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Home My WebLink AboutPacket for PC 07-18-17 CRG CRG Residential PUD Docket No. 17010017 Z PUD REZONE CITY OF CARMEL, INDIANA July 18, 2017 Plan Commission Applicant: CRG Residential Attorneys – Nelson & Frankenberger, LLC Attn: James E. Shinaver, Attorney 844-0106 Attn: Jon C. Dobosiewicz Professional Land Planner 844-0106 TABLE OF CONTENTS 1.Project Explanation 2.Site Location Maps / Aerial Photograph 3.Zoning Comparison Exhibit Current Zoning Map List of Current Permitted B-3 Uses 4.Comprehensive Plan Analysis 5.Detailed Site Concept Plan - Updated 6.Principal Building Elevations - Updated Garage and Dumpster Enclosure Elevations 7.Sample Photos of Interior Finishes 8.Traffic Analysis 9.Open Space Exhibit - Area comparison Fence Location Exhibit Land-banked Parking Exhibit Updated Landscape Area Exhibit Site Line Exhibit 10.CRG Residential PUD District Ordinance – Red Line Version 11.CRG Residential PUD District Ordinance - Updated TAB 1 TAB 2 SITE Lakeshore Drive Gray Road Randall Drive th 96Street NORTH CRG Residential Site Location Map / Aerial Photograph SITE Randall Drive th NORTH 96Street CRG Residential Site Location Map / Aerial Photograph TAB 3 Zoning Comparison Chart Development Standard B3 Business CRG Residential PUD Permitted Uses Multiple (see attached list) Multi-family Dwellings (only) Max Building Height 35’ Varies: 42’ 3-story area, 31’ two-story area and 14’ garages Minimum Parcel / Lot Size 5,000 SF per dwelling unit for 9 Acres Multiple-Family Dwelling Minimum Front Yard Residential: 30’ 30’ All other uses: 60’ Minimum Side Yard Residential: 10’ 20’ south side Any Business use that adjoins 50’ north side residential: 30’, otherwise none Minimum Side Aggregate Residential: 20’ Not applicable but 70’ by Any Business use that adjoins applying above north and residential: 30’, otherwise south side yards none Minimum Rear Yard Residential: 20’ 20’ west side Any Business use that adjoins residential: 30’, otherwise 15 feet Minimum Lot Width 100’ Not applicable – 9 acre parcel required Max Lot Coverage Multi-family: 40% Not applicable – Site plan All other uses: 80% compliance (including required tree preservation) Minimum Ground Floor Area Multi-family: 800 Not applicable Density 5,000 square feet per Dwelling 195 Dwellings maximum (78 Dwellings maximum) Architectural Requirements Not Applicable Per elevations which will be attached as an exhibit to the PUD Ordinance Landscaping Requirements Per Zoning Ordinance (ZO) Per ZO and, 50’ Tree Preservation to north 30’ Tree Preservation to east Lighting Per ZO Additional standards in PUD Vehicle Parking 2.0 per Dwelling 1.75 per Dwelling Bicycle Parking Recommended Required Signage Per ZO Per ZO Site Access Permitted on Randall Drive Gated emergency (Five Dept.) access on Randall Drive SITE Randall Drive th 96Street NORTH CRG Residential Site Zoning B-3 Permitted Use List (Current Zoning) Residential Issues Multiple Family Dwelling Nursing/ Retirement/ Convalescent Facility Continuing Care Retirement Community (CCRC) Office Uses Clinic or Medical Health Center Research Laboratory/ Facility General Offices Professional Office Institutional Uses Hospital Post Office Public Service Facility Educational Uses Day Nursery/ Day Care Kindergarten/ Preschool Retail & Service Uses General Retail Sales Lumber/ Building Materials Sales (enclosed) General Service Automobile Service Station Automobile/ Boat Sales Automobile/ Truck Repair (indoor) Car Wash Commercial Kennel Dry Cleaning Establishment (with on-site plant) Dry Cleaning Establishment (without on-site plant) Equipment Sales/ Repair (indoor) Financial Institution Food Stand Funeral Home/ Mortuary/ Crematory Recreational Vehicle. Mobile Home Sales Roadside Sales Stand Self - Service Laundry Tattoo Studio Veterinary Hospital with commercial kennel Veterinary Hospital without commercial kennel Wholesale Sales (Continued on next page) Cultural / Entertainment Uses Art Gallery Art & Music Center Carnivals, Fairs, Circuses, Etc. Indoor Theater Catering Establishment Restaurant, without drive-through food sales Restaurant, with walk up/Drive thru food sales Meeting or Party Hall Tavern/ Night Club Industrial Uses Storage or Sale of Petroleum Products Printing/Publishing Establishment Agricultural Uses Plant Nursery General Agriculture (farm) Recreational Commercial Recreational Facility, Indoor Country Club Golf Course Private Club or Lodge Park, Public Shooting Gallery Temporary Uses Construction facility Sales, Seasonal Outdoor Special Event, Outdoor Transportation & communication Uses Radio and/ or Television Studio Radio/ Television Transmission Tower Motor Bus or Railroad Passenger Station Commercial Parking Lot TAB 4 CRG Residential Comprehensive Plan Analysis The Land Classification Plan Map of the Comprehensive Plan (see attached “Comp Plan” pages) identifies the subject site as Employment Node. Appropriate land uses in the Employment Node include residential, however only on the fourth floor or higher. The Employment Node designation character also indicates density for residential uses should not exceed 14 units per acre. The subject site is currently zoned B-3 Business which permits Multi-family apartment dwellings among many other types of other Commercial uses. The current zoning limits the number of permitted dwellings to 79 or a density of approximately 8.7 dwellings per acre, again along with many other Commercial uses which could be developed on the site (see current permitted use list under Tab 3). The proposed development would be for exclusively a maximum of 195 apartments on the site and no additional commercial uses at a density of 21.5 units per acre. Apartments are a traditional transitional use from the single family suburban residential (area th north of the subject site) to the higher intensity the commercial zones along 96 Street (which today includes the subject site). When appropriately landscaped and designed with stair-stepping of building heights, apartments can be a benefit next to single family residential as they provide appropriate transition to higher intensity commercial uses rather than a more abrupt transition directly from single family to higher intensity commercial. th The area along 96 Street, south of and adjacent to the site, is identified as Community Vitality Node under the Comprehensive Plan (see attached Comp Plan pages), which include retail, service, office, entertainment, restaurant and institutional uses. The site immediately south of the subject site is the Butler Hyundai building and there are two (2) additional parcels to the west and east of the car dealership including additional commercial development (existing and proposed). This area (area th along 96 Street) is zoned B-3 Business and is characteristic of the type of land uses permitted on the subject property currently. Per the Comprehensive Plan, apartments are a “Conditional Fit” next to Suburban Residential land uses (see attached “Comp Plan” appropriate Land Classification Table). As a Conditional Fit this development has been designed with sensitivity and appropriate transitions to the adjacent Suburban Residential uses in terms of (i) a 50’ tree preservation area where the underlying zoning only requires a 15’ landscape yard, (ii) stair-stepping of building heights to prevent a situation where much taller buildings (maximum of 35’ in height) are permitted with a 50’ setback, and (iii) less intensity in terms of the amount of traffic which would be anticipated if the site were to develop under a currently permitted commercial scenario. In addition, per the policies of the Comprehensive Plan, Attached Residential (see attached plan pages) is the category the proposed apartments would be evaluated under. Attached Residential is considered a “Best Fit” next to Community Vitality Node (which is south of and adjacent to the site), a “Conditional Fit” next to Employment Node, which is the commercial area west and east of the subject site, and again the use is a “Conditional Fit” next to Suburban Residential (subdivision to the north). In conclusion, the CRG Residential PUD proposal is consistent and compatible with policies and recommendations of the Comprehensive Plan as an appropriate transitional use between Suburban Residential to the north and higher intensity commercial (Community Vitality Node) land th uses along 96 Street. R dR revi ywkP lleD l ezaH Gray Rd Gray Rd dR yeraC Keystone Parkway Range Line Rd Westfield Blvd dR dro fliuG S dR egdiR k aO College Ave P tS ainavlysnne Meridian St US 31 t S sionillI dR lliM gnirp S dR retn eC yalC dR hcti D dR hcti D Towne Rd dR enroblehS dR t seW PART 3: LAND CLASSIFICATION PLAN Intensity/Density: This section describes the intended intensity LAND CLASSIFICATION PLAN of commercial uses and density of residential uses that INTRODUCTION would be ﬁ tting of the classiﬁ cation. The zoning ordinance may utilize more than one zoning district to regulate each classiﬁ cation. Part 3: Land Classiﬁ cation Plan describes and establishes Examples: This section strives to convey one or more different land classiﬁ cations to be applied appropriately developments in Carmel that represent the classiﬁ cation. All across Carmel’s planning jurisdiction, similar to a future examples may not be exact matches, but represent the most land use plan. The term “land classiﬁ cation” is used instead similar in intensity and density. of “land use” because each classiﬁ cation integrates both Appropriate Adjacent Classifications: This section describes land use and development form. This hybrid approach for the land use classiﬁ cations that are best used adjacent to classifying land will result in a better system for managing the subject classiﬁ cation. Three categories of compatibility land development. exist. “Best Fit” are classiﬁ cations that are most suited for The following land classiﬁ cations are used on the Land adjacency. “Conditional Fit” indicates land classiﬁ cations Classiﬁ cation Map: that are suitable for adjacency if the building orientation, 1. Parks and Recreation .................................pg 29 transitions and architecture are implemented with 2.Estate Residential ......................................pg 30 sensitivity to the context. The third category are those land classiﬁ cations not listed, which represent classiﬁ cations 3.Low Intensity Suburban Residential ...........pg 31 that are not typically appropriate adjacent to the subject 4. Suburban Residential .................................pg 32 classiﬁ cation. 5. Urban Residential .......................................pg 33 Structure Features: This section identiﬁ es critical structural 6. Attached Residential ..................................pg 34 features that help achieve the purpose of the classiﬁ cation. 