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I Table of Contents
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8AVERV~
Location Map
Color Rendering,
Statement of Purpose &
Waiver Information
Primary Plat &
Landscape Plan
Rendering
Representative Home
Pictures & Abbreviated
Covenants
Birds Eye View
Rendering, Adj acent Use
Aerial & Written
Commitments
READY INDEX" INDEXING SYSTEM 600013
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Statement of Purpose.
We are 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 newly adopted private streets and gate ordinance. 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 Creek, 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.
In order to facilitate our design for The Woods at Lion's Creek we are requesting the
waivers listed below.
Section 6.03.20 - Private Streets.
We are requesting a waiver to allow private streets and do believe we meet all the
requirements to be considered. There are no feasible "through links for the surrounding
transportation network or are we obstructing any future connections identified on the
Thoroughfare Plan. The design of the private streets meets all the requirements set forth in the
recently adopted Standards of Design Ordinance.
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.
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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 which will include mature evergreen trees that are being transplanted from
other areas of the site. The owners of the homes that border West Road will be equally
interested in planting landscaping to further buffer their homes from West Road. We have
included list of commitments in a form that is recordable upon our approvals that address home
design requirements and additional landscaping required for West Road Lots. Renderings of the
gated entry and a view of the community from West Road will be presented at the Plan
Commission Meeting.
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.
Outstanding Issues
Landscape Plan. We had an on-site meeting with Scott Brewer to review the site and our
landscape requirements. A Landscaping Plan that included Mr. Brewer's comments from the on-
site meeting have been submitted to Mr. Brewer for his approval. We anticipate we will have
approved plans by the AprillSth Plan Commission Meeting.
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~____-----we have met with the adjacent Homeowner's regarding their traffic, construction, and drainage
concerns. All of their concerns were addressed to their satisfaction. All have been pleased with
o are site design and prefer the single entry design.
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Engineering Comments in the Feb 15th TAC review letter. We have addressed all of
engineering comments including committed upgrades to West Road. On March 30, presented to
Engineering a proposal that includes the replacement of the existing drainage structure on West
Road that would allow us to widen our half of West Road as the development is constructed as
opposed to committed funding for future road improvements. We are waiting to hear if this
proposal is acceptable and believe we will be able to reach agreement with Engineering prior to
the AprillSth Plan Commission Meeting.
Additional Comments and Concerns
Adjacent Homeowners
Walking Paths
We have had comments regarding the installation of paths; in the pipeline common area,
accessing main common area pond, and connection to Bellewood's Common Area to the South.
We were planning on providing walking paths and have added them to the color plat that has
been included with this packet.
Ponds Located within Lots.
We will modify the original Primary Plat to show all retention ponds located within Common
Areas. The Property Owner's Association Documents will provide for the maintenance of these
areas. The main common area pond with common access will be maintained by all the lot
owners and the other ponds will be maintained by the owner's of the lots that are adjacent to
them.
PRIMARY PLAT
THE WOODS AT LIONS CREEK
Date of Submittal - January 19,2006
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AREA MAP
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SOILS MAP
SOilS LEGEND
erA - Crosby silt loom, 0-:) percent Slopes
8r - Brookston-silty loom
Ge - Genesee silt loam
Mm82 - Miami slil loom, 2-6 percent slopes. eroded
MmC2 - Miami silt loom, 6-12 percent slopes, eroded
IAmD2 - Miami sill loom, 12-16 percent slopes, eroded
Sh - Shoals silt loom
LAND DESCRIPTION
Part of the West Half of the Southwest O1lorter of Section 19. Township 18
North, Range 3 East and Port of the West Half of the Horthwest Quarter of
Section 30, Township 18 North, Range 3 East, both in Cloy Township,
Hamilton County, Indiana. described os follows:
Commencing at the southeast corner of said West Half of the Northwest
Ouarter Section; thence North 00 degrees 24 minutes 10 seconds West olong
the East 6nc of said West Half of the Northwest Quarter Section 0 distonce
of 2100.80 feet, soid point being the POINT Of BEGINNING: thence
continuing North 00 degrees 24 minutes 10 seconds West along said East
line 0 distonce of 544.95 feet at the Northeost comer of said West Half of
the Northwest Quarter Section; thence North 00 degrees 29 minutes 38
seconds West along the East line of soid West 00" of the Southwest Quarter
Section a distonce of 12.l4.5O feet; thence South 89 degrees 48 minutes 17
seconds West porallel with the South line of said West holf of the Southwest
Quarter Section a distance of 1472.31 feet to 0 brass disk in concrete base
Stomped "GONGAWARE BDUNIlARY MARKER SCHNEIDER ENGINEERING ~RY
'000'- (hereinafter referred to as -Diskj on the West flne of said West holf
of the Southwest Cuarter Section (the preceding course having passed
through 0 "Disk- 50.00 feet west of its east end); thence South 00 degrees
11 minutes 34 seconds East along said West line of soid West Holf of the
Northwest Quarter Section a distance of 1244.21 feet to the Northeast comer
of Section 25, Twonship 18 North, Ronge 2 East; thence South 00 degrees
20 minutes 41 seconds Eost along the West line of said West holf of the
Northwest Quarter a distance of 471.49 feet to 0 -Disk- olStant 481.2 feet
South of the Northwest comer of said West holf of the Northwest Quarter
Section; thence South 89 degrees 37 minutes 13 seconds East 0 distance of
644.78 feet to 0 -Disk- on 0 line which if extended would intersect the East
line of said West half 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 flne of said West holf of
the Northwest Quarter Section 0 dIstance of 16.93 feet to a -Disk-; thence
South 86 degrees 39 minutes 13 seconds East 0 distance of 837,04 feet to
the Point of Beginnin~ (the preceding course having passed throught Q -oisk-
SO.OO feet west of it s eost end). Containing 59.097 ceres, more or less.
