HomeMy WebLinkAboutPacket 5-17-05
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
CARMEL, INDIANA
ABNEY GLEN
PRIMARY PLA T APPROVAL
AND SUBDIVSION WAIVERS
,4;
39 Acres on Southwest Corner
of 121 st and Shelbourne
Docket No. 05040012 PP
City of Carmel
Plan Commission - May 17, 2005
Applicant: Indiana Land Development
Attention: Paul Shoopman
Phone: 415-0459
Attorney: Charles D. Frankenberger
NELSON & FRANKENBERGER
3105 East 98th Street, Suite 1 70
Indianapolis, IN 46280
Telephone: (317) 844-0106
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
1. Explanation
2. Area Map
3. Aerial photographs
4. Plat rendering
5. Open Space Schedule
6. Primary Plat
7. Landscape Plan
8. Entryway Detail
H:Vanet\ILD\121 st-Filo\TOC-PC 051705.doc
TABLE OF CONTENTS
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
EXPLANATION
Indiana Land Development is the contract purchaser of approximately 39 acres located on
the southwest comer of 121 st Street and. Shelbourne Road. The area of the real estate is indicated
on the area map and various aerial photographs included as exhibits 2 and 3, respectively.
Indiana Land Development has filed applications necessary to develop the 39 acres into
an upscale residential community to be known as Abbey Glen. The colored rendering of the plat,
allocating the real estate into lots, internal streets, and common areas, is attached as exhibit 4.
As indicated, Abbey Glen will comprise 44 lots on 39 acres, yielding a low density of 1.1 lots
per acre. Also, further to frontage place requirements, the fronts of residences on lots 1 through
16 will face 121 st Street, and the fronts of residences on lots 22 through 25 will. face northeast.
Finally, as indicated on the landscape plans attached as Exhibit 7, over 500 trees will be planted.
The approvals necessary to achieve this upscale residential community include primary
plat approval and three (3) zoning waivers. The three zoning waivers include (i) a waiver to
permit the backyard of certain lots, abutting the center common area, to exist partially within the
floodway fringe, (ii) a waiver to permit the fronts of residences on lots 21, 26 and 30 to not face
Shelbourne Road, and (iii) a waiver to permit the internal street south of the common area,
representing a street concluding in a cuI-de-sac which is greater in length than 600 feet.
We look forward to presenting this to you on May 17, 2005.
Respectfully submitted,
e ~ ;::;) c'-'- ~ ~<~
Charles D. Frankenberger
H:\Janet\Indiana Land Dev\Carmel-121st Street Filo\EXPLANATION.doc
(RESIDENTIAL SUBDIVISION)
L TONCOI
EL, DI
L
I
I
LAND DEVELOPMENT CORP.
8168 Zlonsvllle Road
IndIanapolis, IN 46268
1317) 415-0459
DEVELOPER:
INDIANA
I
!
-~-
I
Sf
26th
w
"'0
o
o
~
Q)
E
o
..0
"i
.r:.
en
21s
w
en
4)
I
I
I
I
I
I
6th Sf
w
I
I
I
rnwallts
SOILS MAP
SCALE. 19.500'
AREA MAP
SCALE. 19.1000'
INDEX
DESCRIPTlOl
COVER SHEET
PRIMARY PLAT
OPEN SPACE PLAN
GENERAL DETAILS
LANDSCAPE PLAN
SIGNAGE PLAN
LANDSCAPE DETAILS
SHEET No.
P100
P101
P102
P801
L101
L102
LtG
~
~
Broolcston sDty day loam
Crosby sit loom, 0 to J percent slopes
Warnf slit loom, 2 to 6 percent stapes. eroded
Mloml silt loom, 6 to 12 percent slopes, eroded
Shoals slit loam
S10an aDty clay loom. sandy substratum
LEGt:NDW
~OIl
S'1MBOl
Br
CrA
MmB2
MmC2
Sh
Sx
I
I
DA TE OF SUBMISSION. MARCH 18, 2005
SOURCE OF TITLE. INSTRUMENT -9020152
Schneider
Historic Fort Harrison Architecture
8901 OUs Avenue Civil Engineering
Indianapolis, Indiana Environmental Engineering
46216-1037 Geotechnical Services
317-826-7100 GIS · IJS
317-826-7200 Fax Home Builder Services
1r1f1f'.schneidercorp.com Interior Design
Land Surveying
Landscape Architecture
Transportation Engineering
OEDPnat
Em
~
DAlE:
I
!
