Packet 09-18-07 (dated 8-6-07)
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THE LEGACY RESIDENTIAL
PHASE ONE
PUD PRIMARY PLA T
INFORMA TIONAL BROCHURE
PREPARED FOR:
Department of Community Services
One Civic Square
Carmel, Indiana 46032
DEVELOPER:
Platinum Properties, L.L.c.
9757 Westpoint Drive
Suite 600
Indianapolis, Indiana 46256
(317) 8]8-2900
PREPARED BY:
Dennis D. Olmstead, PLS
Stoeppelwerth & Associates, Inc.
7965 East 106/h Street
Fishers, Indiana 46038
(317) 849-5935
DATE PREPARED'
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Revised: August 6, 2007
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Table Of Contents
I. Primary Plat Application with Legal
II. Current and Proposed Aerial Exhibit
III. Color Site Plan Exhibit
IV. Primary Plat
IV. Utility Summary
V. Construction Sequence Summary
VI. Open Space Area Description
VII. Open Space Calculation Map
VIII. Landsca pe Plan
IX. Auto Turn Exhibit
X. PecJestrian Access Exhibit
XI. Preliminary Lighting and Signage Plan
XII. Example Maintenance ~{hd Operation Plan
XIII. Example Maintenance Plan and Budget
XIV. Preliminary Plat (24 x 36)
XV. Open Space Calculation Map (24 x 36)
XVI. Preliminary Lighting and Signage Plan
XVII. Landscape Plan (24 x 36) Rolled
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PRIMARY PLAT APPLICATION WITH LEGAL
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1,lf~r!~\~hl~~~p1R)I~~J;~~f;l
APPLICATION FOR
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PRIl\1ARY PLAT
Fee: $834.00 plus $111.00 per lot
DATE: July 20, 2007
(OR REPLAT)
($277.50 plus $111.00 per lot)
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DOCKET NO.
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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 178 Sec. 1, et seq, General Assembly of the State of Indiana, and all Acts
amendatory thereto,
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N f A I' t Platinum Properties, L.L.C.
ame 0 pp Ican :
F N (317) 863-2055
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Ph N (317)818-2900
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Add f A ,. t 9757 Westpoint Drive, Suite 600, Indianapolis, Indiana 46256
ress 0 pp Ican :
Name of Owner: Platinum Properties, L.L.C. Phone No. (317) 818-2900
N f S bd' ,. The Legacy Residential, Phase 1
ame 0 u tVlslon:
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Legal Description: (To be typewritten on separate sheet and attached)
. 80.343 126
Area (In acres): Number of Lots: Length (in miles) of new streets
to be dedicated to public use: 2.25 miles
S rt'fy' I t Dennis D, Olmstead - Stoeppelwerth & Associates, Inc.
urveyor ce ling p a :
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Add 7965 East 106th Street, Fishers, Indiana 46038
ress:
Ph N (317) 849-5935
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.....**--....*********.....*******"".*..*****.***......*********...*********'***************"'*****ST A TE 0 F [N DIANA,
COUNTY OF Hamilton
,88:
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SIGNATURE OF APPLICANT:
Timothy J. Walter
nnt:
The undersigned having bee
is true and correct as he or she is in
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5,1.10 Application for Primary Plat. Two (2) copies, or more if necessary, of the primariPlat-... SEAL I ~
and of the construction plans together with supporting documents shall be submitted to the Direct~"... ..... $
Current Planning with this application. These plans to be distributed to all Technical Advisorv~ ~~~.....oZ~~$
Committee authorities bv applicant. 'III/III FIN \\\\\...,
" 11\\\\
Notary Public
Subscribed and sworn to before
July
day of
Mary E. Bredla
My Commission Expires: 09/06/2014
* * ** ** '* ** * *****'* ******** *************'* * * * * *:1: * * * * ** ***'i-* *., *.,** J.-** *' ic* ***********
FEE: Received by:
Z:\sharedlforms\PC applications\primaryplat
12129/2006
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PRIMARY PLAT
A part of the Northeast Quarter of Section 22 and the Northwest Quarter of Section 23,
Township 18 North, Range 4 East, Clay Township, Hamilton County, Indiana, more
particularly described as follows:
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Commencing at the Southeast corner of said Northeast Quarter; thence South 89
degrees 39 minutes 16 seconds West along the South line of said Northeast Quarter
145.98 feet to the POINT OF BEGINNING oftrus description; thence continuing South
89 degrees 39 minutes 16 seconds West along said South line 1,175.02 feet to the
Southwest comer of the East Half of said Northeast Quarter; thence North 00 degrees
02 minutes 32 seconds West along the West line of said Half Quarter Section 2,610.79
feet to the South Right -of- Way line of a 146th Street; the next five( 5) calls being on and
along said Right-of-Way; 1.) South 84 degrees 48 minutes 27 seconds East 396.84 feet;
2.) South 88 degrees 44 minutes 54 seconds East 411.89 feet; 3.) North 86 degrees 49
minutes 33 seconds East 200.04 feet; 4.) South 89 degrees 52 minutes 33 seconds East
295.28 feet; 5.) South 83 degrees 58 minutes 30 seconds East 195.99 feet; thence South
00 degrees 00 minutes 00 seconds East 515.54 feet; thence South 18 degrees 26 minutes
06 seconds West 316.23 feet; thence South 00 degrees 00 minutes 00 seconds East
535.79 feet; thence South 39 degrees 34 minutes 22 seconds West 83.20 feet; thence
South 00 degrees 00 minutes 00 seconds East 540.50 feet; thence South 90 degrees 00
minutes 00 seconds West 167.00 feet; thence South 00 degrees 00 minutes 00 seconds
East 592.69 feet to the place ofbegiruting, containing 80.343 acres, more or less.
S:\55115PLA-Rl\LegallPreliminary\PRIMARY PLA Trtf
June ], 2007
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CURRENT AND PROPOSED AERIAL E XHffi IT
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CURRENT CONDITION AERIAL PHOTOGRAPH
PROPOSED THE LEGACY RESIDENTIAL PHASE 1
CLAY TOWNSHIP-HAMILTON COUNTY, INDIANA
\
DRAWN 8Y: KRG
PAGE
STOEPPELWERTH & ASSOCI A TESt INC. CHECKED 8Y: EEF
CONSUL llNG ENGINEERS & LAND SURVEYORS SCALE: 1" = 800'
7965 East 106th Street., Fishers. IN 46038-2505
(317) 849-5935 FAX: (317) 849-5942
DA TE: 06/05/07
OF 1 SHEETS
JOB NO. 55115PLA-R1
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PROPOSED CONDITION AERIAL PHOTOGRAPH
PROPOSED THE LEGACY RESIDENTIAL PHASE 1
CLAY TOWNSHIP-HAMILTON COUNTY, INDIANA
... ~ i\
DRAWN 8Y: KRG
PAGE
STOEPPELWERTH & ASSOCIATES, INC. CHECKED 8Y: EEF
CONSUL llNG ENGINEERS & LAND SURVEYORS SCALE: 1" = 800'
1
7965 East 1 06th Street., Fishers, IN 46038- 2505
(317) 849-5935 FAX: (317) 849-5942
DA TE: 06/05/07
JOB NO. 55115PLA-Rl
OF 1 SHEETS
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COLOR SITE PLAN EXHIBIT
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PRIMARY PLAT
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THIS INSTRU~~NT ?AEPAAm BY:
t)[Nt'IS D. 0lJIl5TEA.D
STClfJlflEL1'1tR'TH .ANe ASSOClAlES INC.
7965 EAST 1:061H STREET
F1S11tFts.. ,IMDI,IoJIlA 480.38-,z.s05
i='HON~ (:!iH) -549-5935
lHlS INSffillldENT PFli::PARED FOR:-
f1LAnNWd PftOP~RTlES. LLC
!l7~7 \'ItST?OINT QAjVf
5UI~ MO
INDIANA..""(lJS, INIJI,6,NA 462'56
CON1A':::'l": ittN BRA.SSELJR
PHONE.; (~1i') a5~2.C15e
Z) COI'fmACroR SHALL CONTACT lHE
CiE?AATMENT OF fNGI......EERING TO
SCHEl.DU~ A ~~-CON-STRI.JCnO!lo'
ko1EE'11Nl; FOR REVIEW OF R:iOU.fi:ME:NTS.
