HomeMy WebLinkAboutPacket 3-30-06
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118 West Carmel Drive
Carmel, IN 46032
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SAVERY'
Location Map
Color Rendering &
Statement of Purpose
Primary Plat &
Landscape Plan
Rendering
Abbreviated Covenants &
Representative Home
Pictures
Waiver Request
Documentation
READY INDEX" INDEXING SYSTEM
600013
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Conceptual plan - see recorded plat for final sizes, dim ens ions and easements.
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Statement of Purpose.
Weare requesting the approval of the enclosed primary plat and waivers in order
to create a neighborhood to be named The Woods at Lions Creek. The Woods at Lions
Creek has been designed as an exclusive gated community consisting of 32 home sites,
sized one acre and larger, situated on 59 acres for a density of .54 units per acre. The
streets and gated entry have been designed to meet the ZO private streets and gate
ordinances. We have also designed the community in a manner that preserves the
existing estate home that will be used to set the tone for the future homes in the
community as well as the majority of the trees and natural features. Home sites are
anticipated to begin in the $400,000's with homes starting above $1,500,000.00.
Our target market will be those individuals seeking the security and privacy of a
secluded community. in combination with the desire to raise their children within a
neighborhood atmosphere. We believe The Woods at Lions Cre~k, with the single gated
entry and the 32 home sites, will provide this market with the ideal location that they are
looking for to build their dream home.
Strict architectural guidelines will govern design styles, minimum home sizes, and
minimum landscaping standards which will serve to protect home values of all those
living within the community and to provide for pleasing architecture for the surrounding
neighbors and those driving along West Road. An abbreviated version of these
guidelines has been included within this packet in addition to pictures of homes,
including the existing home that has been preserved; that we believe will be
representative of the future homes in The Woods at Lions Creek.
PRIMARY PLAT
THE WOODS AT LIONS CREEK
Date of Submittal- January 19,2006
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AREA MAP
SOILS MAP
SOiLS LEGEND
CrA - Crosby silt loam, 0-3 percent Slopes
Sr - Brookston-silty loam
! ~ ~is:\~. 2-6 percen\ slopes. eroded
I MmC2 - Miami sill loom, 6-12 percent slopes, eroded
\ MmD2 - Uiomi silt loam, 12-18 percent slopes, eroded
ISh - Shoals silt loom
I ~ND DESCRIPTIDN
I Part of the West Half of the Southwest Duarter of Section 19. Township 18
North, Range .:5 East and Port of the West Hoff of the Northwest Dooner of
Section 30, Township 18 North, Range .:5 East, both in Cloy Township,
Hamilton County. indiana. described as follows:
Commencing at the southeast comer of said West Hotf of the Northwest
Ouorter Seelion; thence North 00 degrees 24 minutes 10 seconds West along
the East rltle of said West Half of the Northwest Quarter Section 0 distanCe
of 2100.80 feet. said point being the paNT Of BEGINNING: thence
eontinuing North 00 degrees 24 minutes 10 seconds West along soid East
line 0 distance of 544,95 feet at the Northeast comer of said West Hon of
the Northwest Ouarter Section: thence Narth 00 degrees 29 minu\es 3&
seconds West along the East 6ne of said West half of the Southwest Quarter
Section a cflStance of 1234.50 feet; th~ South 89 degrees 4B minutes 17
seconds West parollel with the South 6ne of soid West half of the Southwest
Quarter Section 0 distance of 1412.31 feet to 0 brass cflSk in concrete base
Stomped "GONGAWARE BOUNDARY MARt<ER SCHNEIDER ENGINEERING FlRW
lOOOlw (hereinafter referred to os '"Disk' on the West 6ne of said west han
of the Southwest Quorter Section (the preceding course having passed
through a "Diskw 50.00 feet west of its east end); thence South 00 degrees
11 minutes 34 seconds East along said West line of said West Half of the
Northwest Quorter Section a distonce of 1244.21 feet to the Northeast corner
I of Section 25, lwonship 18 North, Range 2 East; thence South 00 degrees
20 minutes 41 seconds East along the West line of said West hoff of the
Northwest Quarter 0 distance of 411.49 feel to 0 "Dislt alStont 481.2 feet
South of the Northwest comer of said West half of the Northwest Quarter
Section; thence South 89 degrees 37 minutes 13 seconds East 0 crlStonce of
644,78 feet to 0 -Oisk- on 0 line which if extended would intersect the East
I line of said West hon of the Northwest Quarter Section at 0 point distant
2098.00 feet North of the Southeast comer thereof; thence North 00 degrees
24 minutes 01 seconds West parallel with the East line of said West half of
the Northwest QuQrt" Stttioo Q disltmce 01 16,9~ f..t to a "Disk": thence
South 86 degrees 39 minutes 13 seconds East Q distance of 837.04 feel to
the Paint of Beginni~ (the preceding course having passed throught a "Diskw
50.00 feet west of it s east end). Containing 59.097 acres, more or less.
