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ON-SITE EVALUATION FOR EROSION AND SEDIMENT CONTROL
Hamilton County Soil and Water Conservation District
1108 South 9th Street, Noblesville, IN 46060
Telephone: 317-773-2181 Fax: 317-776-1101
Date: B -/5-0 z.
Project Name: -rit: JJo()~ @ k//JdM's C~~ej
Present at Site: John South, Hamilton Co. SWCD,
This report was Provided To: ,.; Il/N4! LA#srl.
De"""., Hopper
Hr. J'crty Ha.s ~'1.
'i11 ibl J.411tG.
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Type OF EV ALVA nON:
o Initial 0 Routine III Follow.up 0 Complaint
This evaluation is intended to assess the level of compliance with 327 lAC 15-5 (Rule 5). It is also intended to identify areas where
additional measures may be required to control erosion and sedimentation. All practices recommended in this report should be
evaluated as to their feasibility by a qualified individual with structural practices designed by a qualified engineer.
All erosion and sediment control measures shall meet the design criteria, standards, and specifications outlined in the
"Indiana Handbook for Erosion Control in Developing..Areas" or similar guidance documents.
Current Site Information:
The Following Items Have Been Evaluated and Assigned a Designation of:
S = Satisfactory M = Marginal U = Unsatisfactory NA = Not Applicable
Constructio~te Management for Erosion and Sediment Control
S M QL) NA (1) Disturbed areas have been adequately protected through seeding or other appropriate erosion and
sediment control measures. "
S M iNA (2) Appropriate perimeter sediment control measures have been imple~etfted.
S M NA (3) Conveyance channels have been stabilized or protected with apprqpija(e sediment control measures.
S M NA (4) Erosion & sediment control measures are installed properly. ;:~/ ~ -S.0: . ./~.
S M NA (5) Storm drain inlets have been adequately protected. (--7 !".::::::.. ~. . ~ \
~ M U NA (6) Outlets have been adequately stabilized. \I;! ~))',~ ...:: . ~J
S M <Ii) NA (7) Existing erosion & sediment control measures are being maintameg. ~r'., rr:;::7 r.-'}
S M <IC>NA (8) Public & private roadways are being kept clear of accumulated s~pfip.ent or.tracRe'd soil. /;;
S (!g V NA (9) Erosion & sediment control measures have been installed and maiht4in~d on individual, D~ilding sites.
Status of Sediment Retention On-Site "<3'~:~J~L_~rr.()/
I' Site conditions present a high potential for off-site sedimentation.
o There is evidence of off site sedimentation.
o Description provided: J .. I. . / /
rlf (,/"( ~", t""r At: ";'K ~~ ~~Mt"U:r' ed.
~ Please Refer to the Comments Section of this Report
Compiled By: Defmitions
Satisfactory: The item is currently in compliance with the rule
Marginal: A concern has been identified; corrective action is strongly recommended to remain in compliance
Unsatisfactory: A violation has been identified and the site is not in compliance; corrective action is required
Not Applicable: Does not apply at this stage of construction Revised 4 / 98
PROJECT NAME:
ON-SITE EV ALVA TION FOR EROSION AND SEDIMENT CONTROL-<\JJ?77>~,
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COMMENTS
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The items checked below must be corrected prior to - '... ,./ , unless otherwise noted.
o Install an appropriate sediment control practice between construction areas and lower lying areas.
['1(11,')
L, J"
o
o
o
Replace/Repair silt fence and/or straw bale barriers.
Entrench silt fence (6-8 in.) and/or straw bale barriers (4 -6 in.) and stake straw bales.
Remove accumulated sediment from: 0 sediment trapslbasins, 0 behind silt fence/straw bales, 0 around stonn drain inlet
protection devices, 0 streets and gutters (Do not flush with water) "
Temporary seed, fertilize, and/or mulch: 1.11 c:t.~ (.ur &cI or~t;S - rJc h/~ /,act:
Permanent seed, fertilize, and Il}ulch areas that are at final
grade: .r/I)Od,PI'~A ~ ,,// ~I)""MIK II',,~~J.
Protect storm drain inlets: 11 curb inlets, K drop inlets oS cc ^' .,~
Reshape and stabilize sideslopes of: 0 sediment traps/basins, 0 detention/retention basins
J(
11
If
o
o
f(
Install/Maintain construction entrance(s): . I' I
Reshape and stabilize conveyance channels: .:z-_IlII~~"kf /""0~ b ~ilflc.r ~ J,~'1~ LA.~4.rr.
Place greater emphasis on erosion and sediment control on building sites; contractors, subcontractors, material vendors, and
others should be made aware of erosion and sediment control requirements. Appropriate perimeter sediment controls
(e.g. silt fence) and stable construction entrances shall be utilized on all sites. Sediment tracked into the street shall be
removed (do not flush with water) at the end of each work day.
Other Requirements:
)(
o
Nor/!'- r;' h;'n '"',sr~'/...:;.~{f:j ~ItCIl''ft':il ,:./d fl.'" h"I........ l~
f'
s;;.}fj~ili. t:;n~p~f"'/tf...~/:tll:s {jdtj~
For questions regarding this report contact:
John South
"
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City of Carmel
DEPARTMENT OF COMMUNITY SERVICES
July 22, 2002
Ralph Akard
Ralph Akard Construction, Inc.
4429 Blue Creek Dr
Carmel, IN 46033
RE: Woods of Williams Creek Landscape Plans
Dear Ralph:
I received the landscape plans for the Woods at Williams Creek Subdivision today. My
comments on the plan are as follows:
1. On the south-east comer of the site is a pipeline right-of-way. The plan shows
plantings located within that pipeline easement including those around the
monument sign. Normally no plantings are allowed within pipeline easements,
special permission must be obtained from the easement owners for any such
plantings.
2. A landscape plan and renderings for all monument signs must be submitted for
approval to this office.
3. Plantings should be added south of lot 72 to create a visual barrier/buffer from
the street and multiuse path.
4. The detention ponds should be landscaped. A seeding plan to prevent erosion
should also be included.
5. The plans do not have any Planting Details (graphics) or Planting Notes
(specifications). These need to be included on landscaping plans.
6. Care should be taken that tall maturing trees species (such as spruces) are not
planted underneath power lines.
7. Any landscaping proposed to the landscape mounds at the Spring Mill Road
entrance should be added to the plans.
8. The label "FUTURE" appears in two locations on the plans. It is unclear what
this label is indicating.
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
.. -
o
o
Page 2, Woods at Williams Creek
If you have questions or comments, please contact at (317) 571-2478 or by email at
Sbrewer@ci.canne1.in.us.
Si~IY, ~
~~
Scott Brewer
Urban Forester, City of Carmel
CC: Jon Dobosiewicz, DOCS
Date: t./ZB/6t:.
Project Name: ilt
ON-SITE EV J(yATION FOR EROSION AND SKlrJENT CONTRgL- ~-:->o_
HamiM'n County Soil and Water Conserva. District .' / ;..\ :' /:;-"
1108 South 9tb Street, Noblesville, IN 46060:~ . 1- - '. :'
Telephone: 317-773-2181 Fax: 317-776-1101 - I Rfef/1Ii -\
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This report was Provided To:
if,.. .:rc"'~ ~~ou v
41" FtJttC J.UI! J.AIIE
CAe HL'~ :::zA1
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$141"4" ,Re>6el'ts
It~e""'&s HaoP'8l2> /
~/Hl!!t:DNSTl2.
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Present at Site: John South, Hamilton Co. SWCD,
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Type OF EV ALU~ nON:
o Initial B'" Routine 0 FoJlow-up 0 Complaint
This evaluation is intended to assess the level of compliance with 327 lAC 15-5 (Rule 5). It is also intended to identify areas where
additional measures may be required to control erosion and sedimentation. All practices recommended in this report should be
evaluated as to their feasibility by a qualified individual with stnlctural practices designed by a qualified engineer.
All erosion and sediment control measures shaJl meet the design criteria, standards, and specifications outlined in the
"Indiana Handbook for Erosion Control in Developing ~reas" or similar guidance documents.
Current Site Information: &llilPIN(, f Srpeers AZE CIJK~J.erE;t:J,
6JlArJ/HI, Pb6hC<~ /;4/6 D# SDOn/ S/~
The Following Items Have Been Evaluated and Assigned a Designation of:
S = Satisfactory M = Marginal U = Unsatisfactory NA = Not Applicable
Construction Site Management for Erosion and Sediment Control
S M@ NA (1) Disturbed areas have been adequately protected through seeding or other appropriate erosion and
sediment control measures.
sc::::M:)u NA (2) Appropriate perimeter sediment control measures have been implemented.
S M dD NA (3) Conveyance channels have been stabilized or protected with appropriate sediment control measures.
cs::> M U NA (4) Erosion & sediment control measures are installed properly.
~ M U NA (5) Storm drain inlets have been adequately protected.
~ M U NA (6) Outlets have been adequately stabilized.
S lfa) U NA (7) Existing erosion & sediment control measures are being maintained.
~ M U NA (8) Public & private roadways are being kept clear of accumulated sediment or tracked soil.
S @ U NA (9) Erosion & sediment control measures have been installed and maintained on individual building sites.
Status of Sediment Retention On-Site
IE' Site conditions present a high potential for off-site sedimentation.
o There is evidence of off site sedimentatipn.
o Description provided:
f% Please Refer to the Comments Section of this Report
Compiled By: Definitions
Satisfactory: The item is currently in compliance with the rule
Marginal: A concern has been identified; corrective action is strongly recommended to remain in compliance
Unsatisfactory: A violation has been identified and the site is not in compliance; corrective action is required
Not Applicable: Does not apply at this stage of construction Revised 4/98
o
N
'"----
f
, RECEIVED
JUl 2 20[}2
DOCS
. ,~\
\,.' ~-\
ON.SITE EV ALVA TION FOR EROSION AND SEDIMENT CONTROL
COMMENTS
PROJECT NAME: "-J~ W()()~ (4) ki !t,/N,J 6r~ ,
The items checked below must be corrected prior to PAJ1 PUI!..- ,unless otherwise noted.
o Install an appropriate sediment control practice between construction areas and lower lying areas.
"/
__.:., i:;
fi
o
~
Replace/Repair silt fencca and/or straw bale barriers.
Entrench silt fence (6.8 in.) and/or straw bale barriers (4 -6 in.) and stake straw bales.
Remove accumulated sediment from: 0 sediment trapslbasins,>>ehind silt fence/straw bales, 0 around storm drain inlet
protection devices, 0 streets and gutters (Do not flush with water)
Temporary seed, fertilize, and/or mulch:
)(
K
Permanent seed, fertilize, and mulch areas that are at final
grade:
o
o
Protect storm drain inlets: 0 curb inlets, 0 drop inlets
Reshape and stabilize sideslopes of: 0 sediment trapslbasins, 0 detention/retention basins
o
o
InstalllMaintain construction entrance(s):
Reshape and stabilize conveyance channels:
o
Place greater emphasis on erosion and sediment control on building sites; contractors, subcontractors, material vendQrs. and
others should be made aware of erosion and sediment control requirements. Appropriate perimeter sediment controls
(e.g. silt fence) and stable construction entrances shall be utilized on all sites. Sediment tracked into the street shall be
removed (do not flush with water) at the end of each work day.
Other Requirements:
o
For questions regarding this report contact:
John South
HAMILTON CO USDA ~() \ ..pP
, . U ~8~OI sO
ON-SITE EVALUATION FOR ERO 10 AND SEDIMENT CO
Hamllton County SoD and ate Conservation District :Y'
1108 South 9tb Street, obI Ie, IN 46060 c;;j
Telephone: 317-773-21 F x: 317-776-1101 -,
PAGE ElS/El8
fl, (TI701 .
~--i
'-',/'7
! ~~)
RECEIVED \( \ ,.
HAY 13 2002 ~_j
DOCS /;': i
/--t~.: '
/>-. I
~~/lEl/2ElEl2 17:El6
317-776~l1Ell
. 'Date:
This report wis Provided To:
Type OF BV,M.,UATION:
CI lbitiaJ _ Roqtine 0 Follow-up 0 Com plaiD
This ~aluation is Intended to assess the level of compliance wiih
ldditional measures Dlay be requited to oontrol erosion and sedim
evaluated as to dleif feasibility by a quaWied individual with sttu
7 IA 15-5 (Rule 5). It is also intended to identify areas where
tan . All practices recommended in this report should be
cdces designed by a qualified engineer.
AU eroslbn anti SfCllment eontrol measures sbaD meet the destg
"Indiana Handbook for Erosion Control in Developing Areas"
ria, standards, and specification. outlined ID the
liar guldaDee doeumentl.
'Current Sitt In{onn~on:
. The Following ltem~ Have Been Eval ted d Assigned a Designation of~
S .... Satiifactery M'" Marginal U "" Un atis ctory NA'" Not Applif,':able
tbrough seeding or other appropriate erosion and
os have beeD implemented.
proteeb:d with appropriate sediment ,control measures.
talled properly.
eo...truetion..!!.te MaDagement for Erosion and Sediment Con 01
S M ~ NA (1) DIsturbed areas have been adequately
sediment control measures.
S Qi) U NA (2) Appropriate perimeter sedlll1eot COD
S M J NA (3) Conveyance channels have been stabi
SM. NA (4) Erosion & sediment control measures e
S M NA (5) Stonn chin inleb have been adequate
S M NA (6) Outlets have been adequately stabir
S eM:> NA (1) EXisting erosion &; sediment control
<i.) ~ U NA (8) PIIblic &; private roadways are being
S M U @) (') &osion & sediment control measur.es
or s are being maintained.
pt cl of accumulated seclbnent or tracked soU.
aYe eo installed and maintained on individual building sites.
Stabs of Sedlm8Dt RetentioD On..stte
~ Site condidons present a high potential for off-site sedlm
o There ill evidence of oft' aite sedbnentation.
o Description provided: .
_ Please Refer to tbe c~mments section of this Report
Compiled By: Definitions
Satisfactory: The hfm is .currently iD compliance wltb the
MarglDaI: A concern ba. been identlned; eorrectlve actl
UDlatlsfactory: A violation has been Identified and the site Is
Not APP~Ollble: nee. oot apply at this stage of construction
we
is s rongly recommended to remain In compUance
t in DJpUallce; corrective ac:tioD is required
RiNfMd ~ /98
05/10/2002 17:06
..
317-776-1101
U
HAMILTON CO USDA
W
_EAGE 06/08
~_LL1])~. .
---...(~<~<~
! '~~)
RECEIVED \<~
HAY 13 2002 \.~)\
C
DOCS !~cl
,_:.$I~i....'0!
@~~"'.J
1&:7J ,,:;0
.~
l'RO.mCf NAME:
. unless otlte.-wlse noted.
areas and lower lying areas.
,~'
The Items checked below must b~ corrected prior to S;
o Install an appropriate sediment control pl1lctice between con
)( ReplacelRepair silt fence and/or straw bale banicrs.
o Entrench silt fence (6-8 in.) andlor straw bale bmien (4 ~. .) an stake straw bales.
o Remove ,accumulated sediment from: 0 sediment trapslbasin 0 b hind silt fence/straw bales. 0 around stonn drain inlet
protection devices, 0 streets and gutters (Do not flush with w ter)
)€ Temporary seed, fertilize, and/or mulch: , .k
o
o
~111Maintaln construction entrance(s):
Reshape and ml:Jijim cOttveyance channels:
,K.,
)( , Protect storm drain inlets: ~ curb inlets,J6 drop inlets
o Reshap~ and stabilize sideslopes of: 0 sediment tfapS/basins 0 d
o
Place sreater emphasis on erosion IIlld sediment control on b ildin sites; contractors, subcontractors, material vendors, and
omers should be made aware of erosion and sedimant contra requ rements. Appropriate perimeter secliment controls
(e.g. silt fence) and stable construction entrances shall be uti d n all sites. Sediment tracked into the street shall be
removed (do not flush wIth water) at the end of each work d
Other ltequlrementa:
I 3
~
For questions Rcardiag tbis report contact:
John ou
. ,
11/26/2881 89:58
317-77U81
HAMILTON CO USDA~
PAGE 81/83
11 DB SOuth 9th Street
Noblesvill~ 1lV'4606fi.3745 0.>
ph. (3'1'7) 773-1432 .......
FIIX (317) 716-1101
Drainage, Erosion and Sediment COD
TeehnicalReview and Corom
Proje<:t Name:
Subinitted By:
-ru V~~ ~ ~~i.UJl$ egoA.'
'-hU./M CII!.166N. J.L C /'
~ .:r..a." HllfT4A1
..." Fox L.AHI!.
C42H.L,' .TN
Nr. DAUB I3A2,l\(II~ .,//.
IJ e(tlS' 'Etlt:.2.
/rJS"OS- ~ C~~l.s"e ~
:r,.,OIAMII pout.:r.... '1I.Z.0
.
IteviewedBy: 1011/11I B. Sid) ,//
Plan RevieW Procedure: Site Visit D~te: 1/-1'- Of
Location: Al!nu~ Nt'" .,. I~I." .... Ne
Legal De$c;ription: S'~~ , z: Z.
Township: ISJI. Range: 3J!
.
Plan Review D~: ,., It . ,I, ~/a ,& , -() I
w.1 .#Jr. a f ~.\~__tl~
, Civil ToWnship: CL.JJ~
The teclinical revi4w and comments aTB inrttntkd 10 evaluate. the compldenus of the eros;on and sediment control
[pltrnfm'. thspt'fJject. The erM;on awi sediment ~01llrol plan submitted Wt:U not revlltwttdforthe adequacy of the
engineerl1tf dD~1"- All practices ~cluded in the plan, as well as those recommDuf4d In iN: comments ;rhould be
evtrluated CD to their fllllSibility ~ a qualified individual with structural practices tlsslgned by a qualified enginur.
~ pkm haI not bun revt~BI1 for local, star, or feder(l/ permits thal may be. ret[Ulred to proceed with this
project. .4.d4Jttona/ tnfonnarlon. i1Ic1ud11tg design co/culm/om ~ be requ&t8d to fio1her evaluate the erosion
sediment C01l!1'01 plan. .
.. Does Dot P~f:Y the minimwn requirements and intent of 327IAC 15-5 (Rule 5); deficiencies are noted in
~C) checkliSt and in the comlnents section. Defieiencies constitute potential violation of the ri.lle and must
be adeq\Jately a6dreued for compli&l1te. The information necessary to satisfY the deficiencies must be
submitted: . Please address revisions to the reviewer.
Proper,implflJ1/ttnlQtiQlI. of the erosion and Sild/mill:. (:()f2lTol plt:m emd inspections'o/the constr'llctloll. site by tne
developer or a represenrezrtwz. mB neceSsary to min;m~e off-site sedimentation.. The dweIoper should be aware
that ut(oresun construction actIVities anti weather conditions mc:ry effect the performance of a practice Or the
erpston (Inti sediment control plan. The plan l7lust be a jlo:ible dOCUment, with pruvisioru to modify or II/bstitute
practices as nacessary.
PROJECT:
Page 2 of
89:58 317-77t.:J81
"'I J./OOQS . ""';~"/'(IfS
HAMILTON CO USDA(.J
C~SE~
PAGE 82/83
11126/2881
"A.RE THE FOUOWING ITEMS ADEQUA.TELY ADDRESSED ON TIlE PLANS f
(A.ll PIIIIf6 Mu/llCbuk Ap,ropritIU Le.genb. Sc<<lR, aiUl NOI'th JIrrmtI)
(lrenu t1ttlt (Ire Not App/i.cllbk tt1 t1ai6 Project (II'tJ ddgtIfIIMl ", NA)
Yes No
I" 0
II 0
, 0
1m 0
.1111 II
lA
lB
IC
11'
IE
PROJEer INFORMATION
Project LocatiOIl Map (Shvw project fn re/4tltm 10 other - of the COII1Ity)
Narrative Dacriblsg the Nldate ud Purpose oftbe ProJed
LoeatIoD of PllDDed _cIIor EsiItiDl ~., UtiHties. StnlctDres~ 1IIgInvaye, ea.:.
Lot aDd/or BuDdiq Loc:atloDl
Lud1lSe of Adjacut .Area
(Slum 1M anti,. Up3trf1am Waunhetl anti AtQacetlt,.4,.., Wtthfn jtJO FUf. ofthB ProtJ.ny Lina)
Yes No TOPOGRAPHIC, DRAINAGE, AND GENERAL SITE FEATURES
.\:~ ij 2A Emtbtg VegdatiOIl (Identify awl DeliMa" )
~ 0 18 Locadoll1ll4 Name of All WetlaDcb., Lakes ad Water. Counet OlllDd AdJ&eeIl1 to the Site
II 0 %C 100 Year lI100dp._. J100dway J'rlages. ad noodw.,.. (Not. if None)
~ 0 2D Soils loformatioD (l/hydrlc ,oil, tII'8 prestmt, it 18 rM responsibility of the uwnerIdtNeloper to
inwI3d_ tIas sxflt4nce of WfltlmW and to obfl1i" pmni~ from the appro]Jrl~ govmrmmt agencia.)
, 0 ZE ItDdDg ao4 PlanDed Coatoan at an IDterva1 App..opriate to IDdleate Drainage Pattems
, 0 %)1' LocadODI of Speclftc PoIoa Where Stormwater DlKbatge Wm Leave tbe Site
"~ 0 %G 14eatlf)' AD Retei.tDg Waten (/fDtscharp 1$ ro Q StpU'GtJlMrmicipal Storm s.wr. IdentQY tit,
NtDlle of the Municipal 0perrm:Jr tmd rhe Ultimate Receiving Water)
_'Ii III 2H PoteDtlal Areas Where Storm water May Eitter Gramutnter (!Vall ifNOftIJ)
II 0 2I Loadioll of Stormwater System (l~/rJ. CtAlwn18, S",,,,, S..-n, CJumneh, and S_lu)
Yes No LAND DISTURBING AC11VlTIES
, 0 :fA LocadoIl aDd Ap,m::hDate DimeasioDJ of All Disturbed AteaI [i.e., C()Mtt;I.Dtitm Limits]
~ WMnr Vegetativ. Caver WUI Be Praerv<<l Should be CI.rIy DuigMta/)
" 0 311 Soil Stockpiles aDd or Borrow Areal (Show LocatI()II.t or NON If Nan.)
Yes No EROSION' AND SEDIMENT CONTROL MEASURES
" ~II ID 4A Sequeace of Wbea Each Measuft Will Be Implemeated (RBJatnM roBmth Dlmrbing Activitiu)
lid 0 4B ModitorIDg IIIKI MalDtelwlce Gui4e1ines lot Each Measu.m
."!J . 4C PeriJD.etel' s.Dmeat CODtl'OI Meamree (Locatitm, Corutrwctlqn DflIIlil, Dimetl6i_, tlnd SP<<ificatl()H.$)
. 0 4D Temporuy SeedlDg (Spsdficati01U; Including S. Mbt. FernUur, LIm.. and Mulch Rate.f)
.e. !I flI 4& Temporary Erosiollud Se4kDeDt Conb'Ol Measures
(/.,ocatfon, COIUtNlcllOll Detail. ])imsn.riOIU, and Specificatttml)
e' 0 4It Peraaaeilt El'OIioo and Sedi..t Control Meuum
(L<<tdi0ll, Constnlctltm ~l. Dimensions. and Speefftcalton,)
I!f 0 4G Storm BraID mlet hotediOD (J..ocation. Con.ttnlCtfon DfltIlil. Dimetl8lC11$, arttl S]1f!CijiaztiOlU)
l!r 0 4H Sto....,.-ater Outlet Protectioa a.<<:ation, COMtnlction D&/IlII, DfMeMoM, (IIrJ SP<<fftcariOn3)
iii" 0 41 Stable CODStrDttioD EIltrance ~Iion, Cansrrw:tion DfltaiI, DimflNiO/U. attJ Speclftcartom)
It' 0 4J ~....... and SecliJDCDt CODttOl OD IndJvldual BWldJllg LcIb (SI*flicf1liOllS)
e( 0 4K PeI'ID8DeIIt Seedbaa (Specifica1iom: Inclwll'ttg S_ MIJc. Fern/tur, LIme, awl MrUch Rata) "
. Rmse44/97
. .
..
11/26/2001 09:58
HAMILTON CO USDA~
PAGE 03/03
317-77U01
EROSION AND SED~NT CONTROL PLAN
TECHNICAL REYlEW
tJOMMENfS
IV"~ ~ ~' I.*LS ~e~
Project: rJ~
Page 3 ofL
Note: All erosion and sediment control measww shown on tM plans and referenced in this review must meet the .
dssiJPI criteria, standards, and speciftcati0718 outlined in the "Indiana Handbookfor Erosion Control 17'1
Developing Areas" from the Indiana DepGlf1ment of Natural Resources. Division of Soil Conservation Or similar
Guida1'lce Document3. .
;
so J E~ . f tI, 1tJ.!t,., i Cot:! /J,. e, ~, /,..,,~.
~'-I""~/ u./~_~ ,c, ~... /.Ml1'IV44
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cc: e I"'" -I' L) DSJ!! I
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.:rOt: 11
..
HAMILTON CO USD~
PAGE 84
... ).
1108 SONth 9th 'Street /'\Gl'~ - -
NoblemlJe. IN "606~J74j 0'''\'-
Ph. (3'1 i) 773-'432 l:-/ .
Fax (311) 776-1101 . ~~!. Al/f[r
~-! ,10/1 V( Vfj
j . !)
Drainage, Erosion and Sediment Co :- I Plan /), 2 ltJ.IJ.'l
Technical.Revicw and Comm nt VCS'
~~
trkST dAty ~. C~II~/A~ 8"o.tl..! ~t::):IJS_:Y:
. . ~~A/N6;.LJGN! ~~L;' .
Izaz I E". U.", tfAelC~T 51': .Sutr~ ~
C ARHEL X# -I'O~z.
~
AnN- k8./rH ~ 4IH
. Project Name: ..JIll./,. A &, ~,
SubiDftted By:
R.e.viewecl By: ~tJ1I'" 8.: s. ~7N
. Plau RevieW Procedw-e: Site Visit Date:
~~Oll: 1I,.....ta2 '>" W, Cl'1
Legal Description: 5 al!.. ,. fI
Township: / JJN Range:
plan Review Date; j/.ID..tV
"'<f
:I E Civil ToWnship: ~"4"
n. t~ rlVl4W IIWl e()mm~nu ate tnlendU 10 evaluate the crnnplt1tene.u of the ~o.slo" and sediment control
pltmflJ'- tic p;ojed. The ,:1'03lon a1id Ifediment eonJrQI plan submitted 'WQS' not reviewed for tlrs adequacy of rhe
engineering dmgn. All practfc~ Included In 1114 plan, as well as those recommend8d In ihB comments should be
evillU4tell ta io ihm/eIJ$tblllty by a f/ilalfl1ed individual with structural pl'acdctll deitgned by Q qualified engineu.
