TRAILSIDE WOODS RESIDENTIAL SUBDIVISION OF NOBLESVILLE

Transcription

1 TRAILSIDE WOODS RESIDENTIAL SUBDIVISION OF NOBLESVILLE 3245 WESTFIELD ROAD NOBLESVILLE, INDIANA PRELIMINARY RESIDENTIAL PLANNED DEVELOPMENT SUBMITTAL BOOKLET Trailside Woods, LLC 2425 N. Meridian, Suite B110 Indianapolis, IN

2 January 23, 2015 It is with great pleasure we are submitting the Preliminary Residential Planning Development application for the re-zoning of Trailside Woods Residential Subdivision of Noblesville. The journey to reach this point has been exhilarating for myself from personal and professional levels. Trailside Woods began as a search for a future home for my family in the Indianapolis area. The project is situated on a beautiful property nestled between stunning woods, a top-notch school for my children, and a proposed multi-use trail, and all in the first class City of Noblesville. As the lead designer, I have taken a very personal approach to this project and overseen every detail to ensure it is a project myself and the City of Noblesville will be proud of and I can take great satisfaction in my new home. This project includes several components that may be unique to Noblesville, but we believe will ultimately result in a product that is sustainable and very desirable as has been proven by many similar projects across the country. In particular, there are several stormwater best management practices included in the design such as rain gardens, naturalized detention basins, and vegetated swales. All of these features have been widely accepted and desired by the general public and are addressed in the City of Noblesville stormwater manual. They are embraced as a green alternative to more traditional stormwater infrastructure and the environmental benefits are tremendous. Again, this may not be traditional in Noblesville, but this type of development is becoming more mainstream and ultimately will likely be the standard, as it is already has been for decades in other parts of the country. We are thrilled and grateful to have the opportunity to develop this project in Noblesville. I truly believe this project will stand out as a project all of Noblesville will be proud to have in their City. We look forward to working with the City of Noblesville on the approval process. Sincerely, Ed Hamilton, PE

3 EXECUTIVE SUMMARY Trailside Woods Subdivision of Noblesville is a proposed 22 acre single-family residential subdivision on the West side of town consisting of 41 new home sites. The site is currently in un-incorporated Hamilton County. We are seeking the project be rezoned from R-1 to R3/PD and subsequently annexed into the City of Noblesville. The proposed development is consistent with both the City of Noblesville Comprehensive Plan and the character of the adjacent neighborhood. The Comprehensive Plan Future Land Use Map shows mixed density single family residential for the subject property. In addition, a similar planned development neighborhood has been developed adjacent to the site (Slater Ridge) to the south and the subdivision is bordered by single family homes to the north. The project features homes constructed by Fischer Homes in a variety of architectural styles that will essentially be an extension of their successful, high-end subdivision to the south (Slater Ridge). In addition, two lots are proposed to be reserved for custom homes to be retained by the developer. All homes are proposed to be a minimum of 2,200 SF and are expected to range in price from $350,000 to $500,000. The character of the neighborhood is to celebrate the gorgeous woods and prime location immediately adjacent to Hazel Dell Elementary school and the Midland Trace Trail. A majority of the home sites back up to mature woods. Walking paths are incorporated to allow direct access for residents to the future Midland Trace Trail. The site was laid out to minimize clearing of the trees and a 50 buffer of existing trees is proposed to remain in place in the wooded areas behind homes. The project also employs Low Impact Development stormwater features including naturalized detention basins and rain gardens to provide a sustainable and green product. There are several amenities incorporating the woodsy setting including a gazebo surrounded by the preserved trees, a community meeting area around a fire pit, nature trails with boardwalks, and a proposed playground in the woods. In addition, an 8 proposed public multi-use path is proposed allowing pedestrian access from State Road 32 through the site to the Midland Trace Trail. The expected timeframe for the project is to complete site infrastructure in 2015 in one phase so the first homes will be ready for residents in the first quarter of Thank you for the opportunity to present this exciting project to the City of Noblesville.

