HomeMy WebLinkAboutPUD - a Filing Draft 11-16-17Sponsors: Councilor
DRAFT COPY
CARMEL, INDIANA
THE WESTBRIDGE PUD
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z- -18
November 16, 2017
2
TABLE OF CONTENTS
Page
Section 1. Applicability of Ordinance .............................................................................................. 3
Section 2. Definitions and Rules of Construction ........................................................................ 4
Section 3. Accessory Structures and Uses .................................................................................... 6
Section 4. Development and Architectural Standards ..................................................................... 6
Section 5. Common Area Requirements .......................................................................................... 9
Section 6. Landscaping Requirements ............................................................................................. 9
Section 7. Signage Requirements ................................................................................................... 14
Section 8. Additional Requirements and Standards ....................................................................... 14
Section 9. Procedural Provisions ...............................................................................................16
Section 10. Controlling Developer’s Consent ............................................................................ 16
Section 11. Violations and Enforcement .....................................................................................17
Section 12. Exhibits .....................................................................................................................17
Exhibit A. Legal Description
Exhibit B. Development Plan / Primary Plat
Exhibit C. Architectural Standards – Ranch Homes
Exhibit D. Architectural Character Imagery – Ranch Homes
Note: All of the above Exhibits (A-D) are attached to this The Westbridge Ordinance, are
incorporated by reference into this The Westbridge Ordinance and are part of this The
Westbridge Ordinance.
3
Sponsors: Councilor
ORDINANCE Z- -17
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING
The WEST BRIDGE
PLANNED UNIT DEVELOPMENT DISTRICT
Synopsis:
Ordinance Establishes The Westbridge Planned Unit Development District Ordinance (the “The
Reserve at Cool Creek PUD”). The Ordinance would rezone the real estate from S-1 Residential
to a Planned Unit Development district allowing the development of a residential neighborhood
laid out per the Development Plan included in Exhibit B of this Ordinance which includes single
family ranch and villa homes of the architectural character illustrated in Exhibit E and Exhibit F
of this Ordinance.
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 (the “Westbridge Ordinance”), which establishes The Westbridge
Planned Unit Development District (the “The Westbridge 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-
4-1500 et seq., the Council adopts this The WEST BRIDGE Ordinance, as an amendment to the
Zone Map, (ii) all prior ordinances or parts thereof inconsistent with any provision of this The
WEST BRIDGE 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 The WEST BRIDGE
Ordinance, and (iv) this The WESTBRIDGE 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 “The Westbridge District”.
Section 1.2 Development in The Westbridge District shall be governed entirely by (i) the
provisions of this The Westbridge Ordinance and its exhibits, and (ii) those provisions of
the Zoning Ordinance and Subdivision Control Ordinance specifically referenced in this
The Westbridge Ordinance.
4
Section 2. Definitions and Rules of Construction.
Section 2.1 General Rules of Construction. The following general rules of
construction and definitions shall apply to the The Westbridge 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 The WEST BRIDGE Ordinance, shall
have the meanings set forth below in this Section 2.2 and (ii) of all other capitalized terms
included in this The WEST BRIDGE Ordinance and not defined below in this Section
2.2, shall be the same as set forth in the Zoning Ordinance.
Accessory Structure: A structure which is subordinate to a Dwelling or use
located on the Real Estate and which is not used for permanent human occupancy.
Accessory Use: A use subordinate to the main use, located on the Real Estate or
in the same Dwelling as the main use, and incidental to the main use.
Architectural Character Imagery: These comprise the elevations and photographs,
attached hereto as Exhibit E (Architectural Character Imagery – Ranch Homes) is
intended to generally and conceptually illustrate an application of the
Development Requirements. Architectural Character Imagery is general and not
intended to delineate the only final home designs that may be built. Homes will
comply with the Architectural Standards but may vary from the Architectural
Character Imagery provided all applicable Architectural Standards are met.
Architectural Standards: The Architectural Standards incorporated herein
as Exhibit C (Architectural Standards – Ranch Homes)
Building: A structure having a roof supported by columns and walls, for shelter,
support.
