Loading...
HomeMy WebLinkAboutDevelopment Report ~); :'c. .., "';-~ ./ DEVELOPMENT REPORT LAURA VISTA CARMEL, INDIANA Submitted by: Primrose Development 1016 3rd Avenue, SW Suite 100 Carmel, Indiana 46032 (3 17) 846-6641 Prepared for: CARMEL PLAN COMMISSION Submitted by: THE SCHNEIDER CORPORA nON 12821 E. New Market Street, Suite 100 Carmel, IN 46032 (317) 569-8112 May 2002 '~ . " , 't TABLE OF CONTENTS Introduction: Laura Vista Covenants, Conditions & Restrictions Homeowner's Association Architectural Review Existing and Proposed Conditions Primary Plat Application Open Space Schedule Legal Description Area Map Zoning Map Soils Map Aerial Map Service Letters it: ..-.... Introduction: Laura Vista Location: Primrose Development Company, LLC, a Carmel-based land development company, proposes to develop a tract of land measuring approximately 32.6 acres. This land is located immediately west and adjacent to Foster Estates Subdivision, Section 6 and 8. There is an "island parcel" that measures approximately 2.34 acres owned by Gary and Cindy Faust. Mr. & Mrs. Faust currently reside on this site. At the suggestion of the City, Primrose has discussed the possibility of including their land in the plat so that it would be a legally conforming use (a lot within a subdivision having 50 feet of street frontage). The Fausts are favorably disposed to having their property included in this petition for plat approval. A permanent 50-foot wide access easement to Vista Drive will be granted to the Fausts. The subject property is bounded on the east by Foster Estates. The north property line is slightly north of the south property line of Lot 50 in Foster Estates. This north line runs west to the south property line of Lot 23 in Danbury Estates. The east line abuts property owned by Kite Greyhound LLC. The south property line of Laura Vista equates to an east-west line measured from the south property line of Lot 64 in Foster Estates. Cool Creek traverses diagonally across the northwest comer of the property and north of the "Faust Parcel". As can be observed by the attached aerial photograph, much of the north and west portions of the site are wooded and it is anticipated that the proposed development will have minimal impact upon that condition. The existence of Cool Creek establishes a substantial floodplain on the property. Laura Vista derives its name from Laura Drive, the public street access from Foster Estates. From that location one has an attractive view to the west portion of the property. These facts were combined to create the "Laura Vista" name. The open space provided is approximately 40% of the project site, far in excess of the Carmel requirement. It is believed that this wiD be an attraction to empty nesters. This open space wiD also continue to provide a buffer from Keystone Avenue and a site for wildlife to live in an urban environment. A portion of the City's trail system crosses the site (north side of Cool Creek). Primrose wiD dedicate a perpetual easement on the north side of Cool Creek so that the City may construct the trail. ~~ W\L-L. ~~ ~ .. Product: The Principals of Primrose Development LLC are very familiar with the area, as they are also principals in Quadrant Development Company that developed Foster Estates, the adjacent 156-acre custom home community. Based upon recent experience the owners of Primrose believe that there is a growing demand for quality custom empty nester homes within Carmel. The 65-70 wide lots proposed will provide a total of 53 new sites for custom homes starting at $300,000. The home sites will occur on the easternmost portion of the site due to topographic conditions. A main north-south public street (Vista Drive) will parallel the eastern property line. At the north and south ends of the property are cul-de-sac streets. Phasine:: It is anticipated that due to the small size of the project, that the entire site will be developed at one time. Vista Drive will be stubbed to the Hull Property located to the site. Zonine:: The current zoning of the site is residential (R-l). This is the same classification as Foster Estates. Laura Vista will contain a total of 54 sites (this includes the existing Faust site) on 34.94 acres for a total density 1.55 units per acre. Environmental: Primrose has employed professional firms to perform Phase One and