HomeMy WebLinkAboutPacket for RES 09-03-20
Ambleside Point
Planned Unit Development (PUD) / Rezone
Docket No. PZ-2020-00069
PUD REZONE
CITY OF CARMEL, INDIANA
September 3, 2020
City of Carmel Plan Commission
Residential Committee
Applicant: Hoffman Developer, LLC
Attorneys: Nelson & Frankenberger, LLC
Jim Shinaver, Attorney
Jon C. Dobosiewicz, Land Use Professional
317-844-0106
TABLE OF CONTENTS
1. Summary of Plan Modifications and Enhancements
2. Site Location Map
Aerial Photograph
3. Site Location Context Exhibit
Site Concept Plan Context Exhibit
4. Ambleside Point Concept Plan (revised)
Ambleside Point Concept Plan over Aerial (revised)
5. Summary of Concept Plan Enhancements
Original Concept Plan (for reference)
6. Amenity Exhibits
Summary of Enhancements
Proposed Amenities
Football Field Exhibit
7. East Perimeter Exhibits
Summary of Enhancements
Current Condition Photos
8. Pond / South Perimeter Exhibits
Summary of Enhancements
Current Condition Photos
Tree Assessment from Jud Scott – Consulting Arborist
9. Threatened and Endangered Species Consultation – V3 Companies, Ltd.
10. Follow up letter from A&F Engineering
11. Density Exhibit
12. Streetscape Example Photos
13. Transitional Development Examples
Weston Point
Stanford Park
Woodside at West Clay
Sunrise on the Monon
Seasons of Carmel and Inglenook
14. Red Line Ambleside Point PUD Ordinance
Original to August 21 version
15. Ambleside Point PUD Ordinance (update – August 21)
TAB 1
SUMMARY OF PLAN AND ORDINANCE MODIFICATIONS AND ENHANCEMENTS
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 sixty (260) homes (revised from 285 as illustrated on the prior
concept plan). An updated 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 (in
Area C along 146th Street), from the mid $300,000’s for homes on internal lots (in Area B
surrounding the centrally located playground, play fields and walking paths) and from the $400,000’s
for homes on lots along the east, south and west perimeter of the Real Estate (Area A as revised to
remove townhomes from the east perimeter of the Real Estate).
As a result of the review process, including but not limited to the Public Hearing, and the
August 4th Residential Committee meetings, the Applicant has made the following project
modifications and enhancements:
1. Concept Plan Modifications: Behind Tab 4 is the revised Concept Plan and Tab 5
includes a summary of the changes. Items of note regarding the site plan modifications
include:
a. Common Areas: There has been significant reconfiguration of common areas and site
layout to address comments from the Plan Commission as described below and under
Tab 6.
i. Central interconnected common area with football field size playfields added.
ii. Reduced size of pond along south perimeter and added pond in central
commons.
iii. Expanded green space and tree preservation along south perimeter next to
existing pond.
iv. Open space expanded from 25 percent to a minimum of 30 percent of the site
(19 acres minimum).
v. Amenities have also been added to common areas as summarized below and
shown under Tab 6.
b. Landscaping: Significant landscaping enhancements have been made along the east
perimeter of the Real Estate and on lots adjacent to Common areas to assist in
providing an appropriate transition and furthering the quality appearance of the
neighborhood (see Transitions and Landscaping summaries below).
c. Pond Modifications: The southern-most pond on the site was reduced in size to
preserve majority of existing trees and maintain green space along perimeter and a
new pond was added in the central commons.
d. Area C – Townhome Area:
i. Townhomes have been removed from the east perimeter of the Real Estate
adjacent to Autumn Wood Farms.
ii. While the plan still includes townhomes the layout has been revised to limit
townhomes to the interior of the Real Estate along 146th Street shown in
orange on the Concept Plan (See Tab 4).
iii. The fronts of the townhomes will face 146th Street and all townhomes will be
accessed via alleys with garages to the rear of the dwellings.
iv. More common area had been added between buildings.
v. Architectural standards have been clarified and enhanced and include among
other standards multiple materials including masonry on all front and side
facades facing streets, alleys and common areas.
vi. Added significant off-street parking to the townhome area (70 spaces).
vii. The higher density of the development is next to 146th Street and less density is
adjacent to existing subdivisions as illustrated on the Density Exhibit included
behind Tab 11. Transitions such as this are common as illustrated on the
transitional development examples included under Tab 13.
e. Area B:
i. The smaller single-family lot area proposed within the interior area shown in
brown on the Concept Plan has been reconfigured so lots front the central
commons.
ii. The lots now surround significant common area open space as recommended.