7. Neighborhood Support Center ...................pg 35 Most statements are in regard to height, mass, or form of the 8. Neighborhood Service Node ......................pg 36 structure. 9. Institutional Node ........................................pg 37 Structure Orientation On Site: This section addresses where 10.Community Vitality Node ............................pg 38 the footprint of the structure is located. Options typically 11. Employment Node ......................................pg 39 include centralized (setbacks on all four sides), zero lot-line 12. Regional Vitality Node ................................pg 40 (front, rear, and one-side setback), build-to (speciﬁ c front 13. Core Support ..............................................pg 41 setback), or no setbacks (the structure can cover the entire 14. Secondary Core .........................................pg 42 site). 15. Primary Core ..............................................pg 43 Development Features: This section denotes requirements of subdivisions, planned unit developments, or development Land Classification Map plan projects. Typically, whole-development standards are The Land Classiﬁ cation Map is described on page 44, described. followed by the map on page 45. Regulation Implementation: This section describes how the Land Classifications and Descriptions City’s development regulations will implement the land use Each of the land classiﬁ cations listed above have a page classiﬁ cation’s intent. dedicated to describing how it can be used to manage growth and development. Further, the following headings are used to convey the essence of each classiﬁ cation. These descriptions are intended to be conceptual. Purpose: This section gives the reader a brief description of why the land use classiﬁ cation has been established. Geographic Location: This section conveys where each classiﬁ cation is best utilized within Carmel’s planning jurisdiction. Some descriptions are vague because they can be widely applied, while others are very speciﬁ c to geographic locations. Land Uses: This section describes the general land uses that would be permitted in the classiﬁ cation. The zoning ordinance would indicate speciﬁ c land uses permitted. 28 CITY OF CARMEL, INDIANA VERSION A 05-04-09 PART 3: LAND CLASSIFICATION PLAN EMPLOYMENT NODE Purpose • To establish areas for large office buildings providing regional employment with opportunity to integrate employment-serving mixed uses. Geographic Location • Predominantly in North and South Central Carmel. • Most appropriate near highways and major arterials with excellent accessibility. Land Uses • Professional and business ofﬁ ce. High quality architecture ensures that the City’s position as • Hospital and medical ofﬁ ce. an attractive locale for regional, national, and international • Ofﬁ ce-supporting commercial (e.g. small scale restaurants, corporations is maintained. coffee houses, print shops, and ofﬁ ce supply stores that directly support ofﬁ ce uses). • Residential is allowed on 4th or higher ﬂ oors. Intensity/Density • Commercial intensity is limited by the maximum building envelope, maximum impervious surface, and on-site parking requirements. • Residential density in developments should not exceed 14.0 units per acre. Examples • U.S. 31 Corridor • Parkwood Crossing East Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Neighborhood Service Node, Hospitals and medical facilities such as the Clarian North Hospital Institutional Node, Community Vitality Node, Employment are examples of developments that ﬁ t into Employment Nodes. Node, and Regional Vitality Node. • Conditional Fit: Suburban Residential, Urban Residential, Attached Residential, Core Support, and Secondary Core. Structure Features • Maximum four stories. • Minimum four stories and maximum ten stories along U.S. 31 and I-465, but not adjacent to Illinois Street. Structure Orientation On Site • Centralized with signiﬁ cant setback from highway corridors and single-family residential areas. Development Features • Parking should be located where it has the least impact on aesthetics. • Internal and external bicycle and pedestrian connectivity. • Protect pre-development environmental features. Medium-scale ofﬁ ce serves regional employment needs while • Secure and sheltered bicycle parking, and shower and providing a context-sensitive transition to neighboring residential changing facilities for bicycle commuters. areas. Regulation Implementation • Utilize traditional zoning to regulate this classiﬁ cation. VERSION A 05-04-09 CARMEL CLAY COMPREHENSIVE PLAN 39 PART 3: LAND CLASSIFICATION PLAN COMMUNITY VITALITY NODE Purpose • To establish areas for community-serving and neighborhood- serving commercial development with opportunity to integrate mixed uses. Geographic Location • Most appropriate near primary parkway, urban arterial, secondary arterial, and primary arterial streets. Land Uses • Dominantly retail, service, ofﬁ ce, entertainment, restaurant, and institutional. • Residential is allowed, but only on upper ﬂ oors. Chain restaurants typically function as a Community Vitality Node. This Donatos Pizza along Michigan Road represents the desired Intensity/Density small to moderate front setback. • Commercial intensity is limited by the maximum building envelope, maximum impervious surface, and on-site parking requirements. • Residential density in developments should not exceed 10.0 units per acre and must be primarily in upper ﬂ oors. Examples • Merchants’ Square • West Carmel Center (Michigan Rd. and 106th St.) • Brookshire Village Shoppes Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Attached Residential, Neighborhood Support Center, Neighborhood Service Node, Institutional Node, Community Vitality Node, Employment Node, and Regional Vitality Node. • Conditional Fit: Suburban Residential, and Urban Community Vitality Nodes are served by large roads and often have Residential. stand-alone as well as clustered businesses. Structure Features • Maximum two stories, or three stories if context reﬂ ects the same scale. • Transparent glass/permeable storefronts. Structure Orientation On Site • Context sensitive with the following options: centralized or build-to front line building envelope. Development Features • Internal and external bicycle and pedestrian connectivity. • Small to moderate front setbacks. • Screened and landscaped parking areas. • Protect pre-development environmental features. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classiﬁ cation. Although strip centers are not preferred, they do typify Community Vitality Nodes. Their buildings and public parking lots are too large to be integrated into neighborhoods, but are too small to draw people from a large region. 38 CITY OF CARMEL, INDIANA VERSION A 05-04-09 PART 3: LAND CLASSIFICATION PLAN ATTACHED RESIDENTIAL Purpose • To diversify housing opportunities for young professionals, transitional families, empty nesters and workforce housing near amenities and where connectivity is good. Geographic Location • Utilized throughout Carmel, but primarily in North and South Central Carmel. • Most appropriate near major thoroughfares, urban centers, parks, vitality centers, and schools. Land Uses This condominium development reﬂ ects the use and form of • Town houses. Attached Residential. • Condominiums. • Apartments. Intensity/Density • Density in developments may be 7.0 dwelling units per acre or greater. Examples • North Haven (96th Street and Gray Road) • Providence at Old Meridian • Townhomes at City Center (City Center Drive) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Urban Residential, Attached Residential, Neighborhood Support Center, Neighborhood Service Node, Institutional Node, Community Vitality Node, and Core Support. • Conditional Fit: Suburban Residential, Employment Node, Regional Vitality Mode, Secondary Core, and Primary This apartment development is designed to reﬂ ect townhouses and Core. is a good example of how Attached Residential can be used in close proximity to Core Support and Secondary Core classiﬁ cations. Structure Features • Maximum two stories, or three stories if context reﬂ ects the same scale. • No front loading garages for town houses or apartments. • Gable and hip roofs. Structure Orientation On Site • Centralized, zero lot line, or build-to front line building envelope. Development Features • Minimum of 20% open space in subdivisions, and similar percentage in unplatted development (e.g. condominium). • At least 50% of all open space should be usable. • Parking to the side or rear of buildings. • Internal and external bicycle and pedestrian connectivity. • Protect pre-development environmental features. Kensington Place is a good example of a lower density attached Regulation Implementation residential development. Although it doesn’t ﬁ t the traditional form • Utilize hybrid (traditional and form-based) zoning to of Attached Residential, it would be appropriate in select locations. regulate this classiﬁ cation. 34 CITY OF CARMEL, INDIANA VERSION A 05-04-09 PART 3: LAND CLASSIFICATION PLAN SUBURBAN RESIDENTIAL Purpose • To establish housing opportunities for people who desire moderately dense subdivision living. Geographic Location • Dominantly appropriate in East, North Central, and South Central Carmel. Limitedly appropriate in West Carmel. Land Uses • Single-family detached residential only. • One-story ranch, cottage homes are encouraged Intensity/Density The Enclave of Carmel represents the highest density range • Density in platted subdivisions between 1.4 and 4.0 dwelling allowed within the Suburban Residential classiﬁ cation. units per acre. Examples • Fairgreen Trace (116th St. west of Range Line Rd.) • Bentley Oaks (136th St. and Oak Ridge Rd.) • Plum Creek Village (126th St. and River Rd.) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Low Intensity Suburban Residential, Suburban Residential, and Neighborhood Support Center. • Conditional Fit: Estate Residential, Urban Residential, Attached Residential, Neighborhood Service Node, Community Vitality Node, Employment Node, and Institutional Node. Structure Features • One-story encouraged, maximum two stories. Older single-family neighborhoods, like Brookshire Village, • Gable and hip roofs. typically built on one-third acre lots, represent mid-range densities • Attached garages with either side, rear, or courtyard allowed in the Suburban Residential classiﬁ cation. loading. • Structures generally wider than they are deep. Structure Orientation On Site • Centralized or zero-lot-line building envelope. • Front facade generally facing public right-of-way. Development Features • Minimum of 20% open space in subdivisions. • At least 50% of all open space should be usable. • Predominant use of curvilinear street layout. • Internal and external bicycle and pedestrian connectivity. • Protect existing (pre-development) environmental features. Regulation Implementation • Utilize two (2) or more zoning districts to regulate this land classiﬁ cation. The Overture represents a lower density Suburban Residential • Utilize traditional zoning to regulate this classiﬁ cation. neighborhood. 