HomeMy WebLinkAboutPacket for PC 03-17-20City of Carmel
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date: March 17, 2020
To: Plan Commission Members
From: Alexia Lopez
Re: Troy Estates, Historic Home Plat Amendment
Docket No. 20020011 PP Amend, 20020012 W, & 20020015 CA
Enclosed is the information packet for the following item. If you have any questions, please call 571-2417.
Docket No. 20020011 PPA: Troy Estates, Plat Amendment.
Docket No. 20020012 W: Troy Estates, Open Space Waiver, 25% Open Space Required, 23% Requested.
Docket No. 20020015 CA: Troy Estates, Commitment Amendment.
The City of Carmel seeks approval for a primary plat amendment, design standards waiver, and commitment
amendment in order to add a new lot to Troy Estates Subdivision to preserve the historic home on the
property. The site is located at 4026 W 141st Street and 4100 W 141st Street. The site is currently zoned S-
2/Residential. Filed by the Department of Community Services on behalf of the Carmel Plan Commission.
The purpose of this proposal is to amend the Primary Plat for Troy Estates Subdivision to add an additional parcel
where the existing historic home can remain. The home in question was built in 1840 and is classified as
Contributing in the 2014 City of Carmel and Clay Township Historic Architecture Survey. With the help of the
Carmel Historic Preservation Commission, the City has been working with the developer and the property owner
to preserve the home by creating a new lot in the subdivision for the home to remain on. In order to do this, a
Design Standards Waiver and a Commitment Amendment are also being requested. The Waiver is to reduce the
open space provided from 25% to 23% and the Commitment Amendment is to exclude the historic home from
the Architectural Commitments of the subdivision.
Please find enclosed, the following:
• Location Map
• Original Approved Primary Plat and Open Space Plan
• Proposed Amended Primary Plat and Open Space Plan
• Original Landscape Plan
• Proposed Landscape Plan
• Original Commitments
• Proposed Commitment Amendment to exempt the Historic Home from the Architectural Commitments.
• Description and photos of the Historic Home from the 2014 City of Carmel and Clay Township Historic
Architecture Survey
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
Troy Estates Subdivision
Location Map
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KEY BOTANICAL NAME COMMON NAME . QUAN. SIZE REMARKS
BN BETULA NIGRA'CULLY' HERITAGE RIVER BIRCH 12 2-1/2" B&B CENTRAL LEADER, MATCHING IN
GROUPS
CC CERCIS CANADENSIS EASTERN REDBUD 6 2" B&B 2" CONT SUBSTITUTE, NO FIELD
POTTED PLANTS
CK CORNUS KOUSA KOUSA DOGWOOD 3 2" B&B 2" CONT SUBSTITUTE, NO FIELD
POTTED PLANTS
CO CELTIS OCCIDENTALIS MAGNIFICA HACKBERRY 10 2-1/2" B&B CENTRAL LEADER, MATCHING IN
MAGNIFICA' GROUPS
EA EUONYMUS ALATUS DWARF BURNING BUSH 17 30" CONT 30" B&B SUBSTITUTE, NO FIELD
COMPACTUS' POTTED PLANTS
GD GYMNOCLADUS DIOICUS ESPRESSO KENTUCKY 6 2-1/2" B&B CENTRAL LEADER, MATCHING IN
ESPRESSO-JFS' COFFEETREE GROUPS
JB JUNIPERUS CHINENSIS 'BLUE BLUE POINT JUNIPER 8 5' B&B 5' CONT SUBSTITUTE, NO FIELD
POINT' POTTED PLANTS
JC JUNIPERUS CHINENSIS 'SEA SEA GREEN JUNIPER 30 30" CONT 30" B&B SUBSTITUTE, NO FIELD
GREEN' POTTED PLANTS
LT LIRIODENDRON TULIPIFERA TULIP TREE 6 2-1/2" B&B CENTRAL LEADER, MATCHING IN
GROUPS
PB PLATANUS ACERIFOLIA BLOODGOOD LONDON 10 2-1/2" B&B CENTRAL LEADER, MATCHING IN
BLOODGOOD' PLANETREE GROUPS
PS PINUS STROBUS EASTERN WHITE PINE 6 6' B&B SINGLE LEADER, FULL,HEAVY
PLANTS
PV PRUNUS VIRGINIANA'CANADA CANADA RED CHOKECHERRY 7 2" B&B CENTRAL LEADER, HEADED UP
RED' TO 4', SPECIMEN QUALITY
QI QUERCUS IMBRICARIA SHINGLE OAK 8 2-1/2" B&B CENTRAL LEADER, MATCHING IN
