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HomeMy WebLinkAboutPacket 10-21-03. ,: Heather Knoll Submitted By: Pittman Partners, Inc Submitted To: Carmel Plan Commission ', Heather Knoll CARMEL, INDIANA Submitted ey.~ CJ Pittman Partners, Inc. Carmel, IN 46032 Project Engineer. Stoeppelwerth & Associates,lnc. • . . ' , ,~ ~ ~ i ',f <r~ ~~~~ '~D ~~~~ ~% r ., TABLE OF CONTENTS ,_ I. I I. 111. IV. V. VI. V I1. • 1 X. X. XI. X 11. Xlll. Development Report Primary Plat Application Zoning Applications Site Location Map Aerial Photo Site Development Plan Utility Summary Construction Sequence Summary Site Context Plan Open Space Area Description Residential Open Space Ordinance (ROSO III) Connectivity Exhibit • n LJ .FEATHER KNOLL DEVELOPi~'IENT REPORT "Heather KnoIP' is a proposed residential community on 32.587 acres owned by Bodner Invesunents. The developer is Pittman Partners, Inc. and the project land planner is Mr. David Klauba of Land Focus. Heather Knoll is located north of and adjacent to 141 "' Street, west of Towne Road, cast of and adjacent to a recently approved primary plat by Centex Homes called The Trails at Hayden Run which is east of Shelborne Road and south of 146'" Street.. The property on which Heather Knoll is located is zoned S-I . The adjacent properties to the north, south, east and west ats also zoned SJ .The site is Flat and has very little existing vegetation and is currently being farmed. We have elected to utilize the Residential Open Spaec Ordinance as a qualifying subdivision. The S-I Very Low Intensity Zoning Classification requires that the density utilized not be greater than 13 units per acre with a minimum open space requirement of I S%. The proposed development plan contemplates 57 homesites on 32.587 acres or 1 J4 units per acre. The average lot size exceeds 11,000 square feet. The typical lot dimension is 80 feet x 130 feet. Approximately 12 448 acres or 38.2% of the site is dedicated as common area. The allowable density fa-Heather Knoll is 1.75 traits per acre. As envisioned, hleather Knoll, will meet the needs of the "move up" buyer The curvilinear streets, terminal vistas, connecting trail system, and spacious common areas with the well placed water features will attract quality conscience buyers. All housing plans must be approved by the fv-chiteetural Review Committee prior to requesting a building permit. The developer will ptnvide heavily landscaped common areas consisting of both deciduous and non deciduous trees. In particular, the landscaping will include blue spruce, norway spruce, and flowering u~ees. The entryway will consist ofbriek columns and entry walls. Heather Knoll will be served by Clay Township Regional Waste District, Cinergy, Vectren Energy, Brighthouse, Carmel Utilities and SBC Ameritech. As the developer, we are providing uses that are complimentary to the surrounding uses and do not detract from these areas. In addition, landscaping, lighting, signage and special architectural treatments will make Heather Knoll a mixed use development that not only blends in well with the surrounding area but also complements the area and enhances one's experiences if they choose to live in Fleather Knoll. • APPLICATION FOR PRIMARY PLAT (OR REPLAT~ Fee: $700.00 plus $35.00 per lot ($560.00) DATE: August 22, 2003 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. 1, et seq, General Assembly of the State of Indiana, and all Acts amendatory thereto. Name of Applicant: Steve Pittman Address of Applicant: P. O. Box 554, Carmel, Indiana 46082 Name of Owner: Prttman Partners Phone No. (317) 580-9693 Phone No. (317) 580-9693 Name of Subdivision: Heather Knoll Legal Description: (To by typewritten on separate sheet and attached) Area (in acres): 32.587 Number of Lots: 57 Length (in miles) of new streets to be dedicated to public use: 0.74 Surveyor certifying plat: Dennis D. Olmstead - Stoeppelwerth & Associates, Inc. Address: 9940 Allisonville Road, Fishers, Indiana 46038 phone No. (317) 849-5935 "*'*`***"*"**"*'*'*"**'++*`**'*+*""*'****+*`**`*"*STATE OF INDIANA. COUNTY OF Hamilton SS: The undersigned having been duly sworn, upon oath says that the above information is true and correct as he or she is informed elieves. _ ,f SIGNATURE OF APPLICANT:. ~ ~ ~-" Print: Steve Pittman Subscribed and sworn to before me this 22nd My Commission Expires: September 9, 2006 day of August 03 ~~~ Not Pu is Mary E. lau ,r,v ®, _ k******************+*+y*+*************************+##++#*+****k******* 5.1.10 Application for Primary Plat, Two (2) copies, or more if of the construction plans together with suppoding documents shall be Current Planning with this application. These plans to be distributes Committee authorities by applicant. FEE: Received by: s:\plancommlapplictn.pc\primplat.apx LEGAL DESCRIPTION Apart of the Northeast Quarter of Section 20, Township 18 North, Range 3 East, Clay Township, Hamilton County, Indiana, more particularly described as follows: Beginning at the Southwest comer of said Quarter Section; thence North 89 degrees 32 minutes 44 seconds East along the South line of said Quarter Section 503.70 feet; thence North 00 degrees OS minutes 16 seconds West 348.50 feet; thence North 89 degrees 32 minutes 44 seconds East parallel to the South line of said Quarter Section 125.00 feet; thence North 00 degrees OS minutes 16 seconds West 1,988.61 feet to a point 294.08 feet South 00 degrees 02 minutes 26 seconds West measured parallel with the West line of said Quarter Section from the North line of said Quarter Section; Yhence South 89 degrees 30 minutes 49 seconds West pazallel to the North line of said Quarter Section 623.47 feet to the West line of said Quarter Section; thence South 00 degrees 02 minutes 26 seconds West along said West line 2,336.81 feet to the place of beginning, containing 32.587 acres, more or less. 5:\47175\legal\. rttPREL-PLAT July 29,2003 SUBDIVISION REGULATION WAIVER REQUEST APPLICATION (Submit two (2) copies) Fee: $655.00 plus $72.50 for each additional waiver request Dennis D. Olmstead, RLS Contact Person: with Stoeppelweth & Associates, Inc.Telephone No. (317) 849-5935 Fax No. (317)849-5942 Address: 9940 Allisonville Road, Fishers, Indiana 46038 PROJECT NAME: Heather Knoll North side of West 141st Street approximately one half mile PROJECT ADDRESS: East of Shelborne Road. APPLICANT NAME: Pittman Partners ADDRESS: 11530 North Michigan Road, Zionsville, Indiana 46077 TELEPHONE: (317) 580-9693 (317)580-9786 Section (Section Number, Page, Item) of Subdivision Regulations for which variance is being requested: A variance of the requirements of 6.3 (Pages 6-1 and 6-2) "Provision of north-south collector road". Stale explanation of