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146th & Monon PUD
Townhome Community
Rezone Request
Docket Number 19120008 PUD
REZONE REQUEST
CITY OF CARMEL, INDIANA
March 17, 2020
Carmel Plan Commission
Applicant: Estridge Development Management, LLC
Attorneys: Nelson & Frankenberger, LLC
James E. Shinaver, Attorney
Jon C. Dobosiewicz, Professional Land Planner
TABLE OF CONTENTS
1. Explanation of Request
2. Site Location Map
Aerial Photograph
3. Site Zoning Map
Comprehensive Plan Map
4. Illustrative Site Plan
5. Perspective Illustrations
6. Floor Plans
7. Engineer Site Plan
Parking Exhibit
8. 146th & Monon PUD
TAB 1
TAB 2
Site Location Map / Aerial PhotographRohrer RoadNORTH
SITE
146th StreetMonon Trail
146th Street Site
Zoom-in Aerial PhotographRohrer RoadNORTH
SITE
146th Street
Monon Trail
TAB 3
146th Street Site
Zoning MapRohrer RoadNORTH
SITE
146th Street
146th Street Site
Comprehensive Plan MapRohrer RoadNORTH
SITE 146th Street
TAB 4
146th Street Townhomes
Conceptual Land Plan
02 March 2020
Not to Scale
TAB 5
146th and Rolling Hill Drive
View Southwest from 146th –East end of Block
9
146th and Rolling Hill Drive
View Southeast from 146th –West end of Block
4
146th and Rolling Hill Drive
View East from 146th –West end of Block
5
146th and Rolling Hill Drive
View Southeast from 146th
6
146th and Rolling Hill Drive
View Southeast from 146th
7
146th and Rolling Hill Drive
View on top of the bridge
8
146th and Rolling Hill Drive
View South from 146th –Mid Block
35’ Max Building Height as viewed from 146th Street
2
146th and Rolling Hill Drive
View North From Auto Court –Middle of Block
10
TAB 6
146th and Rolling Hill Drive
Unit A-2286 Sq.Ft.
11
146th and Rolling Hill Drive
Unit B -1879 Sq.Ft.
12
146th and Rolling Hill Drive
Unit C -1980 Sq.Ft.
13
146th and Rolling Hill Drive
Unit C -1980 Sq.Ft.
14
TAB 7
3961 Perry Boulevard Whitestown, IN 46075Ph. 317-769-2916 www.innovativeeci.comENGINEERING & CONSULTINGGRAPHIC SCALEN146th & MONONPLANNED UNIT DEVELOPMENT DISTRICTSITE PLAN02/27/20
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TAB 8
Sponsors: Councilor __________
CARMEL, INDIANA
146th & Monon
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-___-20
March 4, 2020
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TABLE OF CONTENTS
Page
Section 1. Applicability of Ordinance .............................................................................................. 4
Section 2. Definitions and Rules of Construction .......................................................................... 4
Section 3. Accessory Buildings and Uses ....................................................................................... 5
Section 4. Development Standards .................................................................................................. 6
Section 5. Additional Requirements and Standards ........................................................................ 8
Section 6. Procedural Provisions .................................................................................................9
Section 7. Violations and Enforcement .....................................................................................10
Section 8. Exhibits .....................................................................................................................10
Exhibit A Legal Description
Exhibit B Concept Plan
Exhibit C Architectural Character Imagery
Exhibit D Architectural Requirements
Note: All of the above Exhibits (A-D) are attached to this 146th & Monon Ordinance, are
incorporated by reference into this 146th & Monon Ordinance and are part of this 146th &
Monon Ordinance.
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Sponsors: Councilor _______________
ORDINANCE Z-___-20
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING
THE 146th & MONON
PLANNED UNIT DEVELOPMENT DISTRICT
Synopsis:
Ordinance Establishes the 146th & Monon Planned Unit Development District Ordinance (the
“146th & Monon PUD”). The Ordinance would rezone the real estate from R1 Residential to a
Planned Unit Development district allowing the future development of the subject Real Estate for
attached single-family residential homes.
WHEREAS, Articles 4.02 and 9.05 of the Carmel Unified Development Ordinance,
Ordinance Z-625-17, as amended (the “UDO”), provides for the establishment of a Planned Unit
Development District in accordance with the requirements of I.C. § 36-7-4-1500 et seq. (the
“PUD Statute”); and
WHEREAS, Estridge Development Management, LLC, an Indiana limited liability
company (“Estridge”), submitted an application to the Carmel Plan Commission (the “Plan
Commission”) to adopt a PUD District Ordinance for certain real estate in the City of Carmel,
Hamilton County, Indiana, as legally described in Exhibit A attached hereto (the “Real Estate”);
WHEREAS, Estridge’s application is consistent with the provisions of the UDO and
PUD Statute;
WHEREAS, after proper notice, and pursuant to the provisions of the PUD Statute and
UDO, the Plan Commission conducted a public hearing on _________, 2020 at 6:00 p.m.
concerning Estridge’s application for a PUD District Ordinance, which application was docketed
as 19120008PUD;
WHEREAS, the Plan Commission, at its hearing on ________, 2020, at 6:00 p.m., has
given a _____________ recommendation to this 146th & Monon PUD (the “146th & Monon
Ordinance”), which establishes the 146th & Monon Planned Unit Development District (the
“146th & Monon District”).