4 LEGAL DESCRIPTION OF THE PROPERTY A PART OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 18 NORTH, RANGE 4 EAST, DESCRIBED AS FOLLOWS: BEGIN AT THE IRON STAKE FEET SOUTH OF THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SECTION 4, TOWNHIP 18 NORTH, RANGE 4 EAST; THENCE SOUTH FEET ON AND ALONG THE EAST LINE OF SAID NORTHWEST SECTION TO A POINT ON THE NORTH RIGHT-OF-WAY OF THE CENTRAL INDIANA RAILROAD; THENCE WEST FEET ON AND ALONG THE SAID R/W LINE TO A POINT; THENCE NORTH FEET ON A LINE TO THE INTERSECTION WITH THE NORTH LINE OF THE SAID NORTHWEST QUARTER SECTION; THENCE EAST 91.7 FEET ON AND ALONG THE NORTH LINE OF THE SAID NORTHWEST QUARTER SECTION TO A POINT FEET WEST OF THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 18 NORTH, RANGE 4 EAST; THENCE SOUTH FEET ON A LINE PARALLEL WITH THE EAST LINE OF SAID QUARTER SECTION TO AN IRON STAKE; THENCE EAST FEET ON A LINE PARALLEL TO THE NORTH LINE OF SAID QUARTER SECTION TO THE PLACE OF BEGINNING, CONTAINING 21.8 ACRES, MORE OR LESS. EXCEPTING THEREFROM: A PART OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 18 NORTH, RANGE 4 EAST, HAMILTON COUNTY, INDAIAN AND BEING THAT PART OF THE OWNERS LAND LYING WITHIN THE RIGHT OF WAY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID QUARTER SECTION; THENCE SOUTH 89 DEGREES 35 MINUTES 43 SECTIONS WEST METERS ( FEET) ALONG THE NORTH LINE OF SAID SECTION TO THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 19 NORTH, RANGE 4 EAST; THENCE SOUTH 89 DEGREES 18 MINUTES 31 SECTIONS WEST METERS (1, FEET) ALONG THE NORTH LINE OF SAID NORTHWEST QUARTER TO THE NORTHWEST CORNER OF THE OWNERS LAND; THENCE SOUTH 0 DEGREES 18 MINUTES 22 SECONDS WEST METERS (50.50 FEET) ALONG THE WEST LINE OF THE OWNERS LAND TO THE SOUTH BOUNDARY OF S.R. 32 AND THE POINT OF BEGINNING OF THIS DESCRPTION; THENCE NORTH 89 DEGREES 20 MINUTES 01 SECONDS EAST METERS (85.45 FEET) ALONG THE BOUNDARY OF SAID S.R. 32 TO THE EAST LINE OF THE OWNERS LAND; THENCE SOUTH 0 DEGREES 02 MINUTES 50 SECONDS EAST METERS (9.06 FEET) ALONG SAID EAST LINE; THENCE SOUTH 89 DEGREES 20 MINUTES 01 SECOND WEST METERS (85.50 FEET) TO THE WEST LINE OF THE OWNERS LAND; THENCE NORTH 0 DEGREES 18 MINUTES 22 SECONDS EAST METERS (9.06 FEET) ALONG SAID WEST LINE TO THE POINT OF BEGINNING AND CONTAINING HECTARE (0.018 ACRES), MORE OR LESS.

5 Professional Engineer Stamp and Registration Information and Surveyor Information Designer for the Preliminary Planned Development Edward Hamilton Professional Engineer Indiana Registration No Hamilton Engineering, LLC 93 Hillcrest Rd Portage, IN The Surveyor Location Report for the project was prepared by Chad D. Hahn Professional Surveyor Indiana Registration No.LS Hahn Surveying Group, Inc E. 96 th Street Indianapolis, IN Subsequent surveys and Secondary Plat are proposed to be prepared by Vincent J. Barr Professional Surveyor Indiana Registration No. LS VS Engineering Inc North High School Road Indianapolis, IN