BZA: The Carmel Board of Zoning Appeals.
City: The City of Carmel, Indiana.
5
Common Area(s): Common Areas shall comprise a parcel or parcels of land,
areas of water, or a combination of land and water, including flood plain and
wetland areas located within the Real Estate and designed by the Controlling
Developer. Except as otherwise provided herein, Common Areas do not include
any area which is divided into individual Dwelling lots or streets. Common Areas
shall be in the areas identified on the Exhibit B (Development Plan/Primary Plat).
Controlling Developer: Shall mean ISBG Capital LLC until such time as ISBG
Capital LLC transfers or assigns, in writing, its rights as Controlling Developer
such as to an Owners Association.
Declaration(s) of Covenants: Declaration(s) of Covenants, Conditions and
Restrictions, if any, applicable to the Real Estate, or any portion thereof, which
may be prepared and recorded by the Controlling Developer in its discretion in
the office of the Recorder of Hamilton County, Indiana, and which may, from
time to time, be amended.
Development Plan / Primary Plat: The Development Plan / Primary Plat (DP/PP)
attached hereto and incorporated herein by reference as Exhibit B (Development
Plan / Primary Plat) is the plan under which the Real Estate will be developed and
which is, upon approval, the Primary Plat of the Real Estate.
Development Requirements: Written development standards and any written
requirements specified in this The Westbridge Ordinance, which must be satisfied
in connection with the approval of the Secondary Plat and Building Permits.
Dwelling: A Ranch Home.
Legal Description: The description of the Real Estate included in Exhibit A.
Masonry: Brick, stone and manufactured or synthetic stone.
Minimum Ground Floor Area: The ground floor area of a dwelling exclusive of
porches, terraces, and garages.
Owners Association(s): Owners Association(s) established by the Declaration(s)
of Covenants.
Plan Commission: The City’s Plan Commission.
Primary Roof: The roof on a Home which has the longest ridge line.
Ranch : A Single-family Detached Dwelling.
Real Estate: The Real Estate legally described in Exhibit A (Legal Description).
6
Sign: Any type of sign as further defined and regulated by this The Westbridge
Ordinance and Section 25.07: Sign Ordinance of the Zoning Ordinance.
Subdivision Control Ordinance: The City’s Subdivision Control Ordinance,
Ordinance Z-160, as amended.
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 Structures and Uses. All Accessory Structures and Accessory Uses
allowed under the R-1 Residential District of the Zoning Ordinance shall be permitted in The
Westbridge District; unless prohibited in the Declaration(s) of Covenants; provided, however,
that any detached accessory building shall have on all sides the same level of architectural
features and shall be architecturally compatible with the principal building(s) with which it is
associated. All Accessory Structures and Accessory Uses shall be subject to the provisions of the
Zoning Ordinance.
Section 4. Development and Architectural Standards.
Section 4.1 Permitted Uses:
A. Single-family Detached Dwellings (“Ranches”, “Ranch Homes”)
B. Common Areas,
C. Model Home(s),
D. There shall be no more than Thirty Five (38) Dwellings permitted within the
Real Estate.
7
Section 4.2 Bulk Requirements:
A. Ranches,:
1. Minimum Lot Area: Seven thousand five hundred (6,250) square feet.
2. Minimum Lot Width at Building Line: Fifty (50) feet.
3. Minimum Lot Width at Right of Way: Twenty-five (25) feet.
4. Minimum Front Yard Setback: Twenty (20) feet.
5. Minimum Side Yard Setback: Five (5) feet.
6. Minimum Rear Yard Setback: Fifteen (15) feet. Ten (10) feet where
adjacent to a Common Area.
7. Maximum Lot Coverage: Sixty (60) percent.
8. Maximum Building Height (at the mean of Primary Roof): Thirty-five
(35) feet.
9. Minimum Ground Floor Area: Two thousand (1500) square feet.
8
Section 4.3 Applicable landscaping requirements are contained in Section 6 of this The
West bridge Ordinance.
Section 4.4 Applicable signage requirements are contained in Section 7 of this The
WEST BRIDGE Ordinance.
