HomeMy WebLinkAboutPacket 5-16-06
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118 West Carmel Drive
Carmel, IN 46032
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READY INDEX" INDEXING SYSTEM 600013
Plat, Landscape Plan
& Color Renderings
Engineering
Requirements,
Architectural Standards
Comparison, & Written
Commitments
Private Streets Analysis,
Aerial Overlay & Picture
of view from end of
Southern Cul-de-Sac
Letters From Adjacent
Residents
Letters From Marketing
Agents & Potential Lot
Purchasers
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ENGINEERING REQUIREMENTS
From: Duncan, Gary R [mailto:gduncan@carmel.in.gov]
Sent: Thursday, April 13, 2006 7:36 AM
To: JohnE
Cc: McBride, Mike T; Redden, Nick; Hill, Dick B; Griffin, Matt L
Subject: RE: Lion Creek & West Road
John,
Thanks so much. We may still need to review the width of the bridge as the
design progresses. It appears to be of sufficient width to accommodate a
24-foot roadway, a 10-foot path and still have 10-feet extra. Engineering
will approve the concept of the bridge on the Primary Plat subject to
further review as the project progresses into the Secondary Plat stage.
As it relates to Engineering's input on approval of the Primary Plat, we
still require the following:
A revised Primary Plat so that we may confirm that the items raised at T AC
and discussed at our last meeting have been incorporated into the Primary
Plat. - Revised Plat has been submitted incorporating all items discussed.
A response to the TAC comments, including submission of the completed Plan
Certification form. All T AC comments have been responded to and completed Plan
Certification fonn has been hand delivered.
Where do you stand with the DOCS on formalizing the commitments for the
Thoroughfare Plan improvements and credits thereto? I would expect that this
commitment needs to be in place prior to obtaining final Primary Plat
approval. Have incorporated DOCS's wording for the commitments into written
developer commitments to be recorded.
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Analysis of The Woods at Lion's Creek Architectural Requirements as compared
to City of Carmel's proposed standards.
A. WINDOWS
1. At least two windows shall be present on each fa<;ade, and each occupied level, as architecturally
appropriate. One window shall be permitted on half stories. YES
2. All windows, on all sides of the house, shall have trim as architecturally appropriate. YES
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B. ENTRYWAYS
1. Entryways shall be clearly visible and shall be the dominan't feature of the front fa<;ade, or the
side facade.
2. Porches shall be a minimum of six feet deep, and shall be provided where architecturally
appropriate.
3. All home architectural exteriors shall be designed to meet the 1800's to mid 1900's Vittorian, Eclectic,
Romantic, and Colonial styles, as represented in the architectural book, A Field Guide to American Houses
by Virginia & Lee McAllester.
4. All exterior facades must have an architectural break every 20'.
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C. CHIMNEYS
1. Chimneys shall extend fully to the ground, and above the eaves, if external. YES
2. Chimneys shall be made of masonry or stucco material or panels, or material with a similar,
durable appearance. YES
3. "Shed-style" or bump-out chimneys shall not be permitted. YES
D. GARAGES
1. Garages shall not be the dominant feature of the front fa<;ade. YES
2. If off-set or side-loading (courtyard loading), the fa<;ade facing the street shall have at least one
window.
3. The garage, if front-loading, shall comprise no more than 30% of the main front fa<;ade. NO, front
load garages are not permitted in The Woods at Lion's Creek.
4. ' Garages must be a minimum of 3 Car in size.
E. ROOFLlNES
1. Roofs shall have minimum 12" overhangs, on all sides of the structure, or more if architecturally
appropriate.
2. Roofs must have a primary pitch of at least 8/12 unless architectural style does not warrant.
F. MATERIALS
I. If more than one material or color is used, the transition between materials and/or colors shall be
logical, Le. to highlight an architectural feature. If a material such as brick or stone is used on the
front fa<;ade but not the side facades, a logical transition with trim, such as quoins, shall be
provided. Vinyl siding, if used, shall not be less than 0.048 in thickness. Aluminum siding shall
not be used. YES and NO.
2. All home architectural exteriors shall be designed to meet the 1800's to mid 1900's Victorian, Eclectic,
Romantic, and Colqnial styles, as represented in the architectural book, A Field Guide to American Houses
by Virginia & Lee McAllester.