32 CITY OF CARMEL, INDIANA VERSION A 05-04-09 PART 3: LAND CLASSIFICATION PLAN APPROPRIATE ADJACENT LAND LAND CLASSIFICATION MAP DESCRIPTION CLASSIFICATIONS TABLE The Land Classiﬁ cation Map on the following page designates the general distribution of land classiﬁ cations The below table provides a quick reference for determining that will help manage land use, community form, and land classiﬁ cation compatibility. The information in this connectivity; and improve quality of life. table mirrors the content in each of the land classiﬁ cation descriptions on the previous pages. “B” stands for Best Fit Speciﬁ cally, the map depicts the community’s land and “C” stands for Conditional Fit, meaning it is appropriate use and development form goals (land classiﬁ cations) when if the more intense development is installed with in a conceptual manner. It should not be construed as sensitivity to the adjacent land classiﬁ cation. representing the precise location of land classiﬁ cations, but used as a foundation for support and inﬂ uence with land use and development form decisions and zoning map changes. The Land Classiﬁ cation Map does not establish the right to a certain density or intensity. The C3 Plan is a broad- brush approach to future land planning. Each development proposal should be reviewed with consideration of all sections of the C3 Plan in addition to site features, context, design standards, and development standards. rimary Core Parks & RecreationEstate ResidentialLow Intensity Suburban ResidentialSuburban ResidentialUrban ResidentialAttached ResidentialNeighborhood Support CenterNeighborhood Service NodeInstitutional NodeCommunity Vitality NodeEmployment NodeRegional Vitality NodeCore SupportSecondary CoreP BBBBBBBBBBBBBBB Parks & Recreation BBBCC Estate Residential BBBBCC Low Intensity Suburban Residential BCBBCCBCCCC Suburban Residential BCBBBCCCCCC Urban Residential BCBBBBBBCCBCC Attached Residential BCBBBBB Neighborhood Support Center BCCBBBBBCC Neighborhood Service Node BCCCCBBBBBBBBBB Institutional Node BCCBBBBBBB Community Vitality Node BCCCBBBBBCC Employment Node BCCBBBBC Regional Vitality Node BCBCBCCBBB Core Support BCCBCBBB Secondary Core BCBBBB Primary Core B = Best Fit C = Conditional Fit 44 CITY OF CARMEL, INDIANA VERSION A 05-04-09 TAB 5 2 Stories2 Stories 3 Stories E 96TH STREET 2 Stories2 Stories 3 Stories TAB 6 TAB 7 TAB 8 TRANSPORTATION ENGINEERING STUDIES TRAFFIC IMPACT ANALYSES STREET DESIGN HIGHWAY DESIGN TRAFFIC ENGINEERING PARKING LOT DESIGN TRANSPORTATION PLANNING STUDIES CONSTRUCTION OBSERVATION SITEENGINEERING REGISTRATION INDIANA ILLINOIS IOWA WILLIAM J.FEHRIBACH, P.E. KENTUCKY OFCOUNCIL MICHIGAN OHIO STEVENJ.FEHRIBACH, P.E. MISSOURI PRESIDENT FLORIDA JOSEPHT.RENGEL, P.E. VICEPRESIDENT R. MATTHEWBROWN, P.E. VICEPRESIDENT MEMORANDUM DATE: 4/3/2017 TO:David C. George, P.E. Vice President of Development CRG Residential, LLC FROM:Matt Brown, PE/PTOE Vice President A&F Engineering Co., LLC th RE:Trip Generation Analysis-96Street& Randall Dr.,Carmel, Indiana A&F Engineering Co., LLC has conducted a trip generation analysisfor a potential residential th project north of 96Street and west of Randall Drive in CarmelIndiana at the request of CRG residential LLC.The purpose of this analysis is to compare the traffic impact of the proposed residential development to the traffic impact of a retail development that could be constructed on the subject site.The development options are as follows: Option 1:195 apartments(as proposed by CRG ResidentialLLC) Option 2:112,600square feet ofgeneralretail development The traffic volumes that will be generated fromthesite under each development option were th estimated based on information provided in the 9edition ofthe ITE Trip Generation Informational Report.Asummary of the total trafficvolumes that will be generated byeach option is shown in Table 1and a percentage comparison of generated trips between theoptions is shown in Table 2. 8365 KEYSTONE CROSSING,SUITE 201– INDIANAPOLIS, INDIANA 46240 TELEPHONE(317)202-0864 – FACISMILE (317)202-0908 Table 1–Trip Generation Summary TOTALTRIPS DEVELOPMENT AMPEAKPMPEAK24HOURWEEKDAY OPTION ENTEREXITENTEREXITENTEREXIT TOTALTOTALTOTAL 44653 991251305 OPTION1207981652 3373668 1686497336 OPTION2104643123668 Table 2 –Trip Percentage Comparison OPTION1 TO OPTION2 AMPEAK-41% PMPEAK-81% WEEKDAY-82% As shown inthe tablesabove,itcan beconcluded thatthe proposed residential development option(Option 1)will generate significantly less traffic comparedto the retail development option.Therefore, it can be expected that the residentialoption will have a significantly smaller traffic impact on the roadways and intersections near thesite. 2 Carmel, IN | 31 March 2017 Randall Drive & East 96th Street TAB 9 FOOTBALLFIELD (AREAEXAMPLE) Existing Trees ories PROPOSEDFENCE LOCATIONS Boundary Line Proposed Fence Garage, typ. 2 Stories2 Stories Proposed Fence ories 50’ Tree Preservation Area Proposed Fence Gated Fire Access 30’ Tree Preservation Area Sidewalk Land-banked Parking Revised Landscape Buffer Area TAB 10 Sponsors: Councilor __________ CARMEL, INDIANA CRG Residential PLANNED UNIT DEVELOPMENT DISTRICT ORDINANCE Z-___-17 March 3July 10, 2017 (Plan Commission submittal) TABLE OF CONTENTS Page Section 1. Applicability of Ordinance .............................................................................................. 3 Section 2. Definitions and Rules of Construction ........................................................................ 43 Section 3. Accessory Buildings and Uses ....................................................................................... 5 Section 4. Development Standards .................................................................................................. 5 Section 5. Landscaping Requirements ..........................................................................................7 Section 6. Additional Requirements and Standards .................................................................... 810 Section 7. Procedural Provisions .............................................................................................810 Section 8. Violations and Enforcement ...................................................................................911 Section 9. Exhibits ...................................................................................................................911 Exhibit A Legal Description Exhibit B Concept Plan Exhibit C Architectural Standards Exhibit D Architectural Character Imagery Note: All of the above Exhibits (A-CD) are attached to this CRG Residential Ordinance, are incorporated by reference into this CRG Residential Ordinance and are part of this CRG Residential Ordinance. 2 Version B 03-03D 07-10-17 Sponsors: Councilor _________ ORDINANCE Z-___-17 AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA ESTABLISHING THE CRG RESIDENTIAL PLANNED UNIT DEVELOPMENT DISTRICT Synopsis: Ordinance Establishes the CRG Residential Planned Unit Development District Ordinance (the “CRG Residential PUD”). The Ordinance would rezone the real estate from B3 Business to a Planned Unit Development district allowing (i) the future development of the subject Real Estate for a multi-family residential community. WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z-289, as amended (the “Zoning Ordinance”), provides for the establishment of a Planned Unit Development District in accordance with the requirements of I.C. § 36-7-4-1500 et seq.; and WHEREAS, the Plan Commission has given a __________ recommendation to this PUD district ordinance under docket number 17010017 Z (the “CRG Residential Ordinance”), which establishes the CRG Residential Planned Unit Development District (the “CRG Residential District”) with respect to the real estate legally described in Exhibit A (the “Real Estate”). NOW, THEREFORE, BE IT ORDAINED by the Council, that (i) pursuant to IC §36-7- 4-1500et seq., the Council adopts this CRG Residential Ordinance, as an amendment to the Zone Map, (ii) all prior ordinances or parts thereof inconsistent with any provision of this CRG Residential Ordinance and its exhibits are hereby made inapplicable to the use and development of the Real Estate, (iii) all prior commitments and restrictions applicable to the Real Estate shall be null and void and replaced and superseded by this CRG Residential Ordinance, and (iv) this CRG Residential Ordinance shall be in full force and effect from and after its passage and signing. Section 1. Applicability of Ordinance. Section 1.1 The Zone Map is hereby changed to designate the Real Estate as a Planned Unit Development District to be known as the CRG Residential District. Section 1.2 Development in the CRG Residential District shall be governed entirely by (i) the provisions of this CRG Residential Ordinance and its exhibits, and (ii) those provisions of the Zoning Ordinance and Subdivision Control Ordinance specifically referenced in this CRG Residential Ordinance. Section 2. Definitions and Rules of Construction. 3 Version B 03-03D 07-10-17 Section 2.1 General Rules of Construction. The following general rules of construction and definitions shall apply to the CRG Residential Ordinance: A. The singular number includes the plural and the plural the singular, unless the context clearly indicates the contrary. B. Words used in the present tense include the past and future tenses, and the future the present. C. The word “shall” indicates a mandatory requirement. The word “may” indicates a permissive requirement. Section 2.2 Definitions. The definitions (i) of the capitalized terms set forth below in this Section 2.2, as they appear throughout this CRG Residential Ordinance, shall have the meanings set forth below in this Section 2.2 and (ii) of all other capitalized terms included in this CRG Residential Ordinance and not defined below in this Section 2.2, shall be the same as set forth in the Zoning Ordinance. “ADLS”: The architecture, design, exterior lighting, landscaping and signage associated with a Building. “ADLS Approval”: Approval by the Plan Commission of architecture, design, lighting and landscaping and signage pursuant to Chapter 24 of the Zoning Ordinance and the Development Requirements. Architectural Character Imagery: These comprise the elevations attached hereto asExhibitCD (Architectural Character Imagery), and are intended illustrate an application of the Development Requirements. The Architectural Character Imagery shall be the basis for the development of the final building designs that may be built provided all applicable Development Requirements are met and subject to ADLS Approval. BZA: The Carmel Board of Zoning Appeals. City: The City of Carmel, Indiana. Concept Plan: The general plan for the development of the Real Estate, including but not limited to building, parking and landscaping areas attached hereto as Exhibit B (Concept Plan). “Development Plan” or “DP”: A specific plan for the development of the Real Estate, or any portion thereof, which is submitted for approval, showing proposed locations of facilities, Buildings, and Structures. 