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LAUREL OAKS
OPEN SPACE CONSERVATION REPORT
PREPARED FOR:
Adams & Marshall, Inc.
9011 North Meridian Street
Suite 210
Indianapolis, Indiana 46260
PREPARED BY:
Dennis D. Olmstead, P LS
Stoeppelwerth & Associates, Inc.
. 9940 Allisonville Road
Fishers, Indiana 46038
(317) 849-5935
DATE PREPARED:
November 22, 2002
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Table Of Contents
I. Primary Plat Application
II. Primary Plat Exhibit
III. Utility Summary
IV. Construction Sequence Summary
v. Open Space Schedule Form '
VI. Site Context Plan
VII. Open Space Area Description
VIII. Maintenance and Operation Plan
IX. Sample Maintenance Plan and Budget
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PRIMARY PLAT APPLICATION
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APPLICATION FOR
:eEIMARY FLAVOR REPLATJ
Fee: 5700.00 plus $3!.OO per lot (5560.00)
DATE; NoveRtber 22. 2002
DOCKBTNO.
The undersigned agrees that any construction, reconstruction. enlargement, relocation or
alteration of structure, or any change il'1 the use of land or str't.lctlJres requested by this
application will comply with. and ccnform to, all applicable laws of the State of Indiana, and the
"Zoning Ordinance of Cannel, Indiana - 1980", :adopted under the authority of Acts of 1979.
Public Law 178 See. 1, et seq, General Assembly of the State of Indiana. and all Acts
amendatolY thereto.
Name of Applicant Adams & Marshall. Inc.
Ptlone No. (317) 844-8494
Address of Appncant 9011 North Meridian street, Suite 210, Indianapolis, Indiana 46260
Name of OWner:
Kay Lancaster
Phone No, (317) 896-2749
Name af SUbdiviSion:
Laurel Oaks
Legal Description: (To be 1ypewrmen.on ~rate sheet and attached)
Area (In acres): 9.145 Number of lots:
to be dlldlcetBd to- public use: 0 . 20
Length (In miles) of new streets
22
Surveyor certifying plat Dennis D. Olmstead - Stoeppelwerth & Associates, Inc.
9940 Allisonville Road
Addreas: Fishers. Indiana 4601A Phone NQ. (317) 849-SCBS
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COUNTY OF Hamil ton . SS;
The undersigned having been dUly swom, upon oath says that the above informatloTl
is true and correct as he or she Is InfOrmed BOO believes.
SlGNATUREOF APPUCANT: > ~ - _ .... LJI'~nt
SubsCl1bed and swam to before me this 2200.
My Comml8alon ExplrlS:" 09/09/2006
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5.1.10 Aoollcmlon for f'rirnant Plat. Two (2) copies. or more If nBCBsSSJy, of'the primary pJat
and of the construction j:)lans together with supporting dOcumenta shaUbe submitted to the Director of
Current Planning with 'this application. "'as. a'ans to be diaiJibuted ta a" TechnleaJ AdvISON
~,"mittee authorities bv ilDllIllcant.
F~ ReceIved by.
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PRIMARY PLAT EXHIBIT
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LAUREL OAKS
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LEGEND
D LEGAL DRAIN
~'~.I LAKE AR EA
LOT AREA
II COMMON AREA
STREETS
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SIDEWALKS
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Stuppelwe1ttli d Cl666Ckde6, !Inc.
CONSUL liNG ENGINEERS LAND SURVEYORS
1317} 849-lS93e1 FAX:(317) 849-8942
9940 ALLISONVILLE f:lO.. FISHERS,INDIANA 46038
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UTILITY SUMMARY
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UTILITY SUMMARY FOR LAUREL OAKS
Electric
Electric service will be provided by PSI Cinergy. The development will be served by
existing power service along 136th Street and from surrounding service in existing
subdivisions.
Telephone
Telephone service will be provided by Ameritech. The development will be serviced by
existing telephone lines along 136th Street and from surrounding service in existing
subdivisions.
Water
Water service will be provided by the Cit~ of Carmel. The development will be served
by a main extension to the site along 136t Street.
Sanitary Sewer
Sanitary sewer service will be provided by the City of Carmel. The development will be
served by extending and existing sanitary line near the West property line. Upon
completion of the sanitary sewer construction, the developers will be dedicating the
sanitary sewers to the City of Carmel.
Drainage
The stormwater for this development will be collected in a series of swales and drainage
structures. A portion of the water will be detained in detention basins where it will then
be released into Little Cool Creek. The rest of the site will discharge in to l.W. Morrow
Drain (which flows into Little Cool Creek) and Little Cool Creek.