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana (the “Council”), that: (i) pursuant to IC §36-7-4-1500 et seq., the Council adopts
this 146th & Monon Ordinance, as an amendment to the Zone Map; (ii) all prior ordinances or
parts thereof inconsistent with any provision of this 146th & Monon Ordinance and its exhibits
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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 146th & Monon Ordinance; and, (iv) this 146th & Monon 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 146th & Monon District.
Section 1.2 Development in the 146th & Monon District shall be governed entirely by:
(i) the provisions of this 146th & Monon Ordinance and its exhibits; and, (ii) only those
provisions of the UDO specifically referenced in this 146th & Monon Ordinance. Where
this 146th & Monon Ordinance is silent, the applicable standards of the UDO shall apply.
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 146th & Monon 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 146th & Monon Ordinance, shall have the
meanings set forth below and (ii) of all other capitalized terms included in this 146th &
Monon Ordinance and not defined below in this Section 2.2, shall be the same as set forth
in the UDO.
“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 the procedures for ADLS review
of the UDO and the Development Requirements.
Architectural Character Imagery: These comprise the elevations and perspectives
attached hereto as Exhibit C (Architectural Character Imagery) digital images of
which are on file with the Carmel Department of Community Services. This
imagery is intended to illustrate an application of the Development Requirements.
The Architectural Character Imagery shall be the basis for the development of the
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final building designs that may be built provided all applicable Development
Requirements are met, including ADLS Approval.
Bulk Requirements: The Bulk Requirements of Section 4.2 of this 146th &
Monon Ordinance shall be applicable to the overall Tract of real estate.
Individual Lots, as a Lot applies to a smaller area of the Real Estate including an
individual attached residential dwelling, shall be subject only to the minimum
living area requirements of Section 4.2 of this 146th & Monon Ordinance.
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.
“Development Plan Approval” or “DP Approval”: A Development Plan
Approved by the Plan Commission pursuant to the procedures for DP Approval of
the UDO.
Development Requirements: Written development standards and requirements
specified in this 146th & Monon Ordinance or as specified in the UDO, which
must be satisfied in connection with the approval of a Development Plan and
Building Permits.
Plan Commission: The Carmel Plan Commission.
Real Estate: The Real Estate legally described in Exhibit A (Legal Description).
Tract: The Real Estate less any right-of-way dedication.
Unified Development Ordinance (or “UDO”): The Unified Development
Ordinance, Ordinance Z-625-17, of the City of Carmel, Hamilton County,
Indiana, as amended.
Zone Map: The City’s official Zone Map accompanying and made part of the
UDO.
Section 3. Accessory Buildings and Uses.
Section 3.1 Accessory Structures. Accessory Structures shall be prohibited.
Section 3.2 Accessory Uses. All Accessory Uses permitted under the R-1 Residential
District of the Zoning Ordinance shall be permitted in the 146th & Monon District.
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Section 4. Development Standards.
Section 4.1 Permitted Uses:
A. Attached Dwellings (side by side, for sale fee-simple dwellings, on
individually deeded lots). The maximum number of Dwellings shall not
exceed fifteen (15).
B. Single Family Dwelling (Existing).
Section 4.2 Bulk Requirements:
A. Minimum Tract Size Required for Development Plan: Approximately
1.25 acres (the Real Estate).
B. Maximum Building Height (measured grade to top of parapet): Thirty-
five (35) as measured from the 146th Street side of the buildings and eight
(38) feet as measured from the rear of the building.
C. Minimum Front Yard Building Setback (146th Street): Five (5) feet.
D. Minimum Front Yard Building Setback (Rolling Hills Drive): Fifteen (15)
feet Minimum.
E. Minimum Side Yard Building Setback (west perimeter of Tract): Fifteen
(15) feet (approximately forty-five (45) feet from the centerline of the
Monon).
F. Minimum Rear Yard Building Setback (south perimeter of Tract):
Eighteen (18) feet.
G. Maximum Tract Coverage: Eighty (80) percent.
H. Minimum Living Area per Dwelling: One-Thousand Five Hundred
(1,500) square feet (excludes basement).