why variance is being requested: The location of the "proposed neighborhood collector" was agreed and previously approved to be constructed and platted in future neighborhood subdivisions rather than on the half- section line as indicated on the Throughfare Plan. State reasons supporting variance request: 1'o encourage coordination among all proposed and future develolpments in the area, a series of North-South and EasLWest "neighborhood collectors" will be designed to avoid specific physical constraints that required avoidance. It was agreed and previously approved that the North-South collector would extend through The Lakes of Hayden Runa and Lakeside Park and extend North from that location which is East of tai ~ velopmen t. ~j~ ~M^~ Present zoning: S-1 ~- ;~ -: ~ ~ _ n Signature of Property Owner `~ ~ drT ~ vy~d. ~ (~1'~(~ , NOTE: 'CH1S APPLICATION MUST BE SUBMITTED AT THE TIME OF THE PRIMARY ~`~~~~ PLAT APPLICATION. VARIANCE REQUEST MUST BE INCLUDED WITH THE PUBLIC NOTICE FOR THE PRIMARY PLAT. ~5lG_ --- APPLICATION FEE C~ t. SUBDIVISION REGULATION WAIVER REQUEST APPLICATION (Submit two (2) copies) Fee: $655.00 plus $72.50 for each additional waiver request Dennis D. Olmstead, RLS Contact Person: with Stoeppelweth & Associates, Inc.Telephone No. (317) 849-5935 Fax No. (317) 849-5942 9940 Allisonville Road, Fishers, Indiana 46038 PROJECT NAME: Heather Knoll North side of West 141st Street approximately one half mile PROJECT ADDRESS: East of Shelborne Road. APPLICANT NAME: Pittman Partners ADDRESS: 11530 North Michigan Road, Zionsville, Indiana 46077 TELEPHONE: (317) 580-9693 FAX: 1317) 580-9786 Section (Section Number, Page, Item) of Subdivision Regulations for which variance is being requested: A variance of the requirements of 6.1.1 "conformance with the comprehensive plan". State explanation of why variance is being requested: The location of the "porposed neighborhood collector" was agreed and previously approved to be constructed and platted in future neighborhood subdivisions rather than on the half- section line as indicated on the Throughfare Plan. State reasons supporting variance request: To encourage coordination among all proposed and future developments in the area, a series of North-South and East-West "nieghborhood collectors" will be designed to avoid specific physical constraints that required avoidance. It was agreed and previously approved that the North-South collector would extend through The Lakes of Ha den +'~p~ Run and Lakeside Park and extend North from that location which is East f t aks development. Q s 1~p, ^u"'1~" t' ~' Present zoning: S-1 _ ~ »~ ~ II~„ 111. ~~~ I ~~,~~~~ Signature of Property Owner PP T ~ }}~ ~, ~:a~4.lti., NOTE: THIS APPLICATION MUST BE SUBMITTED AT THE TIME OF THE PRIMARY PLAT APPLICATION. VARIANCE REQUEST MUST BE INCLUDED WITH THE PUBLIC NOTICE FOR THE PRIMARY PLAT. APPLICATION FEL' SUBDIVISION REGULATION WAIVER REQUEST APPLICATION (Submit two (2) copies) Fee: $655.00 plus $72.50 for each additional waiver request Dennis D. Olmstead, RLS Contact Person: with Stoeppelweth & Associates, Inc.Telephone No. (317) 849-5935 Fax No. (317) 849-5942 Address: 9940 Allisonville Road, Fishers, Indiana 46038 PROJECT NAME: Heather Knoll North side of West 141st Street approximately one half mile PROJECT ADDRESS: East of Shelborne Road. APPLICANT NAME: Pittman Partners 11530 North Michigan Road, Zionsville, Indiana 46077 (317)580-9693 Fpx. (317)580-9786 Section (Section Number, Page, Item) of Subdivision Regulations for which variance is being requested: A variance of the requirements of 5.1.7 (Page 5-2) "extension of facilities included in the master plan". State explanation of why variance is being requested: The location of the "proposed neighborhood collector" was agreed and previously approved to be constructed and platted in future neighborhood subdivisions rather than on the hal( section tine as indicated on the Throughfare Plan. State reasons supporting variance request: To encourage coordination among all proposed and future developments in the area, a series oC North-South and East-West "neighborhood collectors" will be designed to avoid specific physical constraints that required avoidance. It was agreed and reviousl a roved that the North-South collector would extend throw h The Lae of ayd n Run and Lakeside Park and extend North from that location which is East of fhi evelopment. ' ~~. ~Nbe~~~i I ~1 Present zoning: S-1 ~~~. ,~~_~~ j r(l ~~~, .Cl ~,~•,V Signature of Property Owner Nl' '{/ ~q •~ NOTE: THIS APPLICATION MUST BE SUBMITTED AT THE TIME OF THE PRIMARY PLAT APPLICATION. VARIANCE REQUEST MUST BE INCLUDED WITH THE PUBLIC NOTICE FOR THE PRIMARY PLAT. r1 L~ ~~'~ /G.a APPLICATION FEE EXHIBIT A OPEN SPACE SCHEDULE SUBDIVISION NAME: Heather Knoll 1. SITE ACREAGE 32.587 2. ZONE DISTRICT S-I 3. MINIMUM OPEN SPACE REQUIREMENT (SOSR) 38% / 12.398 acres 4. OPEN SPACE PROVIDED (OSP) 38% / 12.476 acres 5. PRIMARY CONSERVATION AREAS ^ Well-head Protection Area ^ FEMA/IDNR 100 year Flood Fringe ^ White River Cortidor ^ Steep slopes (10%) ^ Mature Woodland ^ Special Opportunity corridor (identif ^ O[her ^ FEMA/IDNR 100 year Floodway ^ Wetlands (>l/4 ac.) ^ Scmb Woodland ^ Young Woodland ^ Historic Structures/Sites 6. NATURAL OPEN SPACE PROVIDED 12% / 3.845 acres 7. AGRICULTURAL OPEN SPACE 0 / 0 acres 8. DESIGNED OPEN SPACE 26% / 8.631 acres ^ Square ~ Parks 0 Green ~ Boulevazd ^ Greenbelt 0 Paths ~ Trails ^ Golf Courses ^ Pond (see below) ^ Other 9. CONSERVANCY LOTS no. lots acres 10. PONDS total measured perimeter (in lineaz feet) 2+741.75 I.f. total measured accessible perimeter (not bounded) 2,741.751 f .19 % ,_ ' ' '~ CLtlY CENTER RD w CLAY CENTER RD Pi ... .. _... .. ..__ r ,_ Z ~ - ~uoui~ y. ray ~~ -' ,~., C,.eek 02i HO11D '. 021 HO11O 621 HO110 ; S~ 021 H0110' yJ 2 4 r , ~~ _.. ~~ ~~ N ~ ~~ ~ t ~ ` ,' ~ ,~~ o~,~~, ~y Clcry Creek ~ ~, F ~ b' ' '~ ,. 4' rn ~ S~~ -"'•~" ~'"` '~ AUTJMN WOOD ~ ~ ~ '°"` tl!NM0131°Jtl3 _._ e`~~ ' ~ Oii213AOOH `~,, Q` ,- ~ S=. N' r,. ~' ~: r ~ f ~ TOW_ NE RD ~WNE RD TOWNE RD TOWNE RD TOWNE RD _.._ .._,.. ...~.... __.., _ Y pURgtN _ .Y.:_...,_ RIDGE I t • LS] -... - 2 CAMB,.,...---.-- O - 8b._.. ~ . ~~' o-. ~al'i~ ~''. i - ~ Long Branch ~ .r~~ x `n ~. F - rn ~ ~ `~: Oyu ~' ij _ ~, w ~° 3: -, - _ ,. ~_ 3 ~° { SHELBORNE RD 5H ~~, ~~, 0213N2Jf109131-IS { + 0213NL1f1081~HS x V d°'` ` o _ 4~ _~65~ VF - ~ ~.; 7~ ~°.,, C ~ ~ C i a: ~, ~.~ ~a~,', r' ~ y i o ' o ., ~..,- z r ~ s ,a ~, 1311Or , al~~ v ..y w~ e~~ ~ ~' .o +-' ~ 1 ,, ~~ ~ WEST RD .- `"' .._ ;o: W 43RD RD _,_.~_, .., ..... ' ~- ~ Z' wl N: ~ ~- _.