Section 4.5 Applicable additional requirements and standards are contained in Section 8
of this The Westbridge Ordinance.
Section 4.6 The Real Estate shall be developed per the layout shown in Exhibit B
(Development Plan / Primary Plat).
Section 4.7 Architectural Standards:
A. Ranch Homes:
1. The applicable Architectural Standards for Ranch Homes are contained in
Exhibit C Architectural Standards – Ranch Homes, of this The Westbridge
Ordinance.
9
2. The applicable Architectural Character Imagery, indicating conceptually
the intended architecture and appearance of Ranch Homes are contained
within Exhibit D (Architectural Character Imagery – Ranch Homes) of
this The Westbridge Ordinance.
Section 4.8 Lot Lighting: All Dwellings shall have light fixtures flanking the garage door
and equipped with a photo cell so the light is on from dusk to dawn.
Section 4.9 Street Lighting: Street lighting (lighting in the street right-of-way), when
provided, shall (i) be confined to the street intersections and the end of cul-de-sac streets
and (ii) meet all applicable City standards and be reviewed by the City.
Section 4.10 Parking: Two (2) spaces per Dwelling are required. Parking Spaces (i)
within driveways and (ii) within garages shall count toward this requirement. Vehicles
shall not be parked in a location that encroaches onto the sidewalk. Driveways shall be
concrete, stamped concrete, brick, porous concrete, or stone or pervious pavers. Asphalt
driveways shall not be permitted.
Section 5. Common Area Requirements. Common Area shall be in the areas identified
on Exhibit B (Development Plan / Primary Plat).
Section 5.1 A minimum of Two and one half (2.5) acres, approximately eighteen (18)
percent, of the District, shall be allocated to Common Area as illustrated on the
Development Plan / Primary Plat.
Section 5.2 A common area plan has been submitted and is on file with the rezoning
request which illustrates the area and use of the proposed common areas.
Section 5.3 Common Areas shall be provided for passive recreation opportunities as
generally depicted on the Development Plan / Primary Plat.
10
Section 6. Landscaping Requirements. A detailed engineered landscape plan showing the
size, location and variety of all plantings, other than foundation and Lot plantings, shall be
submitted and approved as part of the Secondary Plat. Landscaping shall comply with the
following standards:
Section 6.1. General Landscaping Standards. Landscaping shall be integrated with,
and complement other functional and ornamental site design elements, such as hardscape
materials, paths, sidewalks, fencing.
A. All trees, shrubs and ground covers shall be planted according to American
Standard for Nursery Stock (ANSI Z60.1), and following the standards and
best management practices (BMPs) published by the City’s Urban Forestry
Program. Landscaping materials shall be appropriate for local growing and
climatic conditions. Plant suitability, maintenance and compatibility with site
construction features are factors that shall be addressed. The City’s planting
details shall be used. All trees shall be selected from the City’s recommended
tree list published by the City’s Urban Forestry Program or otherwise
approved by the Urban Forester.
B. Shade trees shall be at least 2.5 inches in caliper when planted. Ornamental
trees shall be at least 1.5 inches in caliper when planted. Evergreen trees shall
be 6 feet in height when planted. Shrubs shall be at least 18 inches in height
when planted. Ornamental grasses must obtain a mature height of at least 3
feet. The preservation of existing plant material is subject to the requirements
note in this Section 6.
C. Existing vegetation may be used to achieve project landscaping requirements
if (i) the vegetation located on subject parcel is of suitable quality and health,
(ii) the vegetation is required to be preserved using accepted best management
practices (BMP’s) for tree protection during construction and (iii) the
vegetation is identified on an approved landscape plan as used to achieve
project landscaping requirements. Replacement of existing plant material
included on an approved landscape plan used to achieve project landscaping
requirements that later dies shall be subject to the same replacement standard
as proposed landscape material.
D. All landscaping approved as part of a Development Plan shall be installed
prior to issuance of the first Certificate of Occupancy for a dwelling in the
area of the Real Estate subject to a Secondary Plat; provided, however, that
when because of weather conditions, it is not possible to install the approved
landscaping before the issuance of a Certificate of Occupancy, the Controlling
Developer shall request a temporary Certificate Of Occupancy which shall be
conditioned upon a determined time to complete the installation of the
uninstalled landscape material.
