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Indianapolis, IN | St. Louis, MO | .www.weihe.net | (800) 452-6408 | Fax: (317) 843-0546
Allan H. Weihe, P.E., L.S. - Founder
INFORMATION PACKET
FOR THE
AMENDED PRELIMINARY PLAT OF
THE RESERVE AT SPRING MILL
340, 341, 350 & 351 Sanner Court
Carmel, IN
Primary Plat Docket No. PZ-2021-00197 PPA
Requested Variances:
Docket No. PZ-2021-00226-V – Front Yard Setback
Docket No. PZ-2021-00227-V – Side Yard Setback
Prepared by Weihe Engineers, Inc.
for
Steve Pittman,
Pittman Family Real Estate Investors, LLC
Weihe Project No. W210497
The Reserve at Spring Mill Page 2 of 4 W210497
TABLE OF CONTENTS
1. Project Description
2. Zoning Variance Requests
3. Design Standards Waiver Requests
4. Location Map
5. Amended Primary Plat
6. Preliminary Development Plan
7. Preliminary Landscape Plan
8. Site Plan with Aerial Photograph
9. Findings of Fact Form
The Reserve at Spring Mill Page 3 of 4 W210497
1. Project Description
The Reserve at Spring Mill is a residential community on Spring Mill Road, ¼ mile south of
106th Street. It was developed in the 1990’s by Pittman Partners, LLC under the S-2 Cluster
development standards. The current zoning is S-2 since the Cluster development standards have
been repealed.
The Amended Preliminary Plat for the Reserve at Spring Mill will add four (4) lots to the
development. This will be made possible by extending Sanner Court approximately 200 ft. to
the east of its current terminus which will allow the two (2) large lots at the end of Sanner Court
to be subdivided into a total of six (6) lots that will be consistent in size with the lots in the
existing community.
One (1) lot on each side of the existing cul-de-sac on Sanner Court is include in this amended
preliminary plat so that when the secondary plat is prepared, those lots at 340 and 341 Sanner
Court will be revised to include a portion of the area that is now occupied by the cul-de-sac.
Since Sanner Court is a private street, it does not require the City to vacate any right-of-way.
2. Zoning Variance Requests
The repeal of the Cluster zoning ordinance has made it necessary to request two variances from
the S-2 zoning standards to develop the six (6) new lots in a manner consistent with the rest of
the community. The Cluster ordinance which was in place at the time the Reserve at Spring
Mill was developed, allowed for a 22-ft. front yard setback and a zero side yard setback with an
aggregate side yard requirement of 10 ft. which in essences results in 10 ft. between houses.
The S-2 zoning requirements call for a 35-ft. front yard setback and a 10 ft. side yard setback
with an aggregate side yard requirement of 25 ft.
The zoning variances being requested are:
Docket no. PZ-2021-00226-V: Request for a 22-ft. front yard setback instead of the required
35-ft. front yard setback.
Docket no. PZ-2021-00227-V: Request for a 5-ft. side yard setback instead of the required 10-
ft. side yard with an aggregate side yard requirement of 25 ft.
If these two (2) variances are granted, the 6 new lots will be developed consistent with the rest
of the Reserve at Spring Mill.
3. Design Standards Waivers
Although the Plan Commission does not take action on design standard waivers, this
information is provided to fully explain the intent of the development.
The Reserve at Spring Mill Page 4 of 4 W210497
Two waivers are being requested that will allow this project to be developed. The first waiver
request is to allow for the maximum cul-de-sac length to be 696 ft. as measured from the
intersection of Millridge Drive to the center of the cul-de-sac. The standard allows for a
maximum length of 600 ft.
The second waiver request is to allow for the radius of the new cul-de-sac to be 38 ft. as
opposed to the standard which requires a 41-ft. radius. The existing cul-de-sac is 38 ft.
These waivers are on the agenda for the Board of Public Works meeting on the January 5, 2022.