4 Version B 03-03D 07-10-17 “Development Plan Approval” or “DP Approval”: A Development Plan Approved by the Plan Commission pursuant to Chapter 24 of the Zoning Ordinance. Development Requirements: Written development standards and any written requirements specified in this CRG Residential Ordinance, which must be satisfied in connection with the approval of a Development Plan and Building Permits. Legal Description: The description of the Real Estate included under and depicted in Exhibit A. Plan Commission: The City’s Plan Commission. Real Estate: The Real Estate legally described in Exhibit A (Legal Description). Zone Map: The City’s official Zone Map corresponding to the Zoning Ordinance. Zoning Ordinance: The Zoning Ordinance, Ordinance Z-289, of the City of Carmel, Hamilton County, Indiana, as amended. Section 3. Accessory Buildings and Uses. Section 3.1 Accessory Structures. All Accessory Structures shall be subject to the provisions of Section 4.2 below. Section 3.2 Accessory Uses. All Accessory Uses permitted under the R-5 Residential District of the Zoning Ordinance shall be permitted in the CRG Residential District. Section 4. Development Standards. Section 4.1 Permitted Uses: Multi-family Dwellings. T he maximum number of Dwelling Units shall not exceed one hundred and ninety-five (195). A.Multi-family Dwellings. B.M aximum number of Dwelling Units: 1.The total number of Dwelling Units shall not exceed one hundred and ninety- five (195). 2.The maximum number of Dwelling Units including three (3) bedrooms shall not exceed seventeen (17). Section 4.2 Bulk Requirements: A.Minimum Tract Size: Nine (9) Acres (less any right-of-way dedication). 5 Version B 03-03D 07-10-17 B.Maximum Building Height: 1.Forty-two (42) feet for three-story areas of a structure. 2.Thirty-one (31) feet for two-story areas of a structure. 3.All accessory structures (garage buildings) shall be a maximum of one story and fourteen (14) feet in height. C.Minimum Front Yard Setback (Randall Drive perimeter): Thirty (30) feet. D.Minimum Side Yard Setback (south perimeter of the Real Estate): Twenty (20) feet. E.Minimum Side Yard Setback (north perimeter of the Real Estate): 1.Fifty (50) feet for all structures. 2.One-hundred and Twenty-five (125) feet for the Principal Building. 3.Two-hundred (200) feet for any three-story portion of the Principal Building as illustrated on the Concept Plan. F.Minimum Rear Yard Setback (west perimeter of the Real Estate): Twenty (20) feet. Section 4.3 Architectural Design: A.The applicable Architectural Standards for buildings are contained in Exhibit C (Architectural Standards) of this CRG Residential Ordinance. A.B.The applicable Architectural Character Imagery, indicating the architecture and appearance of Buildings are contained within Exhibit C (Architectural Character Imagery). All Structures on the Real Estate shall be developed in substantial compliance with the Architectural Character Imagery subject to ADLS Approval by the Plan Commission. Section 4.4 Landscaping: Applicable landscaping requirements are contained in Section 5 of this CRG Residential Ordinance. Section 4.5Section 4.4 Parking and Loading: A.Parking and Loading shall meet the requirements and standards of Chapter 27 of the Zoning Ordinance subject to Section 4.54.B below. 6 Version B 03-03D 07-10-17 B.One and three-quarter (1.75) spaces per dwelling unit are required. Parking Spaces (i) within driveways (tandem spaces in front of garages) and (ii) within garages shall count toward this requirement. No garage shall be converted to or used as living space. C.Short Term and Long Term Bicycle Parking shall be required per Section 27.06 of the Zoning Ordinance. D.Long Term bicycle parking identified as “Encouraged” in Section 27.06 of the Zoning Ordinance shall be required. Section 4.65 Site Lighting: All site lighting within the Real Estate shall comply with the following standards. A.All site lighting is subject to ADLS approval. B.All site lighting shall be coordinated throughout the Real Estate and be of uniform design and materials. C.Illumination levels shall not exceed 0.1 foot candles at the north property line and 0.3 foot candles at all other property lines. D.Exterior lighting shall be architecturally integrated with the Building style, material and color. E.All exterior ground-mounted architectural, display and decorative lighting shall be generated from concealed, low level fixtures. F.Light fixtures in parking areas shall not exceed twenty (20) feet. No light fixtures shall be permitted within fifty (50) feet of the north property line of the Real Estate. G.Pole mounted lighting fixtures shall have 90-degree cut off and/or flat lenses. H.Ground mounted lighting fixtures are permitted within areas designated for perimeter buffering except that lighting fixtures shall not be permitted within tree preservation areas. Section 4.76 Signage: A.Applicable signage requirements are contained in Chapter 25.7 of the Zoning Ordinance. B.Signage shall be installed at the time of construction directing all construction th traffic to use the Randall Drive / 96 Street to access the Real Estate and prohibit access to the site from the north via Randall Drive. Section 4.87 Applicable additional requirements and standards are contained in Section 6 7 Version B 03-03D 07-10-17 of this CRG Residential Ordinance. Section 5. Landscaping Requirements. Landscaping shall comply with the Landscape Plan, General Provisions, Plant Material, Landscape Requirements and Installation and Maintenance standards of Chapter 33 of the Zoning Ordinance, except as otherwise modified below. Section 5.1 ZO Section 33.05.A Perimeter Bufferyard: A.The Bufferyard along the north perimeter of the Real Estate shall be a minimum of 50’ and the existing vegetation to remain shall satisfy the planting requirement. B.The Bufferyard along the east perimeter of the Real Estate shall be a minimum of 30’ and the existing vegetation to remain shall satisfy the planting requirement. C.A Type B Bufferyard shall apply to the south and west perimeter of the Real Estate (5 shade or evergreen trees, 2 ornamental trees, and 20 shrubs per 100 linear feet). Section 5.2 ZO Section 33.05.D Foundation Plantings: A minimum 5’ wide planting area shall be provided adjacent to approximately fifty (50) percent of the perimeter of the apartment building. This standards shall not apply to accessory structures (garages). Section 5.3 ZO Section 33.05.C Street Trees: Existing trees shall be credited toward meeting the required street tree planting standards. Section 5.4 ZO Section 33.05.E.1 Parking Lot Perimeter Planting: No additional parking lot perimeter plantings shall be required as (i) existing vegetation to remain in the north and east bufferyard and (ii) a Type B Bufferyard requirement along the south and west perimeter of the Real Estate address the applicable parking lot perimeter planting requirements. Section 5.5 ZO Section 33.05.E.2 Parking Lot Interior Plantings: The provisions of this section shall apply only to parking spaces not (i) within garages or (ii) those spaces in front of garages. Section 5.6 Section 33.08 Innovative Landscape Design Applications: A.The Native Trees provisions of this section shall be provided. B.The Existing Tree Protection provisions of this section shall be provided. Section 5.7 Interior Planting Areas: A.A minimum of three (3) trees shall be planted in each “alcove” area on the interior side of the building as generally illustrated on the Concept Plan. 8 Version B 03-03D 07-10-17 B.A minimum of eight (8) trees shall be planted in the courtyard area on the interior side of the building as generally illustrated on the Concept Plan. In the event parking is provided in this area this standard shall not apply. Section 5.8 Tree Preservation Area Guidelines: A.Best management practices for a tree preservation area: 1.Removal of exotic and invasive species, e.g., bush honeysuckle. (See the Indiana Exotic and Invasive Plant List provided by the City of Carmel. If you are not able to identify exotic and invasive species, seek professional assistance. Application of herbicide should be completed with professional oversight.) 2.Removal of dead, hazardous and at risk trees. 3.Removal of vines growing on and up a tree. 4.Removal of an overabundance of fallen and cut trees. 5.Planting of native trees. (See the Indiana Native Tree List provided by the City of Carmel.) 6.Direct discharge of surface drainage of stormwater from the rear half of any lot that is adjacent to a tree preservation area. 7.Establishment of access easements, unpaved trails, utility and drainage improvements. This provision is intended to permit the crossing of the tree preservation area and not one easement to fully occupy the area. 8.Complete maintenance activities by following industry standard using the current American National Safety Institute (ANSI) Z-133 and A-300 approved practices and methods. B.Unacceptable activities for a tree preservation area: 1.Removal of native vegetation. 2.Mowing and clearing any portion of a tree preservation area. 3.Dumping of leaves and debris from outside locations into a tree preservation area. 4.Seeding; including grass seed, prairie mix seed, sod and the planting of any type of garden unless approved by the Urban Forester. 9 Version B 03-03D 07-10-17 5.The construction of pools, sheds, garages, fences, playground equipment, tree houses, fire pits and other permanent or semi-permanent structures unless approved by the Carmel Board of Zoning Appeals. 