^ .. . HAMILTON-900NE COUNTY LINE RD ~ 4' ~"~ ''- ~': 0213NIlAANf1003N008•tdO1lIWVH /~_ m' °o T ~ -~,0~~.0771' - \~, DAUGHERTY M F- ~ 3'aa,~ ` ._., ~~ CT'~~ ZION LN ~ .., ~ ~ ~ ~ u 3 c - a o~ • • • ~, • • ~ HEATHER KNOLL LANDSCAPE PLAN KEY QUAN SIZE BOTANICAL NAME COMMON NAME AF 31 2K• Acer freemenll'Jelforo' red' 'Aulurm Blaze' MaDla FA 10 2K' Froxinw'Autum Purple' 'Autumn Purole' Ash FC 17 2K` Feealnus I.'Clrnrtlram' 'Cirrrruran' Ash GB 17 2fi• O~rcus btcdor Swamp White Osk 9N /8 2%• Salix niobe NueDa Golden Wlllow TA 12 2K' Tiga AmeAcana'WendN~ .Legend American Llnden PA 07 T Plan aWee Norway Spruce PO 88 T Plus onarika Serbian Spruce PFCi 70 S Piwa Dungem glauce Colorado Blue Spruce TD 36 Taxadiumdlatlchum Bald Cypress MF b 2' Melus floribunda Japartaee Fl. Crab MP 33 2' Matus'PralrlAre' 7relriAro' Cnb MZ 34 Y Malw:uml Zurtti Crab PVS 3 2K" Prunwvirg.'ShubetY 'Shul»rCChottacheny JN 20 24" Junfperua'Hughee' 'Huphee' Juniper TW Ze 24' Taxua ward) Ward's Yew EC 900 2 yi Euorryrenrs colarotue Purpteleaf Euonymus ooh 8' o,a I' 200' 400' ~ ,PLAN I i ~,~~ A;• I ~ ~ti •~. ,2 t ~ -- - -- 11 ~'9Q O •Iy W ENTRANCE WALL / SIGN COLUMN SCALE: 1! 4"=1'-0' f., --='~ No. LDDeT ,~~ ~~c APE AN ( SEPTEMBER tf, 2003 .StCCpQeeflTPJ!•!~ tC QOOOC![if¢o~ 3NC. CONSULTING ENDINEEPS LAND atp11EYDR4 (afvl ew-sou rAi(s+7! ew-se•v ONO NyllpINLLL e0. - r15ia1S IMCIµ~ woae y I ~ WEST ~41~ st STREET ENTRANCE PLANTING WEST 141 at STREET LandFocus, Ltd. Land Analysis • Planning • Site l7esign seta ease 7stn. Flue - Indl.napona, IN 4e2A0 3!T-g42.26e6 UTILITY SUMMARY UTILITY SUMMARY FOR HEATHER KNOLL Electric Electric service will be provided by Cinergy. The development will be served by existing power service within the azea of the subject site along 14151 Street. Telephone Telephone service will be provided by SBC. The development will be serviced by existing telephone facilities along 14151 Street. - - Water Water service will be provided by Carmel Utilities. The development will be serviced by existing facilities along 1415` Street. Sanitary Sewer Sanitary sewer service will be provided by the Clay Township Regional Waste District (CTRWD). Sewer must be brought North on Shelborne approximately 300' then East on ] 4151 Street approximately 3000'. Drainage The pre-developed drainage follows basically a southeasterly pattern across this site to the Stultz & Almond Drain and continues easterly through the Stultz & Almond Drain. Post-developed conditions will generally follow that same path through a series of swales and pipes directing storm water to retention ponds located along the South side of the project. The ponds will ultimately outlet into the Stultz & Almond Drain. This project will be reconstructing a portion of the Stultz & Almond Drain from our Southeast property line along 14151 Street to a point on the drain that has been previously reconstructed. Gas Natural gas service will be provided by Vectren Energy. The development will be serviced by existing gas facilities along the South side of 14151 Street. S/41848/Uti IitySummary August 2Q, 2003 r __, ~J Construction Sequence Summary This project will be built in one section. This project will have 571ots numbered 1-57 (both inclusive). All improvement will be constructed as well as the portion of the Stultz & Almond Drain to be re-constructed as one overall site. C~ C~ ... ~ _~ ~ / ~ 2~ ~ ../ 23 20 I ~ ~ z D I 24 19 o I ~' I25~ 18 •~ m I 26 1 17~ 2 8 I ... ~ N ' ~ \ 229 ~~~ 154 .--i ti G O Y E a 0 N O __~ -_ M O O N v O N W a a ., x ., 3 w Z 0 U ~i47 ~ I I ~ I I I 13 li 43 30 48 42 31 12 49 J 41 32 I 11 ~~ 40 J 133 10~ 50~ 39~ 34 9 51 I 38 35 8 52 I 37 36 7 53 8 n~ D 54 a 55 5 > 4 56 3 57 2 /•. 1 ~ D ~ ~ ~. J ~~.. D Z O N ~ (7 I 1 ° 200 ~ .•\ -..• SITE CONTEXT PLAN HEATHER KNOLL CONSULTING ENGINEERS LAND SURVEYORS 9940 Allisonville Rd. • Fishers, IN 46038 (317) 849-5935 1-600-728-6917 FAX: (317) 649-5942 CON1ROl, ~ 47175 ~._ .; Open Space Area Description There will not be any Open Space Priority Conservation Areas within this development. All open spaces shown on this plat will be placed in areas, which have been used as farmland. These areas will not require any special protection during construction, but will be graded, seeded and landscaped with mounds, trees, shrubs, etc. upon completion of all other improvements. These open spaces will be designated as Common Areas 1-8 for passive, as well as active recreational uses and shall be preserved by conservation easements. A pedestrian trail will be constructed through the development linking the common areas, providing access as shown on the plat. A gazebo will be construction in Common Area 4 for a focal point and gathering place for the residents of this development. All common areas will be jointly owned by a Home Owner's Association and will be maintained by a professional management company. Detail for maintenance and operation and a sample maintenance plan and budget will follow in this report. ~J .., CIT\' OF C4 ftdIEL 3 CL.A I' TOWNSHIP SVBDn'ISION CONTROL ORDINANCE CARMEL/CLAY SUBDIVISION CONTROL ORDINANCE CHAPTER 7: OPEN SPACE STANDARDS FOR MAJOR SUBDIVISIONS (ROSO III) 7.0 Subdivision Open Space Design. 7.1 Subdivision Base Densitv. 72 Subdivision -Densitv Incentive. 73 Open Space Schedule. 7.4 General Standards For Open Space. 7.5 Open Space Priority Areas. 7.6 Standards For Natural Open Space. 7.7 Woodland Evaluation. 7.8 Standards For Agricultural Open Space. 7.9 Standards For Designed Open Space. 7.10 Standards For Conservancy Lots. 7.1 I Permanent Protection Through Conservation Easements. 7.12 Ownership of Open Space and Common Facilities. 7.13 Maintenance. 7J4 Modifications. EXHIBIT A: Open Space Schedule. EXHIBIT B: Open Space Conservation Plan Preparation Guidelines. The Open Space Subdivision design approach has been adopted to ensure a minimum amount of neighborhood open space is integrated within all Major Subdivisions. Open Space should be set aside for active or passive uses, and provide a network of open space. The open space requirements emphasize the protection of natural areas, such as flood zones and woodlands, but also allow for more structured open spaces, such as parks or squares, as wet I as for agricultural open space in the form of fields or pasture. Open space should be consistent with the goals, objectives and policies set forth in the Comprehensive Plan. To encourage the maximum amount of open space within subdivisions, the ordinance allows for smaller lots, and reduced yard areas. The ordinance also allows fora density increase bonus when minimum requirements for open space are exceeded. 7.U Subdivision Open Space Design. 7.0.1 Major Subdivisions with communitywater and community sewer that meets the Standard Open Space Reuuirement (SOSR) set forth in Section 7. / shall be exempt from the area, yard, width, and coverage standards set forth in Sections ~.1.?, 5.1.3, 6.1.1, G.1.3. 