HomeMy WebLinkAboutPacket 12-18-07
[J
o
o
o
o
D
o
U
o
U
o
o
[J
u
o
o
o
o
0-
CARMEL, INDIANA
WELLSPRINGS
OF
WES-T CLAY
"
PRIMARY PLAT
AND
WAIVERS
Plan Commission- December 18, 2007
Docket No. 07080031 PP;
07080032 SW; 07080033 SW
Lifesprings Group, LLC
Kurt Menner
Nelson & Frankenberger
Charles D. Frankenberger 844-0106
[]
u
u
[j
o
o
[J
o
o
o
o
o
o
o
o
o
o
o
c
TABLE OF CONTENTS
l. Explanation
2. Aerial Photograph
3. Rendering of Plat
4. Full-Sized Plat
s. Full-Sized Landscape Plan
6. Tree Preservation/Clearing Plans
7. Entry Detail
8. Cul-de-sac Detail
9. Pond Detail
10. Architectural Commitments
11. Character Illustrations
H:'ffiecky\Zmung & Mnl Esmte MaUer.s\Mcml\lI-Kwl\TABLE OF CGNTENTSJ.doo;;
o
o
o
o
o
o
o
o
o
u
o
o
o
[J
o
o
o
o
o
EXPLANATION
This request for primary plat approval is with respect to 14.256 acres of real estate located
in western Clay Township on the west side ofShelbourne Road, between l2lst Street on the south
and l26th Street on the north. An aerial photograph identifying the real estate is included under
Tab 2.
Per the plans submitted, the real estate will be developed as a low-density, upscale
residential neighborhood to be known as "Wellsprings of West Clay". As indicated on the
rendering of the plat under Tab 3, there will be eleven (11) home sites, resulting in a low density
of.77 lots per acre.
In order to allow the establishment of \Vellsprings of West Clay, two waivers are
necessary. These two waivers are (i) a waiver allowing a street concluding in a cul-de-sac to
exceed 600 feet in length and (ii) a waiver permitting the sides of the two homes along Shelboume
Road to face Shelboume Road.
By way of general background, the public hearing before the Plan Commission occurred
on October 16, 2007, and was followed by two Subdivision Committee meetings. Among the
revisions resulting from the Subdivision Committee process are the following:
1. Additional Landscaping - Additional trees were added to the landscape plan and will
be planted along the eastern side yard of Lot 1 and along the eastern side yard of Lot 7.
2. Garages - The applicant has concluded that there will be no front-loaded garages
within Wellsprings of West Clay. The architectural standards have been modified,
accordingly.
3. Cul-de-sac - As illustrated by the drawings under Tab 8, the cuI-dc-sac has been (i)
enlarged to accommodate even a 55 foot long moving van and (ii) revised to reduce
pavement through the use of stamped concrete.
As illustrated in the drawings included under Tab 7, the entryway will be established by (i)
masonry walls with intermittent columns and fencing and (ii) water features on each side of the
entryway. In addition, the internal cul-de-sac will be attractively landscaped and hardscaped, and
will be further distinguished by a fountain.
The upscale character of Wellsprings of West Clay is assured by the architectural
commitments and character illustrations included under Tabs 10 and 11, respectively.
After careful consideration, on November 29, 2007, the Subdivision Committee returned this
matter to the Plan Commission with a unanimous favorable recommendation. We look forward to
further reviewing with you this upscale, low-density residential neighborhood on December 18,
2007.
Respectfully submitted,
"r-:) /~._~
L ~~ ~~_/""'--'- ~~
Charles D. Frankenberger
H:\Becky\Zonin!;; & Re.;1l Esllllc lvL"lU-crs\MermeJ-Kurt'EXPLANATION3.doc
~
o
Q
D
~
D
U
Q
U
~
Q
D
U
~
Q
D
D
o
D
aerial plan
Wellspril18s al West ClalJ
~
~
'r .-
'"
-~-~
\
.F,'....
V
Stoeppclwe'llli ^ aMOciat.:", Jnc.
C<l"'SllL TING ENGI"4[[Ii!S LAND Slil<...EYOr<S
{,11"TJ '~'iJ-eWJ\l. ~"JO.'I~'!) .4W_"'....