3) All C(JSi1NG FAvE:l,tE~T 10 BE SAW
CVT TO " Cl.LAN EDGE WHERE NElli
~A.\IDIENT WIll, I3E INSTALLED.
c..) "Ll PAiIINC- ~L.'ST BE COM?Lt.IED IN
Df'4E PA\J1NG SE....sO~.
THE
I SPEEO UMIT: 25 MPHI
GEN:::'''!,&,l,. !>IClESl
1) AU. WELLHEADS WlLl BE AEA.....OOl>lED
B'f SlATE t1EA!..TM P'flO"....EDURf:5 DURING
CONSTRUCTION,
~CINITY MA,"
SCALE; ""~WOD'
SITE DATA
L.6,RGEST LOT
SMAllEST LO'f
AVERAGE lOT SIZE
TOTAL LDTS
TDTAL. ACRES
GRDSS DENSITY
TOTAL COMMON AR""
P.RESENT ZONING
SUBMITTAL OA TE
RNSm DATE
El.Q!;UJAm!ElI.T
NO PORTION IJIF TKIS SITE UES WlTHti'l
iHE FLOOD'HAY -PE~ FlRIoI 'OO57CO~45F'
A.N() I€057CD235F CArro r'":B, 1'9, 2ilO3
29.4M . .fl.
l4.500 SQ.ft.
16553 sc.ft.
12$
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19..:3.5 Ac;,:t
PUD
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BUILDING SElEACK5
r~ONT BUILDING UNE 25'
SIDt: YARD AGGREG"'.TE 5' I.4JN. 12' AGG.
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DRAlNAG:ElJT1lJTY SA:N11AR":' SE'I'I'ffi E~"'EMe:NT 61
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PAVEMENT COMPosmCNS
INlERIOR PUBUC STREETS
(T" Y.P.)
NOT- TO-SCALt
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PRIMARY PLA T
A part (lfthc NClrth~~'l-t Quer1er ofSWion n ~n~ th~'N<lrthw~1I!: Quar1~1' ofSecti(Jll 23, TQWlliihip L8Nonh, RMge-4 Ee.SI.Clay
I c~ll:5.hLP, HlU::lilton COLll'lcy.lndiana. mDre Far1ic:ul.&fl~' d~->c;rihll'd I:.S foUow:s;:
Ccm.ile;;'\;illlij al the SOl.nheaSf o~!'!'le~ of ;aid Nonhe"1 QUlIner; tb~n~e South 89 d~!r~~ 39 minutes ](, .e::.o-nd.~ WI~I along lbe
Scouth lill,e o( 9llid Kcrthel!fl Quan<:'l l4.5.~B fcello th~'.P-OJi..rr OF BEG-:I:."lN"WG of this de5l:.ripucn; lna"'~e Ml'ltiI1uing. SC1Jth 89
l'Ieg,ees 39 minulc~ 15 se"l:.ond.. We..1 D1M~ Mid Sou1h JiIli: 1,17.5-02 fe'!:1 tCllh.e .so'l1lThwes~ t(ll11er o[tho: ElI.li-; h~lrOofs.Hid Nmth~l!!l[
QI.!-IIr:~r-, thenc-eNolib VQ de2rees 02 m[nut~ li secondsWe.!i1 dong tin: West line O'fsaid h&lfQwarrer S.e~l![\l1 2,610.79 fcet to- th~
Sow~b. Ri5ht-Of-Way line o(.a \4611] S:rr::ct; the n;lli'uvc(5) call5' bei[l~ 01:1 all-d .along '!:p.iC: Ris3n.0I-Way; I.) Smrtb 84 degree~ 48
mltJml:$11 Jec-QTIds Ec.st 396.84 feet;. 2.) South 5& dCS!"t:e.~ 44 miIll.l';e~ 54 ~r::\:onds East 4.:: 1.89 f~~ 3.) NorU 56'cegrees 49 minut~
33 lecond,.E~~l ~OO,04 fl!:~r. <l-.J S{mh 89 dC':EI'C'~S 5"2 llIinul(:~ 33 5l!:G'Jndi Em 293.:28 f=.et; 5.) South 83 'Ci~gcf'\:::i! S8 i1linu.t~:i 30
se:(mIi5E~~r 195.99' [t'l'"t: thetlce SOI..:!h 1)0. de~re~ 00 min\l~~5 I}O ~r::eO[ld! EEll; $'15..54 f(:l!:t;. the-nee Scu.h.1B de2n::l'"! 25 mLDute-c; (J6
S~(lPO::i W ~~,) 16.23 f'l:i:"- thenee Sourh 00 d;&t=~ l;IlJ, ~in~,C':i 00 !C':o:onds EIl81 53:!.'" feet; Ih.etlt~ S:ll..ith 3~ do:-sn:u 304 minute.; ~1
~e:(ll'l.1; West 8~L20 r~c-t. 1JJenc~ SOiJLu 00 de8:ree~ 00 mi!:uTt1 00 Sl'"coud! E:llil 5040.50 feet, ihence S8Uth 91i dl'"~rC':ell OIJ lDitlUlC':! {JD
!Iecl;lnd. We;!'t l67.oo feet;. (henc:~ S~u,h 00 dO::Brr::es C(lll.liJl~1.e~ 00 ~ellODcI:; Ee..'II 392J;9 fl'"et 10 1bo:: pb.ce <;;l beSinnille, cOlJUlinil:l2
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UTILITY SUMMARY
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UTILITY SUMMARY FOR
THE LEGACY RESIDENTIAL, PHASE 1
Electric
Electric service will be provided by Duke Energy. The development will be served by
existing power service along 146th Street and from surrounding service in existing
subdivisions.
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Telephone service will be provided by AT & 1. The development will be serviced by
existing telephone lines along 1 46th Street, and from sUlTounding service in existing
subdivisions.
Water
Water service will be provided by the City of Carmel. The development will be served
by a main extension along 146th Street.
Sanitary Sewer
Sanitary sewer service will be provided by the City of CarmeL The development will be
'served by extending sanitary sewers from a lift station within the Legacy development.
Drainage
The storm water for this development will be collected in a series of swales and pipes and
conveyed to detention areas where it will be stored and released at a controlled rate
before being discharged into the Elizabeth Warner Regulated Tile.
Gas
Natural gas service will be provided by Vectern Energy. The development will be
serviced by a main extension along 146th Street and connections into surrounding
subdivisions.
S:\55115PLA-R I \Blue _ Book\Applications_Notice\UtilitySummary.doc
July 9, 2007
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CONSTRUCTION SEQUENCE SUMMARY
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Construction Sequence Summary
This Project will be built in four sections. Construction will begin with an
entrance on 146111 Street. Section One will contain Lots 1 through 42 (all inclusive),
Conunon Areas I through 4 (all inclusive) and Pond 1. Section Two will contain Lots 43
through 80 (all inclusive), Common Areas 5 and 6 (all inclusive) and Ponds 2 and 3.
Section Three will contain Lots 81 through 1] 7 (all inclusive) and Common Areas 7
through 13 (all inclusive). Section Four will contain Lots 118 through 126 (all inclusive)
and Common Areas 14 through 18 (all inclusive). Earthwork and excavation material will
be placed in appropriate fill areas. All streets, utilities and other infrastructures will be
built at the time of this development, along with any off-site improvements that may be
required for this development.
S;\S5115PLA-RJ\Blue_Book\Applicaliolls_Notice\Construction Sequence Summary.doc
July 9, 2007
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OPEN SPACE AREA DESCRIPTION
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Open Space Area Description
This development consists of 18 Common Areas numbered 1 through 18 (all inclusive).
All will be designed open space and will be seeded and landscaped. A walking trail will
be constructed through Common Areas 3, 5, and 17.
All common areas will be jointly owned by a Home O~11er's Association and will be
maintained by a professional management company. Details for maintenance and
operation and a sample maintenance plan and budget will follow in this report.