7.1.7, 7.4.3, A.11. 81.3. 9.1.1. 9.1.3. /0.3.2, and /0.5.3 ofthe Zoning Ordinance, however, the minimum distance between dwellings shall be six (6) feet. 7.02 Minor subdivisions shall be exempt from the requirements of this Chapter. 7.0.3 Major subdivisions with a gross density of 1.0 units per acre or less shall be exempt from the requirements of this Chapter. Chapter 7: Open Space Standards For Nl ajor Subdivisions 7-I as amended per Z-346 Summer 2002 v I ~1 CITY OF CARMEL S CLAP TOR'NSIIIP SGRDR ISION CONTROL ORDINANCE 7. I Subdivision Base Density. The base density permitted for new subdivisions is set forth below. The percentages in the following table refer to [he percentage of a subdivision's gross site acreage which must be devoted to open space as defined in this Chapter: RESIDENCE DISTRICT (PERZONINC ORDINANCE STANDARD OPEN SPACE REQUIREMEN'T' SOSR BASE DENSITY FOR QUALIFYING SUBDIVISION Lots/Acre S-I Residential Estate 1~% 1.0 S-I Very Low Intensity IS% 1.3 S-I Low Intensity 20% 1.8 S-2 20% 2.4 R-I 20% 2.9 R-2 20% 3.9 R-3 25% 5.0 R-4 25% 8.0 RS 25% 12.0 7.2 Subdivision -Density Incentive. The gross base density (units/acre) ofa subdivision may be increased above the permitted base density, set forth in Sectron 7.1, by the application of a factor of one and one-half percent (1.5%) of the base density for each increase of one percent (1%) in [he percentage of the site acreage that is devoted to open space. Expressed mathematically: PD=BDx(1+IS(OSP-SOSR)) Where: PD =Permitted Density; BD =Base Density for the residence district; OSP =Open Space percentage in the submitted plat; SOSR =Standard Open Space Requirement percentage 7.3 Open Space Schedule. "together with the primary plat application, the applicant must submitan Open Space Schedule, noting the Open Space categories used and acreage of each. (6rhrbi[ ~l.J. Subdivision open space is divided into four (4) categories: Natural Open Space, Agricultural Open Space, Conservancy Lo[s, and Designed Open Space. 73.1 Natural Open Snace. (See Section 7.6). Natural Open Space includes all land areas set aside in a naturally occurring state, including priority conservation areas, used either: I. for the purpose of passive neighborhood recreational use; 2. to protect scenic views; or [o minimize views of new devebpmcnt from existing roads. 73.2 AGRICULTURALOPENSPACE(SeeSection7.<4). Agricultural Open Space includes all land areas set aside for agricultural uses, including pastureland. 7.33 CONSERVANCY LOTS (See.Sec[ion 7. /0). Conservancy Lo[s are intended to be used primarily as large Vot residential uses which serve as a buffer and/or transition to pockets of low intensity, very low intensity,and residential estate subdivisions. Chapter 7: Open Space Standards For Major Subdivisions 7.2 as amended per Z-346 Summer 2UU_' v l CITS' OF Cd RbIEL R CLA Y l'OR'NSVtIY suaDl VISION CONTROL ORDIti ANCE 73.4 DESIGNED OPEN SPACE (See Section 7 9). Designed Open Space includes all land areas (other than Agricultural and Natural Open Space) set aside or designed: for passive or active recreational use within neighborhood areas; 2. To enhance views of new houses from existing roads; 3. To act as neighborhood focal points. ~~ 7.4 General Standards For Ooen Soace. All subdivision open space [ha[ is set aside for common use, shall be designed using the standards set forth within each open space category, and per the general requirements below. 7.4.1 Any lot within a subdivision shall be located within a 1000' radius of Open Space to help ensure safe and convenient access to the greatest number of lots within the subdivision. 7.4.2 Open space must also be accessible for land management and emergency purposes. 7.4.3 Open space must be easily and permanently identifiable as open space through one or more of the following: maintenance practices, permanent signage, permanent monuments, paths or walks, walls, or low Fencing. 7.4.4 Open space intended for active recreational use must be suitable for such use without posing interference with adjacent dwelling units, parking, driveways, and roads. 7.4.5 Open space shall be undivided by streets or alleys, except where necessary for proper traffic circulation. 7.4.6 Open space must be free of all structures, and buildings except for structures directly related to the purpose of the open space provided, such as swimming pools, clubhouses, gazebos, picnic shelters, band shelters, decks and bridges. However, the Commission may grant approval of s[rucmres and improvements required For storm drainage, sewage treatment and water supply within open space, provided that such facilities would not be detrimental to the usability of open space. 7.4.7 There shall be submitted an Open Space Conservation Plan as part ofthe Primary Plat application. The Open Space Conservation Plan shall address the intended use ofproject open space, and shall comply with the Commission Open Space Conservation Plan Guidelines (Exhibit B). ZS Ouen SDace Priority Areas. Open Space Priority Areas shall be protected to the extent indicated below, and may be utilized as project open space: 7.5.1 Public Wellhead Protection Areas representing a two hundred-foot (200') radius control area around the wellhead, shall be protected in their entirety. 752 The complete sealing of all lakes, ponds, or other water impoundment of any kind located within the one-year time of travel for any existing public wel Ihead. No lakes, ponds or other water impoundment of any kind shall be allowed within the two hundred-foot (200') radius of a public wellhead. ~~ 7.5.3 The proposed subdivision of any tract shall be designed to cause the least practicable disturbance to Chapter 7: Open Space Standards For Nlajor Subdivisions 7-3 as amended per L-3d6 Sununcr 2002 cl Crr1' OF C:\RM1IEL @ CLAti TOWNSHIP SL'nDl\ICION CONrROL ORDINANCE nahlral infiltration and percolation of precipitation to the groundwater table. through careful planning of vegetation and land disturbance actrv{ues, and the placement of streets, buildings and impervious surfaces. 75.4 All FEMA and IDNR I00-Year Floodwav and Floodwav Fringe Areas shall be preserved in their entirety, however; Alterations to floodwav and Floodwav fringe areas may occur pursuant to a Letter of Map Revision (LOMR) pursuant to the Federal Emergency Management Agency and Commission approval; 2. Excavation, fillingofearth or removal ofnative vegetation within 100-year Floodway fringe areas shall be prohibited, except as may be required by [he Hamilton County Drainage Board, or Carmel Board of Public Works and Safety. 