Gas
Natural gas service will be provided by Vectem Energy. The development will be
serviced by a main extension to the site along 136th Street.
S/450201PlatAppslUtilitySummary
November 22, 2002
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CONSTRUCTION SEQUENCE SUMMARY
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Construction Sequence Summary
This project will be built all at one time. It will consist of 22 lots 4
common areas and 1 pond.
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OPEN SPACE SCHEDULE FORM
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EXBIBlT A
OPEN SPACE SCHEDULE
SUBDMSION NAME:.
Laurel Oaks
1. SITB ACR.EADE 9. 145
2. ZONE DISTRICf R-2
3. ~ OPEN SPACE RBQUIlUiMENT (SOSlQ 20% J 1 .83 acr!S
4. OPEN SPACE PItOVIDBn (OSP) 37~ I 3.38 acres
5. PRlMAllY CONSEIlV ATlON AREAS
eWell-head PratIIction AIea
o RMAJIDNlllOO year Flood Fringe
o Whim RMr Conidor
· 0 Steep slOl*l (lO'K)
CC Mature WoadlaI1d
Cl Spscial Opportmri.i;y ~t~) .
o Other
o ~ l00yearFloodway
fJ Wet1aads (>114 ac.)
tz: Scmb Wood1aad
II Young Woodlaml
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o Bcm1evard
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Cl OtelmhcIt
C Galt Comses
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34% I 3.111 aaa
0 I 0 Ii.ma9
3% I . 269 acres
iI Gmm
XI Pa1Iw
II PoDd (see below)
6. NA'11JRAL OPEN SPACE PROVIDED
7. AGRICULTURAL OPEN SPACE
8. DESIGNED OPEN SPACE
o Other
9. CONS:ER.V ANCY LOTS 0 GO. lots 0 acres
10. PONDS 1iltal mea.sareci p~ (in linear~) 392.. __ Ll.
total measured accessible perimeter (not bounded) ~Lf. 1 00 %
_ fl.
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SITE CONTEXT PLAN
136th STREET
SITE CONTEXT. PLAN.
LAUREL OAKS
1" = 100'
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CONSULTING ENGINEERS
LAND SURVEYORS
9940 Allisonville Rd. . Fishers, IN 46038
(317) 849-5935 . 1-800-728-6917 . fAX: (317) 849..5942
J ___~AJJL_
6.573 sq. ft.
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COOROl. , 45020
OPEN SPACE AREA DESCRIPTION
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Open Space Area Description
Natural open space will be utilized for the majority of this project.
Common Areas No.1, No.2 and No.4 will all be natural open space not
including Pond No. 1 and Common Area No.3 or any other required
improvements within the Common Areas. All common areas will be jointly
owned by a Home Owner's Association and will be maintained by a
professional management company. Details for maintenance and operation
and a sample maintenance plan and budget will follow in this report.
MAINTENANCE AND OPERATION PLAN
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HOMEOWNERS ASSOCIA nON
2001 BUDGET NOTES
INCOME:
4001 Association Fees: Association fees of$150.00 quarterly, 553 total lots.
Budgeted income based on sales projections as follow (currently 343 lots sold):
Total Lots Sold
First Quarter 367 24
Second Quarter 391 24
Third Quarter 414 24
Fourth Quarter 440 25
4002 Developer Contribution: Developer funding of association shortfall.
The first month of each quarter is based on 90% of the homeowners paying their
dues. Pro-rated dues, which are in the second and third months of each quarter,
are based on 100% of the homeowner's payment because they are paid out of
closing.
ADMINISTRA nVE EXPENSES:
6001 Mana~ement Fee: A monthly fee paid to the management company for their services.
Fee is $5.00 per month per lot. Minimum of$500.00 per month.
6016 Printin~: Newsletters, budget packets, invoice payment copies and other
correspondence mailings/copies (Annual estimate - $1,620).
6022 Posta~e: Postage for invoices, newsletters, violation letters and other correspondence
(Annual estimate - $721).
6044 Administrative Other: Stationary, envelopes, checks, accounting supplies, long
distance calls and faxes (Annual estimate - $300).
6602 Le~al/Proressional: Filing of Federal/State tax returns and legal representation
(Annual estimate - $250).
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HOMEWOENERS ASSOCIA nON
2001 BUDGET NOTES
INSURANCE/TAXES:
6100 Insurance: Liability and property insurance for common areas within the association,
including pool, pool house, playground, tennis and basketball court (Annual
premium $5,500).