Geotechnical and soils assessments of the site. The conclusions of those reports found no environmental concerns that would preclude the proposed development. Developer: The principals of Primrose Development Company represent over 50 years of custom home building and development in the Carmel and northern Indianapolis area. .. Covenants, Conditions & Restrictions Primrose Development wiD create a set of Covenants, Conditions and Restrictions that regulate the development and future use of the Laura Vista for residential purposes. Addressed within the CC&Rs wiD be the following: 1. Definition of terms 2. Declaration of CC&Rs 3. Lakes 4. Common Areas 5. Drainage System 6. Private Drives and Access Easements 7. Entry Ways and Landscape Easements 8. Common Area Lighting 9. Site Furniture and Facilities 10. Laura Vista Homeowners Association 11. Assessments 12. Architectural Control 13. Community Area and Common Facilities 14. Use of Tract 21. Easements 22. Use of Lots During Development 23. Limitation and Rights of the Homeowners' Association 24. Approvals by Declarant 25. Mortgages 26. Amendments 27. Interpretation 28. Duration 29. Severability 30. Non-Liability of Declarant 31. Compliance with Soil Erosion Control Plan .~ Homeowners' Association Laura Vista will contain a significant acreage of common area to remain in its existing natural condition, a retention lake, and a common area landscaped buffer strip along the Foster Estates property line. No clubhouse, pool or other formal defined recreational facility is envisioned or planned. The proper maintenance and management of the common areas will require that a homeowners association be created. A Declaration, Articles and ByLaws for the Homeowners Association will be created and recorded so each purchaser of a lot within Laura Vista is made aware of the existence of the Association and its rules and regulations. ,* Laura Vista Architectural Review The promotional materials developed for Laura Vista will include background information regarding the architectural review process and specific architectural guidelines developed by Primrose Development LLC and approved by the City of Carmel as a part of the proposed plat for Laura Vista. Included in that information will be an architectural checklist that outlines design elements considered when reviewing plans for architectural approval (preliminary draft attached). Each property owner who desires to construct a new residence or to make exterior alterations to an existing residence, must file two (2) sets of certified site plans showing the existing and proposed improvements, as weD as two (2) sets of construction plans. Paragraph 18 of the Laura Vista Covenants, Conditions and Restrictions (L VCCC&Rs) addresses architectural control. This language addresses the composition of the Architectural Review Board. As additional clarification, Primrose Development LLC, specificaUy owners, Will Wright and Steve Schutz, and General Manager, Jim White, shaD serve as the Architectural Review Committee as long as Primrose Development LLC owns property within Laura Vista. Once Primrose is no longer a property owner, it wiD turn over responsibility of architectural review to the Laura Vista Homeowners' Association. , . Homeowners' Association Laura Vista wiD contain a significant acreage of common area to remain in its existing natural condition, a retention lake, and a common area landscaped butTer strip along the Foster Estates property line. No clubhouse, pool or other formal defined recreational facility is envisioned or planned. The proper maintenance and management of the common areas wiD require that a homeowners association be created. A Declaration, Articles and ByLaws for the Homeowners Association wiD be created and recorded so each purchaser of a lot within Laura Vista is made aware of the existence of the Association and its rules and regulations. .0 Covenants, Conditions & Restrictions Primrose Development wiD create a set of Covenants, Conditions and Restrictions that regulate the development and future use of the Laura Vista for residential purposes. Addressed within the CC&Rs wiD be the foUowing: 1. Definition of terms 2. Declaration of CC&Rs 3. Lakes 4. Common Areas 5. Drainage System 6. Private Drives and Access Easements 7. Entry Ways and Landscape Easements 8. Common Area