HomeMy WebLinkAboutPacket 9-10-04
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Heather Knoll
Sublnitted By: Pittman Partners, Ine
Submitted To: Carmel Plan Commission
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I. Development Report
II. Primary Plat Application
III. Site Locatlon Map
IV. Aerial Photo
V. Site Development Plan
VI. Utility Summary
VII. Construction Sequence Summary
VIII. Site Context Plan
IX. Open Space Area Description
X. Residential Open Space Ordinance (ROSO III)
XI. Connectivity Exhibit
XII. Landscape Plan
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Heather Knoll Amended
CARMEL, INDIANA
Submitted By:
Pittman Partners, Inc.
Carmel, IN 46082
Project Engineer:
Stoeppelwerth & Associates, Inc.
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Heather Knoll Atnended is a prdposed residential community on 76.994 acres, which amends the
previously approved Heather Knoll. This amended priInary plat adds 37 acres and allows the final
extension of the north / south road system up to 146th Street. The developer is Pittman Partners, Inc., the
project engineer is Stoeppelwerth & Associates, Inc. and the project land planner is Kevin K. Parsons &
Associates, Inc.
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Heather Knoll Amended is located north of and adjacent to 141 st Street, west of Towne Road, east 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 and adjacent to 146th Street.
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The property on which Heather Knoll Amended is zoned S-I. The adjacent properties to the north, south,
east and west are also zoned S-I. The site is flat and has very little existing vegetation and is clliTently being
falmed. We have elected to utilize the Residential Open Space Ordinance as a qualifying subdivision.
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The proposed development plan contemplates 153 home sites on 76.994 acres or 1.99 units per acre, which
is consistent with the original Heather Knoll plan. The average lot size exceeds 11,000 square feet. The
typical lot dimension is 80 feet x 130 feet. ApproxiInately 20.359 acres or 26.4% of the site is dedicated as
COInInon area.
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As envisioned, Heather Knoll Amended, will meet the needs of the "move up" buyer. The curvilinear
streets, tellninal vistas, connecting trail systeIn, and spacious comlnon areas with the well placed water
features and community center will attract quality conscience buyers. Heather Knoll Amended will also
have a community swimming pool.
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The developer will provide heavily landscaped common areas consisting of both deciduous and non
deciduous trees. In particular, the landscaping will include blue spruce, norway spruce, and floweling trees.
The entryway will consist of brick columns and entry walls.
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Heather Knoll Alllended will be served by Clay Township Regional Waste District, Cinergy, Vectren
Energy, Brighthouse, Cannel Utilities and SBC Ameritech.
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As the developer, we are providing uses that are cOInplilllentalY to the sUITounding uses and do not detract
froIn these areas. In addition, landscaping, lighting, signage and special architectural treatments will make
Heather Knoll Atnended a mixed use development that not only blends in well with the surrounding area
but also complelnents the area and enhances one's expeIiences if they choose to live in Heather Knoll
Atnended.
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APPLICATION FOR
PRIMARY PLAT (OR REPLAT)
Fee: $700.00 plus $35.00 per lot ($560.00)
DATE: August 6,2004
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 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 1,78 'S'ec. 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: Pittman Partners
Name of Subdivision: Heather Knoll
Phone No. (317) 580-9693
Phone No. (317) 580-9693
Legal Description: (To by typewritten on separate sheet and attached)
Area (in acres): 76.994 Number of Lots: 159 Length (in miles) of new
streets to be dedicated to public use: 1.71
Surveyor certifying plat: Dennis D. Olmstead - Stoeppelwerth & Associates, Inc.
Address: 9940 Allisonville Road, Fishers, Indiana 46038 Phone No. (317) 849-5935
********************************************************** STATE 0 FIN D lANA, CO U NTY 0 F
Hamilton ,55:
The undersigned having been duly sworn, upon oath says that the above information
is true and correct as he or she is informed n believes.
