tree preservation buffer around property that combined adds up to 3.76 acres EAST: · 805 linear feet / 100 linear feet = 8 * 8 (per 100 linear feet) = 64 shade trees · 805 linear feet / 100 linear feet = 8 * 2 (per 100 linear feet) = 16 ornamental trees · 805 linear feet / 100 linear feet = 8 * 10 (per 100 linear feet) = 80 shrubs · Perimeter 805.94 linear offset 25' NORTH, SOUTH, & WEST BUFFER: · 3.76 acres of existing woodland tree preservation buffer East: · 64 shade trees · 16 ornamental trees · 80 shrubs · 25' buffer along Ditch Road and within entrance common area STREET TREES: · Maximum spacing between trees shall be 50 and minimum 25 feet · Street trees every 25-50 feet · 245 street trees PERMANENT SEEDING AMERITURF FRONTRUNNER BLEND TALL FESCUE; APPLY AT A RATE OF 350 LBS/ACRE (8LBS/1000 SQFT) SEEDING LEGEND LANDSCAPE NOTES 1.THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING MATERIALS AND PLANTS SHOWN ON THE LANDSCAPE PLAN. THE CONTRACTOR IS RESPONSIBLE FOR THE COST TO REPAIR UTILITIES, ADJACENT LANDSCAPE, PUBLIC AND PRIVATE PROPERTY THAT IS DAMAGED BY THE CONTRACTOR OR THEIR SUBCONTRACTOR'S OPERATIONS DURING INSTALLATION OR DURING THE SPECIFIED MAINTENANCE PERIOD. CALL FOR UTILITY LOCATIONS PRIOR TO ANY EXCAVATION AND PLANTING. 2.THE CONTRACTOR SHALL REPORT ANY DISCREPANCY IN PLAN VS. FIELD CONDITIONS IMMEDIATELY TO THE LANDSCAPE ARCHITECT, PRIOR TO CONTINUING WITH THAT PORTION OF WORK. 3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR OF ANY OF THEIR TRENCHES OR EXCAVATIONS THAT SETTLE. 4.ALL NURSERY STOCK SHALL BE WELL BRANCHED, HEALTHY, FULL, PRE-INOCULATED AND FERTILIZED. DECIDUOUS TREES SHALL BE FREE OF FRESH SCARS. TRUNKS WILL BE WRAPPED IF NECESSARY TO PREVENT SUN SCALD AND INSECT DAMAGE. THE LANDSCAPE CONTRACTOR SHALL REMOVE THE WRAP AT THE PROPER TIME AS A PART OF THIS CONTRACT. 5.ALL NURSERY STOCK SHALL BE GUARANTEED, BY THE CONTRACTOR, FOR ONE YEAR FROM DATE OF FINAL INSPECTION. 6.AMENDED SOIL SHALL BE PROVIDED AND GRADED BY THE GENERAL CONTRACTOR UP TO A 6" DEPTH BELOW FINISHED GRADE IN TURF AREAS AND A 12" DEPTH IN PLANTING AREAS. 7.PLANTING AREA TOPSOIL SHALL BE AMENDED WITH 25% SPHAGNUM PEATMOSS, 5% HUMUS AND 65% PULVERIZED SOIL FOR ALL SHRUB, ORNAMENTAL GRASS, PERENNIAL AND ANNUAL BEDS. AMENDED TURF AREA SOIL SHALL BE STANDARD TOPSOIL. 8.SEED LIMIT LINES ARE APPROXIMATE. CONTRACTOR SHALL SEED ALL AREAS WHICH ARE DISTURBED BY GRADING WITH THE SPECIFIED SEED MIXES. 9.CONTRACTOR SHALL INSTALL SHREDDED HARDWOOD MULCH AT A 3" DEPTH TO ALL TREES, SHRUB, PERENNIAL, AND GROUNDCOVER AREAS. TREES PLACED IN AREA COVERED BY TURF SHALL RECEIVE A 4 FT WIDE MAXIMUM TREE RING WITH 3" DEPTH SHREDDED HARDWOOD MULCH. A SPADED BED EDGE SHALL SEPARATE MULCH BEDS FROM TURF OR SEEDED AREAS. A SPADED EDGE IS NOT REQUIRED ALONG CURBED EDGES. 10.DO NOT DISTURB THE EXISTING PAVING, LIGHTING, OR LANDSCAPING THAT EXISTS ADJACENT TO THE SITE UNLESS OTHERWISE NOTED ON PLAN. 11.PLANT QUANTITIES SHOWN ARE FOR THE CONVENIENCE OF THE OWNER AND JURISDICTIONAL REVIEW AGENCIES. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL PLANT QUANTITIES AS DRAWN. 12.THE OWNER'S REPRESENTATIVE MAY REJECT ANY PLANT MATERIALS THAT ARE DISEASED, DEFORMED, OR OTHERWISE NOT EXHIBITING SUPERIOR QUALITY. 13.THE CONTINUED MAINTENANCE OF ALL REQUIRED LANDSCAPING SHALL BE THE RESPONSIBILITY OF THE OWNER OF THE PROPERTY ON WHICH SAID MATERIALS ARE REQUIRED. ALL PLANT MATERIALS REQUIRED BY THIS SECTION SHALL BE MAINTAINED AS LIVING VEGETATION AND SHALL BE PROMPTLY REPLACED BY LANDSCAPE CONTRACTOR DURING WARRANTY PERIOD IF THE PLANT MATERIAL HAS DIED PRIOR TO FINAL ACCEPTANCE. PLANTING AREAS SHALL BE KEPT FREE OF TRASH, LITTER, AND WEEDS AT ALL TIMES. 