Lighting 9. Site Furniture and Facilities 10. Laura Vista Homeowners Association 11. Assessments 12. Architectural Control 13. Community Area and Common Facilities 14. Use of Tract 21. Easements 22. Use of Lots During Development 23. Limitation and Rights of the Homeowners' Association 24. Approvals by Declarant 25. Mortgages 26. Amendments 27. Interpretation 28. Duration 29. Severability 30. Non-Liability of Declarant 31. Compliance with Soil Erosion Control Plan .. Preliminary Laura Vista Architectural Checklist Brick, stone, stucco are permitted on the first floor exterior (historical architectural styles such as cape cods and salt boxes may be permitted as exceptions). Brick, wood or composite siding materials are permitted on levels above the first floor. No Till is permitted. Windows will occur on at least three (3) sides, with the front being one of the required sides. In the event that a fourth side does not have a window, it shall have at least two (2) architectural breaks, such as a chimney or other corner break. The outermost corners of the dwelling shall not be counted as architectural breaks to meet this requirement. A standard street address stone to be installed by ownerlbuilder and paid for at the time of closing on the lot. A standard mailbox and post will be installed by developer's vendor and paid for by ownerlbuilder at the time of closing on the lot. Each residence shall have a 12-inch eave and overhang. In certain 6mited instances the Committee may consider and approve a smaller eave and overhang but not less than 8- inches in dimension. Chimneys occurring on the perimeter of the house will be constructed of brick, stone or stucco (if house is stucco). No wood chases will be permitted. Concrete driveways are required. Concrete or brick pavers may be acceptable with Architectural Board approval. Exterior color selection shall be submitted and approved prior to exterior materials being installed. Exterior colors shall be in harmony with the custom home development of the real estate. Acceptable colors shall be generally defined as the earth tones and other traditional colors. Residences must have a minimum roof pitch of 6112. Special exceptions may be made by Committee for porches and covered walkways. Roofing shall be of architectural grade shingles that have greater texture than standard 3-tab shingles. Copper and metal roofing may be acceptable with architectural approval. Diversity of roof form and design having varied pitches is encouraged. ; . A standard 70-watt dusk-to-dawn pole yard light will be installed by owner/builder and properly maintained. Owner/builder will purchase the light and pole from Primrose Development LLC. Whenever a single house design is used repeatedly, materials and detailing of the major facade elements shall be varied from lot to lot. In general, design elements and detailing shall be continued completely around the structure. Such design elements shall include, but are not necessarily limited to, windows, window placement, trim detail and exterior wall materials. Long, massive, unbroken exterior building walls shall be avoided. Various lengths and heights of ridges will be encouraged for diversity of elevations. Certain "historical designs or elevations" will contain only one main ridgeline per rectangular living area. Basement foundations will be constructed of poured concrete. Crawl space foundations and/or garage foundations may be poured wall or concrete block construction. No slab foundations are permitted. Single 9 x 7 foot garage doors are preferred over 16-foot garage doors. Sixteen-foot doors may be permitted by special approval of the Architectural Review Committee. Equipment vents are to be located to minimally visible from the street frontage and will be color-coded to match the trim or roofing materials. The owner/builder will submit a landscape plan and have approval of the plan prior to starting construction. This plan shall address all yards; however, the front yard must contain the following: One (1) tree measuring at least 21/2 inch calipers at the time of installation located in the front yard. For corner lots, two (2) trees (one for each frontage) measuring at least 2 1/2 inch calipers at the time of installation. Twenty (20) shrubs - proposed size at the time of planting to be specified on the plan All trees to be of a specie listed on the" Approved Plant Materials List" supplied by Primrose Development LLC. Exterior materials are limited to brick, wood, natural stone, stucco, EIFS, cultured stone or concrete fiber (e.g.