E. All landscaping is subject to Secondary Plat approval. No landscaping which
has been approved by the Director with the Secondary Plat may later be
substantially altered, eliminated or sacrificed without first obtaining further
11
approval from the Director or the Director’s designee in order to conform to
specific site conditions.
F. It shall be the responsibility of the owner(s), with respect to any portion of the
Real Estate owned by such owner(s) and on which any landscaped area exists
per the requirements of this The Westbridge Ordinance, to ensure proper
maintenance of landscaping in accordance with The Westbridge Ordinance.
This maintenance is to include, but is not limited to (i) mowing, tree trimming,
planting, maintenance contracting, irrigation and mulching of planting areas,
(ii) replacing dead or diseased plantings with identical varieties or a suitable
substitute, and (iii) keeping the area free of refuse, debris, rank vegetation and
weeds.
Section 6.2. Areas to be landscaped.
A. Perimeter Buffering.
1. Perimeter buffer widths shall be a minimum width as follows:
a. Ten (10) feet along the east and South perimeter of the Real Estate
as illustrated on the Development Plan / Primary Plat.
b. Twenty (20) feet along 106th Street
2. Perimeter buffers may be located in easements on Lots or within Common
Areas as generally illustrated on the Development Plan / Primary Plat.
3. Seven (4) shade or evergreen trees, three (3) ornamental trees, and twenty-
five (10) shrubs (per 100 linear feet) shall be provided within the
perimeter buffer area along 106th Street perimeter of the Real Estate.
4. One (2) shade or evergreen trees, two (2) ornamental trees,
(per 120 linear feet) shall be provided within the perimeter buffer area
along the perimeters of the Real Estate not adjacent to public right-of-way
as indicated on the Development Plan.
5. Existing trees in the Tree Preservation areas may substitute in lieu of
required tree plantings. Existing shade trees may substitute in lieu of
required ornamental trees and/or evergreen trees on a 1:1 basis.
Substitutions shall be noted on the Landscape Plan submitted at the time
of Secondary Plat review.
6. Required perimeter buffer plantings may be grouped to allow a more
natural planting scheme, where appropriate, and required buffer plantings
may be computed as an average across the total linear footage of frontage.
12
However, no tree shall be (i) further than forty (40) feet from any other
tree within a required buffer.
7. No perimeter buffering internal to the Real Estate shall be required
between individual parcels within The Westbridge District.
B. Street Trees.
1. Large growing shade trees shall be planted within public street right-of-
way, parallel to each street, in planting strips. Street trees shall be planted
a minimum of twenty-five (25) feet and a maximum of forty (40) feet on
center and are not required to be evenly spaced, unless this spacing cannot
be attained due to the location of driveways, proposed utilities, or other
obstructions as defined below in Section 6.2.B.2.
2. Per City standards, no street trees shall be planted in conflict with drainage
or utility easements or structures and underground detention (unless so
designed for that purpose), or within traffic vision safety clearances.
However, where the logical location of proposed utilities would
compromise the desired effect, the Controlling Developer may solicit the
aid of the City’s Urban Forester in mediating an alternative.
3. Street tree species shall be selected from the City’s published list of
recommended street trees.
4. The minimum tree plot width shall be six (6) feet.
C. Foundation and Lot Planting Standards.
1. The following planting requirements apply to Lots:
a. One (1) shade tree included in a minimum of two (2) trees in the
front yard. Corner lots shall install one (1) shade tree included in a
minimum of two (2) trees per side facing a street.
b. A minimum of ten (10) shrubs and /or ornamental grasses along
the Dwelling foundation with a minimum of six (6) facing the
street. Corner lots shall install a minimum of sixteen (16) shrubs
and/or ornamental grasses along the dwelling foundation with a
minimum of six (6) shrubs or grasses per side facing a street.
13
2. Foundation and Lot Plantings shall be installed by the builder at the
time a Dwelling is constructed on the Lot.