SIGNATURE OF APPLICANT: ~ Print: Steve Pittman
Subscribed and sworn to before me this 6th
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5.1.10 Application for Primary Plat. Two (2) copies, or more if necessary. of the prim~~\"~~......" ~~.f
of the construction plans together with supporting documents shall be submi~~d to the Director'&l:Z:-OF ,~\~\",
Current Planning with this application. These "Ians to be distributed to all Technical Advisorv."'",..n\\\\\
Committee authorities bv applicant.
day of
My Commission Expires: September 9, 2006
FEE: Received by:
s: \plan co m m \a ppl ictn . pc\pri m pi at.8 px
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LEGAL DESCRIPTION
A part of the Northeast Quarter and the Northwest Quarter of Section 20, Township 18
North, Range 3 East, Clay Township, Hamilton County, Indiana, more particularly described
as follows:
Beginning at the Southwest corner of said Northeast 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 05 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 South 00 degrees 05 minutes 16 seconds East 348.50 feet to the South line of said
Northeast Quarter; thence North 89 degrees 32 minutes 44 seconds East along said South line
702.41 feet; thence North 00 degrees'07 minutes 54 seconds West 2,319.27 feet; thence
South 89 ,degrees 30 minutes 49 seconds West parallel to the North line of said Northeast
Quarter 557.90 feet; thence North 00 degrees 07 minutes 54 seconds West 18.23 feet; thence
South 89 degrees 30 minutes 49 seconds West parallel to the North line of said Northeast
Quarter 766.19 feet to the East line of said Northwest Quarter Section; thence North 00
degrees 02 minutes 26 seconds East along said East line 294.08 feet to the Northeast corner
of said Quarter Section; thence South 89 degrees 35 minutes 20 seconds West along the
North line of said Quarter Section 231.81 feet; thence South 00 degrees 02 minutes 26
seconds West parallel to the East line of said Quarter Section 1,315.35 feet; thence North 89
degrees 36 minutes 39 seconds East 231.81 feet to the East line of said Quarter Section;
thence South 00 degrees 02 minutes 26 seconds West along said South line 1,315.44 feet to
the place of beginning, containing 76.994 acres, more or less.
S:\47175\legal\.rtfPREL-PLAT
August 5, 2004
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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 through 1 7 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 walking path will be placed through a portion of Common Area 1
overlooking Pond 1. A gazebo will be constructed in Common Area 2 for a
focal point and gathering place for the residents of this development. A
neighborhood Amenity Area will be located in Common Area 12 with a
walking path circling Pond 2. A walking path will also circle Pond 3 in
Common Area 14. 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.
S/47175/ Applications/OpenSpaceAreaDescription
August 5, 2004
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EXHIBIT A
OPEN SPACE SCHEDULE
SUBDIVISION NAME: Heather Knoll
1. SITE ACREAGE 76.994
2. ZONE DISTRICT 8-1
3. MINIMUM OPEN SPACE REQUIREMENT (SOSR) 540/0 / 41.758 acres
4. OPEN SPACE PROVIDED (OSP)
5. PRIMARY CONSERVATION AREAS
0 Well-head Protection Area
D FEMA/IDNR 100 year Flood Fringe
D White River Corridor
0 Steep slopes (10%)
0 Mature Woodland
0 Special Opportunity corridor (identify)
0 Other
6. NATURAL OPEN SPACE PROVIDED
7. AGRICUL TURAL OPEN SPACE
8. DESIGNED OPEN SPACE
0 Square 0 Parks
fa Boulevard 0 Greenbelt
0 Trails 0 Golf Courses
0 Other
19.80/0 / 15.242 acres
o FEMA/IDNR 100 year Floodway
o Wetlands (> 1/4 ac.)
o Scrub Woodland
o Y oung Woodland
o Historic Structures/Sites
0 / 0 acres
0 / 0 acres
19.80/0 / 15.242 acres
0 Green
0 Paths
0 Pond (see below)
9. CONSERVANCY LOTS
no. lots
acres
10. PONDS total measured perimeter (in linear feet) 3761 1.f.
total measured accessible perimeter (not bounded) 3761 1.f. 100 %
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REsn>}:NTIALOPEN' SP ACEORJ)IN~CE(R()SO III)" '
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CITY OF CARi\lEL & CLA Y TO\.VNSHIP SUBDIVISION CONTROL ORDINANCE
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CARMEL/CLA Y SUBDIVISION CONTROL ORDINANCE
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CHAPTER 7: OPEN SPACE STANDARDS FOR MAJOR SUBDIVISIONS (ROSa III)
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7.0 Subdivision Open SDace Design.