6 STATEMENT OF EXCEPTIONS The following are a list of known exceptions from the requirements of the base zoning district and reasons for the zoning change explaining why the existing zoning would not accommodate the proposed development: Exception 1: No 50 peripheral buffer at the perimeter of the PD at the entrance road. Explanation: The subject property is land-locked by Hazel Dell Elementary school to the East, the Midland Trace Trail to the south, and an undeveloped un-incorporated property to the west whose current ownership is not interested in selling or developing the property at this time. The only roadway access is at the existing 91.7 wide site frontage at State Road 32. The frontage accommodates the proposed roadway and required right-of-way comfortably. However, there is not adequate space to provide 50 landscape buffers on either side and this requirement cannot be accommodated. The entrance road is proposed to have light traffic and extensive landscaping. Exception 2: Allowance of stormwater detention within the 50 peripheral buffer. Explanation: The proposed stormwater facilities were designed to minimize impacts to existing vegetation and the current drainage conditions of the property. The existing topopgraphy of the site had low depressional areas at the proposed detention pond locations. Therefore, a portion of the 50 buffer may be inundated with detained stormwater during a rain event. This requirement cannot be accommodated without further impacting the existing topographic and vegetation conditions. Exception 3: Allowance of multi-use path and sidewalks in the 50 landscape buffer. Explanation: The site amenities include connections to the proposed Midland Trace Trail adjacent to the proposed project including an 8 public multi-use asphalt path. In addition, a sidewalk is proposed in the common area to connect the public sidewalk to the school property, if acceptable to the school. Public way is not proposed to extend to the Midland Trace Trail. Therefore, there are no ways to connect to the Midland Trace Trail unless it is through the landscape buffer in the common area. Exception 4: Provide one 8 multi-use trail along the entrance road in lieu of two 4 sidewalks. Explanation: The developer proposes including the 8 path to provide an amenity to the public to access the Midland Trace Trail for pedestrians and bikers from the north (State Road 32). The west side of the proposed roadway is not proposed to be included in this development and is currently undeveloped, and therefore, the sidewalk would be redundant. In addition, the area adjacent to the road has a stand of mature trees and installation of the sidewalk would likely require removal of existing trees. This requirement cannot be accommodated without removing additional trees proposed to be preserved. Exception 5: Easement in landscape buffer is in excess of 25. Explanation: The proposed easements in the west landscape buffer are a total of 40. The storm sewer and sanitary sewer connection points are from the adjacent Slater Run property. Public way is not proposed to extend to the south property line. Therefore, these utilities are proposed to run within easements. In addition, an easement is proposed for the public walking path.

7 Exception 6: Interior corner lots do not exceed 150% of the average lot size. Explanation: The proposed lot sizes are driven by the proposed homes by Fischer Homes. The interior corner lots were increased to a minimum of 96 to accommodate the large approved Fischer Home site with the larger corner lot setbacks. In addition these lots were proposed deeper to provide a larger rear yard. This results in lots 30% larger than the typical lot within Trailside Woods.

8 FEASIBILITY STATEMENTS 1. Roads Access to the subject parcel is limited to the 91.7 of road frontage at State Road 32 (Westfield Road). The site is landlocked to the east by Hazell Dell Elementary school and to the south by the Midland Trace Trail. The developer considered additional roadway connections at vacant parcels at the northwest corner of the parcel, but the distance from the existing Pebble Brook Blvd was less than the minimum spacing between intersections permitted by INDOT. The developer also contacted the owner of the property to the west to inquire of their interest to either sell or include their property in the project. The adjacent property was not interested in either selling or developing their property at this time. The developer contacted INDOT to discuss access requirements. The initial feedback was auxiliary lanes may not be necessary due to the small impact by the development. We have requested confirmation in writing from INDOT. The INDOT standard Class IV drive is proposed since it is believed to be the most appropriate access drive for this development. The City of Noblesville Engineering Department Local Residential Street design was used for all roads within the subdivision due to the proposed use as a low volume residential subdivision. This standard design includes pavement widths of 14 lanes, 2 curbs, 6 parkways, and 4 walks on either side. Exceptions were made for proposed 8 multi-use path discussed below. The standard 54 right-of-way width is proposed for all roads except the entrance road, which results in an additional 4 of width for a total of 58. In addition, the roads are aligned to accommodate future roadway access to the west should the property ever be developed.. 2. Sidewalks and pathways 4 concrete sidewalks are proposed on both sides of three of the four streets in the proposed development in accordance with the City of Noblesville standards. The exception is the entrance road. An 8 multi-use trail is proposed in lieu of two 4 sidewalks on either side to provide an amenity to the public and to preserve the existing trees on the west side of the road. The 8 multi-use path is proposed to extend to the future Midland Trace Trail to provide an amenity to the public since there are no known public connections from the north in the vicinity of the subdivision. 3. Sanitary sewers The developer contacted the sanitary sewer utility (City of Noblesville) during the feasibility stages to determine the ability to connect to the City sanitary sewer. The developer spoke with Brian Gray, assistant City Engineer, in the spring of Brian suggested the most feasible connection point was a recently installed 8 PVC sanitary sewer extension at Slater Run to the south. The sewer was deep enough and had capacity for the subdivision. Field observations have confirmed available depth and proximity to the sewer. Sanitary sewer is proposed to be extended to all 41 lots in accordance with City of Noblesville requirements. The sewer would be routed through existing sewer easements at Slater Run to the subject property. A sanitary manhole is proposed to be constructed at the future roadway alignment so the adjacent property to the west would have the ability to easily connect to the sanitary sewer in the future. 4. Storm drainage The existing drainage creates a challenging condition for the project. Existing drainage patterns were analyzed and a majority of the property drains to depressional areas on-site and presumably infiltrates to the existing regulated drain tile (Fred Hines drain) immediately adjacent to the site. Generally, all drainage ultimately is tributary to the Fred Hines drain either by sheet flow to the west, infiltrating to the drain tile, or overtopping and flowing by overland flow route to the west. Therefore, the Fred Hines drain is the proposed outlet. The existing depressional areas (northwest and southwest corners of the site) are proposed to be over-excavated to provide additional storage