All lots will be served via interior alleys.
iii. Architectural standards have been clarified and enhanced and are included
under Exhibit F of the Ordinance.
iv. Added alley connections to north/south interior streets.
v. Sidewalks connect the homes and surround the central commons (See Tab 6)
with homes fronting on the commons or facing the street with all lots having
alley access.
f. Area A:
i. The townhomes were removed and replaced with Single-family lots shown in
yellow along the east perimeter of the Real Estate next to Autumn Woods
Farms. Additionally, landscaping enhancements have been made to all lots in
the Saddle Creek subdivision and Tree Preservation has been added to lots
adjacent to Autumn Wood Farms.
ii. Remaining lots in Area A are separated from lots on adjoining properties by
expansive common areas evidenced by the expanded existing pond to the
south, and preserved woodlot conservation area on the west side of the Real
Estate.
iii. Transitions in terms of single family lot sizes in adjoining developments is
evidenced in the exhibits included under Tab 13. In this regard, a change in
dwelling type and lot size is common where developments on adjoining parcels
abut one another provided transitional design methods are employed such as
enhanced landscaping and common area between lots of differing widths.
These methods are now required in the Ambleside Point Ordinance.
g. Density: The number of homes has been reduced from a maximum of 285 to 260. As
illustrated on the Density Exhibit included behind Tab 11 lower density, exclusively
single family detached lots provide a transition between existing subdivisions and the
townhome area with higher density is located along 146th Street.
2. Amenities:
a. A Dog Park, Playground, Play Fields have been added as required amenities in the
Ordinance.
b. An expansive network of over 3 miles of paths, sidewalks and trails has been provided
as detailed under Tab 6. Additional off street parking has also been provided to serve
the central commons.
c. The “woodlot” and central commons with walking paths and other passive amenities,
will provide a minimum of 30% Open Space (revised from 25%) within the
community.
d. Small parks and seating areas with benches have been added throughout the common
areas (See Tab 6).
3. Transitions (Environmental Features) and Density:
a. General: The transition between 146th Street and adjacent residential uses utilize
multiple design principals to soften transitions; including the conservation of existing
wood lots, providing single-family lots next to single family lots and further enhancing
landscaping.
b. The majority of the wooded area along the west perimeter of the Real Estate has been
retained. Amenities including a Dog Park and paths and trails have been added to this
area.
c. With the redesign of the ponds along the south perimeter of the site, the overwhelming
majority of the existing trees along the shared property line with Saddle Creek will be
retained as illustrated on the site layout over an aerial exhibit.
d. A question came up regarding Bald Eagles and the potential that there was a nest on
the Real Estate. The Applicant retained a consultant to review this matter and a letter
of their analysis in included behind Tab 9. The letter concludes that the site does not
appear to be suitable for Bald Eagle nests and based on site reconnaissance there are
no Bald Eagles nesting on the site (see Tab 9 for the letter from V3 for full analysis
and follow up with the Indiana Department of natural Resources).
e. The higher density of the development is situated next to a major thoroughfare (146th
Street) and less density is adjacent to existing subdivisions as illustrated on the
Density Exhibit included behind Tab 11. Transitions such as this are common as
illustrated on the transitional development examples included under Tab 13.
4. Access:
a. Access to the Real Estate is 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.
b. DOCS Staff asked the Applicant to consider an additional connection to the 16 acre
parcel to the west. This request was reviewed by the Applicant, including
conversations with the adjoining owner. It was determined that the frontage road
connecting the two (2) sites provides adequate vehicular connectivity in light of the
purpose of the frontage road, environmental features (see Concept Plan) at the
southwest corner of the adjacent parcel, expansion of the existing pond on the subject
site, ability to provide addition tree preservation and construction of a road segment
which serve only to duplicate the vehicular connection provided via the frontage road.
With that said, a pedestrian connection has been added which will provide access to
open space and interconnectivity between the two developments.
c. A traffic analysis was completed and included in the last brochure provided to the Plan
Commission and DOCS Staff. Traffic access and connectivity was also discussed at
the last Residential Committee meeting including attendance by the City Engineer and
A&F Engineering.
d. An additional question came up regarding access to Megan Drive and its width. A
follow up letter from A&F Engineering (See Tab 10) has been provided addressing
this question. The conclusion of the follow up letter from A&F Engineering is that
Megan Drive matches the width of existing roads in the subdivision and no reason is
seen why a connection could not be made at the proposed location due to the width of
the roadway.
e. A request has been received asking the Applicant to consider a boulevard median and
traffic calming for the street access at Beaument Boulevard and that Applicant is
considering this request. The Applicant will update the Residential Committee at the
meeting on September 3rd.
5. Dwelling Architecture: DOCS Staff requested clarification regarding the VOWC
Building Guidelines (digital copy on file with DOCS) and how they would apply to homes
within Ambleside Point. As noted, the dwelling architecture is to follow the design
aesthetics of the Village of West Clay and Clay Corner subdivisions. Behind Exhibit F of
the Ambleside Point PUD included under Tab 15 is a detailed set of Architectural
Standards including architectural styles which will regulate the design of homes in
Ambleside Point. These clarify the prior reference to the VOWC Architectural Guidelines
and provide definitive standards for review at the time of building permit review and
ADLS for the Townhomes. Specific attention has been added to the side facade of homes
which will be adjacent to street rights-of-way and common areas.