GROUPS
QR QUERCUS RUBRA NORTHERN RED OAK 15 2-1/2" B&B CENTRAL LEADER, MATCHING IN
GROUPS
SP SYRINGA PATULA WISS KIM' MISS KIM LILAC 29 30" CONT 30" B&B SUBSTITUTE, NO FIELD
POTTED PLANTS
SR SYRINGA RETICULATA 'IVORY IVORY SILK TREE LILAC 6 2" B&B 2" CONT SUBSTITUTE, NO FIELD
SOLK' POTTED PLANTS
OF ULMUS x'FRONTIER' FRONTIER ELM 13 2-1/2" B&B SOUND BRANCH STRUCTURE,
MATCHING IN GROUPS
VJ VIBURNUM x JUDDII JUDDII VIBURNUM 10 30" CONT 30" B&B SUBSTITUTE, NO FIELD
POTTED PLANTS
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Scale in Feet:
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July 9, 2019
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Page 1 of 3
COMMITMENTS CONCERNING THE USE
AND DEVELOPMENT OF REAL ESTATE
Deed Cross Reference: Instrument No. 2017-04168 recorded on January 27, 2017 and
Instrument No. 2004-6649 recorded on January 30, 2004, in the Office of the Recorder of
Hamilton County, Indiana
Lennar Homes of Indiana, Inc. (“Lennar”) is the contract purchaser of parcels of real
estate identified by Hamilton County, Indiana Auditor’s Office as Tax Parcel Identification
Numbers 17-09-19-00-00-011.000; 17-09-19-00-00-047.000; and, 17-09-19-00-00-047.002,
which parcels of real estate are legally described in what is attached hereto and incorporated
herein by reference Exhibit A (the “Real Estate”). The Real Estate is the subject of a zoning
application before the City of Carmel’s Plan Commission and Common Council seeking rezone
approval pertaining to the development of a residential subdivision to be known as “Troy
Estates”, which zoning application is identified as Docket Number 19050020 Z, (the “Zoning
Application”).
These commitments are made to the City of Carmel’s Plan Commission (“Plan
Commission”) and Lennar acknowledges that it has the consent of the owners of the Real Estate
to make the following commitments (the “Commitments”) related to the development of the Real
Estate.
Section 1. Cross Reference. These Commitments pertain to the Real Estate and are made in
connection with the Zoning Application for the development of a residential community.
Section 2. Commitments. Lennar, and its successors, assigns, grantees and successors in
title to the Real Estate, makes the following commitments concerning the Real Estate:
A. Architectural Commitments: Attached hereto and incorporated herein by reference as
Exhibit B are architectural commitments that shall govern the construction of single-
family detached homes on the Real Estate.
B. Lot Landscaping Commitments:
1. All homes shall have a minimum of fifteen (15) shrubs and two (2) trees in the front
yard.
2. Each home on a corner lot where the driveway does not face the side street shall
provide an additional fifteen (15) shrubs and one (1) tree in the side street front yard.
Page 2 of 3
3. Each Home on Lots #1, #8, #9, #29 and #39, where the driveway does not face the
adjacent common area, shall provide an additional fifteen (15) shrubs in the side yard
along the adjacent common area.
C. Amenity Commitments: A playground in substantial compliance with the style and
quantity of equipment illustrated on Exhibit D shall be provide as generally located on
the Primary Plat.
Section 3. Effective Date. The Commitments contained herein shall be effective upon the
occurrence of all of the following events:
A. Acquisition of the Real Estate by Lennar;
B. Approval by the Common Council of the Zoning Application; and,
C. Recording of a Secondary Plat for the Real Estate and commencement of the construction
of single-family dwellings on the Real Estate pursuant to the Zoning Application, as
evidenced by the issuance of an Improvement Location Permit.