9 and promote infiltration to maintain the existing drainage conditions. A low flow outlet is designed for the site to minimize the release rate to less than the existing release rate from the site. The detention ponds are designed to provide adequate storage in accordance with the City standards. There are small upstream areas that are tributary to the project site. The runoff from these areas is proposed to be intercepted and routed through the on-site system. Several options were considered for the outlet to the Fred Hines drain. The developer contacted the property owner to the west to inquire of a potential easement to route the storm sewer. Although the property owner was willing to accommodate this request, it was determined this was not feasible without removing significant vegetation, in particular dozens of mature trees. The most feasible route would be to parallel the storm sewer with the proposed sanitary sewer in the existing drainage and utility easement discussed above. This would have the least amount of impact to existing vegetation and use of property and could be installed concurrent with the sanitary to an area already disturbed and requiring restoration. 5. Water Supply System The City of Noblesville staff confirmed Citizens Energy Group is the sole provider of water supply at this location. Developer contacted Dave Koch in June to discuss availability. Dale said Citizens would only allow the watermain to be installed in a public way and would not allow it to be routed in any easements. Therefore, the water would have to be routed from State Road 32 through the entrance road. The existing 12 watermain is approximately 1,100 east of the proposed entrance road. Dale also noted the watermain would need to be oversized for additional capacity to accommodate future users. Therefore, the 12 main should be extended the full length down State Road 32 to the subdivision entrance. An 8 main should be installed in the subdivision so it can be looped or extended to users in the future. INDOT requires the watermain be installed by trenchless methods under State Road 32. Water services are proposed to all homes and hydrants are proposed in accordance with City and utility requirements. 6. Street Lighting After reviewing the City requirements for street lighting that appeared applicable to this project, street lights were determined appropriate at all intersections within the development where there is potential for conflicts. A decorative street lamp is proposed at all 4 intersections. 7. Proposed Signage All required street signage will be provided including a stop sign at the subdivision exit, street signs, and no outlet signs. In addition, a modest monument sign that reflects the character of the neighborhood is proposed set back from State Road 32 to avoid any sight line conflicts. 8. Other Public Utilities Developer has contacted the electric and gas companies and confirmed the availability of the utilities in the area. Once the above items were addressed to be the appropriate solutions to the development of the subdivision, the developer requested proposals from contractors to determine if the development was feasible to construct within the market values of the proposed lots. The developer is confident the development can be feasible to construct as proposed.

10 DEVELOPMENT SCHEDULE Below are milestones projected by the development team: December Submit for re-zoning of the parcel to the City of Noblesville March 2015 Anticipated re-zoning approval March 2015 Apply for annexation to the City of Noblesville March 2015 Submit final development, secondary plat, and construction plans to the City of Noblesville concurrent with annexation process June 2015 Start construction of site infrastructure for the entire subdivision October 2015 Completion of site infrastructure, all 41 lots are ready for home construction The project assumes a minimum of 3 lots per quarter takedown for a total of 13 quarters to take down all 39 homebuilder plus 2 custom lots. However, the two adjacent similar subdivisions have experienced approximately 6 lots per quarter and the developer anticipates all homes could be constructed as soon as the end of 2017.

