HomeMy WebLinkAboutPacket
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I,
Lon Rid e Estat s
Submitted By: Pittman Partners, Ine
Submitted To: Carmel Plan Commission
1
1
I
1
I
I
1
I
I
I
I
I
I
I
I
I
I
I
1
Long Ridge Estates
CARMEL, INDIANA
Submitted By:
Pittman Partners, Inc.
Carmel, IN 46082
Project Land Planners:
Kevin K. Parsons & Associates, Inc.
Project Engineer:
Stoeppelwerth & Associates, Inc.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I. Development Report
II. Utility Summary
III. Primary Plat Application
IV. Subdivision Regulation Waiver Request Application
V. Site Location Map
VI. Aerial Photo
VII. Primary Plat Plan
VIII. Site Development Plan
IX. Site Plan with Lacrosse/Soccer Field Exhibit
X. Lacrosse/Soccer Field Exhibit
XI. Connectivity Exhibit
XII. Residential Open Space Ordinance
XIII. Carmel Dad's Club
I
I
1
1
I
Pittman Partners is proposing to develop approximately 127.568 acres of property into a residential
subdivision known as Long Ridge Estates. This parcel is irregular in shape and is located adj acent to and
west ofShelbome Road, east of and adjacent to West Road, south of and adjacent to 141 st Street, and north
of and adjacent to a Ryland Homes community known as Claybourne.
I
I
As planned, this neighborhood will provide 180 single-family homes. These homes win be built by Pulte
Homes and will be similar to Long Branch Estates located at 116th Street and Shelborne Road. All open
spaces will be heavily landscaped, creating privacy which will complement the architecture of the homes
while at the same time creating bufferyards for adjacent property owners. Entry ways and pelimeter road
treatments will provide for a fonnal entry. In addition, Long Ridge Estates will provide for a system of
sidewalks and trails throughout the community. This will achieve a goal of providing pedestrian access to
all adjacent property owners and the proposed sport parks at Stanford Park and Long Ridge Estates.
I
I
I
I
As part of this project, PittInan Partners is requesting a subdivision regulation waiver to allow additional
density to help fund a new and Inuch needed Lacrosse/Soccer Park for the Cannel Dads Club. This park is
south ot: and adjacent to Long Ridge Estates and east of and adjacent to Shelborne Road. This park will
consist of 3 regulation size fields and a parking lot.
I
I
The developer, project land planner/landscape architect, and the civil engineering finn were given the task
of laying out and designing a property that was subject to many challenges and opportunities. The property
is adjacent to residential neighborhoods and large residential parcels. The result of this effort is a well
planned neighborhood along with a cOlnmunity asset Inulti-sport sports park for the Calmel Dad's Club.
This asset will benefit the entire community.
I
I
I
As the developer, we are providing uses that are complilnentary to the sun40unding uses and do not detract
ITom these areas. In addition, landscaping, lighting, signage and special architectural treatInents will make
Long Ridge Estates a development that not only blends in well with the surrounding area but also
cOlnplements the area as well.
I
I
I
I
I
I
1
Water System
I
The water supply will be provided by the City ofCalmel by connection to an existing water main.
I
Sanitary Sewer System
Sanitary sewer service WIll be provided by Clay Township Regional Waste Distlict.
I
Storm Drainaee System
I
Drainage system will consist of a system of storm sewers \vhich will convey storm water runofffi40m inlets
located in the streets and rear yards to a connected stonn water detention pond. This system will outlet
stonn runoff at controlled rates.
I
Electric
The electric service for this develoPlnent will be provided by Cinergy/PSI.
I
Gas
The natural gas service for this development will be provided by Vectren.
I
Telephone
I
The telephone service for this development will be provided by SBC/ Ameritech.
Cable TV
I
The cable service for this development will be provided by Brighthouse.
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
APPLICATION FOR
PRIMARY PLAT (OR REPLAT)
Fee: $700.00 plus $35.00 per lot ($560.00)
DATE: June 18, 2004
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 applic?ble 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
Phone No. (317) 580-9693
Address of Applicant: 370 Sanner Court, Indianapolis, Indiana 42960
Name of Owner: Pittman Partners
Name of Subdivision: LongRidge Estates
Phone No. (317) 580-9693
Legal Description: (To by typewritten on separate sheet and attached)
Area (in acres): 127.568 Number of Lots: 180 Length (in mires) of new
streets to be dedicated to public use: 2.59
Surveyor certifying plat: Dennis D. Olmstead
Address: 9940 Allisonville Road, Fishers, Indiana 46038 Phone No. (317) 849-5935
********************************************************** STATE 0 FIN D (ANA CO U NTY 0 F
Hamilton , SS: I
The undersigned having been duly sworn, pon oath says that the above information
is true and correct as he or she is informed n lieves.
P. t Steve Pittman
nn :
SIGNATURE OF APPLICAN~
Subscribed and sworn to before me this 18th
day of June
~llIllllll
\\~ 8 II
Mary E. Bredlp'a.'t E.. R12()'/J'~
. ~ N" ...0....... ~ _ ~
, - ~ .. e. a~ '
~ ~'... .... c:::-- f
********************************************************************** Sf I ~()")\f1" \
5.1.10 Application for Primary Plat. Two (2) copies. or more if necessary, of the priri:try~lat a'nd- i
of the construction plans together with supporting documents shall be submitt~d to the Direct>r ~ SEAL .:
Curren~ Planning w~t~ this applic~tion. These lans to be distributed to all Technical Adv'iS ....................~~ ~
Committee authorities by: applicant. ~I.?'li'o~ ~~~,,,
~"'I' ',1 "'\\\~-
My Commission Expires: September 9, 2006
FEE: Received by:
s: \plan comm \a ppl i ctn . pc\pri m pi at. a px
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
LEGAL DESCRIPTION
A part of the Southeast and the Southwest Quarter of Section 19, Township 18 North,
Range 3 East, Clay Township, Hamilton County, Indiana, being more particularly
described as follows:
Beginning at the Southeast corner of said Southeast Quarter; thence South 89 degrees
56 minutes 31 seconds West along the South line of said Southeast Quarter 2,625.30
feet to the Southwest corner of said Southeast Quarter; thence North 00 degrees 01
minutes 01 seconds West along the West line of said Southeast Quarter 773.68 feet;
thence South 89 degrees 54 minutes 54 seconds West 1,314.88 feet to the West line of
the East Half of said Southwest Quarter; thence North 00 degrees 01 minutes 09
seconds West along said West line 1,841.92 feet to the Northwest corner of the East
Half of said Southwest Quarter; thence North 89 degrees 45 minutes 15 seconds East
along the North line of said Half Quarter Section 1,314.96 feet to the Northeast comer
of said Southwest Quarter; thence South 00 degrees 01 minutes 01 seconds West along
the East line of said Southwest Quarter 1,309.65 feet to the Northwest corner of the
South Half of said Southeast Quarter; thence North 89 degrees 51 minutes 09 seconds
East along the North line of said Half Quarter Section 1,529.82 feet; thence South 00
degrees 48 minutes 47 seconds West 256.68 feet; thence North 89 degrees 47 minutes
36 seconds East 1,100.34 feet to the East line of said Southeast Quarter; thence South
00 degrees 02 minutes 40 seconds West along said East line 1,058.24 feet to the place
of beginning, containing 127.568 acres, more or less, subject to all legal highways,
rights-of-ways, easements, and restrictions of record.
