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Ambleside Point
Planned Unit Development (PUD) / Rezone
Docket No. PZ-2020-00069
PUD REZONE
CITY OF CARMEL, INDIANA
July 21, 2020
City of Carmel Plan Commission
Applicant: Hoffman Developer, LLC
Attorneys: Nelson & Frankenberger, LLC
Jim Shinaver, Attorney
Jon C. Dobosiewicz, Land Use Professional
317-844-0106
TABLE OF CONTENTS
1. Explanation of Request
2. Site Location Map
Aerial Photograph
3. Site Context Exhibit
4. Ambleside Point Concept Plan
Ambleside Point Concept Plan - with legend
5. Proposed Ambleside Point PUD Ordinance
6. Carmel Comprehensive Plan Map (for reference)
7. Traffic Analysis
8. Entry Sign Examples
9. MKSK – 146th Street & Towne Road Development Concept Plan Proposed Plan
(for reference only – plan from Spring 2018 DOCS Planning Study)
TAB 1
EXPLANATION OF REQUEST
The applicant, Hoffman Developer, LLC, (“Hoffman”) has filed an rezone application pertaining
to two (2) parcels of real estate that consist of approximately 60 acres that are located south of and
adjacent to 146th Street and approximately 1/8 mile east of Towne Road (collectively, the “Real Estate”).
The Real Estate is identified on the aerial photograph included herein under Tab 2 and is currently zoned
S-1 Residential. The current use of the property is agricultural and it is across from property on the north
side of 146th Street (in the City of Westfield) zoned for intense commercial development, including large
retail and office uses, to the east is the Autumn Wood Farms subdivision, the Saddle Creek subdivision
abuts the Real Estate to the east, south and west and west of the site along 146th street is an
approximately 16 acre undeveloped agricultural parcel adjacent to Towne Road. The surrounding uses
and developments are illustrated on the Site Context Map included herein under Tab 3.
Hoffman is seeking to rezone the Real Estate to the “Ambleside Point Planned Unit
Development Ordinance” (“Ambleside Point PUD”) in order to develop a high-quality, for sale, Single-
Family Residential and Attached Residential community on the Real Estate that will consist of a
maximum of two-hundred and eighty-five (285) homes (revised from 265 as originally submitted). A
color Site Concept Plan of the Ambleside Point community is included behind Tab 4. Expected prices
for homes will start in the high $200,000’s for the townhomes (Area C), from the mid $300,000’s for
homes on internal lots (Area B) and from the $400,000’s for homes on lots along the east, south and
west perimeter of the Real Estate (Area A) as illustrated on the enclosed Concept Plan included behind
Tab 4. The PUD Ordinance exhibits included behind Tab 5 include examples of color home elevations
found behind Exhibit C, Exhibit D and Exhibit E of the Ambleside Point Ordinance.
As illustrated on the Concept Plan, three (3) home product areas are proposed including single-
family lots shown in yellow along the east perimeter of the site next to lots in the Saddle Creek
subdivision, north of the expanded existing pond to the south, and along the woodlot conservation area
on the west side of the Real Estate. The “woodlot” and “hedgerows”, and internal common space,
including walking paths and other passive amenities, will provide a minimum of 25% Open Space
within the community. Single-family lots are also proposed within the interior area shown in brown on
the Concept Plan. These lots are smaller than the lots along the perimeter of the Real Estate adjacent to
Saddle Creek and will accommodate home product served by interior alleys similar to the homes seen
today within the Village of West Clay. The area shown in orange, closest to 146th Street on the Concept
Plan, is planned for 2-story and 3-story Townhomes (a maximum 2-story is required along the east
perimeter of the Real Estate). The fronts of the townhomes will face 146th Street with garages to the
rear of the dwellings. As noted, Character Illustrations of all potential home products are included as
exhibits to the Ambleside Point PUD Ordinance. Access to the Real Estate will be provided by: (i) an
existing “stub street” to the east connecting to Saddle Creek; (ii) the extension of a Collector Street
(Beaument Boulevard) from 141st, as illustrated on the City of Carmel Thoroughfare Plan, within right-
of-way previously dedicated as part of the Saddle Creek subdivision specifically for this purpose; and,
(iii) connections to the frontage road along the south side of 146th Street which provide access to Towne
Road to the west and Ditch Road to the east.
COMPREHENISVE PLAN STATEMENT
The subject Real Estate and surrounding area south of 146th Street is designated on the
Comprehensive Plan’s Land Use Plan map (see map included herein under Tab 6 for reference) as
Vision “2020 Plan Very Low Intensity” residential. Although the Comprehensive Plan designates the
Real Estate as “Vision “2020 Plan Very Low Intensity” residential, it is noteworthy that: (i) surrounding
the site to the east, south and west, as noted above, is the Saddle Creek neighborhood which is
“Suburban Residential” in character per the Land Classifications of the Comprehensive Plan; (ii) the
TAB 2
Ambleside Point
Site Location MapTowne RoadNORTH
SITE
146th Street
151st Street
141st Street
Ambleside Point
Aerial PhotographTowne RoadNORTH
SITE
146th Street
151st Street
141st Street
TAB 3
Ambleside Point
Site Context MapTowne Road151st Street HARMONY
141st Street
RETAIL
OFFICE
NORTH
MULTI
FAMILY
146th Street
SITE
TAB 4
Path(sidewalk not required along R/W where path exists)ConserveExistingWoodlotandHedgerows141stStreetNew 146thStreet146thFrontage RoadTownhomes(Area C)Single-Family Lots(Area B)Single-Family Lots(Area A)ExpandExistingPondNAmbleside PointConcept Plan~16.68TotalAcresOpenSpace
Path(sidewalk not required along R/W where path exists)ConserveExistingWoodlotandHedgerows141stStreetNew 146thStreet146thFrontage RoadArea CArea BArea AExpandExistingPondNAmbleside PointConcept Plan~16.68TotalAcresOpenSpace
TAB 5
Sponsors: Councilor _________
CARMEL, INDIANA
Ambleside Point
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-___-20
June 30, 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 ....................................................................................... 6
Section 4. Development Standards .................................................................................................. 6
Section 5. Common Area Requirements ....................................................................................11
Section 6. Landscaping Requirements ........................................................................................11
Section 7. Signage Requirements ...............................................................................................15
Section 8. Additional Requirements and Standards ...................................................................... 15
Section 9. Procedural Provisions ...............................................................................................16
Section 10. Controlling Developer’s Consent .............................................................................17
Section 11. Violations and Enforcement .....................................................................................17
Section 12. Exhibits .....................................................................................................................17
Exhibit A Legal Description
Exhibit B Concept Plan
Exhibit C Architectural Character Imagery – Area A Lots
Exhibit D Architectural Character Imagery – Area B Lots
Exhibit E Architectural Character Imagery – Area C Lots
Exhibit F Common Area Concept Imagery
Exhibit G Street and Alley width and cross section standards
Note: All of the above Exhibits (A-G) are attached to this Ambleside Point Ordinance, are
incorporated by reference into this Ambleside Point Ordinance and are part of this Ambleside
Point Ordinance.