Subject to all legal easements and rights-of-way,
SCALE: I" -10D'
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50 100 200
NOTE:
DECORATIVE SIGNS, SPRINKLER SYSTEWS,
TREES, LANIlSCAP\NG WOUNDS, FENCES,
UGHT POLES OR OTHER SUCH At.4ENITIES
ARE NOT PERWrT!ED IN THE RIGHT or WAY,
CURRENT ZONING: 8-1
10' (IrCl.l....(Jf-sN;)
~. ROfT -OF-WAY
.)0' (N' CI.IL-DE-SAC)
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NOlE:PI'[l.IIIDIlllAIllOlXIWOlWlDllE/llIRDlDllSOF
srt:1Dt_I7OFSTMIlIIIIIS'fClflCAlION$.
OAllPAWlllIS1tIllECCIof'L!1DIIIMPAWIC!iDSt:n
TYPICAL SECTION-LOCAL STREET
(NO SCALE)
CONCRETE ROLL CURB
& GUTTER DETAIL
(NO SCALE)
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INTECR.t.L CURS lIITtl ctJQflE PA.\OENT SlW.L II[ SUllNl SIW'E.
wu: ALl. DlPOSED SURfACES.
lWlPENSlJllGRAIlEBErOREPIJOHGClINCRETt.
D,N,R BW d;,k stomped "Lee 2 AZI" - N,G.V,D. 1929
Set in the top of Q concrete post, level with rood in the
SE qlJOdrant of west Ulst Street and SheJbourne Rood.
Neor [/4 comer of Sec. 30-118N-R3E..
ElEVATION: 917.887
T8Y , 1 '" R/R Spike set north side ot Pwp, Approx. 60'
south of 13151 Sl ond near the southerly extension of the
east fine of NW/4. Sec. 3O-T18N-R3E
ELEVATION: 910.30
HOLEY MOLEY S4l'S
"DIG SAFELY"
"IT'S THE LAW"
C4U 2 WOIOONG LMl'S BEFORE YOU DIG
1-800-382-5544
CALL rou. FRff
PEIlINllW&t.STATElAWIC8-1-26
ITISAGAlNSTMLAWTOEXCA1IA1r
WI1llOOTNCllF'l'ICTll:UIIlERCROUND
I.OCAnON S[1lVIC[ 1'10 (2) \tIiKlNG
llA'l";;BEFORC:COUUEtDlClIIORK.
TBW , 2 "" Cut Square 10 feet east of the end of the solllh
curb of Oolon Way. Elevation = 907.86 T8U , .3 '" Cui Square
1.0 feet north of the south endof the east heodwaR opprox, 20
feet north of the southwest comer of surveyed parcel.
OWNER ISUBDlVID[R'
J.C, DEVELOPERS, LlC
118 WEST CARMEL DRIVE
CARMEl, INDIANA 46032
PHONE: 317-575-19D4
ELEVATION: 890.24
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SHEET NO.
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PROJECT NO.
W06-0031
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THE WOODS AT LIONS CREEK
ABREVIA TED GUIDELINES
Minimum Dwelling Sizes
One Story- Main Floor
Two Story- Main and Upper
3,500 s.f.
4,200 sJ..
Exterior Materials & Design
All home architectural exteriors shall be designed to meet the 1800' s to mid 1900' s
Victorian, Eclectic, Romantic, and Colonial styles, as represented in the architectural
book, A Field Guide to American Houses by Virginia & Lee McAllester.
All homes shall generally have masonry/stucco on all sides of the all floors and all
exterior fireplace chases. Alternative exteriors may be permitted based on architectural
style upon written Committee approval. No vinyl, T 1-11, or aluminum siding will be
permitted. All exterior colors must be submitted to Committee for approval.
Landscaping
All landscaping plans visible from the street must be submitted for approval and shall
have a minimum wholesale material cost of $6,000 excluding hardscapes, mulch, and
yard treatment and meet the following guidelines.