11 ORDINANCE NO. Document Cross Reference No. AN ORDINANCE TO AMEND THE UNIFIED DEVELOPMENT ORDINANCE, A PART OF THE COMPREHENSIVE PLAN OF THE CITY OF NOBLESVILLE, HAMILTON COUNTY, INDIANA An ordinance to amend the Unified Development Ordinance for the City of Noblesville, Hamilton County, Indiana, enacted by the City of Noblesville under authority of Chapter 174 of the Acts of the Indiana General Assembly 1947, as amended. WHEREAS, the Plan Commission of the City of Noblesville has conducted a public hearing as required by law in regard to the application for a change of zone district designation (Noblesville Application No. ) filed by Trailside Woods, LLC; and, WHEREAS, the Plan Commission sent a recommendation for approval to the Noblesville Common Council by a vote of ayes and nays, on the day of, 2015; NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of Noblesville, Hamilton County, Indiana, meeting in regular session, that the Unified Development Ordinance for said City and the Official Zone Map of said Ordinance are hereby amended as follows: SECTION 1. That the subject real estate located at 3245 Westfield Road, Noblesville, Indiana, all of which is located within the zoning jurisdiction of the City of Noblesville, Hamilton County, Indiana, is hereby rezoned from the R-1 Residential classification to the R-3 Residential classification, as designated in said Unified Development Ordinance for the City of Noblesville, Hamilton County, Indiana, and said real estate is more particularly described in Exhibit A.

12 SECTION 2. Upon motion duly made and seconded, this Ordinance was fully passed by the members of the Common Council this day of, COMMON COUNCIL OF THE CITY OF NOBLESVILLE AYE NAY Brian Ayer Mark Boice Roy Johnson Gregory P. O Connor Rick Taylor Stephen C. Wood Jeff Zeckel Approved and signed by the Mayor of the City of Noblesville, Hamilton County, Indiana, this day of, ATTEST: John Ditslear, Mayor City of Noblesville, IN Janet Jaros, Clerk-Treasurer I affirm, under the penalties for perjury, that I have taken reasonable care to redact each Social Security Number in this document, unless required by law: Matthew S. Skelton. Prepared by: Matthew S. Skelton, Esq., Attorney-At-Law, 547 N. Union Street, Westfield, IN 46074

13 EXHIBIT A TRAILSIDE WOODS LEGAL DESCRIPTION A PART OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 18 NORTH, RANGE 4 EAST, DESCRIBED AS FOLLOWS: BEGIN AT THE IRON STAKE FEET SOUTH OF THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SECTION 4, TOWNHIP 18 NORTH, RANGE 4 EAST; THENCE SOUTH FEET ON AND ALONG THE EAST LINE OF SAID NORTHWEST SECTION TO A POINT ON THE NORTH RIGHT-OF-WAY OF THE CENTRAL INDIANA RAILROAD; THENCE WEST FEET ON AND ALONG THE SAID R/W LINE TO A POINT; THENCE NORTH FEET ON A LINE TO THE INTERSECTION WITH THE NORTH LINE OF THE SAID NORTHWEST QUARTER SECTION; THENCE EAST 91.7 FEET ON AND ALONG THE NORTH LINE OF THE SAID NORTHWEST QUARTER SECTION TO A POINT FEET WEST OF THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 18 NORTH, RANGE 4 EAST; THENCE SOUTH FEET ON A LINE PARALLEL WITH THE EAST LINE OF SAID QUARTER SECTION TO AN IRON STAKE; THENCE EAST FEET ON A LINE PARALLEL TO THE NORTH LINE OF SAID QUARTER SECTION TO THE PLACE OF BEGINNING, CONTAINING 21.8 ACRES, MORE OR LESS. EXCEPTING THEREFROM: A PART OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 18 NORTH, RANGE 4 EAST, HAMILTON COUNTY, INDAIAN AND BEING THAT PART OF THE OWNERS LAND LYING WITHIN THE RIGHT OF WAY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID QUARTER SECTION; THENCE SOUTH 89 DEGREES 35 MINUTES 43 SECTIONS WEST METERS ( FEET) ALONG THE NORTH LINE OF SAID SECTION TO THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 19 NORTH, RANGE 4 EAST; THENCE SOUTH 89 DEGREES 18 MINUTES 31 SECTIONS WEST METERS (1, FEET) ALONG THE NORTH LINE OF SAID NORTHWEST QUARTER TO THE NORTHWEST CORNER OF THE OWNERS LAND; THENCE SOUTH 0 DEGREES 18 MINUTES 22 SECONDS WEST METERS (50.50 FEET) ALONG THE WEST LINE OF THE OWNERS LAND TO THE SOUTH BOUNDARY OF S.R. 32 AND THE POINT OF BEGINNING OF THIS DESCRPTION; THENCE NORTH 89 DEGREES 20 MINUTES 01 SECONDS EAST METERS (85.45 FEET) ALONG THE BOUNDARY OF SAID S.R. 32 TO THE EAST LINE OF THE OWNERS LAND; THENCE SOUTH 0 DEGREES 02 MINUTES 50 SECONDS EAST METERS (9.06 FEET) ALONG SAID EAST LINE; THENCE SOUTH 89 DEGREES 20 MINUTES 01 SECOND WEST METERS (85.50 FEET) TO THE WEST LINE OF THE OWNERS LAND; THENCE NORTH 0 DEGREES 18 MINUTES 22 SECONDS EAST METERS (9.06 FEET) ALONG SAID WEST LINE TO THE POINT OF BEGINNING AND CONTAINING HECTARE (0.018 ACRES), MORE OR LESS.