S:\4 7 425\LEGAL \PREL-PLA T .rtf
June 16,2004
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
SUBDIVISION REGULATION WAIVER
REQUEST APPLICATION
(Submit two (2) copies)
Fee: $655.00 plus $72.50 for each additional waiver request
Dennis D. Olmstead
Contact Person: Stoeppelwerth & Associates, Inc. Telephone No. (317) 849-5935
Fax No. (317) 849-5942
Address:" 9940 Allisonville Road, Fishers, Indiana 46038
PROJECT NAME: LongRidge Estates
PROJECT ADDRESS:
APPLICANT NAME: Steve Pittman
ADDRESS: 370 Sanner Court, Indianapolis, Indiana 42960
TELEPHONE: (317) 580-9693
FAX: (317) 580-9786
Section (Section NUlnber, Page, Item) of Subdivision Regulations for which variance is being
requested:
Chapter 7 - Open Space Standards for Ma.ior Subdivisions
State explanation of why variance is being requested:
Help fund construction of State of the Art Lacrosse Park adjacent to LongRidge Estates
for the Carmel Dad's Club.
State reasons supporting variance request:
Carmel 2020. Comprehensive Plan emphasizes Carmel Dad's Club as a Community Asset.
Present zoning: 8-1
,-<Z;t.d
Signature of Property Ovvner
NOTE: THIS APPLICATION MUST BE SUBMITTED AT THE TWE OF THE PRlMARY
PLAT APPLICATION. VARIANCE REQUEST MUST BE INCLUDED WITH THE PUBLIC
NOTICE FOR THE PRWARY PLAT.
$
APPLICATION FEE
\'Ir>-~~~\'<
t....,,,,,,_,.,,,,
";
"'>\-GI"'-~
\c;
"':11.
<:)
a:
w
z
a:
::>
o
'"
....
~
rn
rn
136TH
w
'\
I
f
\~
1
1
1
\
\
,",Str"~A;TIIE,WSA
I
I
CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE
1
CARMEL/CLAY SUBDIVISION CONTROL ORDINANCE
CHAPTER 7: OPEN SPACE STANDARDS FOR MAJOR SUBDIVISIONS (ROSO III)
I
7.0 Subdivision Open Space Design.
7.1 Subdivision Base Density.
7.2 Subdivision - Density Incentive.
7.3 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.
7.11 Permanent Protection Through Conservation Easements.
7.12 Ownership of Open Space and Common Facilities.
7.13 Maintenance.
7.14 Modifications.
EXHIBIT A: Open Space Schedule.
EXHIBIT B: Open Space Conservation Plan Preparation Guidelines.
I
I
I
I
I
I
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 well 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.
,I
I
To encourage the maximum amount of open space within subdivisions, the ordinance allows for smaller lots,
and reduced yard areas. The ordinance also allows for a density increase bonus when minimum requirements
for open space are exceeded.
1
7.0
Subdivision Open Space Design.
I
7.0.1
Major Subdivisions with community water and community sewer that meets the Standard Open Space
Requirement (SOSR) set forth in Section 7.1 shall be exempt from the area, yard, width, and coverage
standards set forth in Sections 5.4.2,5.4.3,6.4.2, 6.4.3, 7.4.2, 7.4.3,8.4.2,8.4.3,9.4.2, 9.4.3, 10.5.2,
and 10.5.3 of the Zoning Ordinance, however, the minimum distance between dwellings shall be six
(6) feet.
I
7.0.2 Minor subdivisions shall be exempt from the requirements of this Chapter.
I
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.
1
I
Chapter 7: Open Space Standards For Major Subdivisions
7-1
as amended per Z-346
Summer 2002 vI
I
I
I
CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE
7.1
Subdivision Base Density.
I
The base density permitted for new subdivisions is set forth below. The percentages in the following table refer
to the percentage of a subdivision's gross site acreage which must be devoted to open space as defined in this
Chapter:
I
I
RESIDENCE STANDARD BASE DENSITY
DISTRICT OPEN SPACE FOR QUALIFYING
(PER ZONING REQUIREMENT SUBDIVISION
ORDINANCE) (SOSR) (Lots/Acre)
S-1 Residential Estate 15% 1.0
S-1 Very Low Intensity 15% 1.3
S-1 Low Intensity 20% 1.8
S-2 20% 2.4
R-1 20% 2.9
R-2 20% 3.9
R-3 25% 5.0
R-4 25% 8.0
R-5 25% 12.0
I
I
I
7.2
Subdivision - Density Incentive.
I
The gross base density ( units/acre) of a subdivision may be increased above the permitted base density, set forth
in Section 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 the percentage of the site acreage that is devoted to open space. Expressed
mathematically: PD = BD x (1 + 1.5(OSP - SOSR))
I
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
1
I
7.3
Open Space Schedule.
1
Together with the primary plat application, the applicant must submit an Open Space Schedule, noting the Open
Space categories used and acreage of each. (Exhibit A.). Subdivision open space is divided into four (4)
categories: Natural Open Space, Agricultural Open Space, Conservancy Lots, and Designed Open Space.
7.3.1 Natural Open Space. (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
1.
for the purpose of passive neighborhood recreational use;
I
2.
to protect scenic views; or
3.
to minimize views of new development from existing roads.
I
7.3.2 AGRICUL TURALOPEN SPACE (See Section 7.8). Agricultural Open Space includes all land areas
set aside for agricultural uses, including pastureland.
1
7.3.3 CONSERVANCY LOTS (See Section 7.10). Conservancy Lots are intended to be used primarily as
large lot residential uses which serve as a buffer and/or transition to pockets of low intensity, very low
intensity ,and residential estate subdivisions.
I
Chapter 7: Open Space Standards For Major Subdivisions
7-2
as amended per Z-346
Summer 2002 vI
1
I
I
CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE
7.3.4
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:
I
1. for passive or active recreational use within neighborhood areas;
I
2.
To enhance views of new houses from existing roads;
3. To act as neighborhood focal points.
I
7.4
General Standards For Open Space.
I
All subdivision open space that 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.
1
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.
I
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.
I
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.
I
7.4.5 Open space shall be undivided by streets or alleys, except where necessary for proper traffic
circulation.
I
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 structures 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.
I
7.4.7 There shall be submitted an Open Space Conservation Plan as part of the Primary Plat application. The
Open Space Conservation Plan shall address the intended use of project open space, and shall comply
with the Commission Open Space Conservation Plan Guidelines (Exhibit B).
I
I
7.5
Open Space Priority Areas.
Open Space Priority Areas shall be protected to the extent indicated below, and may be utilized as project open
space:
I
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.