The plan hID not been rwiewedfor loUl~ state or federal permits that may be P"eI{UINd to prDCe4d Wl'ih this
projru:t.. :A.tlditWmJ.i1iffJrmatit:Ji'J, iitcJu'ding duigTI C(l1~Qtions lIIay be requuted to further evaluate the lUosion
sf1l1lmenl CD~Ql pUm. . .
ne czoosion aDd sediment CODtro~ plmhas ~een reviewed and it.has been deteml1necl that the plan:
..../ . HOI I'J~ $Ir~ ;eS()(),J?El:>. . . '. . .
tkf Satisfies 1110 minimum requirements. and intent of 327IAC IS-S (Rule 5). Notification will be forwarded
to tbolndiana DepartJilent ofEnvironmental'ManBgement.
D R.cfcrto the comments section for additiol)al infonnation,
o Does not satisfY the minimum requirements and intent of 327lAC I S-S (Rule 5); deficiencies are noted in
.the cbeckUSt attc1 in the co~ents section. Deficiencies co~e potential violation of the role and must
be ad~uately addressed for compliante. The information nec:essaJ)' to satisfy the deficiencies must be
submitted: . Please address revisions to the reviewer.
P1'Oper.tmplemenlall(J" of the. eros/(Jn and sedlmm', control plan and Inspect/OMofthe construction site by tne
deve1op6t' or a tr:pruentrltive we nec~ary to minimize off~i(e sedimentation. The developer should he aware
Ihtit rmforuUJJ corutnlctlrm actlvitla ;and weather conditions may effecr rhe pDff)l'mCJrlCB of a practice or the
B1'o,don tind sflliimmt contl'ol plan. TIle plan must be Q jIezible document. with provisions to modify or svbstltute
prat:t/ctll as necessary.
.4!:~: C tIV4"e~ orx:S
Slt11&V8e#!
ZaeJ'f
~/I.e
-, . 11I2BI2BB1 12: 24
317-nr'lB1
U
HAMILTON.CO USDQ
PAGE B1/B3
1108 South 9th ~d
Noblesville,Iflt4606q;.3745
Ph. (3'1'7) 773-1432 ~ V
Fax (317)776-1101 '(9 ~ 'tit/) ~
llI'alnago. EtosIon .... secllm"" C ~1 PI", bl' ~ t7QI . }F.)
T....o1'.U....,j...1I1Il COlllm vas ~
. Proj";'Nama: _ -rH~ W/lIQOS lID ~'oCI""H'S C8.EEI( ~y ">
subiDIttedBy: WlU.I." ~.~1I1i. I.LC../ 1f.r. CAva BAItNa~ ,/
V. ..:r ..aJ& If . Jo/ liS T & N -V Sill t!f ..f!! tJ~ e.
'1,1 "-01 L.AItJI!. /tJ:m~ JI. CtJl.I",s"e ~
CARH.Lt. .TN :r::NDIU/APbuS:r... Afl.ztQ
.
ReviewedBy: 1011/111 B. S6t.J rl/
plan RevieW ProoedW'o: . Site Visit Date: 11-1'- 0/
Location: Jl<<rw1l1Ul 1'1''''. ",,,, .... }Jc
Legal Description: S I!.t:! . z Z.
Township: IJlK Range::J e
Plan ReYiew Date: Ie. CO "'0 I
~tIIl :t,..k a f s...~
,
. Civil ToWnship: C~~
TM tedinJclzl rsylew emd comments are ihtendu:J to evaluate the complete1laS Of the .e1'osion and Ptiiment cantr'ot
pkmftr. thePl'oj<<::L The et'()$ion and sediment control plan submitted wc:u not rwlewedfor the adequacy of the.
tI!1IginMt'inf d4s~gn. All pracllces ~ctuded in the plan, tu well Q$ t/wse: re:commend.e4 In ihe comments should be
eval.uoted as to 'Mir feasihility by a qua/lfied tndtvtdual with structural practices dsslgned by a qualified engineer.
The plan has not been rtlVie:wedfo,.local, 3ta(e (Jr federal perm/t3 that may be reqllue4 to prrx~ with this
pr()JBCt. Ad4Jdonal information. IncludIng duign calculatiolU mev be re.quuted to further ewzluare che erosion
sedimod c<m!r'ol plan. . .
'Jhe erosion and sediment contro,1 plan .has been reviewed and it.h~ b~ dett.nnined that the plan:
IJ
Satisfies the mlttlmum requirements. and intent of 327lAC 15.5 (Rule 5). Notification will be forwarded
. .
to the Indiana Department of Environrnental.Mllnagement.
o.
t
Refer to the comments section for additional infonnation.
. ,
Does not sa~fy the minimwn requirements and intent of 327IAC 1S-S (Rule 5)j deficiencies are noted in
the chec1diSt and in the €:omments section. OenciencicHonstitute potential violation oHbe rUle and must
be adequately addressed for compliance. The information necessary to satisfy the deficiencies must be
submitted: . Please address revisions to the reviewer.
Prcper.lmpkmenJation oftM. erwio" and sedlmel:. control plan and tnspeclionH)ft~ construction site by tlie
aeveJ()per or a reprUelftQtM are necessary to minimize off-site sedimentation. 11re developer should be. aware
that urrfOre3t:en constnJetlon acttvllies (Ind wea/Mr conditions may effect the performance of a proctlcs or the
erosion and sediment control plan. The pIon must be aflexible document, with provuions to modIfY or substitute
pr~t;ces tu necessary.
'11/20/2001 12:24 317-77(.)101 HAMILTON CO USDt..)
PR01BCT: INI "';0048 t1; V;t~ I AI"tS C el6~
Page 2 of
Yes .No
IiiI 0
iii 0
" 0
IIJ 0
o II
y~ No
o li 2A
CI 0 ZB
l>> 0 2C
, 0 :m
~ 0 2B
" 0 ZF
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Yes No
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PAGE 02/03
ARE THE FOLLOWING ITEMS ADEQUATELY ADDRESSED ON THE PLANS f
(.4/l PI4M MIUt,bu:buJe Appl'f1J1"U* 14ta111s. ScdU8, 4114 North Arrow)
(It- tletlt tue Not Appllctlble to tIJs ProjeclllH tlGIp4rUd bl NA)
PROJECT INFORMATION
1A Project LocatioD Map (Show prvject I" ,."lmlan to othu arf!lI1I of the CUllnM
lB Narrative De8el'ibiag the Nature ud PurpoIe of the Project
Ie Locatio.D of PhuiDed ud/or EJistidg Ro~s, Utilities, S~ Bigbways, de.
lD Lot uellor Bail""" Location,
IE LaDduse of Adjaeeat Areas
(Show the I!nti~ U]Mitwzm W'atenhed fI1IIl AJijacmt Arcu fYidtln '00 F_ of the PI"O]NR't)I U1Iu)
TOPOGRAPlIIC, DRAINAGE, AND GENERAL SITE FEATURES
EmdDg Vegetadoo (ld~ and DeJflleats )
Locatioa aDd Name of All Wetladcls. Lakes md Water Courses Oil aDd Adjaeeat to the Site
100 :Year li'Ioodplalaa, II'Ioodway Friages, and J1ooc1fty. (/tfoie if None)
Soils IQformatioD (qlrydrlc lOth are praen1, it I, tIull"UJ1OlUibilily oftM ownerldeveluper to
invutip th8 B1d6ten" qf wetlfIl'JIl. and to obTlJift pmnltJ from the approprltlte govmrmmt agm~il$)
EDdng ud Plumed Contours U III Inten'aI Appropriate to ladleate Drabaage Patte.....
LocatIODl of Sptdfle PoiDtl Where Sto....water DIIcllarge WiD uave the Site
1deatify AD Recdviag Waten (lfDiKhargc t.r to a SqlamteMrmicipal Storm Sewer. Idehtif; the
N_ o/the MrmiCipaI OpDvtor (lIJd the UltitntltS ~iPJg Water)
PotaUal Area Where Storm water May EIlteI' Gnnmdwater (}(m. t!None)
LocaUOD or Stonuwater SysteJll (J1Jt!l1IJIe Crdwn18, Storm SrMIn, Chtmnsh. and SwaIu)
LAND DISTURBING ACTIVITIES
:fA LoeatIoIl aad Appto:dmate DlmeIUIloDS of All DIBtul'bed Areal (I..., COIUtrVCtlon Ltmfl.J)
(ANu Where VegetatIW Cover Will BePmIll'Wll1. Should be Clearly D~
3B SOU StockpOes ad or Borrow .Meat (Show Locatlonl 0,. Nole I/Nontl)
EROSION AND SEDIMENT CONrROL MEASURES
4A Sequeace of Wbea Eacb MeaMlre WW Be ImplemeDted (IWltnWll to BtmIt Dlmtrbing .A.ctivltiu)
4B MoDitoriDg and MabateDuu:e Guldelllles for Eaeh Meuure
4C Perimeter Sedbbeot Control Meuura (Locati<m, Con.rtrrtctian DflIail, Di1rumnonl. and Specijicati0fJ3)
4D Temporary Seedfq (SI*iftoatiOM: lncludffJ~ Seed MiJc, Fmlli%tJr. Llmll, and Mtdch Rtlw)
4E Temporary El"08lOD and Sedlllleat Control Meamres
~on, Constrvction DetaI'l, DimemiotU. and Specifications)
4F I'e...ueilt Erosion and SedImeIIt Coatrol Meuures
(Loa:rtion, COIUtrItCtlon DtfI/l'Ill. Dlm#Jff8fons, and SpecljlcattOTll)
4G Stol'lll Braba IJd,et Protec:dOll (LocDlIcm. COMl1'UCtton DetaJJ, Dtmtm.ritMf, and SpmflCflttonl)
4B Sto....water OotIet ProtecdOD (JAcvtf01l. Con.rtracti01l DeIaIl, Dfmen3t01l8, and Sp6dflCfltlO1l3)
41 Stable CoautrtldiOD EDtrance (!Actltion, COIfStr'UCtion D$il. Dimt/n8itlrl8. tlnd SpedfiaztiCIM)
4,J EroIioa ud SedimeDt Conb'ol OD IIldhidual BDildiDg Lob (Sp<<ificatJ.01U)
41( PerIIuuaeIlt See41.., (SI*fftCtlliOlU: Including S_ Mi;L, Jf'fD"tllizllr, LimIl. emJ Mrdch Rata) .
RevUcd'4/ !11
.11/20/2081 12:24
317-77~1181
,U
HAMILTON CO USDt..)
PAGE 83/83
Project: rJ~
. Page 3 ofL
Nottz: All erosion and :redtment control measures shown 0" the pl(DIS and referenced in this review mtI8t meet the
dssign crlte1'la, srant/mt4, and specijif;ations outltned in the "Indiana Handbookfor Erosion Control in
. Developing NBtU" from the Indiana Department of Natural RUourCe8. DIVision of Soil Conservation or similar
Guidance Documents.
EROSION. AND SEDIMENT CONTROL 'PLAN
TECHNICAL REVIEW
~OMMENTS
IV_~ (j) kh' 1*,$ ~e~
c e ~
S'E~ lit N, ,.,.ItI'IJC..1 .e Cl,~' &I~.
IfI""N./ Uti /UIlfM ~ k/.. /.Mi'lfY4L
I.(.IuMN 1I;"tj",,'~/
,
.
.
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cc: e..~ -' "DslS
.sul'~err
pIc.
18/26/2881 16:46
317-776-1181
HAMILTON CO USDA
32~ol pp
PAGE 81/83
-~,
Project Nam.e:
Submitted By:
-rill t.lDD/J:f (j> kIi.i~ ~~KS ClEEk
\J1I.U4H.S Ce eAt' WtJ6A1 LLG
'111 Fo~ LAUIll
t:..aJeIlSL, Tw 6/1.03.1...
Reviewed;By: TcNN S. Sau 771
Plan Revlow Procedure: Site Visit Date:
Location: 4~'1AJ8e" 13la... ,LI I
Legal Description: ~ 1::. .z 2.
Township: ,IIlN '
...
Plan Review Date; ..JR - z L ~o I
\ill SID&. ~p Si:>~/1J 'KILl..
Range: 3~
Civill'oWnsbip: ~'A t'
The teclinlctll review and ccmments are interuied to eva1u~e the completene.u 01 th8 .e1'O$lof/ and sed/Jnent control
IPkrnfiJr. the project. 7'1t4 erosion and sediment control plan submitted war not reviewed lor the adequacy of the
engineerin~ ~lp. All practices i~luduJ In the ptan~ as well as those recomin.~ In ihe comments should be
evaluated as to thR fMSlhility by a qualified individual wtth structural practtces des/gMd by a qualified engineer.
The plan /rt.t$ nol Hen reviewed/or local. state or /8fkral permits that may be required to prOceed with this
project Atlditional t1(ormatlon. incllldfllg design calculations may be reqtlured to furtJwr evaIllJ:lte the erosion
sed;",. conJro/ plan.' . '.
The erosion <lUd ~ediJJ1cnt contro.l plan 'has been reviewed and it.has been detennined that the plan:
o satisfies the minimum requirements,and intent of327IAC 15.5 (Rule 5). NotificatioD will be fOrWarded
to the Indiana Departolmt of Environmental 'Management.
D' Refer to the col1U11ents section for additional infonnation.
, fi Does not~f:Y the minimum requirements and intent of327IAC IS-5 (ltule 5); deficiencies are noted in
the checldlSt and in the comments section. Deficiencies constitute potential vioJa~on of the rille and must
be adequately addressed for compliance. The information necessary to satisfy the deficiencies must be
submitted: . Please address revisions to the reviewer.
Proper.lmplemenrorlon a/the erosion and sedime/:. control plan and inspectionrofthe construction site by 'lie
deve/()pe1' or a representative are necusary to minimize off-site sedimentation. The developer ~hDuld he aware
/haI unforeseen construel/on activities and weather condl/lons may effect the performance of a practice or the
erosion and sediment con~ol plan. The plan must be ajleJ:lble document. witl, provilions to modify or .substitute
pr~tlces as necusary.
1B/26/2BB1 16:46 317-776-11B1 HAMILTON CO USDA
l J U
PROl!CT: r",4 kJ.PS~ ~''''~/.4'f'.J /II"k.
Pqe20f
..
;"-.
Yes No
ff 0
11., 0
g, 0
II 0
o S3
Yes No
o 9
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o lit
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PAGE B2/B3
'AlU!: 'J'IIE IOLLOWlNG lTEMS ADltQUATELY ADDRESSED ON THE PLANS 't
(AB P'ItmI MIISt lnd1ule AppIV1f1"U* Leptuh, SaI/a, tItUl NtH'tII Arrow)
(1Ie1Iu dust 11I'11 Not AppUca/J1e ro this Pro}4Ct fIN d-'P-- b.r NA.)
PROJECT INFORMATION
lA Project Location Map (Show proJ<<t in reltdion to Oth.,.arfIU o/the cOIIIIM
18 Narrative Destrlblag tile Nature and Purpose of the Project
Ie Loeatiolt of P1aamed ed/or EmtiDg Ro~dl, utlJities, StnIdUI'eIt lIIgbW81J, etc..
lD Lot sadlor BuDdblg LocatIollll
IE LandoR of AdJac:eDt Areas ,
(SIrDw rhe.EHtir-e Up.nYeam WaUlnhed and Adjacent Anw Within 300 F., o/tIN Propmy Llna)
TOPOGRAPmC, DRAINAGE, AND GENERAL SITE FEATURES
2A EDstiDg Vegetation (ldt1l'ltffjl and Delfneat_ )
%II LoeatiOll 8Ild Name of All Wetlallds, Lakes ud Water Courte8 OD aad AdJacent to the Site
2C' 100 Yeat FIoocIplaina, FIood",a)' FriDges, aIId lIlooclways (){ofe ifN<JM)
m Soillldforma.ticm ((fhydric soils are present, it ;s 1M ~/lil)' Dj'the ownew'dfN6loptIl' to
tmwtigate the. mstf1l/C6 o/wetlarub and to obtlin pmtrlt.f from the appropria/s gavmmrmt agtllJCia.)
21: EJ:idIag lUld Planned CoDtoan at an Interval AppropNte to IDdieate D...map Pllttenu
ZF LocatIODI of Spedfk PolDts Wbve Sto....water Dllldwge wm Leave the Site
%G ldeatIfy AD ReeeiYiq Waters ( /fDlsduzrgs Is to a Sqanzte MuniciJNll Storm StrWe1'. Identify 1M
Name of tire MIRJ;cipal OpttVtor and the UltimJJte &ctJMng W'atll')
ZB Poteatial Areas Where lStol'lll water May Eater Groundwater (){ot4 (fNonII)
21 Loc:ation of Stomnrater S)'Hem (Inclwl<< Culv""", Sronn Sewn, Channeh, and SMIles)
LAND DISTURBING ACTIVITIES
3A Loeatt01l and Appro:dmate Dlmelllllou of All DlBCarbed Areas [/.&, CotUn<<lon Umtu]
~ WIJBI'fI Ve.getQti\le Cwer Will Be Pruerwa Sh()t.lld 1M Clalrly DafglUJfIIl)
3B SOU Stockpiles and or Borrow Areal ($h(JW Lo<<ztion.r or Nou If Nons)
EROSlON AND SEDIMENT CONTROL MEASURES
4A Sequence of WIRD Each Mealllre WIll Be Implemented (IWatlvc to Hm1h DUturbi"8 Acttvltlu)
4B MoaItorIDg ad MaUl1m8Dce GaideJidee for Eadl Measure
"'C Perimeter Se4baeat Control MelUllRll (L<<:atlon, Con.Jtrucrion Detail. Dimensions, and Speci.fit;Qtiom)
4D Temporary SeecUllg (Spe.ciftClltt01U; Incllldtng Sefid M~ PlWtlltur, Lime, tJ1Id M.lch RtJw)
4E Teaaporary Erosion aad secumeat Control Measures
(Loct:ztIon. Construction DfttllJ. Dlmt1tUionl, and Spectftcationl)
41' Penaaneat Itrosleo and Stdl_t CoGtroI Measures
(LoCDtton. ConmTIctton ~Il, Di1n~lon', and SpectjlcallOl/8)
4G Storm BraiD Inlet ProtettlOD (LoetItlon, COfLftI'fICrIon [)<<atl, Dlmen3ions, and SpecifiC4t1ons)
4B Stormwater OntIet PtotectiOlt (!Acation. Co~t/Qft Detail, DiIrUllUJmu. and Specl,fl~)
41 Stable Coastr.adioJl EIltl'aDee (Location. Corutnu:ti01l Demil, Dlhtmllon.r. atul Spec(jiCdt1cml)
4J EJ'OlIioD and SecUmeat CoDtrol on IDdlvidaal BailcWaa L-. (Specijicatioru)
4K PenIlUCllt Seedhal (S~ftCfilttonsi llfe/wd/IIB Sutl Mbt, Fmilt~, Lbn., muI Mflkh R4u8)
Revised 4/97
..
18/26/2881 16:46 317-776-1181
U
HAMILTON CO USDA
W
PAGE 83/83
j'--
EROSION AND SEDIMENT CONTRpL pLAN
TECHNICAL REVIEW
COMMENTS
Project; 1'''~ Jc)A>crh I? /tJ,.//'itJl1$ t?~ ,
Page 3 of ;L
Note: All eroslo11 and sediment control mecuureaahown on the plans and referenced in this review mfiJt mut the
design criteria, sf/mdania, and 8~ifWations outlined in the "Indiana Handbook/ot' Erosion Control in
Developing Areas" from the Indiana Department of Natural Resources, Divisio" of Soil Conservation or sifnilar
, Guidance Documen'b. '
f. .:TrI!K <(4 - a..../ 40_"'1.:, &" .reA "f "..,/.,/.:.. ....l l,u;IJ,~
"KI. Ii, ...it./'! s;/e. ,,<6 ,l, ~ ~..~ ~ .s:~e.
r,;" :: -";~./c :;j" ~ ~:.""~:% ti .IL~.L-' ~/
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,.,,,/1 $.I':_"J ~? YJe ~$ M~~/ '" J~ s,'~ ~e7 ,Iv Ale.
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Buckhorn Homeowners Association, Inc.
P.O. Box 1792
Carmel, Indiana 46082
.t
RECE\\JEO
jtiN 19 2001
DOCS
June 19,2001
Carmel/Clay Plan Commission
One Civic Square
Carmel, Indiana 46032
RE: Subdivision:
Docket Number:
The Woods of Williams Creek
32-01 PP; 32-01aSW
Dear Commissioners:
I want to thank the Subdivision Committee for the time and effort that they put into this matter in
conscientiously trying to address the concerns of the residents of Buckhorn. Consistent with the
residents' concerns, the Subdivision Committee made a preliminary determination that The
Woods of Williams Creek should have an entrance on 141 st Street and an entrance on Spring Mill
Road, with a limited connection to the stub street at Buckhorn. At the third and final
Subcommittee meeting on this subject, however, a representative of the Carmel Department of
Community Services spoke in opposition to anything less than full access between Buckhorn and
The Woods of Williams Creek and in opposition to the placement of the Spring Mill Road
entrance. The Subcommittee then voted for the Plat as requested by the Carmel Department of
Community Services.
"
;.;"
f
I. STUB STREET CONNECTION.
The developer submitted to the Subcommittee a plan whereby The Woods of Williams Creek
would connect to the Buckhorn stub street by way of pavers that would accommodate emergency
vehicles and yet prevent neighborhood traffic. It was envisioned by the developer's plans that
the pavers would eventually be covered by grass, but fire trucks and other emergency vehicles
would easily be able to make use of the right of way. The Buckhorn homeowners were strongly
in favor of this type of connection.
The main concern voiced by the Carmel Department of Community Services on the subject of an
emergency access by way of pavers was that the pavers did not meet the standards for a road.
The question that the Buckhorn residents have is whether a fully complying street is needed at
that location. There is a subdivision at 126th and Spring Mill that has a connection to Spring Mill
by way of pavers, just as originally submitted by The Woods of Williams Creek. If the non-
conforming street is appropriate just 10 blocks to the south, our residents fail to see how pavers
won't work between Buckhorn and The Woods of Williams Creek.
As a right of way, the City would be able to later upgrade the pavers if it was felt that the traffic
needs of the City truly required the upgrade.
'"
.
(;)
u
II. LOCATION OF THE SPRING MILL ENTRANCE.
The second aspect of the developer's plan that was questioned by the Carmel Department of
Community Services was the location of the entrance on Spring Mill. The Carmel Department
of Community Services stated that the ordinance required placement of The Woods' entrance
directly across from the existing entrance for Spring Mill Crossing, rather than further south on
Spring Mill. The rationale for the more-southerly entrance submitted by the developer and
approved by the Buckhorn residents was that many lots in The Woods would be far from an
entrance by Spring Mill Crossing. The solution proposed by the developer and tentatively
suggested by the Subcommittee was to have a northern entrance on 1415t Street to serve the north
half of The Woods of Williams Creek and an entrance closer to 136th Street on Spring Mill to
serve the southern half of The Woods. The Carmel Department of Community Services felt that
"it was possible" to line up The Woods' entrance with the entrance of Spring Mill Crossing, so
the ordinance required it. The problem that the residents of Buckhorn have with this approach is
that it puts literal compliance with the ordinance above the public safety of our children.
A related concern with an entrance on 1415t Street is cut-through traffic through The Woods if
there are entrances on 1415t Street and Spring Mill. The reason, however, that we have so much
cut-through traffic through Buckhorn is because of the school and because Buckhorn spills into
136th Street. The Woods will not share these characteristics, so there will not be cut-through
traffic through The Woods like we have in Buckhorn.
III. EVIDENCE OF HEAVY TRAFFIC.
The Carmel Department of Community Services characterized the many comments of Buckhorn
residents concerning traffic patterns as mere "anecdotal evidence." Instead, the Department of
Community Services was relying on an expert's report. That report, however, failed to
adequately acknowledge the unusual geography of our neighborhood. Every morning residents
throughout the surrounding neighborhoods drop off their children at the elementary school by
using Buckhorn's main street. The situation will be made only worse when the school ends bus
service, as they have said they will do, for those living within a mile of the school. The traffic
from The Woods into Buckhorn will make an already severe problem intolerably dangerous.
IV. CONCLUSION.
Please consider leaving the stub street connection as a paver-access way. This will allow
emergency access. Also, public safety considerations make it "impossible" for the Spring Mill
entrance to line up with Spring Mill Crossing's entrance. An exception to the ordinance is
warranted in this very limited situation where Buckhorn borders the elementary school. Thank
you again for your consideration.
Sincerely,
BUCKHORN HOMEOWNERS ASSOCIATION, INC.
Arthur Baxter, President
Ta: ~~ ~3
~13-BS40
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CITY OF CARMEL
Department of Community Seruices
One CMc Square
Cannel, IN 4!SJ32
(317) 571-2417
Fax: (317) 571-2426
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City of Carmel
CARMEL/CLAY PLAN COMMISSION
MEMORANDUM
Date:
To:
From:
Re:
June 5, 2001
Plan Commission Members
Jon C. Dobosiewicz - Department of Community Services
June 5th Plan Commission Special Studies Committee meeting
Please find the following attached / topics for discussion at end of meeting:
1. Graphic from Engineering Department depicting Meridian Comers Blvd. entrance.
2. Letter from Mr. Jim Nelson regarding the Carrabba's Italian Grill. The letter addresses
comments made at the May Plan Commission meeting.
3. Copy of Lowe's building elevations (current elevation and elevation proposed a time of
rezone) and letter from Ratio Architects dated April 17, 2001 concerning the matter.
The Department has received building plans from Lowe's and has noted a difference
between the current building elevations and those proposed at the time of the rezone.
The difference is not significant in terms of the overall building design (i.e. colors,
materials, layout). However, the Department felt that it was necessary to provide the
Special Studies Committee with an opportunity to provide any comments regarding the
modification. The difference in question is that of the cornice design. The dimensions
of the cornice have been reduced. The architects indicate that the reduction was made
to make the cornice more proportionally appropriate (see attached letter).