-Hardy-Plan or similar product). Aluminum siding or vinyl siding are prohibited, but vinyl clad windows and/or soffets are permitted. ,~ EXISITING & PROPOSED CONDITIONS I. The proposed subdivision is being submitted to comply with the Carmel "Residential Open Space Ordinance" (ROSa) under the existing R-I Zoning classification. ~he site may require the following waivers: Cul-de-Sac maximum length, Depending on field V~rvey- Subdividing within the floodway, Buffer yard comprised of 55 feet in width with the addition of a twenty foot easement to comprise a total of 75 feet in width. 3. The site has a somewhat gentle roll to the terrain with slopes ranging from 0.7% to 4%. The land is currently partially wooded and is zoned R-I. The R-I zoning also adjoins the site to the East, West & South & North. 4. Soils maps from the United States Department of Agriculture Soil Conservation Service identify ackley, Miami, Fox, Genesee and Brookston soils on the subject tract. Ockley is associated with deep, well drained soils on broad terraces. Miami is associated with deep well drained soils with moderate permeability. Fox is associated with gently sloping, well drained soils on broad terraces. Genesee is associated with deep well drained soils on flood plains and is frequently flooded. Brookston is associated with deep, very poorly drained soils with moderate permeability. 5. Water to each of the 54 lots will be provided by the City of Carmel Utility Department. The connection point to the project is an existing 8" water main within single family residential development named "Foster Estates". The existing main is located at the eastern border of the proposed project site at the Laura Drive street stub (south side). 6. The sanitary effluent for the 54 lot site will be accepted by the City of Carmel. The proposed project will be serviced by 8" gravity sewer lines internally. The connection point to the project is an existing sanitary manhole located approximately 200 feet offsite to the west within the Cool Creek floodway. Currently, there is a 27" sanitary sewer interceptor along Cool Creek. The interceptor flows to the southwest. There are two manholes located on the east side of the creek before the interceptor crosses to the opposite side of the creek; the connection point shall be made at a manhole that does not require crossing the creek. There are two points of access to gravity sanitary sewers within or along the Foster Estates subdivision, however the inverts will not allow for the Laura Vista site to be serviced by gravity. 7. The rainfall runoff on the site will be managed with a combination of open swales, subsurface drains, retention pond, and reinforced concrete pipes. The site's primary outlet will be to the south west into an existing ditch along the northern right-of-way ofUS-43I (Keystone Avenue). The outfall will have sufficient energy dissipaters prior to releasing from the site. The existing ditch on the east side of Keystone A venue drains to the northwest into Cool Creek. The site primarily drains to the south west under existing conditions. The developed portion of the development's rainfall runoff will be retained within the site, to be discharged through the retention pond offsite corresponding to acceptable discharge rates. Applicable ordinances shall be adhered to and shall meet the standards of the City of Carmel and the Hamilton County Surveyor. , . APPLICATION FOR PRIMARY PLAT (OR REPLAT) Fee: $700.00 plus $35.00 per lot DATE: 05/17/02 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. I, et seq, General Assembly of the State of Indiana, and all Acts amendatory thereto. Name of Applicant: Primrose Development LLC Phone No. 317-846-6641 Address of Applicant: 1016 3'd A venue, SW - Suite 100 - Carmel, IN 46032 Name of Owner: Primrose Development LLC Phone No. 317-846-6641 Name of Subdivision: Laura Vista Legal Description (To be typewritten of separate sheet and attached) Area (in acres): 34.94 to be dedicated to public use: Number of Lots: 0.44 54 Length (in miles) of new streets Surveyor certifying plat: Edward Giacoletti, The Schneider Corporation Address: 12821 E. New Market St., Ste 100 Carmel, IN 46032 Phone No. 317-569-8112 ************** **** ******************************* **** ***** ** **** **** **** STATE OF INDIANA, COUNTY OF Hamilton , SS: The undersigned having been duly sworn, upon oath says that the above information is true and correct A, he or ,he ;, loformed aod heHeve,. ~ SIGNATURE Of APPLlCANT~~ . &;~ . Pri., ks (. /JlIJr"", ~41 Subscribed and sworn to before me this i 7-t!) day of -h1~ ,20 D?