I
7.5.2 The complete seal ing of all lakes, ponds, or other water impoundment of any kind located within the
one-year time of travel for any existing public wellhead. No lakes, ponds or other water impoundment
of any kind shall be allowed within the two hundred-foot (200') radius of a public wellhead.
I
7.5.3 The proposed subdivision of any tract shall be designed to cause the least practicable disturbance to
I
Chapter 7: Open Space Standards For Major Subdivisions
7-3
as amended per Z-346
Summer 2002 vI
I
I
I
CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE
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 Carmel/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
Carmel/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 linear trail system shall
be a requirement for all new subdivisions directly impacted/encumbered by Special Opportunity
Corridors.
I
7.5.4
I
I
1
7.5.5
I
I
7.5.6
I
I
7.5.7
I
I
I
I
I
I
natural infiltration and percolation of precipitation to the groundwater table, through careful planning
of vegetation and land disturbance activities, and the placement of streets, buildings and impervious
surfaces.
All FEMA and IDNR 100- Year Floodwav and Floodwav Fringe Areas shall be preserved in their
entirety, however;
1. 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, filling of earth or removal of native vegetation within 1 OO-year floodway fringe
areas shall be prohibited, except as may be required by the Hamilton County Drainage Board,
or Carmel Board of Public Works and Safety.
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 may occur,
however, pursuant to a mitigation plan approved by the Indiana Department of Environmental
Management and the Commission.
The White River Greenwav. The White River is this community's most significant natural and cultural
resource. An Open Space Priority Area in the form ofa one 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 to the White River. This buffer
strip serves to help maintain or improve water and habitat quality along the River's length through
Clay Township.
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
of their resource values, all Mature Woodlands'l Young Woodlands'l and Scrub Woodlands on any tract
proposed for subdivision shall be evaluated by the applicant and the Commission to determine the
extent to which they shall be designated, partly or entirely, as Open Space as determined below.
Evaluation criteria and protection for woodlands are found in Section 7. 7:
1.
No more than fifteen percent (15%) of lands occupied, as of December 1, 1998, by Mature
Woodlands shall be cleared.
2.
No more than thirty percent (30%) of lands occupied, as of December 1, 1998, by Young
Woodlands shall be cleared.
3.
No more than fifty percent (50%) of lands occupied, as of December 1, 1998, by Scrub
Woodlands shall be cleared.
I
7.5.9 Historic Structures and Sites shall be preserved as provided below. Many of the community's historic
structures and sites (resources) have been extensively researched and remain intact. For purposes of
I
I
Chapter 7: Open Space Standards For Major Subdivisions
7-4
as amended per Z-346
S mIDner 2002 vI
I
I
CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE
I
I
I
I
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.
1.
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 to 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.
1
7.6.1
The following represent minimum standards to reduce adverse impacts on Natural Open Space.
I
7.6.2
I
I
7.6.3
I
I
Natural Open Space consists of any Open Space Priority Area (Section 7.5). Natural Open Space
Areas are generally the preferred fonn of project open space, opportunities for Natural Open Space
should be exhausted prior to implementation of other open space types.
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.
Unless otherwise approved by the Commission, each Natural Open Space area must:
1. Be a minimum area of one-half acre;
2.
Have a minimum width of seventy-five (75) feet, and
3.
Have at least two (2) points of access
7.7
Woodland Evaluation.
I
The evaluation of the tract's woodlands shall be undertaken by an arborist, landscape architect, horticulturist or
another qualified professional, acceptable to the Director. This evaluation shall be submitted as a written report,
included with and supplemental to the Open Space Conservation Plan.
I
7.7.1
I
I
I
Evaluation of Trees. 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:
1.
A life expectancy of greater than ten (10) years.
2.
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.
5.
No major insect or pathological problem.
I
I
Chapter 7: Open Space Standards For Major Subdivisions
7-5
as amended per Z-346
Summer 2002 vI
I
I
CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONfROL ORDINANCE
I
7.7.2
I
I
I
I
I
I
I
I
I
7.7.3
I
I
I
I
I
Woodland Protection Practices. Protecting the root zone is the most critical factor in tree preservation
throughout the development process. Disturbance within this area directly affects tree survival. To
protect root zones, the following standards apply:
1.
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 of the tree(s) plus a five-foot wide protective
buffer.
"')
-'.
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 to 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 to tree preservation zones shall be mulched to 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 be permitted prior to Secondary Plat approval.
8.
The determination of sight distance clearances along roadways shall be made graphically, not
by clearing woodlands on-site prior to Secondary Plat approval.
Afforestation and Reforestation. The replacement of trees in the Natural Open Space or tree
preservation areas shall be determined on the Open Space Conservation Plan pursuant to the
following:
1. The base planting unit for Afforestation within or adjacent to Natural Open Space shall be for
each five hundred (500) square feet and include:
a.
one (1) shade tree
b. four (4) whips
c.
twelve (12) inch seedlings spaced on three (3) foot centers.
2.
Where specimen trees, stands of trees or woodlands within Natural Open Space or designated
tree preservation zones have been irreparably damaged or illegally removed, a reforestation
area shall be set aside, double in size of the damaged or cleared area, to be planted pursuant
to the above standards for Afforestation.
3.
A landscape buffer of native trees and shrubs is required adjacent to Woodland open space
I
I
Chapter 7: Open Space Standards For Major Subdivisions
7-6
as amended per Z-346
Summer 2002 vI
I
I
CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE
I
I
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 to North
Central Indiana. Standards for transplanting can be found in the Carmel Tree Instal] ation
Specifications Manual. A site specific tree list will be provided to the City Arborist.
7.8
Standards For Agricultural Open Space.
I
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 operations involving swine, poultry, mink, and other
animals likely to produce offensive odors.
I
I
7.8.2
7.8.1 The minimum land area for Agricultural Open Space shall be five (5) acres.
Pastureland is land reserved for horses that are solely for recreational purposes.
7.8.3 Agricultural Open Space may not consume more than one half (50%) of the SOSR.
I
7.9
Standards For Designed Open Space.
I
Designed Open Space shall assume anyone 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 7.9.11:
I
7.9.1
I
I
I
7.9.2
I
I
I
Squares. Squares are areas designed as neighborhood focal points and/or minor destination points for
sitting or strolling and located at the intersection of neighborhood streets.
1.
Squares shall be no greater than 10,000 square feet, with a minimum width of seventy-five
(75) feet.
2.
Streets shall bound squares on at least two (2) sides.
3.
Squares shaH 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.
Parks. Parks are open space areas designed specifically for, and equipped for, the play of small
children.
1.
Parks shall have a minimum area of 10,000 square feet, with a minimum average width of
ninety (90) feet.
2.
One (1) 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 for unstructured recreational use.
1.
Greens shall be no less than 40,000 square feet in area, with a minimum average width of one
I
I
I
Chapter 7: Open Space Standards For Major Subdivisions
7-7
as amended per Z-346
Summer 2002 vI
I
I
CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE
hundred fifty (150) feet.
I
2.
Greens shall be bound on three (3) sides by streets or house fac;ades.