TIM I'!U'T 'D<Ootn ~"''''!I''T. .'.!I"!"8 ,o..Olv.A 4~OO'"
site plall
Wellsprin8s of West ClalJ
------0.6--------\
r ) I
10 6 90i1 8
r
o
<$
~
I
, I i
I J
,-~~"ii~~~~~~
3
I 1
r
9..
'cY<u-.J:1I
2
r'-
I
\ ~
~
~ I
E
o
..D
.....-
Q.)
f"""
-
if)
-
e
7
e
\VcJlsprings of West Clay
Cl\RMEL. INDIANA
August 17. 2007
SI ZONING:
SITE = 14.25()Ac.::l::
II lots
O.77u/a
ell tn] wall detail
-1 \ r;l\
.' ;if'" ,;.!-
~ - r) rS: n '~ j-~... ~~
M~ '-.... . ,- .
f1 '~ ~~ ~~ ~
.~~\~ Ill';:' fl,~:r . ~ :t /'
~,;' O-',~' S ,~ _' ~ '~l
1t~~':I' ~'.. l';'}'" ;..-...,""-' .,!'~
;:. :l!.r.";;"';' \
~,~~~ r
L.,," .' r-/'" ~\~ ~
'~~9~ \.~ :'.. l-'._~--~. ~..-~~
I~:",
. /JA.
;~, ~:..
S', 'L
Jf,- ' '\
{t' " >~ 1;,)
~r "l
...;" ~r.,
~. ,. ~ \,..J
[h.
1;)\ (
I, ~
i< ..
-6i~c
i'
cul-de-sac detail
I
I
I
~
~!
"(IT
Sweppe/u.teJdft d. ~,,~, 3ftc-.
CONSUL liNG ENGINEERS LAND SURVEYORS
(Jl1) 649.593!.> FAX:{31 I ~ 134';1_::'942
79(j~ EAST 100th STREET. FISH Ens, INUIAr~A 460~U:l
,.
SNOI5...1H
Hll'l'" ll't'a
LI~9~BZL (000) ""J I~j
ZIG,~6>1l (/lr) "'1 ,rG,~m 1m) ""'~d
r::a~t-'9rIJ9" Nl 'ljJOI4'i!J '1""'1$ 4'19(11 Ig~] ~96l
NVld 3dV8S0NVl
VNVIONI ',I1NflOJ NOlllrNH
dlHSNMOl W1J
IF.
S
H
~ ~~
~~ :g
b"~
'J
^ Vl8 lS3M .:lO S8NI~dSll3M
t.""..rtl'O ~Vl 1oI.J lD!iv.:]ll
~]JljJ ~, lu..~rrow 'p~l~ ~lt~ll/llW 1l1O!."V
r.!l"JallHDl'lD."'lJlII;mn".l"IlNrn\Mll1
lo/r/ol
,rJI,rlo'
wIlt/II
SlJO.l.1'\lJns ONVl ;>{ Sl:I33NIDN3 DNlllnSNO:)
LOlL I/~O 'aJIJ11H]:J
'::JNI 'S31VI:JOSSV :'!jl HHJ3Ml3dd301S
. -~
w , , ~
t ii .
~ a ~ as r ~l
1l! ~~ ,~ <
c
! ~ i !i ~. 5
" ~ ~" i
2 ~
w i ~i ~
~ oJ . ~
z ~ !.
c ~ j. .~ ~-
~ ~ l' ~r I
. :i
; \
i
~c;;\@ ,:, iIi 0 :, 0C') I
I", 'rk~ ;:.J ,): 0
I
I
I
I
I
I
~ 1
~
~"'~""~
1EI,HNnr NHUlIVD :JS3NV.fvr 91
~r:1.' T"q"'\T..... rT1"'"" 1l....':1.\ '\. 'it f
~~~;-~~~\::'::3~~.;5f~~N~aj" "/-/
V'lnN1, \n, fII^ Omlll,J1V r I
/1\';].\ 3SN"la (,
I3nIIV,fJ ~
1I1b\ l
avO(l athroH'13:r-IS
I ~
>
I
1-
w
~
~:
~
u
i
~
g
;~~
~!!
