HomeMy WebLinkAboutOpen Space Conservation ReportA I F � ►r
+; AAIIIIF
jJ1111111111111111AMAV
YORKTOWN WOODS
OPEN SPACE CONSER
VATION REPORT
Prepared For:
MHE Development, LLC
55 Monument Circle, Suite 201
Indianapolis, IN 46204
J Phone: (317) 264-1833
1 Fax: (317) 264-9831
Prepared By:
Eric A. Gleissner, P.E.
Civil & Environmental Consultants, Inc.
10 West Market Street, Suite 1360
Indianapolis, IN 46204
` Phone: (317) 655-7777
Fax: (317) 655-7778
Date Prepared:
April 20, 2005
u
tl
Civil & Environmental Consultants, Inc.
Itldiall(lporiS 10 West Market Street • Suite 1360 • Indianapolis, Indiana 46204
Phone 317/655-7777 • Fax 317/655-7778 • Toll Free 877/746-0749 • E-mail indianapolis@cecinc.com
Chicago Cincinnati Columbus Export Pittsburgh Nashville St. Louis
Corporate Web Site http://www.cecinc.com
I
TABLE OF CONTENTS
1. Open Space Schedule
2. Site Context Plan
3. Open Space Information with Photographs
4. Maintenance and Operation Plan
5. Utility Summary
6. Construction Sequencing & Tree Preservation Techniques
7. Primary Plat Applications
Open Space Schedule
CITY OF CARMEL SUBDIVISION CONTROL ORDINANCE
EXHIBIT A
OPEN SPACE SCHEDULE
SUBDIVISION NAME: YQ k kTO WW (l/005
1. SITE ACREAGE 12.40 f
2. ZONE DISTRICT R1
3. MINIMUM OPEN SPACE REQUIREMENT (SOSR) 20% / 2.48 acres
4. OPEN SPACE PROVIDED (OSP) 39% / 4.84 acres
5. PRIMARY CONSERVATION AREAS
❑ Well -head Protection Area
❑
FEMA/IDNR 100 year Floodway
❑ FEMA/IDNR 100-year Flood Fringe
X
Wetlands (>1/4 ac.)
❑ White River Corridor
X
Scrub Woodland
❑ Steep slopes (10%)
X
Young Woodland
X Mature Woodland
❑
Historic Structures/Sites
❑ Special Opportunity Corridor (identify)
❑ Other
6. NATURAL OPEN SPACE PROVIDED 39% / 4.84 acres
7. AGRICULTURAL OPEN SPACE 0 / 0 acres
8. DESIGNED OPEN SPACE 0 / 0 acres
❑ Square ❑ Parks ❑ Green
❑ Boulevard ❑ Greenbelt ❑ Paths
❑ Trails ❑ Golf Courses ❑ Pond (see below)
❑ Other
9. CONSERVANCY LOTS 0 no. lots 0 acres
10. PONDS total measured perimeter (in linear feet) 812 If
total measured accessible perimeter (not bounded) 812 l.f. t00 %
Chapter 7: Open Space Standards For Major Subdivisions
7-11
as amended per Z-346; Z-458-04; Z-475-05
Winter2005 v2
CITY OF CARMEL SUBDIVISION CONTROL ORDINANCE
EXHIBIT B
OPEN SPACE CONSERVATION PLAN
PREPARATION GUIDELINES
A. The Open Space Conservation Plan shall be submitted as a map and written report, and made a part of the
Primary Plat application.
1. The Open Space Conservation Map shall be a 24" x 36" plan, and include the following:
a. Title block, north arrow and scale;
b. name of project and date of preparation; name of preparer, contact information;
C. project boundary, including all adjoining parcels within six hundred (600) feet;
d. existing roads, buildings, utilities and natural features;
e. delineation of all Open Space Priority Areas (Section 7.05);
f. delineation of woodland classification areas (Section 7.05.E) including edges and sampling
points;
g. proposed roads, lots, stonn water management facilities, community buildings and utilities;
h. proposed project open space and corm -non areas;
i. written project construction sequence summary.
2. The Map shall also identify and describe the construction techniques and conservation practices that
will protect open space areas during construction of the project.
