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Home My WebLink AboutPacket 5-16-06 o D o o o o o D o o 10 D o o o o o o o / \ CITY OF CARMEL, INDIANA , .>< t,: -----...,:, ,~/ Ct> ~~~ . .\. -l " -rf:S>~., ro ~~~~ \-- \ ':\\_\\~ \)\)tS . J \..:~,;,,:;;~. /. " -";-"----, ~.......~. '>'1 ___J....~_,._ BAY DEVELOPMENT CORPORATION AND DREES PREMIER HOMES, INC '" REQUEST TO RECLASSIFY REAL ESTATE AND REQUEST FOR ADLSIDEVELOPMENT PLAN APPROVAL DOCKET NOS. 05120026 Z and 05120027 DP/ADLS VILLAGE GREEN pun Plan Commission May 16,2006 Applicant: Bay Development Corporation Attention: Bruce Sklare Phone: 844-8844 Builder: Drees Premier Homes, Inc. Attention: John Talbot Phone: 295-7111 Attorney: Jim Shinaver NELSON & FRANKENBERGER 3105 East 98th Street, Suite 170 Indianapolis, IN 46280 Telephone: (317) 844-0106 D D D D D D D U D D D U D D D D D D U Table of Contents 1. Explanation 2. Aerial Photograph of Site 3. Colored Site Plan and black and white site plan 4. Building Elevations 5. Site Landscape Plan, Entryway Wall detail, Typical Unit Landscape Plan and Lighting Cut Sheet and Mailbox Plan 6. Photograph of interior of Townhome Unit 7. Density and Parking Ratio Chart 8. Summary of Traffic Operations Analysis 9. PUD Ordinance, without Exhibits H:lImuI\Zoning & Real Estate MattersIBay DevelopmentlTablc of Contents - sse O~0406.doc u Explanation for Special Studies Committee Meetine: Mav 4. 2006 D D U D D D U D D D D D D D D D o D The applicants, Bay Development Corporation ("Bay") and Drees Premier Homes, Inc. ("Drees"), are seeking both ADLS/DP approval and Rezone approval. Bay and Drees appeared before the Plan Commission on February 21st and before the Special Studies Committee on March 7th, March 14th, April 13th and May 4th. The real estate that is the subject of this request is currently zoned R-2 and is located south of and adjacent to 136th Street/Smokey Row Road and west of and adjacent to the Monon Trail. The proposed rezone would consist of a Planned Unit Development District to be known as the "Village Green Townhomes" and will consist of forty eight (48) townhome units. Drees will be the builder of the proposed townhomes, which will be a semi-custom type of product that will allow the buyers to have some input and choice as to certain architectural features and floor plan selections. The anticipated price range is approximately $250,000 and the anticipated demographic is primarily young professionals without children and empty nesters. The following are the relevant exhibits: Exhibit 2 - This is an aerial photograph of the site. Exhibit 3 - This is the colored site plan for the project, as well as the black and white site plan and primary plat. Exhibit 4 - These are the proposed building elevations for the townhome units for the site. Exhibit 5 - These are the site landscape plan, the entryway wall detail renderings, the typical unit landscape plan, photometric and lighting cut sheets and mail box plan. Exhibit 6 - This is a photograph of the interior of the townhome unit. Exhibit 7 - This is a chart showing the density and parking ratios for this project compared to other similar projects. Exhibit 8 - This is a summary of the Traffic Operations Analysis. A complete copy of this analysis has been submitted as part of the file for this matter. Exhibit 9 - This is the proposed PUD Ordinance for this project. As part of this submittal, Bay and Drees have also submitted a wetlands analysis and tree inventory. We look forward to appearing before the full Plan Commission at its May 16th meeting for a vote of recommendation to the City Council regarding the rezone request and a final vote regarding the ADLS/DP application for this project. H:\brad\Zoning & Real Estate Mattcn\Bay Dewlopment\Explanation sse Brochure OS0406.doc D o D ~ ~ D D ~ Ii D D o o ~ D D o D ----. BliWPm~ I~ . . ! ~I V'illage Cnen ~ L~f!..c.."$ HDJ/!".'- __.0__._..______._____ : .\f:IlI.\L 1'1I0TOGIl~PH - 1,..~_...'I_.._...__.__ ;1rW'I!IJJ!L.M\1;I.. -."-:=':::rrr~il.~:-",,::"~. . "U.",-- 11111 WEIHE ENGINEERS INC. ::~~. IMOSltl:DTH~.1.IU!MFUftR'. OOlIAlt"rua.INDfI\NA 4IJ1IO WWW1VP.lHENI.'T 1111....... '-AX n"41'" 10Ll..... MXl04U'" AUAN It WlJHf. r Ji.. U . rIlUU..Hr avIL F-NOINf.E.. Ulm IVJfnYOU UMDM.:APf ".UIUE<.i_ D [L. I- I ~ j: I! I- I I: ~., " 1 - - hi' - I ENTRY WALL --i . 1 'I I ~ :..... . ',_._._._' - I 1-: WI w- a:- 1-1 (/): ,;;, ..cl ...... -' (,0 -I" (") ~ ....: tn! Wi" S :;~ ---I o -~ ~ ki, a:- S ~~, 01 a:: >-1 W- 6!.," 2 I-'~". en :~. '". I . ~. i: MaNON TRAIL", ~l I I 1 ! , ~ ~ ~ ! 'J[! )~ ! ><:~ $ ~ i ~ 'Il ! ~ i i If i ! - .,-;:;-:::-- tr\(/' SITE LANDSCAPE PLAN Drees -r. HOM ES,. r-:-, 1IlL=;;;;-) --~~ '-, - VILLAGE GREEN APRIL 20, 2006 Carmel, Indiana ~.! KEVIN K. P^RSONS & ASSOCIATES. INC. ~.'. ::(>I}o:' 21~':~:~~:~;::::.;.. ~~~i!tO ~: 317.9!1'J91'!>!5 I'll; lI7.9''35 94!>5 S,L:l3J.JH:>"llV 3dV:lSONV, S"ll0^3A"llfiS ONV, S"l/33NION3 ,IAI:> l.N301S3"lld - 'S', ''!I'd '3ImIM. 'H NVTIV 80~9'ZW008 33"ll.!nm 9~.on8'L 1 E XV.! 1199'9~8'L IE J.3N'3HI3AI.'MN.M. 09Z9~ VNVIONI 'snOdVNVIONI 3nN3AV 303,,0:> HUlON .0.01 ~'?NI SlItltlNIDNtI tlHltI.M rnJJ ^ +-> " 0) 0.J ,S OQ ::JL[) 0'- I . f"J -<(OQ Q . 2~ _c Ul Q-S SO-9L n ':u.va sor :AII (J:i>l:J3:HJ m :J..a N.M.VHO }I1::l/S3r 'AS 03N:lIS:ill IVld~lId6lSll!iQ ::nWN-:)J,lO 6L90 SOM m/llrlS 90-ll-f :'ON ~:l:UONd AS :iI.Lva ~::W113mN:J1l3dNf1d31lS01SNOlSVl]II s:mssl otN SN01SIA:ur 'llIIlI\1Ill 'lilllMJ wlnWIIII ~llIJ t f6u~1f 'I/l14/i ~J dlySllo1lGJ '~J .. 1/ \LOJ!:lIS Jo lJ" V .LV1d J..HVNIWI13:Hd N <>> SSflOH S:I:JJIJG Q ~ Uaa.L{) a6v11M B ~ :HOl ml!!Vd:!lHd III p.. -, o '" l g f ~~ ~~ o ,., ~ o c 0.J Q) L[) EI '- f"J Q)Q)" UlI Q(O Q; G31 ~ g; ~..j2 ~ OEOJ(}) : > G) "-- '0 0 ~ 0-0 () , >-.,~ "b -I:: :'::: ::JI c Ul 0010 -S I ',)GeI12C::J! /.)Th2 ....erk subje~; to tne rt::1uir-emenIS e' tnis Doi;~y sholl i:1cluoe lhe :lrGau:::tio~,. r,cu;in~/celivery. sprea~ing. finisning. ccmpcctior. or.::: cIne. ..ork neceSSQry to orepore tounclotions. insloll aggre{lote cases ond instoli one or more courses 0; DCse. i:1lermedioie, o~ ~tJrfcce nol mix osohol: mixttJ'es ",ithin exisling oc proposed right-o;-....oy lcr rocd....ays. auxiiiory icnes ond asphalt multi-use poths. B)This oolicy sholl be the easis fa' acceptance oi the work br the City. roilure to odhere Ie Ine requirements of this policy may resul: ,r. non-occeptonce of the work or otner remedies ou(iined in this policy. C) Workmanship. maleriols and quality of the work completed sholl canform to the 2006 Standard Specifications of the indionc Department of iransportotion (hereinafter referred to os Stondord Specifications), except wnere deviations are allawed herein. or variances ore granted. 0) Where the minimum standards of any other govemmenta! agency having concurrent jurisdiction exceed these standards. the higner sta ndordssnoll opply E) Ii ony plan or other note or specification on lhe approved construciion documents exceeds the minimum stondords of this policy, the higher standards sholl apply. F) I'4othing contoil'1ed herein sholl be construed as prohiblting the design and construction of improvements meeting higher standords. nor os discouraging petitions to appropriate governing bodies for variances for alternatives which con be Supported by advances in technology and ore opproved by other agencies with concurrent jurisdiction. G)AII work sholl comply with the requirements of Section 105.03 of the Stondord Specifications. H) For tile pl.lrposes of this policy, where the term Engineer is used in this poiicy ond the Stondard Specifications. it shall mean: o} The Carmel City Engineer. stoff of the Department of Engineering. other personnel employed by the City of Cormel. or aulhorized ogent(s) that may be retoined to represent the City of Carmel. ii) The HomHlon County Highway Engineer, stoff of the Hamilton County Highway Deportment, other personnel employed by Homilton County, or authorized 0gent(s) that may be retaine<l to represent Homilton County High....oy. depel'1ding on the location of the work. I) Authority of the Engineer over the work sholl be per Section 105.01 of the Standard Spe:cificolicms. J) Prior to commencing tlM! work, the Controctor performing the ~ork sholl contect Ihe Engineer to schedule 0 pre-construction meeting to review the Engineer's construction requirements, stoff nolifiCtltion requirements, required inspections for ceriain stages of the work' and to review the authority of the Engineer os it relates to the work K)Under no circumstonces sholl work subjecl to the stondords established by this policy commence without obtaining opproved canstruc::lion drawings by the City of Carmel Deportment of Engineering. 2) Foundation A) General i) This work sholl consist of the constll.lCtion/preporotion of the foundation in accordance with Section 105.03 of the Standard Specificatio~. B) Excavation and Embankment i) Prior to beginning excavotion and embankment operations, all necessary clearing. gru~bing. scalping and topsoil stripping and subsequent backfilling for remalfed items within the slope stoke limits sholl be performed in accordance with Section 201.03 and 201.04 of the Standard Specificotions. AIi topsoij, vegetation, roats, stumps, friable ond deleterious moterial sholl be completely removed within the iimits of the slope stokes. Ii) Excovotions (1) After exC1:lVotion operations, all spongy ond yielding materiol that does not readily compact sholl be removed from "ithin the slope stake limits and the resulting void sholl be refilled with suitable material and compacted in accordance with Section 203 of the Stonderd Specifications. (2) Any pronounced depressions within the slope stoke limits resulting after excavation operations sholl be refilled wilh suita~le materiol and compacted in occordonce ....ith Section 203 of the Stondord Specifications. ui)Embonkmenls (1) Embankmenls shall be constructed in accordance with Seclion 203 of the Slondard Specific:otions. (2) All spongy and yieldinq materiel that does not readily compoct shan ~e removed from ....ithin the slope stoke limils prior to embankment operations. (3) Any pronaunced depressions within the slope slake limiU resulting olter cleoring, grubbing, scalping ond topsoil removal shol be refilled with suitable material ond compacted in accordonce ....ith Section 203 of the Standord Specifications prior to embankment operations. (4) Prior to the construction of any embankment, the original ground surface within the limits of the slope stokes sholl be leveled and the upper 6-inches sholl be compacted in accordance with Section 203 of the Standord Specifications. (5) Embankments sholl be shoped to be well droined and sholl be protected to prevent erosion. (5) Loose depth of eoch embankment lift, final compacted depth, compaction method ond compaction requirements sholi be in occordonce with Section 203 of the Standard Specifications. C) Soil Subgrodes i) Sub<}rodes sholl be prepared only after the instollotion of 011 utilities and sUOsurfocedroinsindicatedontheapprovedconstructiondocurnenlsto be located under the pavement ore completed. Trench bockfilling work 01 these installations sholl be in occordance with the City of Carmel Trench Backfilling specifications, it) The subgrade sholl be shaped to the required grade ond seelions, free from 011 ruls, corrugations. or other irregulorities. iii)The S\Jbgrode shall be uniformly prepored, compocled ond approved in occordance with Sections 207.02. 207.03 ond 207.04 af the Stondard Specifications. iv)Subgrodes sholl be inspected and QPproved by the Engineer before any aggregate bose or hot mix osphalt pavements are constructed. A proofroll shall be condueled in accordonce wilh Seelion 203.26 of the Stondord Specificotions. Unacceptable areas sholl be corrected to the satislQclion of the Engineer before ony aggrf90te base or hat mix asphalt. poving operations commence. v) At the discretion of the Engineer, Subgrode thot hos satisfactorily passed o proofroll, ~ut remainS uncovered for 0 period of 14 calendar doyz prior to placing stone or is subject to 0 meOStJrabie rain event prior to plocing stone. sholl be subject 10 odditional proof rolls prior to plocement of the Aggregate B,ose, 0) Existing Pavement i) Milling of existing pavement surfaces sooll be in occordonce ....ith Section 305.02, 305.03. .:506,05. 306.07 and 306.08 01 the Stondord Specifications. }) Locolized weok oreos of the existing pavement section uncovered during the milling process sholl be repaired in occordonce with Section 304.02, 304.03, 304.05 or 305 of the Standord Specificalions. m) Prior to opening milled oreos to traffic. the milled areas sholl be cleaned of 011 moteriol. debris Qnd dust resulting from the op~ration. iv)Milied areas thot remoin open to traffic lonoer than those times stipulated in Seclion 306.05 of the Stondon:! Specifications sholl be subject to liquidated domoges outlined in Section 306.05 of the Standard Specifications. Tne Controctor shall be responsible for payment 01 these liqllidoted damoges. 3).....ggregote6ases A)~ener:::1 ij This work shQI! consis' oj ola:::;I1I;: c :::ompccteCl ogg-egote 0.. 0 oreoored soil subgrOQe in occoraon:::e ",ith Se:::lion lC5,C3c:tneSl0n:larc Soecificoiions. ii) J..ggregate ease m:neriols sholi tle in accordonce ...-ith Section 30t .02 0: the Stonoard Speclficotion~, iii)The maiericl sho!! be obtcine~ frorr. 0 CeTtifiec A9gregote Producer in occordance with Section 917 of the Siondard Specificoiions. iv)The Aggregate Bose moieriol Sholl be handlec:: onc Ironsported to. ond on. the work site in 0 manner tnot minimizes segregotian one moisture loss v).I>.ggregote Boses shall be constructed an preeared touncolions and to thicknesses equal or greoter thon those indicated on the approved construction documents. B)Temperoture and Seosonoi Limitations i) The Aggregate Base shoil ~e placed in accordance with the iemperature iimitations of Section 301.04 01 the Standard Specifications. ii) Frozen material sholl not be placed. iii)Aggregate Bases must be placed and poss proof roll prior to November 30 ,1'1 order to ollow paving in accordance with Section 4C(iv) of (his poficy. C)Preporolion i) The prepared foundotion sholl be free from objectionable ar foreign materials at the time 01 plocement. ii) The subgrade sholl be subject to odditional proof rolls in accordance wilh Section 203.26 of the Standard Specifications just prior to placing lhe Aggregate Bose on the su~grode in occordance with Section 2C(v) of this policy. Unacceptobie areas sholl be corrected to the satisfaction of the Engineer before any Aggregate Bose is placed. O)Spreadingond.Finishing i) The Aggregate Bcse IIhall be IIpreod in accordance with Section J01.05 of the Stondord Specifications. ii) The Aggregate Bose sholl be compacted in accordance with Section 301.06 of the Standord Specifications. iii) Subsequent paving courses sholl be placed over the Aggregote Bose within 14 c:olendar days. Aggregate Bases thol lay exposed for 0 period of time greoter than 14 colendar days or experience 0 measurable rain event prior to the plocement of subsequent poving courses sholl be sub;ect to inspection and acceptonce by the Engineer. At the discretion of the Engineer. odditionol proof rolls may ~e required. 