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
NAmbleside PointeArea Context ExhibitAMBLESIDEPOINTE
TAB 4
NAmbleside PointeRendered Concept PlanNew 146thStreet146thFrontage Road
NAmbleside PointeConcept PlanNew 146thStreet146thFrontage Road
TAB 5
•Removed Townhomes from east perimeter (only Single Family detached residential lots along the east perimeter)•Reduced density form 285 homes to 260 homes.•Enhanced common area locations, sizes and interconnectivity of Open Space•Provided path/sidewalk enhancements•Added significant off‐street parking (70 spaces) in Townhome area and at amenities•Revised pond design preserving trees along south property line•Added Amenities (see Tab 6)Plan Enhancements
Path(sidewalk not required along R/W where path exists)ConserveExistingWoodlotandHedgerows141stStreetNew 146thStreet146thFrontage RoadArea CArea BArea AExpandExistingPondNAmbleside PointConcept Plan~16.68TotalAcresOpenSpace
TAB 6
Amenities (page 1 of 2)
•Redesigned the site to provide
centralized common open space
with playfield spaces larger than
football fields
•Added a Dog Park
•Added a Playground in central
common area
•Added small park areas with
benches and connecting trails
•Added significant path and sidewalk
connectivity (3+ miles overall)
Amenities (page 2 of 2)
•Redesigned the site to provide centralized common open space
with playfield spaces larger than football fields
•Added a Dog Park
•Added a Playground in central common area
•Added small park areas with benches and connecting trails
•Added significant path and sidewalk connectivity (3+ miles overall)
NAmbleside PointeGreen Space and Pedestrian Network Exhibit~20.67 AC (~34.23%0 of Green Space~17,185 LF of 5’ Concrete Walk~860 LF of 10’ Concrete Walk~1,254 LF of 6’ Asphalt Path~1,514 LF of 10’ Asphalt Path
NAmbleside PointeGreen Space Scale Comparison ExhibitFOOTBALL FIELD(360’ X 160’)
TAB 7
Autumn Wood Farms /
Saddle Creek Perimeter
Pond Expansion /
South Perimeter
Autumn Woods / Saddle Creek Perimeter
Autumn Woods / Saddle Creek Perimeter
Looking southeast Looking northeast
Looking east at existing trees along Autumn Wood Farms
Looking southeast at Autumn Wood Farms Looking east at Saddle Creek
Autumn Woods / Saddle Creek Perimeter
•Revised the plan to provide only
single family detached lots along
the east perimeter of the Real
Estate.
•Added tree Preservation along
lots adjacent to Autumn Wood
Farms.
•Added 3 Spruce Trees and 1
shade tree to the rear yard of all
lots adjacent to Saddle Creek.
TAB 8
Pond Expansion / South Perimeter
Looking north across existing pond
Typical homes in Saddle Creek along south perimeter of Ambleside
Looking north form Saddle Creek along south perimeter of Ambleside
Pond Expansion / South Perimeter
•Added Tree Preservation
•Maintained smaller pond connection in area
of legal drain for larger open space amenity
Hoffman Developer LLC. August 7, 2020
Ambleside Point Development
C/O Steve Pittman
Re: Tree Assessment- Hoffman Farm- Ambleside Point- South Fence Row
Methodology:
The area assessed was the southern fencerow of the property. All trees over five (5) inches in diameter
(at 4.5 feet off the ground) were recorded. The assessment was to identify species, botanical name, size
(over 5 inch), condition and observations if needed.
Scope of Service
The assessment was to provide guidance to the developers to determine what was growing along this
fencerow.
Findings
For the most part the fencerow is a typical regenerating stand of trees, as generally found on an Indiana
farm. One exception is that there are twenty (20) Austrian pines (Pinus nigra) that have been planted on
the west end. The remainder of the fencerow consists of naturally growing, primarily scrubby species
trees.
There is a row of trees that have been planted along the lake on the southside of the fence that could be
transplanted. There are also some larger native trees, all along the fencerow, that are on the southside of
the fence, so they may belong to the adjacent homeowner’s association. I noted where there were
significant trees on the south of the fence.
In my opinion, the removal of the middle half of this fencerow and redevelopment of a larger lake could
make for an aesthetically pleasing view. New trees could be planted around the new lake to offset the
loss of trees in the fencerow.
With this development strategy the pines on the west and a good section of the tree line on the east
could be preserved to retain the screening that they provide.
I certify that all the statements of fact in this report are true, complete and correct to the best of my
knowledge and belief, and that they are made in good faith. It should be noted that this inventory should
not be seen as a hazard tree inventory. Further analysis is available should this information be desired.
Sincerely,
Jud Scott Consulting Arborist LLC
Registered Consulting Arborist #392
American Society of Consulting Arborists
2
Google Image of the Site
Red Circles are the taller growing trees that could be retained
3
STATEMENT OF QUALIFICATIONS
Jud Scott
Registered Consulting Arborist #392,
American Society of Consulting Arborists
Certified Arborist #IN-0287A,
International Society of Arboriculture
M. Arbor A. #PR 200177,
Arboricultural Association, U.K.