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Sponsors: Councilor __________
ORDINANCE Z-___-16
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING
THE AMBLESIDE POINT
PLANNED UNIT DEVELOPMENT DISTRICT
Synopsis:
Ordinance Establishes the Ambleside Point Planned Unit Development District Ordinance (the
“Ambleside Point PUD”). The Ordinance would rezone the real estate from S-1 Residential to a
Planned Unit Development district allowing the future development of a residential
neighborhood laid out in the style and character as depicted on the attached Concept Plan which
includes single-family homes and Townhomes.
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, Hoffman Developer, LLC (“Hoffman”), 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”); and
WHEREAS, Hoffman’s application is consistent with the provisions of the UDO and
PUD Statute; and
WHEREAS, after proper notice, and pursuant to the provisions of the PUD Statute and
UDO, the Plan Commission conducted a public hearing on _________, 2020 concerning
Hoffman’s application for a PUD District Ordinance, which application was docketed as PZ-
2020-00069 (PUD), and
WHEREAS, the Plan Commission, at its hearing on ________, 2020, has given a
_____________ recommendation to this Ambleside Point PUD (the “Ambleside Point
Ordinance”), which establishes the Ambleside Point Planned Unit Development District (the
“Ambleside Point 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 Ambleside Point Ordinance, as an amendment to the Zone Map; (ii) all prior ordinances or
parts thereof inconsistent with any provision of this Ambleside Point 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 Ambleside Point Ordinance; and, (iv) this Ambleside Point 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 Ambleside Point District.
Section 1.2 Development in the Ambleside Point District shall be governed entirely by
(i) the provisions of this Ambleside Point Ordinance and its exhibits, and (ii) those
provisions of the UDO specifically referenced in this Ambleside Point Ordinance. Where
this Ambleside Point 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 Ambleside Point 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 Ambleside Point Ordinance, shall have
the meanings set forth below in this Section 2.2 and (ii) of all other capitalized terms
included in this Ambleside Point Ordinance and not defined below in this Section 2.2,
shall be the same as set forth in the UDO.
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.
“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.
Area A Lots: The area identified as “Area A” on the Concept Plan.
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Area B Lots: The area identified as “Area B” on the Concept Plan.
Area C Lots: The area identified as “Area C” on the Concept Plan.
Architectural Character Imagery: These comprise the elevations and photographs,
attached hereto as Exhibit C (Architectural Character Imagery – Area A Lots),
Exhibit D (Architectural Character Imagery – Area B Lots) and Exhibit E
(Architectural Character Imagery – Area C Lots), and are 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 Dwelling designs that may be built. Dwellings will comply with the
Architectural Standards but may vary from the Architectural Character Imagery
provided all applicable Architectural Standards are met, including ADLS
Approval for attached-dwellings (Townhomes).
Architectural Standards: The Architectural Standards incorporated herein under
Section 4.6 - Architectural Standards.
Building: A structure having a roof supported by columns and walls, for shelter,
support, or a Dwelling.
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. Common Areas do not include any area which is divided into
individual Dwelling lots or streets. Common Areas shall be in the areas generally
identified on the Concept Plan.
Concept Plan: The general plan for the development of the Real Estate, including
but not limited to lots, streets and common areas attached hereto as Exhibit B
(Concept Plan).
Controlling Developer: Shall mean Hoffman Developer, LLC or the owner of the
Real Estate at the time of adoption of the Ambleside Point Ordinance, until such
time as Hoffman Developer, LLC or the owner transfers or assigns, in writing, its
rights as Controlling Developer such as to an Owners Association.
Decks/Balconies: An outdoor area, which is part of a Dwelling, that is above the
ground floor/level of the Dwelling.
“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 lots, streets and common areas.
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“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 any written
requirements specified in this Ambleside Point Ordinance, which must be
satisfied in connection with the approval of a Development Plan and Building
Permits.
Plan Commission: The City’s Plan Commission.
Real Estate: The Real Estate legally described in Exhibit A (Legal Description).
Setback, Minimum: The minimum setback a dwelling shall be from the property
line. Stoops, steps, landings, and Decks/Balconies may encroach into the required
Minimum Front Yard Setback and Minimum Rear Yard Setback. The
aforementioned encroachments may extend no further than ten (10) feet into the
required setback, except for stoops/steps/landings which may extend to the
property line in required to access a door to enter the Dwelling.
Sign: Any type of sign as further defined and regulated by this Ambleside Point
Ordinance and the UDO.
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 corresponding to the UDO.
Section 3. Accessory Buildings and Uses. All Accessory Structures and Accessory Uses
allowed under the S-1 Residential District of the Zoning Ordinance shall be permitted in the
Ambleside Point District; unless prohibited in the Declaration(s) of Covenants; provided,
however, that any detached Accessory Structure 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. Accessory Structures and Accessory Uses shall be permitted subject to
the provisions of the UDO.
Section 4. Development Standards.
Section 4.1 Permitted Uses:
A. Area A and Area B: Single-family Dwellings
B. Area C: Attached Single-family Dwellings - Townhomes (side by side, for
sale fee-simple dwellings, on individually deeded lots)
C. Common Areas.
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D. Model Home(s).
E. There shall be no more than two-hundred and eighty (280) Dwellings
permitted within the Real Estate.
Section 4.2 Bulk Requirements:
A. Area A Lots:
1. Minimum Lot Area: Eight Thousand (8,000) square feet.
2. Minimum Lot Width at Building Line: Sixty-five (65) feet.
3. Minimum Lot Width at Right of Way: Sixty (60 ) feet.
4. Minimum Front Yard Setback: Twenty (20) feet.
5. Minimum Side Yard Setback: Five (5) feet. (Three (3) feet when home
includes a 3-stall garage).
6. Minimum Rear Yard Setback: Twenty (20) feet.
7. Maximum Lot Coverage: Sixty (60) percent.
8. Maximum Building Height: Thirty-five (35) feet.
9. Minimum ground floor square footage of one-story Dwelling
(exclusive of porches, terraces, and garages): One thousand, eight-
hundred (1,800) square feet.
10. Minimum ground floor square footage of two-story Dwelling
(exclusive of porches, terraces, and garages): One thousand, one
hundred (1,100) square feet.
B. Area B Lots:
1. Minimum Lot Area: Six Thousand (6,000) square feet.
2. Minimum Lot Width at Building Line: Fifty (50) feet.
3. Minimum Lot Width at Right of Way: Forty-five (45) feet.
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4. Minimum Front Yard Setback: Ten (10) feet (excludes porches,
stoops, and porticos, etc. which may encroach into the Front Yard
Setback by a maximum three (3) feet).
5. Minimum Side Yard Setback: Three (3) feet.
6. Minimum Rear Yard Setback: Twenty-seven and one/half (27.5) feet
(to center of an alley).