D. 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 6.3 Tree Preservation. Tree Preservation Areas shall be provided as shown on
the Development Plan. The existing trees within these tree preservation areas,
with supplemental plantings as necessary, are intended to meet the perimeter
buffering requirements of this The Westbridge Ordinance. Tree Preservation
Areas shall be regulated and well maintained in accordance with the
following.
A. The following best management practices should be implemented with respect
to Tree Preservation Areas:
1. Removal of invasive species (e.g. bush honeysuckle) where appropriate,
including the use of professionals to apply herbicides or identify and
remove such invasive species.
2. Removal of an overabundance of combustible material (e.g. dead, fallen
trees, and leaves).
3. Removal of vines growing on and up a tree when tree growth is affected.
4. All maintenance activity shall be completed in accordance with industry
standards using the latest ANSI Z133.1 and A-300 approved practices and
methods.
B. The following activities shall be permitted within Tree Preservation Areas:
1. Planting of native trees, pursuant to the Indiana Native Tree List provided
by the city's Urban Forester.
2. Removal of hazardous, exotic and invasive vegetation pursuant to the
Indiana Exotic and Invasive Plant List provided by the City's Urban
Forester.
14
3. Removal of trees directed to be removed by municipal, county, state or
federal agencies or departments or by a public utility.
4. Installation of access easements, rights-of-way, streets, paths, trails,
sidewalks, utilities and drainage improvements. This provision is intended
to permit the crossing of the Tree Preservation area and not one easement
to fully occupy another. The Tree Preservation Areas are identified on the
Development Plan.
C. The following activities shall be prohibited within Tree Preservation Areas:
1. Removal of living vegetation except as otherwise permitted in this Section
6.3.
2. Mowing any portion of existing, naturally vegetated areas, except along
trails, points of access or gathering points.
3. Dumping of leaves or other debris from areas other than the Tree
Preservation Area.
4. Seeding, including grass seed, prairie mix seed, sod or the planting of any
type of vegetable garden unless otherwise approved by the City's Urban
Forester.
5. Active recreational activities that would adversely impact the Tree
Preservation Area such as the placement of playground equipment, paving
for basketball or tennis courts and swimming pools.
D. The following shall be required for all Tree Preservation Areas:
1. Signs identifying the Tree Preservation Area shall be posted every five
hundred (100) feet around the perimeter of all Tree Preservation Areas.
2. Barriers shall be utilized during site development and earth moving
activities, which shall be specified on landscape plans. Such barriers shall
remain in place during the site's construction activity.
Section 7. Signage Requirements. All signage on the Real Estate shall comply with
Chapter 25.07 of the Zoning Ordinance as amended.
Section 8. Additional Requirements and Standards.
Section 8.1. Premises Identification. Premises identification shall meet the
requirements of the Zoning Ordinance as amended.
Section 8.2. Home Occupations. Home Occupations shall meet the requirements of the
Zoning Ordinance as amended.
15
Section 8.3. Lot Maintenance and Improvements. The regulation of the following
standards shall be included in the Declaration of Covenants and Restriction and shall be
applicable to the Real Estate:
A. An optional Lot landscape maintenance program including mulching, edging,
fertilizations, mowing, weeding of beds, and fall clean-up, which may be
administered by an Owners Association, shall be available to Lot owners.
B. An optional snow removal program, which may be administered by an
Owners Association, shall be available to Lot owners.
C. Swingsets trampolines, basketball goals shall be Permitted
D. All fences shall be (i) black metal, (ii) of a consistent style and height and (iii)
a maximum of 48” in height. Fences do not include privacy screens within
ten (10) feet of the Dwelling.
E. All mailboxes will be of the same material and design.
Section 8.4. Right-of-way widths.
A. The required half right-of-way width for 106th Street shall be as shown on
the Development Plan / Primary Plat.
B. All other streets shall have a minimum right-of-way width of Forty-Five
(45) feet with the exception of the Frontage road
Section 8.5. Sidewalks and Pedestrian Amenities.
A. Five (5) foot wide concrete sidewalks shall be required along both sides of
all streets internal to the Real Estate with the exception of the Frontage
road as shown on the Development Plan / Primary Plat.