Trained Severe Weather Spotter,
NOAA Weather
OSHA 10-Hour Certificate- Construction
President- 2007,
American Society of Consulting Arborists
President- 1980-2019,
Vine & Branch Inc.
2010-Present,
Registered Consulting Arborist
Jud Scott Consulting Arborist LLC
Education
1980 Wabash College, Bachelor of Arts
International Society of Arboriculture, Certified Arborist IN-0287A
American Society of Consulting Arborists, Academy Graduate
American Society of Consulting Arborists, Registered Consulting Arborist #392
Professional Association Membership
American Society of Consulting Arborists (ASCA)
Arboricultural Association of U.K. (AA)
Indiana Arborists Association (IAA)
Indiana Academy of Science
Indiana Nurserymen’s and Landscape Association (INLA) 1988-2019
Indianapolis Landscape Association (ILA)
International Society of Arboriculture (ISA)
National Society of Professional Insurance Investigators (NSPII)
Tree Care Industry Association (TCIA) 1987-2020
Utility Arborist Association (UAA)
#Species Botanical Name Condition Observations
Start direction- Westside heading East
1 White mulberry Morus alba 3
2 White mulberry Morus alba 3
4 White mulberry Morus alba 3
5 Bradford pear Pyrus calleryana 3
6 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
7 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
8 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
9 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
10 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
11 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
12 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
13 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
14 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
15 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
16 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
17 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
18 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
19 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
20 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
21 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
22 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
Tree Assessment- Ambleside Point- South Boundary
23 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
24 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
25 Austrian pine Pinus nigra 3 Row of mulberry, cherry and hackberry on South
26 Hawthorn Craetagus, Var 3
27 White mulberry Morus alba 3
28 White mulberry Morus alba 3
29 White mulberry Morus alba 3
30 Hackberry Celtis occidenalis 3 South of fence
31 Black cherry Prunus serotina 3
32 Black cherry Prunus serotina 3 South of fence
33 White mulberry Morus alba 3
34 White mulberry Morus alba 3
Gap where drain enters Lake 3
35 Norway spruce Picea abies 3 South of fence
36 Red maple Acer rubrum 3 South of fence
37 Hackberry Celtis occidenalis 3
38 White mulberry Morus alba 3
39 White mulberry Morus alba 3
40 Black cherry Prunus serotina 3
41 Black cherry Prunus serotina 3
42 Bradford pear Pyrus calleryana 3
43 Eastern red cedar Juniperus virginiana 3
44 White mulberry Morus alba 3
45 White mulberry Morus alba 3
46 White mulberry Morus alba 3
47 Hackberry Celtis occidenalis 3 South of fence
48 Bradford pear Pyrus calleryana 3
49 Bradford pear Pyrus calleryana 3
50 Bradford pear Pyrus calleryana 3
51 Black cherry Prunus serotina 3
52 Black cherry Prunus serotina 3
53 Bradford pear Pyrus calleryana 3 South of fence
54 White mulberry Morus alba 3
55 Black cherry Pyrus calleryana 3 South of fence
56 Black cherry Pyrus calleryana 3
57 Black cherry Pyrus calleryana 3 South of fence
58 Black cherry Pyrus calleryana 3
59 Hackberry Celtis occidenalis 3 South of fence
60 Black cherry Pyrus calleryana 3 South of fence
61 Norway spruce Picea abies 3 South of fence
62 Black cherry Prunus serotina 3
63 White mulberry Morus alba 3
65 Black cherry Prunus serotina 3
66 Black cherry Prunus serotina 3
67 White mulberry Morus alba 3
68 White mulberry Morus alba 3
69 White mulberry Morus alba 3
70 Persimmon Diospiros virginiana 3
71 White mulberry Morus alba 3
72 White mulberry Morus alba 3
73 White mulberry Morus alba 3 South of fence
74 Hackberry Celtis occidenalis 3 South of fence
75 Persimmon Diospiros virginiana 3 South of fence
76 Hackberry Celtis occidenalis 3 South of fence
77 Persimmon Diospiros virginiana 3 South of fence
78 Persimmon Diospiros virginiana 3 South of fence
79 White mulberry Morus alba 3
80 Black cherry Prunus serotina 3
81 Hackberry Celtis occidenalis 3 South of fence
82 White mulberry Morus alba 3
83 Hackberry Celtis occidenalis 3
84 Hackberry Celtis occidenalis 3 South of fence
85 Hackberry Celtis occidenalis 3 South of fence
86 Norway spruce Picea abies 3 South of fence
TAB 9
619 North Pennsylvania Street, Indianapolis, Indiana 46204 | 317.423.0690
V3 | Visio, Vertere, Virtute … The Vision to Transform with Excellence
10 August 2020
Mr. Steve Pittman
Pittman Partners
PO Box 554
Carmel, Indiana, 46082
RE: Threatened and Endangered Species Consultation
Hoffman Estates | Carmel, Hamilton County, Indiana
Dear Mr. Pittman:
The purpose of this report is to describe the findings of an assessment of the Hoffman Estates (SITE) as it
pertains to the presence of Bald Eagles (Haliaeetus leucocephalus). The SITE is located southeast of the
intersection of 146th Street and Towne Road in Carmel, Hamilton County, Indiana (Figure 1).
