HomeMy WebLinkAboutPacket 11-30-04
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Bingham McHaleLLP
970 Logan Street
Noblesville, IN 46060
317.776.8668
binghammchale.com
attorneys at law
Request for Primary Plat Approval
LEEDS, LLC
By Steven D. Hardin, Esq.
Docket No. 04080059 PP
60.210 Acres +/-
East side of Shelborne Road, North of 116th Street
Submitted November 19, 2004
for the
November 30, 2004 Subdivision Committee Meeting
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SADDLEBROOK AT SHELBORNE
Leeds, LLC
By Steven D. Hardin, Esq.
Request for
Primary Plat Approval
60.210 Ac. +/-
East side of Shelborne Road, North of 116th Street
TABLE OF CONTENTS
Tab A ..................... Statement of Purpose
Tab B..................... Site Location Map
Tab C..................... Overall Site Plan
Tab D..................... Landscape Plan
Tab E..................... Tree Preservation Plan
Tab F...................... Open Space Plan
Tab G..................... Commitments
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SADDLEBROOK AT SHELBORNE
STATEMENT OF PURPOSE
Leeds, LLC submits this request for primary plat approval in order to
develop the subject 60.21 +/- acres into Saddlebrook at Shelborne (see site
location map at Tab B). Saddlebrook at Shelborne will be developed as a single-
family custom home community of 77 homes (see overall site plan at Tab C). As
part of this development, a connecting trail from Shelborne Road to the West
Park facility will be installed. This will provide local residents with easy park
access and new recreation/fitness opportunities.
Homes in Saddlebrook are expected to average in excess of $400,000.
The covenants for the project, as proposed, require the following:
· Single-story homes within the community will include at least 2600
square feet on the ground floor level (exclusive of open porches,
garages, carports, terraces and balconies).
. Multi-story homes will include at least 1600 square feet of living area
on the ground floor (exclusive of open porches, garages, carports,
terraces and balconies) and an overall square footage of at least 3200
square feet (all floors combined).
Hiahliahts of Recent Events:
At the November 4, 2004 Subdivision Committee meeting, The Committee
requested that the Saddlebrook Development Team address the following items:
1. Water Availabilitv. The City will be extending a water line from the north to
the south property line of the Saddlebrook property. Leeds plans to install
a water line along the south side of the Saddlebrook at Shelborne
entrance road (Homestretch Drive). Leeds has designed the water line to
allow nearby residents to. connect to the water line if they so desire,
subject to the water utility's approval.
2. Sewer Availabilitv. In discussions with the Clay Township Regional Waste
District, the District explained that it has independent plans to supply
sewer service to the Oak Tree and the Larkspur neighborhoods from the
south.
3. Road Improvements & Commitments. Leeds is continuing to work with
Mr. Ulerich (the neighbor to the south of the Saddlebrook entrance)
regarding the proposed Saddlebrook deceleration lane abutting his
property. Leeds will be prepared to provide an update on this item at the
November 30th meeting. Additionally, a copy of the commitments
Page 1 of 2
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concerning road improvements to Shelborne Road have been included at
Tab G.
4. Parks Department Contact. The Committee asked Leeds to contact the
Parks Department to verify that the proposed 8' stone jogging trails and
the points at which they access West Park and other potential park ground
to the south are acceptable. Assistant Parks Director Michael Klitzing
stated that the Saddlebrook trails proposal is generally consistent with
what the Parks department would like to see at this location. Leeds
expects to confirm the Parks Department's support for the proposed trail
specificatio.ns and park access locations with the Parks Director prior to
the November 30th Committee meeting. The developer will be prepared to
provide an update on this item at the November 30th Committee meeting.
5. Landscape/Tree Preservation/Open Space. The Committee asked to be
providedvvith a copy of the proposed landscape plan and tree
preservation plan prior to the November 30th meeting. A copy of the
Saddlebrook landscape plan has been included at Tab D. This revised
plan is the result of discussions with neighbors regarding buffering and
screening. The Developer is continuing to work with the neighbors to
confirm th~ir support for the landscaping plan revisions. Leeds will be
prepared to provide an update on this item at the Committee meeting.
