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DEVELOPMENT REPORT
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Submitted by:
Boomerang Development, LLC
11911 Lakeside Drive
Fishers, IN 46038
(317) 849-7607
Prepared/or:
CARMEL PLAN COMMISSION
Prepared by:
The Schneider Corporation
Historic Fort Harrison
8901 Otis Ave.
Indianapolis, IN 46216
(317) 826-7306
January 2002
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TABLE OF CONTENTS
Development Report
A. Claybourne Color Rendering
B. Aerial Photograph
C. Area Map
D. Site Narrative
E. Water Service
F. Sanitary Sewer Service
G. Storm Drainage
H. Soils
E. Soils Map
F. Erosion Control
Portions of Open Space Plan
G. Site Context Plan
H. Open Space Description and Maintenance
I. Boomerang Development, LLC
J. Claybourne, The Land
D. Site Narrative
Claybourne, Section 1 is the first section of an exciting new project in western Clay Township that
will provide a variety of exclusive custom home sites and upscale home sites set in park like setting
with woodland preserves, parks, lakes, formal boulevards, entry walls, walking paths and recreation
areas including a community swimming pool. The site is located at the intersection of 131 st Street
and Shelbourne Road. The first Section of Claybourne will include 98 of the proposed 258 home
sites and covers 73.54 of the 198 acres making up the project. Forty-one custom home sites will be
located on approximately the 40 acres south of 131 st Street and West of Shelbourne Road. The
remainder of the project lies Northwest of 131 st and Shelbourne Road. The property is zoned S-1
and the project will be developed meeting all the requirements of the Carmel Open Space Ordinance.
E. Water Service
W(:lter for the project will be supplied by the City of Carmel. Water main serving the project will
be extended to the Section 1 entrance on 131 st Street by the City of Carmel.
F. Sanitary Sewer Service
The sanitary sewer service will be provided by Clay Township Regional Waste District. Claybourne,
Section 1 has been submitted jointly to IDEM along with the 131 st Street sewer interceptor plans
prepared by Samuel L. Moore & Associates. The plans by Samuel L. Moore show a 10" sewer
extension to the Claybourne property, from the West, along the south side of 131 st Street.
G. Storm Drainage
The storm water runoff will be collected in storm sewers and routed to a series of seven lakes
providing storm detention for the site. Four of the seven lakes will be built in the first section of
Claybourne. The storm sewers will be dedicated to the Hamilton County Drainage Board as
regulated drains and the system design will meet the requirements set by the Hamilton County
Surveyor. The existing Albert Shaw Regulated Drain crossing the site will be reconstructed and
relocated.
H. Soils
Soil types found on the site are primarily Brookston-Crosby soils with some areas of Miami soils
Miami soils are typically deep well-drained soils, while Brookston- Crosby soils are generally deep
and somewhat poorly drained.
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EROSION CONTROL AND SEQUENCING
E 1. CONTRACTOR SHAU. INSTALL AlL REQUIRED SILT
FENCES. SILT lRAPS, lREE PROTEcnON AND INLET
PROlECllON FOR EXIsnNG INLETS PRIOR TO lHE
~ START OF AHY EARlH MO'ANG OR SlRIPPlNG.
2- CONTRACTOR SHALL INSTAU. A STONE CONSlRUcnON
ENlRANCE OR SOME OlHER DEVICE PRIOR TO lHE
START OF EARlH~RK AS NECESSARY TO PRE\€NT
1 SOIL FROM BEING lRACKED OR WASHED INlO EXIsnNG
ROADWAYS.
3- LAND AUERA l10NS WiICH S1RIP nit: LAND OF
'lEGETAllON, .INQ.UDING REGRADING. SHALL BE DONE
1 IN A WAY lHA T 'Mt.L MINIMIZE EROSION. VttiENEVER
FEASIBLE. NAllJRAL VEGETAnON SHAU. BE RETAINED
AND PROlEClED. AS GRADING IS DONE. INSTALL SILT
lRAPs. SILT FENCES, SLOPE DRAINS. TEMPORARY
, DIVERSIONS AHD OTHER RUNOFF CONlROI. MEASURES
OAT APPROPRIATE LOCAll0NS TO KEEP SEDIMENT
CONTAINED ON SITE.
1 4.. AU. DISlURB~ AREAS SHALL BEE SEEDED AND SlRAW
MULCHED AS SHOWN ON 1HE PlANS IWEDIA TELY
~. AfTER COMPlEllON OF GROUND AcnmY. FOR LARGE
PRo.ECTS. lHlS SEEDING SHOULD BE COMPLETED IN
1 PHASES AS lHE DIFFERENT NfEAS OF niE S1lE ARE
COMPlETED.