4)Aspholt Povement A) General i) This work sholl consist of placing one or more courses of bose, intermediate. or surfoce hot mix aspholt (HI>>.) mixtures on 0 prepared foundatian in accordance with Section 105.03 of the Standard Specifications. ii) HIM bas~, intermediate, or S\Jrfoce mixtures shall be constructed on prepared foundations and to thicknesses equol or greoter than those indicated on the approved construction documents. Iii} t.lateriols used in the production of lhe HIM mixtures shall be in occordonce with Section 401.03 of the Standard Specificotions. iv)Equiprnent for HMA operations. including ~ut not limited to production, nou!ing/tronsporlotion, loydown. compoction ond miscelloneous/oncillory octivity sholl be In occordonce with Section 409 of the Standard Specifications, v) Installation of the fuli pavement section indicated on the approved construction ~~~~:~nts for the entire area to be poved must be completed ln the &lme paving vi)Wideni"9 operations sholl comply with the following: (1) The outside lace of the excovotedareo sholl be lelt os nearly verticol os the notUl"e of the material will permil and not wider than the outside limils of the widening section, (2) The existing pavement adjacent to the ....idening orea sholl be sowcut to a clean edge, (3) The subgrode in lhe widened oreo shall be compacted in occordonce with this policy. (4) Widening mixtures shall comply with the pavement section indicated on the approved construction documents. (5) Compaction of the widening sholl be in occordonce with Section 304.05 of the Standord Specifications. B)Preporotion i) The Aggregate Bose sholl be subject to additional proof rolls in accordance with Section 20.1.26 of the Stondard Specifications just prior to placing the HW. courses in occardance with Section 30(iii) of this policy. Unocceptoble oreos sholl be corrected to the satisfaction of the Engineer ~efore any paving operotions commence. ii) All displocement or rutting of the Aggregote Bose sholl be repaired prior to plocing HMA mixtures. lii)t.lilled asphalt surfoces sholl be tacked in accordonce "ith Section 406 of the Stondord Specifications, iv)Aspholt surfaces between courses sholl be tacked in occordance with Section 406 of theStondardSpecificatiens. v) Contoct surfoces of cur~ing. gutters, manholes, and other structures shall be tacked in accordance with Section 406 of the Standard Specifications. vi)Surfaces on which 0 mixture is pieced shall be free from objectionable or foreign materials at the time of plocemenl vij) Tad: Coot moterial sholl be distributed with equipment meeting the requirements of Section 409.03(0) of the Stondord Specificotions. C) Weather end Seasonal Umitctions i) HMA cOurses sholl be ploced when the ambient temperature and the temperature of the surface 0lI which it is to be placed is 45T (TC) or obolfe. The Engineer sholl determine the ombient temperature. There shaH be no provision for low temperature compaction allowed by Section 402.16 of the Stendord Specificotions. ii) ~o mixture sholl be placed on 0 frozen subgrode. Iii) Under no cirCllmslances shall Hl,lA mixtures be ploced between December 15 and Morch 30. iv)lf 0 foundation that is to receive one or more courses of base. intermediate, or 5Urfoce HW, mixtures is placed and determined to be an Opproyed foundQtion by the Clty prior to ~OIICmber .10, placement of HUA courses wili be allowed up to December 15, provided that the ambient and foundation surioce temperature complies with the requirements of Section 4C(i) of this policy and the paving conlroctor pay for the services of 0 lull time constf'\lction inspector ond who sholl act as an outhorized agent of the Engineer. The Engineer shall select the canstructioninspector. v) If the ombient and foundation surface temperature complie:s with the requirements of Section 4C(i) of this poflcy between April 1 and April 15, HW\. course sholl ~e ollo....ed to be ploced on on approved foundation provided that the poving controctor pay for the services of 0 full time construc::lion inspector and who sholl oct os on authorized ogent of the Engineer, The Engineer sholl select the cons truction inspector. vl)The Enqineer reserves the right to suspend 011 paving operetions if. in the opinion of the Engineer. lnot prevailing weather condilions and/or the condition of the Subgrade and/or the Ac;Igregate Bose may result in substondord HI>>. placement, spreading and finishing. 0; S:Jreodin; one Fi~ishir.; i; HM,/.. courses shol' be oiccec UDOr. an oooroved foundotion or other HMA course by means or Joydo.wn eauioment in accerclance ""tn Section 409.03(c) 0; the StondQrc Specilications. ii) Segregation or flUShing o~ bieeding at HMA mixtures wili not be oermittec. Corrective cclior. shaH be token 10 orevenf continuation of these condiiions. Segregatell or flushed or bieeding HW, mixlUres sholl be removed if directed. ijj)A11 oreos snowing on ell"cess or deficienc)' of ~in(jer sholl ~e removed and replocei::f. iv)AII HMA mixtures tnet become loose ond broken. mixecl ....ith dirt. or is in any wey defective shoil be removed ond replaced. E) Joints I) Joints shall conform to the requirements of Section 401.15 of the Standard Specifications. F)Compoction i} The HIM mixture shall be compacted with equipment in accordance with Section 409,03(d) of the Standard Specificotions immedioteiy ofter the mixture has been spread ondfinished. ii) Rollers sholl not CQuse undue displacement, crocking. or shoving. 5}lnspections A) All materials furnished ond eoch port or detail of the work will be subject to inspection per Section 105.10 01 the Stondard SpecifiCations far the purpose of oscertoining that the work is in su~slontial conformance with this policy ond the approved construction documents. B) The Contractor shQlI notify the Engineer 0 minimum of 48-hours in advonce of commencing any work subject to the standards established by this policy, C) The Contractor sho1\ scroedule proofralls with the Engineer 0 minimum of 4a-hours in advance of such proolrolls. 0) Sampling and testing of moteriols. equipment or construction work moy be required ot the expense of the Contractor at the discretion 01 the Engineer for the purpose of ascertaining that the work is in substantial conformance with this policy and the approved construction documents, Sampling ond testing shail conform to the requirements of the sections of the Standard Specificotions appiicoble to the portion of the work suspected to be non-compliant or os directed by the Engineer. E) Where the Engineer determines thot is necessary to confirm complionce with standards of quality or thickness. pavements shall be cored ond tested ot the expense of the Contractor, The averoge thicknesses of ali courses must equal or exceed the minimum prescribed by the approved construction documents. and no single core sholl show 0 deficiency greoter than one half inch (1/2R) in any course or total thickness from the pavement seciion indicated on the approved construction documents. F) Such inspections sholl not be constru~ to relieve the developers' e"9ineers or controctors in ony way from their obligations and responsibilities under their controcts. SpecifICally, inspection by the Engineer, or by retoined enqineers or testing agencies. shall not require them to assume responsibilities for the oPpl"oved construction documents. for a.1'I)' misinterpretation of the approved construci1on documents by the contractors during construction, or far the meons and methods of col'lStruction. nor for safety on lhe job site. G) Work identified to not meet the requirements of this policy or the approved construction documents. unacceptable work, whether the result of poor worltmonship. use 01 defective materials. damoge through corelessness, or any other couse-found to exist prior to the finol occeptance of troe work. sholl be removed immediately and reploced in an acceptable monner al the Contractar's expense. H) If the Contractor foils to comply forthwith with any order made under the provisions of this subsection, the Engineer will have authority to couse unoeceptoble work to be remedied 0( removed and replaced; to couse unouthorized war\< 10 be removed; and to deduct the costs from ony monies due or to become due. I) Work done cantrory ta instructions provided by the Engineer sholl be considered unacceptable and subject to immediate removal and replocement in accordance with the instructions provided by the Engineer. 6) Acceptance A) Before acceptance of any phase of construction, the Engineer shell determine if Ihe improvements ore in substantial compliance with this policy (except for any 'lQriances granted) and the opproved construction documenb;;. . B) The Engineer may. at his sole discretion, occept work that is not in conformance with this policy provided that the work is banded for 0 period greater toon three yeors. The Engineer sholl establish the extended bonding requirement. 10'(t2'CIA.-0E-SAC) 1'(min} 1'(min) - """ '" U -.,.0 '""' """.,. U "'0'" ..cf'fi~ Ul Z .,..,..,., '""' oooo.,. i ~r-:d ;;;~i u ~ ~ :<:gj < r:/1 ~~ Ul .. ... ~ ::J filS 12 Ul'" ~ eO ~z j ~ ... Z '.", "l~ 0-10 ~ r>f>- CjUl ",Ill !! Z ~~ Ul.,. :J:l~ ~ ~-< &3~ ~; ~ ~~!-< ~ O-~ Ul U'" . ~ ~ ~~I ~ ~ ~~~ III ....l ~ ~~ 5 ~ STREET DETAIL AND SPECIFICATIONS FOR VILLAGE GREEN 211 W Smokey Row Rd Carmel IN, 46032 NOTES: FACES MAY BE &/.TTERED TO fACILITATE SUP FDRWIHC. CURE ALL EXPOSED SURFACtS. 'lWIPEN SUBG'IWlE flEFl)RE PI.).CNC CONCRtrE. crr\" OF CARMEL 5rANDAADS COIlBIHED CONOlETE CURB & GUTTER (lYPE m) PIPE UNOERDRAIN (Typicol Instollotions) NOTE: PIPE SKlU. t:ClNfORW TO REOlJlR6lEHlS OF SEcrION 906.17 Of S1ANIlARO SPECInCAtlONS. INSJAUJJION REOUtRED; 801li SIDES or PA\IEl.lOO fnfERE REQUIRED 8'Y THE ENGINEDl arr OF CARMEl. STANDARDS SUBSURFACE DRAIN 1S-HiloIAI11 SUR,>\CE 2"-mlA If' BINDER J"-HlAAr.lJ9ASC: r-15J STONE LOCAL STREET PAVEMENT SECTION (NO SCALE) <<Jrt::A~C;.:J6lfJOfScY 'igl=JgW~AT-'Ll '.J '-1 NO~ 00E1>JW. CURB WITH COHalm: PAVD.IEHT SIW.L BE snm.NI SHAPE, CURE AU. EXPOSED SURfACES, lWlPef SUBGRAuE erroRE Pl.AClNG COtiCfiETE. 5coIo:l)f""...g' SQle:l\.f-l'-cr ... NarES: FACES IU.Y BE .llAnERED TO FAClUl"ATE SUP f'ORltIJHG. CURE )U EXPOSED SURfACES. DN.lPEH SUBGRAOE BEFORE PL.AC1NG COfrlCRm. sw.: lH"- "-a".' arr OF CARMEL STANDARDS COMBINED CONCREI'E CURB &: GUTTER ('TYPE: II) 1lM5ElI_ """ ro-n ~[ Section ~A-~ 1"'~~':.j"'1 ,~, Section "a-S" ~ d :;';l<: ,.~ l:3 ~ u , ~ ~ ~ NDTt:PI'E\NlEl!IlIWNTOct>>l/1lRlllTO!lElllllR[JI(JrI!S~ S(tlDIt06.17or srNlONllSPEcn:A'IICIN$. 'AI.lI'AWlCISTOiECOIIF\iIEDIlQNEPoI""::SUSON TYPICAL SECTION-LOCAL STREET (NO SCALE) 50' PROPOSED 1 RlGH'T OF-WAY ~ CITY OF CARMEL STANDARDS CONCRETE ROll CURB 4= GUTTER FlEVlSm_ """ 10-12 "''''' 10-10 c.rm.ctlaft.loOol {ryp.>J f--&!l!~~!~!!~'i\1!!!'~.j Scdion "c-c: TYPE! arr. OF CARMB... STANDARDS CURB :lAMP FOR HANDlCAPPEO """" "lW!t 10-16 ~ ~~ ~~ 0" 8 ~ ~ " ~ ~ ~ I ~ . If.l'' U! "'"! ~! If.l::; , ~ ~: ; C\.) .....~ C\.) ~ . ~ <1:: t:..) E-<- "'" r '" Q C\.) '" . :::, ~ ~ '" E-<' 0:: "'" " ....." '" "'" ~ ....." '" 0::.. ~ I~ ~ '" En! <>: Q SHEET NO. COO3 PROJECT NO. W05-0679 IS"'S' ~~i ""''''R I 136th STREET IMPROVEMENT SECTION (NO SCALE) 1.5"-HhlA,,1 SURFACE Z"-HhlAI881NflER S-HIolA~BASE T-I53STONE ~'-P- STONE 13651 STREET RIGHT-Of-WAY PAVEMENT SECTION (NO SCALE) ~_~on :: ,,'1I'l0:'<:1 ~ *1odllllI ,"" i"-."~=."hfT.W . '-1'rqI:IIW s...- . . TYPICAl. SIDEWAlK SECTION ''''''' "'" * THE SPACE BEHlHO 1HE CURB StW.L BE fU1.EC WIJH wrrN3l.! llWOOAL TO THE REOl.IIRal El..EVJil~ AND ,CXlWPACIED Dl LA'l'ERS NOTTtlEXCmlrtJlfOEPTM. SUBCRADE OR IJASe UNDER H.L. CURBS. SIDEWAtXS. AND DRIVES SHAll B( COW';I.CI[D IN ACCClRI:W<<:E WITH SECllON 207.02 OF' 1HE STN4WlD SP[QflCATlONS. . ~1ItiMaI1 1_,Iooi/OlI'! _ iif':"~ -. ~rNs..-JgNU~ ,'; '.:--{"J~'.".--:-'!:-:~."""'*'."'-' .....c..:....<:.. '.\ ~~~.:-~~ CONCRETE SIDEWAlK IlmTOSCAl!. """'- arr OF CARMEL STANDARDS SIDEWALKOETAILS LEJI "'"" 10-14 . CITY or cUlm ~'-NO.I.Rn I.-ernll NOm, STORlA SE:WERS Bedding.lioufIChing.lnitioIBoekfil Bedding. hourching end initial bockflll for 011 RCP ln$tOlll:rtionlt sholl be B-Borrow I(lr Struc:tu~ 80ckfm meeti"9 the rnotericll requirements cI the INDOT. Bedding shoU be ~oced in the trench bottom such that after the pipe is insIoIlcd to grodc ond ~ne, there remains 0 ~-ineb minimum clepth of materiol belcKr tt1e pipe borrel ond 0 minimum 01 J-inches bile. the bell. For pipe ~!~ 66-inehu and larqer, the minimum 6eptb 01 maarlal bele. the pipe barrel shall be 6-inehes. Bedd"ong. haunchinlj ond inlIio! boc:kfiD sholl be c:ompoded ifl 6-incIl ""?,,inun 'Its to not ~ thon 95% Slandon:l Proctor Density for the entire depth of the matenol ploced. The boddiU .hoII be brought up e'fenly 0fI both .;des of tne pipe for thelullle1l9tlloftllepipe.Hou~.lIaIledefldt(ltbe.pringlineofthepipe.Ther.IflI'tof initkll backfill sholl be 6-inches (lbove the sprinq~ne. Uinirnum trenc:1I 'IridIh .holl be the outside oiometer of the pipe plU!l 18-inches. Final BocJcRI Fino! boekfil for 011 RCP in$loHCltions under aflll "ithin 5-teet of pavement shQlI be B-BorrOw for Structure Bock1"~1 meeting the motenal requirements of tile INOOT Imd shall be eornpaded ifl 6-incll moxirnum Ilfts 10 nat.. thon 9S:l: Stondord Proc1or Density lor IIIe enIi~ deplb (If the moIeriCll placed. The bockfil lor the top 6-inches of the IllCOVOIiIm below lhe. stort of the I199rCfll!e .ubbose of the poo.oement sho~ be MD. 53 Slone meeting the melenal ~1s 01 the INDOT and sh(lH be compocted to nol Ins u.on 95% StondorcjProetorOen$ity. final flackUI for 011 RCP insta/lotions greoler than 5-feet of pavement .holl be clean f~1 malerial tree of roc:la Iorger then 6-inl:hu in dMlmeter, lroun lumps 01 soil. "cod or other e>droneous matenal, eompacted in 12-incll moo;imum 'fls to nol Ius tllon 90% Stondcrcj ProcIor Densily for the entire deptl\ of the ucowotion. WATER AND SEW[R UNDER CITY STREETS Bedding. Hounching. Initial Bockfil Bedding. hounc:hing. initio! boc:llfiU moIerials, plol:l:fMfIt and compoction for "oter mom, water servic:e late.ole, sonitory moine and sanilory u:1'Yiu laterals ,IIoU be in DCcordonee withthe5l0n00rdprocticeoftheutilitytllcnh~jurisdic:1ion_rtheinstollotit;ln. f"onGI 80ckfill final boc:kll~ for water moine, woter ufYia lo1erols:. mnitory maiM ond sonilary le1'Viee loterllls ....eer ond within S-leet of ~I moa be 8-Borrotl for Struclure Bacllfia rnecling the materiel requiremenb 01 the SNOOT and sholl be compoc:ted in 6-inch mo~imum lifts to not ~ than 95X Stondord Proclor DaaiIy lor the entire depth of the moter;.;,1 plaeed..ThebocIlfiUforll'>etop6-inChesoltheexclM;Jlionbelowthestortoftheo99regole wbbose 01 the p(M1'I'lefIt sholl be No. 53 Stone meeting the materiol requirements al tile INOOT and sholl be eornpaetcd 10 not Ie", then 95X Slonllonl Proc:tor Density. If the stondardproctic:eolttleuti~tytllotllosjurisdiction_theiflslollolionhosornore stringent linol bocllfiH requirement. tile mare strinqent requirtment slloJl !I_m. M1N1WUU COYER FOR PIPE CROSSHCS Of CfIY STRITI5 For installation of Storm Uoin~, WoIet ~ns. Sonitory ~in:;._ Waler SeMI:!: lDterol~, Sonitory Sewer Laterals IIflder Cay .t~el1. re!lordllO$' gf the: jurG6"octICn (If the utilily, the minimum c...er lrom tile 10p,01 tile in$\OIIed povement 10 tile top 01 tile iflStolle>cj pi~ sholl be the p<I"CITItntsec:tionthiclcnef;s(olIbilu~oflllll!l!lregatemcterialobow:lheSubqrgde)~US 1'--0',11 thc iJlrllIdard proclic:e of the u1ilitythot hosjurisGiclionowerlheinstaJlgtiOfl has 0 more strin9l1l1 cover requirement. tile more strifl9&nl requirement sholl 9O"CTn. 5lDFWAll( NOTFS' 1.) SIDEWALK BUILT WITH DRIVEWAY SHo\LL BE WINJlAUloI THICK~ESS OF 6" OR THlCI(NESS OF DRIVEWAY, WHICHEVER IS GREATER. 2.) TRANSVERSE JOINTS St'Atl. BE TOOLED OR SAWED TO A DEPTH OF 1/4 OF THE WAlK THICKNESS. 3.) THE SPACING OF THE TRANSVERSE JOINTS IN SIDEWAlK NOT TO EXCEED 1.25 TUdES THE WIDTH OF THE SIDEWAlK. ;~~::;\ Ii r \ O./? Sur...)'!!:! "0:: lie' "'st:". Si-42:7. I /720rlW Cm~ \ NWr:;;'e~:"~~\ jj /l~:~~!'-, '2.""-"~:-~-~~~~ ~':?--.-~it.'<"~.-r.';~ I.... ... ,<'5~o;g Ro~:~~r~5tl~6th Rt\ t '~::~~- \ =\m ~ =----r-\ EROSION CONTROL NOTES: THIS PLAt>.: IS DESIGNED AS AN ATTEMPT TO PREVENT ANY AND AlL SEDW,:;t>.:T FROM LEAVING THE CONSTRUCTION SIE 3Y WAY OF EROSION. IF" Er1.0SI0N 0;;- SEDIMENT FROM THE SITE IS TAKING PLACE, Ti-iE CONiRA::TOR AND/OR OWNER SHALL TAKE Pri~NTATI\r:: A::TIO~J IMIJ.~DIATElY. THE ENGINEER SHALL 8E CONSULTED IN THE [VENT r"'ls HAPPEr.:s. TEMPORARY SEEDING IS TO 8:: APPLIED TO MJ,V GRA~ED AREA THAT WILL REMAIN UNALTERED If\: EXCESS OF 20 DAYS. PERMANENT SEWING IS iC S::: APPLIED IMMEDIATELY TO AREAS THAT HAVE ACHEVEO F"lNAL AA:D FINISHED GRADE. ; ;~*:,~:;:...,.r l..,,:</., ~~:-: .,,,..