7.1 Subdivision Base Density.
7.2 Subdivision - Densitv Incentive.
7.3 Open Space Schedule.
7.4 General Standards For Open Space.
7.5 Open Space Priority Areas.
7.6 Standards For Natural ODen Space.
7.7 Woodland Evaluation.
7.8 Standards For Agricultural Open Space.
7.9 Standards For Designed ODen Space.
7. J 0 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.
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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 aJlow for more structured open spaces, such as parks or
squares, as well as for agricultLir~1 open space in the form offields or pasture. Open space should be consistent
with the goals, objectives and policies set forth in the Comprehensive Plan.
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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.
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7.0
Subdivision Open Space Design.
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7.0.1
Major Subdivisions with community water and community se\,ver that meets the Standard ODen Space
Requirement (SOSR) set forth in Section 7./ 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.-:/.3,7.-/.2. 7.4.3,8.4.2,8.4.3,9.-1,2.9.4.3. /0.5.2,
and /0.5.3 of the Zoning Ordinance, however, the minimum distance between dwellings shall be six
( 6) feet.
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7.0.2
Minor subdivisionsshall be exenlpt from the requirements of this Chapter.
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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.
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Chapter 7: Open Space Standards For I\Ilajor Subdivisions
7-1
as amended per Z-346
Summer 2002 v I
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CITY OF CARMEL & CLA Y TOvVNSHIP SuBDIVISION CONTROL ORDINANCE
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7.1
Subdivision Base Density.
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The base density permitted for new subdivisions is set forth below. The percentages in the following table refer
to the percentage ofa subdivision's gross site acreage which must be devoted to open space as defined in this
Chapter:
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RESIDENCE STANDARD BASE DENSITY
DISTRICT OPEN SPACE FOR QUALIFYING
(PER ZONING REQUIREMENT SUBDIVISION
ORDINANCE) (SOSR) (Lotsl Acre)
S-I Residential Estate 15% 1.0
S-I Very Low Intensity 15% 1.3
$-1 Low Intensity 20% 1.8
S-2 200/0 2.4
R-I 20% 2.9
R-2 20% 3.9
R-3 25% 5.0
R-4 25% 8.0
R-5 25% 12.0
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7.2
Subdivision - Densitv Incentive.
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The gross base density (un its/acre) of a subdivision may be increased above the permitted base density, set forth
in Section 7./, by the appl ication of a factor of one and one-half percent (1.5%) of the base density for each
increase of one percent (1 Olb) in the percentage of the site acreage that is devoted to open space. Expressed
mathematically: PD = SD x (I + 1.5(OSP - SOSR))
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Where: PD
BD
asp
SOSR
= Permitted Density;
= Base Density for the residence district;
= Open Space percentage in the submitted plat;
= Standard Open Space Requirement percentage
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7.3
DDen Space Schedule.
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Together with the prilTIary plat application, the applicant must submit an Open Space Schedule, noting the Open
Space categories used and acreage of each. (ExhibiL .4.). Subdivision open space is divided into four (4)
categories: Natural Open Space, Agricultural Open Space, Conservancy Lots, and Designed Qpen Space.
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7.3.1 Natural ODen SDace. (See Section 7.6). Natural Open Space includes all land areas set aside in a
naturally occurring state, including priority conservation areas, used either:
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1.
for the purpose of passive neighborhood recreational use;
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2.
to protect scenic views; or
3.
to minimize views of new development from existing roads.
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7.3.2
AGRICULTURAL OPEN SPACE (See Section 7.8). Agricultural Open Space includes all land areas
set aside for agricultural uses, including pastureland.
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7.3.3
CONSER V ANCY LOTS (See See/ion 7./0). Conservancy Lots are intended to be used primarily as
large lot residential uses which serve as a buffer and/or transition to pockets oflo'vV intensity, very low
intensity,and residential estate subdivisions.
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Chapter 7: Open Space Standards For Major Subdivisions
7-2
as amended per Z-346
Summer 2002 v I
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CITY OF CARMEL & ('LA Y TO\.VNSHIP SUUDIV'S10N CONTROL ORr;>fNAN(E
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. for passive or active recreational use within neighborhood areas;
2.
To enhance vie\.vs of new houses from existing roads;
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..:>.