7. Maximum Lot Coverage: Sixty-five (65) percent.
8. Maximum Building Height: Thirty-five (35) feet.
9. Minimum ground floor square footage of one-story Dwelling
(exclusive of porches, terraces, and garages): One thousand, eight-
hundred (1,800) square feet.
10. Minimum ground floor square footage of two-story Dwelling
(exclusive of porches, terraces, and garages): Eight hundred (800)
square feet.
11. Dwelling Orientation: Alleys shall be required in Area B. Driveways
on Lots in area B shall only access alleys (no direct driveway to street
access shall be permitted).
C. Area C Lots:
1. Minimum Lot Area: One-thousand (1,000) square feet.
2. Minimum Lot Width at Building Line: Sixteen (16) feet.
3. Minimum Lot Width at Right of Way: Fourteen (14) feet.
4. Minimum Front Yard Setback: Five (5) feet.
5. Minimum Side Yard Setback: Five (5) feet applied to a Building.
6. Minimum Rear Yard Setback: Five (5) feet. Twenty-five (25) feet
along east perimeter of Real Estate.
7. Maximum Lot Coverage: Not Applicable.
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8. Maximum Building Height: Forty (40) feet as measured from the
mid-point of the roof ridge. Dwellings on lots adjacent to the east
perimeter of the Real Estate shall be a maximum of two (2) stories.
9. Minimum Dwelling Square Footage (exclusive of porches,
terraces, and garages): eleven hundred (1,100) square feet.
10. Maximum number of Dwellings per building: Six (6).
11. Dwelling Orientation:
a. Dwellings adjacent to the 146th Street frontage road
between the two internal streets which connect to the 146th
Street frontage road shall face 146th Street with access
provided to these dwellings via an Alley.
b. All Dwellings shall provide a sidewalk connection form the
front door of each dwelling to sidewalk at the street.
Section 4.3 Applicable landscaping requirements are contained in Section 6 of this
Ambleside Point Ordinance.
Section 4.4 Applicable signage requirements are contained in Section 7 of this Ambleside
Point Ordinance.
Section 4.5 Applicable additional requirements and standards are contained in Section 8
of this Ambleside Point Ordinance.
Section 4.6 Architectural Standards:
A. The applicable Architectural Character Imagery, indicating conceptually the
intended architecture and appearance of Dwellings are contained within
Exhibit C (Architectural Character Imagery – Area A Lots), Exhibit D
(Architectural Character Imagery – Area B Lots) and Exhibit E (Architectural
Character Imagery – Area C Lots)
B. Dwelling Architecture: All Dwellings shall be constructed in compliance with
the architectural guidelines included in the Village of Westclay Building
Guidelines and Requirements for Residential Construction which procedure
and approval process shall be administered solely by the Controlling
Developer. A Copy of the applicable Building Guidelines and Requirements
shall be kept on file with petition PZ-2020-00069 (PUD) located in the
Department of Community Services.
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C. Single-Family Dwelling Monotony Mitigation:
1. Front Façade: The same front building elevation shall not be constructed
for two (2) lots on each side of the subject lot on the same side of the
street and for three (3) lots across the street from the subject lot as
illustrated in the below 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.
Section 4.7 Lot Lighting: All Dwellings shall have (i) light fixtures flanking the garage
doors and equipped with a photo cell so the light is on from dusk to dawn and (ii) lights
at the front door of the dwelling.
Section 4.8 Street Lighting: Street lighting (lighting in the street right-of-way), when
provided, shall (i) be confined to the street intersections and (ii) meet all applicable City
standards and (iii) be reviewed by the City.
Section 4.9 Parking:
A. Four (4) spaces per Dwelling are required. A Townhome Dwelling with a 1-
stall garage shall require a minimum of two (2) parking spaces.
B. Parking Spaces (i) within driveways, (ii) within garages, and (iii) on-street
parking shall count toward required parking.
C. Driveways designed to permit parking shall be a minimum of twenty (20) feet
in length as measured from the street right of way and vehicles shall not be
parked in a location that encroaches onto a sidewalk or alley.
D. Driveways shall be concrete, stamped concrete, brick, porous concrete, or
stone or pervious pavers. Asphalt driveways shall not be permitted.
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Section 5. Common Area Requirements. Common Area shall be in the areas generally
identified on the Concept Plan.
Section 5.1 A minimum of fourteen (14) acres, approximately twenty-five (25)
percent, of the District, shall be allocated to Common Area as generally illustrated on the
Concept.
Section 5.2 Open space, including an internal trail, shall be provided as generally
depicted on the Concept Plan and as conceptually shown on the photographs included on
Exhibit F (Common Area Concept Imagery) of this Ambleside Point Ordinance. An
Open Space Plan shall be submitted at the time of Development Plan review.
Section 5.3 Internal trails shall be a ten (10') wide asphalt path located in the area of
the west perimeter of the Real Estate and internal to the Real Estate as generally depicted
on the Concept Plan. All internal paths not located in right-of-way shall be located in a
public pedestrian easement. The final location of the internal trail is subject to existing
easements and final engineering. If the internal trail is prevented from being installed as
generally shown, then an alternative trail location may be provided that still provide
access within the subject area of the Real Estate.
Section 6. Landscaping Requirements. 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, and 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 shall be addressed. The City’s planting details shall be
required on the landscape plan. 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.
C. All landscaping approved as part of a Development Plan / Primary Plat 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
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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.
D. All landscaping is subject to Primary Plat approval. No landscaping which has
been approved by the Urban Forester with the Primary Plat may later be
substantially altered, eliminated or sacrificed without first obtaining further
approval from the Urban Forester in order to conform to specific site
conditions.
E. 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 Ambleside Point Ordinance, to ensure proper
maintenance of landscaping in accordance with the Ambleside Point
Ordinance. This maintenance is to include, but is not limited to (i) mowing,
tree trimming, planting, maintenance contracting 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. A fifteen (15) foot wide perimeter buffer shall be
required along the east perimeter of the Real Estate adjacent to Area C.
1. The combination of required plantings and existing preserved/conserved
vegetation shall provide “buffering” and / or “screening” of views into
the site.
2. Buffer plantings shall include: four (4) shade or evergreen trees, one (1)
ornamental trees, and fifteen (15) shrubs per one hundred (100) linear
feet.
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 sixty (60) 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
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aid of the City’s Urban Forester in mediating an alternative.
C. Foundation and Lot Planting Standards. The following planting requirements
apply to all Dwellings:
1. Area A:
a. Lots shall be required to plant one (1) shade tree included in a
minimum of two (2) trees in the front yard and one (1) shade tree in
the rear yard. Corner Lots shall install one (1) shade tree included in
a minimum of two (2) trees per side facing a street One shade tree
required on a corner lot shall be located in the rear yard to satisfy the
planting of one shade tree in the year yard (minimum of four trees
required on a corner lot three of which shall be shade trees).
b. Lots shall have a minimum of eighteen (18) shrubs and /or
ornamental grasses along the Dwelling foundation with a minimum
of twelve (12) facing the street. Corner lots shall install a minimum
of thirty (30) shrubs and/or ornamental grasses along the dwelling
foundation with a minimum of twelve (12) shrubs or grasses per side
facing a street.