- ~P'lD.-lJlL tV. ~6n Notary Public KDWnfJc- uJ. Ho..yy,-SOh My Commission Expires: Clptd d-~ I ,~coi ********************************************************** 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 be distributed to all Technical Advisory Committee authorities by applicants. FEE: Received by: J:\DOCS\CIVILlFORMS\City of Car met-PRIMARY PLAT APPLICATION .doc CITY OF CARMEL & CLA Y TOWNSfllP SUBDIVISION CONTROL ORDINANCE i ... EXHIBIT A OPEN SPACE SCHEDULE SUBDIVISION NAME: Laura Vista 1. SITE ACREAGE 31, 9/1 :l:: 2. ZONE DISTRICT R1 3. MINIMUM OPEN SPACE REQUIREMENT (SOSR) 20% / 6.99 acres 4. OPEN SPACE PROVIDED (OSP) 41% / II, . 3 9 acres 5. PRIMARY CONSERVATION AREAS 0 Well-head Protection Area qc FEMAlIDNR 100 year Flood Fringe 0 White River Corridor 0 Steep slopes (10%) 0 Mature Woodland 0 Special Opportunity Corridor (identify) 0 Other R FEMAlIDNR 100 year Floodway o Wetlands (> 1/4 ac.) o Scrub Woodland o Y oung Woodland o Historic Structures/Sites ~13.1~~~ / acres 6. NATURAL OPEN SPACE PROVIDED 7. AGRICULTURAL OPEN SPACE 8. DESIGNED OPEN SPACE / acres o Square o Parks o Green o Boulevard o Greenbelt o Paths o Trails o Golf Courses o Pond (see below) o Other 9. CONSERVANCY LOTS no. lots acres 10. PONDS total measured perimeter (in linear feet) 942 1.f. total measured accessible perimeter (not bounded) 424 1.f. 45 % Open Space Standards For Major Subdivisions 7-12 as amended per Z-346 Chapler formaued II/lO/l!)!) I . . Open Space Summary Open Space 'A' = 0.54 acres Open Space 'B' = 1.08 acres Open Space 'C' = ] .22 acres Open Space 'D' = ] ].55 acres TOTAL OPEN SPACE = ]4.39 acre Required Open Space = 6.99 Permitted Density = 2.9 + A] ]8-.2) = 3.22 unites per acre Permitted Units = 34049 * 3.22 = ] 12 units Proposed Density = 54 units = 1.55 units per acre Open Space 'B' = 2.72 acres 55% of lake bank bounded by lots, therefore 45% counts) =1.22 acres Jf \\1/ . . LAND DESCRIPTION LA URA VISTA From Miller Surveying Inc. AL T A Survey A PART OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF SECTION 19, TOWNSHIP 18 NORTH, RANGE 4 EAST LOCATED IN CLAY TOWNSHIP, HAMIL TON COUNTY, INDIANA BEING DESCRIBED AS FOLLOWS: BEGINNING AT THE STONE WITH CROSS AT THE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF SECTION 19, TOWNSHIP 18 NORTH, RANGE 4 EAST; THENCE NORTH 00 DEGREES 29 MINUTES 55 SECONDS EAST (ASSUMED BEARING) 1328.25 FEET TO A 5/8 INCH IRON ROD WITH YELLOW CAP STAMPED MILLER SURVEYING AT THE NORTHEAST CORNER OF THE SOUTH HALF OF SAID NORTHWEST QUARTER; THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS WEST 1160.90 FEET, MORE OR LESS, ON AND ALONG THE NORTH LINE OF THE SOUTH HALF OF SAID NORTHWEST QUARTER TO A 5/8 INCH IRON ROD WITH P. I. CRIPE CAP AT THE NORTHEAST CORNER OF A 13.464 ACRE TRACT OF REAL ESTATE DESCRIBED IN INSTRUMENT NO. 2000-36993, SAID 5/8 INCH IRON ROD WITH CRIPE CAP BEING NORTH 90 DEGREES 00 MINUTES 00 SECONDS EAST 1414.82 FEET FROM THE NORTHWEST CORNER OF THE SOUTH HALF OF SAID NORTHWEST QUARTER (THE FOLLOWING 2 COURSES ARE ON AND ALONG THE EASTERL Y BOUNDARY OF SAID 13.464 ACRE TRACT) (1) THENCE SOUTH 00 DEGREES 55 MINUTES 19 SECONDS WEST 1000.00 FEET TO A 5/8 INCH IRON ROD WITH YELLOW CAP STAMPED MILLER SURVEYING; (2) THENCE SOUTH 24 DEGREES 08 MINUTES 29 SECONDS EAST 356.58 FEET TO A 5/8 INCH IRON ROD WITH YELLOW CAP STAMPED MILLER SURVEYING ON THE SOUTH LINE OF SAID NORTHWEST QUARTER; THENCE SOUTH 89 DEGREES 50 MINUTES 06 SECONDS EAST 1019.59 FEET TO THE POINT OF BEGINNING. CONTAINING 34.94 ACRES, MORE OR LESS N :\4k\406 7\00 I \docs\land description. doc Q Ck: '.I lS6TH ST Q Ck: y: <I: o >- w Ck: <I: U :LAH[N ~ ) luRNlJH ../ / ~ E 1 AY[RS (---LN-- LOC!(IIOOD ~. _ BRASSEuR ~ 5) -r--ur--C/j-\ 'I j,P' --,,,,,<' Ck: g,-./;j"~ ~,Q:<..'\ W ~S 1,.1,; .- ~\,_ LtloltlOtl I-- c _'1(,11>(, c.