7.9.4 Boulevards. Boulevards are linear open spaces located within a public or private street and consist of:
I
I
I
1.
a linear street median, at least ten (10) feet wide;
2.
tree lawns along each side of the street, at least ten (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, a multi-purpose pathway along one side,
and a sidewalk along the other. The minimum width for multi-purpose paths shall be ten (10)
feet.
I
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.
I
7.9.6 Planting Strips. Planting Strips are spaces required per Section 6.3.19 of the Subdivision Regulations,
and may contribute up to fifteen percent (15%) of the SOSR.
I
7.9.7 Trails. When a subdivision is traversed by or abuts a proposed or existing dedicated trail or a Special
Opportunity Corridor, the applicant shall provide for its development and continuation, consistent with
the maps and policies of the Comprehensive Plan and its Alternative Transportation System map, and
per the construction and design specifications of the City of Carmel;
I
I
7.9.8
I
I
I
1.
Iflocated outside of the street right-of-way, and upon private ground, the trail shall be placed
within a conservation easement, a minimum of thirty (30) feet in width. The language of the
conservation easement shall be to the satisfaction of the Commission upon recommendation
of the Commission attorney.
2.
No trail shall be designed with the intent to accommodate motorized vehicles.
Paths. Paths shall generally be located within the undivided (common) Open Space lands. In
situations where paths must cross portions of house lots or conservancy lots, a permanent conservation
and common access easement shall protect them.
1.
The minimum width for the easement shall be fifteen (15) feet and shall have a length to
width ratio of 10: 1.
2.
Paths shall be paved with an all weather surface, (e.g. compacted stone, or hardwood mulch,
or asphalt) not less than four (4) inches in depth, upon a compacted subgrade, and a
minimum of five (5) feet in width.
I
7.9.9 Golf Courses. Golf Courses, excluding associated driving ranges or miniature golf facilities, may
comprise up to half(50%) of the SOSR. However, lands devoted to parking areas, clubhouses, and any
other Assessory Structures shall not count toward the SOSR.
I
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 of the 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).
I
7.9.11 The Commission may approve other forms of Design Open Space if a proposed open space meets the
I
I
Chapter 7: Open Space Standards For Major Subdivisions
7-8
as amended per Z-346
Summer 2002 vI
I
I
CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE
following criteria:
I
1.
It 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 roque or croquet field.
I
~
..).
It meets the general description of Designed Open Space found in Section 7.3.D.
I
4.
It meets the General Standards for Open Space, Section 7.4.
7.10
Standards For Conservancy Lots.
I
Conservancy Lots may be used where applicants opt to develop portions of their property at very low densities
and offer to place a restrictive conservation easement preventing future subdivision of the newly created
parcels.
I
7.10.1 Conservancy Lots shall be a minimum of. five (5) acres.
I
7.10.2
Minimum front yards for Conservancy Lots:
1.
Primary Structures:
two hundred (200) feet from right-of-way
I
2.
Accessory Structures:
two hundred twenty-five (225) feet from right-of-way.
7.10.3
Up to fifty percent (50%) of each Conservancy Lot may contribute to the asp.
I
7.10.4
Conservancy Lots may contribute up to fifty percent (50%) of the overall SOSR.
I
7.11
Permanent Protection Through Conservation Easements.
7.11.1 Subdivision open space shaH be subject to permanent conservation easements prohibiting future
development and defining the range of permitted activities.
I
7.11.2 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.
I
7.12
Ownership of Open Space and Common Facilities.
I
7.12.1 Ownership Options. The methods below may be used, either individuaIly or in combination, to own
common facilities; however, project open space which is contiguous to an existing public park or trail
(linear park) or contiguous to an area identified as a park (or trail) on the Park Master Plan shall be
initiaIly offered for dedication to, or purchase by, the Carmel Clay Township Board of Parks and
Recreation.
I
I
7.12.2 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:
I
1.
Fee Simple Sale or Dedication to the Park Board. The Park Board may, but shall not be
required to, purchase or accept the dedication of any portion of the common facilities.
I
Chapter 7: Open Space Standards For Major Subdivisions
7-9
as amended per Z-346
Summer 2002 vI
I
I
I
CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE
2.
I
I
...,
.,).
I
I
I
I
I
I
I
I
4.
I
I
I
I
I
5.
Dedication of Easements to the Park Board. The Park Board may, but shall not be required
to, accept easements for public use of any portion of the common land or facilities. In such
I
I
Condominium Association. Common faci1ities may be controlled through the use of
condominium agreements. All open land and common facilities shall be held as common
element.
Homeowners' 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, the following regulations shall be met:
a.
The applicant shall provide the Commission a description of the 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 their 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 lifted.
f.
Written notice of any proposed transfer of common facilities by the association or
the assumption of maintenance for common facilities must be given to all members
of the association.
g.
The association shall have adequate staff to administer, maintain, and operate such
common facilities.
Private Conservation Organization. With permission of the Commission, an owner may
transfer either fee simple title of the open space or easements on the open space to a private
non-profit conservation organization provided that:
a.
The conservation organization is acceptable to the Commission and is a bona fide
conservation organization intended to exist indefinitely;
b.
The conveyance contains appropriate provisions for proper reversion or retransfer
in the ,event that the organization becomes unwilling or unable to 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 to enforce these
restrictions; and
d.
A maintenance agreement acceptable to the Commission is established between the
owner and the organization.
Chapter 7: Open Space Standards For Major Subdivisions
7-10
as amended per Z-346
Summer 2002 vI
I
I
CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE
I
cases, the facility remains in the ownership of the condominium association, hOllleO\Vners'
association, or private conservation organization. In addition, the following regulations shall
apply:
a. Any such easements for public use shall be accessible to the general public.
I
b.
A satisfactory maintenance agreement shall be reached between the owner and the
Park Board.
I
6.
Non-Common Private Ownership (Conservancy Lots). Up to fifty (50) percent of the SOSR
may be included within one or more large "conservancy lots" of at least three (3) acres,
provided:
I
a.
A maximum of 75% of each lot area may be applied to the SOSR;
b. the open space is permanently restricted from future development;
I
c.
the Director is given the ability to enforce these restrictions.
I
7.13
Maintenance.
I
Unless otherwise agreed to by the Plan Commission, the cost and responsibility of open space land shall be
borne by the property owner, condominium association, homeowners' association, or a conservation
organization.
I
7.14
Modifications.
I
7.14.1 The Commission may, after a public hearing, pennit the modification of the provisions of this Chapter.
However, in tenns 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 the [ollowing criteria:
I
1.
The proposal shall be in harmony with the purposes and the land-use standards contained in
this Chapter;
I
2.
The proposal shall enhance the subdivision plan, the central core area, the streetscapes, and
the neighborhoods, or at least not be any less desirable than the plan that could be created in
conformance with this Chapter;
I
,.,
.).
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.
I
4. The applicant shall demonstrate that the proposed modifications will produce equal or better
results, from the Commission's perspective, and represent the minimum modification
necessary .