2. Area B and Area C:
a. Lots shall be required to plant a minimum of one (1) shade tree in
the front yard. Corner Lots shall install a minimum of two (2) trees
per side facing a street.
b. Lots shall have a minimum of eight (8) shrubs and /or ornamental
grasses along the Dwelling foundation facing the street. Corner lots
shall install a minimum of eight (8) shrubs and/or ornamental grasses
along the dwelling foundation per side facing a street. This standard
shall be applicable to a dwelling building in the case of a Two-
Family Dwelling or Townhome.
3. Foundation and Lot plantings shall be installed by the builder at the time a
Dwelling is constructed on the Lot(s).
Section 6.3 Tree Preservation. A minimum fifteen (15) foot Tree Preservation area shall
be required along the west perimeter of the Real Estate adjacent to the Saddle
Creek subdivision but shall be variable in width and as shown generally on
the Concept Plan. The Tree Preservation Area shall be regulated and
maintained in accordance with the Tree Preservation Area Guidelines
described below:
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
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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.
9. Existing vegetation and earth shall be allowed to be removed for the
purposes of constructing and maintaining paths (including pavement)
through the woodlot, provided that (i) all attempts be made to avoid routes
that would ultimately damage healthy hardwood tree species with a d.b.h.
caliper greater than twelve inches, (ii) that the width of the clearing path
not exceed ten feet.
10. Grass seeding (native or otherwise) and subsequent maintenance through
mowing shall be allowed within the easement in areas currently devoid of
trees and shrubs, areas (e.g. legal drains) required to be cleared by
governing agencies, and/or areas that will be cleared for path construction,
provided that such seeding/mowing along constructed paths be restricted to
a maximum width of three feet along either side of the path.
B. Unacceptable activities for a tree preservation area:
1. Removal of native vegetation except as necessary for constructing and
maintaining paths.
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.
Version F 063020
15
4. 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.
5. Recreational activities that adversely impact the health, structure and
integrity of a tree preservation area, including, playground equipment,
basketball or tennis courts and pools.
C. The following shall be required for all Tree Preservation Areas:
1. Signs identifying the Tree Preservation Area shall be posted every five
hundred (500) 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 the
UDO as amended. Entryway Features shall require ADLS Amendment approval.
Section 8. Additional Requirements and Standards.
Section 8.1. Home Occupations. Home Occupations shall meet the requirements of the
UDO as amended.
Section 8.2. Right-of-way widths.
A. The required right-of-way for the 146th Street frontage road shall be the
existing right-of-way.
B. Alleys and internal streets shall be of a width and cross section design as
illustrated on Exhibit “G”.
C. 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 other than the frontage road as generally illustrated on the
Concept Plan.
Section 8.3. Sidewalks and Pedestrian Amenities.
A. A five (5) foot wide sidewalk shall be required along all internal streets except
along segments where path is provided along subject segment.
B. A five (5) foot wide sidewalk shall be required along the front of dwellings
adjacent to the 146th Street frontage road. This sidewalk may be located in the
right-of-way or a pedestrian access easement outside the right-of-way.
Version F 063020
16
C. An internal ten (10) foot wide asphalt path shall be installed within the
common area as generally shown on the Concept Plan subject to approval by
the Surveyors Office regarding the legal drain crossing.
D. Connections shall be provided between internal paths and the path along the
south side of 146th Street.
E. Sidewalk and/or path connections shall be provided on both sides of the street
where the two street connections are made with streets in the Saddle Creek
Subdivision with ADA compliant accessible routes.
Section 8.4. Road Improvement Requirements. Development of the Real Estate shall
meet all applicable Thoroughfare Plan related improvement requirements as identified in
and required under the UDO unless otherwise provided for in this Ambleside Point
Ordinance for only the street connections to the Saddle Creek Subdivision as shown on
the Concept Plan.
Section 9. Procedural Provisions.
Section 9.1. 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 Ambleside Point 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. ADLS Approval by the Plan Commission shall be required for Attached
Single-Family (Townhome) Dwellings.
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 shall be approved by the Director.
Section 9.2. Primary Plat. A Development Plan approved by the Plan Commission
shall be, upon approval, the Primary Plat of the Real Estate.
Section 9.3. Secondary Plat Approval. The Director shall have sole and exclusive
authority to approve, with or without conditions, or to disapprove any Secondary Plat;
Version F 063020
17
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 Ambleside Point 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 Plan Commission.
Section 9.4 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 Ambleside Point
Ordinance may be granted up to a maximum of thirty-five (35) percent of the specified
standard.
Section 9.5. Variance of Development Requirements. The BZA may authorize
Variances from the terms of the Ambleside Point Ordinance, subject to the procedures
prescribed in the UDO.
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:
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. Development Plan, 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 Ambleside Point
Ordinance.
Section 11. Violations and Enforcement. All violations and enforcement of this Ambleside
Point Ordinance shall be subject to the requirements of the UDO.
Section 12. Exhibits. All of the Exhibits (A-G) on the following pages are attached to this
Ambleside Point Ordinance, are incorporated by reference into this Ambleside Point Ordinance
and are part of this Ambleside Point Ordinance.
The remainder of this page is left blank intentionally.