EXHIBIT A
AREA LOCATION MAP
Date: November 22, 2021WEIHEweihe.net
Indianapolis, Indiana 46280
10505 N. College Avenue
317 | 846 - 6611E N G I N E E R S
W
S
N
E
PROJECT LOCATION
PRIMARY PLAT AMENDMENT TO THE
RESERVE AT SPRINGMILL REPLAT
AMENDED PRIMARY PLAT FOR
THE RESERVE AT SPRING MILL
80
79
78
77
7675
71
68
SANNER COURT
(PRIVATE STREET)
N89°31'14"E 474.31'S23°15'31"W 122.88'S00°15'31"W 257.70'N89°44'29"W 306.27'N05°44'29"W 170.19'N05°44'40"W 50.00'N11°25'17"W 169.90'
N84°03'47"E 1.53'
CURVE TABLE
CURVE #
C1
C2
C3
C4
C5
C6
C7
C8
C9
ARC
LENGTH
22.96'
25.26'
36.14'
229.35'
229.35'
229.35'
229.35'
36.14'
20.66'
RADIUS
250.00'
275.00'
50.00'
50.00'
50.00'
50.00'
50.00'
50.00'
225.00'
DELTA
5°15'43"
5°15'43"
41°24'35"
262°49'09"
262°49'09"
262°49'09"
262°49'09"
41°24'35"
5°15'43"
CHORD
BEARING
S86°53'23"W
S86°53'23"W
N68°48'57"E
N00°28'46"W
N00°28'46"W
N00°28'46"W
N00°28'46"W
N69°46'28"W
S86°53'23"W
CHORD
DISTANCE
22.95'
25.25'
35.36'
75.00'
75.00'
75.00'
75.00'
35.36'
20.66'ENGINEERS317 | 846 - 6611800 | 452 - 6408317 | 843 - 0546 faxWEIHELand Surveying | Civil EngineeringLandscape ArchitectureALLAN H. WEIHE, P.E., L.S. - FOUNDER10505 N. College AvenueIndianapolis, Indiana 46280weihe.netAMENDED PRIMARY PLAT FORKnow what's below.
before you dig.Call
R
W
S
N
E THE RESERVE AT SPRINGMILLP100PRIMARY PLATPRIMARY PLAT
AMENDED PRIMARY PLAT FOR
THE RESERVE AT SPRINGMILL
SUBMITTAL: OCTOBER 20, 2021
REVISED: DECEMBER 8, 2021
DOCKET NO: PZ-2021-00197 PPA
SITE AREA: 3.49 AC +/-
ZONING: S-2
LEGEND
= RIGHT-OF-WAY LINE
= NORMAL POOL
D.U.&S.E.= DRAINAGE, UTILITY AND SEWER EASEMENT
= BUILDING SETBACK LINE (B.S.L.)
= PROPOSED EASEMENT
ROW = RIGHT-OF-WAY
= REBAR FOUND
= RIGHT OF WAY MONUMENT FOUND
= TEMPORARY BENCH MARK
= OTHER MONUMENT
= ADJOINER
= PROPERTY BOUNDARY
= PROPOSED CENTERLINE
= SECTION LINE
= EXISTING LEGAL DRAIN
= EXISTING STORM MANHOLE
B.S.L.= BUILDING SETBACK LINE
= EXISTING EASEMENT
G = EXISTING GAS LINE
PLANS PREPARED BY
WEIHE ENGINEERS
10505 N. COLLEGE AVE.
INDIANAPOLIS, INDIANA 46280
TELEPHONE: (317) 846-6611
CONTACT PERSON: JIM PENCE
EMAIL: PENCEJ@WEIHE.NET
PLANS PREPARED FOR
PITTMAN PARTNERS
P.O. BOX 554
CARMEL, INDIANA 46082-0554
TELEPHONE: (317) 590-5074
CONTACT PERSON: STEVE PITTMAN
EMAIL: STEVE@PITTMANPARTNERS.COM
OWNER
PITTMAN FAMILY REAL ESTATE
INVESTORS, LLC
SHEET INDEX
DESCRIPTION
PRIMARY PLATP100
SHEET NO.
PRIMARY DEVELOPMENT PLANP101
PRIMARY STORMWATER POLLUTION PREVENTION PLANP102
LOCATION MAPEXHIBIT A
SOILS MAPEXHIBIT B
SUPPORTING DATA
PRIMARY LANDSCAPING PLANL100
PRIMARY LANDSCAPING DETAILSL101
SITE TBM
TBM#1
SET ON THE EAST BOLT ON A FIRE HYDRANT AT THE
BEGINNING OF THE CUL-DA-SAC ON THE NORTH SIDE OF
SANNER COURT.
