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PRIMARY PLATAPPROV AL
35 Acres East of Keystone,
South of 146th Street,
and West of Foster Estates
Docket No. 81-02 PP
Subdivision Committee
August 6, 2002
Applicant: Primrose Development, LLC
Attention: Jim White (846-6641)
Attorney: Charles D. Frankenberger
NELSON & FRANKENBERGER
844-0106
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TABLE OF CONTENTS
Exhibit 1: Explanation
Exhibit 2: Aerial Photograph
Exhibit 3: Plat Rendering
Exhibit 4: Proposed Commitments
Exhibit 5: Residential Traffic
Exhibit 6: Construction Traffic
Exhibit 7: Entrance
Exhibit 8: Waivers
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EXPLANATION
Primrose Development is requesting primary plat approval to subdivide approximately 35
acres outlined in white on the aerial photograph included as Exhibit 2. The real estate is south of
146th Street and east of Keystone Avenue. It is generally located south of the Danbury subdivision
and west of the Foster Estates subdivision, and is immediately east of the northbound exit ramp
which will extend from Keystone Avenue and between Danbury Estates and Lowe's.
Extensive thought and consideration went into the planning of this community of custom
empty-nester residences. As indicated by the aerial photograph, the site is heavily wooded. Of
paramount importance, therefore, was tree retention. The site is designed to maximize tree
conservation. Per the Plan Commission's suggestion, the requirement of tree conservation is set
forth in the commitments included as Exhibit 4.
As illustrated by the rendering of the plat included as Exhibit 3, the community will consist
of 55 lots and 14 acres of open space. The density is 1.57 units per acre, significantly below the
permitted base density of2.9 units per acre. The open space required is 6.99 acres, or 20% of the
site, and the open space provided is 13.17 acres, or 37.7% of the site.
In connection with plat approval, five subdivision waivers are requested. These are detailed
in Exhibit 9. As indicated therein, with the exception of the waiver pertaining to the length of a
cul-de-sac, all waivers could be eliminated; however, the waivers enhance the desirability of the
community.
As a result of the installation of the Keystone Avenue off-ramp mentioned above, the City
Utilities Department desires to relocate onto the real estate an existing sewer interceptor. To
facilitate this relocation, the Applicant is willing to dedicate a 30' easement. Moreover, within this
30' easement, the Applicant is willing to pay for the cost of gravel and 3" of asphalt necessary to
construct the portion of the proposed alternative transportation path crossing the subject property.
The empty-nester residences to be built in Laura Vista will be up-scale, custom residences
with low maintenance design. To insure the custom nature of the residences, architectural
commitments are also included in Exhibit 4
We look forward to presenting this to you on August 6, 2002.
Respectfully submitted,
~ h.-. ~- k-.. I. ~r--
Charles D. Frankenberger
H:lJanet\Primrose\Laura Vista\Explanation.SC 080602.wpd
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OWNER/SUBDIVIDER
PRlIIROSE lJ[\U.a>IIENT. liC
1016 3RO A~NU[, SW SUllI 100
CARIIQ INOIANA 40032
(317) 846-6641
'=~ SURVEYOR
THE SOiNElDER CCRPORA TI<Jl
12821 EAST NEW IIARK[T ST., SlI. 100
C!-L_":':...I__ CARIIEL IN 46032
~.lelUef (JI7) 569-8112
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THE SOiNElOOl CORPORA nON
12821 E. Ne. Man..et Street
Suite 100
Carmel, I~ 46032
TelephO'le: 317.569.8112
Fa.: 317.826.6410
....scnneidercorp.com
Architecture
Civil Engineering
Envirorlmerttol Engineering
GeatecMical Se<vices
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Home 8v~de' Services
Interior Design
land SurveyinQ
landscape A'chitKlure
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i, i DE'-fLOPMENT SUMMARY
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::: ;: ~_. 'LOTS = 55
-: ~ '~i=l : AREA = 34.94 acres
;' ; DENSITY = 1.57 lots/acre
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PRO\1{)[() BY IIIUIR SlJR\OING INC.
948 C<JlNER STHtIT NOBlIS\\l1L INOIANA, 46060
Ph. , (317) n3-2644
OAI[!) 10-29-01
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COMMITMENTS CONCERNING THE
USE AND DEVELOPMENT OF REAL ESTATE
Primrose Development, LLC ("Primrose") makes the following commitments
("Commitments") to the Plan Commission (the "Commission") of the City of Carmel, Indiana:
1. Description of Real Estate. The real estate is legally described on Exhibit A (the "Real
Estate").