Section 4. Binding on Successors and Modifications. These Commitments may be
assigned by Lennar and these Commitments shall be binding upon each successor, assignee and
grantee acquiring an interest in the Real Estate during such successor’s, assign’s and grantee’s
ownership. These Commitments shall remain binding unless hereafter modified or terminated by
the Plan Commission after a public hearing wherein notice is provided by the Plan Commission’s
Rules of Procedure. The provisions of this Section 4 notwithstanding, these Commitments shall
terminate as to any part or parts of the Real Estate hereafter reclassified (rezoned) on the City’s
Official Zone Map via rezone approval.
Section 5. Recording. The undersigned shall record these Commitments with the Recorder of
Hamilton County, Indiana and upon recording shall provide the Director of Community Services
for the City of Carmel a recorded and file stamped copy of the same.
Section 6. Enforcement. These Commitments may be enforced by the Plan Commission and
shall only be modified by the Plan Commission pursuant to the Plan Commission’s Rules of
Procedure.
IN WITNESS WHEREOF, the Owners of the Real Estate have caused these
Commitments to be executed as of the date written below.
REMAINDER OF PAGE LEFT INTENTIONALLY BLANK
Page 3 of 3
Lennar Homes of Indiana, Inc.
By: _________________________
Printed Name: _________________________
Title: _________________________
Date: _________________________
STATE OF INDIANA )
SS.:
COUNTY OF ______________ )
Before me the undersigned, a Notary Public in and for said County and State, personally
appeared _________________________________ (name) as ____________________________
title) of Lennar Homes of Indiana, Inc.,and acknowledged the execution of the foregoing
Commitments this _____ day of ______________, 2019.
Witness my hand and Notarial Seal this ________ day of ______________, 2019.
My Commission Expires: ___________________________________
Notary Public
Residing in ___________ County ___________________________________
PrintedName
Prepared By: James E. Shinaver and Jon Dobosiewicz, Nelson & Frankenberger, 550
Congressional Blvd., Suite 210, Carmel, IN 46032 (317) 844-0106.
Pursuant to IC 36-2-11-15(b)(2), I affirm, under the penalties for perjury, that I have taken
reasonable care to redact each Social Security number in this document, unless required by law –
James E. Shinaver.
EXHIBIT “A”
LEGAL DESCRIPTION OF REAL ESTATE
A part of the North Half of Section 19, Township 18 North, Range 3 East, Clay Township,
Hamilton County, Indiana, being more particularly described as follows:
Beginning at the Southwest corner of the Northeast Quarter; thence North 89 degrees 45 minutes
39 seconds East along the south line thereof 236.04 feet; thence North 00 degrees 02 minutes 44
seconds West 653.58 feet; thence South 89 degrees 45 minutes 56 seconds West 234.65 feet;
thence North 00 degrees 14 minutes 32 seconds East 653.67 feet; thence South 89 degrees 49
minutes 57 seconds West 656.39 feet; thence South 00 degrees 06 minutes 11 seconds West
1308.08 feet to a point on said South line of the North Half; thence North 89 degrees 45 minutes
39 seconds East along said South line 655.11 feet to the place of beginning, containing 23.0
acres, more or less.
This description is for zoning purposes only and is subject to change upon the completion of an
accurate boundary survey.
Exhibit “B” – Page 1 of 3
EXHIBIT “B”
ARCHITECTURAL COMMITMENTS
The architectural standards set forth below shall apply to all lots and all dwellings constructed on
the Real Estate.
Section 1. Dwelling Design:
A. Permitted Building Materials: Masonry, Wood, Cementitious Board shall be
permitted siding materials. EIFS, Vinyl and aluminum siding shall be prohibited.
1. Fifty percent (50%) of all homes shall have masonry on the first floor of the front
façade with all other homes having masonry to the window sill of lowest window.
2. A minimum of a masonry base wainscot shall be provided on the side and rear
elevations of all homes. The minimum height of the masonry base wainscot shall
follow the window sill of the lowest window on the front façade of the home.
3. Any exterior chimney, where provided, shall have full height masonry.
B. Required Window Openings:
1. Minimum Number:
a. A minimum of two (2) windows per façade shall be provided for all ranch
homes and three (3) windows per façade for a two-story home based on the
plans on file with the Department of Community Services. If there is an
elevation on file which does not include three (3) windows on the side
elevation of a two-story home then three (3) will not be required on the
subject side elevation.
b. In order to meet this requirement, each individual window, or set of
contiguous windows, must be a minimum of eight (8) square feet. A door
on the side of a Dwelling may substitute for one (1) window on the same
side of the Dwelling.