B. A ten (10) foot wide asphalt path shall be required along the South side of
106th Street as shown on the Development Plan / Primary Plat.
Section 8.6. Site Access and Road Improvement Requirements. Construction of the
public street site access and pathway improvements along 106th Street shall satisfy all
applicable Thoroughfare Plan related improvement requirements as identified in and
required under the Zoning Ordinance unless otherwise provided for in this The
Westbridge Ordinance.
16
Section 8.7. Declaration of Covenants and Owners Association. Declarations of
Covenants shall be prepared by the Controlling Developer in its discretion and recorded
with the Recorder of Hamilton County, Indiana. The Declaration(s) of Covenants may
establish an Architectural Review Board, which shall establish guidelines regarding the
design and appearance of all Buildings.
Section 9. Procedural Provisions.
Section 9.1. Approval or Denial of the Development Plan / Primary Plat. The
Development Plan / Primary Plat has been reviewed and approved by the Commission,
and constitutes the approved Primary Plat and, as such, the Developer shall not be
required to return to the Commission for Primary Plat approval.
Section 9.2. Secondary Plat Approval. The Director shall have sole and exclusive
authority to approve, with or without conditions, or to disapprove any Secondary Plat;
provided, however, that the Director shall not unreasonably withhold or delay the
Director's approval of a Secondary Plat that is in substantial conformance with the
Development Plan / Primary Plat and is in conformance with the Development
Requirements of this The Westbridge Ordinance. If the Director disapproves any
Secondary Plat, the Director shall set forth in writing the basis for the disapproval and
schedule the request for hearing before the Commission.
Section 9.3. Changes Requiring Council Approval. Changes that shall require amendment
of this The Westbridge Ordinance through the standard rezone process include the
following: Increases in density or intensity; Changes in the proportion or allocation of
land uses; Changes in the list of approved uses; Changes in the locations of uses; changes
in the functional uses of open space, where such change constitutes an intensification of
use of the open space; and/or a dimensional change of greater than ten percent (10%).
Section 9.4. Modification of Development Requirements (Zoning Waiver). The Plan
Commission may, after a public hearing, grant an applicant a waiver subject to the
requirements of Chapter 31.06.04.12 of the Zoning Ordinance.
Section 9.5. Variance of Development Requirements. The BZA may authorize Variances
from the terms of The Westbridge Ordinance, subject to the procedure prescribed in
Chapter 30 of the Zoning Ordinance.
Section 10. Controlling Developer’s Consent. Without the written consent of the
Controlling Developer, no other developer, user, owner, or tenant may obtain any permits or
approvals, whatsoever, with respect to the Real Estate or any portion thereof and, as such, and by
way of example but not by limitation, none of the following may be obtained without the
approval and consent of the Controlling Developer:
17
A. Improvement Location Permits for any site improvements within the Real
Estate;
B. Sign permits for any Signs within the Real Estate;
C. Improvement Location Permits for any Dwellings within the Real Estate;
D. DP, Primary Plat or Secondary Plat approval for any part of the Real Estate;
and
E. Any text amendments, variances, modifications of development requirements
or other variations to the terms and conditions of this The Westbridge
Ordinance.
Section 11. Violations and Enforcement. All violations and enforcement of this The
Westbridge Ordinance shall be subject to Chapter 34 of the Zoning Ordinance.
Section 12. Exhibits. All of the Exhibits (A-D) on the following pages are attached to this
The Westbridge Ordinance, are incorporated by reference into this The Westbridge Ordinance
and are part of this The Westbridge Ordinance.
The remainder of this page is left blank intentionally.
Exhibit “A” – Page 1 of 2
Exhibit “A”
(Legal DePart of the West Half of the Northeast Quarter of Section 7, Township 17 North, Range 3 East,
Hamilton
County, Indiana, more particularly described as follows:
Beginning at a point on the North line of said Half Quarter Section 440.4 feet West of the Northeast
corner thereof; thence South and parallel with the East line of said Half Quarter Section 684.3 feet to a
point; thence West and parallel with the said North line 894.3 feet to a point in the West line of the said
Northeast Quarter; thence North upon said West line 689.6 feet to a point on the said North line; thence
East upon said North line 884.3 feet to the place of beginning, containing 14.0 acres, more or less.