-N-
I
~
I
STREET
WEST 121ft
38
39
40
SHEET
JPJlOO
OF'
4
DA TE:
(5291.001 )
P:\5K\5291\001\DWGS\P100
JOB No.
FILE NAME:
CERTIFIED BY: ERIC SA TT, P .E. (
E-MAIL ADDREss:ebott@Schneidercorp.com
..=:~~~~~~
ct:IIPCRATICIt NG ,., JIlT 10 lIE UQ CR ~ :f tHU CR If
PMT, ..non tII: 1ARIDt ~ f6 K ~ COIfCIIADCIL
C 2005. The SchneIder CorporoUon
DATE OiEC<EO:
PRo..ECT ENGlHtERI_
QjECKED B't':_
MAP
1'-200'
SITE
SCALE.
'"C
......1
:E"
a.
~
(:)
T-
~
It)
o
o
~
CO
T-
........
('i)
~
-c
ci
o
T-
n.
---
en
~
-c
---
~
o
o
".,-
~
0)
N
~
LO
".,-
c.:
I
I
I
I
I
I
I
I
Z:B
UJJ2
-'w
E
11"1 ?
'V ~ ':;
IlJ .s
>- ~ ,.
ln~
u tJ
UJ ~.,
Z ~'"
~ '
~
CO'"'
<t:>'
f-. '~I';
- c;>
o c.
" "
:1] ~ 0
'T ~
I
)
c,
c
."
-,
(
)
,
I
/
0:
.,
;/
(
I
,
J
,
\.
\\
"
'"
."--
--~
D.
~
J
- -
I
I
7~ --7
I
I
-------------------
""._T'~I~"W-')"J.'1",)
peo'd ~u.loqpl.jS pue l00.1:j.S I I!
N31~ A3N9V
t&aaptmr"J
.
~I
"'V
-: _ _~, _I _r _ _ _ _ _ _ _ _ _\ _ _, _\ _~ _\
('")
=i
~
C
"'r1
~
>
~
~
o
c:
I::C'
g
:::
V>
<3
z
8
~
~
r-o
o
~
~
f3
m
o
~
td
Z
tf.) l".!j
""C ~
~ c:
tyj ~
CfJ ~
(J ~
~ >
u
c::
~
tI1
t.n
~
tj
~
CZJ
.....
o
Z
~
.......
o
=:1
CQ
ttJ
Q1
=:1
(')
::r
~ ~ ~ !'-J ;-
o s: N t/.}
-a Z 0 ~
~ ~ ~ m
00 s: tj >
~ c: to- (j
>- a:: r;n ~
o 0 ~ ~
tr.J ~ ~ ,-..
~ tr.1 (l ~.J
~ Z ~ tIj
o 00
g ~
['.t'] Cl
t:=, tr1 C/) I ~
(3 ~ ~ ~
en,c; 0)
~ C'
~ H-
~
tr1
Z
-3
,-...,
C/'1
o
t/}
)0000.4
..~
I ~ I ~
I~ I~
~ ~
(') 0
""'t ~
('T) ~
~ ~
0 a ~ ~ LI 0 0 ~
~
o CIJ s: CI) ~ ~ ~ ~
-- "'tj 0 t.t:1
::r- (t) ~ ::r ~
('p ~ S" ..g , ::;.' ~ (j
~ ~ a t>> &
C/) 0
0 ~ "- R
0 ~ "'0 < ~ ~.z
-0 O'G n r;n
'0 ~; ..., ~ tr1
0 n ~
~ ...... o ~
~ ~ 0 g <
., <:)
~. Q.. t) :J. 0 ~. >-:
'-" ~ I
o ~ o ...,
n .., (I) ::J ......
to . 0
0 .., ~ z
3. "':rj
g- O' ~ ~
0
.., 0-
Q ~
Q. 5' >
0
e. oq CIl
~ a
~}
[J ~ 0 0 ~
~ to( ~ ~,--rf
to" 0 (") ~ m
0- g ~ ~ ~
~.OQ ~[~
C/.) ~ 0 Vl t3
2 8 ~ V z
(") Q.. ~ -- :;:d
E' ~ !J ~ ....