Exhibit “A” – Page 1 of 2
Exhibit “A”
(Legal Description)
Part of the East Half of the Northwest Quarter of Section 21, Township 18 North, Range 3 East of the Second
Principal Meridian, Clay Township, Hamilton County, Indiana, based upon an ALTA/NSPS Land Title Survey
prepared by Kristopher K. Eichhorn, Professional Surveyor Number 21000230, HWC Engineering Job
Number 2020-051, dated February 3, 2020, more particularly described as follows:
COMMENCING at the northeast corner of said Quarter Section, said corner marked by a Harrison Monument
per Hamilton County Surveyor's Office Corner Records; thence South 00 degrees 18 minutes 25 seconds East
(assumed bearing per survey recorded as Instrument Number 9609611604 in the Office of the Recorder of
Hamilton County, Indiana) along the east line of said Quarter Section a distance of 36.73 feet to the POINT
OF BEGINNING being the southeast corner of a 0.401-acre tract of land described in Instrument Number
2015050986 in said Recorder's Office; thence continuing South 00 degrees 18 minutes 25 seconds East along
said east line a distance of 1938.06 feet to the northeast corner of a 0.11-acre tract of land described in
Instrument Number 2017020894 in said Recorder's Office; thence South 89 degrees 12 minutes 53 seconds
West along the north line of said tract a distance of 1346.85 feet to the northwest corner of said tract being on
an east line of Saddle Creek Section 11 per plat recorded in Plat Cabinet 3, Slide 124 as Instrument Number
200300005234 in said Recorder's Office also being on the west line of the East Half of said Quarter Section;
thence North 00 degrees 29 minutes 34 seconds West along said west line also being an east line of said Saddle
Creek Section 11 and an east line of Saddle Creek Section 12 per plat recorded in Plat Cabinet 3, Slide 308 as
Instrument Number 200300122041 in said Recorder's Office a distance of 1801.68 feet to a westerly corner of
the 3.901-acre tract of land described in said Instrument Number 2015050986 and the following fifteen (15)
courses are along the westerly, southerly and easterly lines of said tract); (1) thence South 31 degrees 52
minutes 37 seconds East a distance of 81.28 feet to a point on a non-tangent curve to the left having a radius of
375.00 feet being subtended by a long chord having a bearing of South 30 degrees 09 minutes 50 seconds East
and a chord length of 298.73 feet; (2) thence southeasterly along said curve an arc distance of 307.25 feet; (3)
thence South 53 degrees 38 minutes 10 seconds East a distance of 99.53 feet to the point of curvature of a
curve to the right having a radius of 125.00 feet being subtended by a long chord having a bearing of South 26
degrees 25 minutes 38 seconds East and a chord length of 114.31 feet; (4) thence southeasterly along said
curve an arc distance of 118.72 feet; (5) thence South 00 degrees 46 minutes 53 seconds West a distance of
17.97 feet; (6) thence South 37 degrees 52 minutes 42 seconds East a distance of 128.06 feet; (7) thence South
89 degrees 13 minutes 07 seconds East a distance of 40.00 feet; (8) thence North 39 degrees 26 minutes 29
seconds East a distance of 128.06 feet; (9) thence North 00 degrees 46 minutes 53 seconds East a distance of
17.97 feet to the point of curvature of a curve to the left having a radius of 325.00 feet being subtended by a
long chord having a bearing of North 26 degrees 25 minutes 40 seconds West and a chord length of 297.20
feet; (10) thence northwesterly along said curve an arc distance of 308.67 feet; (11) thence North 53 degrees 38
minutes 10 seconds West a distance of 99.53 feet to the point of curvature of a curve to the right having a
radius of 175.00 feet being subtended by a long chord having a bearing of North 30 degrees 09 minutes 50
seconds West and a chord length of 139.41 feet; (12) thence northwesterly along said curve an arc distance of
143.39 feet; (13) thence North 06 degrees 41 minutes 30 seconds West a distance of 174.33 feet to the point of
curvature of a curve to the right having a radius of 100.00 feet being subtended by a long chord having a
bearing of North 03 degrees 44 minutes 17 seconds West and a chord length of 10.31 feet; (14) thence
northerly along said curve an arc distance of 10.31 feet; (15) thence North 00 degrees 47 minutes 04 seconds
West a distance of 12.34 feet to the south line of the 0.220-acre tract of land described in said Instrument
Number 2015050986; thence North 89 degrees 09 minutes 42 seconds East along said south line and along the
south line of the 0.167-acre tract of land described in Instrument Number 2015050980 in said Recorder's
Office and along a south line of said 0.401-acre tract of land a distance of 1092.17 feet to a corner of said
0.401-acre tract of land and the following two (2) courses are along the west and south lines of said 0.401-acre
tract); (1) thence South 00 degrees 47 minutes 04 seconds East a distance of 11.69 feet; (2) thence North 89
degrees 12 minutes 56 seconds East a distance of 39.24 feet to the POINT OF BEGINNING, containing
56.495 acres, more or less.
Exhibit “A” – Page 2 of 2
Exhibit “A”
(Legal Description)
Exhibit “B” Page 1 of 1
Exhibit “B”
(Concept Plan)
Exhibit “C” Page 1 of 5
Exhibit “C”
(Architectural Character Imagery – Area A Lots)
Exhibit “C” Page 2 of 5
Exhibit “C”
(Architectural Character Imagery – Area A Lots)
Exhibit “C” Page 3 of 5
Exhibit “C”
(Architectural Character Imagery – Area A Lots)
Exhibit “C” Page 4 of 5
Exhibit “C”
(Architectural Character Imagery – Area A Lots)
Exhibit “C” Page 5 of 5
Exhibit “C”
(Architectural Character Imagery – Area A Lots)
Exhibit “D” Page 1 of 7
Exhibit “D”
(Architectural Character Imagery – Area B Lots)
Exhibit “D” – Page 2 of 7
Exhibit “D”
(Architectural Character Imagery – Area B Lots)
Exhibit “D” – Page 3 of 7
Exhibit “D”
(Architectural Character Imagery – Area B Lots)
Exhibit “D” – Page 4 of 7
Exhibit “D”
(Architectural Character Imagery – Area B Lots)
Exhibit “D” – Page 5 of 7
Exhibit “D”
(Architectural Character Imagery – Area B Lots)
Exhibit “D” – Page 6 of 7
Exhibit “D”
(Architectural Character Imagery – Area B Lots)
Exhibit “D” – Page 7 of 7
Exhibit “D”
(Architectural Character Imagery – Area B Lots)
Exhibit “E” Page 1 of 5
Exhibit “E”
(Architectural Character Imagery – Area C Lots)
Exhibit “E” – Page 2 of 5
Exhibit “E”
(Architectural Character Imagery – Area C Lots)
Exhibit “E” – Page 3 of 5
Exhibit “E”
(Architectural Character Imagery – Area C Lots)
Exhibit “E” – Page 4 of 5
Exhibit “E”
(Architectural Character Imagery – Area C Lots)
Exhibit “E” – Page 5 of 5
Exhibit “E”
(Architectural Character Imagery – Area C Lots)
Exhibit “F” Page 1 of 1
Exhibit “F”
(Common Area Concept Imagery)
Exhibit “G” Page 1 of 1
Exhibit “G”
(Street and Alley width and cross section standards)
Add exhibits.
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.
Ambleside Point PUD F 063020 - PC.doc
TAB 6
CARMEL CLAY COMPREHENSIVE PLAN
MAP LEGEND
1 MILE1/2 MILE 3/4 MILE1/4 MILE
Map Prepared by Ground Rules, Inc.