B. The Open Space Conservation Report shall be bound, 8.5" x I I" format, addressing the following areas:
1. General Project Information:
a. The name of project and date of preparation;
b. The name of preparer, contact information;
C. A completed Open Space Schedule form;
d. A site context plan (I V x 17"), scale and north arrow and title block, and showing the site
boundary, existing roads, proposed road and lot layout, storm water management facilities,
location of Open Space Priority Areas, location of project open space.
2. Open Space:
a. A written, itemized description of all Open Space Priority Conservation Areas;
b. Written descriptions of other proposed project open spaces;
C. Written and photographic description of the composition and conditions and review of
woodland evaluation criteria;
d. Written and graphic description of afforestation and/or reforestation plans.
3. Maintenance and Operation Plan:
a. An estimate of staffing needs;
b. Insurance requirements;
Chapter 7: Open Space Standards For Major Subdivisions
7-12
as amended per Z-346; Z-458-04; Z-475-05
Winter 2005 Q
CITY OF CARMEL SUBDIVISION CONTROL ORDINANCE
C. Define the means for funding the operation and maintenance costs of the project open space
and any common facilities on an on -going basis. Such funding plan shall include the means
for funding long-term capital improvements as well as regular yearly operating and
maintenance costs;
d. Plans for regular and periodic operation and maintenance responsibilities for the various
categories and types of open space.
Chapter 7: Open Space Standards For Major Subdivisions
7-13
as amended per Z-346; Z-458-04; Z-475-05
Winter 2005 v2
Site Context Plan
Open Space Information with
Photographs
Open Space Description
The open space shown on the attached Primary Plat and Open Space Map is all
naturally forested land with an existing 0.53 acre wetland. There will be
approximately 4.84 acres of the total 12.40 acres (39%) set aside for common area
and preserved forested land. The break down of preserved woodlands is as follows:
0.95 +/- Acres of Woodland Scrub
1.95 +/- Acres of Woodland Young
1.00 +/- Acres of Woodland Mature
In addition to the preserved woodlands, the existing 0.53 acre wetland is to remain
undisturbed as well. The preserved common areas will be set aside for passive
recreational uses. Photographs of the wooded areas are included below. All common
areas will be jointly owned and maintained by a Homeowners' Association. A
sample budget and maintenance plan are contained in this report.
Property Boundary along Keystone Avenue
I
I
Existing Pond On -Site
Aforestation/Reforestation Plan
Approximately 0.38 acres of the designated common area will be set aside for
reforestation. This particular area is the only portion of the preserved common area
that is not currently occupied by woodlands. Thirty-six (36) young trees with a
minimum of 2-1/2" caliper will planted at approximately 20 foot on center (See
landscape plan).
Maintenance and Operation Plan
Maintenance and Operation Plan
Since the majority of the designated open space and common areas are naturally
occurring, very little maintenance is anticipated. Below is an estimated sample
budget for the Yorktown Woods Homeowners' Association.
Income:
➢ Homeowners' Association Dues: $300 Annually per lot (33 lots)
_ $9,900 Annually
Expenses:
➢ Insurance for Common Areas: $1,000 Annually
➢ Taxes for Common Areas: $1,000 Annually
➢ Electric Service for Street Lights: $1,100 Annually
➢ Mowing: Not Required — No areas to mow.
➢ Snow Removal: Will be provided by the City of Carmel
➢ Tree Maintenance: $2,500 Annually
➢ Pond Maintenance: $1,500 Annually
➢ Professional Management Fees: $2,000 Annually
_ $9,100 Annually
$800 surplus to be put in a
reserve fund.
Utility Summary
Utility Summary
Sanitary Sewer:
Sanitary sewer service will be provided by the City of Carmel Water -Wastewater
Utilities. Sanitary sewer service is available within the existing Laura Vista Subdivision
near the northern property line of the subject site at the connection with Laura Vista
Drive.
Water:
Water service will be provided by the City of Carmel Water -Wastewater Utilities. Water
service is available within the existing Laura Vista Subdivision near the northern property
line of the subject site at the connection with Laura Vista Drive. There is also a water
main located along the right-of-way of Keystone Avenue.