7.5.5 Federal Jurisdictional Wetlands of % acre or greater shall be preserved in their entirety, including a fifty-foot-wide (50') perimeter buffer area to insure their protection. Wetland alterations rn ay occur, however, pursuant to a mitigation plan approved by the Indiana Department of Environmental Management and the Commission. 7.5.6 The White River Greenwav. The While River is this community's most significant natural and cultural resource. An Open Space Priority Area in the form ofaone hundred-foot wide buffer strip, measured from the water's edge at normal pool elevation (as verified by the Indiana Department of Natural Resources) along the Clay Township side, shall be established adjacent [o the White River. This buffer strip serves to help maintain or improve water and habitat quality along the River's length through Clay Township. Z5.7 Woodlands. Woodland areas that occur throughout Carmel/Clay, are primarily associated with streams, ditches, wetlands, poor and erodible agricultural soils, and moderate to steep slopes. Because oftheir resource values, all Mature Woodlands Youn~Woodlands and Scrub Woodlands on any tract proposed for subdivision shall be evaluated by the applicant and [he Commission to determine the extent [o which they shall be designated, partly. or entirely, as Open Space as determined below. Evaluation criteria and protection for woodlands are Found in Sec/ion 7.7: I . No more than fifteen percent (I ~%) of lands occupied, as of December I, 1998, by Mature Woodlands shall be cleared. 2. No more than thirty percent (30%) of lands occupied, as of December I, 1998, by Young Woodlands shall be cleared. 3. No more than fifty percent (50%) of lands occupied, as of December I, 1998, by Scrub Woodlands shall be cleared. 7.5.8 Special Opportunity Corridors are linear, unbuildable areas subject to restrictions by major pipeline companies or public utilities. These corridors extend for long distances through Cannel/Clay, and provide a tremendous opportunity for low-impact improvements such as multi-purpose trails and landscaping. All Pipeline easements, and high voltage electrical transmission lines within easements and delineated as Special Opportunity Corridors on the Alternative Transportation Plan of the Cannel/Clay Comprehensive Plan shall be set-aside, and integrated into the overall subdivision design as project open space. As an Open Space Priority Area, the development of a I inear (rail system shall be a requirement for all new subdivisions directly irnpac[ed/encumbered by Special Opportunity Corridors. 7.5.9 Historic Structures and Sites shall be preserved as provided below. Many of[he community's historic structures and sites (resources) have been extensively researched and remain intact. For purposes of Chapter 7: Open Space Standards For Nl ajor Subdivisions 7~ as amended per1,-346 Summer _OU_' vl \1 CITti OF CARMEL .@ CLAY TO~aNS HIr SUn DIVISION CONTROL ORnINANCE this ordinance, The Hamilton County Interim Report, as amended, published March 1992 by the Historic Landmarks Foundation of Indiana, shall be the official inventory of historic structures and sites in Carmel/Clay Township. Plans requiring subdivision approval shall be designed to protect existing historic structures and sites of all classes. This protection shall include the conservation of the landscape immediately associated with and significant [o those structures and sites, to preserve their historic context. 2. Where, in the opinion of the Commission, a plan will have a detrimental impact upon a historic resource, the developer shall mitigate that impact to the satisfaction of the Commission by modifying the design, relocating proposed lot lines, providing landscape buffers, or other approved means. 7.6 Standards For Natural Open Space. The following represent minimum standards to reduce adverse impacts on Natural Open Space. 7.6.1 Natural Open Space consists of any Open Space Priority Area (Section 7.5 ). Natural Open Space Areas are generally the preferred form of project open space, opportunities for Natural Open Space should be exhausted prior to implementation of other open space types. 7.62 Natural Open Space areas may be altered, but only to the extent indicated in the Open Space Conservation Plan. Such alterations shall occur in accordance with the below standards, and consistent with the approved Open Space Conservation Plan. 7.6.3 Unless otherwise approved by the Commission, each Natural Open Space area must: Be a minimum area of one-half acre; Have a minimum width of seventy-five (75) feet, and 3. Have at least two (2) points of access 7.7 Woodland Evaluation. The evaluation of the tract's woodlands shall be undertaken by an arborist, landscape architect, horticulturist or another qualif ed professional, acceptable to the Director. This evaluation shall be submitted as a written report, included with and supplemental to the Open Space Conservation Plan. 7JJ Evaluation ofTrees. The goal of woodland preservation is to ensure trees remain assets to the site for years to come. Single trees and woodlands that are preserved within Project Open Space, therefore, must meet the following minimum standards: L A li fe expectancy of greater than ten (10) years. ?. The tree must be in good or better condition. 3. A relatively sound and solid trunk with no extensive decay. 4. No more than one major dead limb or several minor dead limbs. S. No major insect or pathological problem. Chapter 7: Open Space Standards For Major Subdivisions 7-5 as amended per %-3d6 Cummer 2002 .~I ,ti CIT1 Or GftM EL S CLAY" TOWNSHIP SVnDIVIS~ON CON I ROL pRUIN VNCE 7.7.2 Woodland Protection Practices. Protecting the root zone is [he most critical factor in tree preservation throughout the development process. Disturbance within [his area directly afTects tree survival "fo protect root zones, the following standards apply: L When earthwork,grading, or construction activities are planned adjacent to Woodland open space, a limit of disturbance line shall be shown on the construction plans and the area(s) protected through installation of temporary fencing or other measures approved by the Commission Such fencing (or other approved measures) shall be installed and identified through signage as a "Tree Preservation Zone" prior to commencing land disturbance, and remain throughout the period of construction. 2. The root zone of trees and woodlands shall include no less than the total area beneath the tree(s) canopy as defined by the farthest canopy ofthe tree(s) plus atve-foot wide protective buffer. 3. Construction site activities such as parking, material storage, bury pits, concrete washout, etc., shall not be allowed within Woodland open space. 