~ ~ W ~ ~ ! UTE OR ~ .i ~ R~ i AREA MAP NOT TO SCALE Q Ck: J I , -~-' I ZONING MAP NOT TO SCALE E 146TH ST w z f----j ~ w LJ. Z rlB2 <[ ~ Cr SOilS MAP NOT TO SCALE .. SERVICE LETTERS May 17,2002 Gary Hoyt City of Carmel Fire Department Two Civic Square Carmel, IN 46032 RE: Laura Vista Dear Gary: Please find enclosed one copy of the Primary Plat for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance (ROSa). We will be presenting this project at the June 19,2002 meeting of the Carmel Technical Advisory Committee. Would you please review the enclosed material and forward to me, any comments or concerns that you may have. If you have any questions or require additional information, please feel free to contact me at your convemence. Sincerely, THE SCHNEIDER CORPORATION By: ~ L -;- &"-- randon Burke, P .E. Project Engineer Enclosure N :\4k\4067\OO I \docs\tacsub.doc ~ THE SCHNEIDER CORPORATION 12821 E. New Market Street Suite 100 Carmel, Indiana 46032 317-569-8112 Fax 317-826-6410 www.schneidercorp.com '-~ Schneider May 17,2002 Bill Akers Carmel/Clay Communications 31 First Avenue, N.W. Carmel, IN 46032 RE: Laura Vista Dear Bill: Please find enclosed one copy of the Primary Plat for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat 'approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance (ROSO). We will be presenting this project at the June 19, 2002 meeting of the Carmel Technical Advisory Committee. Would you please review the enclosed material and forward to me, any comments or concerns that you may have. If you have any questions or require additional information, please feel free to contact me at your convemence. Sincerely, THE SCHNEIDER CORPORATION By: 3--~ ~'- Brandon Burke, P.E. Project Engineer Enclosure N :\4k\4067\OO I \docs\tacsub.doc ~eqq,;,1 THE SCHNEIDER CORPORATION 12821 E. New Market Street Suite 100 Carmel, Indiana 46032 317-569-8112 Fax 317-826-6410 www.schneidercorp.com ~.., Schneider May 17,2002 Ron Farrand Carmel/Clay Schools 5201 East 13151 Street Carmel, IN 46033 RE: Laura Vista Dear Ron: Please find enclosed one copy of the Primary Plat for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance (ROSO). We will be presenting this project at the June 19,2002 meeting of the Carmel Technical Advisory Committee. Would you please review the enclosed material and forward to me, any comments or concerns that you may have. If you have any questions or require additional information, please feel free to contact me at your convenience. Sincerely, THE SCHNEIDER CORPORATION By: ~- L- --:-l6 ~ Brandon Burke, P.E. Project Engineer Enclosure N :\4k\4067\OO I \docs\tacsub.doc ~ THE SCHNEIDER CORPORATION 12821 E. New Market Street Suite 100 Carmel, Indiana 46032 317-569-8112 Fax 317-826-6410 www.schneidercorp.com '-~ Schneider May 17,2002 Dave Klingensmith City of Carmel Street Department 21 Second Street S.W. Carmel, IN 46032 RE: Laura Vista Dear Dave: Please find enclosed one copy of the Primary Plat for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance . (ROSO). We will be presenting this project at the June 19,2002 meeting of the Carmel Technical Advisory Committee. Would y~>uplease review the enclosed material and forward to me, any comments or concerns that you may have. If you have any questions or require additional information, please feel free to contact me at your convemence. Sincerely, THE SCHNEIDER CORPORATION By:~L- ~'- Brandon Burke, P.E. Project Engineer Enclosure N :\4k\4067\OO I \docs\tacsub.doc ~ THE SCHNEIDER CORPORATION 12821 E. New Market Street Suite 100 Carmel, Indiana 46032 317-569-8112 Fax 317-826-6410 www.schneidercorp.com May 17,2002 Michael Fogerty City of Carmel Police Department Three Civic Square Carmel, IN 46032 RE: Laura Vista Dear Michael: Please find enclosed one copy of the Primary Plat for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance (ROSO). We will be presenting this project at the June 19,2002 meeting of the Carmel Technical Advisory Committee. Would you please review the enclosed material and forward to me, any comments or concerns that you may have. If you have any questions or require additional information, please feel free to contact me at your convenience. Sincerely, THE SCHNEIDER CORPORATION By: ~<- ~L- Brandon Burke, P.E. Project Engineer Enclosure N :\4k\4067\OO I \docs\tacsub.doc ~ THE SCHNEIDER CORPORATION 12821 E. New Market Street Suite 100 Carmel, Indiana 