While there was not an official ADLS petition filed for this site the Plan Commission
reviewed the building elevations as part of the rezone application. This may not even be
an issue in need of review by the committee. That is why it has been brought to the
committee outside the context of an official ADLS Amendment. The Department is
looking for direction in regards to this matter.
4. Elevations of modifications proposed for the Ritz Charles. The site is within the US 31
Overlay and the proposed modifications will require an ADLS Amendment. The
Department is requesting that the Special Studies Committee make a determination this
evening as to whether the petition should be filed for consideration by the full Plan
Commission or if the alteration can be reviewed exclusively by the Special Studies
Committee at their next meeting.
Page 1
ONE CIVIC SQUARE
CARMEL, INDIANA 46032
317/571-2417
-
OS/24/2ElEl1 16: 18 3178485709___
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_ PAGE 81
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MeV 17.2001
Mr. Ralph E. Akard
WilI~ Creek WOods. LLC
4429 Blue Creek Drive
Carmel. IN 46033
RE: The WCOd& at Williams Creek
13tf' Street and Springmlll Road
Deaf Mr. Akard:
I have received and reviewed the prtmery pt8t for the abOve-nsferenced
project.
The CenneI Police DepIIItment would prefer to U$8 the Ilub street (from
Buckhorn to The Wooda at Williams Creek aa the -cut through- access
road. We feellh. this would give us bitter response time during emer-
gency run. and regular P*ola.
If we can be of any further assistsnoe to YOU. pfease contact us.
?~. -
Timothy J. Green
Acting Chief of Police
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cc: Dept. of Community Services
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City of Carmel
Fire Department Headquarters
2 CIVIC SQUARE
CARMEL, INDIANA 46032
Voice (317) 571-2600 Fax (317) 571-2615
Fire Prevention Bureau
David Morton
David Morton, Design and Builder
1018 Henley Circle
Carmel, IN 46032
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May 17, 2001
Dear Mr. Morton,
In response to our recent meeting regarding the stub street from the Woods at Williams Creek,
after consultation with Laurence Lillig of the Department of Community Services, the intent of the
twenty-year thoroughfare plan is to eliminate stub streets to provide a smoother flow of traffic
throughout the community. Our office would not be in favor of eliminating the connection street
that runs between Woods at Williams Creek and Buckhorn Estates via Coldwater Dr. This
connection would then only provide one way into the large development and could delay
response times in several areas within the development. With the connection through Coldwater
Dr. it would give our responding units an additional ingress point in the event that the main
entrance of the development is inaccessible. This would also benefit the resident's of the
established Buckhorn Subdivision, as it allows us a secondary ingress to their development
should their entrance be inaccessible.
If you have any further questions or concerns, please contact our office.
Respectfully,
l~,.-I2-!lr
G~~ YJ. Hoyt, Fire Marshal
Carmel Fire Prevention Bureau
Cc: Steve Broermann, Hamilton County Highway Department
Laurence Lillig, Department of Community Services
)AMES A. KNAUER
)OHN). PETR
)AMES G. LAUCK
)AY P. KENNEDY
BRIAN C. BOSMA
GREGORY P. CAFOUROS
MARCIA ROAN
MADALYN S. KINSEY
WIlliAM BOCK, III
MARK). COLUCCI
MICHELLE A. HOWDEN
BREIT R. FLEITZ
SAMUEL D. HODSON
)AMES S. MIWGAN, III
TRICIA A. LEMINGER
Of Counsel
MICHAEL). HEBENSTREIT
GARY A. SCHIFFIJ
Retired
R. M. KROGER
)OHN E. GARDIS
WIlliAM). REGAS
o
FOUNDED 1937
May 23, 2001
VIA FACSIMILE & REGULAR MAIL
Michael S, Walsh, Esquire
11350 N. Meridian Street
Suite 420
Cannel, IN 46032
RE: Ingress/Egressfrom 13(Jh Street
Dear Mike:
o
I wanted to follow-up with you on your client's inquiry regarding obtaining
a means of ingress and egress to 136th Street through the property owned by Clay
Township (the "Property"). As you know, the Property was acquired for the
purpose of constructing a new fire station (the "Station"). The construction plans
for the Property have been finalized for months now and the construction process
has already commenced. As you expected, due to the design layout and safety
concerns relating to the traffic around the Station and the necessity of the
continuous and uninterrupted access to 136th Street for the Station, the Township
cannot agree to provide your client with a means of ingress and egress to 136th
Street through the Property.
If you have any questions regarding this matter, please do not hesitate to
communicate with me.
Personal regards,
;;:' .. ~ ~
. e; .~NtiiJJ.
KROGER GARDIS & REGAS, LLP
~c?~
Brian C. Bosma
cc: Hon. Judy Hagan
BCB:sdj
KROGER, GARDIS & REGAS, LLP
111 MONUMENT CIRCLE, SUITE 900, P.O. BOX 44941
INDIANAPOLIS, INDIANA 46244-0941
(317) 692-9000 FAX (317) 264-6832
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residential purposes for human habitation until it
Sec
House Prohibited: No
on of whether a dwelling house has been "substantially
iana, and such decision shall be binding on all
parties affected thereby.
2.04. Protection of Non-Disturb Areas. The Developer and/or any Owner shall not take any
action nor permit any individual or entity to take any action that could or would disturb the natural state of the Non-
Disturb Areas. This shall not prevent an Owner from taking reasBBable actions and measures to preserve and
maintain the trees located in those Non-Disturb Areas or generally maintaining those Non-Disturb Areas in a healthy
and safe condition; including, but not limited to, the removal of dead, dyffig; decayed or dangerous trees or
vegetation to prevent imminent hazard or prevent the threat of fire. The following actions and activities shall be
specifically prohibited in these Non-Disturb Areas:
(a) the construction or maintenance of any buildings, structures or other improvements, other than fencing
or as otherwise expressly permitted herein;
(b) the dumping or other disposal of trash, garbage or other refuse of any nature whatsoever in or on the
Non-Disturb Areas;
(c) earth movin~ or ~radin~ or fillin~:
@ the cutting or clearing of timber or trees, earth Rle'fmg ar grading, m:...intentional burning, or filling,
except as determined to be necessary by the Board of Directors of the Property Owners' Association to
control or prevent imminent hazard, disease or fire; and
(EB~ the construction, maintenance or erection of any sign or billboard on or in the Non-Disturb Areas.
Notwithstanding the above provisions, Developer reserves the right to install erosion control structures or devices in
the Non-Disturb Areas and to enter into and on the Non-Disturb Areas to remove dead, ~ decayed or dangerous
trees or vegetation or to prevent imminent hazard or the threat of frre.
The Property Owners' Association shall enforce the provisions of this Section 2.04. Such enforcement
rights shall include the right to enter into and on the Non-Disturb Areas in order to monitor compliance with and
enforce the terms of this Section, including the right to repair any damage to the Non-Disturb Areas. Any Owner
that violates the provisions of this Section shall reimburse the Property Owners' Association for the costs incurred
4
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by the Property Owners' Association (a) to enforce the provisions of this Section, including, but not limited to,
reasonable attorney fees, and (b) to repair any damage to the Non-Disturb Areas, including the replacement of any
destroyed or damaged trees or vegetation. This reimbursement amount shall be deemed to be a special assessment to
be paid and collected in accordance with the provisions of Section 4.05 below.
ARTICLE ill
Developer
Section 3.01.
er: The powers and authorities contained in this Article shall vested in Developer
and the covenants, conditio and restrictions in Article V of this Declaration shall be a
Developer, or their designate successors and/or assigns. Developer's administratio and enforcement of such
covenants, conditions and restricti ns shall include, but not be limited to, approval Lot Developments Plans prior
to the improvement of any Lot. Nei er the exercise of such administration an enforcement duties by Developer,
nor the approval of any Lot Develop nt Plans by Developer, shall relieve ny owner of any duty and obligation
imposed by this Declaration or compHanc with the covenants, conditions r restrictions as the same are recorded in
the office of the Hamilton County Recorde In the event that a writt approval is not received from Developer
within thirty (30) days from the date submittal are made, the failur to issue such written approval shall mean the
written request to do so. The Developer shall not
unreasonably withhold approval and shall act in a r which is neither arbitrary or capricious. However,
Developer reserves the right to unilaterally deny approv f Lot Development Plans if the single family dwelling is
inconsistent as to design, color, building materials, s' with adjacent lots.
Section 3.02. Powers of Developers: e developed and no single family dwelling house,
accessory building, driveway or other structur or improvement 0 any type, kind or character shall be constructed,
placed, altered or permitted to remain on a Lot in the Subdivision ithout the prior written approval of Developer.
Any required approval shall be request by an Owner by written apph ation to Developer. Such written application
shall be made in the manner and fo eloper, and shall be accompanied by three
(3) complete sets of Lot De lopment Plans as defined in Section 1. 4 of these covenants, and such other
infonnation as may be re onably required by Developer. The authority given to Developer hereby is for the
purpose of deterrnini g whether the proposed improvement and developmen of a Lot is consistent with the terms
5
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CITY OF CARMEL
Department of Community Services
One CMc Square
Carmel, IN 46J32
(317) 571-2417
Fax: (317) 571.2426
Fax
Phone:
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Pages: 3
Date: 5~31-o /
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City of Carmel
Fire Department Headquarters
2 CIVIC SQUARE
CARMEL, INDIANA 46032
Voice (317) 571-2600 Fax (317) 571-2615
Fire Prevention Bureau
David Morton
David Morton, Design and Builder
1018 Henley Circle
Carmel, IN 46032
May 17, 2001
Dear Mr. Morton,
In response to our recent meeting regarding the stub street from the Woods at Williams Creek,
after consultation with Laurence Lillig of the Department of Community Services, the intent of the
twenty-year thoroughfare plan is to eliminate stub streets to provide a smoother flow of traffic
throughout the community. Our office would not be in favor of eliminating the connection street
that runs between Woods at Williams Creek and Buckhorn Estates via Coldwater Dr. This
connection would then only provide one way into the large development and could delay
response times in several areas within the development. With the connection through Coldwater
Dr. it would give our responding units an additional ingress point in the event that the main
entrance of the development is inaccessible. This would also benefit the resident's of the
established Buckhorn Subdivision, as it allows us a secondary ingress to their development
should their entrance be inaccessible.
If you have any further questions or concerns, please contact our office.
Respectfully,
i"J.+lor
G~~ r Hoyt, Fire Marshal
Carmel Fire Prevention Bureau
Cc: Steve Broermann, Hamilton County Highway Department
Laurence Lillig, Department of Community Services
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Carmel Clay Schools - Continuing Excellence in Education
May 30, 2001
Re: Primary -Plat Review
Williams Creek Woods
Mr. David Morton
1018 Henley Circle
Carmel, IN 46032
Dear Mr. Morton;
Per your request, I have reviewed the drawing you submitted for the above referenced
project. While I have no specific comments regarding the proposed development, you
have asked that we offer any comments we may have regarding the connector street to
the sub-division to the immediate west. Our main input on this matter would be related
to transportation services for Carmel Clay students. It is difficult to say if the connector
will have a specific impact on our transportation program. Development of our bus
routes is based on location of students and the most efficient route of travel between
bus stops. Without knowing how many or where students might be in the proposed
development, I cannot say that the same bus would serve the two adjacent
neighborhoods, which would seem to make the connector desirable. Being as close to
the school as the neighborhood is, any of several buses might serve one or both
neighborhoods, which would in turn affect their path of travel. The connector mayor
may not be used.
If you have any further questions, please call me.
Sincerely,
r&- ~d-
Ron Farrand
Director of Facilities and Transportation
C: Mr. Lawrence Lillig
City of Carmel
Department of Community Services
One Civic Square - 3rd Floor
Carmel, IN 46032
RF/ab
Facilities & Transportation Department - 5185 East 13rt Street, Carmel, IN 46033
317/844-8207 - Fax 317/571-9659
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(1) Dr:lin:le;e F:lsements. (DE) are created to provide paths an
local storm drainage, either overland or in adequate underground conduit, to
Woods at Williams Creek and adjoining ground and/or public drainage syste
individual responsibility of each Owner to maintain the drainage across his
circumstances shall said easement be blocked in any manner by the construct!
of any improvement, nor shall any grading restrict, in any manner, the water fl
subject to construction or reconstruction to any extent necessary to obtain adequate a
time by any governmental authority having jurisdiction over drainage, by Williams Creek, and by
the Architectural Review Board, but neither Williams Creek nor the Architectural Review Board
shall have any duty to undertake any such construction or reconstruction. In the event Williams
Creek or the Architectural Review Board undertakes any such construction or reconstruction. its
obligations to restore the affected real estate after any such constmction or reconstruction shall be
limited to regrading and reseeding. Under no circumstances shall Williams Creek be liable for any
damage or destmction to any fences, structures. or other Improvements which are damaged.
destroyed or remodeled by Williams Creek. or its agents or employees as a result of such
construction or reconstruction. Said easements are for the mutual use and benefit of the Owners;
(2) Sewer F:lsements. (SE) are created for the use of the local government agency
having jurisdiction over any storm and sanitary waste disposal system which may be designed to
serve The Woods at Willia,ms Creek for the purpose of installation and maintenance of sewers that
are a part of said system;
(3) Utility F:lsements. (UE) are created for the use of Williams Creek, the NP Corp.
and all public utility companies. not including transportation companies, for the installation and
maintenance of mains, ducts, poles, lines and wires, as well as for all uses specified in the case of
sewer easements:
(4) T :lke M:linten:lnre Arcess F:lsements. (LMAE) are created for the use of Williams
Creek. the NP Corp., the Drainage Board and the Clay Township Regional Waste District for the
purpose of gaining access to the Lake. the Lake Control Structures. the Drainage System in the
course of maintenance. repair or replacement of any thereof.
The Nature Conservation Zone ("Zone") as depicted on the Plat, IS
designed to enhance preservation of the trees in accordance with the terms of the Trees Preservation Plan
dated April 18, 2001 ("Plan"). Such Plan is incorporated herein by reference and attached hereto as Exhibit
C.
Williams Creek and/or any Owner shall not take any action nor permit any individual or entity to
take any action that could or would disturb the natural state of the Zone. This shall not prevent an Owner
from taking actions and measures to preserve and maintain the trees located in the Zone or generally
maintaining the Zone in a healthy and safe condition: including, but not limited to. the removal of dead.
decayed or dangerous trees or vegetation to prevent hazard or prevent the threat of fire. The following
actions and activities shall be specifically prohibited in the Zone:
(a) the construction or maintenance of any buildings. structures or other improvements. other
than fencing or as otherwise expressly permitted herein:
14.
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(b) the dumping or other disposal of trash. garbage or other refuse of any type whatsoever in or
on the Zone;
(c) earth moving or grading or filling;
(d) the cutting or clearing of timber or trees, or intentional burning except as determined to be
necessary by the NP to control or prevent hazard, disease or fire; and
(e) the construction, maintenance or creation of any sign or billboard on or in the Zone.
Notwithstanding the above provisions, Williams Creek reserves the right to install erosion
control structures or devices in the Zone and to enter into and on the Zone to remove dead, decayed or
dangerous trees or vegetation or to prevent hazard, or the threat of fire or to comply with the
requirements of the Hamilton County Drainage Board.
The NP shall enforce the provisions of this Paragraph 13. Such enforcement rights shall include
the right to enter into and on the Zone in order to monitor compliance with and enforce the terms of this
Paragraph 13, including the right to repair any damage to the Zone. Any Owner that violates the
provisions of this Paragraph 13 shall reimburse the NP for the costs incurred by the NP: (a) to enforce the
provisions of this Paragraph 13, including but not limited to, reasonable attorney fees; and (b) to repair
any damage to the Zone, including the replacement of any destroyed or damaged trees or vegetation. This
reimbursement amount shall be deemed to be a special assessment to be paid and collected in accordance
with the provisions of Paragraph 1 O( c).
In addition, Williams Creek shall have the right to remove all foundations and/or barns, silos, etc.
(including trash and debris) from the Zone.
14. Enforcement. The NP Corp., any Owner or Williams Creek shall have the right to
enforce, by proceeding at law or in equity, all restrictions, conditions, covenants, reservations, liens and
charges now or hereafter imposed by the provisions of this Declaration, but neither Williams Creek nor the
NP Corp. shall be liable for damage or any kind to any Person for failure either to abide by, enforce or carry
out any of the Restrictions. No delay or failure by any Person to enforce any of the Restrictions or to invoke
any avail~ble remedy with respect to a viQlation or violations thereof shall under any circumstances be
deemed or held to be a waiver by that Person of the right to do so thereafter, or an estoppel of that Person to
assert any right available to him upon the occurrence, recurrence or continuation of any violation or
violations of the Restrictions. In any action by Williams Creek. the NP Corp. or an Owner to enforce this
Declaration, such party shall be entitled to recover all costs of enforcement, including attorneys' fees. if it
substantially prevails in such action.
15. Amendments.
(a) Gener~l1y. This Declaration may be amended at any time by an instrument signed by both:
(1) the appropriate officers of the NP Corp. acting pursuant to the authority granted
by not less than two-thirds (2/3) of the votes of the Class A members cast at a meeting duly
called for the purpose of amending this Declaration; and
(2) Williams Creek, so long as Williams Creek still owns at least one (1) Lot;
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Carm.el
1
. .. ,J]lJlarim.en i
May 17, 2001
Mr. Ralph E. Akard
Willia~s Creek Woods, LLC
4429 Blue Creek Drive
Carmel, IN 46033
RE: The Woods at Williams Creek
136th Street and Springmill Road
Dear Mr. Akard:
I have received and reviewed the primary plat for the above-referenced
project. .
The Carmel Police Department would prefer to use the stub street (from
Buckhorn to The Woods at Williams Creek as the "cut through" access
road. We feel that this would give us better response time during emer-
gency runs and regular patrols.
If we can be of any further assistance to you, please contact us.
'?I~"Y' ~
Timothy J. Green
Acting Chief of Police
T JG:vb
cc: Dept. of Community Services
rcement Agency
Fax (317) 571-2512
(317) 571-2500
A Nationally Accredit
~ "f51.:4/2001 .1~:. ~~.; . .' 317-7~6:-1101
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, .... . . >i:'~vt ie~~iv~.~;heview~ tb~ additio~ information about the primary plat fohhe', ..... ...>.-
: ". . , .' ..:w~~.s atWiUi'aJris Creek. ..the full floodplain should remain undeveloped. If small areas . "'..
.:.::. :"..' '.." 'w~~.~tetedlo jm)Vid~,:fo'r a lot or two, I would support the plan. This plan creates ten'. ': ' .
,.'lotS"by ~tI~'~e flood fringe. Tpe following are several reasons why floodplains should. : ";' ..
. , ......... 'b,emaint$ined'; ". ': .". ' ' .
. . .... ::-...,.:. '~. Th.Cde}ineatioD,of~odplainsisnotanexactscienCe.FEMArecentlypublisheda' .'. . .' J. '.':
. :", .... '. . ;::' " .. liSt of tloooWaYs tha;t w~e changed in Hamilton County. All but one had an .'. ". .' . ' ..
'. .' . . '. ", . . ';" '~rease& f1pod'.elevation;. The flood fringe is valuable storage and, allows .the ' , . ',' .
".::. ..,'. ..:.... fl~od~ay.'iO be ,In'{)aaen~ without increasing the elevation.::' '.~ '" .',
'! .".' .. . . ,:' ".: Natural flQO'dpl~ reduce sedimentation and filters .pollutants fro~ the storm ',.
.' .,.'. . w~ertunoff.: " '. .
.., ,.' ',', ,it:: Natut~ 'f106dplinns .promote IDfllfration of stormwater and groundwater rechatg,e., .
.. .'.... . '," . ". Low. stream floWs d~pend on groundwater recharge.
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'. ",', 11i~'.f~1~6~g' CO~et1t~ r~iate directly to this project and the cut and fill plan.
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The pi3nn~ .e~v:ation .of the floodway will compact the soils, reduc:e stonn
Water infiltiati6ii, re~ove na~al seed and eliminate the valUable topsoil.
;:' '..' Sbil oi::houScs WU1 fill lots 6-9. This volume needs to be compensated. Th.~ area
~~ the pacland the RJw needs to be included as fill for lots 4 &5. .
The prOposed cW;S in the :floodway will channel the flow of water and increase .the' .
. , ". . ~ter velodty durin:g flood flows. The increased velocity may cause increased: .
"soil erosio~'and.:J:)~ldnStability. .... . '.,
.:,' .H;ow Will the ~cavated 'areaidrain? . .
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Laurence Lillig
Cannel DOCS
Re: Woods at Williams Creek
This letter is to serve as a follow up regarding the status of the primary plat for this
project. Most of the items stated below can be addressed at the construction plan /
secondary plat stage. The following comments reiterate my previous comments made at
the TAC meeting on March 21,2001.
1. Williams Creek, located on this site, is a Hamilton County Regulated Drain.
Therefore, this project is subject to the various applicable statutes and ordinances.
Per the County Surveyor. this includes the requirement for clearing. Since TAC, the
developers; Dave Bames v'lith Weihe Engineers; Jerry Liston, Inspector for the
Surveyor's Office; Scott Brewer, Urban Forester with Carmel DOCS and I met
onsite. We discussed how this requirement will be implemented while at the same
time attempting to balance the developers' desire for tree preservation.. This will be
an ongoing issue and will be ultimately determined in the field during construction.
2. An overall drainage report for this project is needed.
3. The stonn sewer system will be petitioned to become Hamilton County Regulated
Drain. The petition form and other associated itents are to be submitted in
conjunction with construction plan approval.
4. Any crossing of the open drain will require a Crossing Permit.
S. The flood plain issue is to be addressed with the construction plans. Our onsitc
m.eeting also dealt with the issue of compensated flood plain storage area for the
proposed filling in the flood plain.
6. This project will be detaining for the proposed Fire Station #46. This is to be
addressed in the flnal drainage report.
7. The floodway / flood plain needs to be protected with an easement.
Ifyoll have any questions, please feel free to contact this office at 716-8495.
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Steven T. Cash
Plan Reviewer
Cc: Weihe Bng. Co. Hwy, SCS
04/23/01
09:48 FAX
(, HAMILTON CO HWY. ~.~~ Carmel DOCD 141 001/001
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HAMILTON COUNTY
HIGHWAY DEPARTMENT
Apn120,2001
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Mr. Dave f!ames
Weihe Engineers, Inc.
10505 North College Avenue
Indianapolis Indiana 46280
RE: WIlliams Creek Woods SUbdivision
Primary Plat
N of 136'" Street I W of Spnngmlll Road
Clay Township
Dear Dave:
This letter serves to follow up comments concerning the offslte road Improvements for Williams Creek
Woods Subdivision. After a site visit, the Highway Department (HCHD) has determined the following
improvements will be required:
141fl street
1. Widen the south side of the road 4' and Install a 3' stone shoulder.
2. Constl\lct a 35' tum radius at the intersection of 14151 Street and Sprlngmlll Road
SDrfnQmill Rosd
3. Widen the west side of the road 3' and Install a 3' &tone shoulder.
4. Resurface the road with a 2" wedge and level, 2" binder course and 1- surface.
13f1!!. street
5. Widen the north side of the road 3' and Install a 3' stone shoulder.
6. All right of way will need to be cleared.
7. The HCHD would not support or reoommend the installation of an entrance onto 136111 Street,
due to the proximity of the proposed roundabout at the Intersection of Springmill Road. or to ttle
west and the construction of the new Carmel Fire Department Station. Due to limited space
created by these two improvements, the entire accel/deoellane would not be able to be
constructed without Interference from these two projects.
If you nave any comments or questions regarding this letter or project, please feel free to contact me at
any time. Thank you for your attention and cooperation.
Sincerely,
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Steven J. Broermann
Staff Engineer
cc: Laurence LiIIig, Jr. /
Steve Cash
John South
1700 South IOI~ Street
Noblesvllle, In. 46060
www.c:o.haltlilt9n.ln.us
Office (317) 773-7770
Fax (317) 776-9814
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City of Carmel
DEPARTMENT OF ENGINEERING
May 2, 200 I
Mr. Dave Barnes
Weihe Engineers, Inc.
10505 North College Avenue
Indianapolis, IN 46280
RE: The Woods at Williams Creek/City of Carmel Standards
Dear Dave:
I apologize for not responding to you sooner regarding this issue. As we have discussed, the City requests
perimeter road improvements when a new subdivision, within the corporate limits, begins the development
process. This policy also applies to developments anticipating or in the process of annexation. Therefore,
if the Woods at Williams Creek desires to annex, we would request that those portions of I 361h Street, 141 sl
Street and Springmill Road contiguous to the subdivision boundaries be improved based upon the
following requirements:
1. Widen the helIf-pavement asphalt section of the contiguous streets to fifteen (15) feel.
2. Install a three (3) foot wide stone shoulder
3. Install acel/decellanes and a passing blister at the Springmill Road entrance to the subdivision.
4. Minimum pavement section requirement for the perimeter street widening would be 9-inches stone
(#53), 4-inches H.A. Binder and I Y2-inches H.A. Surface.
5. 5-foot sidewalks or 8-foot asphalt paths would bc requircd on the development side ofthc perimetcr
streets. This determination will be made by our Departmcnt of Community Services
6. Interior strect width requirement is 30-foot from back-of-curb to back-of-curb with the exception of
cuI-de-sacs. Cul-de-S<lc street width requirement is 26-feet from back-of-curb to back-or-curb.
7. Minimum pavement section requirement for interior streets is 9-inches stone (#53), 3-inches H.A.
Binder and I-inch H.A. Surfacc.
I am enclosing copies of the 20- Year Thoroughfare Plan and Alternative Transportation Plan. If desircd, I
can send you more detailed data regarding City of Carmel Development Standards.
1 r you ha\"e quest iOIlS, please call
iY~
Dick Hill, Assistant Director
Department of Engineering
Enclosure
cc: M. Kate Weese. City Engineer
Laurence Lillig, Department of Community Ser\.ices
John Duffy, Carmel Utilities
S:\I'RO.lREVOl \WDSWII J .CRf.;2
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571.2441
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Tree Preservation Plan Particulars !3 .m .~
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The forest trees should be protected during the construction process. The folloWil)9 L.
steps are suggested for their protection. \'\~'):lQ!r[\Jr${~
Specifications for Site Clearing
The following work must be accomplished before the construction occurs within the
dripline of tree:
1. The site contractor is required to meet with the consultant at the site prior to the
beginning work to review all work procedures, access and haul routes, and tree
protection measures.