-~"'-~ Oil ... IF GRADING CCCURS DURING THE MONTHS OF DECEUBER, JANUARY OR FEBRUARY DORMANT SEEDING PROCEDURES SHALL 8E USED. DURING DRY WEATHER, KEEP LAWNS WATERED WITH SPRINKLERS OR OTHER APPROVED METHODS. RESEED ANY ARUS NOT GERMINATING OR DAMAGED AT INTERVALS AS MAY 8E REQUIRED ACCORDING TO SEASONAL CONDITION AND/OR CONSTRUCTION A:TIVITY. WATER GRASS AND EXECUTE NECESSARY WEEDING UNl"IL fULL STAND OF GRASS HAS BEEN OBTAINED. THE IMPlEMENl"ATION AND MAINTENANCE OF THE EROSION CONTROL IS THE SOLE RESPONSIBIl!lY OF THE CONTRACTOR AND/OR OWNER. IT SHALL BE THE CONTRACTOR'S AND/OR OWNER'S RESPONSIBILITY TO MINIM]ZE SEDIMENlATION (FROM' ON-SITE CONSTRUCTION ACTIVITIES) FROM BEING DEPOSITED ONTO ADJACENT PROPERTIES ANO RECEMNG STREAMS/DITCHES IN STRiCT COMPLIANCE WITH ~RULE S" (327 lAC 15-S, CONSTRUCTlQN ACTIVllY STORM WATER RUNOFF CONTROL). IT SHALL AlSO BE THE CONTRACTOR'S AND/OR OWNER'S RESPONSIBILITY TO OBTAIN Am APPROVALS REQUIRED FROM THE LOCAl AUTHORITY AND TO SUBMIT A COMPLETE NOTICE OF INTENl LETTER TO THE OFFICE OF WATER MANAGEMENT, IND1ANA DEPARTMENT OF ENVIRONMENTAl I.1ANAGEMENT PRIOR TO ANY CONSTRUCTION ACTMlY.. FOR SEASONAL VARIATIONS - SEE SEASONAl SOIL PROTECTION CHART IN THESE PlANS. m~ .S"V . 6c:r -..:(0:; f.g "-E SECTION A - CONSTRUCTION PlAN FI FUFNT5 A1 PLAN INDEX - THE. INDEX IS AS FOllOWS. A2 11.x17- PlAT - (REDUCTION OF STOR~WATER POLLUTION PREVENTION PLAN TO BE SUBMITTED WITH FULL SIZE PLAN) A3 PROJECT NARRAllVE - THIS IS A PROPOSED RESIDENTIAL MULTI FAMILY DEVELOPMENT ON APPROXIMATELY 9.0 ACRES. THE CONSTRUCTION SHALL CONSIST OF CURB, ASPHALT DRIVE, ENCLOSED STORl.4 SEWE:RS, AND SANITARY SE:W[RS AND O[T[NTION PONDS. A4 VICINITY YAP - SEE BOTTOM RIGHT OF" STORMWATER POLLUTION PREVENTION PLAN, SHEET CSOl A5 LEGAL. DESCRlPlION - SEE UPPER Of STORM WATER POLLUTION PREVENTION PLAN, SHEET C501, LAT: N 39"S9'06" LONG: W86"07'Sl. A6 LOCAlION Of AU. lOlS AND PROPOSED SI1E IMPROVEMENTS - SEE STORMWATER POllUTION PREVENTION PLAN, SHEET C501. A7 HYDROLOCIC UNIT CODE (14 DIGIT) - 05120201090030 A8 NOTAlION OF ANY STATE OR FEDERAL WAlER QUALITY PERMITS - NOT APPLICABLE A9 SPECIFIC PClNTS WHERE STORMWAlER DISCHARGE lEAVES SllE - SEE STORMWATER POllUTION PREVENTION PLAN, SHEET CS01. A'O LOCATION AND NAME or WETLANDS. LAKES .AND WATER COURSES ON AND ADJACENT TO SITE - FOLLETT &: MORROW LEGAL REGULATED OPEN DRAINAGE DITCH AND COOL CREEK ARE LOCATED ON SITE. Al1 IDEN1IfICAllON OF ALl.. RECEMNG WATERS - CITY OF CARMEL STORM SEWERS TO 'WET DETENTION PONDS, THEN TO THE FOLLETT .& 1.10RROW LEGAL REGULATED OPEN DRAINACE DITCH AND EVENTUAllY COOL CREEK-GRASSY BRANCH/LITTlE COOL CREEK DITCH A12 IDENlIFlCAlIQN Of POTENllAL DISCHARGE TO GROUND WAlER - ONSlTE DETENTION PONDS. A13 100 YEAR FlOODPLAINS, FLOODWAYS. AND FLOOOWAY f'RlNGES - SEE STORMWATER POLLUTION PREVENTION PLAN SHEET eS01. A14 PRE-CONSTRUCTION AND POST-CONSTRUCTION ESllMATE Of PEAK DISCHARGE (10 YEAR) - Ql0 PRE, 010 POST A15 ADJACENT lANDUSE" INCWDlNG UPSTREAM WAlERSHED - RESIDENTIAL A18 CONSlRUcnON UWl1S - SEE STQRMWATER POLLUTION PREVENTION PLAN, SHEtTS CS01. A17 IDENllFlCAnON Of EXISllNG VEGETAlIVE COVER - GRASS/TREES A18 SOILS YAP W/ SOIL DESCR!PlIONS AND UMlTAllONS - sa: LOWER LEFT CORNER OF STORMWATER POllUTION PREVENTION PLAN, SHEET C501. A19 LOCAlION5,. SIZE ill: DIMENSIONS Of PROPOSED STORYWAlER SYSTEMS - SEE STQRMWATER POLLUTION PREVENTION PLAN SHEET C501. A20 PLANS FOR OfT-SITE CONSlRUCTlON ACTMlIES - NOT APPLICABLE A21 LOCATIONS Of PROPOSED SOIL STOCKPILES AND/OR BDRROW/DISPOSAL AREAS - SEE STORMWATER POLlUTION PREVENTION PLAN, SHEET C501. A22 EXISlING SITE TOPOGRAPHY - SEE STORMWATER POLLUTlON PREVENTION PLAN, C501. A23 PROPOSm F1NAl. TOPOGRAPHY - SEE STORMWATER POLLUTlON PREVENTION PLAN, C501. / \. 't~):: ' 'J ')-~"., I, I ]1 ~ 0; ,~I;~ E "I 6 ~ 0) uE~g; .....00...... o(:)u ...: &8~~ SECTION B - STORMWATER POll unON PREVENTION PlAN - CONSTRUCTION PHASE 81 DESCRIPTION Of POTENTW.. POLL..l1TANT SOURCES - POTENTIAl POLLUTANTS FROM CONSTRUCTION ACTIVITY SUCH AS ASPHALT FROM PAVING; CONCRffi fROM CURBING, SIDEWALKS, 0lL, GREASE, ANTIfREEZE, GASOLINE AND DIESEL fUEL FROM CONSTRUCTION EQUIPMENT: SOIL EROSION; FERTILIZER AND PESTICIDES FROM LANDSCAPING AND TRASH SHOULD BE PROPERLY ATTENDED TO TO REDUCE THE CONTAMINANTS FROM ENTERING THE STORM SYSTEM. TRASH SHOULD BE CLEANED UP TO REDUCE CLOGGING Of STORM SYSTEMS AND REDUCE POTENTIAL BACTERIA AND/OR OTHER BIOLOGiCAl AGENTS FROM ENTERING IN THE STORM SYSTEM. B2 SEOuENCE DESCRIBING STORlofWAlER QUAlJ1Y MEASURE lWPlEMENTATION RElATIVE TO lAND DISTURBING ACTMTIES - t. BEFORE CONSTRUCTION. EVAlUATE. WARI(, ANO PROl[CT IMPORTANT TREES AND ASSOClo\TED ROOT ZONES. 2. CONsmUCTION ENTRANCE - STRIP TOPSOIL AND PU.CE STONE AT ACCfSS POINT ALONG 135TH STREET EN'TRANCE. 3. INSTALL f'ERI~ETER B~P'S SUCH 105 SILT F'ENClNG. 4. EAATHWORK - STRIP TOPSOil. BEGIN ROUGH GAADING. FINISH GAADE AND SEED BASINS, SlOPES. SWAlES MID UOUNDS. TE~PORARY SUO AU. DISTURBED AREAS. 5. SANITARY SEWER - INSTAlL SANITARY SEWER LATERAlS ANO ......PURTNANCES 6. STORM SEWER - INSTAlL STORM SEWERS sYSTEW AND INLET PROTECTlDM AS STORM INLETS ARE COMPLETED 7. UTlLmES - COORDINATE INSTAlJATlON Of WATER, GAS, TELE~ONE, ELECTRIC AND OTHER REOUIRED tmUTY UNE$. B. ClEANUP - CONTAACTOR SHALl. SPOil AU EXCESS WATERIALS. REGRADE AND SlA9IUZE All AREAS DISTURBED BY UTilITY INSTAlLATIONS AND RESEED 9. FINISH GRADING AND PERIoWIDfT EROSION COKmOL - FINISI' G~E AND PElAANENTLY SEED AU. PROPEIm' PERI~ETER AREAS. \0. PAVEMENT - INSTALL STONE, BASE COURSES AND FINISHED GfWlES FOR ROADWAYS. CURBS AND ENTRY DRIVES \ 1. TEMPOAARY SEED ALL DISTURBED AREAS. 12. FINAL LANDSCAPING - FINAl GRADE AND INSTAll l.AN'OSCAPING. 13. FINAL SEEDING - COMPLETE FiNAl SEEDING. \4. WAlNTENANCE - MAINTAIN AU. EROSION ANO SEDIMENT CONTROL PRACTICES UNTIL AlL DIS1URBEO AREAS ARE PERw.NENTlY STABUZED. B3 CONSTRUCTION ENTRANCE -' SEE EROSION CONTROL PLAN AND SEE DETAIL IN LOWER LEFT CORNER OF PLAN 84 SEDlWENT CDN1ROL PLAN fOR SHEET now AREAS - SEE EROSION COI'JTROL PLAN B.5 SEDiMENT CONtROl. PLAN fOR CONCENlRAlED FLOW AREAS - Erosion COrttrol Blankets w/ Straw bales every 100' have been shawn on the pions. B6 SlORM SEWER IHl.ET PROTECTION MEASURE LOCAllONS AND SPECS - SEE EROSION CONTROL PLAN 87 RUNOFT CONlROI. MEASURES - SILT FENCE AND BLANKET - SEE PLAN LOCATlON B8 STORy WAlER OUTLlT PROTECTION SPECS - RIP RAP TO BE PLACED AT OUTLET LOCATION TO REDUCE VELOCITY AND EROSION. 89 GRADE STABlU2A.lION SlRUCTURE LOCATIONS AND SPECS - SEE EROSION CONTROL PLAN 810 STORMWAlER QUAUTY CONSlRUCTlON DETAIlS - SEE EROSION CONTROL PLAN 811 TEMPORARY SURFACE STABlUZATlON t.lETHOD FOR EACH SEASON - SEE SEASONAL SOIL PROTECTION Q-IART 812 PERMANENT SURFACE STABlUZATlClNS - SEE SEASONAL SOIL PROTECTION CHART 813 .....TERIAL HANDUNG AND SPIll PREVENlION PLAN - . POTENTIAL POLLUTANTS FROM CONSTRUCTION ACTMTY SUCH AS ASPHALT FROM PAVING; CONCRETE fROM CURBING, SIDEWAlKS. A CONCRETE WASHOUT AREA HAS BEEN DESIGNATED OIL, GREASE, ANTIFREEZE, GASOLINE AND DIESEL FUEL FROM CONSTRUCTION EQUIPMENT. IF" THERE IS A SPILL fROM ONE OF THESE, !MMEDIATE CLEANUP SHOULD OCCURE.: SOIL EROSION; FERTILIZER AND PESTICIDES FROM LANDSCAPING AND TRASH SHOULD BE PROPERLY ATTENDED TO TO REDUCE THE CONlAMINANTS FROM ENTERING THE STORM SYSTEM. TRASH SHOULD BE CLEANED UP TO REDUCE CLOGGING OF STORM SYSTEMS AND REDUCE POTENTIAL BACTERIA AND/OR OTHER BIOLOGICAL AGENTS fROM ENTERING IN THE STORlA SYSTEM. SHAll MEET THE REQUIREMENTS Of lAC 2-6.1. FOlLOW MATERIAL SAFETY DATA SHEET (USeS) GUIDELINES FOR CONTAMINANTS PRESENT ON SiTE. EX. FIRE DEPARTMENT: (317) 896-S2.36, POliCE DEPARTMENT: (J17) 696-S236 814 WONITORlNC AND WAlNTENANCE GUlDEUNES FOR EACH STORMWAlER QUAUTY MEASURE - SEE STORMWATER QUALITY CONSTRUCllON DETAILS 815 EROSlON.I:; SEDIMENT CONTROl. SPECS - N/A - "- Q)C'\I' 'S ~j 0......' I , "' <(ex:; ~.g "-E SE'CTION C - STORWWATE'R POi IlJiiON PRE"v'E:Nl'lON PLAN - POST-CONSTRUCTiON PHASE C1 DESCRlPTlON OF POllUTANTS AND THEIR SOURCES .ASSOCIATED wmt THE PROPOSED lAND USE - POTENTIAL POLLUTANTS FROM POST-CONSTRUCTION ACTMlY SUCH AS SANDS AND SALTS FROM SNOW REMOVAl: OIL, GREASE, ANTIfREEZE, ETC. FROM VEHICLES INCLUDING HEAVY V,ETAL FROM BRAKE PAD WEAR SHOULD SE PROPERLY ATTENDED TO TO REDUCE THE CONTAMINANTS FROI.4 ENTERING THE STORM SYSTEM. TRASH SHOULD BE CLEANED UP TO REDUCE CLOGGING OF STORM SYSITMS AND REDUCE POTENTIAL BACTERIA AND/OR OTHER BIOLOGICAl AGENTS FROM ENTERING IN THE STORM SYSTE~. EXCESS FERTlLlZER[S AND HERBICIDES SHOULD BE AVOIDED. CLEAN UP IMMEDIATELY IF ANY IS SPILLED. C2 SEQUENCE DESCRIBING STORUW"TER QUAUTY YEASURE IMPLEMENTAlION - GRASS FILTER STRIPS ARE TO BE INSTALLED AT THE TIME OF FINAL GRADE ON THE Bt.lP GRASS SWAlE LOCATED ON THE NORTH SIDE OF THE PROJECT. RIP-RAP TO BE INSTALLED AT TIME OF SWALE CONSTRUCT]ON. CJ DESCRIPTlON OF PROPOSED POST-CONSTRUCTION STORMWATER OLlAU1Y l.IEASURES - GRASS SWAlES (PERMANENT AND TEMPORARY) WET DETENTION BASINS W/ RIPRAP INSTAlLED AT OUTLET LOCATIONS. OUTLET CONTROL STRUCTURE INSTAlLED TO REDUCE fLOW TO 010. C4 lOCAlION. D1WENSlONS, SPEClACAllONS. AND CONSlRUCllON DETMLS OF EACH STORY WATER QUAUTY MEASURE - SEE EROSION CONTROL SHEET CSOl & CSO.3 FOR LOCATION, DIMENSIONS, SPECiFICATIONS AND CONSTRUCTION DETAILS FOR WATER QUAliTY MEASURES. C5 DESCRtPlION Of" MAlNlENANCE GUIDEUNES FOR POST CONSTRUCTION STQRMWAlER QUAUTY MEASURES - SEE ATTACHED OPERAllONS AND MAINTAINENCE MANUAL. J~. - '2 S1a"~ CONSTRUCTION ENTRANCE {NO SCALE) ~ I.lNSPECTENTR.IoNC(P ...rrrR lAC," STORM 2. RESIW'~ PAD ~ ;: J~g:~~~ PUBUC ROAOS !JY BRU$I<<NG SHOULD ONLY BE USED IF THE WAlER IS COtt.1EYtD 1N10 J. SEOIl.lEN'T TAAP OR &\SII<. 5_ REPAIR IHf eROltEN lKWl PAVEWENT ..ME{)\Ali:lY LAND DESCRIPTION A port of the east half of the northeast quarter of section twenty-five (25) Township eighteen (18) North, Range three (3) East, described os follows: BEGIN at the northwest corner of the east holf of the northeast quarter of said section 25, run south on the west line of said east holf 847 feet to a stone marked T, thence east on line parallel with the north line of said quarter section 468.93 feet to the west right-of-woy line of the Louisville, New Albany and Chicago Roilrood (Manon); thence northwesterly along said right-of-woy line 847.3 feet to the intersection of the north line of said quarter section; thence west along the north line of said quarter section, 456.8 feet to the place of beginning. Containing 9.00 acres, more or less in Cloy Township of Hamilton County, Indiana. Subject to terms and provisions of a quitclaim deed, Landscape Easement and Covenants doted November 12, 1999 and recorded November 18, 1999 os Instrument No. 1999-9967352. **... Subject to the Follett ond Morrow Legal Regulated (open) drain which cuts through the center of the surveyed tract as shown hereon. Said drain has Cl State Statutory Easement associated with it which is 75 feet on each side os measured from the top of bonk of the open drain os shown per lAC .36-9-27-.33. SCALE, 1" = 50' 25 50 100 -WARNING- THIS PLAN TO BE USED FOR EROSION CONTROL PURPOSES ONLY. ADDITIONAL EROSION CONTROL MEASURES MAY BE REQUIRED IN THE FIELD BY THE INSPECTOR. LEGEND g] - SILT FENCE BOX D - GRAVELBAG CURB INLO" PROTECTION iI o [J ~ ml - TEuPOR.\RY SEEDING LISE PLANTING CHART - PER"'-"NENT SEEDING USE Pl.ANTING ctWrr - EIWSlON CONTROL BLANKET USE STAPLE PATTERN NAG. S75 IN SWALE $150 ON LAKE SLOPES - CONSTRUCTION ENTRANCE (12" OF 12 STONE ON FtLTEJl FA9FlIC) ~ - STRAW BALE OAIJ (SEE DETAIL) -SF- - SILT FENCE NOT TO SCAli ~~~~ =~~~'~~:.os~~~nF~~M~ :~~R~~~~~C ~~:cs~~~~u:~ ~~=~ ~~PTHs&;~lO~~ !;"'~\Jt1~ = SOll ~~=ACTlON.I.IOCERO.lESHRlNI(-SWEU.POTENTI4L"CDER./..TEI>('lt.lE.oSllII'r'ANDPao.t)ro ./ Contact Person for Erosion Control Ilc Sediment Practices DREES HOMES 6650 TELECOM DRIVE, SUITE 200 INDIANAPOLIS, IN 46278 TELEPHONK (317) 347-7300 CONTACT PERSON: JOHN TALBOT ,A -NOTE- THIS PLAN INDICATES EROSION CONTROL MEASURES REQUIRED AFTER SOIL STRIPPING AND PAD BUILDING HAS TAKEN PLACE. COORDINATE WITH DEVELOPER FOR MEASURES REQUIRED UNTIL PROPERTY TURNED OVER FOR DEVELOPMENT. COORDINATE WITH SOIL CONSERVATION DISTRICT REPRESENTATIVE FDR ANY OTHER MEASURES REQUIRED DUE TO SITE CONDITIONS, t.TH;:_SOllFEAnlIlES ~1Dl~~T~1S SrTES. 6VT stOPe. ClAYEY lEXNRL SWlINKlOlC: AND s...nuNG. U..ITAllONS TIil\T NEED TO eo CNERCOUE.. LOW srREN:;m.l IS... THIS SOIL FOOl LOC><. IlOAOS AND STRmS. THE a.sl: ......TI:RI.O.l B[STRE~[NEDWlTMsunASli:lllAlERIo\l... :A ~;~~~DSIlP.S SOl L .LU"AP NOT TO SCALE I PROJECT NO. ":' ::::,,~;,:'::;.""''''''''''''''- * PROJECT LOCATION ! W05-0679 I'COSOl . _ \CICIO tr.. U -'lTO E--i ~~~ ~ Z'lT"ITV) E-' ~~;;; s: ~ ;;;;;;~ ~ >::11l -< r/) ~~ Ie ~ ::J tz;1J rT"1 1:: ~fS I-l-4 gj Z ~ ~j Z ,rigj ...10 ~ -> . tlz ~~ i! 11l~ ~ ~ ~-< :I:~ ~ ~~"~ ~; ~ IiI I ~ ~~~ ~ ~ ~ ~ ~ 0 u w , "- u ~ 0 ~ . ~ ~ ti;~ g <, Q" i .. I ;;; ~ ~ ~ ~ ~ ~ (l) (l) &- C..':> z j 0... Z o - E-< Z r.:I :> r.:I P::l o...~ zf 8:; E-<I ~~ ...;l.ii ...;l. o! 0..." " ~~ E-<~ <. ;;::~ ::2!~ P::~ 0; fn! I~ il (l) ~ ....., ....., ~ '" "" ::;: c ::t: '" "" "" 't: '" SECTION 1 - EMERGENCY RESPONSE NUMBERS EMERG~NC~ R:SPONS':: Te ANY UFE THREATENING ?ROBL..:M 911 Ct.,RMEL FIRE DEPARTiE~ 91 " :::A~MEL POLICE DEPARTMENT 91', INDIAN~. DEPARTMEN7 0;:- NATURAL RESOURCES 812-477-8773 INDIANA DEPARTMENl OF ENViRONMENTAL MAN.t.G(lJ.ENT 317-2.33-7745 CARMEL COUNTY SOIL AND WATER 3'<7-773-1406 SECTION 2 - MATERIAL HANDLING AND SPILL PREVENTION PLAN SECTION 2 Material Handling and Spill Prevention Plan: in order to minimize the release of potentiol pollutonts during construction the Contractors sholl' implement this materiel hondlin,; ond spill prevention pion. The Contractor sholl review this pion with 011 suocontroctors ond require thot they implement the pion os well. ,. Conftruction Equipment o. Fueling, lubrication ond fluids: All operations involving the addition of fluids to equipment should be done in one locotion, as designated by the general eontrOl;tor, or developer/owner. so thot spills are. limited to one location on the site, which will facilitate the cleanup of spills. If on onsite-fueling tonk is planned to be on site, it Sholl be double walled and stored in this designed area. This location is on area that will not allow spilled fluids to migrate into subsurface soils. In the event of 0 spill, the fluid sholl immediately be Cleaned up by removing the contaminated soil or slone, which sholl be disposed of in on acceptable manner. Spills on hard surfaces sholl be sooKed up by on acceptable material such os Oil Dry and the absorbent materiol disposed of in 0 proper manner. The spill sholl also be reported immediotely to the Contractor's Superintendent. b. Equipment repoir, especiolly when fluids must be removed from the equipment or the possibility of fluid spills is high, should always be done off site ot 0 focility that is more suitable than 0 construction site to hondle spills. When equipment must be repaired onsite it should be moved to fhe maintenance and fueling area if possible. Otherwise, suitable on site containers should be placed under the equipment during repair to catch ony spilled fluids and the:se fluids should be disposed of in 0 proper manner. c. All reusoble fluid containers, such os gasoline cons, sholl be inspected for leaks each time they ore used. If leaks ore found, the fluid sholl be removed from the container in 0 proper manner and the container disposed of in on acceptable manner. Empty disposable container, such os grease tubes ond lubricating oil and brake fluid containers, and their packaging. sholl be disposed of in 0 proper manner and shall not be left on the ground or in the open on the construction site. 2. Construction Materia" ond their Packaging a. Erosion control measure shown on the subject project sholl be implemented prior to and during construction in the proper sequenci(lg to minimize soil erosion, Erosion controls sholl be insp~ted and maintained os described elsewhere on the plans. Excessive dusling of :soil on the site sholl be minimized by reducing construction traffic across bore soil during dry ond/or windy weather, and by applying water or other acceptable dust control measures to the :soil. Upon completion of construction and suitable establishment of permanent vegetation, temporary erosion control measures such os silt fence, check dams and inlet protection devices sholl be removed in 0 manner to minimize additional land disturbance. Any areas disturbed by these operations shall be properly revegototed. b. Lorge waste materials created by cutting, sowing, drilling, or other operations sholl be properly disposed of in suitable waste containers. The site sholl be checked at the end of the day. os 0 minimum, and 011 waste materials, including those blown across or off the site by wind sholl be picked up and disposed 01 in suitoble containers. Where possible, operations such os sowing that create small particles should be performed in one spot in on area protected Irom wind, and waste particles collected and disposed of frequently. to minimize wind dispersal. Pockoging used to transport materials to the site for construction of the facility sholl be disposed of properly. weather the material is token out of its pockage and 0 incorporated into the project immediately or stored onsite for future use. Packaged materiois stored onsite sholl be inspected regularly and any loose pack09ing sholl be repoired or disposed of properly. c. Ali dewatering of activities sholl be done in accordance to good erosion control practices. These practices should include the use of dirt bogs such os Dandy Dirt Bogs. The use of these types of dewoterinlil devices will remove large quantities of silt, sediment, and dirt and prevent these materials to enter the storm sewer system. d. )f the use of lime is used to stabilize the soil of the site then 011 construction equipment used sholl be cleaned of 011 excess material with water in the maintenance and refueling area os shown within tnese pIons. e. Nutrients and fertilizers sholl only be used to establish ropid vegetotion. When these products ore utilized, the user should pay slrict attention to the products recommended usage. 