To act as neighborhood focal points.
7.4
General Standards For ODen Space.
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.
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.
7.42 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 Jow 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 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.
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).
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:
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.
7.5.2
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 wellhead, No lakes, ponds orother 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 I\tlajor Subdivisions
7-3
as amended per Z-346
Summer 2001 vi
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CITY OF li\Ri\IEL & CLA Y TOwNSHrp SL'BDI\"ISION CONTROL ORDINANCE
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7.5.7
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7.5.8
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7.5.9
natural infiltration and percolation of precipitation to the groundwater table.. through careful planning
of vegetation and land disturbance activities, and the placement ofstreets~ buildings and impervious
surfaces.
7.5.4
All FEMA and I DNR 100- Year Flood\.vav and Floodwav Fringe Areas shall be preserved in their
entirety, however;
I. Alterations to floodwav and flood\,vav 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 I DO-year tloodway fringe
areas shall be prohibited, except as may be required by the 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 may occur,
however, pursuant to a mitigation plan approved by the I ndiana Department of Environmental
Management and the Commission.
7.5.6
The White River Greenway. The White River is this community's most significant natural and cultural
resource. An Open Space Priority Area in the fonn ofa one hundred-foot wide butTer strip~ measured
from the water's edge at normal pool elevation (as verified by the Indiana Department of Natural
Resources) along the Clay Township side7 shall be established adjacent to the White R.iver. 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.. Young \Voodlands.. 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 detennined below.
Evaluation criteria and protection for woodlands are found in Section 7. 7:
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No more than fifteen percent (15%) of lands occupied, as of December 1, 1998, by l\Ilature
Woodlands shall be cleared.
2.
No more than thirty percent (300/0) of lands occupied, as of December I, 1998, by Young
Woodlands shall be cleared.
3.
No more than fifty percent (500/0) of lands occupied, as of December I, 1998, by Scrub
Woodlands shall be cleared.
Special Opportunity Corridors are linear, unbuildable areas subject to restrictions by major pipeline
companies or public uti rities. These cOITidors extend for long distances through Cannel/Clay, and
provide a tremendous opportunity for low-impact ilnprovements 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 Priori ty A rea, the development of a I i near trail system shall
be a requirement for all new subdivisions directly impacted/encumbered by Special Opportunity
Corridors.
Historic Structures and Sites shall be preserved as provided below. i\l1any of the community~s historic
structures and sites (resources) have been extensively researched and remain intact. For purposes of
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Chapter 7: Open Space Standards For fvlajor Subdivisions
7-4
as alnencJed per Z-346
Summer 2(HJ.2 \' I
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CITY OF CARMEL & CLA Y TO\.\'NSHIPSUBDIVISfON CONTROL ORDINANCE
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this ordinance, The Hamilton County Interinl Report, as an1ended~ published March 1992 by the
Historic Landmarks Foundation of Indiana, shall be the official inventory of historic structures and
sites in Cannell Clay Township.
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I. Plans requiring subdivision approval shaH be designed to protect existing historic structures
and sites of all classes. This protection shall include the conservation of the landscape
immediately associated wi~h 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
bu ffers, or other approved means.
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7.6
Standards For Natural Open Space.
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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.
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7.6.2
NaturaJ 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.
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7.6.3
Unless otherwise approved by the Commission, each Natural Open Space area must:
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I. Be a minimum area of one-half acre;
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2.
Have a minimum width of seventy-five (75) feet, and
3.
Have at least two (2) points of access
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7.7
Woodland Evaluation.
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The evaluation of the tract's woodlands shall be undertaken by an arborist~ landscape architect~ horticulturist or
anotherqualified professional, acceptable to the Director. This evaluation shall be submitted as a written report,
included with and supplemental to the Open Space Conseryation Plan.
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7.7.1
Evaluation of Trees. The goal of \Noodland preservation is to ensure trees remain assets to the site for
years to come. Single trees and woodlands that are preserved \vithin Project Open Space, therefore,
must meet the follo\ving minimum standards:
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A life expectancy 0 f g reat,er than ten ( I 0) years.
2. The tree must be in good or better condition.
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3.
A relatively sound and solid trunk with no extensive decay.
4. No (nore than one nlajor dead linlb or several (ninor dead limbs.
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5.