6.Recreational activities that adversely impact the health, structure and integrity of a tree preservation area, including, playground equipment, basketball or tennis courts and pools. Section 5.89 Existing Utility Conflicts. If and when conflicts arise between required plantings and any utility lines or easements, the utility restrictions shall be followed. Section 5.10 Storm Water Retention Ponds. The primary landscaping materials used adjacent to ponds shall be native aquatic shoreline species, trees, shrubs, ground covers, and ornamental grasses appropriately sited for a natural rather than engineered appearance utilizing primarily native plants. Section 6. Additional Requirements and Standards. Section 6.1. Premises Identification. Premises identification shall meet the requirements of the Zoning Ordinance as amended. Section 6.2. Site Access. A.The number and configuration of vehicular access drives into the Real Estate shall be provided as illustrated on the Concept Plan. B.A gated emergency access driveway connection to the site shall be provide at the northeast corner of the site as generally illustrated on the Concept Plan. C.Pedestrian connectivity shall be required internal to the site and between the Principal Building and adjacent street rights-of-way. Section 6.3. Outdoor Storage of Refuse: The outdoor storage of refuse (including recycling) shall be located as generally shown on the Concept Plan and shall be enclosed within a structure that has the same exterior building materials as illustrated on the Illustrative Character Imagery. Section6.4. Sidewalks. All internal site sidewalks and the sidewalk along Randall Drive shall be a minimum of six (6) feet in width. Section 6.5. Fences. A minimum forty-two (42) inch tall fence shall be installed along the interior side of the tree preservation area not abutting a garage structure. The fence material shall black metal with a picketed design. Section7. Procedural Provisions. Section 7.1. Development Plans and ADLS. 10 Version B 03-03D 07-10-17 A.Development Plan (“DP”) and/or architectural design, exterior lighting, landscaping and signage (“ADLS”) approval by the Plan Commission, as prescribed in Chapter 24 of the Zoning Ordinance, shall be required prior to the issuance of a Improvement Location Permit to determine if the DP and ADLS satisfy the Development Requirements specified within this CRG Residential Ordinance. B.The Real Estate shall be developed in substantial compliance with the Concept Plan hereby incorporated and attached as Exhibit “B” subject to Development Plan Approval by the Plan Commission. Substantial compliance shall be regulated in the same manner as “substantial or material” changes under Chapter 24.99.A.7.d of the Zoning Ordinance as it applies to Development Plans. C.All Structures on the Real Estate shall be in substantial compliance with the Architectural Character Imagery hereby incorporated and attached as Exhibit “C” subject to ADLS Approval by the Plan Commission. Substantial compliance shall be regulated in the same manner as the “substantially or material materially altered” provisions of Chapter 24.99.B.5.d of the Zoning Ordinance as it applies to Architectural Design. D.If there is a Substantial Alteration in any approved DP or ADLS including, without limitation, the already approved use of the Real Estate, review and approval of the amended plans shall be made by the Plan Commission, or a Committee thereof, pursuant to the Plan Commission’s rules of procedure. Minor Alterations may be approved by the Director. E.The denial by the Director of any request for approval or application may be appealed to the Plan Commission and the denial by the Plan Commission of any request for approval or application may be appealed to the City Council. Section 7.2. Modification of Development Requirements (Zoning Waiver). The Plan Commission may, after a public hearing, grant an applicant a Zoning Waiver subject to the requirements of the Zoning Ordinance. A wavier of the provisions of this Ordinance may be granted up to a maximum of ten (10) percent of the specified standard. Section 7.3. Variance of Development Requirements. The BZA may authorize Variances from the terms of the CRG Residential Ordinance, subject to the procedures prescribed in the Zoning Ordinance. Section 8. Violations and Enforcement. All violations and enforcement of this CRG Residential Ordinance shall be subject to Chapter 34 (Zoning Violations) of the Zoning Ordinance. Section 9. Exhibits. All of the Exhibits (A-C) on the following pages are attached to this CRG Residential Ordinance, are incorporated by reference into this CRG Residential Ordinance and are part of this CRG Residential Ordinance. 11 Version B 03-03D 07-10-17 The remainder of this page is left blank intentionally. 12 Version B 03-03D 07-10-17 Exhibit “A” (Legal Description - Page 1 of 2) A part of the South Half of the Southeast Quarter of Section 8, Township 17 North, Range 4 East, Hamilton County, Indiana, described as follows: Commencing at the Southeast corner of said Section; thence North 90 degrees 00 minutes 00 seconds West 2032.90 feet along the South th line of said Quarter Section to the southwest corner of East 96 Street Auto Park Subdivision, the plat of which is recorded as Instrument Number 200100000285, Plat Cabinet 2, Slide 538 in the Office of the Recorder of Hamilton County, Indiana; thence North 0 degrees 08 minutes 03 seconds East 719.72 feet along the west line of said subdivision to the point of beginning of this description: thence North 89 degrees 28 minutes 48 seconds West 656.20 feet to the west line of South Half of the Southeast Quarter of said Section 8; thence North 00 degrees 08 minutes 03 seconds East 599.91 feet along said west line to the Northwest corner of said half quarter section; thence South 89 degrees 45 minutes 39 seconds East 656.19 feet along the north line of said half th quarter section to the west line of the aforementioned East 96 Street Auto Park Subdivision; thence South 00 degrees 08 minutes 03 seconds West 603.13 feet along said west line to the point of beginning and containing 9.061 acres, more or less. Exhibit “A” – Page 1 of 2 Exhibit “A” (Legal Description – Page 2 of 2) Exhibit “A” – Page 2 of 2 Exhibit “B” (Concept Plan) Larger copies of the Concept Plan are on file with the Department of Community Services. Above is a reduced color version. Exhibit “B” – Page 1 of 2 Exhibit “B” (Concept Plan) Larger copies of the Concept Plan are on file with the Department of Community Services. Above is a reduced color version. Exhibit “B” – Page 21 of 21 Exhibit “C” (Architectural Standards) Part 1. Guidelines and Objectives: A.The purpose of these architectural guidelines is to establish design parameters for the development of the CRG Carmel project. B.These guidelines describe an architectural style with a flexible design framework where diverse and creative solutions can coexist in a pleasant and harmonic environment. The guidelines set standards for design quality with the intent to achieve an aesthetically pleasing, sustainable and functionally efficient complex that the residents will enjoy and inhabit for many years. Part 2. Design Philosophy: A.The design philosophy is intended to create a unique, inviting and visually stimulating environment that provides an opportunity for the residents to live, in a safe, friendly, and dynamic community. Part 3. Architectural Style: A.General: 1.The Building design of the CRG Carmel project will be compatible with the adjacent residential context and complimentary to their materials, scale and forms. 2.Facades will be formed in various proportions by material changes along the length and height of the building, combining rhythmic and harmonious elements in a holistic composition. B.Building Massing: 1.Sloped roofs with overhangs will be utilized in order to encourage pedestrian oriented pathways. Strategically located vertical and/or articulated features are expected to emphasize focal points of the Buildings. 2.The dimensions and size of the Buildings are intended to be sensitive to “human-scale”. 3.Building facades will be augmented with bay windows, covered balconies and appropriately located canopies to create a diversity of experiences and to provide shelter from the elements. 4.All of these elements, strategically located, serve as visual landmarks to define building entries and to enhance the sense of visual and architectural order. C.Materials and Exterior Building Finishes: Exhibit “C” – Page 1 of 4 1.All Buildings will be designed and constructed with complimentary Building materials and colors. All exterior sides of the Building will be finished in permitted materials. The selection of materials for the project will be evaluated based on their permanence, ability to withstand weather conditions and visual appearance. Materials located in close contact with the public will be more authentic in character, whereas materials placed above eight (8) feet may be more synthetic in nature. 2.Permitted Materials: Any number of materials may be used in the project. The following is a list of permitted materials. a.Face brick b.Smooth faced C.M.U. (concrete masonry units) c.Cast stone d.Limestone e.Fiber Cement Siding f.Glass (clear, color, sand blast, etched, etc.) g.Window Systems (aluminum, wood, steel) h.Concrete, brick, or asphalt pavers i.Textured paint j.Dimensional shingle roof k.Any material not listed above may be approved as part of an ADLS application provided that the Plan Commission finds that the material is of a quality that is equal or superior to the above listed materials. D.Primary Facades: All primary facades of a Building will be designed with consistent style, detail and trim features. Articulation may also be achieved by a variety of roof planes and/or slopes. Primary facades will incorporate Building elements such as lighting fixtures and changes in wall surfaces such as awnings, canopies, arcades, colonnades, alcoves, accents, windows, a variety of entry configurations, pilasters, columns or other Building elements that contribute to the human scale of the Building. A minimum of forty (40) percent of the overall building elevations excluding windows and doors (primary and secondary facades combined) shall be brick and/or stone. E.Secondary Facades: Side and rear facades will be finished in colors compatible with the colors of the primary facades. Secondary facades will incorporate similar Building materials and detailing of the primary façade. Brick and/or stone shall be used as the exterior material on the secondary façade at a minimum height of the window sill. Exhibit “C” – Page 2 of 4 Primary Façade / Secondary Façade Location Exhibit F.Mechanical Equipment: All HVAC equipment will be screened from view. G.Colors: 1.The overall color palette of the project is warm earth tones and inspired by the colors of nature. 2.The colors have a strong bias toward beiges and ambers of the natural stone, and warm oranges and reds of the brick. 3.Exterior dryer vents shall be painted the same color as the adjacent exterior building siding material. In the case of brick or stone the vent shall be painted a color to compliment the exterior material. H.Residential Buildings: The architectural style of the residential uses will be compatible with the adjacent residential neighborhood. 1.The massing and entry features of the Building will include canopies, awnings, porches, masonry coursing, exterior material articulation and/or window mullions. 