4. Grade changes adjacent [o tree preservation zones shall not result in alteration to soil or drainage conditions that would adversely affect existing vegetation. Woodlands must be evaluated for Flood tolerance, and storm water routed around those areas deemed intolerant of an increase of additional Flow from urbanization. 5. Disturbed areas adjacent [o tree preservation zones shall be mulched [o provide additional protection to tree roots. 6. When digging trenches for utility lines or similar uses, disturbances to the root zones of woodland open space shall be prohibited. Underground tunneling or directional boring of utilities is required to protect woodland root zones. 7. Woodland clearing shall not he permitted prior to Secondary Plat approval. 8. l'he determination of sight distance clearances along roadways shall be made graphically, not by clearing woodlands on-site prior to Secondary Plat approval. 7.73 Afforestation and Reforestation. The replacement of trees in the Naniral Open Space or tree preservation areas shall be determined on the Open Space Conservation Plan pursuant to the following: The base planting unit for Afforestation within or adjacent to Natural Open Space shall be for each five hundred (500) square feet and include: one (I) shade tree b. four (4) whips c. twelve (12) inch seedlings spaced on three (3) foot centers. 2. Where specimen trees, stands oftrees or woodlands within Natural Open Space or designated tree preservation zones have been irreparably damaged or illegally removed, a reforestation area shall be se[ aside, double in size oRhe damaged or cleared area, to be planted pursuant to the above standards for Afforestation. 3. A landscape bu ffer of native trees and shrubs is required adjacent to Woodland open space Chapter 7: Open Space Standards For Major Subdivisions 7-6 as amended per Z-3Jfi Summer 2UU2 v I ('ITV OrfARM EL R CL,\V TOt\'N$nIP SL'BDI~ ISION CONTROL ORDINa NCE areas that have been opened up due to land clearing activity. Planting shall occur per Exhibit C, Perimeter Buffering. 4. Tree species selected for replacement must be quality specimens and must be native [o North Central Indiana. Standards for transplanting can be found in the Carmel Tree Installation Specifications Manual. A site specific tree list will be provided to the City Arbori s[. 7.8 Standards For Agricultural Open Space. Agricultural Open Space shall be devoted to agricultural uses, including pastureland, or the raising of crops, and may include residences or facilities that are specifically needed to support an active, viable agricultural operation. Specifically excluded are commercial livestock opem[ions involving swine, poultry, mink, and other animals likely [o produce offensive odors. 7.8.1 The minimum land area for Agricultural Opcn Space shall be five (5) acres. 7.8.2 Pastureland is land reserved for horses that are solely for recreational purposes. 7.8.3 Agricultural Open Space may no[ consume more than one half (50%) of the SOSR. 7.9 Standards For Designed Open Space. Designed Open Space shall assume any one or more of the following forms; however, the Commission may consider and approve other forms not described in this section, pursuant to the criteria in Section 7.9. l l: 7.9.1 Squares. Syuares are areas designed as neighborhood focal points and/or minor destination points for sitting or strolling and located at the intersection of neighborhood streets. I. Squares shall be no greater than IQ000 square feet, with a minimum width of seventy-five (7S) feel 2. Streets shall bound squares on at least two (2) sides. Squares shall be improved with a combination of paved areas and landscaped areas, and should be furnished with benches, lighting, and other site details such as perennial gardens, shrub borders, birdbaths, and fountains. 7.9.2 Parks. Parks are open space areas designed specifically for, and equipped for, the play of small children. I. Parks shall have a minimum area of IQ000 square feet, with a minimum average width of ninety (90) feet. 2. One (I) point of access is required for each 25,000 square feet, up to a maximum of three (3) points of access. 3. Park areas should be fenced and may include an open shelter. 4. Parks should be interspersed within neighborhoods,a short walking distance from dwellings. 7.9.3 Greens. Greens are medium sized open space areas that are designed forunstnmhnedrecreationaluse. I. Greens shall be no less than 40,000 square feet in area, with a minimwn average width ofone Chapter 7: Open Space Standards For Major Subdivisions 7-7 as amended per Z-346 $wmner 2002 v ~ CITti OF Cd R.\IEL R CLAY TOWNSHIP SL'BDI\'I$ION CONTROL OkUW ANCE hundred fifty (ISO) feet. Greens shall be bound on three (3) sides by streets or house fagades. 79.4 Boulevards. Boulevards are linear open spaces located withinapublic or private street and consist of: I. a linear street median, at least ten (10) feet wide; 2. tree lawns along each side of the street, at least [en (10) feet wide, and planted in a formal manner with street trees located on consistent spacing; 3. parallel multi-purpose pathways along each side, or, amulti-purpose pathway along one side, and a sidewalk along the other. The minimum width for multi-purpose paths shall be ten (10) feet. 7.9.5 Greenbelts. Greenbelts are located along the perimeter of a neighborhood and adjacent to arterial streets or parkways. Greenbelts may be left natural or developed to provide for recreation opportunities. Minimum width one hundred (100) feet. 7.9.6 Plantine Strins. Planting Strips are spaces required per Sec(ron 6.3.19 of[he Subdivision Regulations, and may contribute up to fifteen percent (1 S%) of the SOSR. 7.9.7 Trails. Whenasubdivision istraversed by or abutsaproposed or existing dedicated trail ora Special Opportunity Corridor, the applicant shall provide for its development and continuation, consistent with the maps and policies of[he Comprehensive Plan and its Alternative Transportation System map, and per the construction and design specifications of the City of Carmel; I. If located outside ofthe street right-o f--way, and upon private ground, the trail shall be placed within a conservation easement, a minimum ofthilTy (,0) feet in width. 9~he language of the conservation easement shall be [o the satisfaction of the Commisvon upon recommendation of the Commission attorney. 2. No trail shall be designed with the intent to accommodate motorized vehicles. 7.9.8 Paths. Paths shall generally be located within the undivided (common) Open Space lands. In situations where paths must cross portions ofhouse lots or conservancy lots, a permanent conservation and common access easement shall protect them. The minimum width for the easement shall be fifteen (IS) feet and shall have a length [o width ratio of 10:1. Paths shall be paved with an all weather surface, (eg. compacted stone, or hardwood mulch, or asphalQ not less than four (4) inches in depth, upon a compacted subgrade, and a minimum of five (S) feet in width. 