Subject to 011 legal easements and rights-of-way,
SCALE: 1" = 1 DO'
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50 100 200
NOTE:
DECORATIVE SIGNS. SPRINKLER SYS1[YS.
TREES, lANDSCAPING l.4OUNDS. fENCES.
LIGHT POLES DR OTHER SUCH ALtENmES
ARE NOT PERY1TTED IN THE RIGHT OF WAY,
CURRENT ZONING: S-1
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TYPICAL SECTION-LOCAL STREET
(NO SCALE)
CONCRETE ROLL CURB
& GUTTER DETAIL
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P<<lTES:
lNlECRolLCIJIlSWlTHcn<<:RETEPAVEIllEHTSlW..LBESIIllARSHN>E.
W<E t.Ll EXPOSEll SURFAC[S.
tw.IPENSUBGIWl[SEfDREP\AClNGCONCRETE.
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D.N.R. 8U disk stomped "lee 2 Alr - N.G.V.D. 1929
Set in the top of 0 concrete post, level with rood in the
Sf quadrant of West 131 st Street and Shelboume Rood.
Near E/4 comer of Sec. 30-T18N-R3E.
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ELEVATION: 917.887
lBLl , 1 = R/R Spike set north side of Pwp. Approx. 60'
south of 131st St. and neor the southerly extension of the
east line of tNI/4. Sec. 3O-118N-R3E
ElEVATION: 910.30
OWNER/SUBDIVIDER'
J.C. DEVELOPERS. lLC
118 WEST CARMEL DRIVE
CARMEl, INDIANA 46032
PHONE: 317-575-1904
HOLEY MOLEY SA YS
"DIG SAFELY"
"IT'S THE LAW"
CAll 2 WORKING 114lS BEFORE YOU DIG
1-800-382-5544
CALL TOU FREE
PERINOINMSTATElAWIC8-1-26
lTlSJ&.NSTTHE lAW TO EXCAVATE
WllHOUT HOTfYN,"; THE UNl*:RGROUHO
lOCAOONSElMCElWO(2)'t<<JlI(NG
DAYS !U"ORf COW{NCJNG WORK.
1BW , 2 = Cut Square 10 feet IllUt of the end of the south
curb of OoIan Way. Elevation" 907.86 TBN , 3 c Cut Square
1.0 feet I'IOrth of the south endof the east heodwoU opprox. 20
feet north of the southwest corner 01 surveyed parcel.
ElEVATION; 890.24
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SHEET NO.
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PROJECT NO.
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THE WOODS AT LIONS CREEK
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ABREVIATED GUIDELINES
Minimum Dwelling Sizes
One Story- Main Floor
Two Story- Main and Upper
3,500 sJ.
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 mat~rial 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 V2" caliper) at least one of each.
Preserved trees in the 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 1 tree = 3 bushes basis upon written approval
of Committee.
General Design Requirements
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 of 2,000 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 Carmel's Standards, and be
completed within 30 days of completion or residence or within one year of lot
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.
Fences
All fences shall be black ornamental iron or its aluminum equivalent not to exceed 48"
inches in height. Above requirements are guidelines only and each individual fence must
be approved before it is to be built. Plans for fence approval shall include plot plan
denoting location of fence, color picture of fence, and all dimensions of the fence.
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 emptied on a regular basis
prior to being overly filled with debris. .
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Map of Adjacent Landowners
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COMMITMENTS CONCERNING THE USE AND
DEVEWPMENT OF THE REAL ESTATE
JC Developers, LLC. ("Developer"), the owner of the Real Estate to be known as
The Woods at Lion's Creek ("The Woods"), located in Hamilton County, Indiana, and
described in Exhibit "A" attached hereto and incorporated herein ("the Real Estate"),
makes the following Commitments ("Commitments") to the Plan Commission of Carmel
("Plan Commission").