46032 317-569-8112 Fax 317-826-6410 www.schneidercorp.com ~~ Schneider May 17,2002 John Lester Carmel/Clay Parks Department 1055 3rd Ave. S.W. Carmel, IN 46032 RE: Laura Vista Dear John: Please find enclosed one copy of the Primary Plat for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance (ROSO). We will be presenting this project at the June 19,2002 meeting of the Carmel Technical Advisory Committee. Would you please review the enclosed material and forward to me, any comments or concerns that you may have. If you have any questions or require additional information, please feel free to contact me at your convemence. Sincerely, THE SCHNEIDER CORPORATION By: ~L-. ~~L Brandon Burke, P.E. Project Engineer Enclosure N :\4k\4067\OO I \docs\tacsub.doc ~ THE SCHNEIDER CORPORATION 12821 E. New Market Street Suite 100 Carmel, Indiana 46032 317-569-8112 Fax 317-826-6410 www.schneidercorp.com ~~ Schneider May 17,2002 Rick McClain Cinergy 1441 South Guilford Carmel, IN 46032 RE: Laura Vista Dear Rick: Please find enclosed one copy of the Primary Plat for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance (ROSO). We will be presenting this project at the June 19,2002 meeting of the Carmel Technical Advisory Committee. Would you please review the enclosed material and forward to me, any comments or concerns that you may have. If you have any questions or require additional information, please feel free to contact me at your convemence. Sincerely, THE SCHNEIDER-CORPORATION By: ~L -:-~'- Brandon Burke, P.E. Project Engineer Enclosure N :\4k\4067\OO I \docs\tacsub.doc ~ THE SCHNEIDER CORPORATION 12821 E. New Market Street Suite 100 Carmel, Indiana 46032 317-569-8112 Fax 317-826-6410 www_schneidercorp.com ~ '--~ Schneider May 17,2002 Jeff Rice Ameritech 5858 North College Avenue Indianapolis, IN 46220 RE: Laura Vista Dear Jeff: Please find enclosed one copy of the Primary Plat for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance (ROSa). We will be presenting this project at the June 19,2002 meeting of the Carmel Technical Advisory Committee. Would you please review the enclosed material and forward to me, any comments or concerns that you may have. If you have any questions or require additional information, please feel free to contact me at your convemence. Sincerely, THE SCHNEIDER CORPORATION By: ~ L. ---:- ~L Brandon Burke, P .E. Project Engineer Enclosure N :\4k\4067\OO 1 \docs\tacsub.doc ~ THE SCHNEIDER CORPORATION 12821 E. New Market Street Suite 100 Carmel, Indiana 46032 317-569-8112 Fax 317-826-6410 www.schneidercorp.com i ~~ Schneider May 17,2002 Tim Gibson Time Warner Cable 516 East Carmel Drive Carmel, IN 46032 RE: Laura Vista Dear Tim: Please find enclosed one copy of the Primary Plat for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance (ROSO). We will be presenting this project at the June 19, 2002 meeting of the Carmel Technical Advisory Committee. Would you please review the enclosed material and forward to me, any comments or concerns that you may have. If you have any questions or require additional information, please feel free to contact me at your convemence. Sincerely, THE SCHNEIDER CORPORATION By: 3-~ ~L- Brandon Burke, P.E. Project Engineer Enclosure N :\4k\4067\OO 1 \docs\tacsub.doc ~ THE SCHNEIDER CORPORATION 12821 E. New Market Street Suite 100 Carmel. Indiana 46032 317-569.8112 Fax 317-826-6410 www.schneidercorp.com ~ ~~ Schneider May 17,2002 Kate Weese City of Carmel Engineer's Office One Civic Square Carmel, IN 46032 RE: Laura Vista Dear Kate: Please find enclosed one copy of the Primary Plat for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance (ROSO). We will be presenting this project at the June 19, 2002 meeting of the Carmel Technical Advisory Committee. Would you please review the enclosed material and forward to me, any comments or concerns that you may have. If you have any questions or require additional information, please feel free to contact me at your convemence. Sincerely, THE SCHNEIDER CORPORA TION By: ~L-~~L randon Burke, P.E. Project Engineer Enclosure N :\4k\406 7\00 I \docs\tacsub.doc ~ THE SCHNEIDER CORPORATION 12821 E. New Market Street Suite 100 Carmel, Indiana 46032 317-569-8112 Fax 317-826-6410 www.schneidercorp.com .. ~~ Schneider May 17,2002 John South, P.E. Hamilton County Soil & Water Conservation