S:\55] J 5PLA-Rl\BJuc_Book\Applications_Notice\Open Space Arca Description.doc
July 9, 2007
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OPEN SPACE CALCULATION l\1AP
iHl'3 !N'Smu""E~l PREPARED 6Y:
DENNIS. D." OLMSTEAO ..
ST(lEFPELWERTH AND ASSOCIATES INC.
1-g6~ EAST 100~ SffiEET
FlSli~RS, INDIANA...46{1~
PHON~: (~17) .'5-49-5935
THIS ~NSTRUI.tENT P'fiEPA.R:ED feR:
FL4.T1NI,.I1.I PROfEIUIE'S Ll.t.
91'57 WEST?I)I'NT DRIVE
SUIte: eOQ
1r-tCl/AN.A.POUS, INDIANA 4-S2:S6
CCl-lTACT lo;'EI-l eR~SSEIJR
PHotl E: (317) 853- 2D56
OPEN SPACE TABlE
THE L G S~, E TI L H
PEN SPACE CA CULA TION MAP
1
SITE ACREAGE
ZONE DISTRICT
OPEN SPACE PRal.~D-EO OSP"
CONSERVANC-f LOT
AGRICULrURAL OPEN SPACE
PONDS TOTAL MEASURED PERIMETER
TQTAL MEASURED ACCESSISLE PERIMETER'
eO.343
PUD
19,J5 Ad: 24.0B%
N A
N A
32.49 In. Ft.
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9'EClR ED (IM-ERE TREES ARE Flll TO
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fEACED 1)', M..lQ-i A lWl Foor fW)US
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G?EATE SOLCER LBI\G fiLL MXTlff 1'\'111-1
RIM 8.E'IAI1CNA ~Iv\JIIISlX INGlES
fJIDI'E TCP a= RXlT B"LL FlM SH:UD BE
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TREE PLANTlNG !JET AIL
NTS
G ENE R ALL AND seA P IN G NOT E S
The Contractor shall be responsible lor obtaining or verilying Ihat all perm ils
and approvals are obtained from tll0 respective City, Co"nty. or State
agencies prior Lo slarting construction,
2. Conlraclor shall be responsible for field localing and protecting eXlsling
uti I i tle s.
3. Grade stakes set by others shall be maintained until removal IS mutually
agreed upon by all parties concerned.
4. W hen conditions detrim ental to plant grow th are encountered, such as
rubble liil, adverse drainage conditions, or abstr"ctions, the C onlractor shall
notify the Landscape Architect and wait for direction prior to pLanting.
5. All plants are to m eel or exceed Am erican Standards for Nursery Stock as
set forth by the Am eflcan Association of N ~rserym en.
6. A II plants shall be fulland true to cultural iorm.
7. No planl substitutions 'unless approved by Landscape Architect.
8 . Lan d s cap eAr chi tee t res e r v est her i g h t tor e que s t I hat p I ant 10 cat ion s .b e
slaked in the field and approved prior to installation. Landscape Architecl
also reserves the right fa adjust plant location an s,te.
5. All plants shall be protected from enviranm enlal (weather conditions) and
physical (handling) dam age up to and througll planting.
10. The landscape plan details are for reference only The Contractor shall
verity all existing site conditions in the field. Any inconsistencies and
subsequent recom m endations fOr field changes shall be reported to and
approved by the Lsndscape Architect.
11 The Contractor shall proceed with arid com plete landscape work as rapidly
as portioJ1s of tile site beccm e available, worki,1g within seasonallim italions
for eacll kind of landscape work required.
1 2 A II P I ant s s h a II b e ins t a II e d a fie r f in a I g r a des are est a b I, s h 8 d and p r io r tot h e
seeding or sodding of lawns unless otherwise accepted by Landscape
Architect. If planting of trees ar,d shrubs occurs after lawn work, lawn areas
shall be reasonably prolecIed and all dsm aged areas shall be prom plly
repaired.
13. All plants shall be guaranteed to rem a,n alive and healthy for Ihe fulltweive
(12) month period after final acceptance by the Landscape Architect as
s p e c i i i e d her e ,n. R e p I ace men t s s h a II beg u a ran tee d a n ad d it ion a I t we I v e
(12) months. Plant material term ed dead or unsatisfactory by Landscape
Architect shall be replaced at nO additional charge by the C antractor.
14. Inspeclion of the planting work to determ ine its aom pletion for beginning the
guarantee period will be made by the Landscape Architect upon written
notice requesting such inspectior, by the Contractor at least seven days
prior to the anticipated inspection.
15. All planting beds and individuallree rings shall consist of a two-three (2-3)
inch layer of shredded hardwood bark mulch. Bark m ulen shall be uniiorm
in lexlure and color. No utility mulch or processed tree trim m ings shall be
allowed.
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PLANTING REQUIREMENTS
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LEGACY
SECTION TWO
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CI SmEET TREE P"LANTED 8Y CEVELClPER.
8 STRE::ETTR~E PLANTED 8YBUILOEFt.
PLANT SCHEDULE:
ALL STREET TREl:S SHALL 81; SElEt;:TED FROM THE
CITY Oil CARMEL'S MSPe.CIES .FtECOMME!iOATIOI'4Su
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MEDIUM TREES
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PBJ()JE CNE CF A =.HE LEADER
THfiEE Ir>.O-!ES [F 3-FECCEJ BAFK MJLC1-I
!IFTEFI CCM'ACIlCN I.N.ESS OlliEh'MSE
SPEaRED (WI-ERE 1FEES!IRE Fl.U- TO
lHEGro..Nl. M..lC1-l FfO'~1RlNHO
THE TI'EES DFIP UNE: 'M-IEPE lREES ARE
l-EI'LED LP. MlD-l A 1'1\0 FOOT PAC] LS
AI\G MD.l'D lRI..N<l.
CRIE~TE SAU:8'l LSINCi RLL MX11JFt WTH
AM EUEW,TICN A M"OOMJ>,l E'lX I~ES
PBO/ETCP Cf FI:XIT BALL flM Sl-UlD BE
LCX'ATED AT f'uWrS DPJP UNE CR EffiE CF
MJ.J]-I flr-G
FI:XIT ClJIFE PlAN1E! AT GRACE.
RNIEH GIWJE
lUFF AS SfECIR ED.
OJT .AN:) .'1EIJOiE 81 M:1r-GE .ANJ BlJFVIP
FRJ>.1 TCP CU'RTEH CF fUJT EW.L
Ma VE I!'DOES [F EWJ.<:FlLL MXltFE AS
SPEaRED [[PEES 'hlTl-! O'JJ PEOS OilER
FClfIII\CHES USE TW6\/TY.FO.JM Ir-oe;
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TREE PLANTING DETAIL
NrS
G ENE R ALL AND seA PIN G NOT E S
The Con t r act 0 r s to a II b ere sp 0 n sib I e lor 0 b t a in i r, g 0 r v e r i I Y in g t hat a II per m its
and approvals are obtained from the respective City. County. or Slate
agencies prior to starling construction.
2. Contractor shall be responsible for field locating 2nd pro:ecting e<isting
u t ilitie s
3. Grade stakes set by olhers Shall be maintained until rem ovai is mutually
agreed upon by aii parties concerned.
4 'Nhen conditions detrimental to plant growth are encountered such as
rubble fill, adverse drainage conditions, or obstructions. the Contractor shall
notify the Landscape Architect and wait lor direction prior to planting.
5. All plants are to meet Dr exceed Am erican Standards lor Nursery Slocl<. as
set. for t h b Y the A mer i can Ass a cia ti 0 n 0 I N u r s e r y men
5. All plants shall be lull and true to cultu,allorm
7. No pianl substitutions unless approved by Landscape Architect.
6. Landscape Architect reserves the right to request that plant locations be
staked in the Iield and approved prior to installation Landscape Architect
also reserves the rigllt to adjust plant location on sitt!!.
All plants shall be protected trom environmental (weather conditions) and
physical (handling) dam age up to and through planting.
10. The landscape plan details are lor reference only. The Contractor shall
v e r il y a i i e xis tin 9 s i I e con d i I ion s in the fie I d . Any in con s is ten c Ie san d
subsequent recom m endalions for Iield changes shall be reporled to and
approved by the Landsoape Architect.