@~Q..gg
~ . '-""
00 ~ -0
~. ~
fn ~
0-
o
c..
~
~
'<
?O ~ ?'
~ ~ (J 0
0 ~ t:t' ~ g > Z
S* ~ 0 .g a >
e. c
('t) &i 0- ~ tI1 ~ ~
.., 8
< G C
$:I) C1 ~
<: ""t z c::
0..
CD ['1j t-
~- 0 ..., l'
:r 0 c: 0
0- food ~ ""C
0 t:r1 tTJ
3- z ~ z
0 CI.J 0 C/}
0 ~
Q.. ~ ~ >
> Ct1
6' @ z (")
t'!1
0 tI} ~
Q) ""t:'
..... > :;d
-0 n 0
0 [J [J 0 t'I1 -<:
5- ~
.... ~
t1i
t:1
a 0 ~
E.. ~ ~
n
""'1'1 ('\)
() ~ (f)
cr
0 ~
c:
-"t
en
0
(J')
<0 ~
~ I- e)
~
~ ~ ........ ~
0
~ . ~
.
e", . ~
I
W (0
~ ~ 0
g tI) ... ~ ~ ~
~ (11 (") (") ~
0.. g ""'" ..., ri
'" 0 CD
fn rn rI3 ~
0
0
(T
(11
0-
~
~
...... \0
~ .
-0 ()
o 0
z Z
tj {I)
tz) t.rj
?:'
<
>
z
- r'1- ()
00,"<
~ S" r-
S S 0
(i) ('b ~
t:.J ~ U')
~ c
~ a
0.. ~
~ ~
g (1) .
('I) :! · ·
{IJ a
~. (1)
z ~ Q
o ~ 0
~ -. .
(') 0 _
::t po.- 0
3 S. &r
!l g I
~ ..., I
~ .
- ~
g !l jl
~ I~
o ~ ~
t: ~ <'"
2. C) ~
~ C'/)
c-
.........,
I <0 :;-
; ~
~
0)
(.,.)
~
II
(")
::ra
~
~
~
..,
~
o
~ --g
~ =
s 00
~ -0
~ ~
~ g
~~ CJ)
-~ S'
~ ~ -.1 ~
~ ~ . ~
''-IN.....
<:> I ~
~~ ~
~.~ ~
N .....
~ ~
~ IooI!II
~ ~.
I 0
C .,
~ tf.)
~
cr
0.
<"
~.
o.
=
~
~ =!g2!~!
Q@~~i2i
I '~~2~~
e ~!f;t~~li ~
~ ~iei~li r.f
= s~ i~!=
~ ~liIi!fit;R
=~iI~~li
1:~1II~=5
I si!sl:
=~~[~~~
~~i~~[:
5;~'[iiF~~
~~;:'F~3.~
~~~z~if~
~g~~"~g
3 ~ cr g g'
... >-
o ::f
~ ~
::;ib"b'3":CS25?g'Q
g~&.~~(n~s..~
.gg~~~~g.g~
["i ~:?g: CIJ~~[
g~!-i~ ;[~
!;1 ;::: ~ 2. !;' oQ
1~ ~. =~
jea CI 1
nIDIANA LAND DEVElOPMENT CORPORATION
~.!1UOO. INDIANA
CAIUm. nmwu
~m,1 ell~ ~
S1! ~a ~ ~ c...
--~12 og>! -
t i; ""tI 0 co
15 f2 fi;
I ~ I ij(nl
~ GJ~ ~~
o
2
PRIMARY PLAT
RGtSIOOS:
1 )jjlt! ~~~:~ T~=:1 .g en:>
n(J')
a:;I~ !1~i~ >(/)
( ~o8~ f;i.C:
r I I I I i!i Ii ii: ~ I! ~ I! Z-Z ~8-~~~-
!~55 I\>;m 0" - II :z:
a8'iar ~ f:il!; .. -Ic.o _0
it i' Ij: iff:i' ~ ~ o ::tJ
q ~ ;:fEr 1I)!r ~i~h ~~ ~ q:t!
~.iJifj ;~i! s
2r~r~
q f .