2. The tree protection fencing is to be Installed and proper "Do not enter" signs affixed.
3. The lot clearing that is to be completed should be undertaken by qualified Arborists
and not by the demolition or construction contractors. The Arborists should remove
the trees In a manner that causes no damage to the mature trees that are to
remain.
4. Small trees to be removed within the tree protective zones shall be removed by hand
or with equipment sitting outside the tree protection zone. Stumps should be
removed by the use of a stump grinder so as to cause as little root disturbance to
the remaining trees.
S. All trees shall be pruned In accordance with the ANSI Z-133 Guidelines and the ANSI
A 300 standards. Copies available upon request.
6. Any damage to trees due to site clearing activities shall be reported to the consulting
Arborist within 6 hours so that remedial action can be taken. Timeliness is critical to
tree health.
7. There is to be no tree felled so as to touch the trees that are to remain. Any limbs
that conflict with the crown of the remaining trees should be hand pruned off before
felling.
8. There is to be nothing roped off to the remaining trees during the site Clearing
process.
9. There is to be no parking within the tree protective zone.
10. There is to be no fuel storage or filling of equipment within the tree protective zones
Iud Scott ReA# 392
Project #WWC-081200
Page 6
Copyright 0 2001 Vine & Branch
04/18/01
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Buckhorn Homeowners Assodation, l~f' PII~ 2001
P.O. Box 1792 \\
Carmel, Indiana 46082
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April 30, 2001
lJCOh
Carmel/Clay Plan Commission
One Civic Square
Carmel, Indiana 46032
RE: Subdivision:
Docket Number:
The Woods of Williams Creek
32-01 PP; 32-01aSW
Dear Commissioners:
This letter is in response to the petition of The Woods of Williams Creek to plat a 73-lot
subdivision. We, the Buckhorn Homeowners Association, are writing this letter on behalf of the
50 homeowners of Buckhorn, the neighborhood closest to the proposed development. The
position set forth in this letter is shared by all of the residents of Buckhorn. As proof of the depth
of our concern, we are enclosing a Petition that was signed by all those persons to whom it was
presented. We are also submitting to the Commission's office, with this letter, a diagram of
several neighborhoods surrounding The Woods of Williams Creek to illustrate the problems
raised by the proposed Plat.
I. SPECIFIC RELIEF REQUESTED.
We ask that the Commission require the developers to revise the street layout of The
Woods of Williams Creek so that: (A) a permanent entrance is placed on 136th Street; and (B) the
stub street located between lots 49 and 50 of The Woods of Williams Creek is eliminated.
II. BASIS FOR THE RELIEF REQUESTED: PUBLIC SAFETY.
The primary basis for the relief that we are requesting is public safety. The new firehouse
that is currently under construction on 136th Street directly adjacent to The Woods of Williams
Creek was placed for the purpose of reducing travel time to the new subdivisions in the area.
Under the proposal of The Woods of Williams Creek, the firehouse will actually be more distant
from portions of The Woods of Williams Creek than from the other neighborhoods in the area.
The rescue workers would be able to walk to The Woods faster than they would be able to drive.
If The Woods placed an entrance off of 136th Street, then response-time for the residents of The
Woods would be greatly reduced which was the ultimate aim of the firehouse in the first place.
In addition to a more rapid response-time for emergency vehicles, the placement of an
entrance on 136th Street and elimination of the stub street at lots 49 and 50 would protect the
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residents of Buckhorn from dangerous traffic generated by the residents of The Woods of
Williams Creek. The proposed Plat of The Woods of Williams Creek calls for only two
entrances. The first entrance is on Spring Mill Road and apparently serves lots 1-34. The second
entrance for The Woods of Williams Creek is the stub street that connects to Buckhorn's
Coldwater Drive and Stone Drive and serves the remaining lots of The Woods of Williams
Creek, lots 35-73. Thus, at least another 35 families will travel out of The Woods of Williams
Creek into Buckhorn on their way to 136th Street.
The developers of The Woods of Williams Creek have previously developed Buckhorn
Estates, which is directly adjacent to, and connects with, Buckhorn. Buckhorn Estates was
designed with no entrance on the main street that it borders, 141 st Street. Instead, Buckhorn
Estates has as its principal entrance, the main street of Buckhorn (i.e., Stone Drive). Although
Buckhorn Estates also connects with Cheswick, vehicles coming from and going to Buckhorn
Estates almost always use the more direct route of Buckhorn's Stone Drive. Thus, the same
developers who have already burdened Buckhorn with extra traffic from Buckhorn Estates now
ask this Commission to approve an additional burden from The Woods of Williams Creek.
Traffic now flows into Buckhorn from neighborhoods in addition to just Buckhorn
Estates. Residents of Cheswick have told us that they find the passage through Buckhorn Estates
into Buckhorn to be the most convenient means of getting to 141 st Street and also 136th Street.
This will only increase as Cheswick is completed. Also, Buckhorn acts as a thoroughfare for
residents of Ponds West immediately to the north of Buckhorn as well as Kingsborough. We
have already seen this from the numerous construction vehicles, such as large dump trucks and
cement trucks, that use Stone Drive to access Buckhorn Estates, which advertises the entrances
of Buckhorn on Stone Drive and Buckhorn Drive as the entrances for Buckhorn Estate. This
construction traffic will continue at least for the next three or four years.
Part of the attraction of Buckhorn for these residents of neighboring subdivisions is the
ease with which they can use Buckhorn's Stone Drive to drop off children at the elementary
school that is next to Buckhorn. Parents in Ponds West and Kingsborough are able to avoid the
four-way stop at 136th and Spring Mill by zipping through Buckhorn on Stone Drive. Cheswick
parents are able to avoid a time-consuming left turn on 136th Street by using Stone Drive (which
virtually spills into the entrance of the elementary school) to make a right turn. School bus
operators have noticed the same thing. In short, the entire area has adopted Stone Drive as a
major traffic artery.
The design of Buckhorn makes this situation particularly dangerous. Stone Drive near
136th Street contains a common area that was intended for children to use as a play area, and that
is exactly how the common area his been used. Also, Stone Drive is the natural pedestrian walk
way for residents of Buckhorn walking to the pool just off of I 36th Street. All these pedestrians,
children and adults, are already exposed to dangerous traffic from the surrounding
neighborhoods. The last thing we need is another neighborhood using Stone Drive.
Residents of The Woods of Williams Creek will soon learn that they can use Stone Drive
to avoid back-ups at the stop sign on Spring Mill at 136th Street. They will find that the quickest
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way to the elementary school is Stone Drive. Once these habits are established, each of the
residents of The Woods of Williams Creek will be using the proposed Buckhorn entrance rather
than the proposed Spring Mill Road entrance.
All of this exposes us needlessly to an umeasonable risk of injury.
III. BURDEN TO THE DEVELOPER: MINIMAL.
The relief that we are requesting would not over-burden the developers of The Woods of
Williams Creek. With slight reconfiguring, they would be able to create a new lot in place of the
stub street that they are now proposing to connect to Buckhorn. They would be able to do so
without sacrificing any significant amount of the size of those lots. This would give the
developers an added $120,000.00 by their own pricing structure. Such a lot would be consistent
with the other lots surrounding it and would be bigger than lots 12, 14 and 15.
The developers would be able to use this extra money to fund the construction costs of
the entry on 136th Street which would not significantly impact the one lot on 136th Street, Lot
73. That lot is easily wide enough to accommodate a 50 foot street. As a practical matter, Lot 73
will probably be slow, or the last, to sell because it borders on 136th Street. That has been the
experience of Buckhorn and Cheswick. Thus, in the absence of an entrance, the area is likely to
have to endure an eye-sore, vacant lot for the foreseeable future.
The end result of the relief that we have requested would be a more marketable
neighborhood that would be in the interests of the developers.
IV. THE COMMUNITY INTEREST IS SERVED BY THE RELIEF REQUESTED.
There are numerous examples in Carmel/Clay where recently approved adjacent
neighborhoods do not actually join. One example is Spring Farms across the street from The
Woods of Williams Creek. Another is the Estridge development just across Spring Mill Road and
to the south of The Woods of Williams Creek. Windpointe and Stonewick do not adjoin, though
they border each other. Weare not asking the Commission to do anything that is unusual or
without precedent.
Residents of Buckhorn have also questioned the appropriateness of removing vast
amounts of trees from the land at The Woods of Williams Creek. The placement of a stub street
at Coldwater Drive where trees now stand would only aggravate that problem.
It should also be noted that the platting of an extra lot in a subdivision containing homes
valued at $1,200,000.00 will account for about $12,000.00 per year of property tax for
Carmel/Clay. Lot 73, on the other hand, will remain vacant, without an improved entrance as a
buffer. This vacant lot will offer Carmel/Clay about $12.00 per year in tax payments. This
should be a significant factor in the Commission's decision.
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V. CONCLUSIONS.
The residents of Buckhorn respectfully request that the Commission require the developers of the
Woods of Williams Creek to place a permanent entrance on 136th Street and eliminate the stub
street at Coldwater Drive for reasons of public safety and public policy considerations. Thank
you for your consideration.
Sincerely,
BUCKHORN HOMEOWNERS ASSOCIATION, INC.
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PETITION CONCERNING THE WOODS AT WILLIAMS CREEK
As a resident of Buckhorn, I hereby record my opposition to the proposed development
known as The Woods at Williams Creek. I am opposed to that development primarily for
safety reasons. According to the plans submitted, there will be no entrance/exit off of
I36th Street. Instead, the developers intend to use Stone Drive as one of only two
entrances/exits. More than half of the lots in the proposed development will be closer to
the Buckhorn entrance/exit than to the other entrance/exit, located off of Spring Mill
Road. This presents an unacceptable risk of an accident to the many children and other
pedestrians ofBuckhom. The natural tendency of construction vehicles and residents of
The Woods at Williams Creek will be to use Buckhorn's street (Stone Drive) rather than
the more distant entry off of Spring Mill Road. This will needlessly subject residents of
Buckhorn to dangerous additional traffic, both during and after construction, particularly
in the summer months when Buckhorn residents will be walking to and from the pool on
Stone Drive. Children play along Stone Drive all through the year. Buckhorn already has
too much construction traffic from large vehicles traveling to Buckhorn Estates and
Cheswick, two adjacent neighborhoods. Already, many residents of Buckhorn Estates,
Cheswick and Ponds West use Stone Drive as an easy access to 136th Street. There is no
reason to force Buckhorn to bear the burden of yet another subdivision with inadequate
entrance and exits.
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The Planning Commission should require the following from the developers of The Woods
at Williams Creek: '\
(I) Either permanent~r at least until 90% ofthe lots in The Woods at Williams Creek
have actually finished Jl me construction, there will be a barricade between Buckhorn and
The Woods at Williams reek on Coldwater Drive; and
(2) The Woods at Williams Creek must create a t'filrd, permanent entrance on I36th
Street.
I have signified my approval of these matters by signing below.
Name
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THE WOODS AT WilLIAMS CREEK
To the attention of the Carmel Clay Planning Commission. .:J,() }/If'
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Following the public hearing on April 17, 2001 that I attended, I now have a g~tter
understanding of the proposed development of The Woods at Williams Creek. I
would like to point out the following to the Carmel Clay Planning Commission:
. The existing woods occupy 16 acres of natural woodland with Williams Creek
flowing through a large portion of them.
. The proposed development requires destruction of approximately 7.9 acres,
almost half, of the existing woods to make way for roads and homes. An
estimated 400 mature trees would be bulldozed.
. 12 lots are planned wholly within the existing woods (see figure 1).
I strongly recommend that the commission consider preserving the entire
woods, with the subsequent loss of 12 lots. An example of a revised lot layout is
shown in Figure 1. Also shown is an alternative scheme for two entrances similar
to that recommended by the Buckhorn Homeowners Association.
If the Planning Commission considers the need for 12 lots to be more important
than 7.9 acres of natural woodland, then they might consider the plan shown in
Figure 2 including:
. A scheme for a Nature Preserve occupying approximately 7.8 acres.
. An option to extend the Nature Preserve the entire length of Williams Creek.
. Upgrade of the existing trail that is the original farm access road through the
proposed Nature Preserve.
. Removal of lots 30, 31,47, and 48. Expansion of lot 29 and the addition of a
new lot between lots 46 and 49 resulting in a net loss of 3 lots.
. The need for waivers for pipeline and flood plain easements is significantly
reduced.
. This plan still requires the destruction of 6-7 acres of woodland.
I also draw your attention to the enclosed information regarding another Hamilton
County development, Stony Ridge in Noblesville. The plan shows a Nature
Preserve of woodlands and creek in an almost identical situation to the Woods at
Williams Creek. I praise their local planning commission and the developer for
their efforts, and hope that the Carmel Clay Planning Commission and the
developers can equal this consideration for our natural resources when it comes
to approving the plans for The Woods at Williams Creek.
Thank you for your conSidera4fl[:;t'on this matter.
Bruce Moor
13769 Stone Drive
Carmel, IN 46032.
April 29, 2001
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Legend Homes stunner! 4 bedrooms,
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nature preserve, 3 ~ baths, bonus room!
$369,900 Call Steve Baldwin - 598-9077
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From: CJJMS@aol.com
Sent: Thursday, April 19, 2001 10:37 PM
To: rhancock@cLcarmel.in.us
Subject: woods of williams creek
please pass along to the members of the carmel clay planning commission our
opposition to the connecting of coldwater to the williams creek sub. for the
purpose of an entry/exit. woods of williams creek needs its own entrance off
of 136th st. stone dr. & buckhorn sub. already has far too much through
traffi c.
sincerely,
catherine sheets-strawn
james michael strawn
concerned buckhorn homeowners
Q
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Pruning Specifications for Trees to be Preserved
1. The preserved trees should be pruned to:
a. dear the crown of diseased, crossing, weak, and dead wood to a minimum size
of 1 inch in diameter;
b. remove stubs, cutting outside the branch bark collar as it is defined in the ANSI
A 300.
2. Where temporary clearance is needed for access, branches shall be tied back to hold
them out of the clearance zone.
3. All pruning shall be performed by qualified Arborists. All pruning shall be in
accordance with the Tree Pruning Guidelines (International Society of Arboriculture)
and/or the ANSI A300 Pruning Standard (American National Standard for Tree care
Operations) and adhere to the more recent edition of ANSI Z133.1.
4. Interior branches shall not be stripped out.
5. Pruning cuts larger than 4 inches in diameter, except for dead wood, shall be
avoided.
6. Pruning cuts that expose heartwood shall be avoided whenever possible.
7. No more than 20 percent of live foliage shall be removed within the trees.
8. While in the tree, the Arborlsts shall perform an aerial inspection to identify defects
that require treatment. Any additional work needed shall be reported to the
consultant.
9. Any Ughtning Protection system to be installed in the trees should use the standards
set forth In the National Arborlst 1987 Guide and consulting the yet to be released
ANSI guidelines (copies available upon request).
Iud Scott ReM 392
Project #WWC-OS1200
Page 7
Copyright C 2001 Vine & Branch
04/18/01
April 18, 2001
Ramona Hancock
One Civic Square
Carmel, IN 46032
U VINE & BRANCH, INC. 0
Arboricultural Consulting
JUDSON R. SCOTT RCA #392
4721 E. 146th Street
Carmel, Indiana 46033
Fax: 317-818-9865
Phone: 317-846-1424
Email: Treeconsultant@aol.com
-c---Bear Ramona;-~~------~-
Thank you for the opportunity to speak before the Carmel/Clay Plan Commission. I
appreciate it. I am very excited about the Woods at Williams Creek project. I feel that
the partners have a real interest in Tree Preservation and have planned a subdivision
that takes into consideration the Arboricultural features of the property.
As I promised, I have enclosed a copy of my current arboricultural newsletter to keep
you informed on what I do. Also enclosed is a business card for your files. Please note
the email address and phone number. Feel free to contact me with any questions
concerning this or any other projects. The phone number on the card is a direct line to
me with voice mail. I am often out in the field but I try to check the voice mail at least
twice a day.
This year is starting out with a bang and I look forward to being of service to you in the
near future.
__ _____~. Sin~;,-u-
"- ..
Judson R. Scott
Registered Consulting Arborist #392
American Society of Consulting Arborists
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VINE & BRANCH
ARBORICULTURAL CONSULTING
The real act of discovery consists not in finding new land, but in seeing with new eyes. "
-Marcel Proust
LETTER FROM JUD
After hours of
studying, travel-
ing and confer-
encing, ..J earned
the title of Regis-
tered Consulting
Arborist (RCA).
As one of two
RCA's in the
state and 160 in
Jud Scott. Registered
Consulting Arborist the country, I am
qualified to pro-
vide fundamental services to both the
community and Vine & Branch. Cli-
ents such as insurance companies,
lawyers, architects, builders, devel-
opers and site':planners, as. well as
homeowners may call upon Vine &
Branch to provide a variety of ser-
vices. Tree preservation becomes
imperative during construction or
times of stress and tree inventories
can be useful for future planning.
Building placement consultation can
help avoid unnecessary removal of
existing trees.
Vine & Branch enthusiastically
'anticipates furthering community
awareness of these issues and provid-
ing these services as demand for
them rises.
Thank you again for your busi-
ness, and we look forward to serving
you in the future.
Judson R Scott
Registered Consulting Arborist #392
A mer. Society of Consulting Arborists
.~...~
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.~1:1 Vine & Branch
~~
. Celebrates
25 Years
Of Service in
the
. Gfeater
Indianapolis
Area
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"As one of two ReA's in the
state and 160 in the country, I
am qualified to provide funda-
mental services to both the
community and Vine &
Branch. "
-Jud Scott
4721 E. 146th Street
Carmel, IN 46033
Phone: (317) 846-1424
Fax: (317) 818-9865
. 1 'reeconsultant@aol.com
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Tree Preservation
'T rees are important to home-
owners. TIiey buy lots with
trees. The tree shades the .
property and makes the new home
look like it has been there for years.
Tree preservation, when properly
done, can assist a tree to deal with
the stress involved in construction.
Preserve today's trees for tomor-
row's children.
Vine & Branch follows the
Matheny<.&Clark steps for the tree
preserVation process, which are:
I. Perform a tree stand delineation.
2. Survey trees 'within the develop-
mental area.
3. Identify trees suitable for preser-
vation.
4. Assess the potential impacts to
trees.
5. Suggest modifications to develop-
mental plans.
6. Identify the tree work needed
prior to clearing and grading.
7. Prepare specifications for tree
preservation.
8. Monitor trees during construction.
9. Prepare a postconstruction mainte-
nance plan.
Bulldozers and trees don't mix.
2
ITEMS OF INTEREST
o
o
Vine & Branch Arboricultural Consulting
REDEFINING THE RESPONSIBILITY OF
PROPERTY -OWNERSHIP:
"...the possessor of land in an urban area is subject to li-
ability to persons using a public highWay for physical
harm resulting from his failure to exercise reasonable
care to prevent an unreasonable risk. of harm arising
from the condition of trees on the land near the high-
way."
-Supreme Court of the Stat~ of Indiana, 1991
Risk Analysis
If you have a tree that poses
"unreasonable risk of harm t.o a
public highway," you may be
liable for any harm that the tree may
cause if it falls. You are also respon-
sible for providing a "routine inspec-
tion to be sure that the premises do
not endanger those using the high-
way" according to the Indiana Su-
preme Court's 1991 ruling.
Given the current trend toward
litigation, it is our opinion that taking
chances with the law is risky. The
question is: can you perform the rou-
tine inspection that the law requires?
Do you understand tree biology and
tree characteristics weII enough to
recognize an "un-reasonable risk?"
Vine & Branch has Certified Arbor-
ists on staff capable of inspecting any
part of your property that may present
a risk to the general public.
Be Safe, Not Sorry
The 1991 case pertains to trees en-
dangering the highway. What about
trees posing similar problems, but not
involving the highway? What about
trees that present "risk of harm" to:
.:.Neighbor's homes
.:. Public parks
.:.Schools, playgrounds
.:.SidewaIks
.:. Parking lots
Also con~ider golfers on golf
courses, trees near clubhouses or
pools, and trees by athletic fields.
Some say, "they play at their own
risk," but wjII the courts agree? Time
and again trespassers have sued for
injury and won. In most cases the
cost of litigation is greater than the
cost of curing the problem.
"The Supreme Court also de-
termined that it is the land-
owner's 'duty...to perform pe-
I
riodic inspections to be sure
that the pr,emises do not endan-
ger those Using the highway. ,,,
It is definitely not worth the risk
to leave de~d trees endangering you
or your neighbors. Live trees can be
inspected f<?r any weaknesses that
would cause them to present a "risk
of harm". F,urthermore, it would be
worth investigating lightning protec-
tion for mature trees in highly popu-
lated areas of your property. We can
help you apply for federal grants to
help fund the process. We can also
help you manage your trees.
Let Vine. & Branch quote the re-
moval of your dead trees, inspect
your live tr~es and quote lightning
protection for your property today.
Zoning and Planning
Where do you start when
planning to build? We
. can help you with a tree
preservation plan, tree inventory, and
post construction plan. We can also
. help you work through the open space
ordinances and oversee the construc-
tion process to preserve the trees dur-
ing construction.
Plant Appraisal
When your tree is destroyed
due to accident or van-
dalism, we can appraise
the value. Ideally, we can appraise
trees before any accident as a way to
monitor the value of your plantscape.
Let us provide an inventory of the
trees on your property with this in-
ventory. We can assess their condi-
tion and suggest a cure and/or re-
movaland replacement. We provide
these services to a variety of different
clients:
.:. Property owners
.:. Developers
.:. Municipalities
.:. Parks Departments
.:. Among others
)
This tree flunked its risk analysis because
it was dying and too close to the road.
C--_
u
3
SERVICES AVAILABLE
o
Vine & Branch Arboricultural Consulting
Tree care should be per-
formed systematically
and according to the
rigid specifications set
by the National Arborist
Association and the In-
ternational Society of Ar-
boriculture. Tree Care is
a science. Our personnel
are constantly in training
to keep up with. cu[~ent
industry standards. -
This tree is not adequately protected and
--could-be-a-major-hazard - if-it-.felhn-- the
road.
Expert Witness
Work
Stuck in a legal battle concern-
ing your property? Vine &
Branch Arboricultural Con-
sulting can bring light to the most
complex arboricultural problems.
Expert testimony may be the key to
your case.
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By the Numbers
Our staff consists of over 40
members working together
to form one of the most
qualified teams in Indiana,
-including: -
1 Registered Consulting Arborist
1 Landscape Architect
2 Indiana Master Horticulturists
3- Indiana Certified Pest Applica-
tors
4 Indiana Horticulturists
7 Certified Arborists
Vine & Branch Tree &
. _ ~Lflnd.scape _Servic~s
Available:
:::Tree Service
:::Landscape Design
:::Integrated Pest Management
:::Landscape Maintenance
Project Management
Have a project that needs
oversight? Let Vine &
Branch Professionals over-
see your project from the ground up.
We are even available for the follow-
up and post-project main!enance.
Project Management: Vine & Branch moved
this Beech to make room for the Clowes Per-
forming Arts Center at Orchard School..
Lightning Protection
Analysis
Trees within twenty feet of a
home or building may need
to be protected with a light-
ning protection system. Vine &
Branch is capable of assessing
whether your property needs a light-
ning protection system. We use sci-
entific procedures to calculate the
need for lightning protection to in-
- sun:: the-safety of your property.
Construction damage can cause trees to
become unstable.
Arboriculture: the cultivation of trees and shrubs; primarily concerned with the planting and care of trees.
-Bailey and others. 1976, Richard W Harris
\
o
4
INFORMATION...
Tree Consultations At
Your Fingertips
D on't for~et tha! Vine ~.. .
Branch IS available Via r---. .
email. We would also ~, I .
appreciate a Vine & Branch website ~
if it were available. Let us know by " ..."
emailing! LS::.~ .
Treeconsultant@aol.com ~ ,
We want to make ourselves as accessible as possible, so let us
know how we can better serve you. Depending on response,
we may utilize the web for estimate requests, newslett~rs, etc.
Your input is greatly appreciated! '
Vine & Branch is a Member of:
American Society Consulting Arborists
Arbor Day Foundation
Associated Landscape Contractors of Americ~
Indiana Arborist Association '
Indiana Golf Course Superintendent's Association
Indiana Nursery & Landscape Associatiqn
~ Indiana Urban Forest Council
_ Indianapolis Landscape Association
International Society of Arboriculture
National Arborist Association
~inla
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Vine & Branch Arboricultural Consulting
4721 E. 146th Street
Carmel, IN 46033
(317) 846-1424
Q
Vine & Branch Arboricultural Consulting
Some Vine & Branch
Arboricultural Consulting Projects:
Brookside Development- Tree Preservation
Gallegar Bassett Insurance Company- Plant Appraisals
Hamilton County Courtrooms- Expert Witness
Indiana Insurance- Plant Appraisals
Indianapolis Museum of Art- Tree Preservation Planning
Light of the World Christian Church- Tree Preservation
Orchard School- Tree Preservation
Safeco Insurance Company- Plant Appraisals
Shiel Sexton- Tree Preservation
Ulen Country Club- Lightning Protection Plan
West Chase Development- Tree Preservation
The Woods at Williams Creek.. Tree Preservation
Woods of Britton- Lightning Protection Plan
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Vine & Branch Accepts:
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APRil, 17,2001 U
Carmel/Clay Plan Commission Agenda
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CARMEL/CLAY PLAN COMMISSION
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April 17, 2001- DEPARTMENT REPORT
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f'l\L iJAv"~~' $'C=O~ ~1E,Ct.4l.'1' Ii~ 'bAva'bMolt'R>N
tlocKet No. 32-01 PP; Wo~ds ofWillianfS Creek Subdivision'
The petitioner seeks approval to plat a 73-10t subdivision on 74.78::1: acres. The
site is located on the northwest corner of West 136th Street and Spring Mill Road.
The site is zoned S-l/residence.
The petitioner also seeks approval of the following Subdivision Waivers:
32-01a SW sea 6.2.1 Suitability of Land
Filed by David Barnes of Weihe Engineering for Williams Creek Woods LLC.
f\~v;S1i:.. Af:r So."."Wtin"" Ct\t:).