Figure 1: Project Location Map
Limitation of Liability
This report has been prepared solely in accordance with an agreement between Pittman Partners
(“CLIENT”) and V3 Companies, Ltd (V3).
The services performed by V3 have been conducted in a manner consistent with the level of quality and
skill generally exercised by members of its profession and consulting practices relating to this type of
engagement.
This report is solely for the use of CLIENT, and was prepared based upon an understanding of CLIENT’s
specific objective(s), and based upon information obtained by V3 in furtherance of CLIENT’s specific
objective(s). Any reliance of this report by third parties shall be at such third party's sole risk as this report
may not contain, or be based upon, sufficient information for purposes of other parties, for their objectives,
or for other uses. This report shall only be presented in full and may not be used to support any other
objectives than those for CLIENT as set out in the report, except where written approval and consent are
expressly provided by CLIENT and V3.
Page 2 of 4
Pittman Partners – Hoffman Estates
August 2020
V3 | Visio, Vertere, Virtute … The Vision to Transform with Excellence
Desktop Review
BACKGROUND
The Indiana Department of Natural Resources (IDNR) provides general characteristics and habitat
information on the Bald Eagle 1. Distinctive characteristics of the bird include a white feathered head, brown
body, and yellow legs. The Bald Eagle is a large bird of prey with a wingspan ranging from 6.5 to 7 feet. Bald
Eagles typically nest around large bodies of water like the White River and typically avoid highly developed
areas. Their nest can range in size but are typically 5‐7 feet in diameter and two feet deep.
SITE DESCRIPTION AND SURROUNDING LAND USE
The SITE is located in Carmel, Hamilton County, Indiana southeast of the intersection of 146th Street and
Towne Road. The SITE is approximately 60 acres comprising a residence, forested area, agricultural field, a
drainage feature, and open water source (Figure 2). Predominant surrounding land use includes residential
areas and agriculture fields. The close proximity to human activity and the lack of a nearby large body of
water indicates the SITE is not ideal for Bald Eagle roosts.
Figure 2: Aerial Imagery
THE INDIANA NATURAL HERITAGE DATA CENTER
The Indiana Natural Heritage Data Center (INHDC) is a database containing records of endangered,
threated, and rare species (ETR) in the state of Indiana. The database also includes records of state species
of special concern and sensitive habitats. The Bald Eagle is a species of special concern in Indiana. Federally,
the Bald Eagle is no longer listed as an endangered species but is protected under the Migratory Bird Treaty
Act and other federal laws2.
1 “DNR:Bald Eagle”. In.Gov, 2020, https://www.in.gov/dnr/fishwild/3383.htm
2 Service, U.S. "USFWS: Laws That Protect Bald Eagles". Fws.Gov, 2020,
https://www.fws.gov/midwest/eagle/History/protections.html.
Page 3 of 4
Pittman Partners – Hoffman Estates
August 2020
V3 | Visio, Vertere, Virtute … The Vision to Transform with Excellence
V3 submitted a request for INHDC records of any ETR and state species of special concern within 0.5‐mile
radius of the SITE. The INHDC does not have any record of any such species within a 0.5‐mile radius of the
SITE. The response letter is attached to this report.
Field Reconnaissance Summary
V3 staff scientists conducted a SITE investigation on 31 July 2020 to look for the presence of Bald Eagle
nests. The forested area (approximately 7 acres) within the SITE was investigated by visual inspection of
tree canopies. The entire forested area was walked and trees were observed from multiple angles. Auditory
observations were made in addition to the visual survey.
No visual or auditory evidence of Bald Eagles were observed.
SITE Photos
During the field reconnaissance of the SITE completed on 31 July 2020, V3 obtained photographs to
document existing conditions.
Photo 1: North forested area looking South Photo 2: Central forested area looking North
Photo 3: East of forested looking south Photo 4: Representative large tree onsite
Page 4 of 4
Pittman Partners – Hoffman Estates
August 2020
V3 | Visio, Vertere, Virtute … The Vision to Transform with Excellence
Conclusions
Based on the IDNR’s description of Bald Eagle roost habitat in Indiana, the SITE does not appear to be
suitable for Bald Eagle nests. In addition, the INHDC does not have a record of Bald Eagles within a 0.5‐mile
radius of the SITE. Based on the desktop review and the field reconnaissance, there is a very low probability
that Bald Eagles are present on‐SITE.