No Inajor insect or pathological problem.
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Chapter 7: Open Space Standards For Major Subdivisions
7-5
as anlended per Z-346
SLlmm~r 2002 v I
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CITY OF CARMEL &: (LA Y TO\VNSHIP SUBDIVISION CONTROL ORDINANCE
7.7.2
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7.7.3
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3.
A landscape buffer of native trees and shrubs is required adjacent to Woodland open space
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Wood land Protection Practices. Protecti ng the root zone is the most critical factor in tree preservation
throughout the development process. Disturbance within this area direct]y affects tree survival. To
protect root zones, the follo\.ving standards apply:
I.
'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
COlnnlission. 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.
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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 flo\v 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 Inade graphically, not
by clearing woodlands on-site prior to Secondary Plat approval.
A fforestation and Reforestation. The replacement of trees in the Natural Open Space or tree
preserva,tion areas shall be determined on the Open Space Conservation Plan pursuant to the
following:
I. 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 ( I ) shade tree
b. four (4) whips
c.
twelve ( 12) inch seedlings spaced on three (3) foot centers.
Where specimen trees, stands of trees or woodlands within Natural Open Space or designated
tree preservation zones have been irreparably damaged or iJ legal Jy 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.
Chapter 7: Open Space Standards For Major Subdivisions
7-6
~s anlendcd per Z-346
Summer 1002 v I
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CITY OF CARMEL & CLA Y TO\.VNSHIP SUBDI\"ISION CONTROL ORDINANCE
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areas that have been opened up due to land clearing activity. Planting shall occur per Exhibit
C, Perimeter Buffering.
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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 Installation
Specifications Manual.. A site speci fic tree list will be provided to the City Arborist.
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7.8
Standards For Agricultural Open Space.
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Agricultural Open Space shall be devoted to agricu Itural uses, including pastureJand, or the raising of crops, and
may include residences or facil ities that are speci ficaJly needed to support an active, viable agricu Itural
operation. Specifically excluded are commercial livestock operations involving swine, poultry, mink, and other
animals likely to produce offensive odors.
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7.8.1 The minimum land area for Agricultural Open Space shall be five (5) acres.
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7.8.2
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.
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7.9
Standards For Designed Open Space.
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Designed Open Space shall assume anyone or more of the following fonns; however, the Commission may
consider and approve other forms not described in this section, pursuant to the criteria in Section 7. 9./1:
7.9.1
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.
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I. Squares shaJ I be no greater than 10,000 square feet, with a nlinimum width of seventy-five
(75) feet.
2. Streets shall bound squares on at least two (2) sides.
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3.
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.
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7.9.2
Parks. Parks are open space areas designed specifically for, and equipped for, the play of small
ch i Idren.
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Parks shall have a nlin;mum area of 10,000 square feet, with a minimuIT1 average width of
ninety (90) feet.
2.
One (I) point ofaccess is required for each 25,000 square feet, up to a maximum of three (3)
points of access.
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3.
Park areas should be fenced and may include an open shelter.
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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.
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Greens shall be no less than 40,000 square feet in area, with a minimulTI average width of one
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Chapter 7: Open Space Standards For fVlajor Subdivisions
7-7
as anlended per Z-346
Summer 2002 v I
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CITY OF CARMEL & CLA Y TOWNSHIP SUBDIVlsrON CONTROL ORDINANCE
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hundred fifty (J 50) feet.
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2. Greens shall be bound on three (3) sides by streets or house fayades.
7.9.4
Boulevards. Boulevards are linear open spaces located within a public or private street and consist of:
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1_ a linear street median, at least ten (10) feet wide;
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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;
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3. parallel multi-purpose pathways along each side, or, a multi-purpose pathway along one side,
and a sidewalk along the other. The minimunl 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.
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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 (150/0) of the SOSR_
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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;
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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.
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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 of house lots or conservancy lots, a permanent conservation
and common access easement shall protect them.
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The minimum width for the easement shall be fifteen (15) feet and shall have a length to
width ratio of 10: L
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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 cornpacted subgrade, and a
minimum of five (5) feet in width.
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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.
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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 (300/0) bounded by lots, seventy percent (700/0) Open Space).