6501 Property Tax: Property taxes on common area land, including pool, pool house,
playground, tennis and basketball court. Payment in May and November (Estimated
at $2,234 a half).
6510 Taxes: Corporate Federal and State taxes (Estimated at $50).
UTILITIES:
6200 Electric: Electricity usage for entryways, pool house and streetlights. Based on 2000
usage (Annual estimate - $4,300).
6209 Water/Sewer: Water and sewer service for irrigation, pool and pool house. Based on
2000 usage (Annual estimate - $3,864).
GROUNDS EXPENSES:
6301 Snow Removal Contracted: Snow removal for all streets. Snow removal on one 2
inch to 3.9 inch pull is $1,700 per pull, one 4 inch to 5.9 inch pull is $1,850.
Estimated snow removal cost for the 2001 budget 0 $14,200 ($3,550 a month-
Jan/FeblMar/Dec).
6410 Mowin~: 26 mows to common area grounds at $1,151.22 per mow. Two edgings at
$1,190 each. Estimated mowing/edging cost for the 2001 budget - $32,311.72
($4,039 per month - April through November).
6416 Turf Pro~ram: Four turf fertilizations at $2,203.00 per application and $1,252.00 for
grub control. Estimated turf program cost for the 2001 budget - $10,064.00
(Roughly $1,258 per month - April through November).
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HOMEOWNERS ASSOCIA nON
2001 BUDGET NOTES
6423 Shrub/Tree Maintenance: Includes shrub trimming at $1,939, tree pruning at
$1,348.67, tree/shrub fertilizer at $4,737.50 and tree/shrub dormant oil at $1,511.55
and two tree/shrub insect control at $1,511.55 each. Estimated shrub/tree
maintenance cost for the 2001 budget. $12,559.82 (Roughly $1,570 per month -
April through November).
6442 Landscape Other: Mulch installation at $6,800, bed edging at $1,996.22, tree ring
edging at $1,599.24, mulch herbicide at $1,331, mulch handweed will be done 30
times at $159 per service - $4,770, yard clean-up at $667, annual summer flower
installation at $1,235, spring pansies installation at $1,710, fall mum installation at
$2,023, overall flow maintenance for the season at $270.00 and additional $5,000 for
re-mulch/misc. Estimated landscape other cost for the 2001 budget - $27,421.46
(Roughly $3,428 per month - April through November).
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6450 Pond Maintenance: Monitoring of the lakes from April through October. Estimated
pond maintenance cost for the 2001 budget - $3,465.00 (Billed $1,733 in April
and August).
6490 Ground Maintenance: Litter clean-up in common area and all other miscellaneous
jobs not having specific line item. Ground maintenance approximately 4 hours a
week at $25.00 an hour, $40 a month for landscape lighting repair and $4,000
miscellaneous expense. Estimated ground maintenance cost for the 2001 budget-
$9,280 (Roughly $773 a month - Jan. through Dec.).
6551 Irri~ation: Includes spring start-up, maintenance and winterization. Estimated
irrigation cost for the 2001 budget - $780.
BUILDING MAINTENANCE:
6203 Plumbin~: Any necessary plumbing work to the pool house. Winterization of
the pool house at $200.00 and spring start-up at $200. Estimated plumbing cost for
the 2001 budget - $400 (Cost to occur between April and October).
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HOMEOWNERS ASSOCIATION
2001 BUDGET NOTES
6206 Buildin~ Maintenance: Maintenance to pool house. Approximately $55.00 for
general maintenance and $5.00 a month for building light maintenance. $800
miscellaneous. Estimated building maintenance cost for the 2001 budget - $1,570
(Roughly $131.00 a month).
6500 Pool Phone: $55.00 per month service charge. Estimated pool phones - $660.00
($55.00 a month).
7000 Pool Maintenance: POOL OPENS MEMORIAL DAY WEEKEND! Includes
opening and closing of the pool, daily visits to chemically treating the pool, pool deck
and restrooms. Chemicals and supplies on a will call basis. Estimated pool
maintenance cost for the 2001 budget - $12,000 - Price does not include lifeguard
or monitors.
RESERVE:
Reserve Fundin~: Deposit of 25% of regular assessment to the Reserve.
Please note that this budget is an estimate based on the information provided.
F/ A/FonnslHomeAssocBudget
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SAMPLE MAINTENANCE PLAN AND BUDGET
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Please note that this budget is an estimate based on the information provided.