Section 1. Cross Reference. These Commitments are made in connection with
approvals requested under Docket Number 06020016 PP and related Waivers.
Section 2. Exhibits. Exhibit " A" legal description and Exhibit "B" primary plat for a
subdivision to be known as The Woods at Lion's Creek are attached hereto and
incorporated herein by reference.
Section 3. Commitments. The Developer agrees and commits to the following:
1. Home Sizes. All one story homes in The Woods shall be 3,500 square feet
exclusive of basements, garages and open porches. All two story homes shall
be 4,200 square feet exclusive of basements, garages and open porches. All
homes shall have basements of at least 2,000 square feet.
2. Exterior Finish For All Homes: All homes in The Woods shall have exterior
architectural elevations designed to meet the 1800's to mid 1900's Victorian,
Eclectic, Romantic, and Colonial styles, as represented in the a.rcbitectural book, A
Field Guide to American Houses by Virginia & Lee McAllester, on all facades.
There shall be at least one architectural break every 20 feet on the exterior walls of
all sides of the home. All homes shall generally have masonry/stucco on all sides of
the all floors and all exterior fireplace chases. Alternative exteriors may be pennitted
based on architectural style upon written Committee approval. No vinyl, T I-II, or
aluminum siding will be permitted. All exterior colors must be submitted to
Committee for approval.
3. Garages For All Homes: All homes in The Woods shall have a minimum of a
3-car garage of, side, or rear load, angled, or "L" design.
4. Roofs For All Homes: All homes in The Woods shall have primary roof
pitches of8/12, excepting those homes whose pitches have been designed to
be less than 8/12 to meet desired period specific designs.
5. Windows For All Homes: All homes in The Woods shall have windows on
all elevations of the home.
6. Monotony Code For All Homes: All homes in the Woods shall be custom
designed and no two homes shall have substantially similar exterior
elevations.
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7. Landscaping Requirements: In addition to the perimeter landscaping installed
by the Developer, the owner of each lot with The Woods shall be required to
plant the following:
a. 3 Shade trees (2" caliper or greater), inclusive-of street trees.
b. 3 evergreen (5' +)/ ornamental trees (1 W' caliper or greater).
c. 35 bushes 18" in height or greater, excluding ornamental grasses.
Trees may be substituted for bushes on a 1 tree = 3 bushes ratio.
8. Lots Adjacent to West Road: Lots 1,2,19,20,21, and 22, as shown on Exhibit
"B", are adjacent to West Road. In addition to the perimeter landscaping and
the landscaping requirements for all lots as defined herein, the owners of these
lots shall plant the following in locations that shall buffer the home from West
Road:
a. 1 Shade or Ornamental tree sized per the requirements of Paragraph 7
above.
b. 2 Evergreen trees 5' in height or greater.
Section 4. Binding on Successors. These Commitments are binding on the Developer,
the owners of the Real Estate, each subsequent owner of the Real Estate, and each other
person acquiring an interest in the Real Estate.
Section 5. Effective Date. The Commitments contained herein shall be effective upon
the occurrence of all of the following events:
1. The approval of the primary plat and secondary plat applications for The
Woods of Lion's Creek by the Plan Commission pursuant to Docket Number
06020016PP and related Waivers;
2. The commencement of the development of the Real Estate in accordance with
the approved primary and secondary plats referenced above.
Section 6. Recording. The undersigned hereby authorizes the Secretary of the Plan
Commission to record these Commitments in the Office of the Recorder of Hamilton
County, Indiana.
Section 7. Enforcement. These Commitments may be enforced by the Plan
Commission of the City of Carmel, Indiana and any property owner within or
immediately adjacent to the Real Estate.
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IN WITNESS WHEREOF, Muno Henderson has caused these Commitments to be
executed as of the date first written above.
By: . ~
Muno Henderson
President
STATE OF INDIANA )
) SS:
COUNTY OF HAMILTON )
Before me the undersigned, a Notary Public in and for said County and State,
personally appeared Muno Henderson, President of IC Developers, LLC., and having
been duly sworn, acknowledged execution of the foregoing Commitments.
WITNESS MY HAND and Notarial Seal this 3,tL day of ~ ' 2006.
My Commission Expires: Signature ~-d-U- ,;( .//I~
1.J-p.tl1 Printed4A~A..eA I. h1efsRe~
Notary Public
Resident of ~ul6n County, Indiana.
This instrument prepared by James R Langston. Langston Development Company, Inc., 1132 South
RangelineRoad, Suite 100, Carmel, Indiana 46032; Telephone: (317) 846-7017