5. lHE DURA l10N OF nME YtHICH AN MEA REMAINS
, EXPOSED SHAlL BE KEPT TO A PRAcnCAl. MINIMUM
DEPENDING UPON THE \\E41HER. IF CONSTRUC11OH
AC11\1TY IS TO CEASE FOR MORE lHAH lWO YeKS.
lHE OISllJRBED AREAS SHALL BE TEMPORARILY SEEDED.
, 6- Au. STORM ~ INLET PROTEcnON DEVICES "SHALL
BE PUT IN PLACE AT THE TIME EACH INLET IS
CONSlRUClE).
, 7. CONTRACTOR SHALL MAINTAIN EROSION CONlROL
MEASURES AHD DEVICES DURING CONSlRUCllON AHD
UN11L S1LTAllON OF THE STREETS AND STORM SEWERS
WILL NO LONGER OCCUR.
, 8. ONCE ONSlTE EROSION AND S1LTAllDN Of THE SlREETS
AND STORM SEWERS \WJ. NO LONGER OCCUR. lHE
CONTRACTOR SHAll. REMOVE AND DISPOSE OF lHE
TEMPORARY EROSION COHlROl. DEVICES.
, 9. lliESE GENERAL PROCEDURES MAY NOT COVER AlL
S1lUA l1ONS. REFER TO EROSION CONlROL PlANS FOR
SPEClFlC NOTES AND AOOInONAL DETAILS.
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NATURAL OPEN SPACE, PATHS,
PONO, WOOOLANDS, TRAILS
(5.98 AC. MATURE WOODLANDS)"
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MARY CONSERVATION AREA..'
NATURAL OPEN SPACE, PATHS, {
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(9.16 AC. MA TURE WOODLAND
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CLAYBOURNE
SITE CONTEXT PLAN
R: \3K\3690\001\DWGS\EXHIB_1
DATE: 10/30/01
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CLAYBOURNE
OPEN SPACE DESCRIPTION
Claybourne is designed to be a unique, sustainable community utilizing the
Subdivision Control Ordinance of the Comprehensive Plan as adopted by the Carmel
Clay Plan Commission and the Common Council of the City of Carmel. The defining
feature of Claybourne is the substantial Open Space that is a combination of preservation
of existing features and construction of complementary defined open space. The design
process has progressed over nine months with at least ten different revisions to the plan.
Nationally renowned landscape architect Bloodgood Sharp Buster of Des Moines, Iowa
was retained as well as the talented staff of local firm Schneider Engineering. The
project is designed to be highly "livable", promoting pedestrian activity while minimizing
the neighborhood's impact on the surrounding community.
The open space within Claybourne shall be of two varieties as defined by
Ordinance. The open space shall either be Natural Open Space or Designed Open Space.
No Agricultural Open Space of Conservancy Lots shall be a part of Claybourne.
Within Claybourne, there are two existing wooded areas comprising
approximately fifteen acres. These areas shall be designated Open Space Priority
Conservation Areas. The only permitted construction within these areas shall be the
development of hard surface walking trails. These shall be planned to avoid all trees
greater than four inches in diameter and shall be constructed under the guidance of the
Urban Forester of the City of Carmel. Tree protection practices shall be instituted
whenever any construction is performed adjacent to the woodlands~ however, the project
has been designed such that no construction is planned adjacent to the woodlands.
In addition to the wooded areas, there will be ten additional common area parcels
that will be developed as Designed Open Space.
Block "A" (pond) shall be a detention pond or lake that shall only be accessible to
the immediately adjacent lots. Thus, it has been excluded from the open space
calculation and no credit has been taken. The pond shall be maintained by the
Association. The maintenance shall include treatments as needed so as to limit the
growth of aquatic vegetation within the pond. The banks shall be regularly mowed and
any silt that may accumulate within the pond shall be periodically removed so as to allow
the pond to function as part of the overall drainage plan of the project.
Block "B" (park, Green, Paths) is a Common Area that will include a walking
path as well as benches and defined recreational activities. Examples of these facilities
may be tennis and/or paddle tennis. This area will be maintained as a lawn with
appropriate weed control.
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Block "c" (Natural) is a open area that will be planted with coniferous, hardwood
and ornamental trees as well as decorative shrubbery. Mounds will be constructed at the
entryway as well to block the view of lot #29 from 131 st Street. The area will be
maintained as lawn with appropriate weed control. The area at the entryway will contain
monuments that will correspond to the overall theme of the Claybourne project. The
entryways will be irrigated. A mixture of annual and perennial flowers will adorn the
entryway throughout the growing seasons. The plantings along 131 st Street will receive
new hardwood mulch on an annual basis. Weed control will be maintained in the mulch
beds. All lawn areas will receive regular fertilizer and weed control to maintain the
integrity of the aesthetics.
Block "D" (Natural) shall be maintained as Block "C".