FER MARCH APRIL MAY JUNE JULY AUG SEPT OCT NOV DEe ANNUAL %OF
JAN BUDGET EXPENSES
105 70 35 105 70 35 105 70 35 105 70 35
I&:QME 343 351 8 8 375 8 8 399 8 8 423 8 8
ASSOCIATION FEES 33170 580 280 35438 580 280 37706 580 200 39974 580 315 149683
DEVELOPER CONTRIBUTION 0 0 0 20810 0 0 28373 0 0 8487 0 0 57670
TOTAL INCOME 33170 580 280 56248 580 280 66079 580 200 48461 580 315 207353
EXPENSES
MANAGEMENT FEES 1755 1795 1835 1875 1915 1955 1995 2035 2075 2115 2155 2200 23705 14.00%
PRINTING OTHER 135 135 135 135 135 135 135 135 135 135 135 135 1620 1.00%
POSTAGE OTHER 116 25 25 124 25 25 132 25 25 140 25 25 712 1.00%
AMIN1STRA TlVE OTHER 25 25 25 25 25 25 25 25 25 25 25 25 300 0.00%
LEGALlPROFESSI0NAL 20 20 21 21 21 21 21 21 21 21 21 21 250 0.00%
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TOTAL ADMINISTRATIVE 2051 2000 2041 2180 2121 2161 2308 2241 2281 2436 2361 2406 26587
INSURANCE 0 0 0 0 0 0 0 5500 0 0 0 0 5500
PROPERTY TAX 0 0 0 0 2234 0 0 0 0 0 2234 0 4468 --
TOTAL INSURANCErrAX 0 0 0 0 2234 0 0 5500 0 0 2234 0 9968
ELECTRIC 400 400 400 400 400 400 400 400 400 400 400 400 4800 3.00%
WATER/SEWER 322 322 322 322 322 322 322 322 322 322 322 322 3864 .
TOTAL UTILITIES 722 722 722 722 722 722 722 722 722 722 722 722 8664
SNOW REMOVAL 3550 3550 3550 0 0 0 0 0 0 0 0 3550 14200 8.00"10
MOWING 0 0 0 4038 4039 4039 4039 4039 4039 4039 4039 0 32311 19.00"10
SHRUB & TREE MAINTENANCE 0 0 0 1569 1570 1570 1570 1570 1570 1570 1570 0 12559 7.00%
TURF PROGRAM 0 0 0 1258 1258 1258 1258 1258 1258 1258 1258 0 10064 6.00%
LANDSCAPING OTHER 0 0 0 3427 3427 3427 3428 3428 3428 3428 3428 0 27421 16.00"10
POND MAINTENANCE 0 0 0 1733 0 0 0 1733 0 0 0 0 3466 2.00%
OTHER GROUD MAINTENANCE 773 773 773 773 773 773 773 773 774 774 774 774 9280 5.00%
IRRIGATION 0 0 300 30 30 30 30 30 30 300 0 0 780 1.00%
TOTAL GROUNDS MAINTENANCE 4323 4323 4623 12828 11097 11097 11098 12831 11 099 11369 11069 4324 110081
PLUMBING 0 0 0 0 200 0 0 0 0 200 0 0 400 1.00%
BUILDING MAINTENANCE 130 130 131 131 131 131 131 131 131 131 131 131 1570 1.00%
POOL PHONE 55 55 55 55 55 55 55 55 55 55 55 55 660 1.00%
POOL 0 0 0 0 2400 2400 2400 2400 2400 0 0 0 12000 7.00%
TOTAL BUILDING MAINTENANCE 185 185 186 186 2786 2586 2586 2586 2586 386 186 186 14630
I TOTAL EXPENSES 7281 7230 7572 15916 I 18960 ~ 23880 16688 I 14913 16572 I 7
INET INCOME (LOSS) 25889 -6650 -7292 40332 -18380 -1 5 -23300 -16488 33548 -15992 -7323 37423
CURRENT YEAR RESERVE FUND 8293 140 70 I 8860 140 70 9427 I 140 70 9994 140 79
NET CASH FLOW I 17596 -6510 -7362 I 31472 -18520 -16356 I 39938 I -23440 -16418 23554 -16132 -7402
MONTHLY EXPENSE % I 4.00% 4.00% 5.00'10 I 9.00% 11.00'1. 10.00'1. I 10 .00% I 1400'10 10.00'10 9.00% 10.00% 400'10 100.00'10
(EXAMPLE ONLY)