11. The Contractor shail proceed with and compiete landscape work as rapidly
as portions of Ihe site becolll e available, working within seasonallim itctions
fa, each kind of landscape work required.
12. A il plants shall be installed after finai grades are established and prior to the
seeding or sodding 01 lawns unless otherwise aGcepled by Landscape
Architect. It planting 01 trees and shrubs occurs after lawn. work, lawn areas
s 11 a II b ere a son a b i Y pro t e c t e d and a II dam age d are a's s h a II b e pro m p t I Y
repaired.
13" All plants shall be guaranteed to rem ain aiive and healthy lor the full tw eive
(12) m on;h period afler linal acceptance by the Landscape A rchitect as
s pee ifie d here in. R e p ia c em en ts s h a II beg u a ra n te e d a n add itio n a i tw e Iv e
(12) months. Plant m atecial term ed dead or unsatisfactory by Landscape
Arc hit e c t s h a II b ere pia c e d a t n 0 add it Ion a I c h a r g e b y the Con t r ac to r .
14. Inspection of the planting work to determ i."e its com pletion for beginning the
guarantee period will be made by the Landscape A,"chiteGl "pon wrillen
notice reqlJ€sting such inspection by the Contractor ;;,t leasl seven days
prior to the anticipated inspection
15. Aii planting beds and individual tree rings shall consist of a two-three (2-3)
inch iayer 01 shredded hardwood bark Illulch. Bark mulch shall be uni;orm
in lexture and coior. No uliiity mulch or processed tree trim m ings shall be
aliowed.
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LEGEND:
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8
STR.EET TREE PLANTED BY DEVELOPER.
I
STREET TREE PLANTED BY BUILDER.
PLANT SCHEDULE:
ALL STREET TREES SHALL ElE SELECTED FROM HIE
CITY Of CARMEL'S "SPECIES RECOMMENDATIONS"
LIST (SEE ElELOW) OR OTHER SPECIES APPROVED BY
THE URBAN FORESTER
SMAll TREES (Witll narrow crowns)
SlJihb~R fur It<=l+:l I~wn~ ~ tn!=: fAA! w1.rlQ J:lrlfl ,Irld"'"~..... r".~
Acer~F'-Si1JJm - PAperb8r~ M801-p.
Amel.ar:cfl~r ,;rM.reit. Sli.adbltJw s~n."C(!,"-€f1i
E~~:~~:;~:_~~~~~oD~ ~~~ /-Ii"'. RQblr, ill Scrvitleberry
Ma-gf"l~rr,1 j( q<-!.flqiJ.;p~J~ '~.;,j<lxy' _ GlIl.!IxV Magnol,a
~~~~~'~r;,~~I~<1'~~~~%01q:~'-S~~~~gl:;a~:~~~1 tfc~~~C~~rry
SY"ngllf~ll(;tJrar~ 'l\.Iory SI11<'-I'K,'ry SllkJ..p.a~eoTr'!:~ Llla~
SMALL TREES (with broad crowns)
<;;";',,,"1... f"" It.... I",wn!'i::lr Ip",~. Ji !',:..,! .&'.Iiri", ::In..-! 1 .....,..., ",ijr"''!';
~~:~ ~'jn~~~,)~r~~~~~a~~;:PI~
A;:,er rartarrarl" Tilrtarl.an Map.l;!
Ar:1~hjflWru' lavvrs 'Cumu'(J~' - CumullJ:i Serviceb-Qny
Co'.ltp{(]....~ CtJffllinl,lnfl . ....mcflCtln HomtMr:",
GI!/tts C-<H1ili1!!-~S!;S ~ Redbl.J,d
Ml'lOJ'r;~ia amu!e,'lSls. A'l'1ur ~'aackla O~ Mayday Tree
FnJn<.i-S virgmrarl"iI :Shuben'. Sntll'len Chokecr,erry
Rj}cm/a pS1"uacac:.a 'GlobeMiJr.J" - Globe Locust
Styr<J;(iOlp[}rli~-<I . J-i;lp.af1e~ Snowoell
MEDIUM TREES
C;"ibhl.. f...r Inl~ l~Wf1" R 1rJ.!! fp.p.t w;.,,, h t Clc)~ Inrl~t..wjm-:i..
Ae-3C1.if(}s " C.aIii~!!I 'Bri~rri' _ Rubyr~ Hor~ho;-sjnut
Am",s rordata. Italian AI1.Jer
AJ"l)s gluri'1oss - European Bla:ck PJtfer
8ell<l~ n;r;~ - Riv;:r Birc;:~
C.J~/flloS berwus - EUfODEtan H<.Cmb-ll"<lIf'l
CJadrostis k.mtuf,(.e.a" Yellol.l.WQeXt
Evodia r:fi'll1icrjj - I<i'l-r'ellm evndr:,l< (bebe lr-eel
Fagus S\lII<'atlca 'PUf"1jt.~.d Tr-rcolor or 'RaseQw0,.atgf,'!;,It",'. Tric:,llvr al;l~__h
Gledil$Ig tr:'<'l:;-<lf)t~')-O!l" lfiljnrr;~ 'Imp(;rX~' -lml"'l:!riall-:oneyic;must:
Koe!ro"tt::lfllJ ;J..n'CWtlra - Gc.lde-n.-Rflln TrN'!
Nyssi'l sjiN3l1ca T :S~tltqum r BlackgLJr"ri
GSlf'lol "irgim'ana . Hopnomb<::am'
Oxyiiendrum arborerum - Sorrr.-I tree; SClUNo'Md
PamM pcl"!;u:.ti. Pe~I"" Parrol:~
Pheftor:fEHTrfron am&J~n.sa 'Macne, - Male- Cork\re8'
g~:~~~~ ~~~~ :~~tjj::t':t~: ~k~~~~~:i [~~::~~ g:~
Sophora ,apon/1';8 . P8~o(l-do TrE"C
ril/Ii K l'I'a..-"sctlf}s 'G,';}()/(lVI;"" - Glellle~-en Hybrid Linden
Diasoyrrm ,-,/rglnillll.. - Persimmon
=:uc~mmra ulmolde.s - Hard,! Rubber Tree
,i:sr;U"s S',Mrr,~ - E\lr'O?~..,n ~c.'l
~mkgf}_biICJb.[J - Ginkgo .,male {l~ly;
[jJedlr5la tn.acar.tt"s mr3fml$ 'M~m.;. - o/Ior;;!llll!! HOI)t;"ylocu;st
Glooir~'Ja [rr<ir;;~r.lbc.t;i /flflmi/& 'Sr.ad'7ma5/<;;;r' - Snadem;:JslCf Honeylocusl
Gym"odanus l1]c/'ci1- Kenlu~k~ CO"l!arr~~
Li(;{;!i~t':dft)rt rlrf!plferJl. TI.lIi';ltre-e-
MilgnolliO ..cumm~li;J - Cl.ll;;lJrnber Magn(lliCl
M.eta.soS(jucia ::;JlrDt05troboJde.s - DLlwn R.mtw~M
PfflrEtn-I-/':l )j .(lC~{'Ii(l/,,,!,,'S~CJo' w Blc~g<Jod LJ.'ldO-rt Planelr~-e
,~8raI1US ..- <3c..rifolia 'CoiumiJia' - C:Jlumtm; I_ondon Ptaneuol3013
r;,~~~;.r:: b,,;~;~~~cg~i~;~h;t~i~~ LOl1do~ Planclr"o
QIJeTlCljS c9cc;ne<l . Sca.rfet Oak
QL'9f(;US imbrie aria . S-hlll~1e Oak
g~,;;~~~ ~~~~r~-;.g/J~I~~~~<!Pll1 Oak
Quercu:; rubr-a - N'Jdhem Red Oak
~~~O~~~~~~~rJ~C~R~d~~~~' ~~.~d:l~nd Lin~n
Tiiia I'omfmtoSfJ - Sil\Jar lindl:!n
UlmlJs ;JEllvifciltJ. GI'\IM~.. r Laceo<lrk ElmO
Ulmus p,lNlf()il8 'DvlJasry' - DYI1ilSiy Chinese am'
Urmus 'P'OJ1<:~r'T F4DrlO;t~ Ell,]'
Ulml-/s Jll1i;/bnaic-<J 'Utb-ari'- Urt.~1i Elm"
Zel~cwl .'1OrrnlPi . Jo;lIlMS1l 2~lk~'.a
TLim,tIJ$/Jo
UNDESlRA8LEStr-p.!t":f TrF!,p<:;
~:~ ')..cg::~'~ R:g~~~~~;, ~~~f05~[~~~~I:-r. ~~~<1~:~~kC=lic
ilr:A~aJsc~flL~;Y:a - _~~~~r ~1~~:~~~?~5e5J~~'st6~~~ [~~~Sk :';oadk wood
- P.a~-er Bkch~ Insect5
. E;,I,JI:Jf~o;l"n W~IC~ elr~ll, In6*ii;1!>
sMello - RltSSI;:J11 Olive Fmm Dfseas<J. ThDms
s - A:$n~ E-nerald AS" Bore-r .