1'1
!
n
II
~
2
s
~~
~
8
a
m tT\ ("
\";;.'::.!~ 1,_
,"~M
\,,)\1.)
v<JDN~a^H ,IV;JT>lVO q I
i11ddVIlV<lJ alOD .LS;J^1IVH ( \ \ I
\l-
)(VO .IWVA\S L ~ i
\
gn,
~IVsJ
~
<(
~
o
J-
OOz
W<c
3:~
0..
LLw
O~
000
000
Z~
-<(
a:~
(L
00
..J
~
W
~
~
o
~
---------------------
~~~ q.'~'~ n~~~~~~~~~~~.:~f~~~;::;"'l ~
~,\~".."
:n.W\..\....~.J:~~=I~1 -
~
i=l ~
R ~
$~~~ ~~
~V1~~ n.~
~~~~
F~~.. ~R
~~~~ h
~~l;1~ III!!
~;\t!~ ~~
t;~~t ~~
~
w
~~
~,
~~
~~
~w
',~
~5:
t )'lt~ ,.1" IV'" .;.
, ~~~'.~~I~~.;:
(.,,1""'''',,>
1ElJINnr N;JG1rVD L1SaNV<
,^In,,,HlnnT ,., "'-1':1'\1 I
,'\itA tlSN
'l1d.IV\lVll:) ':I}II:E1nrIVlli'
}(i.-{,UlIIA\(;
1E1JINnr N::rmrVD tlSLlNVdVr,-
!\[flN1IrlIJl,\ OamH1V I'
D
n'
~
~ ~
M
~
'"~
~ I
S-"
-s
o
n
. ~
~ .~
~~
== :.E
;;:: ~
~ 'f",
:<;..,
5 ~
~1
~~
c ~
~ 'n
, .e
.~ .~
::~
'-= c
a ;
~ "
" -
~~
..= ...,
~ ,rj
r.
rl ~ tj
R n g ~ ~ ~ g
but'-I~;: ~~
~M~~r"11I uu'Vtl20~
~ ~ II g.~ E ~ ~ ~ t ~'5. t
I- a.'L 6 rd U _ _ - 1"1 ;.-..c t"1
] ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ "6 ~
~ s:"~ QU:.2: l5::"'3."5..o...:'::: 0 8;.:;;
:e =",' ~ s~ : ~ fit g. ~ ~ ~ ~ .a
:;~~~~~~~h-:::!~~
"
c,
"
"
'J
"
~
g
~
-,;
c
...
.,,1'
, .
t1i\.. . .
\!!i.~~ii" .'
~....:.......:
.\y.I1JO'1.~....}
@. .'
. wrr .:.:..:........ .
.-t: .:.w/ri.ff.'(; 9' . .
.%.~,;~"'% ",""lnrlwl
~.1'D~. -7~.
@.~ULR~i' ,1.6......
I'-.'::,l
. N5 ",~.niJ' .
;-t.. H""'I1:,'~\ii;j.
~: "l,. L .
-\
.:'1:z.
$:rz~:r
@)~JbtiJ)~': ....
<fO AN1\-1" .
, . IV"."- ~~
lft 'f\)'\1J0WwtO,/(;j1?
----:"-.-'...--
.Ii!~
. -=-- .-..- .
..,~--_-------------"
".oj
..~'.'.J:
.' l
....J.
.r~:'
f' .
'1' Wellsprings f W .
plan .' 0 est Clay Tree clearing
,Delphinium Desi .
2S1 lilnsdo'l'me' Drwe' gn uc
317.379.9691 ' Noble,,<yille, IN'16060
x
--'-r
Scale: 1"= 40" O~ .:
~~E.fl
>. ..
. ~-' - "
,.c..-
o :.A"!
.ril.~. 0~
.,.~...,..~..
-r~p.M-~ .
.$'"
. -~ - ~
~.
Oc.m\lt'M'~P . .
':.;. . '
>: ~ ~ '~:~'.
-;-'-0-'"><"-
...~ . '.', :",' ,
Q
:': '
~.... .
. ~ .
._ ";.-n '.' .
. . ' ' .'
......:..... ," '
. " ... ..
. .". . .
",.,". -
. '. .;".-
~..
'. .' ", -"~.." .-.... .:.
. ".,' .
.' ~ . " .
", . -.' "',: " "
.. .'
-,','
".. . ~.
.r,;"',
.