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7.9. J I The Conlnlission may approve other forms of Design Open Space if a proposed open space meets the
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Chapter 7: Open Space Standards For IVlajor Subdivisions
7-8
as amended per Z-346
Summer 2002 \" I
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CITY OF CARi'v'IEL &. CLA Y TOvVNSHIP SUBDIVISION CONTROL ORDINANCE
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following criteria:
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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.
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It meets the general description of Designed Open Space found in Section 7.3. D.
4.
It meets the General Standards for Open Space, Section 7. 4.
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7.10
Standards For Conservancy Lots.
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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.
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7.10.1
Conservancy Lots shall be a" minimum of five (5) acres.
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7.10.2
Minimum front yards for Conservancy Lots:
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Primary Structures:
two hundred (200) feet from right-of-way
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2.
Accessory Structures:
two hundred twenty-five (225) feet from right-of-way.
7. 10.3
Up to fifty percent (500/0) of each Conservancy Lot may contribute to the OSP.
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7.10.4
Conservancy Lots may contribute up to fifty percent (50%) of the overall SOSR.
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7.11
Permanent Protection Through Conservation Easements.
7.11.1 Subdivision open space shall be subject to permanent conservation easements prohibiting future
development and defining the range of pennitted activities.
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7.11.2 The Commission shall review all proposed easements and shall accept them provided their wording
accompl ishes the purposes of this Ordinance and is consistent with the Conlprehensive Plan.
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7.12
OwnershiD of Open Space and Common Facilities.
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7.12.1 OwnershiD OPtions. The methods below may be used, either individually 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 f'vlaster Plan shall be
initially offered for dedication to, or purchase by, the Carmel Clay Township Board of Parks and
Recreation.
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7.12.2 Open space shaH 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
facil ities or in the open space ratio of the overall development. Ownership methods shall conform to
the following:
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'1.
Fee Simple Sale or Dedication to the Park Board. The Park Board rnay, but shall not be
required to, purchase or accept the dedication of any portion of the common facilities.
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Chapter 7: Open Space Standards For Major Subdivisions
7-9
as amended per Z-346
Sum mer 2( )(j2 v I
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CITY OF CARMEL 8:. CL.~ Y TO\VNSHIP SURDIVISION COI'ITROL ORDIN,-\NCE
2.
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4.
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5.
Dedication of Easements to the Park Board. The Park Board may, but shall not be required
to, accept easenlents for public use of any portion of the conlmon land or facilities. In such
Condo mini urn Association. Common facilities may be controlled through the use of
condominiulTI agreements. All open land and common facilities shall be held as common
element.
Honleowners' 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. I n 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 (wi th fi nanci al subsidization by the owner or appl icant, 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
faciJities.
e.
The by:.(aws shall confer legal authority on the association to place a ) ien 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.
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The association shall have adequate staff to administer, maintain, and operate such
common facil ities.
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 bonaJide
conservation organ ization 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 Coolmission is estabf ished between the
owner and the organization.
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Chapter 7: Open Space Standards For Major Subdivisions
7-10
as anlended per Z-3~6
Sllmm~r 2002 \i I
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CITY OF CARMEL & CLA Y TOWNSHIP SUBDIVISION CONTROL ORDINANCE
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cases, the facility remains in the o\.vnership of the condorninium association, homeowners'
association~ or private conservation organization. In addition, the following regulations shall
apply:
a. Any such easements for public use shalf be accessible to the general publ ic.
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b.
A satisfactory maintenance agreement shall be reached between the owner and the
Park Board.
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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:
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a.
A maximum of 75% of each lot area may be applied to the SOSR;
b. the open space is pennanently restricted from future development;
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c.
the Director is given the ability to enforce these restrictions.
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7.13
M ai ntenance.
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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.
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Mod i fications.
7. 14
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7.14.1 The Commission may, after a public hearing, pennit the modification of the provisions of this Chapter.
Ho\vever, 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 the following criteria:
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I.
The proposal shall be in harnlony with the purposes and the land-use standards contained in
th is Chapter;
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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;
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3.
The proposal shall not produce lots or street systems that \-vould 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.
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4.
The appl icant shall demonstrate that the proposed modifications wi II produce equal or better
results, from the Commission's perspective, and represent the mininlum modi fication
necessary .