Gm.kgo hIJ'cl:!.i3 - F..m;;l.. - F~!I,,~I!) Glnk.,'l'. FrlJits '~dl.Jr)
M~(I.J~ -S~fiIaI'l'S - Mulb-erl"j: FrJII~. Shall-ow roOC-8
I ~~~~ ~~J~~~~'S~d~~~'t~-~df:~tp~~~~~~~:b~~SncLr~;~~l~~\;~n~~:Sspray
p~Dl.Jrl.JS OIil.l,a - White Pct:lar: SlJef(e~, ShaUow roots, Weak w06d
Po-p-UrU5 dMc/!'Ji:!$ - Cottonwood If,lt!i.ak wDod, Sh-311ow roots., Seeo'5
Popv(:;s rligra 'ltiJlics-' - LOrrlbOlrdv PopJ~u: Inst'<Jls. Dis!>ase, Short-lived
Qu~,cus pfJlustHs - Plri Oak: Soir problems. YoiliIOWIIi-g, LO'III l:rOlnclles
SOIJd :>~ies - Will{lw: \II}91lk '",ooc. Shallow !'OCt<;
Somfls rf8r'shor!ir:a "[J~iatf Cr.:....n.. Tutkk>[<In r",loullliii[l Mil
Tllfa :orr1al"B- 'Ct;l,;zam'" C!J'rinthian Llttleleaf Lincen: Japanese btmJc
UFIIlUS aWJ;dr;ar;a - !'vnerican Ellll: I"'.!!t:ds Dls~l'l~e
Wmus pL'm,J#J. SIOIi!',iM Elm: W"<l" 'NQ<;Jd:S~j;s
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!'BIER rur A. SI~{E lB'DEF\ BlJf
fBlCVE CNE CF A CO.BlE LfAOER
1}jFg II\O-lES Cf SHFECED B/lR( ~uc;.,
!IFTtR ca.PACIlCN LN.EES Clil-IEf1IMSE
SP:::<JRED ~ TR;ES ARE FLU. TO
ltlE GD.NJ. 1vlLc;., FJDIA TfU\K TO
1}jE TFEES DAlP U~ WrlEH: TPEES ARE
I-E= LP, ~llQ-l A w.rJ FCOT RI'OL6
FlN311FClNJ OOX)
CFEA TE SPU:ER LEN3 FIll MXTU<E'MTH
RIM ElE\IAl1O\1 A. M'\XJt.W SIX I~(HES
I'EDJE TO' a= = B^LL FlMSH::UD BE
LCCAlID AT PlJ>NTS rnp UNE CR B:GE Cf
MLOJ R1~
FPJT FlPfIE fVWfHJ AT GPADE
FINISH GP.oDE
TUR= AS SPEaRED.
ruT I'M) REMNE Br-lltflS III'D El..RlAP
FRJvI TOP <::lII'Rll3'\ CF A:OT Si>lL
TV'iELVE I~Cf ~Ll MXTlff AS
SPEaR ED (Ti'EES Wl1}j GOUFIR; avER
FC:LR IrnES lISE TW8-JTHOJR IN:rES
CF SFECRED BAO<FlLL MXTUREJ.
TREE PlANTlNG DETAIL
NlS
G ENE R ALL AND seA PIN G NOT E S
1. The Contractor shall be responsible for obtaining or verifying that all perm its
and approvals are obtained from the respective City, County, or State
agencies prior to starring consuuction.
2. Contractor shall be responsible for field locating and protecting existing
uti I i tie s.
3, Grade stakes set by others shall be maintained until rem oval is mutually
agreed upon by all parties concerned.
4. When condilions detrim ental to plant growth are encountered, such as
rubble fill, adverse drainage conditions, or obstructions, the Contractor Shall
notify the Landscape Architect and wait for direction prior to planting
5. All plants are to m &et or e.ceed Am erican Standards for Nursery Stock as
set forth by the Am erican JI,ssoclation of N "rserym en.
6 . A II P I ant s s h a II b e fu II and t rue to c U It u r a I for m
7. No plant substitutions unless approved by Landscape Architect.
8. Landscape Arcr,itect reserves the right to request that plant locations be
scaked in the field and approved prior to installation Landscape Architect
also reserves the right to adjust plant location on site.
9. All plants shall be protected from environmental (weather conditions) and
physical (handling) dam age "p to and through planting.
10. The landscape plan delails are for reference only. The Contractor shall
verify all existing site conditions In the field. Any inconsistencics ar,d
subsequent recom m endalions tar field changes shall be reported to and
approved by the Landscape Architect.
11 The Contractor shall proceed with and com plete landscape work as rapidly
as portions of tne siLe becom e available, werking within seasonallirJ1 itations
for each kind 01 landscape work required
12 All plants shall be instalied after final grades are established and prior to the
seeding or sodding of lawns unless otherwise accepted by Landscape
Architect II planting of trees and shrubs occurs ailer lawn work, lawn areas
shall be reasonably protected and all damaged areas shall be promptly
repaired
1 3. A II P I ant s s h a II beg u a ran tee d tor e m a in a I i v e and h e a ;1 thy lor the full t w e I v e
(12) month period a1ter Ilnal acceptance by the Landscape Architect as
specified herein, R e'placem ents Shall be g"aranteed an addilional Iwelve
(1 2) m 0 nth s . P I ant nl ate ria I t e r m e d d e ado run sat i s f,a, c tor y b y Lan d s cap e
Archilect shali be replaced at co additional charge by t~e Contractor,
14, Inspection of the planting w ark 10 determ ine its com pleftion lor beginning the
guarantee period wili be made by the Landscape Architect upon written
notice requesting such inspection by the Contractor at least seven days
prior to the anticipated inspection.
15 All planting beds and individual tree rings shall consist of a two-three (2.3)
inch layer of shredded hardwood bark mulch. Bark mulch shail be uniform
in lexlure and color, No utility m uleh or processed tre'e trim m ings shall be
alia " ~ d
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LEGEND:
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8
STREET TREE PLANTED BY DEVELOPER,
I
STREET TREE PLANTED BY BUILDER.
PLANT SCHEDULE:
ALL STREET TREES SKALL BE SELECTED FROM TKE
CITY OF CARMEL'S "SPECIES RECOMMENDATIONS"
LIST (SEE BELOW) OR OTKER SPECIES APPROVED BY
THE URBAN FORESTER.