The Department has met with the appllcant on several occasions regarding
floodplain issues and tree preservation and as they relate to the request by the
applicant for the Subdivision Waiver. At this time the applicant is aware that they
need to submit additional information to justify the request for relief from SCO
6.2. ~regarding the Suitability of~nd.
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sca 6.2.1 regarding the Suitaoilft of Land states the following:
Land subject to periodic flooding as determined by the FW and FP flood plain districts shall not
be subdivided for residential occupancy nor for any other use which might involve danger to
health, life or property or aggravate the flood hazard, and such land within any proposed
subdivision shall be reserved for uses which will not be endangered by periodic or occasional
inundation. Land subject to periodic flooding as determined by the FF flood plain district may be
subdivided subject to reports, recommendations and approvals from the Indiana Natural
Resources Commission.
The Department recommends that this Item be forwarded to the Subdivision
Committee on May 1, 2001. At that time the applicant should be prepared to
justify their request for relief from the Ordinance standards. This should include a
tree preservation plan, identification of the areas proposed for cut and fill, area to
be cleared for the open drain and proposed easements and language in the
covenants addressing these matters. At this time the Department can not support
the request for the Subdivision Waiver.
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ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
- ~~c:n.~ ""~ces NOT #U11,J'tf'"r8P~..nIb M:IoI7l6N*- 6'M"1J!l.ltNtllCS\
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APR 16 '01 05: 35PM U
P.1/2
April 16, 2001
Dave Barnes
Weihe Engineers
R~~~W~~~ ?Z-~IPP
Per your inquiry, this letter is a follow up regarding the requirements associated with the
flood plain issues for this project.
The current proposed subdivision shows a grading plan that will have approximately
6300 cubic yards offill in areas designated as flood plain along the Osborn &, Collins
Regulated Drain. Per the Hamilton County Surveyor's requirements, this proposal will
require that compensated storage be crea.ted to offset the proposed fill, so that there will
be no net loss of floodplain storage area. (See ordinance no. 4-26-99-C).
The methods of achieving ~no net loss" are subject to review and approval by this office.
You ask;ed whether or not the compensated storage could be part of the detention area
that drains into the Osborn & Collins Regulated Drain (Williams Creek). Under the ri~ht
circumstances the compensated storage could conceivably occur within the detention
area. This scenario, however, would have to demonstrate that storage would actually
occ\.l1' and not simply by-pass the floodwaters downstream.
If the detention pond was to be used in this manner, One would need to account for the
variables that could impact the function of the pond. Variables like p~ak of pond VS. peak
of open drain. velocity & head pressure of pond VB. the flow of the open drain, and othet
questions will need to he taken into consideration and documented. You will also need to
remember that the detention area top of bank will be required to be above the 100 year
elevation for Williams Creek.
However, the rn.ost effective location of the compensation would be along the open drain
itself. After reviewing the plans and walking the drain onsite, I believe that there are a
number of areas along the open drain where this could be achieved.
~
FlPR 16 '1211 1215:35PM 0
o
P.V2
.'
,
It should be again noted that ordinance ho. 4~26.99wC also specifies a clearing
requirement for open drains. An onsi1e meeting would be the best method to determine
the extent of the clearing. The selectiytty of the clearing is detennined by Jerry Liston.
Inspector. I
If you have an)' questions~ please feel &be to contact this oftiee at 776-8495.
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WEIH
(;)
NGINE RSf INC~
CIVIL ENGINEERS, LAND SURVEYORS, LAND PLANNERS, LANDSCAPE ARCHITECTS
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I am providing volume results of the areas in which fill will be placed in the flood plain of Williams Cr'ee1<
for construction of certain pads within the above subdivision. Contact with the Hamilton County
Surveyor's Office has been made concerning the issue of providing areas of excavation and/or
commensurable lake area for these areas equal to the 100 year design standards. A letter will be forwarded
to your office from Mr. Steven Cash pertaining to this.
Carmel Community Services
ATTN: Ms. Kelli Hahn
One Civic Square
Carmel, Indiana 46032
RE: Woods @ Williams Creek Subdivision
Included also are maps showing the areas in which the fill will be placed within the floodplain and
approximate areas that will be excavated should that option be desired. In no case will existing trees which
are noted to be saved be placed in jeopardy.
These items are being forwarded to you for your information and will be subject to further study which will
be provided to you as final results are determined. Please call should you have any questions or comments.
Thank you.
Sincerely,
Dave Barnes
Weihe Engineers, Inc.
ALLAN H. WEIHE, P.E., L.S. - PRESIDENT
10505 NORTH COLLEGE AVENUE INDIANAPOLIS, INDIANA 46280 (317) 846-6611 (BOO) 452-6408 FAX: (317) 843-0546
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~ AREA WITHIN FLOODPLAIN TO RECEIVE Fill.
WIE~HIE IElNG~lNlElE~~~ ~lNCD
1111 10505 NORTH COLLEGE AVENUE
INDIANAPOLIS, INDIANA 46280
II (317) 846-6611 FAX: (317) 843-0546
TOLL-FREE (800) 452-6408
II ALLAN H. WEIHE, P.E., L.S.
PRESIDENT
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SeAllE: ~"''''~50'
THE WOODS AT WilLIAMS CREEK SUBDIVISION
~
Williams Creek
Prepared for:
Woods, l.l.C.
WEI#: WOO-1030
DATE: 04/12/01
WITHIN FLOODPLAIN TO RECEIVE Fill.
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111110505 NORTH COllEGE AVENUE
INDIANAPOLIS, INDIANA 46280
_ (317) 846-6611 FAX: (317) 843-0546
_ TOll-FREE (800) 452-6408
II ALLAN H. WEIHE, P.E., L.S.
PRESIDENT
THE WOODS AT WilLIAMS CREEK SUBDIVISION
~
Williams Creek
Prepared for:
Woods, l.l.C.
WEI#: WOO-1030
DATE: 04/12/01
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1111 10505 NORTH COLLEGE AVENUE
INDIANAPOLIS, INDIANA 46280
II (317) 846-6611 FAX: (317) 843-0546
TOLL -FREE (800) 452-6408
II ALLAN H. WEIHE, P.E., L.S.
PRESIDENT
THE WOODS AT WilLIAMS CREEK SUBDIVISION
~
Williams Creek
Prepared for:
Woods, l.l.C.
WEI#: WOO-1030
DATE: 04/12/01
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1111 10505 NORTH COLLEGE AVENUE
INDIANAPOLIS, INDIANA 46280
II (317) 846-6611 FAX: (317) 843-0546
TOLL-FREE (800) 452-6408
II ALLAN H. WEIHE, PE, L.S.
PRESIDENT
THE WOODS AT WilLIAMS CREEK SUBDIVISION
~
Williams Creek
Prepared for:
Woods, l.l.C.
WEI#: WOO-1030
DATE: 04/12/01
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User Name: smeltzert
Project: WOO 1030 Williams Creek Woods
Prisrnoidal Volume Results
Prismoidal Volume Results
03-27-01
Time: 11 :41 :55
Page: 1
Q
~~am==_aa==c====================================================================
Original Surface Model: sitesurface
Final Surface Model: LOT 35
Cut Compaction Factor: 0.00
Fill Compaction Factor: 0.00
Raw Cut Volume: 0.00 cu yd
Compacted Cut Volume: 0.00 cu yd
Total Cut Volume: 0.00 cu yd
Raw Fill Volume: 235.36 cu yd
Compacted Fill Volume: 0.00 cu yd
Total Fill Volume: 235.36 cu yd
S{))l~\(e.J 1(,e.llchl: ?C)lJ? nr-~ e,' I.IC\
LOIS 35 +tnnL4-ll4g -~ f~\\o)31 S\oFG-Ytt,p,
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User Name: smeltzert
Project: WOOl 030 Williams Creek Woods
Prismoidal Volume Results
Prismoidal Volume Results
(",
",-,03-27-01
Time: 11 :43:06
Page: 1
o
==aa============================================================================
Original Surface Model: sitesurface
Final Surface Model: LOT 36
Cut Compaction Factor: 0.00
Fill Compaction Factor: 0.00
Raw Cut Volume: 0.00 cu yd
Compacted Cut Volume: 0.00 cu yd
Total Cut Volume: 0.00 cu yd
Raw Fill Volume: 218.78 cu yd
Compacted Fill Volume: 0.00 cu yd
Total Fill Volume: 218.78 cu yd
.
'. (
User Name: smeltzert
Project: WOO 1030 Williams Creek Woods
Prisrnoidal Volume Results
Prismoidal Volume Results
03-27001
Time: 11 :43:22
Page: 1
o
=====maa========================================================================
Original Surface Model: sitesurface
Final Surface Model: lOT 37
Cut Compaction Factor: 0.00
Fill Compaction Factor: 0.00
Raw Cut Volume: 0.00 cu yd
Compacted Cut Volume: 0.00 cu yd
Total Cut Volume: 0.00 cu yd
Raw Fill Volume: 171.32 cu yd
Compacted Fill Volume: 0.00 cu yd
Total Fill Volume: 171.32 cu yd
~
~' ~.
User Name: smeltzert
Project: WOO 1 030 Williams Creek Woods
Pris/l1oidal Volume Results
Prismoidal Volume Results
U03.2J.01
Time: 11 :43:38
Page: 1
Q
============================================_0==================================
Original Surface Model: sitesurface
Final Surface Model: lOT 38
Cut Compaction Factor: 0.00
Fill Compaction Factor: 0.00
Raw Cut Volume: 0.02 cu yd
Compacted Cut Volume: 0.00 cu yd
Total Cut Volume: 0.02 cu yd
Raw Fill Volume: 471.60 cu yd
Compacted Fill Volume: 0.00 cu yd
Total Fill Volume: 471.60 cu yd
.
<. ,;.
User Name: smeltzert
Project: W001030 Williams Creek Woods
Prisllloidal Volume Results
Prismoidal Volume Results
Ur, 03.27-01
Time: 11 :43:57
Page: 1
o
====_=================================================c==e======C=C=============
Original Surface Model: sitesurface
Final Surface Model: lOT 39
Cut Compaction Factor: 0.00
Fill Compaction Factor: 0.00
Raw Cut Volume: 0.04 cu yd
Compacted Cut Volume: 0.00 cu yd
Total Cut Volume: 0.04 cu yd
Raw Fill Volume: 551.63 cu yd
Compacted Fill Volume: 0.00 cu yd
Total Fill Volume: 551.63 cu yd
..
'i.J. \'~
User Name: smeltzert
Project: W001030 Williams Creek Woods
Prismoidal Volume Results
Prismoidal Volume Results
Ur \03.27.01
Time: 11:44:37
Page: 1
o
aa___=_==_==============a=================---===================================
Original Surface Model: sitesurface
Final Surface Model: LOT 40
Cut Compaction Factor: 0.00
Fill Compaction Factor: 0.00
Raw Cut Volume: 0.00 cu yd
Compacted Cut Volume: 0.00 cu yd
Total Cut Volume: 0.00 cu yd
Raw Fill Volume: 413.58 cu yd
Compacted Fill Volume: 0.00 cu yd
Total Fill Volume: 413.58 cu yd
..
". .
'User Name: smeltzer!
Project: W001030 Williams Creek Woods
Prisrnoidal Volume Results
Prismoidal Volume Results
U'.
03.2].01
Time: 11 :45:00
Page: 1
o
===a============================================================================
Original Surface Model: sitesurface
Final Surface Model: LOT 41
Cut Compaction Factor: 0.00
Fill Compaction Factor: 0.00
Raw Cut Volume: 0.00 cu yd
Compacted Cut Volume: 0.00 cu yd
Total Cut Volume: 0.00 cu yd
Raw Fill Volume: 128.54 cu yd
Compacted Fill Volume: 0.00 cu yd
Total Fill Volume: 128.54 cu yd
~
~. .# -.
~ r-
User Name: smeltzert
Project: WOOl 030 Williams Creek Woods
Prismoidal Volume Results
Prismoidal Volume Results
(/ '\
~03-27.01
Time: 11 :45:27
Page; 1
o
========================================~=======================================
Original Surface Model: sitesurface
Final Surface Model: lOT 43
Cut Compaction Factor: 0.00
Fill Compaction Factor: 0.00
Raw Cut Volume: 5.21 cu yd
Compacted Cut Volume: 0.00 cu yd
Total Cut Volume: 5.21 cu yd
Raw Fill Volume: 480.76 cu yd
Compacted Fill Volume: 0.00 cu yd
Total Fill Volume: 480.76 cu yd
.
"of "i\.....
Vser Name: smeltzert
Project: W001030 Williams Creek Woods
Prisfnoidal Volume Results
Prismoidal Volume Results
U/ 03-27-01
Time: 11:45:51
Page: 1
o
=====__==========_=========================_========================c~==========
Original Surface Mo.del: sitesurface
Final Surface Model: lot 44
Cut Compaction Factor: 0.00
Fill Compaction Factor: 0.00
Raw Cut Volume: 63.08 cu yd
Compacted Cut Volume: 0.00 cu yd
Total Cut Volume: 63.08 cu yd
Raw Fill Volume: 296.48 cu yd
Compacted Fill Volume: 0.00 cu yd
Total Fill Volume: 296.48 cu yd
.
."7' _i7.
User Name: '$meltzert
Project: W001030 Williams Creek Woods
Prismilidal Volume Results
U03.27.01
Time: 11 :46:51
Page: 1
o
Prismoidal Volume Results
~===__a__a_a==_=================================================================
Original Surface Model: sitesurface
Final Surface Model: lOT 3
Cut Compaction Factor: 0.00
Fill Compaction Factor: 0.00
Raw Cut Volume: 0.00 cu yd
Compacted Cut Volume: 0.00 cu yd
Total Cut Volume: 0.00 cu yd
Raw Fill Volume: 243.19 cu yd
Compacted Fill Volume: 0.00 cu yd
Total Fill Volume: 243.19 cu yd
"J(l[TI.\n~JJ 'l{)V'TiorJ. g?--t5. 5~) eu \ lri.
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tJser Nar1le: 'smeltzert
Project: WOOl 030 Williams Creek Woods
Prismoidal Volume Results
Prismoidal Volume Results
U' 103.27.01
. Time: 11 :46:30
Page: 1
u
Q=_===_ae==a========_==================~=-======================================
Original Surface Model: sitesurface
Final Surface Model: lOT 4
Cut Compaction Factor: 0.00
Fill Compaction Factor: 0.00
Raw Cut Volume: 0.01 cu yd
Compacted Cut Volume: 0.00 cu yd
Total Cut Volume: 0.01 cu yd
Raw Fill Volume: 1288.68 cu yd
Compacted Fill Volume: 0.00 cu yd
Total Fill Volume: 1288.68 cu yd
.
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'tJser Narrle: ~mellzert
Project: WOO1030 Williams Creek Woods
Prismoidal Volume Results
Prismoidal Volume Results
U. 03.27.01
Time: 11 :46: 13
Page: 1
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Original Surface Model: sitesurface
Final Surface Model: LOT 5
Cut Compaction Factor: 0.00
Fill Compaction Factor: 0.00
Raw Cut Volume: 0.00 cu yd
Compacted Cut Volume: 0.00 cu yd
Total Cut Volume: 0.00 cu yd
Raw Fill Volume: 1743.48 cu yd
Compacted Fill Volume: 0.00 cu yd
Total Fill Volume: 1743.48 cu yd
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WEIHE ENGINEERS~ INC.
LAND SURVEYORS ALLAN H. WEIHE, P.E., L.S.
CIVIL ENGINEERS PRESIDENT
LANDSCAPE ARCHITECTS .~
LAND PLANNERS \
DOCKET NUMBERS
32-01 PP & 32-01aSW
To:
Carmel Community Services
Project: Williams Creek Subdivision
;.
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LETTER OF TRANSMITTAL
One Civic Square
.Job #: Weihe tNV001 030
Garmel, lndia"a 460~2
D&te: A~~,200~
Phone:
Attn: Mr. Laurence LiIIig, Jr./Ms. Kelli Hahn
Fax:
We are sending you 0 Attached 0 Under separate cover via
o Shop Drawings 0 Prints
o Product Data 0 Specifications
o Samples 0 Change Order(s)
o 0 Sk h /Dr .
the following items:
o Copy of Letter
o Meeting Minutes
o Inspection Report
DA r . ()tl P
etc es awmgs ~PPllcatlOn s or ayment
o Sets Document Document Description
o Copies Date Number
Return Receipt "Green Cards" for Public Hearing
_ _Theseardransmitted as indicated_beIQw:__
o Approved
o Approved as Noted
o Not Approved, Revise and Resubmit
o Action Not Required
o Action Indicated on Item Transmitted
o For Signature. Return _ Copies to Us
---DForYoUrRe~ewor-Use- ---
o For Your Review & Comment
o As Requested
o For Your Records
o For Your Approval
o
Remarks: Enclosed are the Return Receipt ("Green Cards") for the Woods @ Williams Creek Subdivison.
Please include these items with your files pertaining to this project. Thank you. - Dave Barnes
By.~
[Click here and type name]
cc:
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10505 NORTH COLLEGE AVENUE. INDIANAPOLIS, INDIANA 46280.317/846-6611 800/452-6408 FAX: 317/843-0546
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March 20. 2001
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Dear Neighbor:
The purpose of this letter is to introduce ourselves as the Developers of the land that may
abut to. ocbe in proxin,lity to your property. THE WOODS at Williams Creek is a new
luxury custom neighborhood that will be on the West side of Springmill Road. between
136th and 141 st Streets adjacent to the East side of Buckhorn. The prim~ entrance will
be on Springmill, Road across from Springmill Crossing. We have enclosed a copy of the
current plat for THE WOODS at Williams Creek for your information.
THE WOODS a( Williams Creek will consist of approximately 73 custom home sites. We
anticipate the home prices to be comparable to those in Buckhorn and up. $600.000 to
$1.200.000. Site work is expected to st&1this summer with home sites available for
construction mid to late fall of this year;
i~'
There will be two construction entrances during site development and home construction,
one temporary entrance on 141st Street and one on 136th Street. Signage to avoid the
Buckhorn connecting ,street will be maintained throughout all construction.
Jfyou have any questions or concerns, please feel free to give any of us a call. We
.welcome your input.
Wi/liamsCreek Woods LLC, '
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Wi[[iams Cree~ Woods LLC.
1(aEpIi)1kgn[ 846-3656. Jerry J{uston 846-4403 · (j)avid:Jt.1orton 844-1304
04/05/01 11:44 FAX
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HAMILTON CO BWY. ~~~ Carmel DOCD
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HAMILTON COUNTY
HIGHWAY DEPARTMENT
WRITER'S
FILE
April 5, 2001
Mr. Dave Barnes
Weihe Engineers, lno.
10505 North College Avenue
Indianapolis Indiana 46280
RE: pvur~ekWmds..SJlbdIyJjj~t))
Primary Plat
N of 1361h Street/W of Spring mill Road
Clay Township
Dear Dave:
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This letter serves to acknowledge receipt of a transmittal containIng the revised Primary Plat for Williams
Creek Woods Subdivi&ion; After reviewing the plans, the Highway Department has the following
comments:
1. When the' structure type is determined tor the crossing of Williams Creek, all plans for the bridge
construction will need to be approved by Mr. Matt Knight, Bridge Engineer. of the HCHD.
2. The offslte improvements have not been detennined at this time. The Highway Department will
contact Williams Creek Woods LLC and Weihe Engineers when these issues have been
Investigated.
3. Further comments will be necessary when construction plans are submitted.
If you have any comments or questions regarding this letter or project. please feel free to contact me at
any time. Than\< you for your attention and cooperation.
Sincerely,
/-t-/3.__.._
Steven J. Broermann
Staff Engineer
cc: Laurence Lillig, Jr.
Steve Cash
John SOUth
G:\lJS~8I2OOtTac\0400s.0 1.IIf.wpcl
1700 South 10'. Street
Noblesvillc, In. 46060
lvww.c:o.hamilton.in.uli
Office (317) 773-7770
Fax (317) 776.9814
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WEIHE ENGIN
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CIVIL ENGINEERS, LAND SURVEYORS, LAND PLANNERS, LANDSCAPE ARCHITECTS
March 23,2001
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City of Carmel Community Services
A TIN: Ms. Kelli Hahn
One Civic Square
Carmel, Indiana 46032
RE: Woods @ Williams Creek Subdivision (Weihe #WOOI030)
Dear Kelli:
Enclosed are the "Proof of Publication" and Certified Mail Receipts for the above project.
Please add these items to your files pertaining to this job. Should you have any questions
or concerns please call the undersigned. "Green" cards will be forwarded to your office
as we receive them. Thank you.
Sincerely,
Dave Barnes
Weihe Engineers, Inc.
ALLAN H. WEIHE, P.E., L.S. - PRESIDENT
10505 NORTH COLLEGE AVENUE INDIANAPOLIS, INDIANA 46280 (317) 846-6611 (BOO) 452-6408 FAX: (317) 843-0546
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City of Carmel
C3 d- C:., yQ
Fire Department Headquarters
2 CIVIC SQUARE
CARMEL, INDIANA 46032
317/571.2600
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Dave Barnes
Weihe Engineers, Inc.
10505 N. College Ave.
Indianapolis, IN 46280
RE: Williams Creek Woods Subdivision
LETTER OF APPROVAL
The undersigned has reviewed the proposed plans for
Williams Creek Woods Subdivision
and has approved the plans subject to the following:
1. After further review of this project, our office has no other comments at this time.
2.
3.
4.
5.
6.
Please respond to the above noted condition(s) in writing and submit to our office prior to the
scheduled Technical Advisory Meeting for this project.
Date: March 5. 2001
By: Gary Hoyt, Fire Marshal
Carmel Fire Department
Fire Prevention Saves Lives and Property
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City of Carmel
Fire Department Headquarters r
2 CIVIC SQUARE
CARMEL, INDIANA 46032
317/571-2600
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Dave Barnes
Weihe Engineers, Inc.
10505 N. College Ave.
Indianapolis, IN 46280
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RE: Williams Creek Woods Subdivision
LETTER OF APPROVAL
The undersigned has reviewed the proposed plans for
Williams Creek Woods Subdivision
and has approved the plans subject to the following:
1. We are requesting a set of plans showing this project's water distribution system including fire
hydrant placement.
2. Does stub street at the western end of the property between lots 7 and 8 connect to an existing
street? If not a cul-de-sac would be requested to allow for emergency equipment turn around.
3.
4.
5.
6.
Date: September 7.2000
By: Gary Hoyt, Fire Marshal
Carmel Fire Department
Fire Prevention Saves Lives and Property
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Lillig, Laurence M
From:
Sent:
To:
Cc:
Subject:
Jay Alley [Jay@ctrwd.org]
Tuesday, March 20, 2001 9:55 AM
LLillig@cLcarmel.in.us
JKendall@cLcarmel.in.us; Candy Feltner; rlauritsen@slmaco.com
Re: Carmel/Clay Revised T AC Agenda - March 21, 2001 ,\
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NAN ~Ul'/rg~
20 2001
DocS
Hello Laurence:
Following are CTRWD comments on the agenda items in our service area for tomorrow's meeting. Please feel free to copy
and distribute this email and attach it to your meeting minutes.
Parkwood West ADLS
We have no comments relative to ADLS approval but there remain a number of issues to work out with the developer
regarding sanitary sewer service. A lift station is required to service this property; the force main must go under 1465 to tie
into gravity sewers to the north so a lengthy State approval process can be anticipated. Building permits should NOT be
issued without the District's connection permit.
Brookstone Park of Carmel, Section 2
The plans are being reviewed by the District's consulting engineers, Samuel L. Moore & Associates, and will be submitted
to IDEM for State permit approval when that review is completed. Building permits should NOT be issued without the
District's connection permit.
Pahud Residential Subdivision
We have no comments about the Primary Plat but the developer needs to contact the District to discuss how this parcel
will receive sanitary sewer service since no construction drawings have been provided for review by the District. Building
permits should NOT be issued without the District's connection permit.
East 96th Street Office Campus
The plans have been reviewed by the District's consulting engineers, Samuel L. Moore & Associates, and they have
requested additional revisions before the District can submit them to IDEM for State permit approval. The developer's
engineer has been advised of the plan deficiencies. Building permits should NOT be issued without the District's
connection permit.
Woods of Williams Creek subdivision (Primary Plat)
We have no comments about the Primary Plat but the developer needs to contact the District to discuss how this parcel
will receive sanitary sewer service since construction drawings have not been provided for review by the District. Building
permits should NOT be issued without the District's connection permit.
We are a member of the IUPPS underground locate network so call1-80Q-382-5544 before you dig! Please feel free to
contact me if you have questions or need additional information. Please check our NEW website for construction
specification and permit information and let us know if there is other information we can provide which would be useful.
Thanks!
Jay W. Alley, Utility Manager
Clay Township Regional Waste District
Hamilton County, IN, USA
http://www.ctrwd.org/
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FAX COVER SHEET
Address: 9371 Zionsvllle Road
Jnd1an_apol~ IN 46268
317-873-2410 .
Date: 5 :";1.. 0 ,OJ
Pages + Cover. I + (OtJc.1t..
To: ~III tilt }, ^-J
COmpany: 04.~('(I! L fA '-
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Fax: 317-733-3204
Phone:
Message: 1B.: ~ W~ ~ ~--
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Please call if transmission is unreadable. .
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. "Mar-20-2001 11 :25am From-
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Panhandle Eastem Pipe Line
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An Intemati0n81 Energy ComPfllly
P.O. Bot 38
Zion=vifJe IN 46077
TBf 317873 2410
March 20, 2001
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Mr. Dave Barnes
Weihe Engineers, Inc.
1 0505 North College Ave
Indianapolis, IN 46280
RE: Zionsville Main Lines
Tr. 30, 28L, 29L2, 32L3 - Pt. SE/4 Section 22- Tl8N-R3E
Hamihon County, Indiana
Proposed Williams Creek Woods Subdivision
Dear Mr. Barnes:
In response to your letter dated 3-2-01, panhandle Eastern Pipe Line Company has
reviewed the preliminary site development plan for the referenced subdivision.
We would request the following changes: any proposed street right-of-way including the
drainage and utility easement must be oUtside the pipeline easement parcel and the
pipeline easement parcel should be correctly shown on the plan by removing drainage
and utility easemem as indicated over the 4 high pressure natural gas transmission
pipelines.