Area for Special Study
Vision 2020 Plan Very Low Intensity (≤1.3 dua)
Vision 2020 Plan Low Intensity (1.3 to 3.0 dua)
Vision 2020 Plan Medium Intensity (3 to 5 dua)
Major Street
Minor Street
River
Monon Trail
Land Classification Plan Map
Parks and Recreation
Estate Residential
Low Intensity Suburban Residential
Suburban Residential
Urban Residential
Attached Residential
Neighborhood Support Center
Neighborhood Service Node
LAND CLASSIFICATION MAP
45
Last Revised 02-15-2010
Institutional Node
Community Vitality Node
Employment Node
Regional Vitality Node
Core Support
Secondary Core
Primary Core
Areas Excluded from the
Land Classification Map
W 96th St
W 116th St E 116th St
Gray RdGray RdW 146th St
Towne RdE 126th St
College AveCarmel Dr River RdOld Meridian StW 106th St
Ditch RdWest RdW 126th St
Clay Center RdW 141st St
W 136th St
Spring Mill RdPennsylvania St122nd St
E 136th St
Main St Carey RdOak Ridge RdDitch RdWestfield BlvdHazel Dell PkwyHazel Dell PkwyE 131st St
E 146th St
W 131st St
Shelborne RdIllinois StRange Line RdS Guilford Rd111th St
Keystone ParkwayMeridian StUS 421Mi
ch
igan
RdUS 31I-465
TAB 7
TRAFFIC OPERATIONS ANALYSIS
PROPOSED RESIDENTIAL DEVELOPMENT
AMBLESIDE POINT
146TH STREET
CARMEL, INDIANA
________________________________________________
PREPARED FOR
PLATINUM PROPERTIES
MANAGEMENT
_______________________________________________
JUNE 2020 8365 Keystone Crossing, Suite 201 Indianapolis, IN 46240 Phone: (317) 202-0864 Fax: (317) 202-0908
AMBLESIDE POINT
CARMEL, INDIANA
COPYRIGHT
This analysis and the ideas, designs, concepts and data contained herein are
the exclusive intellectual property of A&F Engineering Co., LLC and are
not to be used or reproduced in whole or in part, without the written consent
of A&F Engineering Co., LLC.
2020, A&F Engineering Co., LLC
AMBLESIDE POINT
CARMEL, INDIANA
I
TABLE OF CONTENTS
TABLE OF CONTENTS ...................................................................................................................................................... I
LIST OF FIGURES ............................................................................................................................................................. I
LIST OF TABLES .............................................................................................................................................................. I
CERTIFICATION .............................................................................................................................................................. II
INTRODUCTION .............................................................................................................................................................. 1
PURPOSE ........................................................................................................................................................................ 1
SCOPE OF WORK ............................................................................................................................................................ 1
DESCRIPTION OF THE PROPOSED DEVELOPMENT ........................................................................................................... 2
STUDY AREA .................................................................................................................................................................. 2
DESCRIPTION OF ABUTTING STREET SYSTEM ................................................................................................................ 2
EXISTING TRAFFIC VOLUMES & PEAK HOURS ............................................................................................................... 4
GENERATED TRIPS FOR PROPOSED DEVELOPMENT ........................................................................................................ 4
PASS-BY & INTERNAL TRIPS .......................................................................................................................................... 4
ASSIGNMENT AND DISTRIBUTION OF GENERATED TRIPS ............................................................................................... 5
GENERATED TRIPS ADDED TO THE STREET SYSTEM ...................................................................................................... 5
CONCLUSIONS & RECOMMENDATIONS .......................................................................................................................... 5
LIST OF FIGURES
FIGURE 1: AREA MAP .................................................................................................................................................... 3
FIGURE 2: EXISTING TRAFFIC VOLUMES ........................................................................................................................ 6
FIGURE 3: ASSIGNMENT AND DISTRIBUTION OF GENERATED TRAFFIC VOLUMES FROM PROPOSED DEVELOPMENT ..... 7
FIGURE 4: GENERATED TRAFFIC VOLUMES FROM PROPOSED DEVELOPMENT ............................................................... 8
FIGURE 5: SUM OF EXISTING TRAFFIC VOLUMES & GENERATED TRAFFIC VOLUMES FROM PROPOSED DEVELOPMENT 9
LIST OF TABLES
TABLE 1 – TOTAL GENERATED TRIPS FOR PROPOSED DEVELOPMENT ........................................................................... 4
AMBLESIDE POINT
CARMEL, INDIANA
II
CERTIFICATION
I certify that this TRAFFIC OPERATIONS ANALYSIS has been prepared by me and under my immediate
supervision and that I have experience and training in the field of traffic and transportation
engineering.
A&F ENGINEERING CO., LLC
R. Matt Brown, P.E.
Indiana Registration 10200056
Sai Sharanya Velpula,
Traffic Engineer
Trevor Reich, E.I
Traffic Engineer
AMBLESIDE POINT
CARMEL, INDIANA
1
INTRODUCTION
This TRAFFIC OPERATIONS ANALYSIS, prepared at the request of the City of Carmel on behalf of
Platinum Properties Management is for a proposed residential development known as Ambleside
Point that will be located south of the 146th Street Frontage Road and north of 141st Street east of
Towne Road in Carmel, Indiana.
PURPOSE
The purpose of this analysis is to determine what impact the traffic generated by the proposed
development will have on the existing adjacent roadway system. This analysis will identify any
existing roadway deficiencies or ones that may occur when this site is developed.
Conclusions will be reached that will determine if the roadway system can accommodate the
anticipated traffic volumes or will determine the modifications that will be required to the system if
there are identified deficiencies.
Recommendations will be made that will address the conclusions resulting from this analysis. These
recommendations will address feasible roadway system improvements to provide safe ingress and
egress, to and from the proposed development, with minimal interference to traffic on the public street
system.
SCOPE OF WORK
The scope of work for this analysis is as follows:
First, conduct traffic volume counts at the intersections of 141st Street & Beaument Boulevard and
141st Street & Autumn Woods Drive during peak hour periods.
Second, estimate the number of peak hour trips that will be generated by the proposed
development.
Third, assign and distribute the generated traffic volumes from the proposed development to the
study intersections.
Fourth, prepare recommendations for the roadway geometrics that will be needed to accommodate
the total traffic volumes once the proposed development is constructed.
Finally, prepare a TRAFFIC OPERATIONS ANALYSIS report documenting all data, analyses,
conclusions and recommendations to provide for the safe and efficient movement of traffic through
the study area.
AMBLESIDE POINT
CARMEL, INDIANA
2
DESCRIPTION OF THE PROPOSED DEVELOPMENT
The subject site is located south of the 146th Street east of Towne Road in Carmel, Indiana. The
proposed development will consist of approximately 50 town homes and 215 single-family homes.
As proposed, the site will be served by access drives along the 146th Street Frontage Road and two
access drives connecting to the existing Saddle Creek subdivision on Megan Drive and Beaument
Boulevard. Figure 1 is an area map showing the location and general layout of the proposed site.
STUDY AREA
The study area for this analysis has been defined to include the following intersections:
• 146th Street Frontage Road & Megan Drive
• 146th Street Frontage Road & Beaument Boulevard
• 141st Street & Autumn Woods Drive
• 141st Street & Beaument Boulevard
DESCRIPTION OF ABUTTING STREET SYSTEM
The proposed development will be primarily served by the public roadway system that includes
the following roadways:
146TH STREET FRONTAGE ROAD – is an east/west, two-lane undivided roadway with a posted speed
limit of 35 mph in the study area. According to the Carmel Thoroughfare Plan, 146th Street is
classified as a Local Street.