~
N
~I~I=I~
sa
~
>
(")
~IE'~~~
fTI
~ ~ ~$:!6 .,,~~
gOdaO ~22 ~:o~~S!Z
i!!~~~~ '9~ ~~;;j
i:im-o-o~ ~~~ ~g~
!II ~ g g (") !!I:::!:! ;g!!l ~ >!
~!iti~~~!;I ~"1~
,.. 111 i!i !:! > >! ~ '" :; "1
~8!::~ D. =' ~o ~ c;;J~
II _~ u'" SQI
~ n ~(I) ~2 =<.. II
"'i> 111'9 INf<i
a~'" 1:i Iii:
~ . c: g
e ~ tri
~ ~
i!; ~
o
c:
r-
1"'1
al~ z :j
~ sa > ~
~ ~ ~ ~'
~ ~ ~
sa :z
~ ~
>
(")
fTI
~
~
( ,;
I
\ (Fl).
SHE
'I ~, "':: '- ~ - ~....
\ '-\ '\.......... '- '--- "-- ---- ---- -- ~
" \ \ ." - ...::::~\
-- ---'"
>
/'
~ /
\11\ \r- ~
I I \1
I ! \)
___ r::
,,'\. '--~
" " ----
)) " "-
!.<:/ /
~ -~,
'-- "
J "
~ /
~ / ///
---I /
\ /' / I
~. /. /
---- ~ ("-
,/
"
} '" -- J -....
~
......
~? /
\:-- ,//
"'.JJf
~/~
~J
~--J'
---
I
\
/
/
I
/
/
-- ---........ - - -
~
-------------,----
<\5291\00 1 \dwgs\P1 02.dwg, 3/18/2005 3:11 :39 PM, Ld
r
)>
z
o
(f)
o
)>
\J
fT1
\J
r
)>
Z
. .,
_z
. ~
01
i;~
i~r
a..~a..
W~t
,~c
a:T'z
~ 0-.
~i
~~
~l
z
o
~
s:
z
o
o
~
m
6
""0
:t
m
Z
~
~r:~~~~e
~.r ~~~~
821 ..~~'"
~ 8 8
~
o
~
-n
-
I
o
-U
~
o
-0
m
S
]1naH)S .LHY1d .1.N3~
mI 'KmJ1 WIG) CHOIllS J.-~ II - .01 m .z!1-Z IDJR.l{fd$tIRI f(1J )QMIJM ~ em
ml1mm "MIlK)) ~ J.-~ ZI - .01 1(.) .ztl~ JalllII ~ WOlBl It ~.
11U-"ImYJ1 "MI1IG3 0N0m 1.. - -..- 11-~I ;ff.f .lI1-I DBIIICJ"H3Oft SI'OIDII) )NO IIdt)INIK) OL M)
11U 'mm "M!lNJ) 0t<<ItIlS J.-~ ,II - JjJ 1Y:) J/ 1-1 VlVII.I.l~ XVO cI1:MG\O fit 'W)
1W - t ~-s lYLZ .hYlMY~ Y.1V111ADS !ffl\IId .umo IC'tDMU ~ )Sd
1IU - ,t II - .01 it:) .ztt-r, ~ldl'.w -a lid
'TN OO.lSS3lf 3SY3S<<I - t J-S mol ., JMoJ. $n'MI 11dcMMD :w XIU zt .Mt
TN 1BW31 'M!I.NJ) 0H0H1S -J 11 -111 N:>> .zJ'~ VfDJQIMI:) ISOOVl lOBI tN:IRI3i'IV 91 tNJ
- ,It J.-~ Tf.) .lI1-r, ~ 5ftI1~1<<IIO . DWJ:)HIIU It AK)
S3IHnII1. t 111ft - t J.-J m-uw SISKJMN:) $DIBJ cntCD1I oc ~1)
S)IfI'QIl r WI ~-$ ,01 - .9 rms-U1'\R Ymtf VYU3I H:JIIII Kl'.QI 09 to8
11U ,,- ,t ~-$ mol m\JCIMD'X KJK)H'fBIfi ~el CRt
1W 'Imm "MilK33 Dt<<IIILS .t-.g ..01 - .8 1Y:) .ZIi-E MEllI) !:1m 11cMI )QIVlRGNd I rm
I SBiL
SXWQJ I 0BIdS !HOGH 3m 3ftYK ~09 :JWN t<<)M(X) MO .ox
If.H ~ mHIIIJ(II, fVlHIKII\ :i)IdS N'f3tDX
'1Y5 t
1r.H 06IN vsooarw Yl1OO1Od ~ HSI'I8 <<X*S10E11N
1YH ~~ YJOIMICWt .f(.fJ)rtO
1r.H )Jlff39 'MIJO QDM10 IOlSY3ImOO 1BlSYHlG:) .unvJI "Mm
'1f.I 1 ,sllf)!I ~ Ie v;rm
J
S)QIVOf 3ftVH 'mIHV~08 3ftVN t<<WIOO
,\
!