V3 appreciates the opportunity to be of service to Pittman Partners and looks forward to working together
in the future. If you have any questions or comments concerning the preliminary natural resource
assessment, please contact us at your earliest convenience.
Best regards,
V3 COMPANIES, LTD.
Ridley Collins Jeffrey S. Moody
Project Scientist Regulatory Services Group Leader
Enclosure – Indiana Natural Heritage Data Center Letter
Eric Holcomb, Governor
The DNR mission: Protect, enhance, preserve and wisely use natural,
cultural and recreational resources for the benefit of Indiana’s citizens
through professional leadership, management and education.
www.DNR.IN.gov
An Equal Opportunity Employer
Division of Nature Preserves
402 W. Washington St., Rm W267
Indianapolis, IN 46204-2739
July 31, 2020
Ridley Collins
V3 Companies
619 N Pennsylvania Street
Indianapolis, IN 46204
Dear Ridley Collins:
I am responding to your request for information on the endangered, threatened, or rare (ETR) species, high
quality natural communities, and natural areas for the Hoffman Farm Proposed Residential Development
located in Hamilton County, Indiana. The Indiana Natural Heritage Data Center has been checked and there
are no ETR species or significant areas documented within 0.5 mile of the project area.
The information I am providing does not preclude the requirement for further consultation with the U.S.
Fish and Wildlife Service as required under Section 7 of the Endangered Species Act of 1973. If you have
concerns about potential Endangered Species Act issues you should contact the Service at their
Bloomington, Indiana office.
U.S. Fish and Wildlife Service
620 South Walker St.
Bloomington, Indiana 47403-2121
(812)334-4261
At some point, you may need to contact the Department of Natural Resources' Environmental Review
Coordinator so that other divisions within the department have the opportunity to review your proposal. For
more information, please contact:
Department of Natural Resources
Attn: Christie Stanifer
Environmental Coordinator
Division of Fish and Wildlife
402 W. Washington Street, Room W273
Indianapolis, IN 46204
(317)232-8163
Please note that the Indiana Natural Heritage Data Center relies on the observations of many individuals for
our data. In most cases, the information is not the result of comprehensive field surveys conducted at
Ridley Collins 2 July 31, 2020
particular sites. Therefore, our statement that there are no documented significant natural features at a site
should not be interpreted to mean that the site does not support special plants or animals.
Due to the dynamic nature and sensitivity of the data, this information should not be used for any project
other than that for which it was originally intended. It may be necessary for you to request updated material
from us in order to base your planning decisions on the most current information.
Thank you for contacting the Indiana Natural Heritage Data Center. You may reach me at (317)233-2558
you have any questions or need additional information.
Sincerely,
Taylor Davis
Indiana Natural Heritage Data Center
Enclosure: Invoice
TAB 10
STEVEN J. FEHRIBACH, P.E.
PRESIDENT
R. MATTHEW BROWN, P.E.
VICE PRESIDENT
KAREN K. COLLINS, P.E.
VICE PRESIDENT
JOSEPH T. RENGEL, P.E.
VICE PRESIDENT
8365 KEYSTONE CROSSING, SUITE 201 – INDIANAPOLIS, INDIANA 46240
TELEPHONE (317) 202-0864 – WWW.AF-ENG.COM
TRANSPORTATION ENGINEERING STUDIES ● TRAFFIC IMPACT ANALYSES
STREET DESIGN ● HIGHWAY DESIGN ● TRAFFIC ENGINEERING
PARKING LOT DESIGN ● TRANSPORTATION PLANNING STUDIES
CONSTRUCTION OBSERVATION ● SITE ENGINEERING
REGISTRATION
INDIANA
ILLINOIS
KENTUCKY
MICHIGAN
OHIO
MISSOURI
TEXAS
August 14, 2020
Steve Pittman
Pittman Partners
12821 E New Market Street, Suite 310
Carmel, Indiana 46032
RE: Megan Drive, Carmel, Indiana
Mr. Pittman,
This letter is a follow up to the question asked at the Carmel City Council Meeting about the Megan
Drive access point.
I conducted a field investigation for Megan Drive due to a council member’s concern that Megan Drive
was too narrow to access the proposed subdivision.
As currently constructed, Megan Drive is 30 feet back-to-back of curb, which provides for two 12-foot
lanes. A 12-foot lane is desirable for this subdivision. This width also matches the existing roads in the
subdivision.
I do not see any reason why a connection could not be made to the proposed subdivision.
If you should have any questions, please contact me.
Sincerely,
A&F Engineering
Steven J. Fehribach, P.E.