146TH STREET – is an east/west, four-lane divided roadway with a posted speed limit of 45 mph in the
study area. According to the Carmel Thoroughfare Plan, 146th Street is classified as a Primary Arterial
Street.
141ST STREET – is an east/west, two-lane undivided roadway with a posted speed limit of 40 mph in
the study area. According to the Carmel Thoroughfare Plan, 141st Street is classified as a Parkway
Collector Street.
TOWNE ROAD – is a north/south, four-lane divided roadway with a posted speed limit of 45 mph in
the study area. According to the Carmel Thoroughfare Plan, Towne Road is classified as a Parkway
Arterial Street.
DITCH ROAD – is a north/south, four-lane divided roadway with a posted speed limit of 45 mph in the
study area. According to the Carmel Thoroughfare Plan, Ditch Road is classified as a Parkway
Arterial Street.
3
CARMEL, INDIANA
AMBLESIDE POINT
TRAFFIC OPERATIONS ANALYSIS
AREA MAP
FIGURE 1
AMBLESIDE POINT
CARMEL, INDIANA
4
EXISTING TRAFFIC VOLUMES & PEAK HOURS
A&F Engineering conducted traffic counts at the intersections of Beaument Boulevard & 141st Street
and at Autumn Woods Drive & 141st Street between the hours of 7:00 AM to 9:00 AM and 4:00
PM to 6:00 PM during a typical weekday in June 2020. According to the traffic counts, the AM
peak hours for the intersections occur from 7:45 AM to 8:45 AM. The PM peak hours for the
intersections occur from 5:00 PM to 6 PM and from 4:45 PM to 5:45 PM respectively. Figure 2
summarizes the peak hour traffic volumes for these intersections. The intersection count output
summary sheets for these counts are included in the Appendix.
GENERATED TRIPS FOR PROPOSED DEVELOPMENT
The estimate of newly generated traffic is a function of the development size and of the character
of the land use. The ITE Trip Generation Manual 1 was used to calculate the number of trips that
will be generated by the site. This report is a compilation of trip data for various land uses as
collected by transportation professionals throughout the United States in order to establish the
average number of trips generated by those land uses. Table 1 summarizes the total trips that will
be generated by the site.
TABLE 1 – TOTAL GENERATED TRIPS FOR PROPOSED DEVELOPMENT
DEVELOPMENT INFORMATION GENERATED TRIPS
LAND USE ITE CODE SIZE AM
ENTER
AM
EXIT
PM
ENTER
PM
EXIT
Multifamily Housing 220 50 DU 6 19 20 12
Single-Family Housing 210 215 DU 39 118 134 78
PASS-BY & INTERNAL TRIPS
Pass-by trips are trips that are already in the existing traffic stream along the adjacent public roadway
system that enter a site, utilize the site, and then return to the existing traffic stream. Residential
developments do not typically attract a significant number of pass-by trips. Therefore, pass-by trip
reductions are not included in this study.
An internal trip results when a trip is made between two or more land uses without traversing the
external public roadway system. The proposed development is a single land use only. Hence, internal
trip reductions are not considered in this study.
1 Trip Generation Manual, Institute of Transportation Engineers, Tenth Edition, 2017.
AMBLESIDE POINT
CARMEL, INDIANA
5
ASSIGNMENT AND DISTRIBUTION OF GENERATED TRIPS
The study methodology used to determine the traffic volumes from the site that will be added to the
street system is defined as follows:
1. The volume of traffic that will enter and exit the site must be assigned to the access points
and to the public street system. Using the traffic volume data collected for this analysis,
traffic to and from the site has been assigned to the proposed driveways and to the public
street system that will be serving the site.
2. To determine the volumes of traffic that will be added to the public roadway system, the
generated traffic must be distributed by direction to the public roadways at their intersection
with the driveways. For the site, the trip distribution was based on the location of the
development, the existing traffic patterns, and the assignment of generated traffic.
Figure 3 illustrates the assignment and distribution of generated traffic volumes for the proposed
development.
GENERATED TRIPS ADDED TO THE STREET SYSTEM
The total generated traffic volumes that can be expected from the proposed development have been
assigned to each of the study intersections. These volumes were determined based on the
previously discussed trip generation data, assignment of generated traffic and distribution of
generated traffic. Figure 4 displays the peak hour traffic volumes for the proposed development.
In addition, Figure 5 shows the sum the existing traffic volumes and the volumes generated by
the proposed development.
CONCLUSIONS & RECOMMENDATIONS
Based on the previously mentioned assignment and distribution of generated traffic volumes, and
the resulting traffic volumes; the generated traffic from the proposed development will have
minimal impact on the adjacent roadway system.
CARMEL, INDIANA
AMBLESIDE POINT
TRAFFIC OPERATIONS ANALYSIS
6
EXISTING TRAFFIC VOLUMES
FIGURE 2XX = A.M. PEAK HOUR
(XX) = P.M. PEAK HOUR
* = NEGLIGIBLE(3) 0(7) 4(0) 3
(9) 0
(127) 117 0 (3)7 (16)19 (9)(14) 88 (15)
10 (16)
74 (153)(1) 0(0) 2(1) 1
(24) 5
(125) 81 0 (1)12 (20)25 (25)(14) 71 (18)
7 (34)
78 (164)
CARMEL, INDIANA
AMBLESIDE POINT
TRAFFIC OPERATIONS ANALYSIS