Section 4.3 Building Architecture Requirements: Building Architecture shall be
regulated per the terms of Exhibit D of this 146th & Monon Ordinance.
Section 4.4 Landscaping Requirements: Landscaping shall comply with the Landscape
Plan, General Provisions, Plant Material, and Installation and Maintenance Standards of
the UDO, except as otherwise modified below.
A. Perimeter Bufferyard:
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i. No Bufferyard shall be required along the north and east perimeter
of the Real Estate (146th Street and Rolling Hills Drive).
Foundation planting and street trees shall be required along these
street frontages.
ii. The Bufferyard along the west perimeter of the Real Estate shall be
fifteen (15) feet in width and planted with foundations planting
along the western most building illustrated on the Concept Plan
and shade or evergreen trees planted at a rate of five (5) per one
hundred (100) feet.
iii. The Bufferyard along the south perimeter of the Real Estate shall
be a minimum of fifteen (15) feet in width except for along the
south edge of the parking spaces illustrated on the Concept Plan
where a minimum of nine and one-half (9.5) feet shall be required.
iv. The buffer plantings within to the south bufferyard shall include:
six (6) shade or evergreen trees, one (1) ornamental trees, and
fifteen (15) shrubs per one hundred (100) linear feet.
B. Street Trees: Street Trees shall only be required along 146th Street and
Rolling Hills Drive subject to the standards of the UDO.
C. Foundation Plantings: A minimum of a five (5) foot wide planting area shall
be provided adjacent to no less than seventy-five (75) percent of the perimeter
of each building exclusive of porches and stoops and garage door / adjacent
vehicular circulation areas. A minimum of twenty (20) shrubs shall be planted
in the foundation planting area per one hundred (100) feet of foundation
planting area.
D. Existing Utility Conflicts. When conflicts arise between required plantings
and any utility lines or easements, the utility restrictions shall be followed, and
required plantings will be installed at the nearest available location.
Notwithstanding the above, landscaping shall be provided along the entire
south edge of the parking spaces illustrated along the south side of the Real
Estate.
Section 4.5 Parking:
A. Parking shall meet the dimensional requirements of the UDO.
B. The minimum drive aisle width shall be twenty-four (24) feet.
C. All dwellings shall have a two-car attached garage.
D. A minimum of Eighteen (18) guest parking spaces shall be provided
(excluding private garages). Parking Spaces (i) within driveways (tandem
spaces in front of garages) and (ii) additional parking spaces along the
interior drive aisle shall count toward this requirement.
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E. A minimum of five (5) Short Term Bicycle Parking spaces shall be
required.
F. Long Term Bicycle Parking shall be provided within each required
attached garage with a minimum of one (1) rack per garage.
Section 4.6 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 all other property
lines.
D. Exterior lighting shall be architecturally integrated with the Building style,
material and color.
E. Exterior ground-mounted architectural, display and decorative lighting
shall be generated from concealed, low level fixtures.
F. Pole mounted lighting fixtures shall be prohibited.
Section 4.7 Signage:
A. All signage shall be subject to the requirements of the UDO.
B. A Ground Sign including the name of the subdivision, if utilized, shall be
permitted only along the 146th Street frontage of the site.
Section 5. Additional Requirements and Standards.
Section 5.1. Vehicular and Pedestrian Access.
A. The configuration of vehicular access into the Real Estate shall be
provided as illustrated on the Concept Plan. No vehicular access shall be
permitted from 146th Street.
B. Pedestrian connectivity shall be required internal to the site and between
the Buildings and adjacent street rights-of-way.
C. Internal (on site) sidewalks (i) serving three of fewer units shall be a
minimum of four (4) feet in width and (ii) if serving more than three the
width shall be a minimum of five (5) feet.
D. A five (5) feet sidewalk shall be required along Rolling Hills Drive.
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E. A ten (10) foot path shall be required along the 146th Street right-of-way.
Section 5.3. Required right-of-way:
A. 146th Street: Sixty (60) foot half right of way.
B. Rolling Hills Drive: Existing.
Section 5.4. Storm Water Retention: Underground Stormwater management is
anticipated and may be provided exclusively on in combination with other Stormwater
management techniques as approved by the engineer of jurisdiction.
Section 6. Procedural Provisions.
Section 6.1. 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 UDO, 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 146th & Monon 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 the “substantially or
materially altered” provisions of the UDO 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 materially altered” provisions of the UDO as it applies to
Architectural Design.
D. If there is a Substantial Alteration in any approved DP or ADLS, 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.
Section 6.2. Primary Plat. A Development Plan approved by the Plan Commission
shall be, upon approval, the Primary Plat of the Real Estate.