3. Concrete Woste Wat.r o. All concrete wastewater sholl be disposed of in the designed area os directed by the general contractor or developer/owner. This area is to be o :3' deep. 10' square pit os detailed on the Erosion Control Plan. This orca sholl be inspected on a doily bosis at 0 minimum. When this area becomes full, the pollutants sholl be excavated. placed in on acceptable contoiner and disposed of in proper manner. 4. Paint Produets a. All excess point and their related products sholl be disposed of in the manner ot which the manufacturer suggests. Under NO circumstances will point or their related products be cleaned or disposed of in soH, sanitary sewers. storm sewers or detention basins. Any violation of this sholl be reported to the job superintendent. In the event of accidentally contamination 011 efforts should be mode to remove contominonts in on appropriate manner. The Cormel Fire Deportment should be contacted immediately to determine if further measures ore needed. PERMANENT SEEDING SPECIFICATIONS. 1) AlL DISTURBED LAWN AREAS SHAlL RECEIVE PERMANENT SEEDING IMMEDIATELY. 2) ALL DISTURBED LAWN AREA TO HAVE A t.lINIMUM OF 6 INCHES OF TOPSOIL (COMPACTED THICKNESS). 3) TOPSOIL TO BE FERTILE, FRIABLE, SANDY LOAM REASONABLY FREE OF SUBSOIL. CLAY LUMPS, STONES LARGER THAN W. EXCESSiVE aUANllTIES OF SMALl STONE/GRAVEL. BRUSH AND OTHER LITER. 4} SOLVE ANY SURFACE OR SUBSURFACE DRAINAGE PROBLEMS AND CONSTRUCT PERt.lANENT EROSION CONTROL STRUCTURES. 5) PERfORM THE MAJOR FILLING, SHAPING AND SMOOTHING OF GUlliES OR ERODED AREAS. 6) HAVE TOPSOIL TESTED TO CHECK PH AND NUTRIENT LEVELS. PROVIDE FERTILIZER AND SOIL AMENDMENTS AS REQUIRED TO MEET/EXCEED MINIMUM REQUIREMENTS AS SUGGESTED ON SOILS TEST RESULTS FOR LAWNS. 7} WORK FERTILIZER AND SOIL NUTRIENTS INTO TOP 2-3 INCHES OF THE TOPSOil WITH A SMALL DISK, HARROW OR RAKE OPERATED ACROSS THE SLOPE AS MUCH AS POSSIBLE. 8) ROLL THE TOPSOil WITH A WATER BALlAST ROLLER WEIGHING 100 TO 300 POUNDS DEPENDING ON SOIL TYPE. ROLL WITH TOPSOIL IN A SEMI-DRY CONDIT10N IN TWO OPPOSITE DIRECTIONS (RIGHT ANGLES). 9) RAKE OR SCARIFY AND cm OR FILL IRREGULARITIES THAT DEVELOP AS REQUIRED AND AGAIN ROLL UNTIL AREA IS TRUE AND UNIFORM, FREE FROM LUMPS, DEPRESSIONS AND IRREGULARITIES. 10) SOW SEED WITH ADEQUATE EQUIPMENT AT A TIME WHEN LITTLE OR NO WIND IS BLOWING. BROADCAST HAlF OF SEEO IN ONE DIRECTION AND THE OTHER HAlF IN THE OPPOSITE DIRECTION (RIGHT ANGLES). 11) COVER SEED TO A DEPTH OF %~ BY RAKING OR HARROWING. PROVIDE A LIGHT LAYER OF STRAW OR HAY MULCH AT A RATE OF 1 TO 1 * TONS PER ACRE. APPLY TACKIFIER TO STABILIZE MULCH. 12) HYDROSEEDING IS ACCEPTABLE METHOD OF SEEDING. 13) KEEP TOPSOIL RELATIVELY MOIST UNTIL LAWN IS ESTABLISHED. 14) RESEED AREAS THAT DO NOT SHOW PROMPT GERMINATION AT 14 DAY INTER\lAlS UNTIL AN ACCEPTABLE STAND OF GRASS IS ASSURED. 15) ALL LAWNS SHALL BE GUARANTEED TO HAVE A FULL UNIFORM STAND OF ACCEPTABLE GRASS AT END OF ONE YEAR GUARANTEE PERIOD WITH NO BARE SPOTS COMPRISING MORE THAN 2% OF AI'N LAWN AREA. ANY AREA SO NOTED WILL BE REWORKED UNTIL AN ACCEPTABLE STAND OF GRASS IS ESTABLISHED. 16) All LAWNS TO BE MAINTAINED UNTiL FINAL INSPECTION BY LANDSCAPE DESIGNER BUT NOT LESS THAN 60 DAYS FROM TIME OF INSTALLATION. MAINTENANCE TO INCLUDE WATERING, WEEDING, CULTIVATION, MULCHING, MOWING AND ALL OTHER NECESSARY OPERATIONS REOUIRED FOR PROPER ESTABLISHMENT OF LAWN. 312 lAC 16-5-23 Spill reporting Authority. Ie 14-37-3 Affected: Ie 14-37 Seetion 23 (0) Ar. owner or ope'oto~ snail reoort 011 spills of oil 0_ sol\woter os required 'Oy Ta'Ole No.1 oelo...." TAGI.F 1 SPill RF.PORlING Rr.O~IR~M::IHS Si:re nnrl Loem>nn nf 'hl" ~nill - IN Depl of Holuml RMources IN Oept. of ..... ~JlOS!(l~ ~~.~~ SIT1l1~(; UIoIlTS EROSION ~;'l~~~C ll"ITS~ 1/ ii' . . i . ." ~ ! I . '11 :--=i Il"""~IJ;ll~~ r~~~':;=fi1~;='1 :~..jll:""{ I :IISII=III=lli~I" ' -':111=:111="'- DRAINAGE SWALE SECTION (NO SCALE) }" -'2 STON~ SlAOOTt! FOUNDAl1ON UNOEFlFILlERFAIlIIIC CONSTRUCTION ENTRANCE (NO SCALE) """"""'"' l. INSPECT ENTAANCE PKi ANa SEOlloIENT DISPOSAl AREA WEEKLY ANO AFTEFl (.O.CH STOIW MNT OR HEAVI' USE. 2. FlEStw'E PAD IoS NEEDEO FOR tlRAINAGl'.:""'O RUNOFF CONTROL J. TOPOllESS wrflol CUNI STOllE IoS HEmal. 4. lIolWEDlATELY REloIOVE ~Ul) AND SEDlUENT TAACKrO OR WASHE!) ONTO PUBLIC ROADS BYBRUSl-lt<<l OR SWEEPING. nuSHlNG SHOUlD ONLYB[ USED IF T~ WATER IS CONVE'l'tO INTO A ~MENT TRAP OR &.SIN 5. RE:PAlR Nrf BROKEN ROo*ll PAIJC:loIENT IUloIEDlATElY. Iii J Ci -L- RIP-RAP ON ~""ER""~C I: r1j II . -- F~~~RrvrA6~~ 1'2" (lollN) SIDE OUTLET EROSION CONTROL (NO SCALE) / ~ I !- Ie J P!JS7 2'X~- WOOD OR,.J3LBS/FCOT ST::LS' ".0:, SPAClN;l _<000 O'J U -~O ,.. ~:g~ U -cP'iN ~ Z ~~'" ,.. OOOO~ i: t-=r:'d --0 ~ H ..,.., 00 :<~ < r:/1 ~\:l ~ ... 0.. ~ ::l Z~ g ~lS ~ ~~ ~ 0.. Z ~~ ..JO H ,;>< tIl~ t) 0..> Z ~~ f! ~lCl ~ ~~ :I:~ ~3 ~; ~ ~~~ ~ ~ U~. ~ H ~21 s ~ ~~~ Z f;Q ..:i ~ ~~ ;:;- U ~ ~ < ~ ~ 0 "- ~ , u 0 ~ w . . ~ >~ -a 8 ~- ~:i: i ~ I ~ ~ e ~ ~ Ii SHEET NO. ~ ell ell ~ ~ z j p., Z o e:: z ~ :>- ~ ~ p.,i zf 0" ......! E-.."! ~~ ,...,:2 ,...,: 0.[ p.,,, ~ ~~ ~~ E-<! <~ ~; ~~ ~~ 0; E-<, (f.l ~ C\) ~ t3 -.:> -.:> .c-> ~ C/J ;;] a ::t: C/J "" "" <>:: Q t.lore than 2000 gallons of oil or salt- water that is contained in a secondary contoinmen~ structure approved by the Dept. of Natural Resources Not more than -48 hrs after discovery of spill GRAVELBAG CURB INLET PROTECTION (""='l (FQIlIN\L1'STMA1ARE1NLOWPOlNTS) """""""" 1. INSPECT WEEKLY ANO NTER EACH STOIbI EVENT. 2.~VELtw:;SAREw.LFFUlLVofTliFlOCX.l.ARGER~lHEINLE1 GAAlEANDPACl<(OCLos:rlOGETHEFllO EUollHATE GAPS ~ ~JFl...~a.: IS 0MlACttI, M8IoG OLD B.l.G WITH 4. REMCM: SEO\loCENT WHEN HElGKT FlEACHES lHE lOP OF TIlE BAC. S. mER DRAlNN:;E AREA IS STABlUZEO. REWOVE B.l.G ANO SWM(NT, BRINC1NCDlSTURBEOAREATO(;~EANDSTABlLI2[1T 10'IoIIN. 12"fll'!TilEJ(X f1lTDlSOCK (_.FILTFlEXX.COlol) ''''' ~~~ STAKE(TYP.) NQNYl'O\.OI FlLlER FMlRIC - sECUFlE 10 F>OSTSWlTH 2" lJ,TH ~ 2- .., C502 PROJECT NO. I W05-0679 More than 1000 gallons of oil or salt- water that .s not contained in 0 secondary containment structure approved by the Depi. of Natural Resources Not more than 2 hours after discovery of spill Less thon 1000 gallons but more than 42 gallons of at! or saltwater that is not contained in 0 secondary containment structure approved by the Oept. of Natural Resources but is contained within the boundary of the facility. More than 55 gallons of oil that is not contoined within the boundary of the facility. Not more than 48 hours after the spill Not more than 2 hours after discovery of spill Less tnan S5 gallon:s of oil or salt- water that is not contained within the boundary of 0 facility Any spill of oil or saltwater that enters waters of the State. Not more than 48 hours after the discovery of the spill Not more than 2 hours after discovery of spill. Any spill of oil or saltwater: Not more than 2 hours after discovery of spill. (1) that has not been cleaned up in accordonce with section 24 of this rule; or (2) for which cleonup has not been started in accordance with Section 24 of this rule. Any spill of less than 42 gallons of oil or saltwater tnat does not enter waters of the State. No report required. (b) Spills required by Table 1 to be reported to the Indiono Deportment of Natural Resources must be reported to the Evansville Field Office by telephone at (812)-477-8773. or by facsimile at (812)-477-8952. (c) Spills required by Table 1 to be reported to the Indiana Deportment of Environmental Management must be reported to the Office of Environmental Response at (317)-233-7745 or (888)-2;3;3-7745 (toll free in Indiana). (d) Eoch report of 0 spill must include all of the following information. 1. The nome, address, and telephone number of the person making the report. 2. The nome, address. and telephone number of 0 contoct person, if different than the person making the report. 3. The location of the spill, including leo:se nome. township, ronge and section. 4. The time of the spill. 5. The identificotion of the substance spilled. 6. The approximate quantity of the substance thot has been spilled or may be spilled. 7. The duration of the spilL 8. The source of the spill. 9. The nome and location of waters damaged. 10. The identity of any response organization responding to the spill. 1 L What measures hove been or will be undertaken 10 perform 0 spill response. 12. Any other information that may be significant to the respon:se action. (Na!",ol f?eso"rces Commissio,,; 312 lAC 16 5 23; filed S~pt. 11.2000.3:31 PM- 24' IR 279) 312 lAC 16-5-24 Spill Ceonup Authority. K:: 14-37-3 Affected: IC 14-37 ~tion 24 (a) An owner or operator Sholl clean up soils of oil, fluids contaminated with oil. or saltwater os required by this section. (b) Oil or flvid contaminated with oil that is confined within 0 secondary containment stl1.Jcture or collected os required by Section 22 of this rule must be: 1. remove within seventy-two (72) hours: 2. placed in 0 non-leaking storage tonk; and 3. managed or dispo:sed of In accordance with Section 27(0) of this rule. (c) Saltwater that is confined within a secondory containment structure or collected os required by Section 22 of this rule must be: 1. removed within :seventy-two (72) hours; 2. placed in 0 non-Ieoking stor0ge tonk; and 3. disposed of in accordance with Section 27(b) of this rule. (d) Fluid ploced in 0 non-Ieoking storage tonK under subsection (b) or subsection (c) must be disposed of in occordonce with Section 27 or this rule with in thirty (30) days after discovery of the spill unless odditionol time is approved by the division. (e) Soils contaminated with more than one (1) 901l0n of oil must be cleaned up os follows: 1. Soils that meet the conditions for remediation in Section 25{c) of this rule moy be: a. remediate at the facility os required by Section 25 of this rvle b. applied to lease roods in accordance with Section 27(a)(1) of this rule; or c. excavated and disposed of oS required by Section 27{d) of this rule. 2. Soils that do not meet the conditions for remediation in Section 25(c) of this rule must be excavated and disposed of os required by Section 27(e) of this rule. (I) Soils contaminated with saltwater musl be cleaned up os required by Section 26 ofth;s rule. (g) Soils contaminated with oil that will be remediate under Section 25 of this rule must be managed to prevent discharge of oil to unoffected soil or waters of the State. (Not",,,1 Re!'o,,'ces Commission: 3i2 lAC 16 5 24: filed Sept. 11.2000.3;31 ,0/'/: 24 IR 280j ../ LA~a:FlACCINC ON ALL SlOES 10..lLPlASllC UNI,", TO EXTEND 10 FlLTREXXFIllEFl SOCK .... N01[S, :.t..:IoSHOUT lOCo\Tl()t.I SHOWN ON EROSION CONTROl 1. DRY CONCReTE 10 BE REUCNED I'FlOIoI srrE "ERI0~YANCDISPOSEDOFIlYAPPRO'YtD """'" 3. TloIE CXltlCIlEl'E WIoSMOUT SICN s!oWJ. BE INS1ALLEtl WITHIN JOfT.Of 'lliETEwP.ClJNc:lIDtWAStfJUT '''''''' CONCRETE WASHOUT 1'YP("BELDWClWr NQT10SCALE .3/11. '!TilEATED F'lYWQOO 48"x2~. '''"'''''"''' CONCRETE WASHOUT O.:;"\,AG SCREWS T CONCRETE WASHOUT SIGN MAllnEHMlC[, L. INSPeCT STll"''''' B.....E IlNlS \lEEKLY N>UI AF1(R EACH STOR~ EVE"'. Z, IlO>(:/\ft ..m S(D1~EN1 OCPOSllS Pll0llP1LY TolKlNG CI\ll( NOT TO ~OE~IN(ENTJU:NOICDBALES. 3. INSPECT \I(E.KLYFOll llETE.RlllRATlllN OR IlAMAGE IIYClJNSlRUCTlDN ACT1VlTtrS ANIl REPAIR ll'lIlE:DJATELY. 4. AF'TER DRAI,"",GE I\ll[A HAS BUN STAIILlZEO, R[~OV'E BAlES AND SEDIItENl,BRING D1STLRBEIlAllE...TDGRAOE AND Sl"'BILlZE IT. STRAW BALE PLACEMENT #1 FOR EROSION CONTROL {~- WJNTE/WlCE: LINSPEC<WEEKLYAND~EACHSTOFlUMNT. 2.1tFABRlClSTOIl:NOROE:TERtOIl:ATED.REF>LACESECTlON...lo!Eo....mY. J.REloIOVESE:Ollol(lr,WHENHElGHTIlEACHESljJOFTMErl[l(;l.fi'OI' THE FEtr.:EOFllSc...uSINC FABRlcTOBULCE. ~. l...KE C\RE NOT la UrfOER..INE 'THE EH1l'l[HCf1ED rAlllllc. S. AFTER ORAlNAGE AREA IS S11BUZUl. IlEUCVE rENCE AND SEl>lt.lENT, BFllHC OISTURBEO AREA 10 GlW)E ANa STABluzr IT SILT FENCE SECTION (NO sCALE) CONTRACTORS NOTF: EVAUlATE UATE:FlW. \1$, PIlO'v101NC NEW AS SI{OWH ON lANDSCN'E PI.AH ~;;g,.:::::" 2"x2"xJe;" HNlOWOOO STAKES WlTH PQINlEO ENO-I<TS'O.C. L(ll{~l"x~I{~~E OVERFAllRIC 3fi.WlDE~N CATCH BASlNI POLYPFlOPYlEME FA8IIlC ~~ERE ir~OFci:L~S~~~Elff llWNTENANCE: 1 INSPECT WEEKLY >>lD AfTER [ACH STORU MNT. 2: If FABRIC IS lORN OR DUERIORA.TED. REPLACE SECTION Jt.tlolEllIATEl.Y. J R[N(W( SEi*lENT WHEN HEIGHl REACMES 1/3 ~~ '::I~C~~ 'THE FENCE OFl IS CAlISlNG 4. ~~~~ HOT 10 uNOElWlNE l~E ENTTlENCHED 5...FTERORAlNAGfAAEAlSSTAIlIUlED,REloItM:FENCE :g ~~~~. rrlNGlNG OlSTUFlBEO AREA TO ClWl( SILT FENCE INLET PROTECTION DETAIL (NO sCAl..E) STABILIZ...TION P'RACTlCE' .J.AN.FEB.IlAItAI'R.IVIY.JUNE.JJLY"'UG.SEPTOCT,N[)V.DEC. ~g=NT ~~:i ~~~~~AAY .--+ C---+ D---+ E-_IIIIIIIII---+ 11111111111---+ A ~ KEN1UCKY BlLEGRASS 40 L-tS/ACREI CREEPltfG R(D FescUE 40 LJlS/"'C/i:tj PLUS 2 lDNS: SIIIA'" l>IJLCIVACRt.. DR ADll AHNJAL REGRESS. 20 LISIACRE. J "KENTUCKY BLLEGRASS 60 lJ1IacRE; CRE:EPING Rf:D FESCUE: 60 LDS/ACREJ PLUS. 2 lDNS: STRAW' PlULCHlACRE, DFl ADD AHNJAl llE:GR[ss. 30 l.BS/IICRE. C-SPRINGDA1S3JUSHEL/"'CRf;. D ~ W'flEAl DR RYE Z BUSHEL/ACRE. E"A~UAlREGRESS40LIS/ACRf:. (ILl/lDOCSC.n.> C; = SlR"'V MIJl.CM 2 lCNS/acRE _11I_1RRIG...TIONNEEDEDDlRIHGJJNE..JIA..Y.AN1l/ORSEP1EI>4JER. ... IllRIGATltJ.I !€tDED FOR Z TO:! \lEEKS ArTER APPLYING SOil. SEASONAL SOIL PROTECTION CHART GENERAL STAPLE. RECOMMENDATIONS ~. Jm :r: " 1LJ '~ . '~~:ffiuI[J' . " " " """""" I ' ~~ I~' ,~. :ffi~~ ~U 11/2STAPlEPERSQ.'Itl. CHl\I>4NELtI....CSunUZESTAPLr,....'nERN 'C-_...OIlHlON,.I.SW'LESONSOESlOPts. ''''' 5TAPlEPAm:1!NS-.PPLYTOAliNORTHA/IlERlCNOGREENE~t:ON'n!OlBI.RIKE1S. STAPlE.....mltNSYA:rVWfTO(P(III:*1GUPOtlSOli.T1'P(ANO...V(I'IA(;EANNI.u.t.__oIU. ...T SLOPt LENGTIlS GREATER nwt .