ELEV. 841.80 (NAVD 88)
TBM#2
SET ON THE RIM OF A SANITARY MANHOLE AT THE END OF
THE CUL-DA-SAC OF SANNER COURT.
ELEV. 842.89 (NAVD 88)
SANNER COURT
MILLRIDGE DRIVE
STM
STM
STM STMSTM
STMSTMSTMSTMSTMSTMSTMW
W
W
W
W
W
W W W W W W
80
79
78
77
7675
71
68
SANNER COURT
(PRIVATE STREET)ENGINEERS317 | 846 - 6611800 | 452 - 6408317 | 843 - 0546 faxWEIHELand Surveying | Civil EngineeringLandscape ArchitectureALLAN H. WEIHE, P.E., L.S. - FOUNDER10505 N. College AvenueIndianapolis, Indiana 46280weihe.netAMENDED PRIMARY PLAT FORKnow what's below.
before you dig.Call
R
W
S
N
E THE RESERVE AT SPRINGMILLP101PRIMARY DEVELOPMENT PLANSITE TBM
TBM#1
SET ON THE EAST BOLT ON A FIRE HYDRANT AT THE
BEGINNING OF THE CUL-DA-SAC ON THE NORTH SIDE OF
SANNER COURT.
ELEV. 841.80 (NAVD 88)
TBM#2
SET ON THE RIM OF A SANITARY MANHOLE AT THE END OF
THE CUL-DA-SAC OF SANNER COURT.
ELEV. 842.89 (NAVD 88)
LEGEND
= RIGHT-OF-WAY LINE
= NORMAL POOL
= PROPOSED SANITARY SEWER LINE
= PROPOSED STORM SEWER LINE
= PROPOSED SANITARY SEWER MANHOLE
= PROPOSED STORM MANHOLE
= PROPOSED STORM INLET
D.U.&S.E.
= CONTOURS
= DRAINAGE, UTILITY AND SEWER EASEMENT
= BUILDING SETBACK LINE (B.S.L.)
= EASEMENT
ROW = RIGHT-OF-WAY
B-B = BACK TO BACK (CURB)
W = PROPOSED WATER
= REBAR FOUND
= RIGHT OF WAY MONUMENT FOUND
= TEMPORARY BENCH MARK
= OTHER MONUMENT
= ADJOINER
= PROPERTY BOUNDARY
W = EXISTING WATER
= PROPOSED CURB
= PROPOSED CENTERLINE
= SECTION LINE
= PROPOSED FIRE HYDRANT
= EXISTING STORM SEWER LINE
= EXISTING STORM MANHOLE
= EXISTING SANITARY SEWER MANHOLE
= PROPOSED SSD/LATERAL
= PROPOSED 4' CONCRETE WALK
FIRM MAP
No Scale
W
S
N
E
B.S.L.= BUILDING SETBACK LINE
*= ADA RAMP
G = EXISTING GAS LINE
MFPG = MINIMUM FLOOD PROTECTION GRADE
= EMERGENCY FLOOD ROUTING
PRIMARY PLAT
AMENDED PRIMARY PLAT FOR
THE RESERVE AT SPRINGMILL
SUBMITTAL: OCTOBER 20, 2021
REVISED: DECEMBER 8, 2021
DOCKET NO: PZ-2021-00197 PPA
SITE AREA: 3.49 AC +/-
ZONING: S-2
STM = PROPOSED SOLID WALL UNDERDRAIN
DRAINAGE BASIN COMPARISON
STM
STM
STM STMSTM
STMSTMSTMSTMSTMSTMSTMW
W
W
W
W
W
W W W W W W
80
79
78
77
7675
71
68
SANNER COURT
(PRIVATE STREET)STMSTMSTMSTMSTMSTMSTMSTMG
G
GGGGE E
EEEEC C
CCCCSANNER COURT
MILLRIDGE DRIVE ENGINEERS317 | 846 - 6611800 | 452 - 6408317 | 843 - 0546 faxWEIHELand Surveying | Civil EngineeringLandscape ArchitectureALLAN H. WEIHE, P.E., L.S. - FOUNDER10505 N. College AvenueIndianapolis, Indiana 46280weihe.netAMENDED PRIMARY PLAT FORTHE RESERVE AT SPRINGMILLKnow what's below.
before you dig.Call
R
W
S
N
E
PRIMARY PLAT
AMENDED PRIMARY PLAT FOR
THE RESERVE AT SPRINGMILL
SUBMITTAL: OCTOBER 20, 2021
REVISED:
DOCKET NO: PZ-2021-00197-PPA
SITE AREA: 2.70 AC +/-
ZONING: S-2
L100TREE REMOVAL/PROTECTION PLANSITE TBM
TBM#1
SET ON THE EAST BOLT ON A FIRE HYDRANT AT THE
BEGINNING OF THE CUL-DA-SAC ON THE NORTH SIDE OF
SANNER COURT.