3. Vinyl siding is not permitted.
4. Side and rear fa<;ade materials shall match front.
5. All exterior colors must be approved by the Woods at Lions Creek Architectural Review
Committee.
G. MINIMUM DWELLING SIZE
1. One Story Homes - 3,500 SF
2. Two Story Homes - 4,200 SF
3. Basements - 2,000 SF
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COMMITMENTS CONCERNING THE USE AND
DEVELOPMENT OF THE REAL EST ATE
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 architectural 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 permitted
based on architectural style upon written approval of The Woods Architectural
R~vieW Committee. No vinyl, T 1-11, 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 ofa
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 of 8/12, 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 occupiable floors, on each elevation provided that elevation side of the
occupiable floor is above grade.
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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.
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. The perimeter landscaping required for these
lots shall be increased one category level from what is required by current
Zoning Ordinance 26.04.06.
9. West Road Improvements. Developer is responsible for the required upgrades
to West Road along The Woods frontage as identified by the City of Carmel
Thoroughfare and Alternative Transportation Plans. These improvements
must be constructed or funded as reasonably determined by the City of Carmel
Engineering Department.
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.
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Section 5. Effective Date. The Commitments contained herein shall be effective upon
the occurrence of all of the following events:
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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
06020016 PP 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.
JC Developers, LLC.
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 JC Developers, LLC., and having
been duly sworn, acknowledged execution of the foregoing Commitments.
WITNESS MY HAND and Notarial Seal this _ day of
,2006.
My Commission Expires:
Signature
Printed
Notary Public
County, Indiana.
Resident of
This instrument prepared by James R. Langston, Langston Development Company, Inc., 1132 South
Rangeline Road, Suite 100, Carmel, Indiana 46032; Telephone: (317) 846-7017
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THE WOODS AT LIONS CREEK
Analysis of Critera for Allowing Private Streets
1. Street must offer no feasible "through" links for the surrounding transportation network
and function as a local street.
The street system within The Woods at Lions Creek is a "local street" network.
There are no feasibile options for providing connectivity through the property to
adjacent parcels. The property to the north of the site has been divided into large
estate lots for individual homes. The property to the west is occupied by an existing
subdivision (Austin Oaks) within Boone County with no stub streets provided to our
site. The property to the south of the site is occupied by the wooded common area of
Bellewood and other individual large estate homes.
An additional entrance onto West Road is not warranted by the proposed 32-home
enclave of residences wthin The Woods at Lions Creek. Additionally, a second
entrance along West Road would serve no purpose "for the surrounding
transportation network."
2.
Street may not utilize hammerhead street designs.
No hammerhead street configurations are proposed.
3.
Street can not obstruct any future connections identified on the Thoroughfare Plan.
There are no future connections identified on the Thoroghfare Plan for the local
streets proposed within The Woods at Lions Creek to conflict with.
4.
Auxiliary lanes (acceleration / deceleration lanes and passing blister) must be provided at
the entrance to the street.
All auxiliary lanes required by the City Engineer's are being provide~.
5.
All interior street improvements must be designed and installed according to City
standards; including right-of-way width, storm drainage, curb and gutter, pavement
widths, sub-surface drains, sidewalks, and driveway cuts.
All of the proposed interior street improvements, as referenced above, have been
designed and will be installed according to City standards.
6. A demonstrated financial guarantee that the home owners' association will budget for the
maintenance and upkeep of all street improvements.
An initial $3,000 capital reserve fee will be collected at the time each of the 32 lots
within The Woods at Lions Creek is purchased. This will result in an initial $96,000
capital reserve fund for the development. In addition, a capital reserve fee will be
collected from each lot owner annually as a component of the DOA dues for the
community.
7. All adjacent pedestrian path stubs must connect. Pedestrian paths must be dedicated or
platted in easements to allow public ingress/egress.
The Woods at Lions Creek includes a pedestrian pathway system that would
connect to future paths if installed on adjacent properties. A publicly accessible
path is proposed along West Road and will be located within the West Road right-
of-way and allow public ingress/egress along West Road.