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7.14.3 (fthe Commission determines that the applicant has met his/her burden, it may grant a modification of
the requirements of this article. In granting rnodifications, the COlllmission may inlpose such
conditions that wi II, in its judgnlent, secure the objectives and purposes of th is Chapter.
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Chapter 7: Open Space Standards For Major Subdivisions
7 -I )
as afnended per Z-3.t6
Summer 2002 v I
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CITY OF C ARi\'JEl & CLA Y TOWNSHIP SUBOrVISION CONTROL ORDIN ~NCE
EXHIBIT A
OPEN SPACE SCHEDULE
SUBDIVISION NAME:
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SITE ACREAGE
:f:
2. ZONE DISTRICT
3.
MINIMUM OPEN SPACE REQUIREMENT (SOSR)
OPEN SPACE PROVIDED (OSP)
,PRIMARY CONSERVATION AREAS
/
acres
4.
/
acres
5.
o
Well-head Protection Area
FEMA/IDNR 100 year Flood Fringe
White River Corridor
Steep slopes (I DOlO)
Mature Woodland
Special Opportunity Corridor (identify)
Other
o
FEMA/IDNR 100 year Floodway
Wetlands (> 1/4 ac.)
Scrub Woodland
Young Woodland
Historic Structures/Sites
o
o
o
o
o
o
o
o
o
o
6. NATURAL OPEN SPACE PROVIDED
/ acres
/ acres
/ acres
0 Green
0 Paths
0 Pond (see below)
7. AGRICULTURAL OPEN SPACE
8. DESIGNED OPEN SPACE
0 Square 0 Parks
0 Boulevard 0 Greenbelt
0 Trai Is 0 Golf Courses
0 Othe r
9.
CONSERVANCY LOTS
no. lots
acres
10.
PONDS
total measured perinleter (in linear feet)
I.f.
total measured accessible perilneter (not bounded) _I.f. %
Chapter 7: Open Space Standards For Major Subdivisions
7-12
as amended per Z-346
Summer 20U2 v I
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CITY OF CARr-.'1EL & CL-\ Y TOWNSHIP SVBDI\'JSJON CONTROL ORDINANCE
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EXHIBIT 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
Pri mary Plat appl ication.
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2.
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The Open Space Conservation Map shall be a 24" x 36" plan, and include the following:
a. Title block., north arro\v 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;
0-
O.
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
will protect open space areas during construction of the project.
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The Open Space Conservat"ion Report shall be bound, 8.Sn x II" format, addressing the following areas:
General Proiect I n formation:
B.
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a. The name of project and date of preparation;
b.
The name of preparer, contact in formation;
c.
A completed Open Space Schedule fornl;
d.
A site context plan (II" x 17"), scale and north arrow and title block, and showing the site
boundary, existing roads, proposed road and lot layout, stonn water management facilities,
location of Open Space Priority Areas, location of project open space.
2.
Open Space:
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a.
b.
A written, itemized description of all Open Space Priority Conservation Areas;
\V ritten descriptions of other proposed project open spaces;
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Chapter 7: Open Space Standards For Major Subdivisions
7-13
as anlended per Z-3~6
Summer 2002 v J
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CITY OF CARi\.IEL &:. CLA Y TO'vVNSHJP SUBDIVISION CONTROL ORDINANCE
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c.
Written and photographic description of the composition and conditions and review of
woodland evaluation criteria;
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d.
\tV ritten and graphic description of afforestation and/or reforestation plans.
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3.
Maintenance and Operation Plan:
a. An estimate of staffing needs;
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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;
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d.
Plans for regular and periodic operation and maintenance responsibi I ities for the various
categories and types of open space.
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Chapter 7: Open Space Standards For Major Subdivisions
7-14
as amended per Z-346
SummL'r 2002 v I
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CITY Of CARMEL & CLA Y TO\VNSHIP SUBDIVISION CONTROL ORDINANCE
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CHAPTER 7: OPEN SPACE STANDARDS FOR MAJOR SUBDIVISIONS
AIVIENDIVIENT LOG
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Ordinance No. Docket No. Council Approval Effective Da te Sections Affected
2-346
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Chapter 7: Open Space Standards For iVlajor Subdivisions
7-15
as amended per Z-346
Summer 2002 y'
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