2. Docket Number. The Docket Number is 81-02 PP, under which primary plat approval was
granted, subject to and conditioned upon compliance with these Commitments.
3. Definitions.
A. The "Builder" shall mean and refer to any person or entity which builds a residence
upon the Real Estate.
B. An "Owner" shall mean and refer to a person or entity to which the Developer or
(a) Builder conveys a lot and which intends to occupy a single-family residence to be
constructed on a lot.
C. The "Committee" shall mean and refer to the Architectural Review Committee
established by the Declaration of Covenants, Conditions, and Restrictions which, in
connection with the Real Estate, the Developer prepares and causes to be recorded
with the Recorder of Hamilton County, Indiana.
D. "Common Area A" shall mean and refer to what is identified as Common Area A on
any Secondary Plat of the Real Estate which is approved and recorded in furtherance
of the Primary Plat approval under Docket Number 81-02 PP.
, E. "Developer" shall mean and refer to Primrose and its successors and assigns.
4. Architectural Standards. The following architectural standards shall be required and
applicable to all residences constructed upon the Real Estate:
A. Brick, stone, and/or stucco shall be required on the first floor exterior of all
residences except historical architectural styles such as cape cods and salt boxes.
Brick, wood or composite siding materials are permitted on levels above the first
floor. No TIll siding is permitted.
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B.
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Windows will appear on at least three (3) sides, with the front being one of the three
(3) 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 comer break.
The outermost comers of the dwelling shall not be counted as architectural breaks to
meet this requirement.
C.
A standard street address stone, selected by the Developer, shall be installed and
purchased by the Owner andlor Builder.
D.
A standard mailbox and post, selected by the Developer, will be installed by
Developer's vendor and purchased by Owner andlor Builder.
E.
Each residence shall have a 12 inch eave and overhang. In certain limited instances,
the Committee may consider and approve a smaller eave and overhang, but not less
than 8 inches in dimension.
F.
Chimneys occurring on the perimeter of the house will be constructed of brick, stone
or stucco. No wood chases will be permitted.
G.
Concrete driveways are required. Concrete or brick pavers may be permitted with
Committee approval.
H.
Exterior color selection shall be submitted and approved by the Committee 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.
I.
Residences must have a minimum roof pitch of 6 vertical, 12 horizontal. Special
exceptions may be made by the 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 shall be permitted with
Committee approval.
K.
A standard 70-watt dusk-to-dawn pole yard light, selected by the Developer, shall be
installed by Owner andlor Builder and purchased by the Owner andlor Builder.
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Whenever a single house design is used repeatedly, materials and details 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 limited to, windows, window placement, trim detail and
exterior wall materials. Long, massive, unbroken exterior building walls shall be
avoided.
VariOllS lengths and heights of ridges will be encouraged for diversity of elevations.
Certain historical designs or elevations, such as cape cods or salt boxes, may 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 approval of the Committee.
Equipment vents are to be located to be minimally visible from the street frontage
and will be color coded to match the trim or roofmg materials.
Before commencing construction, the Owner and/or Builder will submit to the
Committee a landscape plan and obtain Committee approval of the plan. This plan
shall address all yards; however, the front yard must contain the following:
One (1) tree, measuring at least 2-1/2 inch in caliper at the time of
installation, located in the front yard;
For comer lots, two (2) trees (one for each frontage), measuring at least 2-1/2
inch in caliper at the time of installation;
Twenty (20) shrubs, the proposed size of which is to be specified on the plan
submitted to the Committee; and
All trees to be of a specie listed on the "Approved Plant Materials List"
supplied by Developer and/or the Committee.
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S. Exterior materials are limited to brick, wood, natural stone, stucco, EIFS, cultured
stone and/or concrete fiber (e.g.-Hardy Plank or similar product). Aluminum siding
or vinyl siding are prohibited, but vinyl clad windows and/or soffits are permitted.
T. All residences shall have a minimum of two thousand (2,000) square feet of finished
space, exclusive of garages.
5.
Tree Conservation Area. Except as noted immediately below, each Builder and/or Developer
shall endeavor to conserve trees within Common Area A, and owners of lots shall not
remove trees within Common Area A:
A. The clearing of underbrush and dead trees within Common Area A shall be allowed;
B. The removal of trees necessary for the installation of access easements, rights-of-
way, streets, paths, sidewalks, and utilities and drainage improvements and
infrastructure within Common Area A shall be allowed; and
C. Trees may be removed within Common Area A as necessary for public health and
safety.
6.
Binding on Successors and Assigns. After the Effective Date (defmed below), these
Commitments are binding upon Developer, each subsequent owner of the Real Estate, and
each other person acquiring an interest in the Real Estate, unless modified or terminated by
the Commission. These commitments may be modified or terminated only by a decision of
the Commission made at a public hearing after notice as provided by the Rules of the
Commission.