,I
i\
~
u
a
o
Q
a
~
o
o
u
o
D
~
D
o
D
~
Q
a
,
,
i'
I'"
",:[i
1 "
I,I!
d/!
lill
. :',1
;.'
I;\!
I !~: ~
10
o
o
o
,0
o
o
o
o
D
JD
o
o
o
o
o
o
o
o
ii'l'
I"
FI
,: I
I.;, .
I
I',
i!1 I
'Ii '
I, I
~ I I
i'l i
I I
ii [
II,
1.:1
':t'
1'''
I',i'.
;1
,iI
i";
Ii,!,
:.~j.
" ':1:,
".'
! 1:
"~I'
I;j"
,j
,::'
~ ~ r,
;iJ
',-, ~'.''1... "_"
J~\:fr""'" ".1
. .'.....lJ/ ~(..) {I ~"
t(\Jr-. _ '... I r
( '"'/ ( cl........,...-\ r'1o. ....'~.
_.,-" . ,--' '-. D ')
r- - --........ '"
-'0..,1-_ ;:tS
',-"",'1""'-;. "
) ....... .- -
'-..-:...-.J
"'f'\. ,-"
;.........~
..
~
~
I
U
U
~
D
D
~
U
o
~
~
~
D
~
~
Q
~
~.5\I " ~ ,. -..,
d'" - . I
f.(; I.A~"~' . jJ-_~ ~.. ~ - .'.
>Sl - . ~~ ~.
~ ~~\~-,'
(/ \J . -",' ....y.J
'i.,-'~~' {:':;-k I
~-~~~-t' '"'~ I j
'-' (" I'
_1
. r/--:t N .
, "- A sv--- <'"14-"'" ~ ,)."Fi]
<& '!:'9 '- ,l ,J" -) 1\
, 1~ \~
(.....- " ',~-.
..... (];7"' .... ). )....
\f\~<.J> .~
t ..,...../
~""<;7'-' ,
~~~7" ~ J,
'\Zf~ "
-A
!'0
co
co
~
b
o
o
u
o
o
o
o
o
o
o
o
o
u
.~0 0" ~ 0
.c? / lJ
.0 /
.0;
~/ ~
o
u
<
0)
'v
1\.)0
'v
f\v~
CO
~::
/
\
u
~
~
~
G
W
~
~
~
u
~
D
~
D
~
~
~
~
U
cul-de-sac
detail
Wellspril18S ol West Clay
I
6
2
_/O~
pond
10
8
7
11
9
C.A. #3
,
,
,
-"
-------------
;; __1--- -1-- 5
~ -- -- - - -- -..<.~-:>.-- --r--- -T-'::':::::::-:~:,
C.A. #3
'1
I - --J
L-....____
I I
FIRE TRUCIl;
D=t~I
~~I
I .,.
M0'I1NG "fRlJCK
5
C.A. #3
C:_::J
I ". I
SCHOOL BUS
-j
-
,)
I
5
I
t
\
I
~
Stooppd((~dft.{ (L,6aciaW, 3m;.
CONSoul. TING E~INE.ERS LANO Sl.iRVel'ORS
("'l ~U..~U!\ ~""X,(3l'P') 8011-11142
1W!\ r:..aT 1/,", eme!:T. rll;HEnl5. INO.......... ~"~.
-;,
<(
11'\: :~I I
~ I ~ II
III l~ I I
I~ I'
I~I I I
I I I I
I I I I
, I I I
I I I I
I I I I
I I I I
I I
I 1
I I
1-------------
1--1 i--
I I I
6
I I I 5
I ~_J
-~I
--11--
2
4 3
./
/
.....
~ ~
~>~~ I .~\
~. ~ATER~// \.
.1 ~~~] - - - / ~ I
:1 IIIII!I~IIIII I - - - - - - - - ~/
11'111111111111111 If
I I1I11111 II111111 I: I
1,1111111 1II1IIII I
:1 Ilillll 1111I111 I I
I III III
I 1111I1 I1IIIII1 I I
I IIIII111 I11I1111 : ~ 11
1111'11'1 ~I I
:lllllli~l~lII
I:I~IIIIIIII I
II~I; III11II1
I NIIII 1II11111 I
.' 11111111 IIIIIII1 ~
:1 III~L ...JJ~IIII I J L
~t:: .~
__.....J L _ _ _
7
A I
I
I
I
I
L___
8
10
9
1" = 1 00'
~ 110' T.P.Ii.