EXCEPT: that portion of the following described parcel which lies within the eastern boundary of the
above described parcel.
Part of the West Half of the Northeast Quarter of Section 7, Township 17 North, Range 3 East, Hamilton
County, Indiana, described as follows:
Beginning on the North line of the West Half of the Northeast Quarter of Section 7, Township 17 North,
Range 3 East 883.03 feet North 90 degrees 00 minutes 00 seconds East (assumed bearing) of the
Northwest corner thereof; thence North 90 degrees 00 minutes 00 seconds EAst 7.03 feet; thence South
00 degrees 29 minutes 21 seconds West parallel with the East line of the West Half of said Northwest
Quarter 566.95 feet; thence South 90 degrees 00 minutes 00 seconds West parallel with the North line of
said Quarter 6.08 feet; thence North 00 degrees 23 minutes 36 seconds East 566.94 feet to the beginning
point, containing 0.08 acres, more or less.
ALSO: A part of the Northeast Quarter of Section 7, Township 17 North, Range 3 East, Second Principal
Meridian, Hamilton County, Indiana, being more particularly described as follows:
Commencing at the Southwest corner of the Northeast Quarter of the Northeast Quarter of said Section
7; thence North 00 degrees 06 minutes 18 seconds West along the West line of said Quarter Quarter
Section 648.54 feet to a point on the West line of Merrrill (as recorded instrument number 6784 in the
office of the Recorder of Hamilton County, Indiana); thence South 89 degrees 35 minutes 04 seconds
West 383.78 feet to the point of beginning; thence South 89 degrees 35 minutes 04 seconds 56.00 feet to
the Southeast corner of Hoffman (instrument number 8625484); thence North 00 degrees 06 minutes 18
seconds West along the East line of Hoffman 122.65 feet to the Southwest corner of Moretto (instrument
number 8610265); thence North 89 degrees 34 minutes 23 seconds EAst along the South line of Moretto
56.00 feet; thence South 00 degrees 06 minutes 18 seconds East along said West line to the point of
beginning, containing 0.16 acres, more or less.scription)
Exhibit “A” – Page 2 of 2
Exhibit “A”
(Legal Description – Site Location)
Exhibit “B” Page 1 of 1
Exhibit “B”
(Development Plan / Primary Plat)
Full size copies of the Development Plan / Primary Plat are on file with the Department of
Community Services. Below is a reduced version.
Exhibit “C” Page 1 of 4
Exhibit “C”
(Architectural Standards – Ranch Homes,
Cape cod homes)
The standards set forth below in this Exhibit C Architectural Standards – Ranch Homes apply to
all Ranch Homes, Cape cod Homes constructed on the Real Estate.
A. Permitted Building Materials: Masonry, Wood, Cementitious Board (fiber cement) shall
be permitted siding materials subject to the following provisions:
1. No vinyl or aluminum siding shall be permitted. Homes will consist of a
thoughtful blend of brick, cultured stone, composite siding, and composite trims.
2. A Masonry Wainscot: (a minimum of 30” from the top of exposed foundation)
shall be provided, at a minimum, on all elevations.
3. Brick or stone masonry shall be provided, at a minimum, on fifteen (15) percent
of the front elevation (excluding doors, windows and opening).
B. Building Scale and Massing: Dwelling front elevation shall not feature long, unbroken
expanses of wall. This may be accomplished by including, but not limited to any of the
following features:
1. Variation in height and depth,
2. Windows and door openings,
3. Changes in roof line or height,
4. Details and materials, texture, and material placement,
5. Placement of landscaping materials,
6. Recessed entries, and coved porches, and
7. Bays and towers.
C. Windows:
1. Minimum Number:
a. Minimum of two (2) windows per façade (elevation) shall be provided on
the first floor elevation.