2.The selections of materials will be complementary and in keeping with the adjacent residential neighborhood. 3.Windows will be required on all facades. A minimum of two (2) windows shall be provided on each level of each elevation. Exhibit “C” – Page 3 of 4 4.Building mass will be varied by integrating individual porches/balconies. Individual porches/balconies will also provide privacy for residents. 5.Public entrances will be provided on the street side of all Buildings. 6.A combination of surface parking and garages shall be provided. I.Garage Buildings: 1.A brick and/or stone base shall be required. 2.The exterior materials shall match the exterior materials of the primary structure. 3.Garage Doors shall be enhanced with multiple panels and hardware. 4.The roof material shall match the primary structure. Exhibit “C” – Page 4 of 4 Exhibit “D” (Architectural Character Imagery) Larger copies of the Architectural Character Imagery are on file with the Department of Community Services. Above is a reduced version. Exhibit “D” – Page 1 of 3 Exhibit “D” (Architectural Character Imagery) Larger copies of the Architectural Character Imagery are on file with the Department of Community Services. Above is a reduced version. Exhibit “D” – Page 2 of 3 Exhibit “CD” (Architectural Character Imagery) Exhibit “D” – Page 3 of 3 Larger copies of the Architectural Character Imagery are on file with the Department of Community Services. Above is a reduced version. Exhibit “C” – Page 2 of 4 Exhibit “C” (Architectural Character Imagery) Partial elevation and legend provided to illustrate building materials and architectural details. Larger copies of the Architectural Character Imagery are on file with the Department of Community Services. Above is a reduced version. Exhibit “C” – Page 3 of 4 Exhibit “C” (Architectural Character Imagery) Larger copies of the Architectural Character Imagery are on file with the Department of Community Services. Above is a reduced version. Exhibit “C” – Page 4 of 4 ADOPTED by the Common Council of the City of Carmel, Indiana this _____ day of _________________, 2017, by a vote of _______ ayes and ________ nays. COMMON COUNCIL FOR THE CITY OF CARMEL ___________________________________ ____________________________________ Presiding Officer H. Bruce Kimball ___________________________________ ____________________________________ Laura D. Campbell Kevin D. Rider ___________________________________ ____________________________________ Ronald E. Carter Tony Green ___________________________________ ____________________________________ Sue Finkam Jeff Worrell ATTEST: __________________________________ Christine S. Pauley, Clerk-Treasurer Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of ________________________ 2017, at _______ __.M. ____________________________________ Christine S. Pauley, Clerk-Treasurer Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of ________________________ 2017, at _______ __.M. ____________________________________ James Brainard, Mayor ATTEST: ___________________________________ Christine S. Pauley, Clerk-Treasurer This Instrument prepared by: James E. Shinaver, attorney at law, NELSON & FRANKENBERGER and Jon C. Dobosiewicz, land use professional, NELSON & FRANKENBERGER. 550 Congressional Blvd, Carmel, IN 46032. CRG PUD - filingPC draft 0120174 071017 TAB 11 Sponsors: Councilor __________ CARMEL, INDIANA CRG Residential PLANNED UNIT DEVELOPMENT DISTRICT ORDINANCE Z-___-17 July 10, 2017 TABLE OF CONTENTS Page Section 1. Applicability of Ordinance .............................................................................................. 3 Section 2. Definitions and Rules of Construction .......................................................................... 3 Section 3. Accessory Buildings and Uses ....................................................................................... 5 Section 4. Development Standards .................................................................................................. 5 Section 5. Landscaping Requirements ..........................................................................................7 Section 6. Additional Requirements and Standards ...................................................................... 10 Section 7. Procedural Provisions ...............................................................................................10 Section 8. Violations and Enforcement .....................................................................................11 Section 9. Exhibits .....................................................................................................................11 Exhibit A Legal Description Exhibit B Concept Plan Exhibit C Architectural Standards Exhibit D Architectural Character Imagery Note: All of the above Exhibits (A-D) are attached to this CRG Residential Ordinance, are incorporated by reference into this CRG Residential Ordinance and are part of this CRG Residential Ordinance. 2 Version D 07-10-17 Sponsors: Councilor _________ ORDINANCE Z-___-17 AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA ESTABLISHING THE CRG RESIDENTIAL PLANNED UNIT DEVELOPMENT DISTRICT Synopsis: Ordinance Establishes the CRG Residential Planned Unit Development District Ordinance (the “CRG Residential PUD”). The Ordinance would rezone the real estate from B3 Business to a Planned Unit Development district allowing the future development of the subject Real Estate for a multi-family residential community. WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z-289, as amended (the “Zoning Ordinance”), provides for the establishment of a Planned Unit Development District in accordance with the requirements of I.C. § 36-7-4-1500 et seq.; and WHEREAS, the Plan Commission has given a __________ recommendation to this PUD district ordinance under docket number 17010017 Z (the “CRG Residential Ordinance”), which establishes the CRG Residential Planned Unit Development District (the “CRG Residential District”) with respect to the real estate legally described in Exhibit A (the “Real Estate”). NOW, THEREFORE, BE IT ORDAINED by the Council, that (i) pursuant to IC §36-7- 4-1500et seq., the Council adopts this CRG Residential Ordinance, as an amendment to the Zone Map, (ii) all prior ordinances or parts thereof inconsistent with any provision of this CRG Residential Ordinance and its exhibits are hereby made inapplicable to the use and development of the Real Estate, (iii) all prior commitments and restrictions applicable to the Real Estate shall be null and void and replaced and superseded by this CRG Residential Ordinance, and (iv) this CRG Residential Ordinance shall be in full force and effect from and after its passage and signing. Section 1. Applicability of Ordinance. Section 1.1 The Zone Map is hereby changed to designate the Real Estate as a Planned Unit Development District to be known as the CRG Residential District. Section 1.2 Development in the CRG Residential District shall be governed entirely by (i) the provisions of this CRG Residential Ordinance and its exhibits, and (ii) those provisions of the Zoning Ordinance and Subdivision Control Ordinance specifically referenced in this CRG Residential Ordinance. Section 2. Definitions and Rules of Construction. 3 Version D 07-10-17 Section 2.1 General Rules of Construction. The following general rules of construction and definitions shall apply to the CRG Residential Ordinance: A. The singular number includes the plural and the plural the singular, unless the context clearly indicates the contrary. B. Words used in the present tense include the past and future tenses, and the future the present. C. The word “shall” indicates a mandatory requirement. The word “may” indicates a permissive requirement. Section 2.2 Definitions. The definitions (i) of the capitalized terms set forth below in this Section 2.2, as they appear throughout this CRG Residential Ordinance, shall have the meanings set forth below in this Section 2.2 and (ii) of all other capitalized terms included in this CRG Residential Ordinance and not defined below in this Section 2.2, shall be the same as set forth in the Zoning Ordinance. “ADLS”: The architecture, design, exterior lighting, landscaping and signage associated with a Building. “ADLS Approval”: Approval by the Plan Commission of architecture, design, lighting and landscaping and signage pursuant to Chapter 24 of the Zoning Ordinance and the Development Requirements. Architectural Character Imagery: These comprise the elevations attached hereto asExhibit D (Architectural Character Imagery), and are intended illustrate an application of the Development Requirements. The Architectural Character Imagery shall be the basis for the development of the final building designs that may be built provided all applicable Development Requirements are met and subject to ADLS Approval. BZA: The Carmel Board of Zoning Appeals. City: The City of Carmel, Indiana. Concept Plan: The general plan for the development of the Real Estate, including but not limited to building, parking and landscaping areas attached hereto as Exhibit B (Concept Plan). “Development Plan” or “DP”: A specific plan for the development of the Real Estate, or any portion thereof, which is submitted for approval, showing proposed locations of facilities, Buildings, and Structures. 4 Version D 07-10-17 “Development Plan Approval” or “DP Approval”: A Development Plan Approved by the Plan Commission pursuant to Chapter 24 of the Zoning Ordinance. Development Requirements: Written development standards and any written requirements specified in this CRG Residential Ordinance, which must be satisfied in connection with the approval of a Development Plan and Building Permits. Legal Description: The description of the Real Estate included under and depicted in Exhibit A. Plan Commission: The City’s Plan Commission. Real Estate: The Real Estate legally described in Exhibit A (Legal Description). Zone Map: The City’s official Zone Map corresponding to the Zoning Ordinance. Zoning Ordinance: The Zoning Ordinance, Ordinance Z-289, of the City of Carmel, Hamilton County, Indiana, as amended. Section 3. Accessory Buildings and Uses. Section 3.1 Accessory Structures. All Accessory Structures shall be subject to the provisions of Section 4.2 below. Section 3.2 Accessory Uses. All Accessory Uses permitted under the R-5 Residential District of the Zoning Ordinance shall be permitted in the CRG Residential District. Section 4. Development Standards. Section 4.1 Permitted Uses: A.Multi-family Dwellings. B.M aximum number of Dwelling Units: 1.The total number of Dwelling Units shall not exceed one hundred and ninety- five (195). 2.The maximum number of Dwelling Units including three (3) bedrooms shall not exceed seventeen (17). Section 4.2 Bulk Requirements: A.Minimum Tract Size: Nine (9) Acres (less any right-of-way dedication). 