I
7.14.3
If the Commission determines that the applicant has met hislher burden, it may grant a modification of
the requirements of this article. In granting modifications, the Commission may impose such
conditions that wilI, in its judgment, secure the objectives and purposes of this Chapter.
I
I
Chapter 7: Open Space Standards For Major Subdivisions
7-11
as amended per Z-346
Summer 2002 vI
I
I
I
CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE
I
I
EXHIBIT A
OPEN SPACE SCHEDULE
SUBDIVISION NAME:
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
1. SITE ACREAGE :f:
2. ZONE DISTRICT
,.., MINIMUM OPEN SPACE REQUIREMENT (SOSR)
..).
4. OPEN SPACE PROVIDED (OSP)
5. PRIMARY CONSERVATION AREAS
0 Well-head Protection Area 0
0 FEMAJIDNR 100 year Flood Fringe 0
0 White River Corridor 0
0 Steep slopes (10%) 0
0 Mature Woodland 0
0 Special Opportunity Corridor (identify)
0 Other
6. NA TURAL OPEN SPACE PROVIDED
7. AGRICULTURAL OPEN SPACE
8. DESIGNED OPEN SPACE
/ acres
/ acres
FEMA/IDNR 100 year Floodway
Wetlands (> 1/4 ac.)
Scrub Woodland
Young Woodland
Historic Structures/Sites
/ acres
/ acres
/ acres
0 Green
0 Paths
0 Pond (see below)
o Square
0 Parks
0 Greenbelt
0 Golf Courses
o Boulevard
o Trails
o Other
9.
CONSERVANCY LOTS
no. lots
acres
10.
PONDS
total measured perimeter (in linear feet)
1.f.
total measured accessible perimeter (not bounded) _1.f. %
Chapter 7: Open Space Standards For Major Subdivisions
7-12
as amended per Z-346
Summer 2002 vI
I
I
CITY OF CARMEL & CLAY TO\VNSHIP SUBDIVISION CONTROL ORDINANCE
I
I
EXHIBIT B
OPEN SPACE CONSERVATION PLAN
PREP ARA TION GUIDELINES
A.
The Open Space Conservation Plan shall be submitted as a map and written report, and made a part of the
Primary Plat application.
I
1.
I
I
I
I
I
I
2.
I
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.
The Map shall also identify and describe the construction techniques and conservation practices that
wil1 protect open space areas during construction of the project.
1.
The Open Space Conservation Report shall be bound, 8.5" x 11" fOnTIat, addressing the following areas:
General Project InfonTIation:
B.
I
I
I
I
2.
I
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 (11" x 17"), scale and north arrow and title block, and showing the site
boundary, existing roads, proposed road and lot layout, storm water management facilities,
location of Open Space Priority Areas, location of project open space.
Open Space:
a. A written, itemized description of all Open Space Priority Conservation Areas;
b.
Written descriptions of other proposed project open spaces;
I
I
Chapter 7: Open Space Standards For Major Subdivisions
7-13
as amended per Z-346
Summer 2002 vI
I
I
CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE
c.
Written and photographic description of the composition and conditions and review of
\voodland evaluation criteria;
I
d.
Written and graphic description of afforestation and/or reforestation plans.
I
3.
Maintenance and Operation Plan:
a. An estimate of staffing needs;
I
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;
'I
I
d.
Plans for regular and periodic operation and maintenance responsibilities for the various
categories and types of open space.
I
I
I
I
I
I
I
I
I
I
I
Chapter 7: Open Space Standards For Major Subdivisions
7-14
as amended per Z-346
Summer 2002.vl
I
I
'I
CITY OF CARMEL & CLAY TOWNSHIP SUBDIVISION CONTROL ORDINANCE
CHAPTER 7: OPEN SPACE STANDARDS FOR MAJOR SUBDIVISIONS
AMENDMENT LOG
I
Ordinance No. Docket No. Council Approval Effective Date Sections Affected
Z-346
"I
I
I
I
I
I
;1
I
I
I
I
I
I
I
I
Chapter 7: Open Space Standards For Major Subdivisions
7-15
as amended per Z-346
S UInmer 2002 vI
I
-~~~---~---~-_._-~--
/""-.....,. - ,"'-"~""-. .. . '. ..
CARMEL DAD'S CLUB
2003-2008 Facilities Strategic Plan
Prepared by:
CDC Board of Directors
March 2003
I
I,
I
)
,I
I
I,
I
,I
u
t!)
~
~
m
~ n
:r
o )>
3 ~
n~
'Or
nc
mje>
)( to
(f) ""
n ~
C
~o n
.( F
(D C
2~
~
to
n
~
o
~
I
~I
I
I
I
I,
I
I
".1
\ ,~._~:
)
I
I
-UV!5'"1::>
(rl 9- _ ::!.
~, g ~ 9-
g-;;......~
:3 n ~ a
r' ~~ ~
~ g cr
V! -0 ~
~ 0 I#)
::J ....... _.
a.-:J
g.0~
m 3
"< m -.0
::r:3tFiJ
~o"l
""C ,
mOQ
a.~
:3
~ ;::r
-, m
g.a.
8 g.
~ 3
::rV!
:;' ~
()Q <
. m
~ V!
o n
, 0
~ ~,
t1' n
::rn
ro ::r
OQ m
~ ()
3 ~
m ,
Y' 3
~ ~
~~
C:OQ
:3 ::r
a.U')
, n
~ ::r
in' 0
3' Q.
~ ~
n
5'":!:
3: ~,
~ n
"< V!
0-0
.......,
-0
",OQ
~~
n 3
::ra.
m c:
~ ~
3 0
m V!
::J ~
o~
~ -,
_. ::J
nOQ
pj' -,
- :3
"<~
~ (rl
n V!
o n
~, ~
N 0
(0 0
a.n
n 0-
::r~
m =
3 !:\J
V! ::J
m a.
<0-
m ~
V! V!
~ ^
V! m
()8-
~ ~
, -
3 0-
m"<
09-
~ m
a. V!
V!. 2
()g-
c~
o-V!
~ ~
a.::r
n !!!.
::r,
m .......
"< 0
m n
-c:
m V!
2 ~
a. V!
()V!
::rQ.
~~
m 0
I::J
c: n
o-::r
-m
m ::r
"< -.
~OQ
V! ::r
~~~3"=ti
~~ 8 ~ g
lD ., VI &1'1
~ 3 n 3 a:
....moa:o
8:~~ ~~
a: Q g. ~ 0
g g V) Y'. g
8~Q~';'
9- 0 :;t ~ '"
(1) o:d . I ::r 0
i ~.~ ~ a
~,~~f~e
o -, ~ ...
~g~9-Q.
-5' 8 0' g ~
~ -0 0 - ~
;:;' d 8- g- ;
::r :5, ~ ~ ;;:
og-~~==
_" :::J 0-
3 3 a.~'"
!!L~g-;;
()cfJ ~ ~
~~g-O'
W~:8-
::r 3 :::J ~
o ~ a. =
Q. S' t1' -0
Y' ~ ~a
() -, VI OQ
o~ n DJ
() g 5 ~
~g.-g Q
VI V! ;:t....