The 200, 300, &. 400 pipelines are encased at Springmill Road. If SpriDgmill Road is
widened as shown on the drawing, pipeline alterations are very possible to accommodate
this improvement., including the sidewalk. More detailed plans must be reviewed with
our engineer to detennine if pipeline alterations are needed. At one time the 200 line
(yellow top line marker) had a farm tap located near Springmill Road. The tap bas been
bottled oft however. for safety reasons, this will need to be reviewed by the Engineer to
detennine what pipeline alterations would be required.
Please forward a corrected plan reflecting the changes requested by our company.
:~~ l Q4.----
Sr. RIW Representative
cc: Kelli Hahn - Carmel T AC~
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Panhandle Eastern Pipe Line
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An International Energy Company
P.O. Box 38
Zionsville IN 46077
TeJ-317 873 2410
March 20, 2001
Mr. Dave Barnes
Weihe Engineers, Inc.
10505 North College Ave
Indianapo lis, IN 46280
RE: Zionsville Main Lines
Tr. 30, 28L, 29L2, 32L3 - Pt. SE/4 Section 22-T18N-R3E
Hamilton County, Indiana
Proposed Williams Creek Woods Subdivision
Dear Mr. Barnes:
In response to your letter dated 3-2-01, Panhandle Eastern Pipe Line Company has
reviewed the preliminary site development plan for the referenced sulxlivision.
We would request the following changes: any proposed street right-of-way including the
drainage and utility easement must be outside the pipeline easement parcel and the
pipeline easement parcel should be correctly shown on the plan by removing drainage
and utility easement as indicated over the 4 high pressure natural gas transmission
pipelines.
The 200, 300, & 400 pipelines are encased at Springmill Road. If Springmill Road is
widened as shown on the drawing, pipeline alterations are very possible to accommodate
this improvement, including the sidewalk. More detailed plans must be reviewed with
our engineer to determine if pipeline alterations are needed. At one time the 200 line
(yellow top line marker) had a farm tap located near Springmill Road. The tap has been
bottled on: however, for safety reasons, this will need to be reviewed by the Engineer to
determine what pipeline alterations would be required.
Please forward a corrected plan reflecting the changes requested by our company.
S~~lQ~
Sharon J. Prater
Sr. R/W Representative
CMs-~
Panhandle Eastern Pipe Une
CC: Kelli Hahn - Carmel T AC
9371 Zionsville Road
Indianapolis, IN 46268
Tel: 317 733 3213
Fa'i: 3177g3 3204
CeIJular:317~ 9'9'3$5'
Pager: 800 336 7032 Pin# 404597
P.O. Box 38
Zionsville, IN 46077
Sharon J. Prater
E-Mail: spraler@cmsenergy.com Sr. Right-of-Way Representative
Operations and Engineering
An International Energy Company
03/15/2001 12:11
317-776-1101
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Fax;, 317-7i6-110i' ':
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1108 South 9tll Street · NoblesvilJe · I,N · 46060,',31'45'~: ..'::'
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Mafch 1~, 2001
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, Dear Mr ': Huston:
" i h~ve reviewed your primary plat and have the following comments:
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(II I believe this site co'Uld be better developed using the open space ordinance. The
large tlood'WaY and woo,~d areas could be better managed as a common area that
'provides open space and Visual appeal. Narrower lots would allow you to place
~ore lots 'alon~. the edge of the floodplainlfloodway.
,~ , The tWo lakes 'will generate significant spoil material that will likely be used to
th3.nge th~ exi~g topography and ruin what decent soil conditions are Present.
.A:depressed grqS m~dow in the place of the ponds could have the necessary:
, sfuxm ~t d~~ntion, save on cost of constroction and provide an amenity for the'
", sUrr.o~ding homes. .
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'.. Part 9fthe wooded area is depressiotlal and has a hydric soil type. The pre~ences
o~ wetl.-anc:ts should be investigated.
.'" I, Would recomDien4, that draiJ;J.age improvements be made to the sUlTOunding
county" roads. ' ", !, ' . ' ,
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,'S~oUl:d you hav:e <Iriestions~I'egarding.these comments, please give me a call.
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City of Carmel
DEPARTMENT OF ENGINEERING
March IS. 200 I
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Mr. Dave Barnes
Weihe Engineers, Inc.
10505 North College Avenue
Indianapolis, IN 46280
Dear Davc:
Wc havc rcvicwcd thc Primary Plat for thc Woods al Williams Creek. Thc projcct sitc is currcntly outsidc
of City of Cannel Corporatc Limits. Howcvcr. the sitc is contiguous 10 corporatclimits should thcrc bc an
intcrcst in anncxation. Thc currcnt corporatc limit is thc north right of mlY Iinc of 136'" Strcct fromthc
wcst boundary of the Ashbury Park Subdivision (wcst) to thc cast boundary of thc Parks at Springmill
Subdivision (cast).
Strects (including inlerior strccts and Springmill Road). Water, Sanitary Scwcr and Storm arc outside thc
jurisdiction of this oflice and Carmel Utilitics. Howcvcr. thc right of way dcdication indicatcd on 136111
Strcct would cxtcnd ollr corporate linc accordingly. Any impro\'clllcnts within the right of way of 136'"
Strcct would fallundcr the jurisdiction of this oflicc. This would include sidewalks/asphalt paths and any
improvcmcnts to 136'" Strcct.
If YOll have qucstions. pleasc call.
1J:dIL
Dick Hill, Assistant Dircctor
Dcpartmcnt of Enginccring
Enclosurc
cc: M. Kalc Wccse. Cily Enginccr
Laurcncc Lillig. Dcpartmcnt of Comnlllllity Scrviccs
John Duffy. Canncl Utilitics
S:"'PIW.1REVO] ,\\'DS\\'II.I.CRK
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2441
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tHE ENG.IN
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CIVIL ENGINEERS, LAND SURVEYORS, LAND PLANNERS, LANDSCAPE ARCHITECTS
March 15,2001
City of Carmel Community Services
A TTN: Ms. Kelli Hahn, Planning Administrator
One Civic Square
Carmel, Indiana 46032
(Fonnerlv know as Williams Creek Woods)
Dear Kelli:
Thank you for your reply to the submitted project. I have enclosed a primary plat with
revisions per your letter dated 3/7 for your review prior to T AC. As we have spoken of
earlier, the developers intend to fully work with your office and Me. Brewer's requests to
preserve the natural environment of this tract of ground as completely as possible.
Covenants are being written, with input from Mr. Brewer, concerning this issue and will
be forwarded to you when finished.
Other items which were mentioned in your letter have been placed on the revised plat
provided. It addition, comments from the Hamilton County Highway Department are
also noted on this primary plat.
A subdivision waiver of SCO 6.2.1 has been delivered to you along with filing fees,
Traffic Operations Analysis, etc. The Department of Natural Resources will receive
information for this project via electronic application submittal in the near future.
I will continue to update you on the progress of these and additional items concerning
this project as they take place. Please call should you have other comments or concerns.
Sincerely,
Dave Barnes
Weihe Engineers, Inc.
ALLAN H. WEIHE, P.E., L.S. - PRESIDENT
10505 NORTH COLLEGE AVENUE INDIANAPOLIS, INDIANA 46280 (317) 846-6611 (BOO) 452-6408 FAX: (317) 843-0546
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March 9, 200 I
__!o whom it max_conc~rn~
The subdivision submitted under the title of Williams Creek Woods has been
changed to:
The Woods At Williams Creek
This change was required by the Carmel Communications Department.
Please make note of this name change in future reference to this project.
Thank you.
Dave Barnes, Weihe Engineers, Ine.
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March 12, 2001 ~ ~
City of Carmel
Department of Community Services
A TTN: Ms. Kelli Hahn
One Civic Square
Carmel, Indiana 46032
RE: The Woods At Williams Creek (Formerly Williams Creek Woods)
Dear Kelli:
Enclosed are supporting documents for the above project to be included with your file.
Please add this information for this job. Thank you.
Sincerely,
Dave ames
Weihe Engineers, Inc.
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ALLAN H. WEIHE, P.E., L.S. - PRESIDENT
10505 NORTH COLLEGE AVENUE INDIANAPOLIS, INDIANA 46280 (317) 846-6611 (800) 452-6408 FAX: (317) 843-0546
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March 9, 2001
Carmel/Clay T AC members
To whom it may concern:
The subdivision submitted under the title of Williams Creek Woods has been
changed to:
The Woods At Williams Creek
This change was required by the Carmel Communications Department.
Please make note of this name change in future reference to this project.
Thank you.
Dave Barnes, Weihe Engineers, Inc.
ALLAN H. WEIHE, P.E., L.S. - PRESIDENT
10505 NORTH COLLEGE AVENUE INDIANAPOLIS, INDIANA 46280 (317) 846-6611 (BOO) 452-6408 FAX: (317) 843-0546
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Johnson, Sue E
To:
Subject:
Hahn, Kelli A
RE: Filing Fees
Will do. I'll keep a copy of this e-mail at the front desk. It helps when payment is made.
--Original Message--
From: Hahn, Kelli A
Sent: Friday, March 09, 2001 8:53 AM
To: Johnson, Sue E; Morrissey, Phyllis G
Subject: Filing Fees
These fees may be coming in soon:
Williams Creek Woods (32-01 PP)
PP--$3255.00
The should be filing a subdivision waiver soon also: 32-01 a SW--$630.00
Carrabba's Grill (33-01 ADLS)
ADLS--$749
Carrabba's Grill (V-30-01)
DSV--$630.00
Jim Nelson--844-0106
Meridian Mark One, Onex Sign (34-01 ADLS Amend)
ADLS Amend--$350.00
Doug Staley--637-4567
Could you please call Jim to tell him the fee and docket number for V-30-01 and Doug Staley to tell him the docket
number and fee for 34-01 ADLS Amend. I have notified the other people. Thanks, I hope this will help!
Kelli :)
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CITY OF CARMEL
Department of Community Services
One Civic Square
Carmel, IN 46032
(317) 571-2417
Fax: (317) 571-2426
To: btJ l/f.. BAI2NES
Fax: ?l'f~ - 05%
Phone:
Re:
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City of Carmel
ch 7, 2001
DEPARTMENT OF COMMUNITY SERVICES
David Barnes
Weihe Engineers, Inc.
10505 North College Ave.
Indianapolis, IN 46280
RE: Williams Creek Woods Subdivision Primary Plat
Dear David,
Thank you for meeting on Tuesday, March 6, regarding the Primary Plat for Williams
Creek Woods. I have reviewed the Primary Plat application. The following comments
need to be addressed and plans updated accordingly.
Application Comments:
. The filing fees for the petition are as follows:
--Primary Plat application: $3255.00
. The Department of Communications indicated that the name of the subdivision would
be changing. Please adjust all plans to indicate the correct name.
. Please submit a copy of the proposed covenants and restrictions.
. Although a statement of compliance with the Comprehensive Plan was submitted, the
Comprehensive Plan also indicates "in the platting process of residential areas, the
City shall require the preservation of unique landscapes and shall encourage the
maximization of public access to features such as hillsides, woodland stands,
wetlands and natural drainageways" (Residential Community Policy 1.1.3).
. The lots proposed within the floodplain are still of concern to the Department. The
Department would prefer that more sensitivity be shown to the natural features of the
site. If that is not an option, please include protective language in the covenants to
indicate preservation of environmentally sensitive areas. The S-I district (ZO 5.0)
states "the purpose of this district to provide for a development process that allows for
more efficient use of the land through the introduction of open space and
conservation lands within subdivisions" and "it is the intention of this district to
protect remaining significant natural features within this district."
. Correspondence from the Hamilton County Highway Department (dated March 7,
2001) indicates several comments. Please respond to these comments.
Plan Requirements:
. On the plat, please include the names, addresses, and telephone numbers of the
owner, subdivider and Registered Land Surveyor who prepared the plat.
. Please include the proposed street names on the plat.
. Please show and label all easements on the plat.
. Show and label all water mains, hydrants, and other appurtenances.
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
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. On the plat, please include a legend and notes and a summary of the number of lots,
total acreage within the subdivision and zoning classification.
. Correspondence from CarmeVClay Parks & Recreation (dated February 28,2001)
indicates that the paths along 141 st Street, Springmill Road and 136th Street be
widened to 10 feet. Please make this correction.
. Please show and label all monuments and markers on the plat.
. Please label building setback lines.
. Please provide an area location map displaying all the information required in SCO
5.3.1. .
. Please submit an erosion control plan as described in SCO 5.3.9.
. When complete, please submit the Traffic Operations Analysis detailed in
correspondence from Steve Fehribach (dated February 13, 2001).
. Please forward plans to the Indiana Department of Natural Resources for review and
comment in accordance with ZO 22.8(A).
Variance and Waiver Requirements:
. Please submit an application for Subdivision Waiver ofSCO 6.2.1.
. At this point, no variances are required for this petition.
Please reply to these comments in writing and by amended plans. Once our office has
received revised plans, further comments will be forthcoming. If you have questions
regarding these comments please contact me at (317) 571-2417.
Thank you for your time and consideration.
Sincerely,
Kelli Hahn, Planning Administrator
CC: Scott Brewer, DOCS
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City of Carmel
DEPARTMENT OF COMMUNITY SERVICES
March 6,2001
David Barnes
Weihe Engineers, Inc
10505 North College Ave.
Indianapolis, IN 46280
RE: Williams Creek Woods Subdivision Primary Plat
Dear David:
Thank you for participating in our meeting today to discuss the development of
"Williams Creek Woods" subdivision. I believe that the principals (David Morton, Ralph
Akard, and Jerry Huston) have a better idea of this department's concerns for this
property .
I have included with this letter a packet of information to help with the additions and
changes to be made in the design. The information covers Best Management Practices
for the planning and construction of development of riparian corridors, examples of
covenants to preserve trees and natural buffers, and a list of native shade tree species that
would be appropriate for planting along the edges of street right-of-ways.
As the Urban Forester for the City of Carmel, I believe it would be best for the
community and the subdivision to preserve the floodway and surrounding woodlands as a
buffer. Perhaps the most expedient way to do that is to preserve the entire area as a
common area. If that is not possible, please address the department's concerns by
providing for conservation easements restricting use and construction in the
environmentally sensitive areas.
Please keep me informed as to the progress with corresponding agencies involved with
building in waterways and flood plains. If you have any questions, please contact me by
phone at (317) 571-2417, the Department of Community Services.
Ss ~~<<f?1
Scott Brewer, Urban Forester
CC: Kelli Hahn, DOCS
John South, HCSWCD
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
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What specific planning tools or techniques can be used to protect the
watercourses?
Planninq Tools:
Zoning & Subdivision Regulations
. primary tool for implementing plans
. regulate:
. land use designations (residential, commercial, industrial, agriculture)
. size, density of buildings, setbacks, street widths, etc.
. identify restricted or protected districts (floodplain, floodway, wellfield)
Density Transfers, Credits & Bonuses
. allows developers to transfer densities from ohe part of the site to another
thereby concentrating the development but not necessarily increase the
overall density
. effective to minimize development in floodplain areas
Planned Unit Development (PUD)
. permits a mixture of housing types and land uses; flexibility in building
configuration and location; open space and preservation of natural features
. unbuildable parts of the site (wetlands, steep slopes, floodway) may be
excluded from open space requirements
Open Space Requirements
. all subdivision ordinances contain a minimum requirements for common open
space (in addition to requirements for yards and buffers)
. variety of methods to calculate requirement: based on projected population, a
percentage of total development acreage, or the number of dwelling units
. drainage and floodplain regulations may provide additional (required) open
space
LOCAL WATER PROTECTION EFFORTS
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Greenways & Buffers
. effective tool to link subdivision requirements with recreational and floodplain
management goals
. dedication of a conservation easement along watercourses
. a substantial dedication could count toward the developers open space
requirements
Compost
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Fence
FIGURE 26: THE THREE-ZONE URBAN STREAM BUFFER SYSTEM
Stream
C====J MIDDLE ZONE c:::==;) (;::J OlITER ZONE c:J
CHARACTERISTICS STREAMSIDE'ZONE';',;:", ':, " ~ MIDDLE ZONE";',:t I , ;~:. ';~:OiirER ZONE\":/:~i
Protect the physical integrity Provide distance between Prevent encroachment
FUNCTION upland development
of the stream ecosystem and streamside zone and tilter backyard runoff
Min. 25 feet, plus 50 to 100 feet, depending 25 foot minimum
wlorn wetlands and critical habitats on stream order, slope, setback to structures
and 100 year floodplain
VEGETATIVE Undisturbed mature forest. Managed forest, Forest encouraged,
TARGET Reforest jf grass some clearing allowable but usually lurfgrass
Vet)' Restricted Restricted Unrestricted e.g., residential
AlLOWABLE e.g., nood control, utility e.g.. some recreational uses, uses Including lawn, garden,
USES right of ways, footpaths, etc. some stonnwater BMPs, bike compost, yard wastes,
paths, tree removal bv permit most stormwater BMPs
Three lateral zones comprise the foundation of an effective urban stream buJftr zone. The width, function, management
and vegetative target vary by zone.
Schueler, Thomas. Site PlanninQ for Urban Stream Protection. Center for Watershed Protection 1995
LOCAL WATER PROTECTION EFFORTS
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Overlay Districts
. special zone that superimposes additional development controls onto the
existing zoning requirements
. used to provide protection of floodplains, wetlands, woodlands, steep slopes,
etc.
Performance Zoning
. offers developers flexibility in subdivision design and maximizes the
development potential of the site without compromising the site's natural
features
. replaces conventional zoning districts with standards that are based on the
impact any given land use will have on the environment and its surroundings
. relates intensity of development on the basis of ratios (open space,
impervious surface, density and floor area) rather than relying on lot size,
setbacks, housing type regulations
Transfer Development Rights (TOR)
. used to shift development from an area determined to be in need of
protection (sending area) toward more desirable locations (receiving area)
. used to protect farmland, historic neighborhoods, floodplains, wetlands, etc.
. require high level of cooperation from neighboring property owners of the
receiving sites
Low-density (Large-lot) Zoning
. effective to minimize impervious surfaces
. over-reliance can be detrimental in the long run because it encourages
inefficient sprawling development which can have a greater negative
environmental impact than higher density developments
. since land typically held in private ownership therefore reduces opportunities
for the public to access natural areas and watercourses
LOCAL WATER PROTECTION EFFORTS
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Cluster Development (Open Space Zoning)
. most often associated with preservation of farmland and woodlands
. reduced cost of housing since less land to clear/prepare, shorter distances for
infrastructure, roads, etc.
. remaining open space is permanently protected by a conservation easement
and becomes public or private property
Figure 3-3. Conventional and Cluster Development Scenarios
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CONVENTIONAL PLAN A
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CONVENTIONAL PLAN B
Conventional Plan A: All land on site is subdivided into lots: some lots partially or entirely in
floodplain; some homesites in floodplain.
Convenllonal Plan B: All land on site is subdivided into lots; some lots partially in floodplain;
homesites restricted to natural high ground; setbacks and sideyard restrictions modified to
accommodate structures out of floodplain.
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CLUSTER PLAN
Cluster Plan: All floodplain lands and
other sensitive lands kept as open
space: net density remains eQual to
conventional plans; lot sizes reduced to
protect natural reatures; all homesites
are on natural high ground.
Note: These scenarios also lrelp illustrate tile de~iglllrierClrclry presented ill GrapIer 4.
Morris, Marya. Subdivision Desiqn in Flood Hazard Areas. American Planning Association. 1997
LOCAL WATER PROTECTION EFFORTS
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Best Manaqement Practices (BMP):
Impervious Surfaces & Landscaping
. impervious surfaces (rooftops, sidewalks, driveways, roads) add to the
volume and velocity of water runoff, also add pollutants (oil leaked from cars)
to surface and groundwater
. development, especially in floodplains, should be required to retain as much
vegetation and natural groundcover as possible
. parking lots can be configured to minimize the amount of impervious surface
including options for porous materials (gravel, permeable brick, turf/brick
combinations, etc.)
. conventional standard for subdivision street widths, length and individual
driveways are much larger than they probably need to be (shared drives, cul-
de-sac donuts, etc.)
Detention & Retention Basins
. when properly sized and designed provide amenity to development, habitat
for wildlife and minimize velocity and volume of stormwater runoff
. used to hoki-stormwater for approximately 24~hol,Jla following a storm then
gradually release the water it into a wetland or watercourse
Natural Depression Areas
. natural depressions collect stormwater runoff and delay its release to streams
or groundwater
. site grading in preparation for development often removes these depressions
and can significantly affect rate and volume of stormwater leaving the site
Swales
. linear, grass-lined depression or a wide, shallow ditch can temporarily store,
route and filter stormwater runoff
. good alternative to curbs and gutters in low-density developments
Riparian _Buffers
. forested or vegetated areas adjacent to water bodies designed to stabilize
banks, limit erosion, reduce runoff volume, preserve wildlife habitats and
create open space and recreational areas
. appropriate width of a buffer depends on site conditions (slope, vegetation,
etc.) and the stormwater flow from adjacent properties
. local government may purchase the land or require the developer to protect it
using conservation easement, density transfer, performance zoning, etc.
LOCAL WATER PROTECTION EFFORTS
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Building Setbacks & Configuration
. protects watercourse from erosion and water-quality degradation due to
runoff caused by development
. may be based on a standard distance (120' from stream centerline) or
specific conditions of each site (outside 100 year floodplain)
. development allowed inside flood hazard areas should be positioned parallel
to the flow of water to minimize flood damage
Infiltration Devices (Trenches)
. designed to reduce flow and divert stormwater runoff from roofs, downspouts
and driveways into a gravel trench which slowly releases stormwater
. reduce the velocity and volume of water in streams, preserve natural
vegetation and ground cover, may limit development costs by reducing the
size of stormwater utility
Figure 4-2, SwalefTrench Design
Top View
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Stonnwater nmolf from low-density residential development can be managed through the use of grassy
swales and infiltration trenches. Swales are linear. grass-lined depressions (with a slope no greater tlran
5 percent) that collect stonnttJCIter. filter polllltants. and direct it towards trenches. Trenches help to
'recharge groundwater, slow peak fluws of stormwat~, and r~duce streambank erosion.
Morris, Marya. Subdivision DesiQn in Flood Hazard Areas. American Planning Association. 1997
LOCAL WATER PROTECTION EFFORTS
C,16
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P A S(r"emo AUGUST2000
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Urban Slream \:::..;, JI ~ r# ~=.J th on each side of the stream, according to a national survey
B ff A hel I \. .~-, ~ <:;S /..~' 36 local buffer programs, with an average of 100 feet. Most
U er rc I ec ure. "" ./ :." isdictions arrive at their buffer width requirement by
" _ .(1 >./ adopting other state and local criteria, from local experience,
,'."~'r-ilT'~\'\' \,.>:/ and/or through political compromise during the buffer adoption
", . " process. Most communities require that the buffer include all
Headwater streams make up as much as 75 percent of the land within the 100-year floodplain. Others may extend the
total stream and river mileage in the contiguous United buffer to pick up adjacent wetlands, steep slopes, or critical
States. These critical headwater streams are often severely habitat areas. In general, a minimum base width of at least 100
degraded by urbanization. Asa consequence, many feet is recommended to provide adequate stream protection. In
communities have adopted scream buffer requirements as part of most,regions of the country, this requirement translates to a
an overall urban watershed protection strategy. buffer that is perhaps three to five mature trees wide on each
In the past, buffer requirements have been relatively side of the channel.
simplistic-the "design" of a stream buffer often consisted of
just drawing a line of uniform width on a site plan. Buffers
designed this way often are invisible to contractors, property
owners, and even local governments. As a result, many stream
buffers fail to perform their intended function and are subject to
disturbance and encroachment.
In addition, while communities frequently cite pollutant
removal as the key benefit when justifying the establishment of
stream buffers in urbanizing areas, the ability of buffers to
remove pollutants in urban stormwater is fairly limited. Much
of the pollutant removal by rural and agricultural buffers
appears to be due to relatively slow transport of pollutants across
the buffer or under it in shallow groundwater. This relatively
slow movement promotes greater pollutant removal by soils,
roots, and microbes.
These conditions are rarely encountered in urban watersheds,
where rainfall is rapidly converted into concentrated flow. Once
flow concentrates, it forms a channel that effectively short-
circuits the buffer. In urban areas, stormwater flows quickly
concentrate within a short distance. Consequently, as much as
90 percent of the surface runoff generated in an urban
watershed will become concentrated before it reaches the buffer,
and ultimately will cross it in an open channel or an enclosed
storm drain pipe. As a result, some kind of structural best
management practice (BMP) is often needed in addition to the
buffer to remove pollutants from runoff before it enters the
stream.
The ability of a particular buffer to actually realize its many
benefits depends to a large extent on how well the buffer is
planned or designed. This PAS Memo presents a scheme for
stream buffer design, drawn from field research and local
experience across the country. The suggested urban stream
buffer design is based on 10 practical performance criteria that
govern how a buffer will be sized, delineated, managed, and
crossed, and how it will handle stormwater. In addition, the
buffer design contains several provisions to respect the property
rights of adjacent landowners.
By Tom Schueler
Minimum Total BuHer Width
Most local buffer criteria are composed of a single requirement,
that the buffer be a fixed and uniform width from the stream
channel. Urban stream buffers range from 20 to 200 feet in
AMERICAN
PLANNING
ASSOCIATION
Figure ,1: Crossing the Stream Buffer
a InvetI all open and endosed
chonnel at .treom bee! and
stabilized
b no more than one raaclway
crossing per subdivision
c reduced road righklf-way in
buffer zone, utilities under
pavement
d perpendicular crolllng resulb
In leu buffer cleaning than an
oblique angle
e utfUty erouing. narrow as
maintenance GJlows
f avoId crolllng .!reom with
mainline sewer
g examine the .!ream. Ia ovoid
croaHon of A.h barrien
h colv"" capaclly Ia handle
ulHmote 1 Oo."oor peak
discharge. at full buildout
I bollamlell culvert allows
up.lnlam f1ah pallOge
10Wllt one culvert below
stream Invert to ensure water
. during fow.fIow period.
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Three-Zone BuHer System
Effective urban stream buffers divide the total buffer width into
three zones: streamside, middle core, and outer zone. Each zone
performs a different function and has a different width,
vegetative target, and management scheme.
The streamside zone protects the physical and ecological
integrity of the stream ecosystem. The vegetative target is
mature riparian forest that can provide shade, leaf litter, woody
debris, and erosion protection to the stream. The minimum
width is 25 feet from each stream bank-about the distance of
one or cwo mature trees from the st~eambank. Land use is
highly restricted, limited to stormwater channels, footpaths, and
a few utility or roadway crossings.