Drainage:
The existing site generally drains via sheet flow to the northwest into the existing pond
located on the property. The existing pond has plenty of capacity and freeboard to handle
the additional runoff generated from the developed site. The proposed grading of the
subdivision will match the existing grading very closely; therefore, maintaining the
existing drainage patterns of the subject site and the surrounding properties.
Electric:
Electric service will be provided by Cinergy. Electric service is available from both the
existing Laura Vista Subdivision and from within the Keystone Avenue right-of-way.
Telephone:
Telephone service will be provided by Verizon or SBC Ameritech. Telephone service is
available from both the existing Laura Vista Subdivision and from within the Keystone
Avenue right-of-way.
Gas:
Natural gas service will be provided by Vectren. Natural gas service is available from the
existing Laura Vista Subdivision.
Construction Sequencing &
Tree Preservation Techniques
Construction Sequencing
Yorktown Woods will be constructed as a single section with the entire 33 lots
encompassed. The streets and lots will be graded and designed very close to existing
grade so that very little mass earthwork will be required. Erosion control measures will
be installed prior to the initial grading of the site. The sanitary sewers will be installed
first, followed by the storm sewers, and then the water mains. The curbs and roads will
then be constructed followed by the fine grading and additional erosion control measures
if necessary. Home construction will begin on the individual lots as they are sold.
Tree Preservation Techniques
Orange construction/snow fence shall be installed in areas noted on the plan to insure that
the existing grade in areas to be preserved is not disturbed.
Primary Plat Applications
PRIMARY PLAT (OB_REPLAT)
Fee: $772.50 plus $103.00 per lot ($257.50 plus $103.00 per lot)
DATE: DOCKET NO.
The undersigned agrees that any construction, reconstruction, enlargement, relocation or
alteration of structure, or any change in the use of land or structures requested by this
application will comply with, and conform to, all applicable laws of the State of Indiana, and the
"Zoning Ordinance of Carmel, Indiana - 1980", adopted under the authority of Acts of 1979,
Public Law 178 Sec. 1, et seq, General Assembly of the State of Indiana, and all Acts
amendatory thereto.
Name of Applicant: MHE Development, LLC_ _ Phone No.(317) 264-1833
Fax No. 1317) 264-9831
Address of Applicant: 55 Monument Circle, Suite 201: Indianapolis, IN 46204
Name of Owner: Gerald Harding & Margaret Ann York Trust Phone No. 317) 264-1833
Name of Subdivision: Yorktown Woods
Legal Description: (To be typewritten on separate sheet and attached)
Area (in acres): 12.40 Number of Lots: 33 Length (in miles) of new streets
to be dedicated to public use: 0.26
Surveyor certifying plat: Arthur L. Kaser, PLS - Evergreen Planners, LLC
Address: 234 S. Franklin Rd; Indianapolis, IN 46219 _ Phone No. 317 353-6161
OF INDIANA,
COUNTY OF SS:
The undersigned having been duly sworn, upon oath says that the above information
is true and correct as he or she is informed and believes.
SIGNATURE OF APPLICANT: _ Print:
Subscribed and sworn to before me this day of , 20
Notary Public
My Commission Expires:
**w++ww+www+ww++++�•+*•ww*sr++wwwwwa+ir*�r+++++•rr••�www�rwx+ew•w*+w++++wrwwwaw�.
5.1.10 Application for Primary Plat Two (2) copies, or more if necessary, of the primary plat
and of the construction plans together with supporting documents shall be submitted to the Director of
Current Planning with this application . These plans to he distributed to all Technical Adyisorx
Committee authorities by appjlcant.
FEE: Received by: _
Z:\shared\forms\PC applications\primaryplat 01/04/05
NAME OF APPLICANT: MHE Develoment. LLC
NAME OF SUBDIVISION: Yorktown Woods
DATE OF PLAN COMMISSION MEETING: June 21, 2005
PREPARED BY: Civil & Evironmental Consultants, Inc. DATE: April 22. 2005
X
1.
Name of subdivision (5.2.1)
X
2.
Words "PRIMARY PLAT" (5.2.1)
X
3.
Date of submission of latest revisions (5.2.1)
X
4.
Name of subdivision designer (5.2.1)
X
5.
Present zoning classification (5.2.1)
X
6.
Total acreage of the plat (5.2.1)
X
7.