President
/skw
TAB 11
Density Exhibit
•Single Family detached residential lots abutting residential lots in
subdivision to the east, south and west (2.57 homes per acre)
•Townhome (attached residential) area along 146th Street not
adjacent to surrounding parcels (13.3 homes per acre) across
146th Street from high intensity retail and office
NAmbleside PointeDensity ExhibitNew 146thStreet146thFrontage RoadAREA 113.33 Units/AcreAREA 22.57 Units/AcreAREA 1: 9.75 ACAREA 2: 50.64 ACPROJECT DENSITY: 4.30 UNITS/ACRE
TAB 12
Streetscape Examples
Streetscape Examples
TAB 13
Transitional Development Example
(Weston Pointe)
•Subject townhomes next to Large lot Estate Residential to north
and single Family detached residential neighborhood to south
•Preservation of existing trees along east perimeter
•US 421 Corridor and retail to west
•Street connectivity to existing subdivision, access to US 421 and
stub street to estate area to north
Transitional Development Example
(Stanford park)
•Small Single Family detached residential lots directly abutting
larger residential parcels to the north and west
•Townhomes next to Shelborne Road across from residenntial
•Street connectivity to existing subdivisions to east and west and
stub street to estate area to north
Transitional Development Example
(Woodside at West Clay)
•Small Single Family detached residential lots directly abutting
larger residential parcels to the east and west
•Street connectivity to existing subdivision to the north
•Transition provided via lot landscaping along the rear of lots
Transitional Development Example
(Sunrise on the Monon)
•Small Single Family detached residential lots directly abutting
larger residential parcels to the north
•Street connectivity to existing subdivision to the north
•Multi‐family residential surrounded by internal single family
detached residential
Transitional Development Example
(The Seasons and Inglenook)
•Small Single Family detached residential lots directly abutting
larger residential parcels to the east and west
•Multi‐family adjacent to single‐family lots to south and east
•Transition provided via landscaping
TAB 14
Sponsors: Councilor _________
CARMEL, INDIANA
Ambleside Point
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-___-20
June 30August 21, 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 ................................................................................1110
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 .................................................................................1718
Section 12. Exhibits .................................................................................................................1718
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 ImageryArchitectural Standards
Exhibit G StreetGreen Space and Pedestrian Network Exhibit
Exhibit H Alley width and cross section standards
Note: All of the above Exhibits (A-GH) 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 - Exhibit F (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 inas 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 (280sixty (260)
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:
a. 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).
b. All Dwellings shall provide a sidewalk connection from the front
door of each dwelling to sidewalk at the street or along the
perimeter of a common area.
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.
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6. Minimum Rear Yard Setback: Five (5) feet. Twenty-five (25) feet
along east perimeter of Real Estate.
7. Maximum Lot Coverage: Not Applicable.
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. Alleys shall be required in Area C. Driveways on Lots in area B
shall only access alleys (no direct driveway to street access shall be
permitted).
b.c. All Dwellings shall provide a sidewalk connection formfrom the
front door of each dwelling to sidewalk at the street or along the
perimeter of a common area.
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
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(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.
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.
B. Dwelling Architecture: Applicable architectural requirements and standards
are contained in Exhibit F (Architectural Standards) of this Ambleside Point
Ordinance.
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:
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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.
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 (14nineteen (19) acres, approximately twenty-five
(25thirty (30) percent, of the District, shall be allocated to Common Area as generally
illustrated on the Concept Plan.
Section 5.2 Open space, including an internal trailtrails and paths, shall be provided as
generally depicted on the Concept Plan and as conceptually shown on the photographs
included on Exhibit F (Common Area Concept ImageryG (Green Space and Pedestrian
Network Exhibit) of this Ambleside Point Ordinance. An Open Space Plan shall be
submitted at the time of Development Plan review.
Section 5.3 Internal trailspaths shall be a ten (10') wide asphalt path located in the area
of the west perimeter of the Real Estatea width and internal to the Real Estatelocation as
generally depicted on the Concept Plan.Exhibit G (Green Space and Pedestrian Network
Exhibit). 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 trailpaths is prevented from being
installed as generally shown, then an alternative trailpath 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
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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
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 Development Plan / 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 wideLots Adjacent to the east
perimeter bufferof the Real Estate. The following plantings shall be required
in the rear yard of all Lots along the east perimeter of the Real Estate adjacent
to Area C.
1. The combination of Adjacent to the Saddle Creek Subdivision three (3)
6-8 foot tall spruce trees shall be required plantings andand shall be
installed by the builder at the time a Dwelling is constructed on the
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Lot(s).
1.2.Adjacent to the Autumn Wood Farms Subdivision existing
preserved/conserved vegetation shall provide “buffering” and / or
“screening” of views into the sitebe required per the requirements of
Section 6.3 (Tree Preservation) below.
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.
3. These standards are in addition to the Foundation and Lot Planting
Standards of Section 6.2(C).
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
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.
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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 areaAreas
shall be required (i) along the west perimeter of the Real Estate adjacent to
the Saddle Creek subdivision which shall be a minimum of ten (10) feet in
width but shall be variable in width and as shown generally on the Concept
Plan and (ii) along the east perimeter of the Real Estate adjacent to the
Autumn Wood Farms subdivision which shall be a minimum of ten (10) feet
in width. 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
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.
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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.
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. as amended below. Entryway Features shall require ADLS
Amendment approval.