t
I
I
I
!
1
sar>>JHS ,; -
S1V1N3~VNOO ~~ -
SDW, 3<JVHS ~I -
(m!VA ~ne .~I)
uwna 3dJJ. .0,
SO/UiG IL -
SlVIH3l'CVmJO tl -
~= ~at~!;~
~ne Jd.U .0.
ssnY-tS 18 -
SlVIN31'tVNij() ~~ -
~~ =9S~!;"
H1Ut\EI 3d.U .0.
\ ~ r:lOd I .-HS"-
~ '"l S1VJ.N3ftVHOO U -
'CIC 1:;. S]311J. 30VHS 9 -
~ (ow). ~na ,O~)
e nuns 3d.U ;J,
~ €
/ ' I -r::::::cJ
---- --- ---- ---
~
g
go
J
~
~
o.
~ ...
"-
'--
..........
"
'" -
,/
- -
- -
- -
"
'----
----
:>3:>
I~dlldldl
~€
I :JIA ;, ~r I
e:1~ ;1 ~H I
d -.QL.,JC&Q]
q ~
~ :I:J.L2iZL:I
~c::::LJ ~
€ ~ SOI'\HHS at -
, t9J. S1V1N3~VN1fO 8 -
~ ..,"' 30YHS . -
c:r:JI~ (a~~.ag,
~
~
~
CLJ,~
I ~~ Ii Sd,,!
~
~
~
l~tl!~W~
~
~
I~~PI!~S~
~
j
1~9r~s~
z ~
~
~~
~
LI:J~
~
1~3SII~w;
€ l3Kl
~
~
~
I :JIA II ~s ~
9 ~
1~~1;~9;.
~
~
~
=
~
~
I ~~ II ~t f
~
=
~
I ~r I! ~d I
~
I ~t 1\ ~20 I
~
(0
~
...-
o
o
~
...-
a.
:E
CC
en
...-
m
3
~.
::::
G)
..,
CD
(Q
G)
Q)
3
C"
CD
.--
r
I
-3..
101
o
I\)
~
~
Z
o
(J)
()
)>
"1J
1m
-c
~
z
...-
r
I
~
'01
o
I\)
~
S;
z
o
en
~
-u
1m
-u
~
z
0..
~
(Q
VJ
.........
--"
())
.........
I')
o
o
CJ1
~
~
~
~
O'
'1J
~
,""'"
c.
UJO:)~opuq-1o\.MM
i19:J Hll'16S"SI9:A
1$ 'N onua.t.\, ~ SEt
JPUB'1
~~
1 ~ :1
~~ i! II 0 r
!~ liJ .J~ ~
.....-1 ...<1 ....5... J-
!eo t~ Ie: ~;
i~ f" !:fh.. jJ
.1 j~ ~ ~! 1 ~ 1
]l !~~ h!j ~ ~I
(j !:~ t;1 i il
;-1 pi 1=1 j 1~
~; ~~~ i~" i ~;
1.11: !!~ siit :Ii &1
,2" l! 0 "5.'- JE
;1 ;;110 f! ~ ..lr
je Ita r~ I'~
_~_'_ ~j~;!11jffi~-oi
.,: ..a ..s .06
!If...
~i5
:~
e:...