Front and side yards to the back comers of the dwelling shall be sodded. Hydro-seed
will be permitted in the spring and fall upon written approval of Developer.
Front, side, and back yards of the dwelling shall have an in ground irrigation system.
Street trees (2" caliper) every 50' of the type and locations denoted by developer.
Three shade trees inclusive of Street Trees (2" caliper).
Three evergreen (5'+)/ornamental trees (1 Y/' caliper) at least one of each.
Preserved trees inthe front and side yards may be credited towards tree requirements
upon Committee approval.
35 bushes shall be required, 18" in height or larger, excluding ornamental grasses.
Existing preserved trees and trees planted beyond the above requirements can be
substituted for required bushes on a I tree = 3 bushes basis upon written approval
of Committee.
General Design Requirements
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All builders shall have an on site pre-construction meeting with the developer, and
arborist on wooded lots, after home staking and prior to digging the foundation.
Garages shall be a minimum of 3-car, side, or rear load, angled, or "L" design.
Builders shall incorporate an address block or plaque on the front exterior of all homes.
All homes must be built on a basement with a minimum size of2,000 sq. ft.
Exterior walls on all sides of the home shall have a minimum of 1 architectural break
every 20.feet.
All exterior fireplace chases shall have full chimneys.
Mailboxes & yard lights shall be purchased from developer at lot closing (anticipated
cost is $685.00).
Roofs shall generally have a minimum pitch of 8/12 on all primary roofs or shall be style
specific. Windows shall generally be casement or double-hung wood framed with
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aluminum or fiberglass cladding. Any variations require specific written approval
from the developer.
Driveways shall generally be concrete, built to the City of Carmel's Standards and have a
minimum width of 12' within the right of way.
Sidewalks shall be concrete, 5' in width, built to the City of Cam1el' s Standards, and be
completed within 30 days of completion or residence or within one year oflot
purchase, whichever occurs first.
Special care will be taken when reviewing locations for homes and additional
improvements within wooded areas. Developer may require that said improvements
be shifted in their placement to preserve existing trees. Preliminary plot plans are
recommended.
Accessory Structures & Play Equipment
All plans for accessory structures and play equipment need to be approved prior to
construction and will be highly scrutinized by Developer and or Architectural Control
Committee. See Design Guidelines for details regarding permitted structures, permitted
locations, and approval procedures.
Lot Maintenance
After lot closing it shall be the owner's sole responsibility to maintain the lot in clean
orderly manner prior to, during, and after construction of the residence. A Two
Thousand Five Hundred Dollar construction deposit will be collected at closing to ensure
proper maintenance and compliance with the Design Guidelines. Lots shall be mowed
and kept trash free. Trash dumpsters and portable toilets shall be placed within the lot
boundaries during construction and the dumpsters shall be eJ;l1ptied on a regular basis
pri9r to being overly filled with debris.
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Waiver Requests
Section 6.05.01- Minimum lot frontage at street right-of-way of 50 feet.
We are requesting that lot 31 & 32, be permitted to have 25' road frontage each, in order
to maintain one acre minimum lot sizes and to have the ability to position the homes in a highly
desirable manner for future owners. These lots will have a shared drive to provide assess from
the street to the homes. The need for this waiver is created by the difficulties in designing 1 acre
home sites around the underground gas pipelines and Lion Creek.
Section 6.05.07 - Homes on lots adjacent to arterial, parkway, or collector streets shall face
such thoroughfares.
The subdivision will be a gated community with estate type homes constructed with
home orientations situated to maximize natural views from the rear of the home. Facing the
homes towards West Road would require the homes to have rear views of other homes and yards
and not the natural surroundings. All the homes in The Woods at Lions Creek will be required to
adhere to strict architectural guidelines on all 4 facades of each home, thus creating aesthetically
pleasing views from all angles. An abbreviated version of these guidelines and pictures of all
four sides of homes we believe will be representative of the .custom homes to be built have been
provided within this packet. Additionally, the community will be buffered from West Road with
extensive landscaping and the owners of the homes that border West Road will be equally
interested in planting landscaping to further buffer their homes from West Road. With these
measures, this waiver request will not diminish the values or aesthetics of surrounding owners or
travelers on West Road.
Section 6.03.07 - Cul-de-sacs shall not exceed six hundred feet in length and Section 6.03.21
- Subdivisions of fIfteen lots or more shall have 2 points of access.