8. The following condition of approval is required for any waiver request to permit a private
street:
If and when the City is petitioned to take over the private street, said street
must be improved to the current governing City standards as determined
by the City Engineer prior to acceptance. All required improvements to
be at the home owners' association's expense unless otherwise waived by
majority passage of a resolution of the Carmel City Council.
JC Developers, LLC and the development team for The Woods at Lions Creek have
reviewed and understand the condition of approval written above. The Developer
accepts and consents to the attachment of this condition to the approval of the
primary plat for The Woods at Lions Creek and this requirement will be
incorporated in the DOA documents.
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Location of Adjacent Owners that have submitted
letters of support for The Woods at Lion's Creek
Primary Plat and all waiver requests.
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From: William J. Fike To: Jim Langston
Date: 4/17/2006 Time: 9:28:50 PM
Page 1 of 1
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April 17, 2006
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City of Carmel
One Civic Square
Carmel, IN 46032
Attn: Plan Commission Members
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RE: The Woods at Lion's Creek Subdivision
Dear Plan Commission,
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We are Colette and William Fike, and we reside at 13509 West Rd., and we are writing
this letter in regard to the proposed The Woods at Lion's Creek Subdivision. Upon
seeing the plans and speaking with the developers we are in full support ofthe
community and the related waivers.
Living across West Road from the subdivision, we particularly support the notion of the
community having only one entrance. If the southern cul-de-sac were made into a second
entrance we would have concerns with the glare of car headlights and potential traffic
conflicts associated with vehicles entering and leaving the community.
We urge the Commission to allow this waiver.
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Sincerely,
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William 1. Fike
Colette S. Fike
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13509 West Rd. · Westfield, IN 46074
PO BOX 3307 . Cannel, IN 46082
317.733-3900 . blDlfike@blllflke.com
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April 24, 2006
City of Carmel
One Civic Square
Carmel, IN 46032
Attn: Plan Commission Members
Dear Plan Commission,
My name is Mike Logan and I reside at 13511 West Road. I am writing this letter in
regard to the proposed The Woods at Lion's Creek Subdivision located across the street
from my home. I have had an opportunity to discuss the project with Langston
Development and I support the community design and waiver requests. Specifically I
support their desire to create a gated community with private drives and a single entrance.
I believe a community of this caliber would enhance surrounding property values and
would be consistent with the existing development in the area. Additionally, living on
West Road, near the location a second entry could be placed, I have concerns with the
cross traffic issues and shinning headlights that would be created with an additional
entrance. I am in agreement with the developers that a single entrance for 32 home sites
would be sufficient.
I strongly encourage the Commission to favorably consider this waiver.
~47/r
Mike Logan
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April 27, 2006
City of Carmel
One Civic Square
Carmel, IN 46032
Attn: Plan Commission Members
Dear Plan Commission,
My name is Paul Henderson and I reside at 13545 West Road. I am writing this letter in
regard to the proposed The Woods at Lion's Creek Subdivision located across the street
from my home. I have discussed this project with Langston Development and I am in
support of the community as it has been presented to me. Additionally, living directly
across the street from the proposed southern cul-de-sac near West Road, I am strongly in
support that the community be allowed to have a single entry. My major concern is in
regard to the headlights shinning into my home that would be created from a second
entrance.
Sincerely,
/JU
Paul Henderson
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. Jim Langston
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Page 1 of 1
From:
To:
Sent:
Subject:
"Muno Henderson" <muno@hendersonhomesinc.com>
"'Jim Langston'" <jlangdev@langstondev.com>; "Matt S. Skelton" <MSkelton@binghammchale.com>
Tuesday, May 02, 200610:01 AM
FW: Woods at Lions Creek
-----Original Message-----
From: Woodwillie@aol.com [mailto:Woodwillie@aol.com]
Sent: Tuesday, May 02,20069:00 AM
To: Leo.Dierckman@opco.com
Cc: mUllo@hendersonhomesinc.com; deborah_wood@dwainc.com; mgriffin@carmel.in.gov
Subject: Woods at Lions Creek
Hi Leo,
Deborah & I met with Muno, Jim & John the other day.
After an extensive discussion, Deborah & I are throwing our support to the ONE ENTRANCE plan for The Woods At Lions
Creek. (Granted, of course, the City, the Fire Department, and the Police Department agree)
Muno is going to work with us to make our property entrance safer.