7.9.9 Golf Courses. Golf Courses, excluding associated driving ranges or miniature golf Facilities, may comprise up to half(SO%) of the SOSR. flowever, lands devoted to parking areas, clubhouses, and any other Assessory Structures shall not count toward the SOSR. 7.9.10 Ponds. Storm water management ponds that are designed, landscaped, and available for use as an integral part of a subdivision's open space network may be counted toward a portion oFthe SOSR, based on a percentage equal to that portion of a pond's perimeter which is not bounded by lots (e.g. thirty percent (30%) bounded by lots, seventy percent (70%) Open Space). 7.9.1 I The Commission may approve other forms of Design Open Space if a proposed open space meets the Chapter 7: Open Space Standards For Nl ajor Subdivisions 7-R as amended per L-346 Sununcr 20112 ~ I l xy ~ CITI" OF CARM1IEL R CLAY TOU'NSHIY sURDIVISION CONTROL Oh DIN ONCE following criteria I. II is designed as a neighborhood focal point. 2. It is designed for people, and with one or more specialized functions, such as a sitting or gathering place; tot lot or playground; an area for court games, or a rogue or croquet field. 3. 1[ meets the general description of Designed Open Space found in Section 7 3. D. 4. I[ meets [he General Standards for Open Space, Section 7. a. 7.10 Standards For Conservancv Lots. Conservancy Lots may be used where applicants opt to develop portions oftheir property at very low densities and offer to place a restrictive conservation easement preventing future subdivision of the newly created parcels. ZlO.I Conservancy Lots shall be a minimum of five (5) acres. 7.102 Minimum front yards for Conservancy Lots: Primary Structures: two hundred (200) feet from right-o f--way 2. Accessory Structures: two hundred twenty-five (22S) feet from right-o f--way. 7.103 Up [o fifty percent (50%) of each Conservancy Lot may contribute to the OSP. 7.10.4 Conservancy Lots may contribute up to fifty percent (SO%) of the overall SOSR. ZI I Permanent Protection Through Conservation Easements. 7.1 I.I Subdivision open space shall be subject to permanent conservation easements prohibiting future development and defining the range of permitted activities. 7.1 1.2 The Commission shall review all proposed easements and shall accept them provided their wording accomplishes the purposes of this Ordinance and is consistent with the Comprehensive Plan. 7.12 Ownership of Open Space and Common Facilities. 7.12.1 Ownershin Options. The methods below may be used, either individually or in combination, to own common Facilities; however, project open space which is contiguous [o an existing public park or [rail (linear park) or contiguous to an area identified as a park (or trail) on the Park Master Plan shall be initially offered for dedication to, or purchase by, the Cannel Clay Township Board of Parks and Recreation. 7.122 Open space shall not be transferred to another entity except for transfer to another method of ownership permitted under this section, and then only when there is no change in the common facilities or in the open space ratio of the overall development. Ownership methods' shall conform to the following: Fee Simple Sale or Dedication to the Park Board The Park Board may, but shall no[ be required ro, purchase or accept the dedication of any portion of the common facilities. Chapter 7: Open Space Standards For Major Subdivisions 7.9 as amended per Z-346 Sununer'_InJ2 ~ I .~ , , ; C1Tl' OF Cd RrvIEL & CLe 1' "rOIVNSHIP SUHDIb'610N CONTROL ORDIN INCE 2. Condominium Association. Common facilities may be controlled through the use of condominium agreements. All open land and common facilities shall be held as common element. 3. Flomeowners' Association. Common facilities may be held in common ownership by a homeowners' association, subject to any of the provisions for homeowners' associations set Forth in the Zoning Ordinance. In addition, [he following regulations shall be met: a. The applicant shall providethe Commission adescriplion ofthe organization of the proposed association, including its by-laws, and all documents governing ownership, maintenance, and use restrictions for common facilities. b. The proposed association shall be established by the owner or applicant and shall be operating (with financial subsidization by the owner or applicant, if necessary) before the sale of any dwelling units in the development. c. Membership in the association shall be automatic (mandatory) for all purchasers of dwelling units therein and [heir successors in title. d. The association shall be responsible for maintenance and insurance of common facilities. e. The by-laws shall confer legal authority on the association to place a lien on the real property of any member who falls delinquent is his dues- Such dues shall be paid with the accrued interest before the lien may be liked. E Written notice of any proposed transfer of common facilities by the association or the assumption of maintenance for common facilities must be given to al I members of the association. 'fhe association shall have adequate staffto administer, maintain, and operate such common facilities. Private Conservation Oreanizmion. With permission of [he Commission, an owner may transfer either fee simple title of the open space or easements on [he open space to a private non-profit conservation organization provided that: a. The conservation organization is acceptable to the Commission and is a bonafide conservation organization intended to exist indefinitely; b. The conveyance contains appropriate provisions for proper reversion or rctransfer in the event that the organization becomes unwilling or unable [o continue carrying out its functions. c. The open space is permanently restricted from future development through a conservation easement and the Director is given the ability [o enforce these restrictions; and d. A maintenance agreement acceptable to the Commission is established between the owner and the organization. S. Dedication of Easements to the Park Board. The Park Doard may, but shall not be required to, accept easements for public use of any portion of the common land or facilities. In such Chapter 7: Open Space Standards For Major Subdivisions ~-In as amended per Z-3d6 tiuminer'_U(P_ v l ]-0 f Crr~' OF CA RAIEL 3 Cf.A1 TON'NSHIV SH6DI\ ~SION COM'ROL ORDIN9NCE cases, the facility remains in the ownership of the condominium association, homeowners' association, or private conservation organization. In additioq the following regulations shall apply: Any such easements for public use shall be accessible to the general public. b. A satisfactory maintenance agreement shall be-reached between the owner and the Park Board. 