SMALL TREES (with nan-ow crowns)
Suit:t!'l~!Oo f",. It..", t",wnq ~ In" f_. ......rl"" ;:1o,..,.rl ,nri"", Wlr~
AGe.rgnse<.'l:!. Pa,"l;IrlJ<;.i-; MOIp1e
~~~j~~~~~ ~r~o;;~,~,,~~~~:;~ ~~~iR~c~~~1-Jill Scr,ic~t}elT'l
~~~~~ri~o:~:'j~~~~~gJ<~?~~;.. G!1I~ Mo'l Mlia
Pfl.o'IJLi"~ M!tr1J,'llM 'Ami'lr"JC19ibv;l". AmarlC;;<3<lWa 1)ritmbl Ch-crr-f
PrMt.t$ wrTJ,mi..n",_ 'C...nad-Q ,~lJd Sl:I'rf:lct. - Gaf1..d<:l :Red S~iedCM"'n""1
Syrfrlg;t FiJUr;uraror "1101}' $itA'.l\lcry Silk J~J>@:!;" T~ L:I<lC
SMALL TRE;ES ~with broad crowns)
Suij-;:1bIAfnrflo....I~n-"''lrl'''OI~rM.'''..I..''rI.. -:..,,..i 'r,<'""rlo\ij,..,,,,,
Acefcampestffl' Hedge M.aplE
Acer 9/nna!a - Ar))ur M~~le
At."fN'liilrl-<lJ)/lrl - Tanarian,Ml3olfl
Amclancnl8r frmvl:~ 'CumcilU,S-" C;:lJml,Jll,i!i Ssrvii,;\ltsITY
I1'Hombe:Jm
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Hi!l !:J~r.a carolifltJ . SII\J...r~f'11
M:l;;ci'i~ ,,!mUFfmsis. Amur Maackia Cf' ~-Ia)'da\l Trt..'"e
PrrJnus. VllJJlllial1a :S!1Ubl>"~'. Sr.ubert C./'10kcchcrry
&br,li~ p!,:<;!~.gc;.Jcla'G[obp.flp.fJr1": Globe Loc:u!l
Sij'(;J)( jEJrc.r.U:8' Japanese Snolollll:J€11
ME;DIUM TREES
S,1,itl'1....jp..t'l, 'no... ,,,1....,,-<:: F '/"I -R ...~, ,,,,,riP h"i ",,1"1"1"-1-', win"<;
A~~r;..""s ~ C;f1moa 'Sricli,' - Rubi'r~d- ~('Jr3.ec:-'",.o~lrct.1
N[)UIl corc1m.tl -Imlllln Ald-l!!r
A}Jj/J'~9j~,tim,;;~ - European EI.a<:;k A:Q;8r
Bef~'!;il'IJ'9ni1' Rivl:!lr Bir\;n
Calplr.us _tawIL'S. ELJraCf:!~1'1 Homl;:'-!"m
CJadrns,is kerltllkf)-6- . Y Bilcwwoo-d
Ev"ois.daro'efli, "K<'.Jte:aI"'~VQ~i;:j ~:beJe. tree)
~i~difsft'i,,';}~;~.:rr.;~~':n~n.j~g~~?;, ~~;~ri':la~;:~~;~~j~dor a~~r;h
"'''.:J1etJl.:r7.l'J PMJ<:lJJiiii.. - Go;;kie"~~aln Tr-eo
~~~::j;:;'a,;;g~~ ~~~~9,..u::,~~~kglJm
O~yd~t1"rom 1l1"i;>Q~~lllm' Sorro~j lroee; Sourwood
Panot:<J ,oslSi.r;a . ?ero'an P3J."Otia
PhlJiforhmclron amL'ro,'l.'l-A '!v/:Jc:hf)' _ M~II! Corktree
g~:~~1 ~2~~ ;~Z~rc;~A~: ~ g~~~~~~: ~~~l!~g g;~
~~,ghx~~~~~: 'G~p.~111~~:/)T ~~Ien~e..eli f-i1'1::1i<J Lindl1ll1
LARGE TREES
Suitahlp r!'\" h'pp t.<l....,,~ iI. I....".r M 'I''''!- '. ..-1.. -"mi n"j 'f1~~pr wiroo-<;
~~ ~;g~~l1~~?~~~~~J!~:Q...e.;!n' - Ernerald Qualilfl Norwa, Maple
g:ig~ ~:~~:~ra.?r'1"~,~11~~~d:j! ~~~~'~f~~g~~k~r1Y
CeroicfiphjliJumjtlptJlJk:-u;rt., K-!\,3t1ra -Treoe
Co-ryru~ ec.i",ma >Turk-rsli F!IDert
Dfosp;tros '.If!;m;ana - Pe.~mml)n
~!J[;QrT!mi'<l ~'~mcid~.s~ H'arc'l Rllbbe~ TrBB-
&7.~i'~ ~l%~~C~ Gj~;rl~~,;:f:'
Gffl&-li1iiJ /noj{;i.;lfllhtJs mermlS 'M~mlrm:'. Mcr~jne Hoo@'ldoc1-'S1
Gfedit.sia /fJacnnlhn& InermlS 'Sil<irJAm"-$Ifi!r' - Sh",dem<lster Honeyloc~..;{ll
Gyl:'tnoeJMt....s (l'It;l;.;... K-e.n,~c-\o;y COffl:Ja(rlll;l
LiriWlolndn;m IJJlipi'erOj - Tullpll"frC
~:?~<t~~::;~~~~;~~~id~t:D~~~n~:~w()od
PJ~",!l1l.1$'X acenfoo''!J 'Srooc!go,cxj". 81i:ludQcr:<:! l~f1d-o" ,~ane:ree
pJataniJs x 9cedoffa 'Columbia' - CQllJmb,.2 lencooi Planetre;:.
~Je~~~: :.,~~z1'.flg~~;i~~~1s~jl~i~~, lO~''';<.Jll ~I<lnetree
Qi.rE'.'r;i.rs'r;Q~cir1'S'a - SCo'irl-ct Oa~
Quorcus lmtu1ClltlJ; - Shinqle O:lk
OLJeftU!m09CfOe~rpa: - ~lJr Oi:l~
Qu-e.rcIJS ml...'~hJ~{]b-ergiJ . Chlnk."I~in O~~
Oil-emus rub...,. NOr1heri1 R~ O~"
TB~LJd-riJm ci~Ucl?l.Jm. BOIl,,] Cvpnl5s
TiNa dmefica1l8 'Redmonrt., ~Mm"'nu Lin-d!;'.'.
. Sij'.er linden
- Cllinesl'll L<lcebm~ 'Elm"
..~~~:z..E~na5~' Chinese Elm"
ma-".. Urb-e.n Ellll~
Z~/IID',.'ll ~~nal'a . J~P.ilflO::$ll' Zclk.ova.
"Umll'USIiI
llNDF~lRARl '1= ~trl'l,:lotTr~~~
_:~'~2rt~~ R~~~J~d~~:: ~Sh~~;~i~t~~~I~~~ ~~~~.8:erc~fo~~1i{;
Zi:~:~~~fl;::~&--~%~ b'i.'W~~;,~~?~~J~~'st~~~~ ~~1~ = 'oV(JM
Be-Wla papvnfern. Pap-e; 81f.::tI: Irl~l;l;b;;
Br:-!urfJ pOi,rr{!l-ffCl . E.u<l,rpe;]n White Birch: Ina-eCls
Ef.asagnlJs an~UlmibJIa - Aussi.an Oll\!e: Furm, Di~Eta:)!l, Thoms
Frayj(1<1-J ~pec:-fts. Ash: E:n..rahJ' .Aosh Borer
f;~'~Q s~~~~:s".F M~~~en;~~~~j:, ~~n~po~ ~~~I: !~~Qr~
~~~~ ~~:~:':;~~:Jf;~~'h~~~~n$~;~~~~;~~~~c~i;;-g~L~~~~n~:s~~ri:l~
popu,lu.,<J ~Jba ~.WniteP(lpJllIr; Suckers. Shat'ow roots, Weak wood
POii(f.'<;,'i dillff)~,'!; - Co-ttc.n.wood: _We<lk '/I(l)od:. .stl,'llt~ rbr)ts., S<!t!d'S
~~~~~ ~1r~s~~:~Cp;n bO~k~~~;~6i=~~~~~r~~~:~~f~~ ~r~~~~~:d
S03il~ s.pe-c!es. Willcw: w.e.a~ .....000. Sh<lIIQw K;o;;ts
Serbus li,ar.,Sil<3tli!;a 'DWM Crf)1I'ff/'. TtJril:istall Mountain A.sh
Tf!i.a ~t;;n:~r<l, 'Crjrzam' - C_orlnthial'l Litti,:je.al Li,.,<;jer1:J~,".ml;lse beellc
Uimw~ amcncafla - Am~n-ear'l Elm: lr1"~eo;:~, Oisease
Uinws p"rfflfoj - Sib@ri.ar1 Etlll: Wea~ wood. S~ds
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r-EVER cur A Sii\GlE LEADER 8Uf
ffi,D/E alE Cf A DlBI..E LEN:ER
T11FE: IN:HES cr Sl-fftCED PAPK_u.cJ-!