ELEV. 841.80 (NAVD 88)
TBM#2
SET ON THE RIM OF A SANITARY MANHOLE AT THE END OF
THE CUL-DA-SAC OF SANNER COURT.
ELEV. 842.89 (NAVD 88)
60'-80' NORWAY SPRUCE
60'-80' NORWAY SPRUCE
30'-45' BLUE SPRUCE
80' NORWAY SPRUCE
40' NORWAY SPRUCE
60' NORWAY SPRUCE
60' NORWAY SPRUCE
60'-80' NORWAY SPRUCE
50' NORWAY SPRUCE
30' BLUE SPRUCE
80' NORWAY SPRUCE
50' BLUE SPRUCE
60' NORWAY SPRUCE
60'-80' NORWAY SPRUCE
60'-80' NORWAY SPRUCE
60'-80' BLUE SPRUCE
80' NORWAY SPRUCE
60' NORWAY SPRUCE
40' NORWAY SPRUCE
60' NORWAY SPRUCE
50' NORWAY SPRUCE
60' NORWAY SPRUCE
80' NORWAY SPRUCE
80' NORWAY SPRUCE
60' NORWAY SPRUCE60' NORWAY SPRUCE60' NORWAY SPRUCE
(3) EXISTING DECIDUOUS TREE
(4) EXISTING DECIDUOUS TREE
EXISTING DECIDUOUS TREE
EXISTING DECIDUOUS TREE
EXISTING 10' HGT. SHRUBS
TREE REMOVAL
EXISTING DECIDUOUS TREE
EXISTING EVERGREEN TREE
TREE PROTECTION
TREE PROTECTION FENCE
TREE PROTECTION FENCE
TREE PROTECTION FENCE
TREE PROTECTION FENCE
TREE PROTECTION FENCE
TREE PROTECTION FENCE
TREE PROTECTION FENCE
TREE PROTECTION FENCE
3.49 AC +/-
WD
WD
W
D
WD
WD
WD
STM
STM
STM STMSTM
STMSTMSTMSTMSTMSTMSTMW
W
W
W
W
W
W W W W W W
80
79
78
77
7675
71
68
SANNER COURT
(PRIVATE STREET)STMSTMSTMSTMSTMSTMSTMSTMG
G
GGGGE E
EEEEC C
CCCCSANNER COURT
MILLRIDGE DRIVE ENGINEERS317 | 846 - 6611800 | 452 - 6408317 | 843 - 0546 faxWEIHELand Surveying | Civil EngineeringLandscape ArchitectureALLAN H. WEIHE, P.E., L.S. - FOUNDER10505 N. College AvenueIndianapolis, Indiana 46280weihe.netAMENDED PRIMARY PLAT FORTHE RESERVE AT SPRINGMILLKnow what's below.
before you dig.Call
R
W
S
N
E
EVERGREEN TREES
PiA PICEA ABIES NORWAY SPRUCE 8' ht. min.28 X 50'T x 25'W
PLANT SCHEDULE
PLAN
KEY BOTANICAL NAME COMMON NAME SIZE QTY.B&B CONT.MATURE SIZE
PRIMARY PLAT
AMENDED PRIMARY PLAT FOR
THE RESERVE AT SPRINGMILL
SUBMITTAL: OCTOBER 20, 2021
REVISED:
DOCKET NO: PZ-2021-00197-PPA
SITE AREA: 2.70 AC +/-
ZONING: S-2
L101PRIMARY LANDSCAPE PLANSITE TBM
TBM#1
SET ON THE EAST BOLT ON A FIRE HYDRANT AT THE
BEGINNING OF THE CUL-DA-SAC ON THE NORTH SIDE OF
SANNER COURT.