}O(l F[ET Ol! WHERE DfWN,t,Gt C'VEIl LMGE AI!EAS IS OI!lECTEOONl'OlHEIlLUIlCI1S.S'1APLE.....T1UlN.C.StIOUUl IE UTILlZEO. CIWlNtLUHINGSRECUlREO...2.0....NI_cr.eIlAP...TLONG~.JOINTS. SIOESl.Df'ESSHALlREOUIREA'"IIINIWUIoICNERlAP_ WHEllEOIo€R.....F>SOCCUJt,. lH[UPSTflEAU8l/.NKETSl1'lll~1HEIlC:M'N$TR(AII 1F01"[R11W<I~""'OllCNl:Gl!EEN[IlOSlOHCONT/I(lL8lANKcrsAA(lNSTN..l[0 . rouow TJ.E ~AUATK>N l)jREC1IONS KCCJIoIU(MO(O BY n~T PllODIX"TS CO".vlY. EROSION CONTROL BLANKET STAPLE PATTERN {~""" -G---<o---G ~"-+-. en, _'"'::.:,~~ /, \.;.~~; L~CO~I~'~E:;~~Z~\ 11;r~f--("-::~~.".'Ai~f'.F R ell "AI .t.. /36.th\-.t\..'~'S.;':'~::;..~ .,....->..,.:-'l.-~\~:,\ ':, p'_'" . --, ",.",,;" mm\ ..... .JVm"~ .... 'if .....', ,,-5t;pokW ~ow . o~~ ..' .:;n:. ~ 8""'m.G~ m'''":-. .. '#= ..... .. _~)=c~. ......~.~-=~:...,,:~..:.m~ ~F.~'== .............l~\: 4 L m -r'. ~ I"~ "'''!F'J'' .:J ~ ':\~~';:'~~~: {(;,~~t,:~ l.~..\.i~~ ~/.~1, ! ,..<~~;.{j~v~m ~';;;'J~ ~ .il:~;~~~\t11 ~!f,- .I.'"w." "~, .m. ....... .ra",.. CE ~~ I Ii l:j O~... ;j 11.11\1 ~- , ~': ~ / ~ .<~ ~ i c,Y t~~~~~/', r,;", ~ I ~ 'as ~ -.., I l~ \ n/ ~~~'~~,~. /<;r\t;~~/:;~~'tJ', i~ :~,'~ 1if.::ii'l\i ,,:' I' ":' _ ' \ ". ~' " I III , ' ~ ~\ I ,'-;:t:;.: .... 1)' ~', ,';~ = ; N II '~lll : Q.-"~~; i,. \ .~.~. . l' .~~ T ,:.: ~,,<;;: ~ Ij I~I I I 1./ \\. :- '{.O~.ON AREA . ~;:.~j \:!.t IT ~ ~ ~~ ; 'I 1'111 I ~ / \ ~,., ", ';'\\ .~. 'C'. 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I /// ~~ ~1S\. }~~~ ~A '-'~,I\'~::\.~ ~ I ,.j!ll'" I "---=- . ~ 0;~t2l~ ~lha" .JJ .~. ""'\-;~ If, '. 1"-l~~J,. .,"",- JJ_ r;.w.fin!.- e - - ~~a \.,''; ~., t.,.~ \1'-1 . F.' " -----'~~,~ I~....)!II \ . . '. , 0 9 1" .It\) 1~ ~~. C=':EA ';, --"~211."cp' I . Ii /,~~.,o"." -",-.qo, l.l7OO.' ~ J.441~' .0 "~~ >V.. .ii . -:'::-.;.~'-I\ '.' -/~.'[,,'l>ip<ll ,."" 'j '>-: .... BLJb "H'/ ;.. ; I~LO",K. 'I" ~:;:, ....--..... I 'f ,:~.:~'~d',~'..."" 1~ ~ ~ . \ 8593 S. . 2.: 716 Sf '; , :;~~~I' de,.t_li<wl IJ..-.own.. ". ,Ie- I ~~ ~ \ ~ ::.: I'iil ~;;;" ~ ~ . os 'llll~"':::=: IIU ;I~<':<:j "::;~:: .....'. ---10 "'--' ""J!.L- ...:::+ \r~"", ~ 'l ;.\ { "'-I r';~~~ 1~v:BJ1.a9 .~ .-:.:.___ COWM~~,~[A ".,.~. '.- . -'~ I d\ 1fJ~p;.~ i/~I" ~'-- - :;rl(:'~;",,; J ~ ~:t'~~7 '~~f-fH7l~i/~~'~i" I '-"'" '---...~O . "<""'" ,- -.. Third Section fXTl_~I:~ I ~'to. "Apartments" / ':i/(~;!j:'':'::: II "" / II:: / IIII 77' I / ...: -..:>"" -', a; ~\ .s co :Jlt), 0- I ...., ""00 / / / - --- ~----- : ~ Lot 59 . " Preliminary Plat VILLAGE GREEN 211 W Smokey Row Rd Carmel IN, 46032 LAND DESCRIPTION A port of the east holf of the northeast quarter of section twenty-five (25) Township eighteen (18) North, Range three (3) East, described as follows: BEGIN at the northwest corner of the east holf of the northeast quarter of said section 25, run south on the west line of said east half 847 feet to 0 stone marked 1. thence east on line parallel with the north line of said. quarter section 468.93 feet to the west right-of-way line of the Louisville, New Albany ond Chicago Railroad (Manon); thence northwesterly along said right-of-way line 847.3 feet to the intersection of the north line of said quarter section; thence west along the north line of said querter section, 455.8 feet to the piece of beginning. Containing 9.00 acres, more or less in Cloy Township of Hamilton County, Indiana. Subject to terms and provisions of a quitclaim deed, Landscape Easement and Covenants doted November 12, 1999 and recorded November 18, 1999 as Instrument No. 1999-9967352. ..... Subject to the Follett and Morrow Legal Regulated (open) drain ~hich cuts through the center of the surveyed tract as shown hereon. Soid drain hos a State Statutory Easement associated with it which is 75 feet on each side as measured from the top of bank of the open droin os shown per lAC 36-9-27-33. PERMANENT BENCHMARK U.S.G.S No. 201 of line 116 os of 1935 0.8 miles North along the Chicago, Indianapolis & Louisville Railway (Manon & now abandoned) from the station at Carmel, Hamilton County, 31 yards South of milepost B 167, 87 yards of the east roil, end 1 yord West of the fence line. A state survey standard disk, stomped "201" and set in the top of a concrete post level with the ground. Seuth of U.S. Highway No. 31 bridge over the troct, 7 yards East ELEVATION = 829.532 (NGVD - 1929) TEMPORARY BENCHMARK Legend ~ :Oep;:s;;:s 0 4MX4"XJ6" Concrete Monument MAP 1 INDlANAPOllS METROPOLITAN \ PlANNING AREA I ~ OFFICIAL THOROUGHFARE PLAN FOR MARION COUNTY, INDIANA ~ IV It1EI~ SOILS TYPE LEGENO SO J L MAP NOT TO SCALE Dr BflIXICSItIlSlTrcu,YlllJIIl ~< CIIOS(J\"SUUlMI,OlO1:lSl!P[S * ~: ~SlI.~~Z 10 6 POICOO SlD'ES. ETmD PROJECT LOCATION SCALE, 1"=500' DEC. 16. 2005 u Z H r./1 ~ ~ I~ IZ H Cj alo Z ~~ al'" ~ ~~ alZ ~ ~~.~ ~ uf!l. ~ ~~I ~u~ ~ o o , o . ~i ~ "' . , o~ 5 ~ d ~ ~ ~ e ~ ~ ~ o ~ ~ < ~ ~ ~ ~ SHEET NO. ~ Q) Q) ~ C.) Q) ~ ...., ...., ~ -"'oo -"'0 "''''... "'0'" 1Of"'ir-i ......'" oooo... t't'cS --0 ..,..,oo ~al ~:;a '"' ::l 12 rIl !-< U al !-< ii u l< -< al .. ~\J alrll QO -z ~j .. '.rIl rill< "'<0 ..r>- o;al I! :ti~ ~...< ~~ al al Z ~ ...< ;; tl ~ ~ o ~ ;;, 0 .1 ~ " .! E-ia <t;. ....:iE P-." ~; ~~ Vi) <t;! ~ z.. a :;;::: ~ '" """ V:l ~ ~ "" 1'.<i1. "" ~; 2l p-.! COOl Cut "+" on the south/southwest bonnet hex nut of the fire hydrant located 30 feet North of. the north property line and 25 feet West of the centerline of Rongeline Rood. o 5/B"x18" Re-bar with 2"_ Aluminum Cap to be sef at the point of curvature and the point of tangency of street centerline and cul-de-sac radius points.. ELEVATION ~ 811.14 (NGVo - 1929) B.S.L. buDding setback line D.bU.E. drainage &- utHityeasement S.t. sanitary sewer eosement V. W. variable width PREPARED BY: WEIHE ENGINEERS, INC. 10505 N. COLLEGE AVE. INDIANAPOLIS, IN 46280 TELEPHONE: 317 846-6611 DATE: MAY 3, 2006 REVISED PREPARED FOR: DREES HOMES 6650 TELECOM DRIVE, SUITE 200 INDIANAPOLIS, IN 46278 TELEPHONE: 317-347-7300 FAX: 317-347-7318 CONTACT PERSON: JOHN TALBOT HOLEY MOLEY SA YS "DIG SAFELY" "IT'S THE LAW" CALL 2 WORKlNC llAl'S BEFORe YOU DIG 1-800-382-5544 CAli. TOLL FREE PERlN~ST....Tr:lAWIC8-1-25. rrlS~STTHElAWTOEXCAVATr: WITHOUT NOTIFYING THE UNDERGROUND LOCATION SERVICE TWO (2) WORKING DAYS aEFORE COllW(l<<:lNG WORK. IEXISTING ZONING - R2 IlpROPOSED ITOTAL ACREAGE: 9 AC. I ZONING: DP I LEGEND D.&U.E. V.W. S.E. SSP. ESMT ASPH DRAINAGE AND UTILlIY EASEMENT VARIABLE WIDTH EASEMENT SANITARY SEWER EASEMENT SANITARY SEWER PIPE EASEMENT ASPHALT SCALE, ,. = 50' , o 25 50 100 I PROJECT NO. W05-0679 to l~ . ""j.'" ~1I '~ .' ol'f '!lr".1. ~, ,.,,<'?. . f' _ .l 'ft ~, ;: ~~ .~ ~.~::1l 'j 1 ... '"".. I-J .... I. .I(~ ~ ": '"" r t 1 f^ ":< ' f, . J " ~.{., " ~ t ,. . .... '" if: ': -'i ...~ .,"" .c;;.~ ',.t,-. I 'Ii' Of t \;;. .l~. . ,.>;1 _~"'-("t" ....~.~ ;J- , ~ . '.1 [I; w/" _ ~ .J' .. , ;& -:.. !JIo: ..~-"i~ -~ - ~ it.. ...""'~; . f 1Jij' 1 _', ,"'i f'. ~.~- " . '" ,- .~ 1. '1- '-"., .' '-t.,~ f Il:-f .J " J '-. :;::" .. :0 1- r* I "\. " ~~ ~ , If ,. .. rI" "' " ..~ ~,~ .f ':;.'~~ .~ . ,'.~.i fk ~ ; '1i .. 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'.... ~ f- f- I , i I D' ::' D& I' u ,,, Lt. . ~ ,t \ u ~ft Qr " '~, e If :~~ ~ f d)!l ,If r It f I. .1.: J r .....~ J "", .d iii . l' ",t' ,/I-. iIJ ' .... R.r l; ~ tl. , ~ , 'f, ll,b r ~,~ I~ II 11' .\ ~ " :'l ij ;1 r ~ ~. 'i ~~~ .,-' 1~ , ". " ~( ~ ~. J , J~'. ,cr", :;c:.",. ~?':' ':~ '- ",-,.' ..f' -~ . . ~~ ;;'~;~~. . ~; ~,~~:.~ ' .,:..... . :~'~.' ;~,: r~ ,~'. "'-:;. ~f ~~~~;. .' ..~.~~f:> 'f h. ~~ ~~ ~~; v.~'. l\. i~~ '~~ ' . .. -, r:.' /~-4' ,,~; \, ,;i4 ;o~~.: , , .~. >~~;:;.; , .{f, ~ ;~i' , ~;;, ;'1' ,'(" "j. ~ ~:'~?J . .~i1~~:' '~'~~y:. ' ~.' 1t~r [~(: ;~~ j .1- - - -"'1l! I I I I ...,..... "';.:" ~:.} ifJ'.. .;'~.o' .f . . ~ " ","J- I I I I I I I I I I I I I I mr..i I I I I I I I I I I I I I I aL~ I I I J :,.> /~.". ~'; .~ -;s;.y. ~:~-~ "'''::- t1!~~' ~.,~;J ,-_\.~ I!; ,",..-, ~;]1{. "Y'>.~] '\ e~,. .' '"~ .1-;" ~> ;'*'?~" ..' ,:,;{. '.~ .' '!~< ~ .~ ~:,c:. '~.' t';:' iRE::: .:.NO SHRUB SC:.,EDULE KEY ! OTY, I :::I..ANT NAME SIZE 3PACING I ~!OTES 1 AMELANCHIEA CANADENSIS tAMARCKI' 3 STEM MIN. AC a LAMARCKl SERVICEBERRY 11I2'CAL.. AS SHOWN FULL. STRONG STRAIGHT TRUNK ,\AONtA MELANOCARPA VIKING 24'HT. M1N FULL TO GROUND. UNSHEARED AM " VlKING BLACK CHOKEBERRY 48'O.C NO LESS THAN 6 MAIN BRANCHES BETULA NIGRA , aN a RIVER BIRCH 1112"CAL. a'CLUMP FULL. STRONG. 3 STEM MIN. CERelS CANADENSIS 1112'CAI... CC " EASTERN REDBUD ASSHONN fULL, S1'RQNG STRAIGHT TRUNK COANUS KOUSA CF " KOUSA DOG"NOOD t 1!2'CAL AS SHO'NN FULL. STRONG STRAIGHT TRUNK CORNUS MAS CM a CORNEUM! CHERRY DOGWOOD t112"CAl.. AS SHOWN FULL, STRONG STRAIGHT TRUNK COANUS SERlCEA EWl.EV1 FULL TO GROUND, UNSHEAAEO os '3 RED TWIG DOGWOOD 24' HT. MIN. 48"0.C. NO LESS THAN 6 MAIN BAANCHES GLEDITSIA T. \NERMlS 1MOOlE' OT 9 IMPERIAL HONEYlOCUST 21120CAL AS SHOWN FULL. $lRQNG STAAlGHTTRUNK "EY OTY ;:!.ANT NAME I 31ZE i SPACING I ,\~OTES 1 HIBISCUS SYRlACUS FULL TO GROUND, UNSHEAAEO HS " AOSE-OF-SHARON 24' HT. MIN ..\8'O,C. NO lESS THAN 6 MAIN BRANCHES HAMAMELIS VERNAUS FULL ,0 GROUND. UNSHEARED HV 11 VERNAL WITCHHAZEL 24'HT MIN 4S'O.C. NO LESS THAN 6 MAIN BRANCHES iLEX VERl1CllLATA \\liNTER RED' FULL TO GROUND, UNSHeARED IV ,. WINTER RED FEMALE WINTERBERRY 24"HT. MIN 48'O.C. NO LESS THAN 6 MAIN BRANCHES JUNIPERUS CHlNENSIS 'SEA GREEN' FULL TO GROUND, UNSHEAREO JC 34 SE,lI. GREEN JUNIPER 24' HT. MIN. ':8'O.C. NO LESS THAN 6 MAIN BRANCHES URIODENDRON TUUP1FERA IT 9 TVLIPTREE 21/2' CAl AS SHOWN FULL, STRONG STRAIGHT TRUNK MYRICA PENSVLVANICA. FULL TO GROUND, UNSHEARED MY 20 NORTHrnN BAvarnRY 24'HT. MIN. 48'O.C NO LESS THAN 6 MAIN 81W11CHES PJCEA ABIES PA . NOffNAY SPRUCE a'Hi. AS SHOWN FUlL, STRONG STRAIGHT TRUNK PSEUOOTSUGA MENZlESU PM 6 DOUGlAS AA 8'HT. AS SHOWN FULL S'TRONG STFWQHT TRUNK I .~EY OTY i PLANT NAME I SIZE i SPACING NOTES PLATANUS ACERIFOLlA 2112'CAl. AS SHOWN ?O d lONDON PLANETREE FULL, STRONG STPAIGHT TRUNK QUERCUS BICOLOR AS SHQYVN aB s SWAMP WHITE OAK 2112.CAL FULL, STRONG STPAIGHT 'TRUNK QUERCUS RUBRA aR '9 RED OAK 21!'ZCAL. AS SHOWN qjll, STRONG STRAIGHT TRUNK SYRINGA RETICULATA 'IVORY SILK' SR '" IVORY S!LK JAPANESE TREE ULAC 11f2'CAL AS SHOWN FULL STRONG STRAIGHT TRUNK nLIA TOMENTOSA n 14 SilVER LINDEN 21f2'CAL AS SHONN .;ULl, STRONG STRAIGHT TRUNK VIBURNUM TAIL08UM 'BAilEY COMPACT FULL TO GROUND, UNSHEAAED VT 31 COMPACT /oM, CAANBERRY8USH 24' HT. MIN. 48'0.C. NO LESS 'THAN 6 MAIN BRANCt-ES PLAN ~OTES: [Z] UTlUTY EASEMENT )0'( STREET L1GlHT. SEE L1GlHTING PlAN I )0( SHEETL1,02 8 BRICK COLUMNS, SEE DETAIL05A.1.03 CD SlGNWALL, SEEDETAlL0M.1.03 o TYPICAl UNIT LANDSCAPE PlJIN, SEE04Il1.03 d f, LPA f3 l.ll!!. 121 L-'2J A- '\-/"".,. ,I 1= 1- ~1;-: , 'v ~ Il' ,.. lIlT MANAGlMeNT PRACTICII POR DRns. Vl1.l.M1 GUlNI r ,- lEIE1. C BUFFERYARD " '. :,:~,:,;,,-:;~,~_:>~:,,~~:~,,>'~.';:--':0~.>s:-<~~~.,.~.:~,,~ ,<:,., ':-."... I..t ' st I ;-rit '~ztY i at =.J 9t I ' I ~ ! ..!!...J ~ ~" ,~ , ~",' :\ "', ~':-~'\:::-:: '~'~ t&i&8,~ d~d ~ ~')..; , " 0pH '~',,:'" ';~'''''':-'''''' ., '~81 ! . L - - .....1lL _ :\" > 0::-.; i 08 162 1112 jl..2 ! 92 j 92 ~'.L,D- _ IIrrir III '::: 1--11 -II _ BEFORE CONsrRL.CTlON: . SelECTED TREES WITHIN THE PRESERVATION ZONES SHAU. BE FERTIUZEC BEFORE CONSTRUCTlON EINS TO ItOEASE THEIR VIGOR. THIS WILL JNCREASETHEIRABlLlTYTO HANa.E STRESS f:ROM CONSTRI.CTlON. . AU SITE CONTRACTORS SHAlL MEET WITH THE CONSULTING ARBORIST AT THE SITE PRIOR TO BEGINNING 'IOtKTO REYIEW All 'WORK PROCEDURES, ACCfSS AND HAUL RCl.IT!S. ANOTREE pROTECTION MI:ASlJRES. . TREE PROTECTION FENCING SHALl BE INSTALLED ATTHE DRJPUNE (WI<ERI! POSSIBLE) OFTHETRE!S lNTHEIllfil3< ZONE AND PROPER .,.REE PIlE5ERVATlON zalF SIGNS AFF1XEIl. . TREES SHOULD BE INSPECTED PR!~ 10 CDNSTRL.CTICW TO DETERMIHE STRUCTURAl INTEGRITY. 5TRLCTURAI.LY UNSCJ.JND TReES SHOULD BE REMOVED. TREES WITHIN THE PRESERVATlON ARCAS SHOUl.D BE REMOVED AT THE DIRECTION a= A REGISTERED CONSULTING ARIIORIST (RCA) ORA camFIED ARBORJST (CAI, OURING CONSTRl.CTICN: . ANV DAMAGE TO 'T"Rf!S SHALL BE REJlORrED TO THE CONSULTING ARBORIST WITHIN 6 HOURS SOTHAT REMEDIAl. ACTION CAN BE TAKEN. TIMEUNESS IS CRITlCAL TOrRE! HEAl.TH. . NO MATERIALS. SPOIL, WASHOUT WATER, WASrE OR EQUIPMENT. (ESPECIALLY CONCRETE EQUlPMEHT AND TOOlS) SHAll BE OEPOSlTEC, STCREC, OR PARICEC WITHIN iHETREE PROTECTION ZONE (FENCED AREA). . oveR-DIG FROM THE BUILDING FOUNDA1lON SHALL NOT BE PlACED WlTHlN THE TREE PROT'ECTlON ZONE,. El1liER TEMPORARILY OR PERMANENTLY. IT JSSUGGESrEOTHATTHE SPOIL BE PLACED IN A SPACE AWAV FRCMTHEl'RfES. . THE PRESERveD TREES SHCUl.D BE IRRIGATED SOTHATTHEY WILL RECBVE 1-1.5 INCHES OFWATER PERWEBC CUUNG EXTREME DRY PERJODS AND PS IS ffA5IBlf. . If: AT ALL pOSSIBLE UNDERGROUND ununES. OCIlNNSFCllTS OR IRRIGATION UNES AND LANDSCAPE UGHTING SHALL BE RCIJT'E[) OUTSIDE THE TREE PROT'B:TIat ZCWE. . THERE IS TO BE NO PARKING OR EQUIPMENT Sl"ORAGe OF /W'( KINO WITHIN THE TREE PROT'B:'I1VE ZONE. POST CONsmucnON RE:OMMetDAl1ONS: . ALl. TRESS SHAU HAVE A POST -CONSTRUCTION EVAlUATICN PERFCRMED fff A QUAUFlEDARIlOIU5TTO DETERMlNEANY RfMECIAL ACTIONS NECESSARY TO MAINTAIN TREE HEALTH. . VERTICAL MULCHING. OR SOIL REMEDIATION WITH A GRON GUN MAY BE NECESSARY, FOR AN'( TREeS WITHIN 20 FEET' OF CONSTRUCTION ACTMTlES. ESPECIALLY THOSE WITH f<<'( COMPACTED SOU.s OR AlTERfD DRAINAGES. . REGULAR MULCHING FOR ANV TREES IN THETREE PROTErTtON AREAS IS RECOMMENDED FOR TREES THAT DO NOT HAVE REGULAR lEAF UTTER ANYMORE. THE MU..OI WIll GIVE THE TREES OPTIMAL CONOmONS FOR THEIR ROOt'S TO RECOVER. FROM THE STRESS OF CONSJ'RLCTlON. @ COPYRIGtfT' VINE I. BRANCH INC, 2006. ALL RlGH1"S RESERVBl. COP'l" Of BMP'S MAY BE MADE ONLY WITH WRrn'EN PERMISSION OF VINE & BRANCH INC, I j 68 I 98 I 1..8 'n I I I 1 1 9t J-- NORTH PERIMETER FENCE, BY OWNER '31 ~ iT ~/( ,~.......,.... \..,/ Ii I I ," '" ~ \.'\ " " \\ ," ',~ ':,,, - 1 / ""1\1 co If iI.. \-' I li - l 2 GT , TT ~ 1 TT 5 TT ~' 1 GT ';::zQ 'Ii -';;:::J f2l ~ Y '\ " ."'....... .' :DB: s,"O )) 'q 1 GT . /PARKINO - 1t:1 IL.QI -11 -1 2W' , ~~:~t: L-rc.~ ,D~ ~rc: ~\) = ~ \J I ~'\f 1.: I 9r.: 9l! U ~ J~~~ c~~*ffiP~~()~ 5lrCl ~ ~rTl\ - '-/' ~ ~ 2 *'3l --=::IY -I;;;;;: @:t' an t]D" *[D7' '" h....-, . C 0 -------.~ "~ riD a~} l . I I l. 'I) I of A CONS~":~ON dP ~~ j ~f-.. ~ ! I ~ !~~4i ~ ~-, ~ G~ ~~V' :i jllJ. /'- r (/ --", () ,- -/ ') L 0 7 I l,;)ti ) - () ~ ---L -l- I~\V . :/~/ r ~~ON U ~ )~<C ^' ~ i! i i ~~~__~_1__~~_________9__________ ----Hu-~~-~: 'I~ "H-~ \ I~ ~ ;IIIT:~ II I : : i : i i 71\ '6 '* 6 ~ ~ _\..- -~- L I I ~ 6 OJ I ..l.... r<~", cV~~~ ;\. -:-...--...0:. ~"O !lJ , aa - ...--... ~ 2 L2... 'T ~ cT L2... ~ ~ " ;: TF --- ~ 01 VILLAGE GREEN TOWN HOMES SITE LA.NDSCAPE PUl.N BUFFERYARD PU~NTING T,4.BLE lOCATION 1.8lEl :;eQUIRED \ ";:lQVlDED NORTH.196LF '(; 5 SHADE TREES :3 SHADE TREES 3 O~AMENTAl TREES 8 ORNAMENTAL TREES ~2 S~RU8S or 14 EVERGREEN 44 SHRUBS & 1 EVERGFEEN WEST- '68LF 'B' S SHAnE ~EES 6 SHADE TREES <5 ORNAMENTAL TREES 6 ORNAMENTAL TREES 2.6 SHRUBS or 9 EVERGREEN 26 SHRUBS SOUtH. 446 LF 'B' 14 SHADE 11=lEES 14 SHADE TREES 14 ORNAMENTAL TREES 14 ORNAMENTAl TREES 67 SHRUBS or 23 EVERGREEN 22 SHRUBS & 15 EVERGREEN EAST.797LF 'B' 24 SHADE 'TREES 24 SHADE TREES 2' ~NAMENTAl TFEES 25 ORNAMENTAl TFEES 120 SHRUBS or 40 EVERGREEN 120 SHRUBS * RELOCATED SOUTH BUFFE~ARD PLANTS DUE TO UTILITY CONFLICTS , TT TT n ~ , , TFEt CONSER\lII~ ARE+ ,~ lxi /~'r -- -~ - \ I I I.'.... i r--'1 i \.~ 5th \~6 J~ J~ -bE \~ I w iM~ I f4l m L_ \'- II 3 ~ . 121 121 I -.l'TI ~. f5l 121 m I ~ ;, ~ @J rID- ~ 1:][] [9[J I ' JC err- lJ![] []Dl IV [lJKJ [}iITl err- lJ![] Q!!Jl ~ 121 ITl [Q ~ r4l m 2 r;--l1Tl r101 , ,I Ii ~ \ m m m f5l 2 121m ill f!i ~ ~ \IT; ~ ill L.iJ \W ~R '" ~ ~'\~ DB PO SR\I \UIT I SR 001 ill EKr DO OR IT 5R \L!LJ 00l \~ ______ _ ____ _, __ _ -1 .....=1--1 -- - ---+-- - \ -----\--- ~.:;;-- - \ \ \ I \ \ \ \ \ a \ \ \ \ .- 1 ~ -2J -Ff~ ~~qr:, ~0vjfl-O : ~r, ~ - ~ ~~9J ~ :i ;1t 13 CS \ ~ Ii! 1.-... POND MONON ACCESS mAIL ~~ ~,~ ~~~~":'~~ ,-'<:':::> ',-' r~ .L....!'i. 7 ~ ~ ~ I 446'-S' lEVEL B BUFFERYARO 0: " ,,~'::?-'~~~'\.~~, " ':;: 2 TT \ nn ~'83 " 1.