The proposed tree preservation plan is included at Tab E. Urban Forester
Scott Brewer is reviewing the plan. Leeds hopes to receive Mr. Brewer's
approval by the November 30th meeting. A copy of the Saddlebrook open
space plan is included at Tab F.
If approved, Leeds anticipates beginning development early next year.
Thank you for your consideration.
Page 2 of 2
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Architects & Engineers
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PAIMAY PLAT - 8ADDLEBROOK AT 8tEl.80AtfE
LEEDS, LlC
5300 HESSLER IDD
MIMCE. INDIANA 47304
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INDIANAPOLIS. INDIANA .t8250
(317) 842-0777 F~ (317) &41-47.
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Saddlebrook at Shelborne Property
Tree Preservation Plan
for the property located at
116th and Shelborne
Carmel, Indiana.
(\0
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Plan Prepared for
Asset Midwest LLC
Michael H. Stikeleather
Plan Prepared by
KCB Bridenthal Design Associates and Cripe Inc.
Plan Date November 12,2004
Brideathal Desiga Auociates
Landscape A<<hitects .$ Planners e Desig.ers
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Introduction
The following report is the Tree Preservation plan for the proposed Saddlebrook
at Shelborne subdivision located north of 116th street and east of Shelborne
Road in Hamilton County, Indiana. All observations were conducted in the field.
Executive Summary
On Tuesday November 9, 2004, the Asset Midwest property located on
Shelborne Road north of 116th Street was investigated at the request of Cripe
Inc. engineers and Asset Midwest to determine the feasibility of preserving trees
on site to serve as a portion of the required perimeter landscape buffer yards.
The end result is this report that is divided into written descriptions a site
photograph exhibit, tree preservation exhibit and site photographs. The tree
preservation exhibit describes existing plant communities on site as defined by
the City of Carmel Roso ordinance. Each of these areas is then further
described in approximate square footage per area.
The property in general has little topographic relief or plant communities specific
to areas of steep slopes. The property is has a variety of woodlands and scrub
brush along all boundaries and existing fence rows. Open areas consisting of
typical grasses and small seed plants characterize the majority of interior
portions of the site. The proposed subdivision design should have little or no
impact on the majority of existing woodlands and scrub on this property.
At the time this study was conducted most leaves had fallen from the existing
trees. Consequently, trees were identified by evaluating bark color and texture,
limb branching habits, and existing leaves where present. The existing tree and
plant communities were evaluated using the following definitions as stated in the
Residential Open Space Ordinance (ROSO) for the City of Carmel/Clay
Township and divided into distinct plant communities (See Tree Preservation
Exhibit) Representative tree caliper sizes were then taken in each area to further
define the plant communities.
The following four (4) definitions used to identify plant communities were:
Woodland, Mature-An area of plant material covering one-half acre, or more,
and consisting of (30) percent or more canopy trees having a sixteen (16)
inch or greater caliper, or grove consisting of seven (7) or more trees having
ten (10) or greater caliper.
1
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Woodland, Young-An area of plant material covering one half acre, or more,
and consisting of thirty percent (30) or more canopy trees having an eight (8)
inch or greater caliper, or any grove consisting of seven (7) or more trees
having ten (10) inch or greater caliper.
Woodland, Scrub-An area of plant material covering one half acre, or more,
and consisting of thirty (30) percent or more canopy trees having and one-half
(2 ~) inch or greater caliper, or any grove consisting fifteen (15) or more trees
having four (4) inch or greater caliper.
Fence Row, Scrub~An area of plant material with no or few trees
characterized by dense shrubs. (This definition is not part of ROSO)
Tree Preservation Area Descriptions- Note; all existing tree areas on this site
are linear in nature, they can fit the descriptions of the ROSa ordinance based
on acreages, however, in some cases they may be better defined as linear
mature, or linear young when discussing woodlands.