XX = INBOUND TRAFFIC
XX = OUTBOUND TRAFFIC
* = NEGLIGIBLE
14%
7%14%13%13%
7%5%5%
3%11%11%
3%3%21%21%
11%
7%
13%7%26%26%
13%
3%
11%
FROM PROPOSED DEVELOPMENT
OF GENERATED TRAFFIC VOLUMES
ASSIGNMENT & DISTRIBUTION
FIGURE 3
7
CARMEL, INDIANA
AMBLESIDE POINT
TRAFFIC OPERATIONS ANALYSIS
8(*)(21) 6
(11) 3 (*)19 (13)18 (12)6 (20)
9 (6)
(8) 2
(5) 1
5 (17)
4 (3)(3) 4(19) 2910 (32)
5 (17)(*)(11) 3
(12) 18 (*)9 (6)36 (23)12 (40)
6 (20)
(5) 1
(10) 15
(4) 7(10) 15PROPOSED DEVELOPMENT
TRAFFIC VOLUMES FROM
TOTAL GENERATED
FIGURE 4XX = A.M. PEAK HOUR
(XX) = P.M. PEAK HOUR
* = NEGLIGIBLE
CARMEL, INDIANA
AMBLESIDE POINT
TRAFFIC OPERATIONS ANALYSIS
9
XX = A.M. PEAK HOUR
(XX) = P.M. PEAK HOUR
* = NEGLIGIBLE(3) 0(7) 4(0) 3
(30) 6
(138) 20 0 (3)26 (29)37 (21)(14) 88 (15)
16 (36)
83 (159)(1) 0(0) 2(1) 1
(35) 8
(137) 99 0 (1)21 (26)61 (48)(14) 71 (18)
19 (74)
84 (184)
PROPOSED DEVELOPMENT
GENERATED TRAFFIC VOLUMES FROM
EXISTING TRAFFIC VOLUMES &
SUM OF
FIGURE 5
TRAFFIC IMPACT STUDY
APPENDIX
8365 Keystone Crossing Boulevard, Suite 201
Indianapolis, IN 46240
Phone: (317) 202-0864 Fax: (317) 202-0908
AMBLESIDE POINT
CARMEL, INDIANA
ADDITIONAL FIGURES
L T R TOTAL L T R TOTAL L T R TOTAL
2 0 7 9 0 0 1 14 15
25 0 12 37 0 25 1 20 46
5 81 1 87 0 24 125 1 150
1 78 7 86 0 18 164 34 216
L T R TOTAL L T R TOTAL L T R TOTAL
0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%
0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%
0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%
0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%
NB SB NB+SB EB WB EB+WB TOTAL
TO 10 33 43 66 52 118 161
TO 14 29 43 82 81 163 206
TO 15 23 38 101 158 259 297
TO 13 43 56 154 208 362 418
52 128 180 403 499 902 1082
4.8%11.8%16.6%37.2%46.1%83.4%100.0%
COUNTED BY :TR
OFF PEAK HOUR VOLUMES
BEGINS 7:30 AM BEGINSBEGINS4:45 PM
HOURLY SUMMARY
HOUR
9:00 AM
8:00 AM
5:00 PM
6:00 PM
4:00 PM
5:00 PM
TOTAL VOLUME
PERCENTAGE
6/25/2020
TOTAL VEHICLES (PASSENGER CARS + TRUCKS)
7:00 AM
8:00 AM
OFF PEAK HOUR FACTOR
APPROACH INTERSECTION
WESTBOUND
SOUTHBOUND
TRUCK PERCENTAGE
PEAK HOUR FACTOR
0.84
0.78
0.74
0.75
PM PEAK HOUR PERCENTAGE
EASTBOUND
INTERSECTION
0.84
EASTBOUND
NORTHBOUND
SOUTHBOUND
AM PEAK HOUR PERCENTAGE
NORTHBOUND
#DIV/0!
#DIV/0!
OFF PEAK HOUR PERCENTAGE
0.92
0.75
0.77
0.80#DIV/0!#DIV/0!
A & F ENGINEERING CO., LLC
TRAFFIC VOLUME SUMMARY
WESTBOUND
AM PEAK HOUR FACTOR PM PEAK HOUR FACTOR
APPROACH APPROACHINTERSECTION
PM PEAK HOUR VOLUMES
NORTHBOUND
SOUTHBOUND
4:45 PM
0.90
#DIV/0!
EASTBOUND
WESTBOUND
AM PEAK HOUR VOLUMES
CLIENT :
INTERSECTION :
DATE :
Platinum Properties
Autumn Woods Dr & 141st Street
Release 11-18-04
L T R TOTAL L T R TOTAL L T R TOTAL
4 0 8 12 0 5 3 11 19
19 0 7 26 0 9 1 16 26
0 98 0 98 0 11 139 3 153
8 74 10 92 0 12 161 18 191
L T R TOTAL L T R TOTAL L T R TOTAL
0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%
0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%
0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%
0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%0.0%
NB SB NB+SB EB WB EB+WB TOTAL
TO 7 20 27 62 62 124 151
TO 15 26 41 93 84 177 218
TO 25 18 43 107 130 237 280
TO 19 26 45 153 191 344 389
66 90 156 415 467 882 1038
6.4%8.7%15.0%40.0%45.0%85.0%100.0%
COUNTED BY :AN
OFF PEAK HOUR VOLUMES
BEGINS 7:45 AM BEGINSBEGINS4:45 PM
HOURLY SUMMARY
HOUR
9:00 AM
8:00 AM
5:00 PM
6:00 PM
4:00 PM
5:00 PM
TOTAL VOLUME
PERCENTAGE
6/25/2020
TOTAL VEHICLES (PASSENGER CARS + TRUCKS)
7:00 AM
8:00 AM
OFF PEAK HOUR FACTOR
APPROACH INTERSECTION
WESTBOUND
SOUTHBOUND
TRUCK PERCENTAGE
PEAK HOUR FACTOR
0.54
0.91
0.85
0.53
PM PEAK HOUR PERCENTAGE
EASTBOUND
INTERSECTION
0.92
EASTBOUND
NORTHBOUND
SOUTHBOUND
AM PEAK HOUR PERCENTAGE
NORTHBOUND
#DIV/0!
#DIV/0!
OFF PEAK HOUR PERCENTAGE
0.93
0.60
0.72
0.93#DIV/0!#DIV/0!
A & F ENGINEERING CO., LLC
TRAFFIC VOLUME SUMMARY
WESTBOUND
AM PEAK HOUR FACTOR PM PEAK HOUR FACTOR
APPROACH APPROACHINTERSECTION
PM PEAK HOUR VOLUMES
NORTHBOUND
SOUTHBOUND
5:00 PM
0.87
#DIV/0!
EASTBOUND
WESTBOUND
AM PEAK HOUR VOLUMES
CLIENT :
INTERSECTION :
DATE :
Platinum Properties
Beaument Blvd & 141st St
Release 11-18-04
TAB 8
AMBLESIDE POINTE ENTRY COLUMN
CARMEL, IN | JUNE 2020
AMBLESIDE POINTE ENTRY SIGN
CARMEL, IN | JUNE 2020
TAB 9
146th Street & Towne Road Development Concept PlanProposed PlanSite Features332222223313171912121512121218 16141717221111111N0 200 400 800 feet8944556666710W. 146th St.W. 141st St.Towne Rd.Large lots - 80’ wide x 120’ deep - 28 homesMedium lots - 65’ wide x 120’ deep - 24 homes Small lots - 42’ wide x 90’ deep - 112 homesTownhomes - 25’ wide x 90’ deep - 46 homes Three story, garage parkedPatio homes - 180’ wide x 150’ deep - 40 homes 4 homes per lotPatio homes - 180’ wide x 85’ deep - 32 homes 2 homes per lotRetail/Office - 60’ x 200’ - 12,000 sf/floor (3 floors) Restaurants, cafes, shops, office Retail/Office - 60’ x 200’ - 12,000 sf/floor (2 floors) Restaurants, cafes, shops, office Office - 100’ x 100’ - 10,000 sf/floor (5 floors)Parking Deck - 450 spaces on two levels 4 parking spaces per 1,000 sf commercialConnection to adjacent neighborhoodHedgerow bufferExisting woods and possible stormwater pond areaRegulated drain (under road)PiazzaConnection to realigned 146th St.Green/Square and possible stormwater pond areaConnection to frontage roadCommunity building1.2.3. 4. 5. 6.7.8.9.10.11.12.13.14.15.16.17.18.19.141414