...< I
I
to
~
4'
4'1-:::::::::-01'
. SLO~... ~_ _l'!ORMA.oLPOQL_... _... __ __ ~_ _...
L.liDOE ~'I .s;::'!'
'l.o"fi
UOTTOM
SECTION A-A
1" = 20'
POND CROSS SECTION DETAIL
WELLSPRINGS OF WEST CLAY
CONSULTING ENGINEERS
LAND SURVEYORS
7965 EAST 1061h STREET. Fishers, IN 46038
(317) 849-5935 . 1-BOO-728-6917 . FAX: (317) 849-5942
com e 57180MNR
...
- 1
I
I
LOT 11
o
o
o
o
o
o
o
o
o
o
o
u
o
o
o
U
D
U
o
COMMITMENTS CONCERNING THE USE
AND DEVELOPMENT OF REAL ESTATE
Lifesprings Group, LLC ("Lifesprings") makes the following commitments (the
"Commitments") with respect to the real estate located in Hamilton County, Indiana, and
described in what is attached hereto and incorporated herein by referenced as Exhibit "A" (the
"Real Estate").
Section 1. Commitments Applicable to the Real Estate. The architectural commitments
pertaining to residences to be built upon the Real Estate are attached hereto and incorporated
herein as Exhibit B.
Section 2. Binding on Successors. These Commitments are binding on Lifesprings and each
other person acquiring an interest in the Real Estate, unless modified or terminated by the Plan
Commission of the City of Carmel, Indiana (the "Commission"). These Commitments may be
modified or terminated only by a decision of the Commission after a public hearing noticed
pursuant to the rules of the Commission. The provisions of this Section 2 notwithstanding, these
Commitments shall tenninate as to any part or parts of the Real Estate hereafter reclassified
(rezoned) on the City of Carmel's official Zone Map.
Section 3. Effective Date. The Commitments contained herein shall be effective upon the
occurrence of all of the following events:
1. The acquisition of the Real Estate by the contract purchaser; and
2. The commencement of the development of the Real Estate per the primary plat and
subdivision waivers approved under Docket Numbers. 07080031 PP, 07080032 SW,
and 07080033 SW.
Section 4. Recording. The undersigned hereby authorizes the Secretary of the Commission to
record these Commitments in the Office of the Recorder of Hamilton County, Indiana.
Section 5. Enforcement. These Commitments may be enforced by the Commission and the
Common Council of the City of Carmel, Indiana.
IN WITNESS WHEREOF, Lifesprings has caused these Commitments to be executed as of the
date first written above.
Lifesprings Group, LLC
By:
Kurt Menner
u
u
o
u
o
o
D
[J
o
[J
u
o
o
o
o
u
u
o
o
STATE OF INDIANA )
) SS:
COUNTY OF MARION )
Before me the undersigned, a Notary Public in and for said County and State, personally
appeared Kurt Menner, a member of Lifesprings Group, LLC, and acknowledged execution of
the foregoing Commitments this _ day of , 2007.
Witness my hand and Notarial Seal this
day of
,2007.
My Commission Expires:
Notary Public
Residing in
County
Printed Name
Prepared By: Charles D. Frankenberger, Nelson & Frankenberger, 3105 East 98th Street,
Suite 170, Indianapolis, Indiana 46280 (317) 844-0106.