2. Windows shall be wood, vinyl-clad, vinyl, aluminum-clad wood, or painted
metal.
3. All windows not surrounded by masonry shall be trimmed (1” by 4” nominal
board).
C. Garage Type:
1. Dwellings shall have side-load or courtyard style garage entrances unless a side-
load or courtyard cannot be placed due to the configuration of the lot or easement
Exhibit “B” – Page 2 of 3
restrictions on the lot. No more than five (5) homes shall be permitted with a front
load garage.
2. All garages shall be attached to the Dwelling.
3. Garage doors shall have raised panels or other decorative panels (e.g., window
panels, carriage style panels, and decorative hardware).
4. All dwellings shall have a minimum of a two car garage.
D. Porches and Entryways:
1. Covered porches and/or entryways shall be required on all Dwellings and shall be
a minimum of thirty (30) square feet.
E. Roofline:
1. Primary Roof shall have a minimum roof slope of 6 (vertical units); 12 (horizontal
units). Secondary roofs (e.g. porches, bays, garages, dormers) may have a lower
pitch.
2. 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.
3. All Dwellings’ roofs shall include architectural-grade dimensional shingles.
Three-tab shingles are not permitted.
4. If dormers are used, at least one (1) window or decorative louver per dormer is
required.
F. Fences: Fences are permitted on individual Lots and shall not be chain-link, coated
chain-link or wood.
G. Architectural Character Imagery: Character illustrations, indicating conceptually the
intended architecture and appearance of Dwellings are contained within Exhibit C
Architectural Character Imagery) of the Commitments. Final Dwelling plans shall
be reviewed for compliance with the Architectural Commitments at the time of
building permit review.
Section 2. Monotony Mitigation: The Architectural Diversity provisions of the UDO shall
apply with the following additional requirements:
A. 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.
Exhibit “B” – Page 3 of 3
B. Exterior Masonry Color: No two side by side homes on contiguous lots or the lot
across the street from the subject lot shall have the same masonry color.
Section 3. 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. Parking: Two (2) spaces per Dwelling unit are required. Parking Spaces (i) within
driveways and (ii) within garages shall count toward this requirement. Driveways shall be a
minimum of twenty-five (25) feet in length as measured from the street right of way and 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.
The remainder of this page is left blank intentionally.
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
Proposed Commitment Amendment
Below is a proposed change to the commitments that were made to the Plan Commission regarding the original
Primary Plat for Troy Estates. This change would exempt the historic home from complying with the
Architectural Commitments so as not to impact the historical character of the home. The changes are proposed
in blue below.
Amend Section 2. Commitments to read:
A. Architectural Commitments: Attached hereto and incorporated herein by reference as Exhibit B are
architectural commitments that shall govern the construction of single- family detached homes on the
Real Estate.
1. Historic Home on Lot 40: The existing historic home on Lot 40 shall be exempt from the
Architectural Commitments listed in Exhibit B.
B. Lot Landscaping Commitments:
1. All homes shall have a minimum of fifteen (15) shrubs and two (2) trees in the front yard.
2. Each home on a comer lot where the driveway does not face the side street shall provide an
additional fifteen (15) shrubs and one (1) tree in the side street front yard.
3. Each Horne on Lots #1, #8, #9, #29 and #39, where the driveway does not face the adjacent
common area, shall provide an additional fifteen (15) shrubs in the side yard along the adjacent
common area.
C. Amenity Commitments: A playground in substantial compliance with the style and quantity of
equipment illustrated on Exhibit D shall be provide as generally located on the Primary Plat.
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
Historic Home – 4026 W 141st Street
Architectural Description:
This is a 2-story, 5-bay house built ca. 1840. The structural system is frame. The foundation is stone. Exterior
walls are replacement aluminum siding. The building has a gabled t roof clad in replacement asphalt shingles.
There is one side left, straddle ridge, brick chimney and one side right, straddle ridge, brick chimney. Windows
are replacement aluminum, 6/6 double-hung sashes. There is an entry entry porch. There is a single-story, side,
frame addition. The primary entryway is located in the center of the façade.
* Date source: Hamilton County GIS
Description generated by RuskinARC™.
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417