Block "E" (Natural) shall be maintained as Block "c"
Block "F' (Natural) shall be maintained as Block "c"
Block "G" (pond) shall be maintained as Block "N'
Block "H" (primary Conservation Area, Natural Open Space, Paths, Pond,
Woodlands) contains woodlands as well as a pond and lawn area. The pond and lawn
shall be maintained as other similar features within the project. The woods shall be
annually inspected for dead timber and potentially hazardous branches and limbs. These
hazards shall be promptly removed either as a result of the inspection or as they are
otherwise discovered. The pathways throughout this area shall be of a hard surface.
During the fall season, the leaves shall be removed from the pathway.
Block "f' (park, Green) will include a swimming pool, bathhouse and
playground. Membership in the swimming pool shall be mandatory and the pool will be
open from the Memorial Day holiday until the Labor Day holiday at a minimum.
Adequate parking shall be provided although it is anticipated that many of the residents
will utilize the walking paths and sidewalks to access this amenity.
Block "f' (primary Conservation Area, Natural Open Space, Paths, Ponds,
Woodlands, Trails) shall be maintained as Block "ll". Block "f' because ofits size and
location has the opportunity to become a trailhead for a much larger trail system that
could extend beyond the scope of this project. The developer is amenable to including
this as part of an overall plan that would be coordinated by the Carmel Clay Parks
Department as well the Department of Community Services.
In addition to the Blocks, there will be a Boulevard as defined in the Ordinance
that will connect 13 1st Street to the large Block "f' Open Space atthe north end of the
project. This boulevard will have tree-planting strips along both sides, a ten foot wide
walking path on the East Side abutting the woodlands and a sidewalk along the lots to the
west. Additionally, a planted median will be constructed within the Boulevard, breaking
only for access to cross streets and driveways.
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The Associations within Claybourne shall be responsible for maintaining the
Open Space that is a part of Claybourne. The Associations shall elect Officers and a
Board of Directors as defined in their By-Laws and Articles oflncorporation. Volunteers
from within their organizations shall manage the Associations. The Associations may
contract with outside agencies for the administration of the Association. The
Associations may and will likely contract with outside contractors for maintenance of the
open space within Claybourne.
The Associations shall maintain comprehensive commercial insurance including
replacement cost coverage of any structure or constructed facility as well as liability
insurance in an amount not less than One Million Dollars ($ 1,000,000.00) per loss.
The Associations shall fund the operation and maintenance costs corresponding to
the Open Space through annual Association dues as defined within the Declaration of
Restrictions. Within the dues structure, provision shall be made for the establishment of
a capital improvement reserve in addition to the annual operating expenses of the
Association.
The project, Claybourne, has been thoughtfully considered to become a long-term
asset to the community at large. The open spaces are designed to be maintained as such
in perpetuity. Through appropriate design and conservation Claybourne is desirous to be
associated with the general community's sense of "proper development".
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BOOMERANG DEVEWPMENT. LLC
Boomerang Development, LLC, the petitioner and developer
of the proposed Claybourne project, is an affiliated partnership ofKE.
Thompson, Inc.. KE. Thompson, Inc. and its principals have been involved in
the development of thousands of residential lots in Hamilton County and the City
of Carmel dating back to 1966. Their involvement in time honored projects such
as Woodland Springs, Eden Forest, Eden Park, The Woodlands and more recently
the Plum Creek master planned community are a testament to an ability to create
and develop sustainable communities that remain an asset to the City of Carmel.
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As the housing needs and demands of the consumer have changed through
the years, KE. Thompson, Inc. has adapted to meet the consumer's desires.
Claybourne is an excellent example of using the City of Carmel's and Clay
Township's existing ordinances and Comprehensive Plan, as they are written, and
creating a development without the use of variances and exceptions to the rules.
Once again, Claybourne has been designed to provide a variety of housing needs
while allowing that each of those needs be provided with amenities and design
features that have typically been reserved for only the most expensive
communities. Much thought and consideration were behind the final plan of
Claybourne and when properly executed, the success of the project can be
maintained for generations to come.
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CLAYBOURNE
THE LAND
The Claybourne project comprises two hundred acres of property
generally at the northwest comer of 131 st and Shelboume Road in Clay Township.
The property is best described as gently rolling and is currently used for farm
production. There are two wooded areas on the property that totals approximately
sixteen acres. These wooded areas will be preserved with the exception of the
paved walking trails that will be constructed to allow residents to safely navigate
and explore the features of these important areas. There are natural and man
made storm water drains that traverse the parcel. These will be captured and
diverted into the several aesthetic ponds that will be located on the property.
The Claybourne project is designed to enhance the existing natural features of the
land without interfering with the quiet enjoyment that the neighboring properties
currently appreciate.
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