~ 23 :' J I 12 I " " ~ '~" ,,'~ ,~, ' ~t, ;.', fo: tLf1Tl rm I ~ ~ ~, " H l ! .,1 \ 02 " ~n'~J ~~ 9 ~UJ_~ ~1l.L~9J bM/~ .11' \~ x t~~ ; ::', " ~ ,~ ~~~ ~. ~~ 11 HV ~ l ~- V~ 1 PA \ / \ ---.!., \ \ \ .11 \ \ r 2 -U 'JJ 1-. '11 ___--" T ,\0" I CF Ita' ! ' I~ ~ i I , , L...,......,J 167'-3" lEVEL 8 aUFFERYAAD 11,01 1"=40'-0" ,. ~ :. - KEVIN K PARSONS A ASSOaA11iS.INC. land9c8pe II'CI'II8::lln Ian:I plllnnlng urtlsn design Z12 W""lO'ft(8nGT'9.lITI,t,.lSKl,~,1tCl4NA. A620a 3'70!HMI'1I!l'''~ 31701ll!lo04!lll - PREPARED FOR: DREES HOMES - 6650 TaECOM DRIVF. SUITE 200 lNDlANAPOus. IN +6278 P: 317341.7300 F. 317.347,7318 E-MAIL: WWWDREfSHOMl5.COM - - - - - - - - R~ON: OLOG.OS llGHfING PUN 0228.06 BUFFERYARD REV. 0107.06 REV. SITE LA your 0+.1106 REV. SITE lA your - - CERTIFICATION - - NOT FOR CONSTRUCTION - - VILLAGE GREEN TOWNHOMES CARMEL, IN - ,SITE LANDSCAPE PLAN - - PROJECT: DRAWN: - oms !MG CHECKED SCAI..E 15SUE OATh J* ,\5SHQ\VN 122105 - - SITE LANDSCAPE PLAN - Ll.01 - DREES HOMES GUIDELINE FOR COMMUNITY LAWN AND LANDSCAPE MAINTENANCE STANDARD FOR PERFORMANCE: IN ORDER TO CAEAlE A UNIFORM LOOK FOR ALL CFOUR COMMUNITIES WORK SHAlL BE PERFORMED TO MEET THE STANDARDS OF iHE DREES COMPANY ENSURING QUAliTY AND SEFMCES TO MAINTAIN THE GROUNDS IN A SUPERIOR CONDITION WHICH REPRESENTS ~E DREES COMPANY COMMITMENT TO EXCELLENCE. TO tJAlNTAIN QUA COMPETlTM: EOOE AND OUTPACE OUR COMPETlTlON WE MUST IMPROVE THE APPEARANCE OF OUR COMMUNITlES AND ENSURE TH8A AESTHETIC INTEGRITY BY ;:NSUAING THAT THE COMMUNITY IS MAINTAINED TO A HIGH LEVEL PROVIOlNG OUR CUSTOMERS WITH A VISION OF aUAUrf THAT EXTENDS BEYOND THE HOME TO THE COMMUNITY ITSELF. THE FOllOWING GU1DEUNES PROVIOE A FOUNDATION THAT PROVIDE RESULTS. RESULTS THAT ARE EXPECTED BY OUA CUSlOMERS. A COMMl1'MENT TO THESE STANDARDS WILL DEMONSTPAlE THE QUAlJTV THAT IS REPRESENTED BY THE DREES COMPANY. THIS CAN BE ACHIEVED BY CONFORMING TO THE FOLLOWING AEOUIREMEN1'S: lJIWN MAINTENANCE: GRASS CUT11NG: THE GRASS SHOULD BE CUT APPROXIMATELY EVERY 5-10 DAYS (AVERAGE OF 28 MOWS PER SE.ASON) DURING THE MOMNG SEASON TO MAINTAIN A UNIFORM HEIGHT OF 3-4 INCHES. THE GRASS IS NOT TO BE MO'NED DURING WE'r CONDl110NS, WHICH CAN CAUSE MUD TRACKS, RUTTING, ClUMPING OF GRASS, ETC. ALL BLADES MUST BE KEPT SHARP TO AVOID DAMAGING THE GRASS AND MAKING IT MORE SUSCEFTlBLE TO DISEASE. IN ORDER TO HAVE OUR COMMUNmES IN TOP CONIXTION FOR OUR HEAVIEST TRAFFIC Vcx..UME ON THE WEEKEfIDS, THURSDAY OR FRlQAY MOWING IS REQUIRED. 'NEATHER PERMITTING. BEFORE /llIlY MOWING IS STARTED THE GROUNDS MUST BE POLlCEO FOR TRASH REMOVAL TRIMMING: CURBING, FENCES, POLES OR A~ SUCH OBSTACLES ARE TO BE TRIMMED AROUND AT EACH GRASS curnNG. CUPPfNGS: CMl BE LEFT ON TURF PROVIDED THEY DO NOT COVER THE TURF OR FORM CLUMPS OF GRASS ON lOP OF THE TURF. AI..L GRASS OJPPINGS ARE TO BE REMOVED FROM ALL CONCRETE SURFACES SUCH AS SIDEWAU<S AND MULCHED AREAS. CUPPINGS SHOULD NOT BE BLOWN ON SIGNS OR AN'( S-mUCTURES. IF THE MOWER IS DISCHARGING GRASS AND NOT MUlCHING THEN THE DISCHARGE CHUTE IS TO BE POINTED PJNAY FROM MULCHED AREAS AND N<< STRUCTURES, EDGING: COMPLETE EDGING OF All SIDEWAlKS AND CONCAElBPAVED AREAS IS PREFERRED TO BE DONE ON A Bl.WEEKLY BASIS DURING THE MONING SEASON. HcmEVER, THREE EDGINGS PER SEASON IS REQUIRED. THIS SHOULD BE DONE PRIOR TO THE FOLlO'MNG HOLIDAYS: MEMORI,6L DAY, JULY FOURTH, LABOR DAV. THIS TYPE OF EDGING IS TO BE DONE USING AN EDGER THAT IS SPECIACAlL Y DESIGNED TO 00 SO. DO NOT EDGE WITH A WEED-EATER IN THE TRIMMING POSIllON WITH THE BLADE RUNNING HOAJZONTAl TO THE GROUND. EDGING IN THIS MANNER WIll DAMAGE MID KJLl THE GRASS. All DE8AIS FROM EDGING ARE TO BE SWEPT UP AND DISpOSED OF PROPERLY AND NOT SWEPT OR BLQ\lN INTO THE NEWLY EDGED AREA. USING THE TOOl PROPERLY AND DEBRIS REMOVAL IS WHAT MAKES THE EDGING LOOK CRISP AND CLEAN. THE MAXlMl.fA EDGE WIDTH SHAlL BE NO GREATER THAN W. lJINDSCAPE MAINTENANCE: TREE AND SHRUB 'mlt.tMING, All DECIDUOUS AND EVERGREEN SHRUBS ARE TO BE PRUNED AND SHAPED lVv'O TIMES (JUNE/OCTOBER) DURING EACH GRaMNG SEASON. THE PRUNING IS 10 BE DONE AT THE PROPER TIME OF THE SEASON AND DONE IN THE SPEaRC t-.W\INEA THAT IS REQUIRED FOR EACH SPECIFIC VARIE1Y OF PLANT. ORNAMENTAL TREES AND SHRUBS SHOULD NOT BE PRUNED UNTIL AFTER THEY HAVE BLOOMED. AU. DEBRIS IS TO BE REMOVED AND DISPOSED OF OFF SITE. ATTENTION SHOULD BE GIVEN TO ENSURE THAT SHRUBS AND TREE BRANCHES PROVIDE ClEARANCE FROM SJGNAGE AND SlRUClURES. IN THE FIRST YEAR OF A DEVELOPING COMMUNllY NO TREES OR SHRUBS REQUIRE TO BE PRUNED. - MUlCHING: ALl PlANTING BEDS ARE TO BE EDGED ONE l1ME PER YEAR IN THE SPRING (LATE APA1LJEARLY MAY) roAN APPROXIMATE DEPTH OF 3-4 INCHES. NEW HAACrNOOO MULCH IS TO BE APPLIED TO A DEPTH OF APPROXIMATa Y 2 INOHES. BEFORE THE NEW HARlJNOOD MULCH IS APPUED THE BED AREA IS TO BE PREPARED AND AlL DEBRIS REMOVED, THEN THE EXISTING MULCH IN ALL PLANTING BEDS IS TO BE WRNED. THE HARONOOD MULCH IS TO BE FREE OF IW'f BY.PRODUCTS AND SHOULD CONTAIN ONLY HARO'v\fOOD. DURING THE SUMMER SEASON THE MULCH SHOULD BE 'FLUFFED OR TURNED' ONCE AT THE BEGINNING OF AUGUST. PlANT BED WEED CCINTRCl.: AU. PLANT BEDS ARE TO BE KEPT WEED FREE DUFiNG 'THE LANDSCAPE SEASON. WEEDING NEEDS TO BE MONITORED ON A WEEKLY BASIS. PERENtMl ONE: All PERENNIALS AND ORNAMENTAl GRASSes NEED TO BE MAINTAINED DURING THE GRONING SEASON AS FOLLOWS: FEe. ORNAMENTAl GRASSES ARE TO BE CUT TO A H8GHT OF 8' AND DEBRIS REMC:l\iffi. SEPT. MAINTAIN EXPIRED PERENNIALS BY REMOVING CANES AND DEAD PlANT MATERIAL NCN - PERENNIALS SHOULD BE CUT TO THE GROUNO. VEGETATION CONTROl.: ROUND UP SHOUlD BE APPLIED TO NN GAASSM'EEDS 'THAT ARE GAO'NING UP THAU CRACKS ei=l SEAMS IN mE PAVEMENTICONCRETE SURFACES. FALL lEAF REMOVAL: LEAVES SHOULD BE REMOVED FROM PlANl1NG./MULCH BEDS IN NOVEMBER TO PROVIDE A MANICURED, CLEAN LOOK IN THE FAlL DEN) lREE AND SHRl.IB REMCNAL: AN'f TREElSHRUB THAT HAS DIED OR IS DISEASED NEEDS TO BE REMOVED IMMEOIATEL y, UNSIGHTLY PLANT MATERIAL IS UNACCEPTABLE TO THE OVERAll. AESTHETICS OF THE COMMUNITY FlORAL CXSPLAY: SUMMER FLORAL MUST BE INSTALLED PRIOR TO MEMORIAL DAY (BUT NOT SOONER lHAN MOTHEA'S DAY) FOR OPTIMUM RESULTS. THE FALL FLORAl.. DISPLAY NEEDS TO BE SCHEDULED AS WEATHER CONOlTlONS DICTATE TO ENSURE A PROPER DISPLAY. ONCE THE SUMMER DISPLAY NO LONGER PRESENTS A HEALTHY APPEARANCE THE PlANTS NEED TO BE REMOVED. PANSIES ARE THE PREFE~ED CHOICE FOR THE FALl DISPLAY SINCE THEY PROVIDE A FALL DISPLAY AND THEN AGAIN IN THE EARLY SPRING. MUMS HAVE A VERY SHORT DISPLAY LIFE (1YPICALl Y BASED ON WEATHER CONDIl10NS ABOUT 4 WEEKS). IRRlGATION~: PROPER WATER MANAGEMENT IS A BENEAT TO THE LANDSCAPING AND ENSURES HEALTHY PlANTS. MONlTOR!NG THE IRRIGATION DURING THE SEASON IS CRIl1CAL SO ADJUSTMENTS NEED TO BE MADE TO COMPENSATE FOR WEATHERCQNOIl1ONS. OVER-WATERING CREATES THE POSSIBILITY FOR QISEASE BOTH WITH PlANTS AND IN 'T}-iE TURF. GUIDEUNE TO FOLLQ\o\I: MINIMUM AMOUNTS: 15 MINUTES 10 MINUTES 45 MINUTES 30 MINUTES MAXIMUM AMOUNTS: LA'MoI AREAS ~!ANT BEDS LAWN AREAS PLANT BEDS lJIWN FERTILIZATION AND WEED CONTROL: AU. ACCESSIBLE LAWN Af!EA13 SHALL BE FER11UZED AND HAVE APPUCABlE PESl1C1DES APPUEO PER THE FOlLOWING SCHEDULE OR /IS AGREED UPON FOR THE SPEaAC NEEDS OF A TURF AREA, ALL FERl1UZER AND PESTICIDES ARE TO BE OF PREMIUM GRADE, HAVE THE PROPER CHEMICAL CONTENT FOR THE PARl1CULAR APPLICATION AND BE APPLIED IN ACCOAOANCEWlTH THE MANUFACllJRERS SPEClACATlONS. THE FERTIUZA110N MUST CONTAIN THE PROPER MACRCNUTRENTS THAT ARE ESSENTIAl FOR THE HEALTH AND VIGOR OF THE TALL FESCUE VARIEl1ES THAT ME SEWN AT OUR COMMUNITIES. MMCH. APAll: SLOW RELEASE FEATlUZAllON. MAY. JUNE: SLOW RElEASE FER11UZA110N AND BROADLEAF HERBICIDE. JlI.Y. AUGUST: SLOW RElEASE FERl1LIZATlQN. SEPT. 001: SLOW RElEASE FERTlLlZA110N AND A PRE EMERGENT HERBICIDE FOR FAll GERMINATING 'NEEDS. NOVEMBER: FERl1UZAl1ON, THIS APPlICATION IS TO PROMOTE ROOT GROWTH AND REDUCE PLANT STRESS DUAING THE lMNTER SEASON. BALANCED SLOtH REl.EASE FERl1UZAl1ON: mls INClUDES ALL THE NECESSARY aEMENlS FOR PLANT COLOR, VIGOR AND GRONTH. ?fl:.EMEOOENT HEfBClDE: THIS WIll CON-mOL ANNUAL GR/ISSES AND WEEDS SUCH AS CRABGPASS, FOXTAIL /llIlD ~NlJAL BLUEGAASS. 8ROADlEAF HERBlaDES: THIS IS A COMBINATlON OF WEED KILLERS TO CONTROl DANDEUONS, BUCKHORN, PlANTAIN, DOCK AND OTHER BAQ,.(DLEAFWEEDS. 1. iF A GRANULAR APPUCA110N IS USED AlL CONCRETE SURFACES MUST BE BLO'NN OFF TO REMOVE GRANULES. THIS IS PARTICUlARLY IMPORTANT IF THE APPUCATION CONTAINS IRON AS THIS MAV STAIN OR EVEN DAMAGE THE PAVEMENT. 2. HOLUES AND /4ZAlEJJS REOUlRE ADDITIONAl SPECIAUZED APPUCAl10NS WHICH NEED TO BE APPUED AS NEEDED AND ARE NOT COVERED IN lHE SCOPE Of THE ABOVE LISTED APPLICAl101'E 04 LUMlNARE "\ alACK \ ~ II J' ----I- l' - ----ir' - ----l1.-----EX:-WT~ ,..-- ;., ~ 3" 10'BLACI( LlOHT POLE ;., '1 ~ l' I ~ <lj 3" VILLAGE GREEN TOWNHOMES TYPICAL STREET LIGHT L1.02 3/4"=1'-0" 03 VILLAGE GREEN TOWNHOMES TYPICAL DOUBLE MAILBOX 02 VILLAGE GREEN TOWN HOMES TYPICAL SIf\JGLE M,A.lLBOX 01 VILLAGE GREEN TOWNHOMES L1GHTlf\IG AND MAILBOX LAYOUT PLAN L1.02 L1.02 NOT TO SCALE 11.02 NOT TO SCALE L1.02 1"=50'-0" ,. - . , I, I, --:-r- KEVIN K PARSONS &. AssoaATES, INe. r---- I PLAN NOTES: I 1 I I I I ~ I I I I I I I I I I I I I I landscape .-cltltechre lend plannllg I.Iblrl deIt;n ZI2WIIIT10ntfl'Tlgp.arl'T'lMao'~.1N::IIAN#l oUS.202 31'~~H!I!I'FAX 31UI""!5' ~ STREET LIGHT. SEE DETAIL 02It 1.02 - - PREPARED FOR; DREES HOMES t;\ SIGN WALL LIGHT FIXTURE, ~ THREE PER WALL TYP. CD =~~:~~~~~~~~1.02 6650 lUECOM DRIVE. SlDTE 200 INDlANAPOLlS. IN 4627S P: 317.347.noo " ll7.J47.71Ul E-MAIL WWWOREESHOMBCOM - - CD :~~I~s~~6~~~;:e - - - - - - I I I I I I I I I 1 I I I I I I I I ~ I I I I REV510N: Ot06.05 UGHTING PlAN 0228.06 BUFFERYARD REV. 0107.06 REV. SITE LA your O-i-.U.06 REV. SITE LA your - - CERTIFICATION - - NOT FOR CONSTRUCfION - - VILU\GE GREEN TOWNHOMES CARMEL IN - - LIGHTING AND MAILBOX PLAN - - PROJECT: 05538 DRAWN: 1.\iG CHECKED: j.'& SCALE:. ,\5 SHOWN ISSUE DAn 1221.D5 - - LIGHTING AND MAILBOX PLAN LumlnU8 sa.lule PTo VILlAGE GREEN - SITE UGIlT1NG S Qty ~ 5 ""'- Wotla 100 Lumens 8500 llF 0.760 Ileocr1pllon ALN-.H3-,ooMK-,O'POlE nl SINGlE " - - NOTES GENERAL NOTES: UTILITY LOCATlON NOTE: THE LANDSCAPE ARCHITECT IS NOT LIABLE FOR PROPOSED OR EXISTING UNDERGROUND OR OVERHEAD UTILITY LOCATIONS THAT HAVE BEEN REVISED EITHER IN THE FIELD OR ON THE CIVIL ENGINEERING DRAWINGS RELEASED AFTER THE SOUACE DATE SHOWN ON THE tJl.,NOSCAPE ARCHITECTURE DRAWINGS. ALL LOCATIONS SHOWN ARE APPROXIMATE AND BASED ON INFORMATION SUPPUED BY EITHER THE CIVIL ENGINEER, SURVEYOR, OWNER, AND/OR MEASURED IN THE FIELD. IF DISCREPANCIES ARE PRESENT, CONTRACTOR SHALL NOTIFY OWNER AND lANDSCAPE ARCHITECT IMMEDIATELY AND PRIOR TO BEGINNING WORK. 2. IN CASE OF DISCREPANCIES BETWEEN THE PLAN AN) THE PLANT LIST, THE PLAN SHALL DICTATE. 3. UWQSCAPE CONTRACTOR IS RESPONSIBLE FOR AU. PREPARATlON, MATERIALS, ORNERY, INSTALLATlQNAND INITIAL MAINTENANCE FOR THE LANDSCAPE PORTION OF THE PROJECT AS SHoWN ON THE DRAWJNGAND PS DlRECTEO BY THE OWNEA'S REPRESENTATIVE. THE LANDSCAPE CONTRACTOR SHALL OBTAIN Af\O PAY FOR ALL PERMITS AND FEES THAT MAY BE REQUIRED FOR HIS PORTION OF WORK. 4. PLANTS AND ALl. OTHER MATERIALS TO BE STORED ON SITE WILL BE PLACED WHERE lHEY WILL NOT CONFUCTW/ CONSTRUCTION OPERATIONS AND AS DIRECTED BY OWNERS REPRESENTAl1\IE . 5. ALL UllUllES SHALL BE LOCATED AND MARKED/FI.AGGED PRIOR TO BEGINNING WORK. RELOCATE PLANTS FROM OVER OR UNDER UTlUTIES. RELOCATION SHALL BEAPPROIJED PRIOR TO INSTALLAllON. 6. CLEAN UP ALL DEBRIS AND REMOVE FROM SITE, REPAlR,6LL DAMAGED OR DISnJRBED AREAS CAUSED BY LANDSCAPE WORK. 7. ~: BASE SITE AND UTlLllY PLAN, AND/OR SURVEYING INFORMATION SUP?UED BY WEIHE ENGINEERS INC. . (ENGINEER), TO THE LANOSCAPE ARCHITECT ON (lAST REVISED DATe) NOVEMBER 22 2005. PLANTING NOTES: ,. REMOVE WEEDS, ORGANIC MATTER AND ROCKS LAAGER THAN 1.5' FROM SOIL. 2. BACKFILL FOR TREE PlANTING SI-W..L BE 76% APPROVED TOPSOIL AND 25'" APPROVED COMPOST. TOP LAYER OF BACKALL SK6U BE 10Q'Jft OF SURROUNDING TOPSOIL. A 5-10-5 ANALYSIS SLCMt RELEASE FERTlUZER SHALL BE INCORPORATED INTO BACKFILL AT APPROVED RATES. 3. THE TOPS OF ALL TREE AND SHAUB ROOT BALLS TO BE PLACED A MAXIMUM OF TWO (2) INCHES /lBOI/E ANAl.. GRADE. ALL TREES LOCATED OUTSIDE OF BEDS SHALL HAVE A MINIMUM SIX (6) FOOT DIAMETER NON-UPPED SAUCER AROUND PlANTING PIT. ALl. SAUCERS SHALL BE WEED ANO GRASS FREE. AN APPROVED PRE.EMERGENT HERBICIDE SHALL BEAPPLlED IN AlL PL.AN1lNG BEDS AT A RATt SPECIFIED BY MANUFACTUREIl FOR EACH PLYlTVAAlETY. 4. ALL TREE SAUCERS AND PlANTING BEDS SHALl. RECSVE MINIMUM OF THREE (3) INCHES GR.6DE A. SHREDDED HAAD'NOOD BARK MULCH. NO CYPRESS, ART1FICIAL OR DYED MULCH AU.OWED. 5. NO SUBSTITUTIONS OF PlANT MATERIALS WILL BE ALlOWED. IF P~TS ARE NOT AVAILABLE, THE CONTRACTOR SHA.L.L NOTIFY lJ1JI,IDSCAPE AACHIl'ECTI OWNER'S REPRESENTATlVE IN WRITlNG. ALL PlANTS SHALL BE INSPECTED AND TAGGED WITH PROJECT I.D. AT NURSERY OR CONTRACTORS OPERATIONS PRIOR TO MOVING TO JOB SIl'E. PLANTS MAY BE INSPECTED AND .APPROVED OR REJEClEJ ON THE JOB SITE BY lANDSCAPE ARCHITECT OR OWNER'S REPRESENTATlve . 6. THE OWNER. OWNER'S AGENT OR THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT>>N AND ALL. PLMlT MATERIAI..S AT ANY TIME DURING THE COURSE OF THE PROJECT UNTIL PROJECT IS ACCEPTED BY THE OlNNER. 7. LANDSCAPE CONTRACTOR SHALL LAYOUT AND STAKE ALL PLANT LOCATIONS AS SHONN ON THE DRAWINGS PRIOR TO INSTALLATION. OWNERS REPRESENTATIVE OR LANDSCAPE AACHTECT SHALL INSPECT AND APPROVE PtANT lOCAllONS FOR ACCURACY AND COMPUANCE WITH DESIGN INTENT PRIOR TO INSTAU.ATlON. B. lJ1JI,IOSCAPE CONTRACTOR IS RESPONSIBLE FOR THE PlANTING OF SPECIFIED PlANTS MID MAINTAINING ALL PLANT MA1ER!AL.S IN AN,6LJVE AND aUAUlY CONDmON UNTIL ACCEPTANCE BY THE OWNER, THIS INCLUDES AS A MINIMUM: WATERING, WEEDING, INSECT AND DISeASE CONTROL, PRUNING OF DAMAGED OR UNSIGHTLY UMBS, AND KEEPING PlANTS IN TRUE AND UPRIGHT POSrnONS. 9. ;~=~~~~~~L~~~=~:~~:C\:;~~~EH~=~O~{~g;~~n=g'~~6THE OWNER. GUARANTEE REPLACEMENTS SHALL BE AS DIRECTED BY THE OWNER UNTIL ANAL ACCEPTANCE OF THE PROJECT FOLLOWING THE GUAAANTEE PERIOD. SEEDING AND PREPARATION: 1. CONTRACTOR TO FINE GfW>E AND PREPARE,4U SITE AREAS TO RECEIVE SEED. MAKE SITE SMOOTH TO ANAL GRADING PlAN ELEVAl10NS, FILL IN DEPRESSIONS, LOW SPOTS AND GRADE SMOOTH. 2. ALL LAWN AREAS WITHIN lAWN UMIT UNES TO RECEIVE 6'.6fIPI=tOVED S1CRIUZED TOPSOIL PRIOR TO SEEOtNG OPERATIONS. ONCE TOPBOIL H"l BEEN PLACED, CONSTRUCllON ACTlVllY OF _ KIND (EXCLUDlNlllAAIlSCAPlNG) SHAU. NOT BE PEIlMITTEO ON OR ACROSS /ANY PLANTING AREA. CONTRACTOR SHALL FULLY EXCAVATE ANY PlANTING AREA THAT IS DlSTURBED,AND REPlACE WITH APPROVED TOPSOll. 3. HYOAQSEEDING IS ACCEPTN3lE. APPLY WITH APPROVED EQUIPMENT DESIGNED FOR PROFESSIONAL HYDROSEEDING APPUCA1l0NS AT RECOMMENDED RATES. 4, PROVIDE FRESH, CLEAN NEW.CROP 'PREMIUM' GRADE SEED AND seED MIXES /l8 FOl.LO'NS: 40% KENTUCKY BWEGA.ASS 3QlH, PERENNIAL RYE GRASS 30% TURF "TYPE TAlL FESCUE 5. APPLV SEED AT RATE OF MINIMUM 175 POUNIlS PER ACRE (4 UlSI1000sF). 6. SCARIFY SOIL TO DEPlH OF 3 INCHES PRIOR TO APPlICATION. 7. LAWNS SI-'ALl BE SEEDED FOLLOWING SCARIFYING, FIN.'!. GRADING. FERTlUZlNG, AND RAKING. LAWN SHALL BE FEATlUZED WI ~2-12.12 ANALYSIS FEATlLlZER AT A RATE OF 10 Ibs./1000 8.1. APPlV SEED MIX AT SPECIAED RATE, AND UGHTLYRAKE INTO TOP 1/4 INCH OF SOIL 8. MULCH SEEDED.A.REAS WlT1-I STRAW MULCH AT RATE OF MINIMUM 1 1/2 TON PER ACRE (70 LBS/1000sF). CRIMP OR TACK STRAW MULCH TO REMAIN IN PLACE-UNTIL COMPlETE GERMINATION OF seeD AND ESTABUSHED GROWTH. 9. WATER AND MAINTAIN GRASS UNl1L STAND IS ESTABUSHED AN) READY FOR MONlNG AT MINIMUM 4 INCH HEIGHT. CONTINUE TO WATER FOR A MINIMUM 30 DAYS OR UNl1l ACCEFTED BYONNER. 10. FOlLOWlNG SEEDING OPERAll0NS, ClEAN UP EXCESS MATERIALS, AND ClEAN ALl. BARK MULCHED AND PAVED AREAS. 11, FOLLOWING GERMINATION, APPLY HERBICIDE TO AlL GRASS GROWTH IN PlANT MULCH AREAS. 12. ALL LAWNS SHALL 8E GUARANTEED TO HAVE A FULL UNIFORM STANO OF ACCEPTABLE GRASS AT THE END OF THE ONE YEAR GUARANTEE PERIOD 'MTH NO BARE SPOTS COMPRISING MORE THAN 2% OF NN LAWN AREA ANY AREA SO NOTED WILL BE RESEEDED OR SODDED UNTIL AN ACCEPTABlE STAND OF GRASS IS ESTABUSHED. 