ELEV. 841.80 (NAVD 88)
TBM#2
SET ON THE RIM OF A SANITARY MANHOLE AT THE END OF
THE CUL-DA-SAC OF SANNER COURT.
ELEV. 842.89 (NAVD 88)
3.49 AC +/-
SANNER COURT
MILLRIDGE DRIVE
STM
STM
STM STMSTM
STMSTMSTMSTMSTMSTMSTMW
W
W
W
W
W
W W W W W W
80
79
78
77
7675
71
68
SANNER COURT
(PRIVATE STREET)ENGINEERS317 | 846 - 6611800 | 452 - 6408317 | 843 - 0546 faxWEIHELand Surveying | Civil EngineeringLandscape ArchitectureALLAN H. WEIHE, P.E., L.S. - FOUNDER10505 N. College AvenueIndianapolis, Indiana 46280weihe.netAMENDED PRIMARY PLAT FORKnow what's below.
before you dig.Call
R
W
S
N
E THE RESERVE AT SPRINGMILLP101PRIMARY DEVELOPMENT PLANSITE TBM
TBM#1
SET ON THE EAST BOLT ON A FIRE HYDRANT AT THE
BEGINNING OF THE CUL-DA-SAC ON THE NORTH SIDE OF
SANNER COURT.
ELEV. 841.80 (NAVD 88)
TBM#2
SET ON THE RIM OF A SANITARY MANHOLE AT THE END OF
THE CUL-DA-SAC OF SANNER COURT.
ELEV. 842.89 (NAVD 88)
LEGEND
= RIGHT-OF-WAY LINE
= NORMAL POOL
= PROPOSED SANITARY SEWER LINE
= PROPOSED STORM SEWER LINE
= PROPOSED SANITARY SEWER MANHOLE
= PROPOSED STORM MANHOLE
= PROPOSED STORM INLET
D.U.&S.E.
= CONTOURS
= DRAINAGE, UTILITY AND SEWER EASEMENT
= BUILDING SETBACK LINE (B.S.L.)
= EASEMENT
ROW = RIGHT-OF-WAY
B-B = BACK TO BACK (CURB)
W = PROPOSED WATER
= REBAR FOUND
= RIGHT OF WAY MONUMENT FOUND
= TEMPORARY BENCH MARK
= OTHER MONUMENT
= ADJOINER
= PROPERTY BOUNDARY
W = EXISTING WATER
= PROPOSED CURB
= PROPOSED CENTERLINE
= SECTION LINE
= PROPOSED FIRE HYDRANT
= EXISTING STORM SEWER LINE
= EXISTING STORM MANHOLE
= EXISTING SANITARY SEWER MANHOLE
= PROPOSED SSD/LATERAL
= PROPOSED 4' CONCRETE WALK
FIRM MAP
No Scale
W
S
N
E
B.S.L.= BUILDING SETBACK LINE
*= ADA RAMP
G = EXISTING GAS LINE
MFPG = MINIMUM FLOOD PROTECTION GRADE
= EMERGENCY FLOOD ROUTING
PRIMARY PLAT
AMENDED PRIMARY PLAT FOR
THE RESERVE AT SPRINGMILL
SUBMITTAL: OCTOBER 20, 2021
REVISED: DECEMBER 8, 2021
DOCKET NO: PZ-2021-00197 PPA
SITE AREA: 3.49 AC +/-
ZONING: S-2
STM = PROPOSED SOLID WALL UNDERDRAIN
DRAINAGE BASIN COMPARISON
Filename: Primary Plat 2021 Page 7
FINDINGS OF FACT FORM
FOR PRIMARY PLAT CONSIDERATION
Carmel Plan Commission
Carmel, Indiana
DOCKET NO. ___________________ SUBDIVISION NAME: __________________________________
PETITIONER: _____________________________
_____ Based upon all the evidence presented by the petitioner and upon the representations and
certifications of the staff of the Department of Community Services, I determine that the plat
complies with standards of the Carmel Unified Development Ordinance.
_____ I hereby approve of the primary plat as submitted with the following specific conditions as agreed
to by the petitioner.
Condition 1. _________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
Condition 2. _________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
Condition 3. _________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
_____ I hereby disapprove of the primary plat as submitted for the following reasons:
1. __________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
2. __________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
3.__________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
DATED THIS __________ DAY OF ______________________________, 20 _______.
_________________________________________
Commission Member
Revised 3/3/2021