7.
Effective Date. The commitments contained herein shall be of no force and effect until the
occurrence of all of the following:
A. The approval of the plat request under Docket Number 81-02 PP; and
B. The acquisition of title to the Real Estate (i) by Primrose, (ii) by Developer's grantee,
successor or assign, or (iii) by any person or entity who develops the Real Estate
pursuant to the approvals obtained under Docket #81-02 PP; and
C. The commencement of the development of the Real Estate pursuant to approvals
obtained under Docket #81-02 PP.
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8.
Recording. The undersigned shall record these Commitments in the Office of the Recorder
of Hamilton County, Indiana, upon the occurrence of all events specified in paragraph 7
above.
9.
Enforcement. These Commitments may be enforced by the Commission and the City of
Carmel and any owner of part or all of the Real Estate.
10.
Compliance Confirmation. The Director of the Department of Community Development of
the City of Carmel, Indiana, shall, when requested by the owner of the Real Estate, give
written assurance, in letter form, that the owner of the Real Estate has or has not complied
with these Commitments.
EXECUTED this
day of
. 2002.
PRIMROSE DEVELOPMENT, LLC
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By:
STATE OF INDIANA )
) SS:
COUNTY OF HAMILTON )
BEFORE ME, a Notary Public in and for said County and State, personally appeared
. the . of Primrose Development, LLC, who
acknowledged the execution of the foregoing Commitments.
WITNESS my hand and Notarial Seal this _ day of
, 2002.
My Commission Expires:
Notary Public - Signature
Residing in
County
Printed Name
Prepared By: Charles D. Frankenberger, Nelson & Frankenberger, 3021 East 98th Street, Suite 220,
Indianapolis, Indiana 46204.
H:\1anet\Primrose\Laura Vista\Commitments-RE. wpd
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EXHIBIT "A"
Lee:al Description of Real Estate
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Residential Traffic
In considering residential traffic, it is helpful to be mindful that the proposal follows the
suggestions of the Zoning Ordinance which, for this area, requires residential development. The
proposed density is below the permitted base density and, as such, it is expected that average daily
trips will be reduced, accordingly. Trip information is specified in the attached memorandum from
A&F Engineering. Moreover, the homes proposed are upscale, custom, empty-nester residences.
Average daily trips generated from empty-nester communities are less than those generated by
typical residential communities.
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H:\1anet\Primrose\Laura Vista\Ex. S - Residential Tnffic.wpd
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A & F ENGINEERING CO., LLC
ENGINEERS & PLANNERS
William 1. Fehribach, P.E.
PresideDt
8415 Kcyslone Crossing. Suite 200
ludirmapolis, In -16210
(317) 202-0864 fax (317) 202.-0908
\IIww.aI'.ens_eom
~,p.ven J. ~hrih:lr;h. P F.
Vice President
MEMORANDUM
DATE:
July IS, 2UU2
Charlie FraDkeDbereer
Nelson & Frankeube.rpr, p.e.
TO:
FROM:
Steven J. Febriba~h, P.E.
RE:
Trip C'...eneration Analysis
Per your request, I have c-.dculated the traffic that would be Jenerared by S4 single-family
homes. The following table is 11 summary of the AM Peak Hour and PM Peak Hour traffic
volumes:
Land Use
Sinltle-Family Homes:
Trio Generation
Size AM Peak Hour
54 d.u. 43
PM Peak Hour
57
Based on the nip Reneration calculation~ Ihe followiDgconc]u.~ions can be made:
. The ~i7.e of the developmenT would not WArranr fllrrheT !:ruety hg~p.ct, nn tha City of
Cannel Guidelines of Traffic Opera.tions Studies a.nd Traffic Impact Studies.
. The number of nips generated by the proposed development would not adversely
ettect the surrounding sLreet system.
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Construction Traffic
Construction traffic, unfortunately, is unavoidable. The likelihood ofaltematives is remote.
For instance, as indicated in the enclosed letter from the Hamilton County Highway Department,
traffic would be prohibited from using the access road east of and adjacent to Keystone Avenue.
Even if this were a possibility, the access road concludes to the north at privately owned property
and, therefore, it would also be necessary to obtain an easement over intervening and occupied
privately owned property. It appears, therefore, that construction traffic will exit and enter through
Laura Vista Drive. In this regard, however, the primary builders in Laura Vista will be Will Wright
and Steve Schutz. They intend to fully comply with Carmel's recently enacted Ordinance pertaining
to mud removal, a copy of which is also included.