N'TER a::lvPAGIlallN-ESS Ol11ERWSiE
spoonED ('/A'ERE TiffS ARE FU..L m
ThE GfU.N), rJi.L()-I FfD'vlm..N< TO
T11E TREES DFlP Ur-E; I\t1EFE lREES APE
HEADED UP. r.Lla-l A l\^.OFOOT R^OLE
RI r\G I>fU.I\D TFIJ'I<J.
CPEAIE &'LCER LSr\G R Ll. MXTURE 'MTI1
RIM B..EVA"llalA rJA\<JM.,MSlX II\O-iES
I'8)JE TCf' CF FrrlT B'\U.. AM SH::U..D EE
Lo::ATID AT f'UlNT'S CAlP UNE CR EffiE Cf
M..lo-l R1l\G.
= FLARE PuWTID AT GPADE
FINISH Gfl.ADE
IU'F ASSPEQRED.
cur '*0 RBvD.'E BIr-Dr\GS AN:) euuP
FR:M TOP Q..IORiER cr FIXlT E'AlL
TYl'ELvE II\O-lES cr IlA(XRLl. MXlURE AS
EPEClRED [TF'EES VolTI1 CAIJ F'€FS OJER
FaR IJ\O-IES LEE M8'iTY -FUR !r-D-ES
CF SPECIRED B'>CI<Fl Ll. MXTUPE)
TREE PLANTlNG DETAIL
NTS
GENERAL LANDSCAPING NOTES
The Contractor shall be respansible lor obtaining or verifying that all perm its
and approvals are obtained from tho respective City, County. or State
agencies prior to slarting c:onstructlon
2. Connactor Shall be responsible for field locallng and protecling e'isting
u t ilitie s .
3. Grade stakes set by others shall be maintained until rem oval is mutually
agreed upon by all parties cor,carned.
4. W hen conditions detrim ental to plant growth are encountered, such as
rubble fill, adverse drainage conditions, or obstructions, the Contractor shall
notify the Landscape Arc h i Ie c t and w a i t for di (e c Ii 0 n prior to pia n tin g .
5 Allplants are 10 meetor exceed American Standards lor Nursery Stack as
set forth by the Am erican Asscclation 01 N urserym en
6 All plants Shall be rull and true to cultural form .
7 No plant substitutions unless approved by landscape ArchitecL
8. Landscape Architect reserves the right to request that plant localions be
staked in the field and approved prior to installation. Landscape Architect
also reserves the right to adjust plant location on site.
9. All plants shall be protected Irom environrn ental (weather conditions) and
physical (handling) dam age up te and through planting.
10 The landscape plan details are for reference only. The Contractor shall
verify ell e<istlng sltc conditions In the field. Any inconSistencies and
subsequent recom m endations far field changes Shall be reported to and
approved by Ihe Landscape Architect.
11 Tho Contractor shall proceed with and com plele lancscape work as rapidly
as portiolls of tile site becorn e available. working within ~easondllim itatiOIlS
for each kind ollandscape work requir8d.
12. All plants shall be installed after linal grades are established and prior to the
seeding or sodding 01 lawns'unless otherwise accepted by Landscape
Architect. If planting of trees and shrubs occurs after lawn work, lawn areas
shall be reasonably protected and all damaged areas shall be promptly
repaired.
1 3. A II P I ant s s h a Ii beg u a ran tee d to rem a In a I i v e and h e a Ith y for the t u II t w e I v e
(12) month period afler final acceptance by the Landscape Architect as
s p e c ilie d here In. R e p la c em en ts s h a II beg u a ra n te e d a n add ilio n a I tw e Iv e
(12) m croths. Plant material term ed dead or unsatisfactory by Landscape
Architect shall be replaced at no additional charge by the Contractor.
14 Inspecllon at the planting work to determ ine its cam plet,ion lor beginning the
guaran;ee period Will be made by Ihe Landscape Architect upon written
r,otice requesting such inspEction by the Contractor at least seven days
prior to the anticipated inspection.
15. Ail plantillg beds and individual tree rings shall cOllsisl of a two-three (2-3)
inch layer of shredded hardwood bark mulch. Bark mulch shall be [I.nilorm
in texture end color No utliity mulch or prOCEssed tree Irim m fngs shall be
aliowed. '
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CONSULTING EliGlNEERS UNO S~VE"'ORS
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PEDESTRIAN ACCESS EXHIBIT
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PRELIMINARY LIGHTING AND SIGNAGE PLAN
THIS B\lSJRUloI(HT PR(P,I,R((1 fly:
co."'IS D. CLMSlEAD
STOEPP~.~Tr1 AN:;) ASSOQA.TIS 1Ne.
7ge5 [AST l00TH StREET
F'l~"U=~s. IWOtAN... 04E038-:2505
PHONE': (J17) fl"9-:;!iI.3~
nts I~WDfl PRO>ARED r~:
~ T1l'LlU MCFE~l1rS LLc:..
9157 WZSTPOINT ORM:
3JITE BOO
INOiMlAPlXJS. INOIMlA .~2~
CONT ....CT: KD\I SRA.SSElIR
Pl-Ir;x..it; (~17) M.~20~
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GRAPHIC SCALE
't. _ oJ ':'
- [
(mInT)
1 lnob - 100 rt.
THE LEGACY RESIDENTIAL . PHASE 1
PREUMINARY LIGHTING AND SlGNAGE PLAN
8 STOP SIGN
:r:>: LIGHT POLE
NOTE: ALL TRAFFIC CONTROL SIGNS
(STOP, SPEED LIMIT, YIELD, NO PARKING)
REOUIRE ORDINANCES APPROVED BY
CARMEL CITY COUNCIL. CARMEL STREET
DEPARTMENT IS RESPONSIBLE FOR ll-IE
INSTALLAllON OF ALL TRAFFIC CONTROL
SIGNS.
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'NPICAL tRAFFIC ANn ~ SIGN
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STOP lUT SIGN
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1YPICAL SPFm I UT SIGN
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1YPICAL Pi\.ClT TOP ACORN lIGHT F1X11JRE
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MAINTENANCE AND OPERATION PLAN
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INCOME:
HOMEO\VNERS AS SOCIA TION
2001 BUDGET NOTE
4001
ly, 553 total lots.
w (currently 343 lots sold):
Lots Sold
1rst Quarter
Second Quarter
Third Quarter
Fourth Quarter
367
39]
414
440
24
24
24
25
4002 Developer Contribution: Developer funding of association shortfall.
Tire first month of each quarter is based on 90% of the homeowners paying their
dues. Pro-rated dues, which are in tire second and third months of each quarter,
are based 011100% of the homeowner's payment because they are paid out of
closing.
ADMINISTRA TIVE EXPENSES:
6001 Management Fee: A monthly fee paid to the management company for their services.
Fee is $5.00 permonth per lot. Minimum of$500.00 per month.
6016 Printing: Newsletters, budget packets, invoice payment copies and other
correspondence mailings/copies (Annual estimate - $1,620).
6022 Postage: Postage for invoices, newsletters, violation letters and other correspondence
(Annual estimate - $721).
6044 Administrative Other: Stationary, envelopes, checks, accounting supplies, long
distance calls and faxes (Annual estimate - $300).
6602 Le2al/Professional: Filing of Federal/State tax returns and legal representation
(Annual estimate - $250).
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6501 . p xes on common area land, including pool, pool house,
und,-t 's and basketball court. Payment in May and November (Estimated
a half).
HOMEWOENERS ASSOCIA nON
2001 BUDGET NOTES
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INSURANCE/TAXES:
6100
6510 Taxes: Corporate Federal and State taxes (Estimated at $50).
UTILITIES:
6200 Electric: Electricity usage for entryways, pool house and streetlights. Based on 2000
usage (Annual estimate - $4,300).