14 ORDINANCE NO. AN ORDINANCE TO AMEND THE UNIFIED DEVELOPMENT ORDINANCE, A PART OF THE COMPREHENSIVE PLAN OF THE CITY OF NOBLESVILLE, HAMILTON COUNTY, INDIANA This is an ordinance (the PUD Ordinance ) to amend the Unified Development Ordinance for the City of Noblesville, Hamilton County, Indiana, enacted by the City of Noblesville under authority of Chapter 174 of the Acts of the Indiana General Assembly 1947, as amended. WHEREAS, the Plan Commission of the City of Noblesville has conducted a public hearing as required by law in regard to the application for a change of zone district designation filed by Goal Investments, LLC; and, WHEREAS, the Plan Commission has sent its favorable recommendation to the Noblesville Common Council adopted on the day of, 2015; NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of Noblesville, Hamilton County, Indiana, meeting in regular session, that the Unified Development Ordinance for said City and the Official Zone Map of said Ordinance are hereby amended as follows: SECTION 1. The subject real estate (the Real Estate ), more particularly described in Exhibit A attached hereto, is located generally south of State Highway 32, along the west side of Pebble Brook Boulevard, all of which is located within the zoning jurisdiction of the City of Noblesville, Hamilton County, Indiana. The Real Estate hereby is rezoned from the R-3 classification to the R3/PD Residential Planned Development classification, as designated in the Unified Development Ordinance for the City of Noblesville, Hamilton County, Indiana.

15 SECTION 2. The preliminary development plan attached hereto as Exhibit B and the Development Guidelines attached hereto as Exhibit C are adopted as part of this ordinance. The elevations of homes constructed on the Real Estate shall comply with the City of Noblesville Architectural Design Guidelines for Detached Single-Family Residences (the ARB Standards ), adopted by the Noblesville Architectural Review Board (the ARB ) on August 16, 2007, unless specific home elevations are otherwise approved by the ARB. In the event a specific home elevation approved by the ARB varies from or conflicts with the ARB Standards, the ARB s approval shall prevail. [The remainder of this page is intentionally left blank.]

16 SECTION 3. Upon motion duly made and seconded, this Ordinance was fully passed by the members of the Common Council this day of, COMMON COUNCIL OF THE CITY OF NOBLESVILLE AYE NAY Brian Ayer Mark Boice Roy Johnson Gregory P. O Connor Rick Taylor Stephen C. Wood Jeff Zeckel Approved and signed by the Mayor of the City of Noblesville, Hamilton County, Indiana, this day of, ATTEST: John Ditslear, Mayor City of Noblesville, IN Janet Jaros, Clerk-Treasurer I affirm, under the penalties for perjury, that I have taken reasonable care to redact each Social Security Number in this document, unless required by law: Matthew S. Skelton. Prepared by: Matthew S. Skelton, Esq., Attorney-At-Law, 547 N. Union Street, Westfield, IN 46074