H:\Janet\Primrose\Laura VistalEx. 6 - Construction Tmffic.wpd
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HAMILTON COUNTY
HIGHWAY DEPARTMENT
July 15, 2002
Mr. Brandon Burke
The SChneider COrporation
12821 East New Ma~et Street
carmel, Indiana 46032
~E: laura VIsta Subdivision
Primary Plat
S of 146Ul Street I E of US 431
Clay Township
Dear Mr. Burke:
This letter serves to acknowtedge receipt of a transmittaf received 7110102 Qmt8/nlng the plans
for the 8bcYIe-mentioned project. After revtewtng the plan. the Highway Department has the
following comments:
1. The Laura VISta property is curren1ly under the juriscflCtion of the Hamalton County HigtlWlly
Department. If the property is to be annexed Into the City 0' C8rmeI. no coostructlon may
begin until the annexation is compl8ted or an tnter1OC8l Agreement batween the County and
City Is exeaMd.
2. You requested 8 possible acoess to Danbury EstlIt8S to prDYfde a seconG entrance. after
speaking 10 Mr. Jim Neal. Project Maf1ager for the US431 ramp project, it was determined
that no 8CCeS$ woutd be granted to Dertbury Esteles or Dublin 0t1ve.
a. You e1so asked about the Frontsge Road 8IOft9 US 431 and possible access to iI. WhDe the
Frontage Road is under the juriscflCtion of 1he Highway Department. no access wl1f be gr8nted
to IL The traft'ic hazards that would be aeated at the lnteTMcUon of the Frontage Raad and
136'" Street prohibit the use of the Frontage Road for aC<lO$S to !he Laura V18ta Subdivision.
Please keep this office informed of the status of the annexation or the possibility of an Intertocal
Agreement for this project. If you have any questions or comments concem/ng this letter. pleaSe
feel free to contact me at anytime.
;4)g., · -
Ste;;;. ~roermann
Staff Engineer
c:c: Jon Oobosiewicz
Steve Cash
G:\USI~B\02TAC\07 -15-02l~ravl$la.doc
17&0 SoutJt 10'" StrHt
Noblesvitle. In. 46060
WWW.CO.hllmil.O~
Office (317) 'T13- "7770
Fax (317) 776-9814
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Entrance
In anticipation offuture development, and in order to further the objective of connectivity,
Laura Vista Drive was stubbed. In this regard, the following are noteworthy:
1. There are multiple accesses to 146th Street and Carey Road;
2. Per requirements, Laura Vista has provided stubs to the north and south; and
3. No public health, safety, or welfare issues were raised at TAC by the frre or police
departments regarding the entrance from Laura Vista Drive.
H:\Janet\Primrose\L8\118 VistalEx. 7 - Entnmce.wpd
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Waivers
All of the waivers specified below are supported by the Department of Community Services.
Even though most could be eliminated, we believe they enhance the desirability of the subdivision:
1. Two waivers pertain to Common Areas B and C shown on the plat rendering. One is from
the requirement that there be two access points to a common area, and the other is that a
common area be a minimum of75' in width. It is believed, however, that waivers from these
requirements promote the objective of buffering and privacy by discouraging common use.
In this regard, the following are noteworthy:
(a) Common Areas B and C are not needed in order to satisfy the amount of open space
required under the Residential Open Space Ordinance. In other words, there is ample
open space in Common Area A. The objective of Common Areas B and C is to
provide buffering between the Laura Vista residences to the west and the Foster
Estates residences to the east. This objective of buffering and privacy is furthered by
a narrower width and the existence of only one access point.
(b) In addition to the 55' width, there will be a 20' landscape (non-buildable) easement
along the rear ofthe lots adjoining the common area in Foster Estates. The 55' buffer
will be maintained by the Homeowners Association. As such, there will be
uniformity of appearance and maintenance.
2. One waiver, pertaining to the length of the cul-de-sac, is requested, in part, because of the
way in which the Carmel Zoning Ordinance measures the length of the cul-de-sac. The
cul-de-sac is not measured from the end of the cul-de-sac but, instead, from the intersection
of Vista Drive and Laura Vista Drive. Again, at TAC, no issues of public health, safety, or
welfare were raised by the fire or police departments regarding the length of the cul-de-sac.
3. Finally, two of the waivers address pre-existing conditions attributable to the Faust real
estate, platted as Lot 55, and are necessitated by the inclusion, per the Department's
recommendation, of the Faust home site in the plat. These variances pertain to the absence
of 50' of frontage on a public right-of-way and the encroachment of the floodway into a
portion of the Faust real estate.
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