2
o
u
o
o
u
o
u
u
u
o
D
o
U
o
o
o
o
u
o
EXIDBIT "A"
A part of the NOltheast Quarter of Section 31, Township 18 North, Range 3 East, Clay Township,
Hamilton County, Indiana, more particularly described as follows:
Commencing at the Southeast comer of said Quarter Section, said comer being marked by a
railroad spike; thence North 00 degrees 05 minutes 12 seconds East along the East line of said
Quarter Section a distance of 891.00 feet to a Mag Nail with washer stamped "Cripe" and the
POINT OF BEGINNING ofthis description; thence South 89 degrees 43 minutes 59 seconds
West parallel with the South line of said Quarter Section a distance of 874.50 feet; thence North
00 degrees 05 minutes 12 seconds East parallel with the East line of said Quarter Section a distance
of 741.00 feet; thence North 89 degrees 43 minutes 59 seconds East parallel with the South line
of said Quarter Section a distance of 852.10 feet to a rebar with cap stamped "Cripe" and the
westerly right-of-way line of Shelborne Road as described in Instrument Number 2003-69146
in the Office ofthe Recorder, Hamilton County, Indiana; thence along said westerly right-of-way
line of Shelborne Road as described in Instrument Numbers 2003-69146 and 200369147 by the
next six (6) courses; 1) South 02 degrees 29 minutes 53 seconds West 119.08 feet to a rebar
with cap stamped "Cripe"; 2) North 89 degrees 54 minutes 48 seconds West 17.59 feet to a
rebar with cap stamped "Cripe"; 3) South 00 degrees 05 minutes 12 seconds West 505.40 feet to a
rebar with cap stamped "Cripe"; 4) South 89 degrees 51 minutes 42 seconds East 23.57 feet to a
rebar with cap stamped "Cripe"; 5) South 04 degrees 18 minutes 12 seconds East 69.14 feet to a
rebar with cap stamped "Cripe"; 6) South 89 degrees 54 minutes 48 seconds East 16.14 feet to a
Mag nail with washer stamped "S & A Firm #0008 II and the East line of said Quarter Section;
thence South 00 degrees 05 minutes 12 seconds West along said East line 47.52 feet to the
place of beginning, containing 14.256 acres, more or less.
R\B&k}'\Zoning & Re.o'll EsL'Ite MmtlJrs\Mcnnill~Kurt\CommilJm:msdoc
3
EXHIBIT B
ARCHITECTURAL STANDARDS -APPLICABLE TO RESIDENCES
Permitted Required Garage Type Chimneys
Exterior Window
Building Openings
Materials
Masonry I ,
Wood,
Cementitious
Board, Synthetic
Stucco, and
EIFS2
2 per level, per
fayade.' All
windows shall
be fully framed
andtrirnmed
Front-loaded garages are not
permitted.4 Garages may be
attached to the residence or not
attached to the residence. All
garages shall be a minimum of a
two (2) car garage, and tandem
garages are prohibited.
Masonry
exterior,
extended
fully to
ground and
above
ridgclines
Porch
At least six feet
deep;
materials/design
consistent with
DweIling6
Roofline
Primary Roof
shall have 6/12
pitch.7 12"
overhangs,
after
installation of
siding, are
required.
Legend
ft. - Feet
sf. - Square Feet
Fences
Fences small not be
I
chain-link or coaLed
I
chain-1inf'
Perimeter fences,
enclosing large
areas on ~ lot, such
as a rear rard, shall
be black rraught
iron or black
I
wrought iron in
apoearanbe. &
IMasonry includes brick, stone, manufactured or synthetic stone, and stucco.
2The extertor bUlldmg matertals and architectural style establIshed by the front eLevatIOn ofthe reSidence shall be contmued around the side and rear elevations.
I
3provided, however, that (i) windows shall not be required on the sides affront loaded garages and (ii) a vent may be substituted for a window on a gable.
4A "front-loaded garage" is defined as a garage with a garage door which is parallel to the street in front of the front fa9ade of the residenccl.
5Provided, however, that chimneys which protrude from inside Lhe residences may aLso have ecmentitious board, synthetic stucco and/or EtrS as their exterior
building material. . I
6Porches are not required on all residences. If no porch is provided, the entryway ShOUld. b. e.covered and deep enough to provide shelter at ]he front door, as well
as provide an appropriate and adequate level of detail.
7In order to permit diversity in architectural style, this requirement shall apply only to a majority of residences,
BProvided, however, that other forms of fencing, such as wooden shadow box fencing, shall be allowed to screen smaller areas, such as patios and gardens.
II
_ H.:'.Brkv'.ZOni~ &. Real ESl.:iIC t.,1atlen;l.:Mcruler-Kwt\D'w:lJtllg Matrix,~B].jQ.]c~oc:x:
[=:J ..... ~.~ L:J
CJ
~=-=:J
c:=:J
[::=J
c:::J
=.=J
c::=J
c=J
L::::J
c=J
L=:J
L=:J
~
~
D
D
D
D
~
~
~
~
o
~
D.
D
~
D
U
~
o
~