5 Version D 07-10-17 B.Maximum Building Height: 1.Forty-two (42) feet for three-story areas of a structure. 2.Thirty-one (31) feet for two-story areas of a structure. 3.All accessory structures (garage buildings) shall be a maximum of one story and fourteen (14) feet in height. C.Minimum Front Yard Setback (Randall Drive perimeter): Thirty (30) feet. D.Minimum Side Yard Setback (south perimeter of the Real Estate): Twenty (20) feet. E.Minimum Side Yard Setback (north perimeter of the Real Estate): 1.Fifty (50) feet for all structures. 2.One-hundred and Twenty-five (125) feet for the Principal Building. 3.Two-hundred (200) feet for any three-story portion of the Principal Building as illustrated on the Concept Plan. F.Minimum Rear Yard Setback (west perimeter of the Real Estate): Twenty (20) feet. Section 4.3 Architectural Design: A.The applicable Architectural Standards for buildings are contained in Exhibit C (Architectural Standards) of this CRG Residential Ordinance. B.The applicable Architectural Character Imagery, indicating the architecture and appearance of Buildings are contained within Exhibit C (Architectural Character Imagery). Section 4.4 Parking and Loading: A.Parking and Loading shall meet the requirements and standards of Chapter 27 of the Zoning Ordinance subject to Section 4.4.B below. B.One and three-quarter (1.75) spaces per dwelling unit are required. Parking Spaces (i) within driveways (tandem spaces in front of garages) and (ii) within garages shall count toward this requirement. No garage shall be converted to or used as living space. 6 Version D 07-10-17 C.Short Term and Long Term Bicycle Parking shall be required per Section 27.06 of the Zoning Ordinance. D.Long Term bicycle parking identified as “Encouraged” in Section 27.06 of the Zoning Ordinance shall be required. Section 4.5 Site Lighting: All site lighting within the Real Estate shall comply with the following standards. A.All site lighting is subject to ADLS approval. B.All site lighting shall be coordinated throughout the Real Estate and be of uniform design and materials. C.Illumination levels shall not exceed 0.1 foot candles at the north property line and 0.3 foot candles at all other property lines. D.Exterior lighting shall be architecturally integrated with the Building style, material and color. E.All exterior ground-mounted architectural, display and decorative lighting shall be generated from concealed, low level fixtures. F.Light fixtures in parking areas shall not exceed twenty (20) feet. No light fixtures shall be permitted within fifty (50) feet of the north property line of the Real Estate. G.Pole mounted lighting fixtures shall have 90-degree cut off and/or flat lenses. H.Ground mounted lighting fixtures are permitted within areas designated for perimeter buffering except that lighting fixtures shall not be permitted within tree preservation areas. Section 4.6 Signage: A.Applicable signage requirements are contained in Chapter 25.7 of the Zoning Ordinance. B.Signage shall be installed at the time of construction directing all construction th traffic to use the Randall Drive / 96 Street to access the Real Estate and prohibit access to the site from the north via Randall Drive. Section 4.7 Applicable additional requirements and standards are contained in Section 6 of this CRG Residential Ordinance. Section 5. Landscaping Requirements. Landscaping shall comply with the Landscape Plan, General Provisions, Plant Material, Landscape Requirements and Installation and 7 Version D 07-10-17 Maintenance standards of Chapter 33 of the Zoning Ordinance, except as otherwise modified below. Section 5.1 ZO Section 33.05.A Perimeter Bufferyard: A.The Bufferyard along the north perimeter of the Real Estate shall be a minimum of 50’ and the existing vegetation to remain shall satisfy the planting requirement. B.The Bufferyard along the east perimeter of the Real Estate shall be a minimum of 30’ and the existing vegetation to remain shall satisfy the planting requirement. C.A Type B Bufferyard shall apply to the south and west perimeter of the Real Estate (5 shade or evergreen trees, 2 ornamental trees, and 20 shrubs per 100 linear feet). Section 5.2 ZO Section 33.05.D Foundation Plantings: A minimum 5’ wide planting area shall be provided adjacent to approximately fifty (50) percent of the perimeter of the apartment building. This standards shall not apply to accessory structures (garages). Section 5.3 ZO Section 33.05.C Street Trees: Existing trees shall be credited toward meeting the required street tree planting standards. Section 5.4 ZO Section 33.05.E.1 Parking Lot Perimeter Planting: No additional parking lot perimeter plantings shall be required as (i) existing vegetation to remain in the north and east bufferyard and (ii) a Type B Bufferyard requirement along the south and west perimeter of the Real Estate address the applicable parking lot perimeter planting requirements. Section 5.5 ZO Section 33.05.E.2 Parking Lot Interior Plantings: The provisions of this section shall apply only to parking spaces not (i) within garages or (ii) those spaces in front of garages. Section 5.6 Section 33.08 Innovative Landscape Design Applications: A.The Native Trees provisions of this section shall be provided. B.The Existing Tree Protection provisions of this section shall be provided. Section 5.7 Interior Planting Areas: A.A minimum of three (3) trees shall be planted in each “alcove” area on the interior side of the building as generally illustrated on the Concept Plan. B.A minimum of eight (8) trees shall be planted in the courtyard area on the interior side of the building as generally illustrated on the Concept Plan. In the event parking is provided in this area this standard shall not apply. 8 Version D 07-10-17 Section 5.8 Tree Preservation Area Guidelines: A.Best management practices for a tree preservation area: 1.Removal of exotic and invasive species, e.g., bush honeysuckle. (See the Indiana Exotic and Invasive Plant List provided by the City of Carmel. If you are not able to identify exotic and invasive species, seek professional assistance. Application of herbicide should be completed with professional oversight.) 2.Removal of dead, hazardous and at risk trees. 3.Removal of vines growing on and up a tree. 4.Removal of an overabundance of fallen and cut trees. 5.Planting of native trees. (See the Indiana Native Tree List provided by the City of Carmel.) 6.Direct discharge of surface drainage of stormwater from the rear half of any lot that is adjacent to a tree preservation area. 7.Establishment of access easements, unpaved trails, utility and drainage improvements. This provision is intended to permit the crossing of the tree preservation area and not one easement to fully occupy the area. 8.Complete maintenance activities by following industry standard using the current American National Safety Institute (ANSI) Z-133 and A-300 approved practices and methods. B.Unacceptable activities for a tree preservation area: 1.Removal of native vegetation. 2.Mowing and clearing any portion of a tree preservation area. 3.Dumping of leaves and debris from outside locations into a tree preservation area. 4.Seeding; including grass seed, prairie mix seed, sod and the planting of any type of garden unless approved by the Urban Forester. 5.The construction of pools, sheds, garages, fences, playground equipment, tree houses, fire pits and other permanent or semi-permanent structures unless approved by the Carmel Board of Zoning Appeals. 9 Version D 07-10-17 6.Recreational activities that adversely impact the health, structure and integrity of a tree preservation area, including, playground equipment, basketball or tennis courts and pools. Section 5.9 Existing Utility Conflicts. If and when conflicts arise between required plantings and any utility lines or easements, the utility restrictions shall be followed. Section 5.10 Storm Water Retention Ponds. The primary landscaping materials used adjacent to ponds shall be native aquatic shoreline species, trees, shrubs, ground covers, and ornamental grasses appropriately sited for a natural rather than engineered appearance utilizing primarily native plants. Section 6. Additional Requirements and Standards. Section 6.1. Premises Identification. Premises identification shall meet the requirements of the Zoning Ordinance as amended. Section 6.2. Site Access. A.The number and configuration of vehicular access drives into the Real Estate shall be provided as illustrated on the Concept Plan. B.A gated emergency access driveway connection to the site shall be provide at the northeast corner of the site as generally illustrated on the Concept Plan. C.Pedestrian connectivity shall be required internal to the site and between the Principal Building and adjacent street rights-of-way. Section 6.3. Outdoor Storage of Refuse: The outdoor storage of refuse (including recycling) shall be located as generally shown on the Concept Plan and shall be enclosed within a structure that has the same exterior building materials as illustrated on the Illustrative Character Imagery. Section 6.4. Sidewalks. All internal site sidewalks and the sidewalk along Randall Drive shall be a minimum of six (6) feet in width. Section 6.5. Fences. A minimum forty-two (42) inch tall fence shall be installed along the interior side of the tree preservation area not abutting a garage structure. The fence material shall black metal with a picketed design. Section 7. Procedural Provisions. Section 7.1. Development Plans and ADLS. A.Development Plan (“DP”) and/or architectural design, exterior lighting, landscaping and signage (“ADLS”) approval by the Plan Commission, as prescribed in Chapter 24 of the Zoning Ordinance, shall be required prior to 10 Version D 07-10-17 the issuance of a Improvement Location Permit to determine if the DP and ADLS satisfy the Development Requirements specified within this CRG Residential Ordinance. B.The Real Estate shall be developed in substantial compliance with the Concept Plan hereby incorporated and attached as Exhibit “B” subject to Development Plan Approval by the Plan Commission. Substantial compliance shall be regulated in the same manner as “substantial or material” changes under Chapter 24.99.A.7.d of the Zoning Ordinance as it applies to Development Plans. C.All Structures on the Real Estate shall be in substantial compliance with the Architectural Character Imagery hereby incorporated and attached as Exhibit “C” subject to ADLS Approval by the Plan Commission. Substantial compliance shall be regulated in the same manner as the “substantially or material materially altered” provisions of Chapter 24.99.B.5.d of the Zoning Ordinance as it applies to Architectural Design. D.If there is a Substantial Alteration in any approved DP or ADLS including, without limitation, the already approved use of the Real Estate, review and approval of the amended plans shall be made by the Plan Commission, or a Committee thereof, pursuant to the Plan Commission’s rules of procedure. Minor Alterations may be approved by the Director. E.The denial by the Director of any request for approval or application may be appealed to the Plan Commission and the denial by the Plan Commission of any request for approval or application may be appealed to the City Council. Section 7.2. Modification of Development Requirements (Zoning Waiver). The Plan Commission may, after a public hearing, grant an applicant a Zoning Waiver subject to the requirements of the Zoning Ordinance. A wavier of the provisions of this Ordinance may be granted up to a maximum of ten (10) percent of the specified standard. Section 7.3. Variance of Development Requirements. The BZA may authorize Variances from the terms of the CRG Residential Ordinance, subject to the procedures prescribed in the Zoning Ordinance. Section 8. Violations and Enforcement. All violations and enforcement of this CRG Residential Ordinance shall be subject to Chapter 34 (Zoning Violations) of the Zoning Ordinance. Section 9. Exhibits. All of the Exhibits (A-C) on the following pages are attached to this CRG Residential Ordinance, are incorporated by reference into this CRG Residential Ordinance and are part of this CRG Residential Ordinance. The remainder of this page is left blank intentionally. 