Both of these waivers are being requested for the same reasons. Again, the subdivision
is being designed as a gated community geared towards those individuals seeking privacy and
security for their residences. A single access point off of West Road with one main street,
maintains the design criteria that our target market desires. To alleviate the concerns regarding
an alternate emergency access, we have designed the southern cul-de-sac to extend to the right of
way. Break away gates with grassed pavers will provide an additional access for emergency
vehicles. Details regarding the grassed pavers have been provided within this packet.
The site is bordered by large estate tracts to our north, large estate tracts and Bellewood's
common area to the south, and the completed Austin Oaks subdivision to the west. With these
tracts as adjacent uses, it is highly unlikely that any stub streets provided would be ever utilized
and they are not desired by our neighbors. We have also met with the neighbors on the east side
of West Road. They have expressed their desire for us to not have two entrances into our
community. They have stated their concerns regarding conflicting traffic patterns that an
entrance across from their access to West Road may cause, headlights shining into their homes,
and the loss of trees as reasons for us not to install an additional entrance.
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Grasspave21nstallation - Mats can be rolled outin minutes!
600m2 (6.000 sf) per two-person hour! For steps shown below - 100m2 (1.080 sf) per two-person hour!
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Excavate for base course as determined
by soils and loading requirements. Place
and compact sandy gravel which should
be a mixture of clean sharp sand and
gravel varying in size but not exceeding
~~ Tochedt porosity. use a hose to see
that water flows into the base and
drains away. Add subsurface drainage
as necessary to low spots.
Apply Hydrogrow mixture th.tisincluded
free with your order. Hydrogrow is a mix-
ture of polymer and fertilizer designed
especially for our Grasspave2 system.
Roll out Grasspave2, aligning the side
holefastenersoverthesidepegs. The
warmth of the sun will relax the plank:
50 it lays flat Cut the grid between rings
using pruning shears. Utilize small
pieces in the same spacing.
Fill rings with clean sharp concrete sand
using large rakes and brooms so that
the top of the rings show when done.
l1Iyturfovertherings. Onwarmda~,
wet the sand first to lower sand temper-
ature and provide moisture for grass
roots. Seeding and hydromulching is
also an accepted vegetating method at
this stage. A dusting of topsoil may be
beneficial in the case of seedingand
hydromulthing.
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Roll sod with heavy roller toeliminate
air pockets and make sure roots are in
tontatt with the sand fill. Water lawn as
usual1lcoordingto climatic requirements.
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large rolls save installation dollars- it's the fastest grass paving system! Rolls
applytoGrasspave2, Gravelpave2, Draincore2 and Slopetame2. Custom roll,i,e,
available by request. .
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Whether the area has been seeded or
sodded, wait to drive on grass until after
two mowings, a time which will estab.
Iish the root system and lock the sod
piecesinplace.lnanemergencysuchas
fire truck access, grass may be driven on
immediately after installation.
Use a regular lawn mower for
maintenance. There are no paver
edges protruding the surface
that would damage mowers.
Donotaerate!
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Firelanes
Visit our web site for updated news on this application of
Grasspave2. You will also find our CD-ROM disk helpful when
designing fireJanes. Electronic specifications are included as well
as CAD drawings similar to the ones shown here. Strength is
required in the base course design to hold up these heavy vehicles.
Primarily what would be used under asphalt paving is similar
to that required under Grasspave2. Design vertical contours in
accordance with long axle spacing. Submit your plans to your
applicable fire department to obtain approval. We can assist with
Our long and weB establbhed history of providing safe, well con-
structed firelanes began in 1982 with our first job in Snowmass,
Colorado. near Aspen Ski Resort. Since then we have firmly
established our cxperlise in this area with tests having been done
by several fire departments. beginning right here in Aurora.
Colorado. See the Lab Compression Test Results on Page 7. An
Irving, CA, Fire Department test can be seen on Page 11.
Please note that these details are schematic in nature. Designer shall specify spacing
and design of edge treatments. Spacing will vary with turf typ e, slope, and fire
department requirements.
Shrub masso'n left-and Qroood 'covers on
right. Note the compacted sandy gravel
road base underGrasspave2.
Cart path cap that fitSoverGrasspave2
on left. Strapping tape around rings
cooia ining either gravel,non-shrink
mortar, or eona-ete.
Firelane around buildings isdelineated with any of these edge treatments,
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Map of Adjacent Landowners