13. All DIS1\JRBED LAWN AREAS SHALL BE SEEDED "l NOTED AND"l APPROVED BY OWNER'B REPRESENTATlVE AND lANDSCAPE ARCHITECT ~ "DON'T DIG BLIND" "IT'S THE LAW" r;J~~~o~~~~~?~~Lf,HOFSTEMS MULCH ENTIRE BED ~E~'317dr~ DO NOT PlACE S NURSERY CONOI FINISH GRADE ~HA~~D~5ttPi'~NDINGS .AJoIO BACKFilL MiX. - SEE SPEClACAll0N '12' 22'-5' 19 SQ, FT. SIGN PANEL DECORATIVE ALUMINUM FENCE 9'-4' 5' ~ Z-4' -k DREES LOGO BLOCK (BY OWNER) 05 VILLAGE GREEN TOWNHOMES ENTRY SIGN WALL AND FENCE COLUMN ELEVATION k- 3' ----f L1.03 1/2' = 1'.0' ---~~:::----~--- ) TREE AND SHRUB SCHEDULE (PER UNIT) KEY alY PlANT NAME SI2E SPACING NOTES BUXUS MICROPHYLLA WINTERGREEN 8M 7 WINTERGREEN BOXWOOD 1l>24'BIIll SO'O.C, FUL~ MATCHED URIOPE MUSCARI 'VARlEGATA' LM 34 VARIEGATED ULYTURF 1 GAl..LON 12'0.C. 1\JRF PERENNIALS, TYPES V/lff'f PEA UNIT 04 VILLAGE TYPICAL UNIT LANDSCAPE PLAN L1,03 1/4' = 1'-0' DO NOT CUT LEADER 112 WIDTH OF ROOT BALL MULCH BED fl.S SPECIFIED SHREDDED HARONOOD BARK MULCH a'IN DEPTH DO NOT PlACE MULCH WITHIN 3' OF TRUNK. MULCH FULL DIAMETER OF PIT FINISH GRADE BACKFILL MIXTURE />S SPECIFIED CUT AND REMOVE BURLAP AND BINDINGS FROM STtM TAMP SOil AROUND ROOT BAU. S.ASE FIRMLY W1iH FOOT PRESSURE TO ENSURE ROOT BALL DOES NOT SHIFT PLACE ROOT BALL ON UNDIS1URBED SUBGR.A.DE UNDISnJR8EO 3UBGRADE - - 8'.10" KEVIN K PARSONS It ASSOCAlES. INe Ian_",""""", .ndpllll1lng urbondnlgn 212WDT ll)n.lSTMKT.eulTllkHO'lND~,I_ Ula.02 317eeNl!SII'p'olJl 317.o1l~' - PREP ARID FOR: DREES HOMES - 6650 TElECOM DRM. SUITE 200 INDlANAPOus. IN 46278 P: 317.347.7300 F 3U.3+7.7318 &MAIL: WWW.DREFSHOMES.COM - - - - - - - - REVlSION: m06.OS liGHTING PlAN O22B.06 BUFFERYARD REV. 03.07.06 REV. sITE LA Your O+J1.06 REV. SITE LA your - - CERTIFICATION - - --NOTE: RARE ROOT NEEDS TO BE NOT FOR PLANTED AT GRADE LEVEL CONSTRUCTION TRUNK WRAPPING MATERIAl. TO EXTEND FROM LOWEST BRANCH TO ROOTBALL 3' GRACE A SHREDDED HARO'NOOO - - MULCH TOPSOIL VILLAGE GREEN FINISHED GR.A.OE TOWNHOMES CARMEL IN - - PLANTING AND SITE DETAILS PlANTlNG BACKALL SOil FOR PIT REMOVE TOP ;; OF BURlAP AND ANY BINDERS FROM ROOTBALL UNDISTURBED sue GRADE 02 VILLAGE GREEN TOWN HOMES EVERGREEN TREE PLANTING DETAIL 01 VILLAGE GREEN TOWN HOMES SHADE TREE PLANTING DETAIL 1<<IIlM1IC:IIJIQIlClIIiI'IlO'IIC'ICIllIINC:I.lC. Coil 1-800-382-5544- :. 'Norking Days 3efore 'fou Dig. 03 VILLAGE GREEN TOWNHOMES SHRUB PLA.NTING DETAIL L1.03 NOT TO SCALE NOT TO SCALE L1.03 NOT TO SCALE L1.03 - PROJECT: DRAWN: - 05538 JMC JML AS SHOWN 1221.05 CHECKa>. SCALE 1SSUE DATE: - - PLANTlNG AND SITE DETAILS - Ll.03 - I D< o ~ D D D D o ~ o D'~ ~~ ~" ;:~ -=:J -=:J -=:J -=:J -=:J -=:J LJ E::J E::J E::J -=:J -=:J LJ E::J LJ LJ LJ LJ CJ Village Green Parking Analysis February 8, 2006 Project Builder Location Acres Units Gross Driveway Driveway Internal Adjacent Total Guest Garage Total Density Length Spaces Guest Street Guest Parking Spaces Parking Spaces Spaces Parking! Ratio Per Unit Ratio Suburban Context VUlage Green Drees Carmel- 136th 9.0 48 5.3 20' - 24' 96 21 0 117 2.44 2 4.44 (proposed) Homes Street Arden Ryland Carmel- l36th 12.72 90 7.1 18'-20' 180 79 0 259 2.88 2 4.88 Street Traditions Centex Carmel- l36th 12.2 135 11.1 15'-17' 152 76 15 243 1.8 2 3.804 Street Providence Ryland Carmel- Old 7 96 13.7 18' 192 60 0 252 2.63 2 4.63 Meridian City Center Ryland Carmel City 2.5 41 16.4 18' 82 11 18 111 2.71 2 4.71 Center Hazel Dell Ryland Carmel- 116th 24 85 3.5 20' 170 73 0 243 2.86 2 4.86 Street 86th/Meridian Ryland Indianapolis 4 50 12.5 18' 100 25 0 125 2.5 2 4.50 N orthside Urban Context Mono & Main Kosene Carmel Old 4 77 19.3 0'.20' 18 24 41 83 1.08 2 3.083 Town City Center Kosene Carmel City 5 131 26.2 0' 0 24 30 54 0.41 2 2.41 Center Monon Row Kosene Indianapolis - 3.1 74 23.9 0'-20' 6 9 24 39 0.53 2 2.53 Broad Ripple Firehouse Square Ryland Indianapolis - 3 56 18.7 11' 0 0 602 60 1.07 2 3.07 Downtown 1 Total Guest Parking does not include the 2 garage spaces per unit 2 Estimate of metered parking spaces in proximity 3 the addition of 15 land-banked parking spaces yields a total of98 spaces and a ratio of3.27 4 The addition of35 land-banked parking spaces yields a total of 548 spaces and a ratio of 4.06 o o o o o D !D D o D D D D D D D D o D Behind this cover page is a summary of a Traffic Operations Analysis. A & F Engineering submitted to the staff a complete copy of the Analysis. The Department of Engineering has reviewed the complete Traffic Operations Analysis ("Analysis"). On March 30, 2006, Gary Duncan of the Department of Engineering sent an email message to Matt Griffin of DOCS advising that the Analysis was complete and was prepared according to accepted practice. The message also stated that the Department of Engineering had no issues with the Analysis or its findings. u~ D D ID D !D D' D I D D D D D D o D o o D BAY DEVELOPMENT -13f1" STREET CARMEL, INDIANA ", }" ::. ..: '~~ ;'~"F';\~I'\;'::~'~''''''~'_;:''''''';d',~I':;'.~.'II, ".":',..~,;;-,,, l:'\~, ...j\~ t:'j,. ':,i\l'~' -, ~:.;,!.:::" \:~,I;': ('I:..';., ~ ~1\":'~ TRAFFIc OPERATIONS ANALYSIS ~ CONCLUSIONS The conclusions that follow are based on existing traffic volume data, trip generation, assignment and distribution of generated traffic, capacity analyses with the resulting levels of service that have been prepared for each of the study intersections, and the field review conducted at the site. These conclusions apply only to the AM peak hour and PM peak. hour that were addressed in this analysis. These peak hours are when the largest volumes of traffic will occur. Therefore, if the resulting level of service is adequate during these time periods, it can generally be assumed the remaining 22 hours will have levels of service that are better than the peak hour, since the existing street traffic volumes will be less during the other 22 hours. 1. 136TH Snu:ET & RANGELINE ROAD Existing Traffic Volumes (Scenario 1) - A level of service review, with the existing traffic volumes and existing intersection conditions, has shown that this intersection is operating at acceptable levels during the peak hours. Existing Traffic Volumes, "Arden" Development Traffic Volumes, "Traditions on the Monon II Traffic Volumes & Proposed Development Traffic Volumes with Existing Intersection Conditions (Scenario 2A) - When the traffic volumes from the ~'Arden" development, "Traditions on the Monon" development and proposed development are . added to the existing traffic volumes, this intersection will continue to operate at acceptable levels with the existing intersection conditions. Existing Traffic Volumes. "Arden II Development Traffic Volumes, "Traditions on the Monon" Traffic Volumes & Proposed Development Traffic Volumes with Roundabout (Scenario 2B) - When the traffic volumes from the "Arden" development, "Traditions on the Monon" development and proposed development are added to the existing traffic volumes, this intersection will operate at acceptable levels of service during the peak hours if a single lane roundabout is constructed at the intersection. o D o D D D I 10 I !D I , 0 o D D D D D D D D D BAY DEVELOPMENT -136fB STREET CARMEL.INDlANA TRAFFIc OPERATIONS ANALYSIS ... ' ", -'~I'''l h^ . . d .::-;"'C " "f" ':.,'~ T ",', ~ '1 t :; , ,.', .)~ \' .'~r y~~ .'r' A \l ,I: ..,,(''-. ; '<,.\ ':<'~~; iJ.... ,'~'''.'!.; :10'" .,j 1.~ '<~. -;1 . i:, -;.. ' : "'~.~ ~'~r - ~,,;h.'.,.~,'fli'." :""::--':tf: -,( ~:;i-~I . ,.J....-I.J~:: .'( .~.:;.t ~ 't! 2. 131 ST STREET & MEADow LANE Existing Traffic Volumes - A level of service review, with the existing traffic volumes and existing intersection conditions, has shown that all approaches at this intersection are operating at acceptable levels during the peak hours. Existing Traffic Volumes, "Arden" Development Traffic,. Volumes, "Traditions on the Manon" Traffic Volumes & Proposed Development Traffic Volumes with Existing Intersection Conditions (Scenario 2) - When the traffic volumes from the "Arden" development, "Traditions on the Monon" development and proposed development are added to the existing traffic volumes, all approaches at this intersection will continue to operate at acceptable levels with the existing intersection conditions. 3. 136111 STREET & PROPOSED ACCESS DRIVE Existing Traffic Volumes, "Arden" Development Traffic Volumes, "Traditions on the Manon" TrajJic Volumes & Proposed Development Traffic Volumes with Existing Intersection Conditions (Scenario 2) - When the traffic volmnes from the "Arden" development, "Traditions on the Monon" development and proposed development are added to the existing traffic volumes, all approaches at this intersection will operate at acceptable levels with the proposed intersection conditions. These conditions include the following: . The construction of the access drive with one inbound lane and one outbound lane . The intersection stop controlled with the access drive stopping for 136lh Street . The construction of a right-turn lane along 136th Street at the proposed access drive ~ ,~ I ~ ~ ~ ir ('l ~ ~ o u u o u u u U iU I U U U U .. - BAY DEVELOPMENT-13flH STREET C~.lND1ANA TRAFFIc OPERATIONS ANALYSIS __................ _~~_--~>IUIl ~ . t, ~: .' 7 ~ '. y' f,.".~ ",~~<, .. "'-i'~'I'~:'\}, .,l.>..~' li": ~....I J"'~' RECOMMENDATIONS Based on this analysis and the conclusions, the following recommendations are made to ensure that the roadway system will operate at acceptable levels of service if the site is developed as proposed. 136TH STREET & RANGELINE ROAD . This intersection currently operates at acceptable levels of service and will continue to do so when the traffic volumes from the "Arden" development, "Traditions on the Monon" development and proposed development are added to the roadway netWork. Therefore, no changes are required at this intersection. . There is the posSlbility that a single lane roundabout will be constructed at this intersection in the future. A roundabout capacity analysis was conducted that analyzed the existing and future traffic volumes at this intersection. This analysis showed that a single lane roundabout would operate above acceptable levels of service for each traffic scenario analyzed. . The 48 townhomes proposed by Bay Development will not cause the need for any improvements at this intersection. The roundabout considered in this report is not due to the traffic impact associated with the development Rather, this analysis was included because the roundabout is a future City of Carmel project which is independent of the proposed development The traffic from the proposed development will not decrease the projected levels of service at the future roundabout when compared to the levels of service that are calculated without the proposed development Therefore, the impact on the roundabout due to the proposed development is negligible. 131 ST STREET & MEADow LANE . This intersection currently operates at acceptable levels of service and will continue to do so when the traffic volumes from the "Arden" development, "Traditions on the Mon~n" development and proposed development are added to the roadway network. Therefore, no changes are required at this intersection. l36TH STREET & PROPOSED ACCESS DRNE . The proposed access drive should be constructed with one inbound lane and one outbound lane. . The intersection should be stop controlled with the access drive stopping for l36tb Street. . A right-turn lane should be constructed along 136th Street at the proposed access drive. -:; D ~. D o D o D o D D o D D o D D U D o D Sponsor: Councilman ORDINANCE NO. AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA ESTABLISHING THE VILLAGE GREEN PLANNED UNIT DEVELOPMENT DISTRICT WHEREAS, Section 31.6.4 of the Cannel/Clay Zoning Ordinance Z-289 (the "Cannel/Clay Zoning Ordinance"), provides for the establishment of a Planned Unit Development District in accordance with the requirements ofI.C. ~ 36-7-4-1500 et seq.; WHEREAS, the Carmel/Clay Plan Commission (the "Commission") has given a recommendation to the ordinance set forth herein (the "Village Green") which establishes the Village Green Unit Development District (the "District"). NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of Cannel, Indiana (the "Council"), that (i) pursuant to IC ~36-7-4-1500 et seq., it adopts this Village Green Ordinance, as an amendment to the Cannel/Clay Zoning Ordinance and it shall be in full force and effect from and after its passage, (ii) all prior commitments shall be null and void and replaced and superseded by this Village Green Ordinance, and (Hi) this Village Green Ordinance shall be in full force and effect from and after its passage and signing by the Mayor. Section 1 Applicability of Ordinance Section 1.1 The Official Zoning Map of the City of Cannel and Clay Township, a part of the Carmel/Clay Zoning Ordinance, is hereby changed to designate the land described in Exhibit "A" (the "Real Estate"), as a Planned Unit Development District to be known as the Village Green. Section 1.2 Development in the District shall be governed entirely by (i) the provisions of this Village Green Ordinance and its exhibits, and (ii) those provisions of the Cannel/Clay Zoning Ordinance specifically referenced in this Village Green Ordinance. In the event of a conflict between this Village Green Ordinance and the Cannel/Clay Zoning Ordinance or the Sign Ordinance, the provisions of this Village Green Ordinance shall apply. Section 1.3 Any capitalized term not defined herein shall have the meaning as set forth in the Carmel/Clay Zoning Ordinance in effect on the date of the enactment of this Village Green Ordinance. o U D D D D D D D D D D D D D D D D D Section 2 Permitted Uses Permitted uses are townhomes, condominiums and/or multi-family dwelling units. Section 3 Accessorv Buildines and Uses All Accessory Structures and Accessory Uses shall be permitted except that any detached accessory building shown in any development plan shall have on all sides the same architectural features or shall be architecturally compatible with the principal building(s) with which it is associated. Section 4 Communication Equipment. Cell towers shall not be permitted. Home satellite dishes shall be permitted. Section 5 Plattin2 The platting of the Real Estate into smaller tracts shall be permitted, so long as the proposed plat complies with the area requirements set forth below in Section 6, and the creation of a new property line within the Real Estate shall not impose or establish new development standards beyond those specified below in Section 6 for the entirety of the Real Estate. However, the development of any parcel shall conform to the requirements of Section 13 below, and all other applicable requirements contained in this Village Green Ordinance. Section 6 HeiDt and Area Requirements Section 6.1 Maximum Building Height: The maximum Building Height is forty-five (45) feet. Section 6.2 Minimum Building Set Back: The minimum Set Back from the perimeter boundary line of the Real Estate contiguous with 136th Street shall be fifteen (15) feet, and along the north property line of the Real Estate the minimum Set Back shall be ten (10) feet, along the west property line of the Real Estate the minimum Set Back shall be ten (10) feet, and along the east property line of the Real Estate, the Minimum Set Back shall be ten (10) feet. Section 6.3 Minimum Building Seoaration. The minimum building distance between Buildings, measured from the exterior face of the foundation, shall be ten (10) feet. Section 6.4 Density. There shall be a maximum of forty eight (48) units on approximately 9 acres. Section 6.5 Sauare Footage of Townhome Units. The minimum square footage for an individual Townhome unit shall be one thousand eight hundred (1,800) square feet, exclusive of any garages. 