0' ""c (1) VI
~Qa.~
(1)!it()a.
c..-o 0 0'
~ a () g
g ~ ~'~'
~ 3 0 ()
~Y' ~ ~
~'8 ~ ~
~ () r;' -
;:;' ::r -, ~
::r~Vla.
rot VI n VI
::r nO.
(1) 0 a. ()
J:~~C
~ S' VI 0-
3 c: 0 c:
.~~E:5-
g8~~
() ~ ~ 9-
g Q ;:;' ~
:::J 7'VI lD
~ ~. a g.
;;pg.ro;;l
*()~~
VI ~ -0
o ' g. 0
m 3 (1).......
-0 ~-o Z
~. Q a ~
3 ~ ~. <.n
~ W ~ ~
~50S
5..Q.~6
r"t VI 0 -0
~ 3' ~ ~
n3::r~
~ ~ -g ~
~ O!!, ~ a.
~~ ~,~
~ < :3 0
*~()a.
V! 0' _ 0
Oc:~ ~
-0 : ~ ~
~-g ~ c..
3n;:ta~
VI ::r ~
~ < -c' ;:t
r'~. :r
c: ~ 0
m j:t' ~
~ ::r .,
VI a.
S- g ~
~ 0' ~
::r ' (1)
~ 3 ~
(1) ~ ro
8~~
~*[
'" V) .,
~~~
n~3
~ n II)
, ::r-
3 m 0
~ ~ Q
O~a-
cu 0 '"
c..'n
VI. ~ 2"
n~ tJ-
~-g Qi
.. , a..
9 Q
m
;;I
::r
~'
n
o
-0
a
<
a:
(1)
..a
c:
~
~.
"<
o
c:
n
::r
VI
-0
o
a
-0
a
OQ
,
~
g
8
n
::r
o
c:
VI
~
::J
a.
VI
o
.......
"<
o
c:
::J
OQ
-0
m
o
""c
ro-
3'
()
~
of
~
a
::r
~'
3"
rJ"
n
n
a~
n
,
c:
"<
cu
n
o
3
3
c:
::J
~'
m
~
~
S.
n
::r
m
"<
m
~
,
c'
VI
r"t
n
o
3
-0
ro-
n
CD
El-
()
c-
o-
~
n
r1
:;::'
;:;'
m'
o
~
~
(1)
:3
~
0-
lD
()
o
()
V103:00~O
8~ Q ~~~
VI'I'DI"'t~'
-oWnre7'~
gO~3a:~
VI O::J V! VI 0
OO"""-J -00
~no iUrJ"
~~ 1~
::r n -,
m~' S'm
~ VI 0 -0
:3 ""C c: ~
c.. 0 ,;:t
~a a~:
c:n ()Q~
~ ~ DJ [
~~. ~:;-
VI ~
0'
:::J
m
~
()
~
,
3
!!L
~
m
~
,
CD
VI
lD
lD
3'
()Q
'"
'"
0'
~
ro
::r
cu
a.
f'.,J
~
o
o
^
~
-0
~
;4
,,'
-c'
~
m
5'
I
CD
,
m
~
,
ro
b
3
ro
~
"<
n
~
:3
~
3"
~
!!!..
o
n
n
(1)
,
n
o
3
-0
ro
x
ro
i
U')
::r
ro
c=
o
,
::J
ro
~
::J
a.
tp
~
a.
()Q
(1)
,
"
;0'
e:
~
(1)
~
n
n
~
-u
cu
n
;::;.
~
t1'
::r
ro
cu
c..
c..
;:;'
0'
:::J
~
""c
,
o
3
-g
(t)
a.
n
::r
ro
tp
o
~
,
a.
,~
o
"
(1)
n
rt
o
~
8
-0
,
CD
-0
~
,
(1)
0'
,
.......
c:
r"t
c:
,
ro
m
x
-0
~
a
0'
:::J
~
r"t
ro
~
~
;C3:"VlU')
c: -. 0 0 0
OQ :::J 0 n n
0- 0 n n n
"< , 0- IT> IT>
~ ~~2;~
a. ~ "'t:J X
.~ a -g
~ ro ~ :J,
, OJ cu CD
~ ~ ~ @
~,[ ~ ~
~ ;: ~ ~
m ~ 0 ~
I"'t ~"'t:J 0
8re.g ~
~ c.. s.. 6
~'~ ~ ~
ro c: n ::r
VI ~ ~ ~
8 a t1' ;:t'
~ ~ ~ ~
~ ;:;' Si ~
VI I'D ,
~,~ ~ ~
~9c.. ~
;:~~ ~
~ ~, c.:
n Q. ~ ~
~ ~rJ" ~
3 ~ n -,
n =: :3
c: =;:;' ()Q
~,-Q;O' 3'
--'<~~ f'.,J
~ ;:;'::J 0
;:;' ::r c.. S
:::ro-o '
:::J < 0
O ro ,
, n
()Q """-J ~
m~~
~ [~
-g VI !it
n -0 r"t
ro cu 0
ro d, cu
;::r Q. ~
r"t -u 0
o ~. 3
cu :3 3
g ~ 0
o c..
3 ~
3 (j)
o
a.
~
(1)
n
::r
ro
-0
6
OQ
,
~
3
Y'
~
o
0-
lD
IT>
:3
n
I'D
~
n
::r
5'
()'Q
n
2:
a:
.,
(1)
:::J
OQ
o
o
c..
VI
-0
o
~
3
~
~
::r
-po
n
(1)
~
3
"T1
o
,
o
<
ro
.
~
V1
"'<
IT>
~
~
n
~
3
!!L
o
~
a.
In.
n
c-
o-
::r
~
8
-0
-0
,
0'
,
~.
--i
::r
ro
Q:
0'
~
:5"
()Q
-0
~
OQ
m
o
&
S'
ro
o
c:
,
-0
pj""
~
.iU
ro ::J
~. a.
-~
^ ::J
m a.
-u ~
r"t n
:::r=:
(1) ;:;'
0- ro'
~ VI
= ::r
, ~
o In
=0-
:::J (1)
OQ n
.- 0
3
(t)
~
n
c-
o-
n
~
,
3
~
o
~
~
0-'"
c: :::r
~(1)
~:3
:3 ro
()'Q ro
;, a.
::J 0'
c..,
rocu
~ a.
c..c..
~ 5:
(I) 0
~~
mtpU')
x , -.
ro ~ :3
B a. ~
~,~ ~
I'D ~-::<
0(1)
"
ro
n
8
,
;-
'-
~-
'.
'-
~
i_
.~-
1-
NOISSDW on1:> Sgova 13WU't:)
\-
" "'--:::-"
:-
J_
,-
,'.