6. Non-Common Private Ownershio(Conservancv Lots 1. Up to fifty (50)percentofthe SOSR may be included within one or more large "conservancy lots" of at least three (3) acres, provided: a. A maximum of 75%of each lot area may be applied [o the SOSR; b. the open space is permanently restricted from Future development; c. the Director is given the ability to enforce these restrictions. 7.13 Maintenance. Unless otherwise agreed to by the Plan Commission, the cost and responsibility of open space land shall be borne by [he property owner, condominium association, homeowners' association, or a conservation organization. 7.14 Modifications. 7.14.1 The Commission may, aftera public hearing, permitthe madificationofthe provisions of this Chapter. However, in terms of modifying any dimensional requirement (lot area, width, setbacks, etc.), such modification may not be greater than thirty-five percent (35%). 7.14.2 Any approval to permit such a modification shall be subject to [he following criteria: The proposal shall be in harmony with the purposes and the land-use standards contained in this Chapter, 2. The proposal shall enhance the subdivision plan, the central core area, the streetscapes, and the neighborhoods, or at least not be arty less desirable than the plan that could he created in conformance with this Chapter; 3. The proposal shall not produce lots or street systems that would be impractical or detract from the appearance of the subdivision plan, and shall not adversely affect emergency vehicle access or deprive adjoining noncommercial properties of adequate light and air. 4. The applicant shall demonstrate that the proposed modifcations will produce equal or better results, from the Commission's perspective, and represent the minimum modification necessary. 7.14.3 I f the Commission determines that the applicant has met his/her burden, it may grant a modification oC the requirements of this article. In granting modifications, the Commission may impose such conditions that will, in itsjudgment, secure the objectives and purposes of this Chapter. Chapter T Open Space Standards For Major Subdivisions 7-II as amended per Z-316 Sum mer 300? vl • ! ) 1 Crrl Or C.\Rp1EL lCLiY TO WN$HIC SU aUIY610N CONTROL ORDINANCE EXHI6IT A OPEN SPACE SCHEDULE SUBDIVISION NAME: I . 2. 3. 4. 5. 6. 7. 8. SITE ACREAGE f ZONE DISTRICT MINIMUM OPEN SPACE REQUIREMENT (SOSR) OPEN SPACE PROVIDED (OSP) PRIMARY CONSERVATION AREAS ^ Well-head Protection Area ^ FEMA/IDNR 100 year Flood Fringe ^ White River Corridor ^ Steep slopes (10%) ^ Mature Woodland ^ Special Opportunity Corridor(identify) ^ Other NATURAL OPEN SPACE PROVIDED AGRICULTURAL OPEN SPACE DESIGNED OPEN SPACF_ ^ Square ^ Parks ^ Boulevard ^ Greenbelt ^ Trails ^ Golf Courses ^ Other / acres / acres / acres ^ Green ^ Paths ^ Pond (see below) 9. CONSERVANCY LOTS no. lots acres 10. PONDS total measured perimeter (in linear feet) Lf. [otalrneasured accessible perimeter (not bounded) Lf. Chapter 7: Open Space Standards For Major Subdivisions 7- 12 as amended per Z-3~6 Summer IUU2 c I / acres / acres ^ FEMA/IDNK 100 year Floodway ^ Wetlands (>I/4 acJ ^ Scrub Woodland ^ Young Woodland ^ Historic Structures/Sites .~ ; CIT\' OF CAR~tEL R CLiY' IONNSHIF SUEDI I'ISION COi~TROL ORDI~V {NCE EXHI6IT B OPEN SPACE CONSERVATION PLAN PREPARATION GUIDELINES A. The Open Space Conservation Plan shall be submitted as a map and written report, and made a part of the Primary Pla[ application. 1. The Open Space Conservation Map shall be a 24" x 36" plan, and include the following: a. Title block, north arrow and scale; b. name of project and date of preparation; name of preparer, contact information; c. project boundary, including all adjoining parcels within six hundred (600) feet; d. existing roads, buildings, utilities and natural features; e. delineation of all Open Space Priority Areas (Section 7.5); f. delineation of woodland classification areas (Section 7.5.E including edges and sampling points; g. proposed roads, lots, storm water management facilities, community buildings and utilities; h. proposed project open space and common areas; i. written project construction sequence summary. 2. The Map shall also identify and describe the construction techniques and conservation practices that will protect open space areas during construction of the project, B. The Open Space Conservation Report shall be bound, 8. S' x I I" format, addressing the following areas: I. General Project Information: a. The name of project and date of preparation; b. The name of preparer, contact information; c. A completed Open Space Schedule form; d. A site context plan (I I" x 17"), scale and north arrow and title block, and showing the site boundary, existing roads, proposed road and lot layout, storm water managernen[ Facilities, location of Open Space Priority Areas, location of project open space. Z. Oven Snace: a. A written, itemized description of all Open Space Priority Conservation Areas; b. Written descriptions of other proposed project open spaces: Chapter 7: Open Space Standards Por Major Subdivisions 7-13 as amended per L346 $uminer X003 v l n ~. > ~ - ^TV OF CARMEL 8 CLAV TOW'NS41iP SUnDI\ I$ION CONTROL ORDIf.'ANCE c. Written and photographic description of the composition and conditions and review of woodland evaluation cntena; d. Written and graphic description of afforestation and/or reforestation plans. 3. Maintenance and Operation Plan: a. An estimate of staffing needs; b. Insurance requirements; c. Define the means for funding the operation and maintenance costs of the project open space and any common facilities on an on-going basis. Such funding plan shall include the means for funding long-term capital improvements as well as regular yearly operating and maintenance costs; d. Plans for regular and periodic operation and maintenance responsibilities for the various categories and types of open space. 1~ `~ Chapter 7: Open Space Standards For Major Subdivisions 7-14 as amended per Z3A6 sfll~l„~rzou~ ~i N 1, ~ y CITY OF C,{RU F.L R CLAY TO\4'NSFIIV SL'a DI CISION CON I ROI. ORDINANCE CHAPTER 7: OPEN SPACE STANDARDS FOR MAJOR SUBDIVISIONS A~'IENDMENT LOG Ordinance No. Docket No_ Council Approval Effective Date Sections Affected Z-346 • Chapter 7: Open Space Standards For Nlajor Subdivisions LIS as amended per "L-3-16 Suminer'_ll(i>_ v 1 • • • CONNECTIVITY EXHIBIT SiacppeEwe+tfi. d Qenucu+tce, Inc.