District 1108 South 9th Street Noblesville, IN 46060 RE: Laura Vista Dear John: Please find enclosed one copy of the Primary Plat for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance (ROSO). We will be presenting this project at the June 19,2002 meeting of the Carmel Technical Advisory Committee. Would you please review the enclosed material and forward to me, any comments or concerns that you may have. If you have any questions or require additional information, please feel free to contact me at your convemence. Sincerely, THE SCHNEIDER CORPORATION By: ~ '-- --::i2' v Brandon Burke, P.E. Project Engineer Enclosure N :\4k\4067\OO 1 \docs\tacsub.doc ~ THE SCHNEIDER CORPORATION 12821 E. New Market Street Suite 100 Carmel, Indiana 46032 317-569-8112 Fax 317-826-6410 www.schneidercorp.com . May 17,2002 Chuck Shupperd Indiana Gas Company 16000 Allisonville Road Noblesville, IN 46060 RE: Laura Vista Dear Chuck: Please find enclosed one copy of the Primary Plat for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance (ROSa). We will be presenting this project at the June 19,2002 meeting of the Carmel Technical Advisory Committee. Would you please review the enclosed material and forward to me, any comments or concerns that you may-have. If you have any questions or require additional information, please feel free to contact me at your convemence. Sincerely, THE SCHNEIDER-CORPORATION By: ~L- -: ~L- Brandon Burke, P.E. Project Engineer Enclosure N :\4k\4067\OO 1 \docs\tacsub.doc ~~ THE SCHNEIDER CORPORATION 12821 E. New Market Street Suite 100 Carmel, Indiana 46032 317.569.8112 Fax 317-826--6410 www.schneidercorp.com .; ~~ Schneider May 17,2002 Jeff Kendall City of Carmel One Civic Square Carmel, IN 46032 RE: Laura Vista Dear Jeff: Please find enclosed one copy of the Primary Plat for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance (ROSO). We will be presenting this project at the June 19, 2002 meeting of the Carmel Technical Advisory Committee. Would you please review the enclosed material and forward to me, any comments or concerns that you may have. If you have any questions or require additional information, please feel free to contact me at your convemence. Sincerely, THE SCHNEIDER CORPORATION By: ~'--~\6 L Brandon Burke, P.E. Project Engineer Enclosure N :\4k\4067\OO I \docs\tacsub.doc ~ THE SCHNEIDER CORPORATION 12821 E. New Market Street Suite 100 Carmel, Indiana 46032 317-569-8112 Fax 317-826-6410 www.schneidercorp.com 1 ~ . ~~ Schneider May 17,2002 John Duffy Carmel City Utilities One Civic Square Carmel, IN 46032 RE: Laura Vista Dear John: Please fmd enclosed one copy of the Primary Plat for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance (ROSa). We will be presenting this project at the June 19,2002 meeting of the Carmel Technical Advisory Committee. Would you please review the enclosed material and forward to me, any comments or concerns that you may have. If you have any questions or require additional information, please feel free to contact me at your convemence. Sincerely, THE SCHNEIDER CORPORATION By: ~~~L Brandon Burke, P.E. Project Engineer Enclosure N :\4k\4067\OO 1 \docs\tacsub.doc ~ THE SCHNEIDER CORPORATION 12821 E. New Market Street Suite 100 Carmel, Indiana 46032 317-569-8112 Fax 317-826-6410 www.schneidercorp.com 7 ~ ).," .. ';' May 17,2002 Scott Brewer Department of Community Services One Civic Square Carmel, IN 46032 RE: Laura Vista Dear Scott: Please fmd enclosed one copy of the Primary Plat and Landscape Plans for the Laura Vista development. Primrose Development LLC is filing the proposed project and requesting primary plat approval. The project is being filed as a "Qualifying Subdivision" under the Residential Open Space Ordinance (ROSO). We will be presenting this project at the June 19,2002 meeting oftheCa:rmelTechnical Advisory Committee. Would you please review the enclosed material and forward to me, any comments or concerns that you may have. If you have any questions or require additional information, please feel free to contact me at your convenience. Sincerely, THE SCHNEIDER CORPORATION By: ~ L.... ~ L- randon Burke, P.E. Project Engineer Enclosure N :\4k\4067\OO 1 \docs\tacsub.doc ~ THE SCHNEIDER CORPORATION 12821 E, New Market Street Suite 100 Carmel, Indiana 46032 317-569-8112 Fax 317-826-6410 www.schneidercorp.com