HomeMy WebLinkAboutPacket 11-30-04
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AT MORGAN'S CREEK
South of 146th Street on East Side of Gray Road
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Villas at Morgan's Creek is submitted to the Carmel-Clay Plan
Commission for Primary Plat approval as a Qualifying Subdivision
under the Residential Open Space Ordinance. The property is located
at 14309 Gray Road and lies within the S-1 (Low Intensity) zoning
classification. The community is planned to accommodate 12
homesites on 6.39 acres, which yields a net density of 1.88 units per
acre.
Through thorough planning and the application of principals set
forth in the Residential Open Space Ordinance, 1.461 acres (22.85%)
of the project has been set aside as permanent open space. Incl uded
in this open space are 1.316 acres of Scrub/Young Woodlands (see
Arborist's Report) and 100 year Floodway. This feature, located
primarily in the center portion of the site, has been identified as
Primary Conservation Area under the Ordinance.
Over 1,800 feet of paths and pedestrian walkways are planned for
Villas at Morgan's Creek. Each homesite will have access to the entire
network of open space. Carmel-Clay residents will be able to enjoy
homes of exceptional architecture on wooded homesites with home
pl'ices in the $500K to $800K range. Further, the conservation areas
and designed open space complete the overall look and feel of the
neighborhood.
It is respectfully requested that the Carmel-Clay Plan Commission
endorse this Open Space Plan as submitted.
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Vine
Tree ('are
Landscaping
Consulting Services
November 15, 2004
Jerry Corbier
Covenant Group LLC
411 N. Rangeline Road
Carmel, IN 46032
Re: The Villas at Morgan's Creek
D@af J@fry,
After discussion with Scott Brewer concerning the woodland classification for the Villas
of Morgan's Creek I am recommending a down grade for Compartment A to immature
woodiand status. This compartment has mature trees but a majority of it is lawn.
With this down grade I still report that the total property is immature woodlands
which means according to Carmei Clay Land Use regulations you can clear 30%. In
reviewing your clearing plans it is my opinion that you are within this 30% clearing.
It could be argued that the total clearing is closer to 34% but when you look at the
trees being removed east of the creek you are removing predominately scrub trees.
When you look at the larger silver maple (Acer saccharinum) along the current drive
they have been topped and are now potentially hazardous and should be removed.
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I do recommend that you or I check with Jon Dobosiewicz to make sure he agrees with
this determination.
I certify that all the statements of fact in this report are true, complete and correct to
the best of my knowledge and belief, and that they are made in good faith.
Judson R. Scott
Registered Consulting Arborist #392
American Society of Consulting Arborists
4721 E 146tn Street <31 Cannel, Indiana 46033 0 Phone: 317-846-1935 . Fax: 317-846-3788
Treeconsultant@aol,corn 131 www.vlneandbranch.net
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.. Open Space
Preservation
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COVENANT GROUP LLC
Cm"bier Traditions builds high quality homes of exception style that are a source of
pride and lasting value to their owners. The attention to detail that goes into every new
COI'bier Traditions home is a deep personal commitment from the principals of Corbier
Traditions as well as our partners.
Corbier Traditions believes that a home is much more than brick and mortar, wood
and stone. A home also provides a strong feeling of security and serenity. It is a place
where family and friends find acceptance and Jove. Our "OJd World" designs enhance
these qualities and help make each house a \vonderfuJ home that the owners wil1
tTeasure for many years.
Our focus is on building new home styles influenced by European manor houses,
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from both architectural and functional viewpoints. Each reflects the design elements
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doors leading to sun-drenched courtyards and a happy marriage of cast stone and brick,
wood and glass.
We are particularly pleased when a kitchen becomes not merely a place to prepare
meals, but a comfortable setting for friends and families to gather for a11 kinds of
occasions. We are also pleased when bedrooms look like a suite style retreat. People
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room for relaxing, as weB as sleeping.
Corbier Traditions creates timeless and traditional "Old World" homes that have aU
the conveniences consumers' demand for their busy lifestyles. They are European
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Each and every COt"bier Traditions home is "DEDIC A TED TO ALL WHO
ENTER".
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Jerry K. Cm"bier, President
COVENANT GROUP LLC
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COVENANT GROUP LLC
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COVENANT GROUP LLC
COVENANT GROUP LLC
COVENANT GROUP LtC
Excellent Infill Project as
Illustrated by the Following:
(II Villas at Morgan's Creek
.. Finished Square Feet: 3,000 to 5,000
~ Estimated Sales Prices: $sook to $800k
~ Avg. $/s.f: $I62.50 per s.f
· Sales Prices of Surrounding Areas
~ WoodfieldI:
G Sales Price Range: $300k to $563k
e Avg. $/s.f: $I I4 per s.f
~ OakbrookI:
c. Sales Price Range: $793k to $2.Imm
~ Avg. $/s.f: $I35
1 Source: Metropolitan Indianapolis Board of
Realtors. Propertqlinx.com. 2004
COVENANT GROUP LLC