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The middle core zone extends from the outward b~undary of
the streamside zone and varies in width depending on stream
order, the extent of the 1 DO-year floodplain, any adjacent steep
slopes, and protected wetland areas. Its functions are to protect
key stream components and provide further distance between
upland development and the stream. The vegetative target for
this zone is also mature forest, but some clearing may be
allowed for stormwater management, access, and recreational .
uses. A wider range of activities and uses are allowed within this
zone, such as bike paths and stormwater BMPs. The minimum
width of the middle core is about 50 feet, but it is often
expanded based on stream order, slope, or the presence of
critical habitats (see Buffer Expansion and Contraction).
The outer zone is the buffer's buffer, an additional 25-foot
setback from the outward edge of the middle core zone to the
nearest permanent structUre. In many instances, this zone is .
within a residential backyard. The vegetative target for the outer
zone is usually turf or lawn, although the property owner is
encouraged to plant trees and shrubs. Few uses are restricted in
this zone. Gardening, compost piles, yard wastes, and other .
common residential activities are promoted within the zone.
The only major restrictions are no septic systems and no new
permanent structures.
Preclevelopment Vegetative Target
The ultimate vegetative target for the streamside and middle
zones of most urban stream buffers should be the plant
community present before development, which is usually
matute forest. Notable exceptions include the prairie streams of
the Midwest and arroyos of the arid West that may have a grass
or shrub cover.
A vegetative target has several management implications.
First, if the streamside zone does not currently meet its
vegetative target, it should be managed to ultimately achieve it.
For example, a grassy area should be allowed to grow into a
forest over time. In some cases, active reforestation may be
necessary to speed up succession. Second, a vegetative target
implies the buffer will contain mostly native species adapted to
the floodplain. Non-native or invasive tree, shrub, and vine
species should be avoided and removal of exotic shrubs and
vines, like multiflot:a rose or honeysuckle, should be
encouraged.
BuHer Expansion and Contraction
Many communitieS require that the minimum buffer width be
expanded under certain conditions. Thus, while the streamside
and outer zones of the buffer are fiXed, the width of the middle
zone may expand to include the entire 100-year floodplain; all
undevelopable steep slopes (greater than 25 percent); steep
slopes from five to 25 percent slope (adding four additional feet
dfbuffer for every one percent increment of slope above 5
percent); and adjacent delineated wetlands or critical habitats.
The middle zone can also expand to protect streams of
higher order or quality. For example, the middle zone may
increase from 75 feet for first- and second-order streams to 100
Tom Schueler is executive director and founder of the Center for
Watershed Protection. He is responsible for development, research,
technical support, and educational tra~ning and is the editor and
major author of the centers quarterly technical journal Watershed
Protection Techniques. This article is a condensed excerpt from
Site Planning for Urban Stream Protection.
2
o
feet for third- and fourth-order streams, and as much as 125 feet
for fifth- or higher order streams and rivers. The buffer width
can also be contracted in some circumstances, to accommodate
unusual or historical development patterns, shallow lots, stream
crossings, or stormwater ponds (see Buffer Flexibility).
BuHer Denneation
Three key decisions must be made when delineating the buffer
boundaries: the mapping scale at which the streams will be
defined, the place where the stream begins and the buffer ends,
and the point from which the inner edge of the buffer should be
measured.
Table 1. Example of the Use
of Density Credits
(to compensate developers lor
excessive land consumption
by buffers)
Mapping sca./e. The
traditional mapping scale used
to defme stream networks are
the U.S. Geological Survey
7.5 minute quadrangle maps
(1 inch = 1,000 feet), which
denote streams with blue
lines. It should be kept in
mind that these blue lines are
only a first approximation for
delineating streams. This scale
does not always fully reveal all
first-order perennial streams
or intermittent channels in
the landscape, or precisely
mark the transition between
the two. Consequently, the
actual location of the stream
channel should be confirmed
in the field.
Percentage of site
lost to buffers
Densily*
credit
1 to 10%
11 to 20%
21 to 30%
31 to 40%
41 to 50%
51 to 60%**
61 to 70%**
71 to 80%**
81 to 90%**
91 to 99%**
1.0
1.1
1.2
1.3
1.4
1.5
1.6
1.7
1.8
1.9
Adapted fram Burns. 1992.
-Additional d~linl unitS allowed. over base density (1,0)
"'Credit may be Ulln.fe:rrcd to a cfj~renr paral
Stream origin. The origin of a first-order stream is always a
matter of contention. As a practical rule, it can be defined as the
point where an intermittent stream forms a distinc:t channel,
indicated by the presence of an unvegetated streambed and high
water marks. Other regions define the stream origin as the
upper limit of running water during the :wettest season of the
year. Identification problems have frequently been reporred
where the stream network has been extensively modified by
prior agricultural drainage practices.
Buffer measurement. The inner edge of the buffer can be
defined from the centerline of small first- or second-order
streams. The accuracy of this method is questionable in higher
order streams with wider channels. Thus, for third and higher
order streams, the inner edge of the buffer is measured from the
top of each streambank.
BuHer Crossings .
Two major goals of a stream buffer network are to maintain an
unbroken corridor of riparian forest and the upstream and
downstream passage of fish in the stream channel. It is not
always possible to meet both goals everywhere along the stream
buffer network. Some provision must be made for linear forms
of development that must cross the stream or the buffer, such as
roads, bridges, fairways, underground utilities, enclosed storm
drains, or outfall channels.
However, it is possible to minimize the impact to the
continuity of the buffer network and fish passage (see Figure 1).
Performance criteria should specifically describe the conditions
under which the stream or its buffers can be crossed. Some
performance criteria could include:
,-
\ .i
o
. Crossing width: define a minimum width for maintenance
access.
. Cro;sing angle: direct right angles are preferred, because they
require less buffer clearing than oblique crossing angles.
. Crossing frequency: allow only one road crossing within each
subdivision, and permit no. more than one fairway crossing
for every 1,000 feet of buffer.. .
. Crossing elevation: have all direct outfall channels (the places
where effluent is discharged into receiving waters) discharge
at the invert elevation,. or the lowest point of the stream
channel. .
Underground utility and pipe crossings should be located at
least three feet below the stream invert elevation, so that future
channel erosion does not expose them, creating unintentional
fish barriers. All roadway crossings and culverts should be
capable of passing the ultimate 100-year flood event. Bridges
should be used in lieu of culverts when crossings require a 72
inch qr greater diameter pipe. The use of corrugated metal pipe
for small stream crossirigs should be avoided, as these often tend
to create fish barriers. The use of slab, arch, or box culverts are
much better alternatives. Where possible, the culvert should be
"bottomless" (Le., the natural channel bottom should not be
hardened or otherwise encased), to ensure passage of water
during dry weather periods.
Stormwater Runoff
Buffers can be an important component of a stormwater
treatment system. They cannot, however, treat all the
stormwater runoff generated within a watershed (generally, a
buffer system can only treat runoff from less than 10 percent of
the contributing watershed to the stream). Therefore, some kind
of structural BMP must be installed to treat the stormwater
runoff from the remaining 90 percent of the watershed. Often
the most desirable location for BMPs is within or adjacent to
the stream buffer.
Using buffers fOr stormwater treatment. The outer and middle
zone of the stream buffer may be used as a grass/forest filter strip
under limited circumstances. For example, the buffer cannot treat
more than 75 feet of overland flow from impervious areas and 150
feet from pervious areas, such as backyards or rooftops. The
designer should compute the maximum runoff velocity for both the
six-month and two-year storms from each overland flow path,
based on the slope, soil, and vegetative cover. If the calculations
indicate that velocities will be erosive under either condition
(greater than three feet per second (fps) for a six-month storm, five
fps for a two-year storm), the allowable length of contributing flow
should be reduced.
When the buffer receives flow directly from an impervious
area, the designer should include curb cuts or spacers so that
runoff can spread evenly over the filter strip. The filter strip
should be located three to six inches below the pavement surface
to prevent sediment deposits from blocking inflow to the filter
strip. A narrow stone layer at the pavement edge often works
well. The stream buffer can be accepted as a stormwater filtering
system if basic maintenance can be assured, such as routine
mowing of the grass futer and annual removal of accumulated
sediments at the edge of the impervious areas and the grass
filter. The existence of an enforceable maintenance agreement
that allows for public maintenance inspection is also helpful.
Location of stormwater ponds and wetlands within buffer. A
particularly difficult management issue involves locating
o
. stormwater ponds and wetlands in relation to the buffer. Should
they be located inside or outside of the buffer? And if they are
allowed within the buffer, where exactly should they be placed?
Several arguments can be made for locating ponds and
wetlands within the buffer or on the stream itself. Constructing
ponds on or near the stream allows the greatest possible
drainage area to be treated at one topographic point. Also,
ponds and wetlands require the dry weather flow of a stream to
maintain water levels and prevent nuisance conditions. Lastly,
ponds and wetlands add a greater diversity of habitat types and
structure and can add to the total buffer width in some cases.
On the other hand, placing a pond or wetland in the buffer can
create environmental problems, including localized cleari.ng of
trees, sacrifice of stream channels above the BMP, creation of a
fish migration barrier, modification of existing wetlands, and
stream warming.
Locating ponds and wetlands in buffers will always be a
balancing act. Given the effectiveness of stormwater ponds and
wetlands in removing pollutants, one should not completely
prohibit their use within the buffer. When choosing pond and
wetland sites, employ performance criteria that will restrict the
use of ponds or wetlands, such as defining a maximum size (e.g.
100 acres), placing them only within the first 500 feet of a
stream channel, cle~ing the streamside. buffer zone only for the
pond or wetland's outflow channel (if the pond is discharging
from the middle zone into the stream), putting them within the
middle or outer zone of the buffer, or using ponds only to
manage stormwater quantity within the buffer.
Plan Review and Construction
The limits and uses of stream buffer systems should be well
defined during each stage of the development process, from
initial plan review through construction. The following steps are
helpful during the planning stage:
. Require that the buffer be delineated on preliminary and
final concept plans;
. Verify the stream delineation in the field;
. Check that buffer expansions are computed and mapped
properly;
. Check suitability of use of buffer for stormwater treatment;
. Ensure other BMPs are properly integrated in the buffer; and
. Examine any buffer crossings for problems.
Stream buffers are vulnerable to disturbance during
construction. Steps to prevent encroachment include:
. marking buffer limits on all plans used during construction;
. conducting a preconstruction stakeout of buffers to define
limit of disturbance;
. marking the limit of disturbance with silt or snow fence
barriers and signs to prevent the entry of construction
equipment and stockpiling; and
. familiarizing contractors with the limit of disturbance during
a preconstruction walk-through.
Buffer Education and Enforcement
Protecting the future integrity of the buffer system requires a
strong education and enforcement program. This can be
supported by encouraging greater buffer awareness and
stewardship among adjacent residents and the community.
Several simple steps can accomplish this:
3
o
Burns, D. 1992. EnvironmmtaJ Protection, and Resource ConstrVation
Pi4n. City ofLacey, Wash.
Desbonnet, A., P.,Pogue, V. Lee, and N. Wolff. 1994. Vegetated
Buffirs in the Coastal Zone: A S~mmary Rtview aru/ Bibliography.
Coastal Resources Center. University ofR,hode Island.
Hcraty. M. 1993. Riparian Buffir Programs: A GuUk to DtvtWpingaru/
Implementing a Riparian Buffir Program as an Urban Stormwater Bm
Managmzmt Praaia. Metropolitan Washington Council of '
Governments. U.S. EPA Office ofOccans, Wedands and
Watersheds.
Leopold et aI.. 1964. Fluvial Processes in GeomorpholoD' W.H.
Freeman. San Francisco.
Model Buffir Ordinanct. Available at www.cwp.orgl
Model%200rdinanccs/buffcr_modeLordinancc.hrm
Schueler, Tom. 1995 "The importance of imperviousness."
Watnshed Protection Techniquts. Vol. 1, No.3.
. Sire Pi4nning ftr Urban Strtam Protection. Center
for Watershed Protection. Silver Spring, Maryland.
. 1994. Tht Strtam Protection Approach. Center for
Watershed Protection. Terrene Institute, Washington, D.C.
. Mark the buffer boundaries with permanent signs that
describe allowable uses;
. Educate buffer owners about the benefits and uses of the
buffer with pamphlets. streamwalks; and meetings with
homeowners associations; ,
. Ensure that new owners are fully informed about buffer
limits/uses when property is sold or transferred;
. Engage residents in a stewardship program that includes
reforestation and backyard "buffetscaping" programs;
. Conduct annual bufferwalks to check on encroachment.
Most encroachment problems reflect ignorance rather than
contempt for the buffer system. Awareness and education
measures can increase buffer recognitioh within the community.
Not all residents, however. will respond to this effort. A limited
enforcement program may be necessary. This usually involves
, correction notices and site visits, with civil fines used as a last
resort if compliance is not forthcoming. Some buffer ordinances
allow the full cost of buffer restoration to be charged as a
property lien. A fair and full appeals process should accompany
any enforcement action.
BuBer Flexibility
In most regions of the country, a IOO-foot buffer will take about
five percent of the total land area in any given watershed out of
production. While this constitutes a relatively modest land
reserve at the watershed scale, it can be a significant hardship for
a landoWner whose property is adjacent to a stream. Many
communities are legitimately concerned that stream buffer
requirements could represent an uncompensated taking of
private property. These ooncerns can be reduced if a community
incorporates several simple measures to ensure fairness and
flexibility when administering its buffet' program.
Buffer ordinances that retain property in private ownership
generally are considered by the coUrtS to avoid the takings issue,
as buffers provide compelling public safety. welfare. and
environmental benefits to the co'mmunity that justify partial
restrictions on land use. Most buffer programs meet the "rough
4
o
proportionality" test advanced by the U.S. Supreme Court.
Indeed. stream buffers are generally perc~ived to have either a
neutral or positive impact On adjacent property value. The key
point is that the buffer reservation cannot take away all
economically beneficial use of the property. Buffer averaging,
density compensation. conservation easements, and variances
can help protect property owners from this negative impact.
Buffir averaging. Here a community provides some
flexibility in the buffer width, permitting the buffer to become
narrower at some points along the stream as long as the average
width meets the minimum requirement. In general, allowing
the buffer to be narrower in places is permitted sparingly, to
ensure that the streamside zone is not disturbed and that no
new strUctures are allowed within the IOO-year floodplain (if
this is a greater distance than the buffer width).
Density compensation. This scheme grants a developer credit
, for additional density elsewhere on the site to compensate for
developable land lost to the buffer. Developable land is defined
as the buffer area remaining after the 1 DO-year floodplain,
wedand. and steep slope areas have been subtracted. Credits are
granted when more than five percent of developable land is
consumed, using the approach shown in Table 1. The density
credit is accommodated by allowing greater flexibility in
setbacks, frontage distances. or minimum lot sizes. Cluster
development also allows the developer to recover lots that are
taken out of production due to buffers and other requirements.
Conservation easements. Landowners should be afforded the
option of protecting lands within the buffer with a perpetual
conservation easement. The easement puts conditions on the
use of the buffer and can be donated to a land trUSt as a
charitable contribution, reducing an owner's income tax
burden. Alternately, the conservation easement can be donated
to a local government in exchange for a reduction or
elimination of property tax on the parcel.
Variances. The buffer ordinance should have provisions that
enable an existing property owner to be granted a variance, if
the owner can demonstrate severe economic hardship or unique
circumstances make it impossible to meet some or all buffer
requirements. The owner should also have access to an appeals
process should the request for a variance be denied.
Conclusion
Urban stream buffers are an integral element of any local stream
protection program. By adopting some of these rather simple
performance criteria, communities can make their stream
buffers more than just a line on a map. Better design and
planning also ensure that communities realize the full
environmental and social benefits of stream buffers.
................................
The PAS MmlO is a monthly publication for subscribers to the Planning Advisory Service,
a subscription research service of the Amcrican Planning Association: Frank S. So.
Executive Director; W'tlliam R. Klein, Director of Research.
The PAS M.mtJ is produced by AJA staff in Chicago. Research and writing by Research
Department staff: Marya Morris and Megan Lewis, Edirors. Production by Publicatiolll
Department Slalf: Cynthia Cheski, Assistant Editor; Lisa Barton, Design A"sociarc.
Copyright C2000 by American Planning Association, 122 S. Michigan Ave., Suite 1600,
Chicago, IL 60603; e-mail: pasmemo@planning.org. The American Planning Association
also has offices at 1776 Massachusetts Ave., N.W., Washington, DC 20036;
www.planning.org
All rightll reserved. No part of this publication may be reproduced or utilized in any form
or by any means, elc:c:uonic or mechanical, including photocopying, recording, or by any
infonnation Slorage and retrieval system, without permission in writing from the
American Planning A"sociation.
Printed on recycled paper, including 50-70% recycled fiber
and 1 0% postconsumer waste.
*
Green Subdivision Lots Put Green In Developers' Pockets
An undeveloped residential lot that is covered with grass can produce a larger profit for the developer than a more typical bare-soil lot.
Which Walden Oaks Do You Prefer?
Buyers perceive grass covered lots to be
more desirable than lots with bare soil.
Buyers are prepared to pay more for lots
with vegetative cover. In this study,
homebuyers perceived grassed lots to be
worth $750 more than comparable bare lots.
The difference in value between 'green'
grassed and 'brown' bare lots, compared
to the cost of applying seed and mulch,
provides a measure of the net economic
benefit to the developer.
Average Prices for Green and Brown Lots
Error Bars Represent One Standard Deviation
21000
20800
20600
,....., 20400
&<7
';;' 20200
::I
~ 20000
.:s 19800
19600
19400
19200
19000
Difference in Cost
Value Difference Percent Difference
Gross Net Gross Net
Realtors: $717 $417 3.6% 1.8%
Developers: $250 -$50 1.2% -.3%
Homebuyers: $750 $450 3.9% 2.3%
Overall: . $628 $328 3.1% 1.6%
(The net difference includes $300 per lot seeding costs)
,
'-J
o
What do the results mean?
. Developers think that there is only a very small increase in
the value of a lot from seeding, but homebuyers put a high
premium on vegetated lots.
. If a developer invests $300 to vegetate a lot, and sells the
lot based on the homebuyer's estimate of its increased
value, the developer's return is $750, a profit of $450.
A 150% return on the initial investment!
o
. If a developer sells 100 lots with the vegetation
investment and sells the lots at a $450 net increase for
each lot, the total net increase for all lots said is $45,000
. Developers should use vegetative cover for economic
reasons. It also provides added benefit in erosion control
for environmental" protection.
Green Subdivision Lots Reduce Environmental Impacts
This study evaluated whether there are economic
advantages for developers who use vegetative cover.
If an economic advantage can be established, then
developers should use erosion control on the basis
of a profit motive. However, vegetative cover is also
an important aspect of erosion control, that is
required by regulations in most areas.
,~,
Construction Area Protected
by Grass Growth and Mulch
'''--- ~
Environmental Impacts
Nonpoint source pollution is the principle cause of surface
water quality degradation in the United States. Construction
sites are a major source of nonpoint source pollution
because as land is exposed and disturbed, soil erosion rates
are dramatically increased. Much of the displaced sediment
eventually reaches waterways where sedimentation can alter
the physical and biological characteristics of streams, rivers,
lakes and reservoirs. Because of these effects, local, state,
and federal regulations requiring erosion and sediment
control for construction sites have been enacted.
Stream Sedimentation
Does Vegetation Cover Reduce
Environmental Impacts?
A recent study in Cuyahoga County, Ohio measured the
effect of an aggressive seeding and mulching program on
reducing nonpoint source pollution from construction sites.
The results showed that widespread seeding and mulching
on a residential construction site reduced soil erosion by up
to 86% and phosphorus loadings by up to 80%.
For More Information On This Study,
Contact:
Jon Harbor or Martha Herzog
Department of Earth and Atmospheric Sciences
Purdue University
West Lafayette IN 47907
(765) 494-0258
John Law, IDNR DiVision of Soil Conservation
St Joseph Soil and Water Conservation District
60455 U.S. 31 South
South Bend IN 46614
(219) 291- 2300
Keith McClintock
Geauga Soil and Water Conservation District
14269 Claridon-Troy Road
PO Box 410
Burton OH 44021
(216) 834-1122
This work was funded by a grant from the Great
Lakes Basin Program for Erosion and Sediment
Control and would not have been possible without
assistance from the IDNR Division of Soil
Conservation
..0
~...........t') ^ ...
Fences: No fencing will ~permitted which has the effect ofblocldng the view through the
fence unless required by law. All fencing material shall be, or appear to be, wrought iron, unless
otherwise permitted by the Architectural Review Committee. No fencing shall be permitted
closer to the front of the lot than the rear line of the house, extended to each side lot line. On
corner lots, each street frontage shall be considered to be a front yard and no fencing will be
permitted closer to the street than 30 feet outside the building setback lines. The maximum
height of the fence shall not exceed five (5) feet without the approval of the Architectural
Review Committee.
Lighting: All homes will have dusk to dawn lights on either side ofthe garage doors.
Mailboxes: All mailboxes will be of a consistent design throughout the community.
Replacements of such mailbox, shall be identical to the original mailbox unless the Architectural
Review Committee shall pennit a deviation.
2. The following covenants and restrictions are to be included in the Declaration of Covenants
and Restrictions for Long Branch Estates relating to streets and landscaping:
Streets, Sidewalks, and Street Landscaping:
(a) Maintenance. Declarant shall maintain all streets and curbs in good condition satisfactory for
the purpose for which they were constructed until they have been accepted by the public.
(b) Landscaping. All landscaping within the street rights-of-way is subject to the approval of the
appropriate govenm1ental authority. Each Owner shall cut all grass and trim all other
landscaping in the rights-of-way adjoining his Lot lines and shall maiD:tain all sidewalks in
the rights-of-way nearest his Lot lines. Each Owner shall immediately replace any street
trees and lighting required by this Declaration, the Plat; or any other document controlling
maintenance of Lots.
3. The following covenants relating to the design of housing in Long Branch Estates, in
addition to those found in the Plat, are to be found in the Declaration of Covenants and
Restrictions of Long Branch Estates:
Construction of Residences:
(a) Land Use. Lots may be used only for single-family residential purposes and only one
Residence not to exceed the maximum height permitted by and measured pursuant to the
Zoning Ordinance of the City of Carmel, Indiana may be constructed thereon. No portion of
any Lot may be sold or subdivided such that there will be thereby a greater number of
Residences in Long Branch Estates than the number of Lots depicted on the Plat.
Notwithstanding any provision in the applicable zoning ordinance to the contrary, no Lot
may be used for any "Special Use" that is not clearly incidental and necessary to single
family dwellings. No home occupation shall be conducted or maintained on any Lot other
than one which does not constitute a "special use" and which is incidental to a business,
profession, or occupation of the Owner or occupant of such Lot and which is generally or
regularly conducted at another location which is away from such Lot. No signs of any
nature, kind or description shall be erected, placed, or permitted to remain on any Lot
advertising a permitted home occupation.
2
"0
(b) Conservation Easements
o
1. Declarant hereby grants, reserves and creates a "Conservation Easement" over the rear
twenty-five (25) feet of certain Lots in the Subdivision, as shown on the Plat. Except as
specifically provided herein, the Conservation Easement shall be restricted from any
development, or any use other than as natural fields, forest lands, landscaped areas
approved by the Architectural Control Committee and as a sanctuary for wildlife and
wild plants and passive recreation. Actions prohibited in the Conservation Easement
include, but are not limited to the following.
(a) the construction or maintenance on the Conservation Easement of any buildings,
stmctures or other improvements, other than fencing or as otherwise expressly
permitted herein;
(b) the dumping or other disposal of trash, garbage, or other refuse of any nature
whatsoever on the Conservation Easement;
(c) the cutting or clearing of timber or trees, intentional burning, or filling, except as
determined necessary by the Architectural Control Committee to control or
prevent imminent hazard, disease or fire; and
(d) the constmction, maintenance, or erection of any sign or billboard on the
Conservation Easement, except for the posting of "No Trespassing" signs.
(e) any earth moving or grading.
2. Declarant hereby reserves the right to install erosion control structures or devices in the
Conservation Easement, and to enter onto the Conservation Easement to remove dead or
diseased trees, or to prevent imminent hazard or fire.
3. The Association shall enforce the provisions of this Section . Such enforcement
rights shall include the right to enter onto the Conservation Easement in order to monitor
compliance with and enforce the terms of this Section, including the right to repair any
damage to the Conservation Easement. Any Owner that violates the provisions of this
Section _ shall reimburse the Association for the cost incurred by the Association (I)
to enforce the provisions of this Section, including reasonable attorney fees, and (ii) to
repair of any damage to the Conservation Easement, including the replacement of any
destroyed or damaged trees or vegetation. Such amount shall be a lien on the violating
Owner's Lot, which may be foreclosed by the Association in the same manner as
delinquent dues provided herein.
4. Nothwithstanding anything herein to the contrary, the provisions of this Subsection (b)
Conservation Easements shall not be amended except by the written approval of one
hundred percent (100%) of the Owners of all Lots in Long Branch Estates.
(c) Sizes of Residences. Except as otherwise provided herein, no Residence may be constructed
on any Lot unless such Residence, exclusive of enclosed or open porches, attics, garages,
finished or unfinished basements which are more than three feet below the surrounding
grade, or other unheated areas which are not intended for living area all year, shall contain
the following minimum living areas, as determined by the Architectural Review Committee:
3
Single-story ho~-~9
One and one-half story house:
(the master bedroom is on the
first floor):
First Floor
Second Floor
Total ofbot11 floors
0.---
..
1,800 s.f.
1,400 s.f.
500 s.f.
1,900 s.f.
Two-story house:
First Floor
Second Floor
Total of both floors
1,200 s.f.
1,100 s.f.
2,300 s.f.
- (d) Temporary Structures. No trailer, shack, tent, boat, basement, garage or other outbuilding
may be used at any time as a dwelling, temporary, or permanent, nor may any structure of a
temporary character be used as a dwelling.
(e) Driveways. All driveways in Longbranch shall be concrete in material.
(f) Fireplace Chase. All fireplace chases and flues shall be of masonry veneer or material which
is equal to or better than masonry veneer in quality and appearance. No fireplace chase shall
be constructed of stucco board, wood siding, or similar materials unless protruding from the
interior of the home.