Thanks, Leo, for everything you do for the city. And thanks for looking out for everybody's concerns.
Sincerely,
Willie
5/2/2006
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JC Developers, LLC
118 West Carmel Drive
Carmel, IN 46032
Attn: Mr. Muno Henderson
Mr. Henderson,
My name is Craig McElheny. I reside at 13856 West Road. I am your neighbor to the
immediate north of the property you are developing as The Woods at Lion's Creek in western
Cannel on West Road.
I wish to share with you my enthusiasm for the project you are bringing to the area.
While development is sometimes frowned upon, I don't know that I could be more pleased with
the plans for the land which you are developing along the southern boundary of my property.
Development is simply going to occur - that is a given. However, the quality of development you
are proposing is quite frankly a bit to rare and greatly appreciated.
It has come to my attention that you are facing some objections to your plans which
currently show one ingress/egress to the development.
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I wish to urge you to not change the plans and add a 2nd ingress/egress to The Woods at
Lion's Creek.
Just one year ago this section of West Road - which only extends from 13lst to 14lst had
just a handful driveways on it. The Woods at Lion's Creek will bring a third neighborhood
entrance to this short stretch of road in less than I year.
As I mentioned, I am supportive of your development. What I do not and cannot support
is adding a second entrance to the property, It is a fact that both Bellewood and Glen Oaks (the
other two developments along this one mile stretch of West Road) each have only one entrance
along West Road.
More importantly, based on the plans for your neighborhood that I have seen, I can only
assume that the additional entrance would be at the end of the cul-de-sac at the southern end of
your development. The segment of West Road where the existing bridge is and the 2nd entrance
would likely go is already quite narrow. I feel it would be an unnecessary safety hazard to have
one entrance just north of the low-lying bridge, as well an additional entrance just south of the
same bridge for The Woods at Lion's Creek especially with the entrance to Glen Oaks just a few
hundred feet south of your development. It is my opinion that a second entrance will simply
create too many unnecessary opportunities for accidents.
Please feel free to share my thoughts with your counselor any other individual, entity or
governmental decision maker who may be interested in hearing what your next door neighbor has
to say.
Prc~eelY
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~ McElheny
13856 West Road
Westfield, IN 46074
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Realty Group Companies
3801 East 82nd Street
Indianapolis. Indiana 46240
Business (317) 595-2100
Direct (317) 558-7751
Matthew Lutz
Associate Broker
April 23, 2006
Mr. Muno Henderson
J. C. Developers, LLC
118 W. Carmel Drive,
Carmel, IN 46032
Mr. Henderson,
This letter is in response to your question regarding what affect a second entrance
would have on the marketing and sales at the Woods of Lion's Creek. It is my
professional opinion a second entrance would have the following effect:
1. Decreased interest in the community by perspective clients.
a. The City of Carmel has very limited options available to clients
seeking to build new homes in gated communities. Clients I have
spoken with desire a community with a single entrance for security
and safety reasons. There have been several communities in the past
with this configuration that have been successful and I would like for
The Woods to model their success.
2. Decreased value of the home sites.
a. A second entrance would decrease the value of most home sites (home
sites 16-24 more significantly than others. For an exclusive
neighborhood such as The Woods to offer only 5 home sites that are
not on the main thoroughfare would be devastating in my opinion.
3. Increased Maintenance Costs
a. A second entrance would also place a significant additional
financial burden on the homeowners for years to come. There are
several expenses to consider such as: landscaping, the physical and
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electrical components of the gates themselves, street and sidewalk
maintenance, fountains or any other components you will be
incorporating into an entrance.
4. Security.
a. If the homeowners eventually decide to make this a guarded
community, this is one more area that would constantly require
additional and regular attention. Accordingly, this will be an
additional financial burden to the homeowners.
. Mr. Henderson, I have confirmed with several of the prospective home site
purchasers that they do not prefer a second gate. I can provide letters from them if you so
desire.
In closing, if the City of Carmel does not approve your waiver requests for a
single gated entrance, I would need to revise the lot pricing and sales absorption rates I
provided to you in the past and reconsider my recommendations to you in regard to lot
sizes and number of lots proposed for the community. Additionally, you may need to
reconsider developing and building in the community yourself and look to sell the project
to a larger volume builder.