Section 6.3. Secondary Plat Approval. The Director shall have sole and exclusive
authority to approve, with or without conditions, or to disapprove any Secondary Plat;
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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 146th & Monon 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 6.4 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 UDO. A wavier of the provisions of this 146th & Monon
Ordinance may be granted up to a maximum of thirty-five (35) percent of the specified
standard.
Section 6.5. Variance of Development Requirements. The BZA may authorize
Variances from the terms of the 146th & Monon Ordinance, subject to the procedures
prescribed in the UDO.
Section 7. Violations and Enforcement. All violations and enforcement of this 146th &
Monon Ordinance shall be subject to the requirements of the UDO.
Section 8. Exhibits. All of the Exhibits (A-D) on the following pages are attached to this
146th & Monon Ordinance, are incorporated by reference into this 146th & Monon Ordinance
and are part of this 146th & Monon Ordinance.
The remainder of this page is left blank intentionally.
Exhibit “A” – Page 1 of 2
Exhibit “A”
(Legal Description - Page 1 of 2)
Exhibit “A” – Page 2 of 2
Exhibit “A”
(Legal Description – Page 2 of 2)
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 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 “C” – Page 1 of 3
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 2 of 3
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 3 of 3
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 “D” – Page 1 of 2
Exhibit “D”
(Architectural Requirements)
A. Architectural Design: 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.
B. Building Width:
i. Individual residential units shall be a minimum of eighteen (18) feet wide.
ii. A maximum of five (5) units may be joined together to form a single building.
C. Building Orientation.
i. The front door of residential units shall face a street or the Monon Trial (Rohrer
Road), as shown on the Concept Plan, and the front wall of the building must
generally face the street. The front door shall have a stoop raised minimum
twenty-four (24) inches above grade at building. A concrete or paver walkway
from stoop to front sidewalk is required.
D. Design Intention.
i. The design intention of the development is to create durable and high quality
housing.
ii. Individual units within a larger building shall be distinguishable from the adjacent
units but also share similar materials, patterns, and colors so that the entire
building is harmonious in appearance.
iii. The architectural details such as cornice line brackets, cornice line overhang fins,
masonry with limestone banding, and head and sill details will be provided as
shown in the Character Imagery.
E. Materials.
i. Acceptable exterior siding materials shall include brick, cast stone, smooth fiber
cement panels, smooth fiber cement lap siding, and smooth fiber cement trim.
ii. Brick and/or stone shall be the exterior siding material on 100% of the first floor
of the dwelling facing a street or the Monon Trail excluding bay window detailing
areas as illustrated on the Character Imagery. The minimum brick areas will be as
depicted on the Character Imagery.
iii. Chimney design: The lower half of all chimney elements will be masonry and the
upper half will transition to match the cornice line materials and façade color
pallet.
iv. Windows:
Windows shall be vinyl in manufacturer’s standard color.
For middle units, the garage level will have a minimum of one (1) window,
the main level will have a minimum of five (5) windows and the top level will
have a minimum of five (5) windows. The required numbers of windows
Exhibit “D” – Page 2 of 2
include glass atrium door panels where provided.
v. Roof Standards:
90% of all roof elements shall be a flat roof.
Visible roofs shall be asphalt or fiberglass shingle roofing.
Low slope roofs that are not visible can be TPO, EPDM rubber or membrane
roofing.
Porch roofs can be asphalt shingles, prefinished standing seam metal roofing
or membrane roof systems.
vi. Each dwelling shall have a covered entry a minimum of eight (8) square feet in
area with a door that opens (swings) into the dwelling and porches on fronts of
buildings shall be concrete with masonry or painted trim posts.
vii. Balconies on rears and sides of buildings shall be metal, wood, or fiber cement.
viii. All handrails at exterior steps shall be metal.
ix. Exterior doors, including overhead doors, shall be fiberglass, vinyl, or painted
metal in either smooth or paintbrush texture finish.
x. Rainwater management shall be in prefinished metal scuppers and gutters with
prefinished metal downspouts.
PASSED by the Common Council of the City of Carmel, Indiana, this ____ day of
________, 2020, by a vote of _____ ayes and _____ nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
___________________________________
Laura D. Campbell, President Sue Finkam, Vice-President
___________________________________ ____________________________________
H. Bruce Kimball Kevin D. Rider
___________________________________ ____________________________________
Anthony Green Jeff Worrell
___________________________________ ___________________________________
Tim Hannon Miles Nelson
___________________________________
Adam Aasen
ATTEST:
__________________________________
Sue Wolfgang, Clerk
Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of _______________________
2020, at _______ __.M.
____________________________________
Sue Wolfgang, Clerk
Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of ________________________
2020, at _______ __.M.
____________________________________
James Brainard, Mayor
ATTEST:
___________________________________
Sue Wolfgang, Clerk
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.
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