(g) Storage Tanks. All above or below ground storage tanks, with the exception of gas storage
tanks used solely in connection with gas grills for the purpose of grilling or cooking food,
shall be and hereby are prohibited.
(h) Construction and Landscaping: Time Requirements: Divestiture: Penalties. All
construction upon, landscaping of, and other improvements to a Lot shall be completed
strictly in accordance with the Lot Development Plan approved by the Architectural Review
Committee. All landscaping specified on the landscaping plan approved by the Architectural
Review Committee shall be installed on the Lot strictly in accordance with such approved
plan within thirty (30) days following substantial completion of the Residence unless
delayed due to adverse weather conditions but in no event shall it be installed later than June
30th of the year.
(i) Mailboxes. All mailboxes installed upon Lots shall be uniform in type and color. Such
mailboxes shall be installed upon posts approved as to type, size, and location by the
Declarant and the United States Post Office. Replacement of mailboxes shall be subj ect to
the prior written approval of the Architectural Review Committee and shall be as nearly as
reasonably possible identical to the original mailboxes and posts required by Declarant.
(j) Septic Systems. No septic tank, absorption field, or any other on-site sewage disposal
system (other than a lateral main connected to a sanitary sewage collection system operated
by the Clay Township Regional West District or a successor public agency or public utility)
shall be installed or maintained on any Lot.
(Ie) Water Systems. Each Owner shall connect to the water main maintained by a private or
public water utility to provide water for domestic use on the Lot and shall pay all connection,
availability, or other charges lawfully established with respect to connections thereto.
(1) Drainage. In the event storm water drainage from any Lot or Lots flows across another Lot,
provision shall be made by the Owner of such downstream Lot to permit such drainage to
continue, without restriction or reduction, across the downstream Lot and into the natural
4
drainage channel or ~~~, although no specific drainage eas~~Q for such. flow of water is
provided on the Plat. To the extent not maintained by the Drainage Board, "Drainage
Easements" reserved as drainage swales shall be maintained by the Owner of the Lot upon
which such easements are located such that water from any adjacent Lot shall have adequate
drainage along such swale. Lots within Long Branch Estates may be included in a legal
drain established by the Drainage Board. In such event, each lot in Long Branch Estates will
be subject to assessment by the Drainage Board for the costs of maintenance of the portion
of the Drainage System and the Lake Control Structures included in such legal drain, which
assessment will be a lien against the Lot. The elevation of a Lot shall not be changed so as
to materially affect the surface elevation or grade of surrounding Lots. Perimeter foundation
drains and sump pump drains, shall be ,connected whenever feasible into a subsurface
drainage title. Down spouts and drains shall be designed to disperse runoff for overland flow
to street or swale collection systems. Each Owner shall maintain the subsurface drains and
tiles located on his Lot and shall be liable for the cost of all repairs thereto or replacements
thereof.
(m) Sheds. Outbuildings and sheds are specifically prohibited.
Maintenance of Lots.
(a) Vehicle Parking. No camper, motor home, truck, trailer, boat or disabled vehicle may be
parked or stored overnight or longer on any Lot in open public view.
(b) Signs. Except for such signs as Declarant may in its absolute discretion display in
cOlmection with the identification of development of Long Branch Estates and the sale of
Lots therein, no sign of any kind shall be displayed to the public view of any Lot except that
one (1) sign of not more than four (4) square feet may be displayed at any time for the
purpose of advertising the property for sale, or may be displayed by a builder to advertise the
property during construction and sale.
(c) Fencing. No fence, wall, hedge, or sluub planting higher than eighteen (18) inches shall be
permitted between the front property line and the front building set back line except where
such planting is part of Residence landscaping approved by the Architectural Review
Committee and the prime root thereof is within six (6) feet of the Residence. Comer Lots
shall be deemed to have two (2) front property lines. Trees shall not be deemed "shrubs"
unless planted in such a manner as to constitute a "hedge". All fencing shall be wrought iron
in appearance, and the Architectural Review Committee may not approve a fence which
either is not wrought iron or does not have a wrought iron appearance. All fencing on a Lot
shall be.uniform in height, style, and color and substantially similar in material. No fence
shall be erected or maintained on or within any Landscaping Easement except such as may
be installed by Declarant and subsequently replaced by the Association in such manner as to
preserve the unifom1ity of such fence. No fence may be erected on a Lot without prior
approval of the Architectural Review Committee, which shall approve or disapprove the
location of all fences; provided, however, that all fencing erected on a Lot must be erected
either (1) within three (3) inches of the property line of such Lot, or (ii) more than ten (10)
feet from the propeliy line of such Lot. Owners of Lots adjoining Lots on which a fence is
erected within three (3) inches of the property line shall have the right to connect a fence to
the fence on the adjoining Lot if the new fence satisfies all of the criteria expressed herein
and is approved by the Architectural Review Committee. The Architectural Review
Committee may establish further restrictions with respect to fences, including limitations 011
(or prohibition of) the installation of fences in the rear yard of a Lot abutting a Lake and
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design standards for fences. All fences shall be kept in good repaIr. No fence, wall, hedge,
or shrub planting, or tree foliage which obstructs sight lines at elevations between two (2)
and six (6) feet above the street shall be placed or permitted to remain on any comer Lot
within the triangular area formed by the Lot lines at the streets and a line connecting points
25 feet from the intersection of said street Lot lines; and, the same rule shall apply to the
intersection of a driveway with a street, in which case the edge of the driveway pavement
shall be substituted for one of the street Lot lines.
(d) Nuisances. No noxious or offensive activity shall be carried on upon any Lot nor shall
anything be done thereon which may be, or may become, an annoyance or nuisance to the
neighborhood. Violation of any ordinance governing noise, building or lot maintenance, or
any other public nuisance shall be deemed to be a nuisance creating rights in every affected
Owner, the Declarant, and/or the Association, as the case may be, to enforce the provisions
hereof against the offending Owner. Barking dogs shall constitute a nuisance. In the event
of successful enforcement by an Owner, the Declarant, or an Owner of the provisions
thereof, the offending Owner shall be liable to the prevailing party for attorneys' fees, court
costs, and all other costs and expenses of litigation and collection in connection therewith.
(e) Garbage and Refuse Disposal. No Lot shall be used or maintained as a dumping ground for
trash. Rubbish, garbage or other waste shall be kept in sanitary containers out of public view
except not more than 24 hours prior to its removal thereof, when it may be placed at the curb
of the Lot. All equipment for storage or disposal of such materials shall be kept clean and
sanitary .
(f) Livestock and Poultry. No animals, livestock or poultry of any kind shall be raised, bred or
kept on any Lot, except that dogs, ~ats or other household pets may be kept provided that
they are not kept, bred, or maintained for any commercial purpose. The owners of such .
permitted pets shall confine them to their respective Lots such that they will not be a
nuisance. Owners of dogs shall so control or confine them so as to avoid barking which will
annoy or disturb adjoining Owners. Unless permitted by the Board of Directors of the
Association, no Owner shall maintain more than two (2) of the same type (dog, cat, bird) of
pet nor more than four (4) total pets; provided, however, that fish which are located in indoor
aquariums and which pose no risk to the public health shall not be considered pets for the
purpose ofthis restriction. No dangerous or potentially dangerous pets, such as exotic
animals (large wild cats, wolves, alligators, snakes which are poisonous or longer than two
feet, poisonous spiders, etc.) shall be permitted to exist in a Residence or on a Lot without
the unanimous consent of the Architectural Review Committee and the Board of Directors;
provided, however, that the decision of the Board of Directors to permit such animal or
animals may be overturned by a majority vote of the Members at any meeting.
(g) Outside Burning. No trash, leaves, or other materials shall be burned upon a Lot unless the
smoke therefrom would not blow upon any other Lot. Owners shall use appropriate
incinerators and shall at all times be in compliance with all applicable legal requirements for
outside burning.
(h) Antennas and Receivers. No antenna, satellite dish, or other device for the transmission or
reception of radio, television, or satellite signals or any other form of electromagnetic
radiation shall be erected, used or maintained outdoors and above ground, whether attached
to a building or otherwise, on any part of the Property, including Lots, without the written
approval of the Architectural Review Committee, which approval shall not be unreasonably
withheld; provided, however, that any such device may be installed and maintained on any
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successors, assigns and personal and legal representatives, of the legal title to any Lot, including
contract sellers, but excluding those having such interests merely as security for the performance of
an obligation. Developer shall also be considered an owner for purposes ofthis Declaration for so
long as, and to the extent that, Developer owns a Lot or Lots.
Section 1.08. Property Owners' Association: "Property Owners' Association" shall mean
the non-profit corporation established in accordance with Article IV of this Declaration, or such
. other legal entity as may be formed as a successor thereto.
Section 1.09. Subdivision: "Subdivision" shall mean the Real Estate as divided into Lots, all
as evidenced by a plat thereof as recorded in the Office of the Recorder of Hamilton County, Indiana,
identified as the plat of Bonbar Place, and any subsequent plat amendment recorded thereto.
Section 1.10 Undisturbed Tree Preservation & Common Areas. "Undisturbed Tree
Preservation & Common Areas" shall mean Blocks f..., B, C, D and E as well as those areas shown on
the plat of subdivision where woodlands are to be preserved in accordance with the provisions ofthis
Declaration and which are commonly owned by the Property Owners' Association.
ARTICLE II
Character of Lots
Section 2.01. General: In every Lot or group of Lots referred to in these covenants shall be
used exclusively for single-family residential purposes.
Section 2.02. Improvements and Development of Lots: No Lot shall be further divided to
create any additional tract upon which a single family residence and improvements otherwise
permitted hereunder may be constructed, nor shall any improvements be made thereto or
construction commence, proceed or continue thereon, except in strict accordance with the terms and
provisions of this Declaration. Not more than one (1) single family dwelling house, together with
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attached garage and such related accessory structures and recreational facilities as may be permitted
by this Declaration shall be constructed, altered, placed or permitted to remain on any Lot referred to
by the covenants. In the event of multiple Lot ownership, no single family dwelling house shall be
constructed on or across a portion of more than one (1) Lot without the express written consent of
the Developer herein.
Section 2.03. Occupancy or Residential Use of Partially Completed Dwelling House
Prohibited: No dwelling house constructed on a Lot shall be occupied or used for residential
purposes for human habitation until it has been substantially completed. The determination of
whether a dwelling house has been "substantially completed" shall be made by Developer and the
City of Carmel, Indiana, and such decision shall be binding on all parties affected thereby.
\1
Section 2.04 Protection of Undisturbed Tree Preservation & Common Areas and
Protection of Common Areas. Neither the Developer nor any Owner shall take any action nor
permit any individual or entity to take any action that could or would disturb the natural state ofthe
Undisturbed Tree Preservation & Common Areas. This shall not prevent the Property Owners
Association from taking actions and measures to preserve and maintain the trees located in those
Undisturbed Tree Preservation & Common Areas or generally maintaining those Undisturbed Tree
Preservation & Common Areas in a healthy and safe condition; including, but not limited to, the
removal of dead, decayed or dangerous trees or vegetation to prevent imminent hazard or prevent the
threat of fire. The following actions and activities shall be specifically prohibited in these
Undisturbed Tree Preservation & Common Areas:
(a) the construction or maintenance of any buildings, structures or other improvements,
other than fencing or as otherwise expressly permitted herein;
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(b) the dumping or other disposal of trash, garbage or other refuse of any nature whatsoever
in or on the Undisturbed Tree Preservation & Common Areas;
( c) earth moving or grading or filling;
(d) the cutting or clearing oftimber or woodland vegetation, or intentional burning, except as
determined to be necessary by the Board of Directors of the Property Owners'
Association to control or prevent imminent hazard, disease or fire; and
(e) the construction, maintenance or erection of any sign or billboard on or m the
Undisturbed Tree Preservation & Common Areas.
Notwithstanding the above provisions, Developer reserves the right to install erosion control
structures or devices only as approved or suggested by the Hamilton County Soil and Water
Conversation District in the Undisturbed Tree Preservation & Common Areas and to enter into and
on the Undisturbed Tree Preservation & Common Areas to remove dead, decayed or dangerous trees
or vegetation or to prevent imminent hazard or the threat of fire.
The Property Owners' Association shall enforce the provisions of this Section 2.04. Such
enforcement rights shall include the right to enter into and on the Undisturbed Tree Preservation &
Common Areas in order to monitor compliance with and enforce the terms ofthis Section, including
the right to repair any damage to the Undisturbed Tree Preservation & Common Areas. Any Owner
that violates the provisions ofthis Section shall reimburse the Property Owners' Association for the
costs incurred by the Property Owners' Association (a) to enforce the provisions of this Section,
including, but not limited to, reasonable attorney fees, and (b) to repair any damage to the
Undisturbed Tree Preservation & Common Areas, including the replacement of any destroyed or
damaged trees or vegetation. This reimbursement amount shall be deemed to be a special assessment
to be paid and collected in accordance with the provisions of Section 4.05 below.
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foregoing, in no event (except in the case of a bona fide emergency involving a total expenditure not
exceeding One Thousand Dollars ($1,000) or such other amount from time to time established by the
Owners), shall either the Chairman or Secretary-Treasurer have any right, privilege or authority to
contract for, solicit, hire or otherwise obtain services or material which are not included within and
covered by the budget then applicable or which are otherwise funded by a special assessment levied
in accordance with Section 4.09 hereof.
Section 4.12. Receipt for Payment: The Property Owners' Association shall, within twenty
(20) days after demand made at any time, furnish a receipt in writing signed by the Secretary-
Treasurer of the Property Owners' Association, specifying that the assessment respecting a Lot has
been paid or that certain assessments remain unpaid, as the case may be. Such receipts shall be
conclusive evidence of payment of any assessment therein stated to have been paid.
ARTICLE V
Lot Development
Section 5.01. Lot Development: Prior to the development, improvement or alteration of, or
the construction on or addition to, a Lot or Lots, the Owner(s) thereof shall first obtain written
approval from Developer ofthe Lot Development Plans as required by Article ill ofthis Declaration.
Any improvement, development or alteration of a Lot or Lots, and any construction thereon or
addition thereto, shall strictly comply with this Article V. In the event of a conflict between a set of
duly approved Lot Development Plans and the terms and provisions of this Article V, the terms and
provisions of Article V shall control.
Section 5.02. Type. Size and Nature of Construction Permitted: No single-family
dwelling house, garage, driveway, accessory building, fence, swimming pool, tennis court or other
recreational facility permitted by this Declaration shall be erected, placed or altered on any Lot
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without the prior written approval of Developer or Property Owners' Association, respectively, as
required by this Declaration. Such approval shall be obtained prior to the commencement of
construction and shall be subject to the following minimum standards:
A. No structure or building shall be erected, altered, placed or permitted to remain on
any Lot other than one single-family dwelling not exceeding two and one-half (2 yz)
stories in height, one private attached garage for a minimum of two (2) vehicles,
maximum of four (4), and such other accessory buildings or structures related to
swimming pools, tennis courts and other recreational facilities, including
conservatories which are usual and incidental to the use ofthe Lot for single-family
residential purposes.
B. The minimum finished floor area of a one-story dwelling house construct on a Lot,
exclusive of open or screen porches, attached garages and basements or below grade
levels, shall be 1,300 square feet.
C. No single-family dwelling house, garage or accessory structure of any kind shall be
moved onto any Lot and all materials incorporated into the construction thereof shall
be new, except that used brick, weathered barn siding or the like, or interior design
features utilizing other than new materials, may be approved by Developer. No tent,
basement, garage, barn or other structure shall be placed or constructed on any Lot at
any time for use as either a temporary or permanent residence or for any other
purpose except as reasonably required in connection with the construction of a single-
family dwelling on a Lot.
D. The concrete or block foundation of any single family dwelling house or accessory
structure constructed on a Lot shall be covered on the exterior with wood, brick,
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aluminum or vinyl siding or stone veneer so that no portion ofthe exterior thereof is
left exposed above ground.
E. Each attached garage shall be designed as a part ofthe single family dwelling house
to which it is attached. Further, garage doors shall remain closed except when
entering, exiting or otherwise having the need to access the garage.
F. The roof of each single-family dwelling house constructed on a Lot (excluding that
portion ofthe roof covering the attached garage or open or enclosed porch) shall have
a pitch of between 7-12 to 12-12 or greater unless otherwise approved by Developer
as a part of Developer's approval of Lot Development Plans.
G. No open loop geothermal heat pumps shall be allowed.
Section 5.03. Tree preservation: Existing mature trees (having a trunk in excess of six (6)
inches in diameter measured at a point three (3) feet from undistributed ground) shall be preserved to
the extent the removal is not mandatory in connection with the construction of an approved single
family dwelling house or accessory building unless the removal thereof is otherwise specifically
approved by Developer or any such tree is dead or decayed and dangerous.
Section 5.04. Completion of Construction: All construction upon a Lot shall be completed
in strict accordance with the Lot Development Plans approved by Developer. The exterior of any
dwelling house built upon a Lot or combination of Lots shall be completed within eighteen (18)
months after the date of commencement of the foundation and the site graded and any areas to be
covered with grass shall be seeded or sodded. Each Lot shall be kept and maintained in a sightly and
orderly manner during the period of construction. All builders will be required to utilize and pay for
a thirty (30) cubic yard trash receptacle for each home during the period of construction in order to
properly dispose of debris. Every builder or owner shall be required to furnish a Port-O-Let (portable
19
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Rel-ised 12-18-00
construction traffic to the Public Roads. Upon substantial completion of construction, each driveway
shall be constructed of either hard mixed aggregate, concrete, asphalt paving, brick or other material
acceptable to Developer.
Under no conditions shall driveways be constructed over curb inlets of the storm sewer
system within the right-of-way of the public road or private roadway. No asphalt or concrete
driveway shall be placed behind a curb containing these inlet grates.
Section 5.08. Fences. Walls. Hed2es or Shrub Plantines: No fence, wall, hedge or other
screening shall be erected, placed, altered or permitted to remain on any Lot other than as approved
(as to location, type, materials, design and height) by Developer under Article ill of this Declaration.
ill no such situation shall these structures or plantings be placed within platted drainage and utility
easements or within the right-of-way of a public street.
Section 5.09. Ditches and Swales: The Owner of any Lot on which any part of a drainage
tile, open storm drainage ditch or swale is situated shall keep such portion thereof as may be situated
upon his Lot or Lots continuously unobstructed and in good repair, and shall provide for the
installation of such culverts upon said Lots as may be reasonably necessary to accomplish the
purposes of this subsection, all at each such Owner's own cost and expense.
Section 5.10. Pondine and Runoff: No owner shall cause or permit any pond to be created
on any Lot, including without implied limitation, from any swale, ditch, stream or creek located on
the Real Estate. Further, each owner shall prevent water run-off and the depositing of soil and mud
from the Lot onto the street through the use of silt fences installed during the home building process.
To the extent that an owner permits, causes or allows mud to enter onto the streets or private
roadways in the Subdivision, during construction or otherwise, the Developer reserves the right to
clean the streets and bill or assess the Owner for said costs. The Owner shall payor reimburse to
21
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List of Native Shade Tree Species
For planting in Subdivision front yards
River Birch
American Hornbeam
Hickory species
Hackberry
Yellowwood
American Beech
Ash
Ginko
Kentucky Coffee Tree
Tuliptree
Oak species
Red
White
Swamp White
Bur
Shumard
Chinquapin
Sassafras
American Linden
Betula nigra
Carpinus carolininana
Carya spp.
Celtis occidentalis or laevigata
Cladrastis lutea
Fagus grandifolia
Fraxinus americana or pennsylvanica
Ginko biloba
Gymnoclanus dioica
Liriodendron tulipifera
Quercus spp:
Q. rubra
Q. alba
Q. bicolor
Q. macrocarpa
Q. shumardii
Q. muehlenbergi
Sassafras albidum
Tilia americana
o
03/07/01 13:37 FAX
HAMILTON CO HWY. ~~~ Carmel DOCD
141 001/002
Mr. Dave Barnes
Weihe Engineers, Inc.
10505 North College Avenue
Indianapolis Indiana 46280
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-March 7, 2001- i
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RE:
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lWilliams- Creek wooas~Sl.ltldivision
Primary Plat~. J
N of 13611I Street I W of Springmill Road
Clay Township
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Dear Dave:
.his letter serves to acknowledge receipt of a transmmal containIng the plans for Williams Creek Woods
Subdivision. After reviewing the plans, the Highway Department has the following comments:
1. The Application for Project Review was received, but the fees for Primary Plat Review were
.A" -.. not included. Please forward the fees to my attention.
,~ ., In acco..roance with the Hamilton County Thoroughfare Plan,.additional right of wayJuequired 1
' at the intersection of Springmill Road and 141'* Street. .01'1 Springmill Road, tt1'e'ri9ht of way
r from the interseCtion to-a"point 500' to the South is a 65' half. From that point to the south, the- -:
~ right of way is SO' half. On Springmill Road at 136'" Street, the right of way from the from the
~~ntersedion to =! po)nt500' to the north is a 65' half. From that point to the north, the right of way I
is a 50' half. L ~
3. 50' triangular right of way cuts' are needed at the entrance on Spring mill Road.
4. -A.minimum~35"curb.radlus-i;need far the curb at the entrance.
5. What type of structures will be used to cross Williams Creek? All plans for the bridge
construction will need to pe approved by Mr. Matt Knight, Bridge Engineer, of the HCHD.
6. Please Include the design speed on the Primary Plat.
7. Sub surface drains are required under the curbs. Please included them on the Primary Plat and
the street cross section.
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8. A 15' dramage ana utIlity easement IS required behind all riglrt of ways and across the Common ,
Areas. r - -----.
9. -Before any approvals are granted for the Secondary Plat, an l::ngineers E:slimate broken into the
following categories will need to be submitted, along with a Performance Bond or Letter of Credit
in the amount of 100% ofthe estimate: Stone Base, HAC Binder, HAC Surface, Concrete
Curbs, and Street Name and Regulatory Signs.
1 O. All oft site utility work will be required to be beh ind future right of way.
11. Please note that decorative signs, sprinkler systems, trees, landscaping mounds, light poles or
other such amenities are not pennitted in the right of way.
12. As you are aware, whenever a Developer proposes a new subdivision within the County, the
Highway Department expects the Developer to participate in improving nearby roads ~nd/or
small structures around the suPdivision which will be directly affected by the new subdivision
1717 PLEASANT STREET NOBLESVILLE, INDIANA 46060 (311) 113-7710
03/07/01 13:38 FAX
HAMILTON CO BWY. ~~~ Carmel DOCD
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residents. Typical Improvements Include widening roads to current county specifications. deep
patching when necessary. wedging and resurfacing the road. Installing three foot stone
shoulders and repairing or replacing small structures. The Highway Department will contact
Williams Creek WoodS LLC and Weihe Engineers when these issues have 'been Investigated.
13. Further comments will be necessary when constl\lctlon plans are submitted.
If you have any comments or questions regarding this letter or project. please 1eel tree to contact me at
any time. Thank you for your attention and cooperation.
Sincerely.
/1/J-11l~.~..-
steven J. Broermann
staff Engineer
00: l.aurence Lillig, Jr.
Steve Cash
John South
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The Benefits are Endless... ™
February 28, 2001
David Barnes
Weihe Engineers, Inc.
10505 North College Avenue
Indianapolis, Indiana 46280
Dear Mr. Barnes:
The Carmel Clay Parks and Recreation Department received your Primary
Plat for Williams Creek Woods Subdivision.
In reviewing the plans, I find that along 141 st Street, Springmill Road and
136th Street, the asphalt path is only 8' wide. Last year a new ordinance
changed the width of the paths from 8' to 10'. I would ask that you make
the path width change on your plans.
Should you have further questions, please call me at 317-848-7275
Lester, Manager of Support Services
Cc: L. Lillig, DOCS
1055 Third Avenue SW + Cannel + Indiana + 46032
Phone (317) 848-PARK (7275) + Fax (317) 571-2468
02/13/01 16:08 FAX 3172020908
A&F ENGINEERING
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A 0 ENGINEERING COCLLC
CONSULTING ENGINEERS
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8425 'Keystotle CrossiIa& Suite 200
'mJi,....pntis, I'D 46240
(317) 202.0864 fax (317) 202-0908
WWW.af.-eng.C01n
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SteYen J. Pebribach, P .a
VQ PresideDl
MEMORANDUM
TO:
l'ebl'WllJ 13, 2001
Mr. Lawre8ce UBI. SeaJor PI........
City of Carmel
Steve Jelaribaeb, P.Il 65(
U, Eaglaeeria, Co.. LLC
WiDI..... Creek
TrIffIc Stady Scoplng Meedng
DAft:
I'ROM:
8:
Mr. Lillie;
This ~ will serve as our leucr of\IDderstaDdiDg for the abave-referenced. project.
1. / 1Jpe of Sbu:ly - TndIic Op:ntions AIIaJysis
2. ./ Type of ProJect - SiDgIe Family DwelHns Ualu
3. ~ arPlqject -73'"
4. SIudy 1Idene&:tioas; .
a. 136. Svea al SpringmiD RGacl
b. 141- StRIet 81 Springmill Road
/ c. PIopJsed Access at SpriDpIW Road
5. Gfoa1b Rate - 1 %
If you have any c:cmunents or chanp please contact this uJJice.
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02/13/01 16:03 FAX 3172020908
A&F ENGINEERING
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TO; Mr. Lawrence LlUg
FROII: Sieve Fehrlbach
DA l!: February 13. 2001
NUMBER OF PAGES INCLUDING COVER:
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COMMENTS:
Please forward documents to addressee lnvnedIateIy upon receipt If these documents arB illegible or incomplete,
please contact us at (317) 202.0864. Our fax number is (317) 202-0908.
CONRDENnAurrvNoncE
The documents accompanytng this telecopy transmission contain contldentlallnformation. The infonnation is intended
only for the use of the individual(s) or entity named above. If yOu are not the int8nded recipient. you n notified that
any disclosure) copying) distribution elf the taking of any action in re6ance on the contents of this tsIecopied information
is not pennissible. If you have received this teIecopy In error, please Immediately notify us by telephone at the number
above to arrange for return of the original documents. Thank yOu.
A & F ENGINEERING CO" LLC
CONSULTING ENGINEERS
8425 Keystone Cl"08Sing, Suite 200 If'ldianapolis, IN 48240
(317) 202-0864