Exhibit “C” Page 2 of 4
b. In addition to the above, a dwelling that contains a story and a half shall
have a minimum of one (1) window on the facades where siding area is
present above the first story.
c. A minimum of three (3) windows per side façade facing a street or common
area shall be provided for corner lots and where side yard is adjacent to
common areas (applicable to lots 60, 73, 74, 79, 80, 90, 91 and 99 only).
d. In order to meet the requirement the total aggregate square footage of all
windows located on a façade must be a minimum of eighteen (18) square
feet per façade not facing a street or common area and twenty- seven (27)
square feet per façade facing street or common area. A door on the side of a
dwelling may substitute for one (1) window on the same side of the
dwelling.
2. Habitable rooms, such as bedrooms and living rooms, shall have an operable
window with screen to take advantage of the natural cross-ventilation.
3. Windows shall be wood, vinyl-clad, vinyl, aluminum-clad wood, or painted
metal.
D. Garage Design:
1. All Dwellings shall have an attached garage (minimum two-car).
2. All garages shall be designed as an integral part of the architecture of the
dwelling, with regards to materials, trim and details.
3. Garage doors shall have raised panels or other decorative panels.
4. Garages with front facing garage doors must be on a separated plane from the
main body of the home. Front facing garage doors must be projected or recessed
from the main house plane a minimum of two (2) feet. A projection or recessed
area of less than two (2) feet will be allowed if the front face of the garage has a
minimum of six (6) foot offset from the forward most projection of the front
façade of the main body of the home.
E. Porches and Entryways:
1. Porches and/ or entryways shall be clearly defined and a minimum of four (4) feet
in depth.
F. Rooflines:
Exhibit “C” Page 3 of 4
1. Primary roof shall have a mini mum roof slop of 6 (vertical units); 12 (horizontal
units).
2. Secondary roofs (e.g. porch, bays, garages, dormers) may have a lower pitch.
3. The primary roof shall have at least an eleven inch (11”) overhang after
installation of siding or an eight inch (8”) overhang after installation of brick or
stone masonry. This measurement shall not include gutters.
4. All dwellings shall include architectural-grade dimensional shingles. Three-tab
shingles are not permitted.
5. If dormers are used, at least one (1) window or decorated louver per dormer is
required. Dormers and gables must have details such as attic bands, windows
and/or decorative attic vent.
G. Monotony Mitigation:
1. Front Facades: The same floor plan with same elevation and same color as
defined by more than fifty (50) percent overlap shall not be constructed for one
(1) lot on each side of the subject lot on the same side of the street and for one (1)
lot across the street from the subject lot as illustrated in the following diagram.
2. Exterior Siding Color: No two side by side homes on contiguous lots or the lot
across the street from the subject lot shall have the same exterior color on the
primary structure of the home.
3. Exterior Masonry Color: No two side by side homes on contiguous lots shall have
the same masonry color.
H. Universal Home Design Requirements:
1. Master Bedroom on the main level on each home.
Exhibit “C” Page 4 of 4
2. Hallways a minimum of thirty-six inch (36”) on the main level.
3. Minimum thirty inch (30”) wide clear opening doorways for exterior doors, the
main living areas, and all doors entering rooms on the first floor.
4. Master bathroom walls blocked to provide for installation of grab bars.
5. Master bathrooms with the option of a shower stall in addition to or in place of a
tub.
6. Hand rails near the stairs in compliance with the state building code.
7. Either a no step entry or an entry designed for the addition of a handicap ramp at
the front door available as an option upon request by a customer on homes which
do not include a basement.
8. Optional lever hardware.
9. Optional front entry door a minimum of thirty-six inch (36”).
The remainder of this page is left blank intentionally.
Exhibit “D”
(Architectural Character Imagery – Ranch Homes)
ADOPTED by the Common Council of the City of Carmel, Indiana this
, 2018, by a vote of ayes and nays.
day of
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
2018, at .M.
Christine S. Pauley, Clerk-Treasurer
Approved by me, Mayor of the City of Carmel, Indiana, this day of
2018, at .M.
James Brainard, Mayor
ATTEST:
Christine S. Pauley, Clerk-Treasurer