;-
:-
-
:-
:-
.wSe!Snq1ua pue 'UopeJ!unWWOJ aApJe ':}snJl 4~noJ4:} sJaqwaw U! d!4suazPP aA!lJa.ua spl!nq 1e41 Uo!:}ez!ue~JO pu-e ~AlajeS :}uedp!lJed
pue 'Aeld J!ej 'd!ysuews:}Jods punoJe palapow S! :}ey:} auo ~UO!leZ!Ue~JO ~u!JeJ e ~U!leJ:}suowap ,(q SJaqwew jO :}uewaAIOAU! a^!snpu! sap!AoJd qn[) a4.l .s:}Jods}o laAal aSJ~M!p e
4~nOJ41 1UaWaAa!4Je pue ':}JadsaJ 'SSaUl!J leJ!SA4d 'waa:}sa-uas Pl!nq 01 ~sweJ~oJd paletaJ-S1Jods U! 4:}nOA JO luawdolaAap aYl Ja:}SOj 01 S! qnl::> S,pea laWJe::> aYl}O UO!SS!W ay.l
,Spea laWJe::> aY1}0 SJ01!S!A pue saYJeOJ
.qnl::>
'sluedpPJed J!lalYle JOJ lUaWUOJ!AUa ajes e ap!AoJd pue sa!:}!lpe~ U!elU!ew pue 'aleJado 'lJnJ1Suo::> 'ueld 01 S! aall!Wwo::> A1!lpe~ aYl
'qnl::> ,spea laWJe:> a41 jO sluedp!lJed Ire 01 Sa!l!1pej lsaq aY1 ap!AOJd
NOISSIW ,,33..LJJWWO:) A.Llll:)'t~pp 9nl:> scsCllva 131WH't:)
I
'I,
(
I ..r:.
boO
I
..c
boO
::J
a
:1 L-
..c
~
(J)
-c
~
L-
boO
4-J
I V)
(J)
...!:
4-J
(J)
4-J
~
-c
I a
E
E
a
u
U
ra
I a
~
V)
-c en
en Q) E
en u: ~
E E (J) L-
~ boO
~ L- ~ C a
boO L- L- L-
'1\ V') a boO a a..
L- a ..0
Z C a.. L- Q) Cd
a..
<( IYJ (J) ..c ..0
-c (5 V) >..
&.LI ~ ~
~ ~ L- 0 a..
Z boO ..c a ~
:> ~ u Q)
I, ..c V>
~ U )- 4-J > '"0
~ '-'> ..c (J) c:
U ..c boO -c ~
- -.., I QJ
" ~ no L- ~
:J
Vi W ~ a ..c -c ..0
C U L- boO c: ~
~ ..r:. :J ~ en
~ ...., 0 a
'I E V) (J)
~ c: L- L-
i' (J) ..c ~ ~ U
i a: C 4-J 4-1 L- c: ~
L- (J) boO ~
l- ra -c a 0
-J :z ~ ra L- ra 0
U}) L- a.. Q)
W ~ (J) b.() -c \.t-
= -c c: (J) a
I 1: > c: -c Q) >.. Q)
0 Q L.. ...., ..0 c:
a: ~ tv) L- boO ..c a
0 ~ ::J U .0
~ M CC (J) Q) boO ex:
..c ..c L- .ti)
u LI!J ...., 4-1 Q) -c ~ .5
U M ~ Q) <J) -0 c: ..0 c-
O ...., 4-1 c: ~ 4-J U
0 ~ ra Q (J)
I ~ -c "'C (1) v ra
Vi
M g:r: a 0 -c V) ~ >-.
E E V) 4-1
~ c: a co L-
E E ~ L.. <J) Q)
" ~ u a..
a a ~ ..c 0
u u (J) -' ...., L..
U U L- V) \.t- a..
ra ~ Cl. ~ a L..
I (J) ..c: ..c S
.~ .~ 4-1
..c u ~
4-J :J 0
..c: ..c Q) V) a 0
u U 4-1 v1 L- a
:c :c ~ E b.() c5
-0 -0
~ ~ a ~ Q) 0
x E L.. :J 0
'I x boO ui
(1) Q) E a c:
a.. 0.. L- .p t7t
E E a a.. c: "'C
u ..c a c:
a 0 u u
ra 4-1 ra
u u :J Q) en
a a ..c: 4-1
~ ~ 4-1 >-. ...., c:
I ...c ..c x ~ L- OJ
4-1 OJ Q) J2 E
a en Q)
a ra a.. c: Q)
V) >
<<ii u.. ca E Q) c: a
w -0 -c a ..c a L..
>- Q) Q) u ...., .p a..
4-J 4-1 L- vi L.. a.. .s
i= ra ~ (1) J2 a
'I u u E
~ ~ u >-. .:J >..
U u ~ V) ~
Q) (J) a L.. -0 ~ <(
W -u '1:J V) b.() Q) .u .u
a 0) ~
~ ra ~ ra 1- '+= ~
0 a.. a.. a.. a.. a.. Q) ~ L-
..J a 0 a (5 a 1- S
I w > Q) Q) Q) 0 Q) a CiI 0
> > > > Ci. Z
& , t= (J) Q) Q) ..c (1) 0
:J 0 0 0 u 0 X C 0
Q: V) w d
C U z 0
0
,'"~ (. G' l(j( :J LL1
IY!.. - C"i ",; ~ ..0 IU... ~
I~-
I
-~
..
-~ -;~
-.'
--
--
CARMEL DAD'S CLUB
SYNOPSIS OF fUTURE FACILITY NEEDS
-:
-~
/7~~~~._1l :
_:'
.'
-~
-,
-
..
-; -'.
_t
Growth rate of 25% over 5 years
--
----
I
I,
I
')
I
~~~\"\\)HJ))j~
I
~JJ))])))Y\\\
I
. /
I
,I
il
I
nn
c:t>
:u:m
~:t
mm
Zr='
~c
~.~
nQ
-en
r:n
--!r
mC
(Ii'"
\1\
,; ;
"" .
,
;1:
I
I,
I
I
I
I
I
(J')
o
rl'
0'"'
~
OJOJOJOJtxJOJCJOJOJ
~ ~ ~ ~ ~ ~ ~ ~ ~
~ ~ ~ ~ ~ ~ ~ ~ ~
^^'^'^'^'''^'^^
~ ~ m m m m m m m
~ n n ~ n ~ ~ n n
0'"'0'"'0'"'0'"'0'"'0'"'0-0'"'0'"'
~~~~~~.~~~
~~o:--~-~--
WO~OIVOOWO
WOIV~~"'-JOQ)-
;~g~~~Y'cg~
~~~X'~~~iF:T
- W :T IV. -, N ~
~~~g~J;~~m
:T:Tm-:T"..,o:J
Ww"'~wmo..~g
.,..,:;;c..,..,:T:;;C-(J')
~ m 0.. ~ m Q 0.. :;;co.. m
~ n ~ n m
"'< 0
..,
~3~~t<r~9QQ
o 0 -, n :T @ = m .., ..,
o ^ :::::!, :T ~ ~ m .., 3 3
8=--< m ~ ~ n ~ ~ ~ ~
a6'~~~~~~mm
~~~~~room~~
m~~"~~&.!!!~~
m3mmm3mmnn
~~~3ro~ro~~~
~ S ~ ~ ~ S ~ ~ X'
~~~SS~S~ 5"
~~ ~ g.