Matthew Lutz
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Realty Group I
3801 East 82nd Street
Indianapolis, Indiana 46240
(317) 595-2100
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May 1 st, 2006
JC Developers
118 West Carmel Drive
Carmel, IN 46032
Attn: Muno Henderson
Muno, per your request, I have checked with my client regarding his interest in The
Woods at Lion's Creek. He is still somewhat interested, but he does not feel that a second
entrance is necessary, nor does he prefer one.
He and his wife believe the quaint and quiet feel may be lost with the additional entrance.
They also feel that the lot costs you previously provided may rise to offset the cost of the second
entrance as well as the anticipated reduced value in the lots immediately abutting the additional
entrance.
Please keep us posted as to the progress, release dates and more importantly the cost of
the lots.
Sincerely,
Robert Al nzo
Century 21 Realty Group I
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Mr. Muno Henderson
1. C. Developers
118 W. Carmel Drive
Carmel, IN 46032
Mr. Henderson,
As you know, my husband and I are considering purchasing a lot in The Woods at Lion's
Creek when we move to the Indianapolis area later this year.
I appreciate your honesty when you told me that you might be adding an entrance right
next to the lot we have an interest in.
It seems to me that this will decrease not only our interest in lot 20 and the other lots in
this area, but it will probably decrease the interest of many others as well.
Here are the problems I have with the extra entrance.
1) This will likely leave 2-4 more vacant lots for years to come, as entrance lots it
seems are usually the last to go.
2) With the slower sales, comes longer building periods.
The dust and debris will likely be blowing for a few extra years depending on
how long it takes to sell these additional lots with the entrance right in front of
them.
3) Vacant lots seem to turn into the dumping grounds for neighborhoods.
4) Traffic will increase in front of the homes in this area.
5) A guaranteed increase in the annual dues will occur.
We will have to pay for additional security and maintenance on the lighting,
flowers, mowing, fountains and other expenses associated with the extra
entrance. I know we are paying to live in a gated community, But with this
small number of homes, my personal opinion is that it is not necessary.
Please do what you can to eliminate all these issues by not adding an entrance to this Cul-
De-Sac.
o:a~
Amy Kessler and Michael Diettrich
829 Applewood Road
Fort Wayne, IN
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JC Developers
Attn: Muno Henderson
Mr. Henderson, thank you for allowing my wife and I to take a tour of the
property that you are developing on West Road. It will be a great community.
Since arriving from New Jersey three years ago, my husband and I have been
considering where to build our dream home in Carmel. We are looking for a large cul-
de-sac lot in a quiet community that is preferably gated. The deep tree-filled lots you
have planned at the end of the cul-de-sac are quite appealing to us as it appears the traffic
would be minimal if not non-existent.
Unfortunately, the lots we are drawn to would be less desirable to us if you add
the second entrance you discussed is a possibility. The beauty of these lots is not only
the possibility of a walk-out lot with woods and a flowing creek, but the fact our home
would be at the back of the neighborhood where our young children could play and we
would not have to be concerned about any traffic but the occasional traffic of our
immediate neighbors.
Please do whatever you can to avoid adding the second entrance. I can't say that
we would not purchase a home site if this entrance is added, but we would likely wait a
bit longer and see what else comes on the market that better meets our needs and desires.
Please keep us informed of your development plans.
Sincerely,
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Ben Wilmer
641 Richland Way
Westfield, IN 46074
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JC Developers
Attn: Muno Henderson
118 West Carmel Dr.
Carmel, IN 46032
May 2nd, 2006
I wanted to share my extreme displeasure with the news I heard that you may be
placing a 2nd entrance into your plans for The Woods at Lion's Creek.
First of all, a community of this size does not need a second entrance. There are
what, only 32 lots? In addition, my interest in the home site which I had previously
expressed interest in will be diminished if you add another entrance to your development.
My wife and I have eyed home site 23 as a possible site for our next home
because of the abutting common area, the wooded creek behind the lot and more
importantly being at or near the end of a cul-de-sac. Unfortunately, no other lot offers
these features. We do not want to be on a pond, but we do want the creek. What we don't
want is much traffic.
Please do not include this additional entrance or we may have to reconsider
whether or not The Woods at Lion's Creek might be the site of our next borne.
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