Name, address, telephone number of owner, subdivider & registered land surveyor (5.2.2)
X
8.
Street and rights -of -way: (5.2.3)
a. Locations
b. Names
c. Street width
d. Right-of-way width
X
9.
Location, size and capacity of: (5.2.5)
a. Proposed sanitary sewers
b. Water mains, hydrants
c. Drainage system
X
10.
Layout of lots showing dimensions, lot number & square footage (5.2.6)
X
11.
Parcels to be dedicated or reserved for public use (5.2.7)
X 12. Contour slopes (5.2.8)
X 13. Tract boundary lines showing dimensions, angle bearings, existing monuments, markers
and benchmarks. (5.2.9)
X 14. Location of flood plains (FP, FF and FW) (5.2.10)
X 15. Building setback lines (5.2.11)
X 16, Legends and notes (5.2.12)
1. Area location map of 1 " = 500' to show: (5.3.1)
a) Existing adjacent uses
b) Watershed boundaries
c) Thoroughfares directly related to proposed subdivision
d) Existing adjoining zoning classifications and proposed uses
e) Title on area location map, its scale, north arrow and date information was placed on
map
2. Service reports of statements (5.3.3)
a) Police and Sheriff
b) Fire Department
c) Water and sanitary sewer utilities
d) Electric, gas and telephone utilities
e) Carmel/Clay schools
f) Hamilton County Health Department
g) Surveyor, Drainage Board, County Commissioners
h) Indiana Natural Resources Commission
i) Carmel Board of Public Works
j) Director of the Dept. of Community Development
3. Report describing water system, sanitary sewer system and storm drainage system
4. Statement from State Highway, County Highway or City Street Dept.
5. Soils map and report from Hamilton County Soils & Water Districts (5.3.6)
6. A description of the protective covenants or private restrictions (5.3.7)
7. Erosion control plan (5.3.9)
8. Statement from the Carmel Board of Public Works or other appropriate authority stating that
said authority has capacity for sewer/water hookups (5.3.10)
9. Landscape plan
10. Proposed signage plan
SUBDIVISION REGULATION WAIVER
REQUEST APPLICATION
(Submit two (2) copies)
Fee: $772.50 plus $360.50 for each additional waiver request
Contact Person: Gary Merritt Telephone No. 317 264-1833
Fax No. (317) 264-9831
Address: 55 Monument Circle, Suite 201; Indianapolis, IN 46204
PROJECT NAME: Yorktown Woods
PROJECT ADDRESS: 14000 Keystone Ave. (Approximate), Carmel fN
APPLICANT NAME: MHE Development, LLC
ADDRESS: 55 Monument Circle Suite 201 • Indianapolis. IN 46204
TELEPHONE: (317) 264-1833 FAX: (317) 264-9831
Section (Section Number, Page, Item) of Subdivision Regulations for which variance is
being requested:
We are requesting a variance from Section 7.05.07 Page 7-4 Item #2 of the CARMEL
SUBDIVISION CONTROL ORDINANCE. CHAPTER 7: OPENSPACE
STANDARDS FOR MAJOR SUBDIVISIONS (ROSO III,
State explanation of why variance is being requested:
The current design shown on the attached Primau Plat and Open Space Plan call for the
removal of approximately 44% of the woodlands classified as young. The ordinance
allows for the removal of no more than 30% of the woodlands classified as young,
State reasons supporting variance request:
The proposed subdivision will be a valuable addition to the City of Carmel and will
re lace an existing undesirable use of the land. The Rroposed plan provides for a total of
39% open space which is nearly double the standard requirement of 20% per the
ordinance. In addition the proposed density of 2.66 units/acre is significantly less than
the permitted density of 4.19 units/acre. The developer is also willin to reforest
approximatelyqpproximately 0.38 acres of the common -yvt with 36 young 2-1/2" caliper trees.
Present zoning: R I -Residence
Signature of Property Owner
NOTE: THIS APPLICATION MUST BE SUBMITTED AT THE TIME OF THE
PRIMARY PLAT APPLICATION. VARIANCE REQUEST MUST BE INCLUDED
WITH THE PUBLIC NOTICE FOR THE PRIMARY+ PLAT.
D
APPLICATION FEE
.A
R
A