<
Q..
ro
"'<
0'"'
~
g'1<
~ &
n m
0'"' "'<
~ 0'"'
- ~
OJ
~
VI
"
m
rt
0'"'
~
OJ
~
;:::-
m
n
0'"'
~
OJ
~
VI
m
0'"'
~
lr1 lr1
IV IV
o 0
r"' r"'
::I ::I
~ ~
5. 5'
(J') (J')
rt rt
.., ..,
m m
m m
rt n
W
o
o
Y'
(;)
~.
~
..,
0..
:;;c
0..
II tD ()
.., ~ -
m 0.. I:IJ
~ O'Q "'<
:T m ~
3 .., ..,
~ ~1~;!;~
::TI 0::: :T * ~ :T
m VI (J') oa II (J')
0::: 0' 9- ~ 1[ 9-
~ 0 n c.. 0
:J Q.. 5" I Q..
~ Q.. g
0'"' ~
""< m
()
o
D
()
~
..,
3
~
()
I:IJ
..,
3
~
n
~
3
~
-.......
<
Q..
ro
""<
0'"'
~
OJ
~
^
~
0'"'
~
OJ
~
(1)
0'"'
~
IV
~
:T
W
..,
m
(1)
t"t
-
lr1
o
r"'
-
lr1
(J')
o
n
n
m
:s
II
o
g
0'"'
~
OJ
~
(I)
0'"'
~
~
n
W
..,
m
~
-
W
-
lr1
"J:I..
lr1
~
r"'
OJ
~
m
0'"'
e!..
~
~
W
..,
m
~
-
W
-
rn
-
lr1
IV
o
OJ
~
m
0'"'
e!..
o
~
o
~
?-
~ I ~
n I:IJ
(J') ""<
q :;;c
m c..
m
n
-
G)
..,
~
"'<
:::c
o
~
c..
II
et)'
~
0'
~
::J
m
c..
0'"'
""<
()
;:;.
""<
~
()
~
3
m
-.::::
OJ
~
~
m
0'"'
~
-
W
-
rn
-
lr1
IV
o
OJ
~
m
0'"'
~
~
n
(J')
rt
..,
m
~
-
W
-
lr1
~
lr1
~
rn
I
I:IJ
;4
3
~
:J
."
et)'
0:::
:;;c
o
~
c..
II
et)' -
~ ~
_ ::J
o m
~ c..
::J 0'"'
m ""<
c.. ()
~ 0
I D
~
~.
8"
::J
n
o
s::
~
::$.
o
3~
~
~'
II
(D'
0:::
:;;c
s::
oa
0'"'
':<
C/)
o
n
n
m
..,
IV
0'
rt
:T
(J')
rt
..,
m
m
rt
~
:;;c
;C'
m
..,
:;;c
c..
-
(J')
o
n
n
m
..,
IV
~
:T
W
..,
m
~
-
~
-
W
~
V1
:;;c
;C'
m
..,
(J')
:T
m
c=
o
s::
..,
::J
m
-n
et)'
~
. .ff~H\\I,,"~'.
( 'rffi1.. )'
\ ';].,"IYT ~ ~~
\j ~
't._________/
OJ
~
m
0'"'
~
~
W
..,
m
~
-
W
-
V1
~
V1
~
rn
~ ~
o -.
c.. :l.
o m
n ""<
" II
II (D'
et)' 0:::
0::: -
~ 0
~
~
m
c..
0'"'
"'<
()
CJ
D
III
II
o
o
~
0'"'
e!..
tP
~
m
0'"'
~
III
;t
:T
)>
<
m
::J
s::
(1)
(J')
m
-
o
-
,J-. \
)I:D "
~)
j ,
I
I
l......,..r
(",
\\
~.,
\,
"'.....--
~
-
'.
~--~:-
:-
(-
-
:-
-
-
1'Y9iOO:l
-
<----
.~
'.
,-
-
~-
-
--. -
\
1I1JtiAl if v:)
.~-
1_
.~so:>> pUVZI
JO =-au ooo'oos' ~ $ 51 Xaldwo:>
all~ dOlaAap O~ pa.l~nba.l
8uIPUn:l .ap'E..I3 1I:}9 lIgno..UI:;
ua:J.I~3..1apu!)I 'W'E..ISO..ld
'4=-noA a..l!~Ula all:J ..IOJ xaldwo:)
lI~q~OOJ Mau -e dOlaAap
0:) a:)!s aJl:>>1e 511 a..l! n b:>>V ov
:sllJo!~dO
SPla!:I 0
sPIC)!:I 9
sPIC)!:I V
spaaN kt!E!:'~:Ja.ln:Jn:l
SL8
OSS
--....
Slr
sa~al'PY aOOl
SJ~a,( S JaAO %[
JO a:reJ 4~MOJ ~
't!
JE
0000'000' D $ aq PlnoM 8U!!)I..I~d
..It!:>> 5 I 5 pu~ sPla!j aAlaM:)
JlOJ a~!s dOlaAap o~ paJl!nba.JI
8u!I)un:fj .~aa...:}s lI~9t I
PU'2 p'2o}j .Aa^!u JO Jau.Ao:)
~saM lI:}..IOU all~ :a~ pa:;1e:>>o~
a:J!S paUMO ~004:)S a..l:)~ 08 all=-
JO uO!:)..Iod lI:;nos all:) dOlaAaa
09
.aAOJ!~ ..aa:)ua:) :aldw'2xa :)saq .". sW1!..ISo..ld 4:}noA ..Ia4:)o o~ ..Iel!w!s oap12JS 4:)9 48noJ4:J
Ula~l.n~aJJapU!)I w1e..a8o..id a..l!~Ula aL8:) a=-epowwo:):)1~ o:} xaldwo:) neq:)ooJ 'e dOlaAaa .1
:saA!:J:>>afqo :>y!:>>aas
.XU!>t....ed a~1!nbap-e
pu-e SUlo!ssa:>uo:) 'swoo..l:}sa..a 'SpU"e:JS 4swa~sJts Jal>lU!Jds 'S:J1I8n ap!Ao..ld o~ sPlay 11'\1 ol
.OOO'OSL$
aq PlnoM a~!s a14~ dOlaAapaJ o~
pa..l!nba..l 8u!pun:l 03u!>I....ed ..I~:)
OOtl7 pu~ sPlay aAlaNq ap!Ao..ldl
II!M. a:)!s oxa,idwo:> U~q:}OOdJ
~ o:)u! Pla!:II ..Ia8p1eg dOlaAapau
0:)
----.. -;---_..- ----_. --
~
~
~
>~
~ ~
~~
u~
~~
o
u
<.
0"
~~
---
,-
\
I
I
I
I ~
I L
I
i Ii
I I
L-------i---
I I
I I
I .
I I
I I
I I
I
\
\
I
~------
~________J
I~
I I
L-_______--'-____
~
r
I
I
I
I
I
I
~
l-,
{
~
J
y
I
!