~~ en
&a t-=
;~m :or:
~
1i5~
~~a ~; ;;
~~~i I
1!s ~
j~~m ! 0 10
a!...:s i ;! ~ ~
;=~'It- ! e:~~~
I
~~
c :]
= .f ~
~~ -=- ,,~ It"
!' 18 ...~. ~
.....1 ,of .s: t ... j:
t.. ~~ le~ ~;
i1~! I! ~ .. 1:
U-iI j~ '15 o! ~ ~ ~
]j, I ~8": -; ';5
.: i!~ "iJ ~ il
!~ t~~ tJI { i1
i~ "5.i! 111 i !i
~j~ ;I~ i~ i :a i;
!i 8. 0 "5.11~ i ii~
;} ;il "0 I! .s: i~
J~ It) r~ ~I!
. . ~~ I:! !tj~ J-oi
.,: ..a ..s .. 06
~g
~; en
t-=
:or:
m~
I;
~~ I
i~~ ~
~~~~ a o~ I
~~!Ib ~ ~ i~
~~~1!5 ti ~t ~~ !
g~~~ ~' ~aI
o~ ~8
~! ~ ! ~~
I I
Sll'v'130 3d'v'8S0N'v'l
0-1-1
=Mf39WnN .L33HS
~.
^ .si
j t ~.a
"!o 0 t",
~! '51 Ii a:!
I! t; I~~ ='-0
10 t~ lEI ~!
61 If$!' 15 ~ do l..
I j~ 15-.i t _c
II i ~j.1 1i '6:
a.s. '1 ~ ~ Is .s >0
t- l:i& :51.1 .. :!11
oj J...r:= 'Ii I "i i
~1 1)1 !~I j ii
i~ ~l.;]~ i =ias
;:~ li-o iilt )i 11
_11 I!I "5.1- iE
;1 'i!; j!! ~ -1
. . &!.;
! !li ~ "&Ii
. ~I !:.t Iti~ J~~
.,: ..a ..s .. rd
~--- "---'- -, ~. .-\
~
I..&.J
~
::!:
~
en
I
5~
~~
Il')~
~~
~ :)
! .: f !1ot
~! ... .. i li: i
! J tiJ i .s
-i 0." E.Ii \.4 ~-
~o t~ iIJ !;
iiI if 1~!.t~:
II Ji ~ ;! I 41
.i! J!f as:J .s ~.
!i :~ i~! } U
il ~!) ]1! I :[;
;J~ !!~ 1;1 J il
si 1.0 "5.i'::> i 11
;} 1i!1 -ol! .Ii 11
I ~ IIi Jt=!.J -,.1 ~
1: i c 'i.:l -- -:2
:i :>1 :h~ ~~E
~OIS1A3)1
=#J.:>3rmJd
UN ::nv::>s
:).9 :)"0
~~ :.J..8 03X>3H:>
eN :),8 NM~a
~~ :),,8 03N~IS3a
SO"& rEO ::u. va
;~
i~
~-
I:
f:w:
i~
i~; ~...
~ i ~~ m~ I z 5
:II ~",~ ~Q! ~
~ ~~~~fi! ~~ i ~I I
~ q; ~~m! ; ~ ~!If :II
~ ;j~I~: ~ ~e a ~f!
en
...,:
z
I..&.J
CL
o
-I
en
<C
:z
o
(..!)
:z
J=
~5
o:~
co~
i~
;: . I
~I~ ~ !
;~~ ~ :II
~!II f;!
I~~I I ~
~~~i ~ !! i
~j~o ~I : .
o li; ~ ~
~ ;~'It- ~ ~!
l I l
uS
...,:
:or:
-
---
-
I..&.J
W
W ~
l.a..I
~ ::E
:z ~
w en
w I..LJ
a:::
(,!) -I
0:::6 (.!)~
z~
~~ U)~
,.,.,~ ~~
uS
en t-=
t-= :Z
Z t j
I l~
'1 ..
III ~ 1 ii
i g J.t 1
i ~ · ~ Is
i 1 l_g'6
11'13'
'I _ e i'1l!i
Is A- I ~I~j
fi
~ It ~ \,. I =i.
. t ~ f!n
" !
~t .1iJl~
!J ,,&Ei [
~.rQ.
4111
.,: ..a 811J
.,: ... ... ~
~
z
F=
:z
<C (!)
.-J
a.. :z
a:::: F=
z
~ ~... <:
....J
0 J 12 81 ~ a-
u
0 j!! 0 I ~ Cj CD
:z: ~ ~ ! ~t!! fit ~~
5~ o~ ! ~ I ~ a:::r=
~i ~ ;i )( ~~
ffi~ ~~ ~ ! ~ :si
I li~ ~ ~e
.~ Is ~ ~ 1-= !