Area A Fence Row, Scrub - This area has sporadic scrub brush (black berry,
raspberry, honeysuckle). See photos 1-6
Area B Fence Row, Scrub- This areas is a continuous scrub hedge forming a
solid screen taller than 5' with some small trees. Residents south of this existing
buffer line requested that the existing plant material be maintained in this
location. See photos 7-14
Area C Woodland Mature (36,000 s.t. +-)- This area is a mixture of primarily oak
species, ash, maples with some dogwoods and young maples in the understory.
This area has several trees 8" caliper or greater and good number of trees with
30" caliper size or greater.
Area D Woodland Mature (Less Than ~ Acre) This area has a few outstanding
oak trees both for their massive size and condition. It is unlikely based on the
site layout plan that many of the trees in the area will be preserved. However,
trees in this areas should be saved where possible. This area is not a buffer
yard. See Photos 14,15,48
Area E Woodland Mature (30,000 s.f. +-) This area running north and south
along the east property line is dominated by mature trees. There are more than
seven trees with a caliper size greater than 10" and many of these exceed 16" in
size. This area has a mixture of primarily oaks and ash. There is a gap
approximately 40' in width where no trees and only minor scrub coverage exists
near the center of this area. Infill trees are proposed at this location. See photos
28-35.
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Area F Woodland Young (35,000 s.t +-) This areas has several fence row
trees that are less than 16" in caliper size. In addition this area has sporadic
areas brushy scrub undergrowth. See photos 36-44
Area G Woodland Scrub (23,000 s.f. +-) This area is dominated by thick brushy
scrub with some young trees'ranging in size from 2"-8" caliper. See Photos
47,49-54.
Plant Species Summary
Tree species observed throughout wooded areas were deciduous varieties. In
areas were immature or new growth trees were occurring (<2" caliper) a large
majority of the trees were maple varieties.
Trees observed were:
Sugar Maple (Acer saccharum)
Silver Maple (Acer saccharinum)
Hackberry (Celtis spp.)
Dogwood (Cornus spp.)
Red Oak (Quercus Rubra)
White Oak (Quercus bicolor)
Black Cherry (Prunus serotina)
Apple (Malus spp.)
Mulberry (Morus spp.)
Pear (Pyrus spp.)
Shagbark Hickory (Carya ovata)
Ash (Fraxinus spp.)
Willow (Salix spp.)
Black Locust (Robinia pseudoacacia)
Scrub brush included but are not limited to:
Blackberry
Honeysuckle
Raspberry
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Tree Preservation at Proposed Trailwav
A trail way along the south property running the entire length of the property east to west
is proposed as part of the this development. The proposed path will go through 3 distinct
tree preservation areas varying in complexity from fence row scrub to mature woodlands.
The proposed path should be porous in nature (crushed stone) in order to maximize the
number of trees saved in this area. It is recommended that the trail meander through all 3
areas to preserve the largest and best specimen trees. Planning a route and field staking a
desired path location prior to construction will likely be best method for constructing the
path.
4
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-
/
PROPOSED LANDSCAPE
INFILL AREA
PER CITY OF CARMEL
ZONING REQUIREMENTS
AREA E
WOODLAND MATURE
30,000 SF +-
AREA E
WOODLAND MATURE
30,000 SF +-
AREA F
WOODLAND YOUNG
35,000 SF +-
PROPOSED LANDSCAPE
IN FILL AREA
PER CITY OF CARMEL
ZONING REQUIREMENTS
AREA G
WOODLAND SCRUB
23,000 SF +-
PROPOSED EVERGREEN
TREE PLANTING
AREA
AREA C
WOODLAN MATURE
36,000 SF +-
AREA B
FENCE ROW
SCRUB
(CONTINUOUS)
"7
NORTH
1"=300'
TREE PRESERVATION AREA EXHIBIT
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