11 Version D 07-10-17 Exhibit “A” (Legal Description - Page 1 of 2) A part of the South Half of the Southeast Quarter of Section 8, Township 17 North, Range 4 East, Hamilton County, Indiana, described as follows: Commencing at the Southeast corner of said Section; thence North 90 degrees 00 minutes 00 seconds West 2032.90 feet along the South th line of said Quarter Section to the southwest corner of East 96 Street Auto Park Subdivision, the plat of which is recorded as Instrument Number 200100000285, Plat Cabinet 2, Slide 538 in the Office of the Recorder of Hamilton County, Indiana; thence North 0 degrees 08 minutes 03 seconds East 719.72 feet along the west line of said subdivision to the point of beginning of this description: thence North 89 degrees 28 minutes 48 seconds West 656.20 feet to the west line of South Half of the Southeast Quarter of said Section 8; thence North 00 degrees 08 minutes 03 seconds East 599.91 feet along said west line to the Northwest corner of said half quarter section; thence South 89 degrees 45 minutes 39 seconds East 656.19 feet along the north line of said half th quarter section to the west line of the aforementioned East 96 Street Auto Park Subdivision; thence South 00 degrees 08 minutes 03 seconds West 603.13 feet along said west line to the point of beginning and containing 9.061 acres, more or less. Exhibit “A” – Page 1 of 2 Exhibit “A” (Legal Description – Page 2 of 2) Exhibit “A” – Page 2 of 2 Exhibit “B” (Concept Plan) Larger copies of the Concept Plan are on file with the Department of Community Services. Above is a reduced color version. Exhibit “B” – Page 1 of 1 Exhibit “C” (Architectural Standards) Part 1. Guidelines and Objectives: A.The purpose of these architectural guidelines is to establish design parameters for the development of the CRG Carmel project. B.These guidelines describe an architectural style with a flexible design framework where diverse and creative solutions can coexist in a pleasant and harmonic environment. The guidelines set standards for design quality with the intent to achieve an aesthetically pleasing, sustainable and functionally efficient complex that the residents will enjoy and inhabit for many years. Part 2. Design Philosophy: A.The design philosophy is intended to create a unique, inviting and visually stimulating environment that provides an opportunity for the residents to live, in a safe, friendly, and dynamic community. Part 3. Architectural Style: A.General: 1.The Building design of the CRG Carmel project will be compatible with the adjacent residential context and complimentary to their materials, scale and forms. 2.Facades will be formed in various proportions by material changes along the length and height of the building, combining rhythmic and harmonious elements in a holistic composition. B.Building Massing: 1.Sloped roofs with overhangs will be utilized in order to encourage pedestrian oriented pathways. Strategically located vertical and/or articulated features are expected to emphasize focal points of the Buildings. 2.The dimensions and size of the Buildings are intended to be sensitive to “human-scale”. 3.Building facades will be augmented with bay windows, covered balconies and appropriately located canopies to create a diversity of experiences and to provide shelter from the elements. 4.All of these elements, strategically located, serve as visual landmarks to define building entries and to enhance the sense of visual and architectural order. C.Materials and Exterior Building Finishes: Exhibit “C” – Page 1 of 4 1.All Buildings will be designed and constructed with complimentary Building materials and colors. All exterior sides of the Building will be finished in permitted materials. The selection of materials for the project will be evaluated based on their permanence, ability to withstand weather conditions and visual appearance. Materials located in close contact with the public will be more authentic in character, whereas materials placed above eight (8) feet may be more synthetic in nature. 2.Permitted Materials: Any number of materials may be used in the project. The following is a list of permitted materials. a.Face brick b.Smooth faced C.M.U. (concrete masonry units) c.Cast stone d.Limestone e.Fiber Cement Siding f.Glass (clear, color, sand blast, etched, etc.) g.Window Systems (aluminum, wood, steel) h.Concrete, brick, or asphalt pavers i.Textured paint j.Dimensional shingle roof k.Any material not listed above may be approved as part of an ADLS application provided that the Plan Commission finds that the material is of a quality that is equal or superior to the above listed materials. D.Primary Facades: All primary facades of a Building will be designed with consistent style, detail and trim features. Articulation may also be achieved by a variety of roof planes and/or slopes. Primary facades will incorporate Building elements such as lighting fixtures and changes in wall surfaces such as awnings, canopies, arcades, colonnades, alcoves, accents, windows, a variety of entry configurations, pilasters, columns or other Building elements that contribute to the human scale of the Building. A minimum of forty (40) percent of the overall building elevations excluding windows and doors (primary and secondary facades combined) shall be brick and/or stone. E.Secondary Facades: Side and rear facades will be finished in colors compatible with the colors of the primary facades. Secondary facades will incorporate similar Building materials and detailing of the primary façade. Brick and/or stone shall be used as the exterior material on the secondary façade at a minimum height of the window sill. Exhibit “C” – Page 2 of 4 Primary Façade / Secondary Façade Location Exhibit F.Mechanical Equipment: All HVAC equipment will be screened from view. G.Colors: 1.The overall color palette of the project is warm earth tones and inspired by the colors of nature. 2.The colors have a strong bias toward beiges and ambers of the natural stone, and warm oranges and reds of the brick. 3.Exterior dryer vents shall be painted the same color as the adjacent exterior building siding material. In the case of brick or stone the vent shall be painted a color to compliment the exterior material. H.Residential Buildings: The architectural style of the residential uses will be compatible with the adjacent residential neighborhood. 1.The massing and entry features of the Building will include canopies, awnings, porches, masonry coursing, exterior material articulation and/or window mullions. 2.The selections of materials will be complementary and in keeping with the adjacent residential neighborhood. 3.Windows will be required on all facades. A minimum of two (2) windows shall be provided on each level of each elevation. Exhibit “C” – Page 3 of 4 4.Building mass will be varied by integrating individual porches/balconies. Individual porches/balconies will also provide privacy for residents. 5.Public entrances will be provided on the street side of all Buildings. 6.A combination of surface parking and garages shall be provided. I.Garage Buildings: 1.A brick and/or stone base shall be required. 2.The exterior materials shall match the exterior materials of the primary structure. 3.Garage Doors shall be enhanced with multiple panels and hardware. 4.The roof material shall match the primary structure. Exhibit “C” – Page 4 of 4 Exhibit “D” (Architectural Character Imagery) Larger copies of the Architectural Character Imagery are on file with the Department of Community Services. Above is a reduced version. Exhibit “D” – Page 1 of 3 Exhibit “D” (Architectural Character Imagery) Larger copies of the Architectural Character Imagery are on file with the Department of Community Services. Above is a reduced version. Exhibit “D” – Page 2 of 3 Exhibit “D” (Architectural Character Imagery) Larger copies of the Architectural Character Imagery are on file with the Department of Community Services. Above is a reduced version. Exhibit “D” – Page 3 of 3 ADOPTED by the Common Council of the City of Carmel, Indiana this _____ day of _________________, 2017, by a vote of _______ ayes and ________ nays. COMMON COUNCIL FOR THE CITY OF CARMEL ___________________________________ ____________________________________ Presiding Officer H. Bruce Kimball ___________________________________ ____________________________________ Laura D. Campbell Kevin D. Rider ___________________________________ ____________________________________ Ronald E. Carter Tony Green ___________________________________ ____________________________________ Sue Finkam Jeff Worrell ATTEST: __________________________________ Christine S. Pauley, Clerk-Treasurer Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of ________________________ 2017, at _______ __.M. ____________________________________ Christine S. Pauley, Clerk-Treasurer Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of ________________________ 2017, at _______ __.M. ____________________________________ James Brainard, Mayor ATTEST: ___________________________________ Christine S. Pauley, Clerk-Treasurer This Instrument prepared by: James E. Shinaver, attorney at law, NELSON & FRANKENBERGER and Jon C. Dobosiewicz, land use professional, NELSON & FRANKENBERGER. 550 Congressional Blvd, Carmel, IN 46032. CRG PUD - PC draft 4 071017