-~ ~ ~m~ 'It- ~~ I ~~ "'~
n -, 'IAI ~ I ft.C I .C' r-nn7/n I It' 'f\AAn.'on_'llIrf-1 ..,"'^, """,_"...,.1 · ..,^", "._11 .-- ~- .-, ..-. .. · -~.. -. . - -. . - ----
.
-
-
-
-
-
-
-
-
-
-
-
-
-11;0
~$.~
s; - ~
.c("':a
]~]
U'I~~
!:!>~
]
COMMUNITY SIGN
{TO FACE COLLECTOR
ROAD ONLY}
FAUX STONE -
2~SIGN COLUMN +-- r-s- --+- --r
BASE
2.0 PLAN/ SECTlON
NiS
II ~ t:
......, ,
~
it)
RESIDENT1Al lOT
SIGNAGE/ LANDSCAPE
ENTRY EASEMENT
PRE-CAST STONE CAP
FAUX STONE
FAUX STONE
{SIGN TO FACE COLLEC10K
ROAD ONLY}
~
\
I
I
,
I
I
I
I
,
\r
I
,
I
I.
!z
w
t c.f)
9 ~
~ ~
a W
a 0
3 w
< '"
z <{
~ z
a 0
z -
- (/)
~
W
C-
O
c:t.
C-
O
..J
-
u.
(
I
\
I
\
~
w
w
~
~
tI)
" ,
..R. -2. JL-
5' WALK [TYP.]
2.0'
..................................................... ..
I . . . . . . . . . . . . . . . . . . . . . . .. . .. . . .. . . . . . . . . . . . . . .. , . .. . .. . . ..
. . . . . . . .. . . . . . . . . . . . . . . . . . .. . . . . . . . . .. . . .. . . . . . . .. . . . .. . .
:-:-:': ~.: r~~=!1~~{~I}:':':-:-:':':-:':-: -:':':' :':-:':':' :-:.:-:':':-:':': ':-:':-
, . . . . . . .. . . . . . .. . . . . . . . . . . . . .. . . . . . . .. . . . .. . . .. . . . . . .. . . . .
. .. .. .. .. .. .. .. . .. . .. .. .. .. I .. .. .. .. .. .. .. . .. . . . . .. . . . . . . .. . .. . . . . . . . . . .. .. .
2' CURB &: GUTTER f1'\1'.
,
I
I
I
I
,
,
\
I
I
\
,
I
/
/
~
""
OPEN
SP ACE
/
/
121ST' 51 ' , - , , - ' , - . . -
=-=-~- -r=l-=~ III~, ':='-'1'';;;' J,,-
I " I
, ,I I
--~l-~I~- I___.-.J ~.-'- \\ p
\' " /,,"
. I I I ^ /
I I I /" /
J / ,/
- / /, I
/ "" I
/ , -(
" /'
" /
~ /- - ~
ill--
I I I
I I I
L ;1...J~.~
"- DETENT10N
.,,'\ .
"'___...1
l-
I I
I I
~__l
n
I
I
~--
\
/'
I
I I
,
I' ~. J __
: ~"')
'\ ETEN110N , , ,
D ...'-- ...----
\ .../ /"-
"'~
II
.
---
/
/
/'-" ! /
~
I
I
I
/
PAR K
/
I
I
~-
\ )
IT------
\ (
,--
'''-/'
--
NTS
S T R E E
3~COLUMN LAYOUT TYPICAL
2.0 PLAN
1"=100'
SIGN LOCATION PLAN
PLAN
1
2.0
:J
-'
5:
L
I')
r>
o
r)
:')
:>
:>
\J
3
:;
j)
>
>
J
j
,
C
?
)
)
I
J
J
)
~
J
~
..
)
)
J
J
)
~
)
i
j
)
1
I,
1
I
I
I
I
1
I
I
1
1
~
o
~
8~8 I 10
~~~ ; ~ M
~~~E~ ~ ~ I
1U~~w~~9 !...J
~~~OO~4. VI ~
I
!
I
D
)
~
\
.
I)
~
I
I
I
I
I
I