2 D ~ o o o o o o o o o o D D D D o o o o Section 7. BuUdin2 Tvoes Section 7.1 Architectural Design Requirements: A. Roof design: All roofs, except for open porch roofs, shall have a minimum slope of 12 horizontal to 7 vertical. B. Buildin~ rendering and elevations: Attached hereto and incorporated herein by reference as Exhibit "B" are building renderings of the Buildings to be constructed upon the Real Estate. All Buildings to be constructed upon the Real Estate shall include Masonry on seventy percent (70%) of the front building elevation as the primary building material, excluding but not limited to doors, soffits, trim, windows, gables and roofs. Secondary building materials for the front elevations and the primary building material for all side and rear elevations for all Buildings to be constructed upon the Real Estate shall include, but not be limited to, Hardi-Plank and/or Hardi-Board or the equivalent thereof, excluding but not limited to doors, soffits, trim, windows, gables and roofs. Section 8 Landscapin2 Attached hereto and incorporated herein by reference as Exhibit "C" is the landscape plan (hereafter "Landscape Plan"). Section 8.1 Planting Standards. Landscaping shall be integrated with other functional and ornamental site design elements, where appropriate, such as hardscape materials, paths, sidewalks, or any water features. Deciduous trees planted to satisfy the landscaping requirements of this Village Green Ordinance shall have at least a two and one-half inch (2-1/2") Caliper and seven foot (7') height at the time of planting, unless otherwise specified herein or otherwise indicated on the Landscape Plan. Evergreen trees shall be a minimum of six feet (6') in height at the time of planting. Shrubs shall be two (2) feet in height at the time of planting. All trees, shrubs and ground covers shall be planted according to accepted horticultural standards. Landscaping materials shall be appropriate to local growing and climatic conditions. Plant suitability, maintenance and compatibility with site construction features are critical factors that should be considered. Plantings should be designed with repetition, structured patterns, and complementary textures and colors, and should reinforce the overall character of the area Section 8.2 Maintenance. It shall be the responsibility of the owners and their agents to insure proper maintenance of project landscaping approved in accordance with this Village Green Ordinance. This is to include, but is not limited to, irrigation and mulching of planting areas, replacing dead, diseased, or overgrown plantings with identical varieties or a suitable substitute, and keeping the area free of refuse, debris, rank vegetation and weeds. 3 o .~ u o D o D o U o D o D U D o D o o '0 Section 8.3 Building Base Landscaping. The building base landscaping around the buildings shall include a minimum of twelve (12) shrubs. Additionally, there shall be a minimum of two (2) shade trees per unit between the unit and the sidewalk, if the necessary area for planting is available. If a shade tree can not be planted between the unit and the sidewalk, that shade tree will be planted at an alternate location on the site. Section 8.4 Perimeter Planting/Buffer Yard. The perimeter planting and buffer yard planting shall be in accordance with Section 26.04 Perimeter Buffering Requirements of the Zoning Ordinance. Section 8.5 Interior Plantings. Adjacent to the entry drive of the development, for each one hundred (100) linear foot increment, there shall be a minimum of three (3) shade trees, two (2) ornamental trees and ten (10) shrubs. For any common areas adjacent to a parking area, plantings shall be in accordance with Section 26.04 Perimeter Buffering Requirements of the Zoning Ordinance. Section 8.6 Tree Conservation. Existing trees as identified on the Landscape Plan as "Tree Conservation Area" shall not be removed from the Real Estate except as follows: 1. As is necessary to clear underbrush and dead trees; 2. As is necessary for the installation of access easements, rights-of-way, streets, paths, sidewalks, and utilities and drainage improvements and infrastructure; and 3. As necessary for public health and safety, as determined with the cooperation of the City of Carmel's Urban Forrester. Section 9 LmhtineReauwements A. Front of Townhome lighting: Each Townhome shall have one (1) light fixture near the door. B. Rear of Townhome lighting: Each Townhome shall have a minimum of one (1) light fixture on the rear of each unit, however the light position(s) shall be consistent among all units. C. Street Lighting: Street lighting shall be provided near intersections of streets and alleyways and along the Monon Trail and 136th Street. D. Light Fixture Renderings: Attached to Exhibit "C" and referred to herein as the Wall Mounted Luminaries and Pole Mounted Luminaries are renderings which depict the acceptable types of wall and pole mounted luminaries for the District. 4 D .. D D D D D D D D D D D D I D D D D D D Section 10 Sims and Entrv Way Wall Section 10.1. Ground Si~s and Entry Wall. A. ~: At each entrance to the development, adjacent 136th Street, Two (2) Ground/Entryway Signs shall be permitted, as is depicted on Exhibit "C", which is attached hereto and incorporated herein by reference. B. Maximum Sign Area: Twenty-four (24) square feet each. C. Illumination of Sign: External. D. Sign Permit: Required. E. Fees: Required. Section 11 Parkine: Section 11.1 Minimum Parking: Each Townhome shall contain a two (2) car garage and, in addition, there shall be guest parking provided within on-street parking spaces and other spaces to be provided on the site, as depicted on the Site Plan and incorporated herein by reference as Exhibit "D". Section 12 Homeowners Association and Declaration of Covenants Section 12.1 Declaration of Covenants and Homeowners Association: The Developer shall prepare and record a Declaration of Covenants which shall also contain various provisions regarding the Real Estate as determined by the Developer, including, without limitation, provisions for mandatory assessments and maintenance of common areas. The Declaration of Covenants will also provide for the establishment of a Homeowners Association in which membership shall be mandatory. Section 13. Approval Process Section 13.1. Approval or Denial of the Primary Plat/Development Plan. A. Exhibit "D", which is attached hereto and incorporated herein by reference, shall serve as the Site Plan (the "SP"). The SP does constitute the approved Development Plan and primary plat for the Real Estate, and it does constitute the approved architecture, design, lighting and landscaping for the Real Estate and the improvements thereon, considered in connection with the Village Green Ordinance. Village Green shall not require further (i) ADLS approval and (ii) Development Plan/primary plat approval. The Final Development Plan approval procedures are set forth below in this Section 13. If there is a Substantial Alteration in the approved ADLS and Development Plan/primary plat, review and approval of the amended plans shall be made by the Commission, or a Committee 5 o o D D D D D D D D D D D D D D D D D thereof, pursuant to the Commission's rules of procedure. Minor Alterations may be approved by the Director. B. The Director shall have the sole and exclusive authority to approve without conditions, approve with conditions, or disapprove the Final Development Plans/Secondary Plats (collectively, the "FDP") for the Village Green; provided, however, that the Director shall not unreasonably withhold or delay the Director's approval of the FDP that is in substantial conformance with the SP and is in conformance with the Development Requirements and Development Standards of this Village Green Ordinance. If the Director disapproves any FDP, the Director shall set forth in writing the basis for the disapproval and schedule the request for approval of the FDP for a hearing before the full Plan Commission. C. An amendment to the FDP, which is not determined by the Director to be a Substantial Alternation or Material Alteration from the approved SP, may be reviewed and approved solely by the Director. However, in the event the Director determines that there has been a Substantial Alteration or Material Alteration between the approved SP and any proposed FDP, the Director may, at the Director's discretion, refer the amended FDP to the Commission, or a Committee thereof, for review and approval by the Commission and/or a Committee thereof. D. The FDP shall be a specific plan for the development of all or a portion of the Real Estate that is submitted for approval to the Director, which shall include reasonable detail regarding the facility and structures to be constructed, as well as drainage, erosion control, utilities, and building information. Section 14 Definitions and Rules of Construction Section 14.1 General Rules of Construction. The following general rules of construction and definitions shall apply to the regulations of this Ordinance: A. The singular number includes the plural and the plural the singular, unless the context clearly indicates the contrary. B. Words used in the present tense include the past and future tenses, and the future the present. C. The word "shall" is a mandatory requirement. The word "may" is a permissive requirement. The word "should" is a preferred requirement. 6 D >. D D D D D D D D D D D D U D D D D ID Section 14.2 Definitions A. Accessory Structure: A structure subordinate to a building or use located on the Real Estate which is not used for permanent human occupancy. B. Accessory Use: A use subordinate to the main use, located on the Real Estate or in the same building as the main use, and incidental to the main use. C. Building Height: The vertical distance from the lot ground level to the highest point of the roof for a flat roof, to the deck line of a mansurd roof and the mean height between eaves and ridges for gable, hip and gambrel roofs. D. City: The City of Carmel, Indiana E. Commission: The Carmel/Clay Plan Commission. F. Council: The City Council of the City of Carmel, Indiana. G. County: Hamilton County, Indiana. H. Declaration of Covenants: A Declaration of Covenants, Conditions and Restrictions for the Real Estate which shall be recorded in the office of the Recorder of Hamilton County, Indiana, and which may, from time to time, be amended. I. Plan. Site. A general plan for the development of the Real Estate, abbreviated as "SP" that is submitted for approval showing proposed facilities, buildings, and structures. This plan generally shows landscape areas, parking areas, site access, drainage features, and building locations and is depicted on Exhibit "D", which is attached hereto and incorporated herein by reference. J. Development Plan. Final. A specific plan for the development of the Real Estate abbreviated as "FDP" Estate that is submitted for approval showing proposed facilities, buildings, and structures. This plan review includes general landscaping, parking, drainage, erosion control, signage, lighting, screening and building information for the site. K. Development Requirements. Development standards and any requirements specified in this Village Green Ordinance which must be satisfied in connection with the approval of a Final Development Plan. L. Developer. Bay Development Corporation, Drees Premiere Homes, Inc. and its successors and assigns. 7 - o o o o o o D D o D o D o o o D o D 10 u. V. w. M. Director: Director, or Administrator, of the Department of Community Services for the City of Cannel, Indiana. "Director" and "Administrator" shall include his/her authorized representatives. N. Homeowners Association: A nonprofit corporation established for the promotion of the health, safety and welfare of the residents of the Village Green, and to manage, maintain, and repair the common areas within the Real Estate and any improvements located thereon. O. Masonry: Masonry shall include brick, stone and/or stucco. P. Material Alteration: Any change to an approved plan of any type that involves the substitution of one material, species, element, etc. for another. Q. Minor Alteration: Any change to an approved plan of any type that involves the revision ofless than ten percent (10%) of the plan's total area or approved materials. R. Parcel Coverage: The total ground area, within the Real Estate, covered by buildings and accessory structures which are greater than eighteen (18) inches above grade level, excluding fences and walls not attached in any way to a roof, divided by the total horizontal area within the Real Estate boundaries. S. Real Estate. The Real Estate shall mean and refer to all of the Real Estate described in Exhibit "A". T. Right-of- Way: An area of land permanently dedicated to provide light, air and access. Set Back: The least measured distance between a building or structure, excluding, however, porches, porch or building steps and patios, and the perimeter boundary of the Real Estate. For purposes of determining Set Back, the perimeter boundary of the Real Estate (i) shall always mean and refer to the outside perimeter boundary line of the Real Estate and (ii) shall not be changed or reduced by reason of the platting or subdivision of the Real Estate into smaller parcels. ~: Any type of sign as further defined and regulated by this Ordinance and the Sign Ordinance for Cannel-Clay Township, Ordinance Z-196, as amended. Substantial Alteration: Any change to an approved plan of any type that involves the revision often percent (10%) or more of the plan's total area or approved materials. 8 . D , o D D D D D D o D o !D o 10 o D D D o x. Townhome: An attached dwelling intended for occupancy by a single family. Townhome Building: A structure containing attached dwellings. Y. Z. Trim: Soffits, architraves, wood reveals, and casement around doors and windows. 9 . D ~ D D D U D D D D U D D U D D D D D D Section 15. Violations All violations of this Village Green Ordinance shall be subject to Section 34.0 of the Carmel/Clay Zoning Ordinance. PASSED by the Common Council of the City of Carmel, Indiana this _ day of , 2006, by a vote of ayes and nays. COMMON COUNCIL FOR THE CITY OF CARMEL Presiding Officer Kevin Kirby, President Ronald E. Carter Brian D. Mayo Fredrick J. Glaser Mark Rattennann Joseph C. Griffiths Richard L. Sharp ATIEST: Diana L. Cordray, IAMC, Clerk Treasurer Presented by me to the Mayor of the City of Carmel, Indiana the _ day of , 2006, at 0' clock _.M. Diana L. Cordray, IAMC, Clerk Treasurer 10 - D ! D o o o o o D : 0 D o o D D o D o o '0 I Approved by me, Mayor of the City of Carmel, Indiana, this ,2006, at o'clock .M. James Brainard, Mayor ATTEST: Diana L. Cordray, IAMC, Clerk Treasurer This Instrument pepared by: James E. Shinaver NELSON & FRANKENBERGER 3021 East 98th Street, Suite 220 Indianapolis, IN 46280 11 H:\brad\Bay DevelopmcntlPUDPC Drnft-1.doc day of o o o o o ID o D o o D D o D o o D o D EXHIBIT" A" Le2al Description A part of the east half of the northeast quarter of section twenty-five (25) Township eighteen (18) North, Range three (3) East, described as follows: BEGIN at the northwest comer of the east half of the northeast quarter of said section 25, run south on the west line of said east half 847 feet to a stone marked T, thence east on line parallel with the north line of said quarter section 468.93 feet to the west right-of-way line of the Louisville, New Albany and Chicago Railroad (Monon); thence northwesterly along said right-of-way line 847.3 feet to the intersection of the north line of said quarter section; thence west along the north line of said quarter section 456.8 feet to the place of beginning. Containing 9.00 acres more or less in Clay Township of Hamilton County, Indiana. H:\brad\Bay Development\Notice- PC .doc U D D D D D D D D D U D D D D D D D D EXHIBIT "B" See Tab 4 of this Brochure for the Building Elevations u u u u u U D D D D U D D D D D U D D EXHIBIT "C" See Tab 5 and 6 of this Brochure for the Landscape Plans, Lighting Cut Sheets and Mail Box Plan U D U D D U U U U U D o o D D o U o o EXHffiIT "D" See Tab 3 of this Brochure for the Site Plan