14.STANDARD CALIPER IS 2.5" NTS TREE PLANTING DETAIL1 NTS SHURB PLANTING DETAIL2 NTS TREE PRESERVATION DETAIL3 WOODLAND / TREE PRESERVATIONTREE CONSERVATION 170218000 – Asherwood TAB 4.0: Landscape Plan ©ASHERWOODPRIMARY PLATC301OPEN SPACEPLANNORTH NORTH OPEN SPACE SUMMARY SITE ACREAGE 66.85 AC (EXCLUDES ACREAGE FROM EXISTING LOT 41 AND PROP. DITCH RD. R/W) MIN. OPEN SPACE REQUIRED (SOSR)16.71 ACRES (25% OF 66.85 ACRES REQUIRED TREE PRESERVATION 5.06 AC (60% OF 8.43 ACRES WOODLAND) WOODLAND/TREE PRESERVATION 3.76 AC ± TREE CONSERVATION AREA 1.31 AC± REQUIRED PERIMETER LANDSCAPING 0.17 AC (50% OF 0.34 AC PERIMETER LANDSCAPING) PASSIVE RECREATION 4.76 AC ± GAS EASEMENT 0.05 AC ± (50% OF 0.10 AC GAS EASEMENT) TOTAL OPEN SPACE PROVIDED 10.05 AC (15.03% OF 66.85 AC) 75' 75'75' 75'75'75'75'75' 75'75' 75'75' 75'75'75'75'7 5 '75'75'75'75'75 '75'75 ' 75'75' 75'75'75'75 '75'7 5 '75'75 '75'7 5 ' 75'75'75'75'75'75'75' 75' 75'75'75'75'75'75'75' 75' 75'75'75' 75' 7 5 '75'75'7 5 '75'75'75'75' 75'75'75'75'75'75'75'75' 75'75'75'75'75'7 5 '75'7 5 ' 75'75'75'75'75'75 '75'75 ' 75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75' 75' 75'75'75'75' 75'75'75'75'75'75'75'75' 75'75'75'75' 75'75'75'75 ' 75 '75'75 '75'7 5 '75'75'7 5 ' 7 5 '75'75'75' 75'75'75'75' 75'75'75'75' 75'75' 75'75' 75' 75'75'75'75' 75' 75'75' 75'75'75'75'75' 75'75' 75'75' 75'75'75'75'7 5 '75'75'75'75'75 '75'75 ' 75'75' 75'75'75'75 '75'7 5 '75'75 '75'7 5 ' 75'75'75'75'75'75'75' 75' 75'75'75'75'75'75'75' 75' 75'75'75' 75' 7 5 '75'75'7 5 '75'75'75'75' 75'75'75'75'75'75'75'75' 75'75'75'75'75'7 5 '75'7 5 ' 75'75'75'75'75'75 '75'75 ' 75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75'75' 75' 75'75'75'75' 75'75'75'75'75'75'75'75' 75'75'75'75' 75'75'75'75 ' 75 '75'75 '75'7 5 '75'75'7 5 ' 7 5 '75'75'75' 75'75'75'75' 75'75'75'75' 75'75' 75'75' 75' 75'75'75'75'©ASHERWOODPRIMARY PLATC400 NORTH LANDSCAPEPLANNTS 170218000 – Asherwood TAB 5.0: Supporting Documents 170218000 – Asherwood TAB 6.0: Findings of Fact Form Filename: Primary Plat 2021 Revised 3/3/2021 Page 9 DESIGN STANDARDS WAIVER FINDINGS OF FACT CARMEL PLAN COMMISSION Carmel, Indiana Docket No: ________________________________ Petitioner: _________________________________ Unified Development Ordinance Section Varied from: _____________________________________________ Brief Description of Waiver: __________________________________________________________________ In deciding whether or not the applicant has presented sufficient proof to permit the granting of a waiver, the Plan Commission should consider the following: - The granting of the Design Standard Waiver will not be detrimental to public safety, health, or welfare, or otherwise be injurious to other property. - The conditions upon which the request for a Design Standard Waiver is based are unique to the property for which the Design Standard Waiver is sought and are not applicable generally to other property. -Because of unique circumstances, a particular hardship or practical difficulty would result if the strict letter of these regulations is carried out. Financial hardship, inconvenience or difficulty shall not constitute grounds for a Design Standard Waiver. -The Design Standard Waiver shall not in any manner subvert the provisions of Article 5: Development Standards, the Carmel Clay Comprehensive Plan, particularly the Bike and Pedestrian Plan.. _____ Based on all the evidence presented by the petitioner, I approve of the requested design standards waiver. _____ I hereby disapprove of the design standards waiver request for the following reasons: 1. ______________________________________________________________________________ 2. 3. Dated this day of , 20____ . _________________________________ Commission Member