17 EXHIBIT A TRAILSIDE WOODS LEGAL DESCRIPTION A PART OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 18 NORTH, RANGE 4 EAST, DESCRIBED AS FOLLOWS: BEGIN AT THE IRON STAKE FEET SOUTH OF THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SECTION 4, TOWNHIP 18 NORTH, RANGE 4 EAST; THENCE SOUTH FEET ON AND ALONG THE EAST LINE OF SAID NORTHWEST SECTION TO A POINT ON THE NORTH RIGHT-OF-WAY OF THE CENTRAL INDIANA RAILROAD; THENCE WEST FEET ON AND ALONG THE SAID R/W LINE TO A POINT; THENCE NORTH FEET ON A LINE TO THE INTERSECTION WITH THE NORTH LINE OF THE SAID NORTHWEST QUARTER SECTION; THENCE EAST 91.7 FEET ON AND ALONG THE NORTH LINE OF THE SAID NORTHWEST QUARTER SECTION TO A POINT FEET WEST OF THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 18 NORTH, RANGE 4 EAST; THENCE SOUTH FEET ON A LINE PARALLEL WITH THE EAST LINE OF SAID QUARTER SECTION TO AN IRON STAKE; THENCE EAST FEET ON A LINE PARALLEL TO THE NORTH LINE OF SAID QUARTER SECTION TO THE PLACE OF BEGINNING, CONTAINING 21.8 ACRES, MORE OR LESS. EXCEPTING THEREFROM: A PART OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 18 NORTH, RANGE 4 EAST, HAMILTON COUNTY, INDAIAN AND BEING THAT PART OF THE OWNERS LAND LYING WITHIN THE RIGHT OF WAY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID QUARTER SECTION; THENCE SOUTH 89 DEGREES 35 MINUTES 43 SECTIONS WEST METERS ( FEET) ALONG THE NORTH LINE OF SAID SECTION TO THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 19 NORTH, RANGE 4 EAST; THENCE SOUTH 89 DEGREES 18 MINUTES 31 SECTIONS WEST METERS (1, FEET) ALONG THE NORTH LINE OF SAID NORTHWEST QUARTER TO THE NORTHWEST CORNER OF THE OWNERS LAND; THENCE SOUTH 0 DEGREES 18 MINUTES 22 SECONDS WEST METERS (50.50 FEET) ALONG THE WEST LINE OF THE OWNERS LAND TO THE SOUTH BOUNDARY OF S.R. 32 AND THE POINT OF BEGINNING OF THIS DESCRPTION; THENCE NORTH 89 DEGREES 20 MINUTES 01 SECONDS EAST METERS (85.45 FEET) ALONG THE BOUNDARY OF SAID S.R. 32 TO THE EAST LINE OF THE OWNERS LAND; THENCE SOUTH 0 DEGREES 02 MINUTES 50 SECONDS EAST METERS (9.06 FEET) ALONG SAID EAST LINE; THENCE SOUTH 89 DEGREES 20 MINUTES 01 SECOND WEST METERS (85.50 FEET) TO THE WEST LINE OF THE OWNERS LAND; THENCE NORTH 0 DEGREES 18 MINUTES 22 SECONDS EAST METERS (9.06 FEET) ALONG SAID WEST LINE TO THE POINT OF BEGINNING AND CONTAINING HECTARE (0.018 ACRES), MORE OR LESS.

18 EXHIBIT B TRAILSIDE WOODS PRELIMINARY DEVELOPMENT PLAN

19 EXHIBIT C TRAILSIDE WOODS DEVELOPMENT GUIDELINES PD Peripheral Yard Width Minimum Lot Area Minimum Lot Width at Setback Line 50 (as shown on Exhibit B) 9,250 SF 70 Maximum Building Height 35 Minimum Front Yard Setback 30 Minimum Side Yard Setback/Building Separation 5 1 / 20 2 Minimum Rear Yard Setback 3 20 Minimum House Size 2,200 SF 1 Refers to minimum distance of home from side property line. 2 Refers to minimum distance between the sides of homes on adjacent and abutting lots. 3 Refers to rear yard setback of primary structure.