6209 Water/Sewer: Water and sewer service for inigation, pool and pool house. Based on
2000 usage (Annual estimate - $3,864).
GROUNDS EXPENSES:
6301 Snow Removal Contracted: Snow removal for all streets. Snow removal on one 2
inch to 3.9 inch pun is $1,700 per pull, one 4 inch to 5.9 inch pull is $1,850.
Estimated snow removal cost for the 2001 budget 0 $14,200 ($3,550 a month -
Jan/Feb/MarlDec).
6410 Mowing: 26 mows to common area grounds at $1,151.22 per mow. Two edgings at
$1,190 each. Estimated mowing/edging cost for the 2001 budget - $32,311.72
($4,039 per month - April through November).
6416 Turf Program: Four turf fertilizations at $2,203.00 per application and $1,252.00 for
grub control. Estimated turf program cost for the 2001 budget - $10,064.00
(Roughly $1,258 per month - April through November).
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6423
HOMEOWNERS ASSOCIATION
2001 BUDGET NOTES
6442 ul 1. 1011 at $6,800, bed edging at $1,996.22, tree ring
,u1 erbicide at $1,331, mulch handweed will be done 30
times at 159 ervice- $4,770, yard clean-up at $667, annual SlU1l1ner flower
installati at $1,235, spring pansies installation at $1,71 0, fall mum installation at
$2,023, overall flow maintenance for the season at $270.00 and additional $5,000 for
re-mulch/misc. Estimated landscape other cost for the 2001 budget - $27,421.46
(Roughly $3,428 per month - April through November).
6450 Pond lv1aintenance: Monitoring of the lakes from April through October. Estimated
pond maintenance cost for the 2001 budget - $3,465.00 (Billed $1,733 in April
and August).
6490 Ground Maintenance: Litter clean-up in common area and all other miscellaneous
jobs not having specific line item. Ground maintenance approximately 4 hours a
week at $25.00 an hour, $40 a month for landscape lighting repair and $4,000
miscellaneous expense. Estimated ground maintenance cost for the 2001 budget -
$9,280 (Roughly $773 a month - Jan. through Dec.).
6551 Irrization: Includes spring start-up, maintenance and winterization. Estimated
irrigation .cost for the 2001 budget - $780.
BUILDING MAINTENANCE:
6203 Plumbin<z:: Any necessary plumbing work to the pool house. Winterization of
the pool house at $200.00 and spring start-up at $200. Estimated plumbing cost for
the 2001 budget - $400 (Cost to occur between April and October).
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6206
HOMEOWNERS ASSOCIATION
2001 BUDGET NOTES
6500 Pool Phon
($55.00 a
01 phones - $660.00
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7000 ENS MEMORIAL DAY WEEKEND! Includes
clos. of the pool, daily visits to chemically treating the pool, pool deck
and restroo s. Chemicals and supplies on a will call basis. Estimated pool
maintenance cost for the 2001 budget - $12,000 - Price does not include lifeguard
or monitors.
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RESERVE:
Reserve Fundin:z: Deposit of 25% of regular assessment to the Reserve.
Please note that this budget is an estimate based on the information provided.
F! AfF onns/H omeAssocB udget
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SAMPLE MAINTENANCE PLAN AND BUDGET
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Ple:as~ !lol~ thoJt this bwJg~t is .un ~slllllate based OEl the infotlTIation prm'ided.
INCOME 343
,\SSOCIXnON FEES
DEVELOPER CONTRrBunON
TOTAL INCOlVIE
EXPENSES
MANAGEMENT FEES
PRINTING OTI-I8R
POSTAGE OTHER
AMINTSTRATTVE UTHER
["EGAL/PROfESSIONAL
TOTAL ADMINISTRATIVE
INSURANCE
PROPERTYTAX
TOTAL INSUR,\NCElTJ\X
IjI.,ECT~ Ie
WATERISEWER
TOTAL UTILITIES
?NOW RH10VAL
MOW1!\'G
SHRUB & TREE MAINTENANr:E
TUKI' PKOlWAM
LANOSCAI'ING OTHER
POND MAINTENANCE
OTHER GROUD MAINTENANCE
IRRIGAT]ON
TOTAL GROUNDS MAINTEI\ANCE
PI.UMr3ING
BUILDING .\MINTENANCE
POOL PHONE
POOL
TOTAL BUILDING MAI;'1TENANCE
TOTAl" lCXPlCNS/f:S
INE_T1NCOME(LOSS)~~
'D
NET CASH FLOW ____
I~IONTHLYEXPENSE % --
JAN I
~ ~51 I
-')
33170
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33170
1755
135
IIG
25
20
2051
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55 I
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I 185
n81
FEf3
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1795
135
25
25
20
2000
-Q
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322
722
MARCH
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1 S35
135
25
25
21
2041
400
322
c-=-:
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8
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375 i
35438 I
_ 20810 I
'6248
Af'NJI_
1875
135
1'7.1
2~
21
2]80
400
322
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70
8
35
280
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1955
135
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1995
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:.l.0332
8860
31472
9.00'%
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200
131
55
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722
3m - 1---'-I3Jto ~ '\ 10,7 iI' -- -=~~-=b - - 11::-1 0
O' ~~\-II~WI'----.l "-"()~-=-- _ .-~() "- _, 4 3~ 1---;i01~
(I _ I ..4>---"'J - 15~' --27 _ _ "," 0 1570 I ./1570
o I . \:1 1 -& It. l? 8. _,8 1258 1258
~" '- 0 ~~L '4!P~j;3 =-~ /I~r 3~28 ~~~~
73 ~M' 773 _-I--'L 71J --1- ~ _ -773. 773 773
_ ~ J ___ _ <_ ' I 30 30 30 l'J
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18960
.18380
140
-] 8520
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c:=
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AUG I
70
8
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OCT I_
105
423
399701
1\487 I
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48461 1
Sf!/'T
NOV
5&0
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580
200
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13....
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21
4011
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I 4039
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1_ 1258__
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131 131 131 ]3] 131 I 1,1
2~~0 2~;0 2~;0 2~;O i 5; I 5~
.::: _',:~,:::_ I,:::" Iii :::::~::
70
-]6350 39938 73410 I 10418 235'4 -] 613:
10 DOc,'(. 10 OQtI/o I 14 O[)% 10 00% 900% iO OO~/G I
(RXAMJ'LE ONL Y)
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ANNU.AL
IIIIIJUET
%OF
E.,(PENS1~
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] 15
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149683
57670
315
201353
23705 14.00%
1620 100%
712 LOO(>/{.
30U 0.00%
"'I
250 M(i.OO%_
26537
5500 3_00%
44G8 ~_"OO%
9958
4-800 1..00%
::: I~.
14200 8.00%
32311 19_00%
!2~S9 7.001>/0
10064 600%
07421 16.00%
3466 2,00%
S'')8-fJ :),00%
~
1570 I 1.00%_
660 I 1.00%
12000 7,00%
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722
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PRELIMINARY PLAT (24 X 36)
OPEN SPACE CALCULATION MAP (24 X 36)
PRELIM.INARY LIGHTING AND SIGNAGE PLAN
LANDSCAPE PLAN (24 X 36) ROLLED
FINDINGS OF FACT FORM
FOR PRIMARY PLAT CONSIDERATION
Carn1el Plan Commission
Carmel, Indiana
DOCKET NO. 07070058 PP
NAME OF SUBDIVISION: The Legacy Residential, Phase 1
PETITIONER: Platinum Properties, L.L.C.
Based upon all the evidence presented by the petitioner and upon the representations and
certifications of the staff of the Department of Community Development, I determine that the plat
complies with standards of the Carmel Clay Subdivision Control Ordinance.
I hereby approve of the primary plat as submitted with the following specific conditions as agreed to
by the petitioner.
Condition 1.
Condition 2.
Condition 3.
I hereby disapprove of the primary plat as submitted for the folIoVling reasons:
I.
2.
3.
DATED THIS
DAY OF
,20
Commission Member
Z:\shared\forms\PC applications\primaryplat
Rev. 01/03/2006