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1. A subdivision entry sign shall be permitted at (i) each of the two (2)
connections of internal streets to the 146th Street frontage road and (ii) at
each of the two (2) connection points to the Saddle Creek subdivision.
2. The signs shall be of a design and style as illustrated in Exhibit G.
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. Internal Street width and cross-section shall be designed to meet the City of
Carmel Local Street Standards.
B.C. Alleys and internal streets shall be of a width and cross section design as
illustrated on Exhibit “GH”.
C.D. 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 ten (10) foot with 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.
C. An internal ten (10) foot wide asphalt pathInternal paths shall be installed
within the common area as generally shown on the Concept PlanExhibit G
subject to approval by the Surveyors Office regarding the legal drain crossing.
D. Connections shall be provided between internal paths/sidewalks 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.
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Section 8.4. Amenities.
A. Dog Park
B. Playground (minimum dimension of 90’ by 50’)
C. Play Fields (central common area) as shown on Exhibit G.
D. In addition to the paths noted above in Section 8.3 small parks with seating
and landscaping shall be provided throughout the pedestrian network as
illustrated on Exhibit G.
Section 8.5. 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.
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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;
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-GH) 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.
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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 “B” Page 1 of 1
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 6
Exhibit “E”
(Architectural Character Imagery – Area C Lots)
Exhibit “E” – Page 2 of 6
Exhibit “E”
(Architectural Character Imagery – Area C Lots)
Exhibit “E” – Page 3 of 6
Exhibit “E”
(Architectural Character Imagery – Area C Lots)
Exhibit “E” – Page 4 of 6
Exhibit “E”
(Architectural Character Imagery – Area C Lots)
Exhibit “E” – Page 5 of 6
Exhibit “E” – Page 6 of 6
Exhibit “E”
(Architectural Character Imagery – Area C Lots)
Exhibit “F” Page 1 of 16
Exhibit “F”
(Architectural Standards)
I. INTRODUCTION AND PROCEDURE
A. Character Imagery: Applicable Architectural Character Imagery, indicating
conceptually the intended architecture and appearance of Dwellings is included
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. Improvements subject to regulation: Construction of (i) any building, fence,
wall, swimming pool, tennis court, patio, parking area or other structure on a lot
or (ii) the installation of any plantings or exterior lighting on a lot, require the
prior written approval of the Controlling Developer and must be undertaken in
compliance with the provisions of the Ambleside Point Ordinance.
C. Lot Development Plan:
1. No Dwelling construction may commence in Ambleside without the prior
written approval by the Controlling Developer of a Lot Development Plan.
2. All Building Activity must be undertaken in compliance with the approved
Lot Development Plan.
D. Alterations: If a proposed floor plan or elevation is deemed non-compliant with
the standards set forth in this Ambleside Point Ordinance, then the Director of the
Department of Community Services (the “Director”) or the Director’s Designee
may review and approve if the Director determines that the floor plan or elevation
meets the intent of the Architectural Standards. As an alternative, the Residential
Committee of the Plan Commission may approve a proposed floor plan or
elevation by a majority vote.
II. BUILDING REQUIREMENTS APPLICABLE TO ALL LOTS
A. Thematic Character: Ambleside will be unified by a common design theme
reflective of the vernacular architectural styles found in an Indiana community
which evolved over a period from 1810 to 1940. Residential structures are to be
predominantly Victorian, Federal, Greek Revival, Italianate, Gothic Revival,
Prairie, Craftsman, New Traditional, Colonial and Tudor in style, although other
residential styles common in nineteenth and early twentieth century Indiana towns
are also encouraged.
Exhibit “F” – Page 2 of 16
Structures are not required to be imitative but must incorporate the salient features
of the approved architectural style. Diversity of style and design elements is
essential to avoid monotonous repetition. The design goal is to capture a moment
of time which is convincingly reflective of the natural growth of a community
over a 100+ year period.
Illustrations of approved architectural styles can be found in the chapters of the
book "THE FIELD GUIDE TO AMERICAN HOUSES" by Virginia and Lee
McAlester.
B. General Design Principles:
1. Buildings shall define the streetscape through the use of established setbacks
for each block. The streetscape shall be reinforced by lines of shade trees, and
may be further reinforced by walls, hedges, or fences which define front
yards.
2. Buildings shall be designed to be compatible with the height and massing of
adjacent buildings, as well as in relation to the human scale.
3. Buildings shall be located to front towards and relate to the street, both
functionally and visually.
5. All materials, colors, and architectural details used on the exterior of a
building shall be compatible with the building's style, and with each other. A
building designed of an architectural style that normally includes certain
integral materials, colors, and/or details shall incorporate such into its design.
C. Building Design: The architectural design of all improvements to be located on
the lot is subject to the prior approval of the Controlling Developer. Only
architectural styles designated by Controlling Developer as appropriate for the
area in which the lot is located will be approved.
D. Roofs:
The pitch, shape and form of the roof are critical elements in rendering faithfully
an architectural style, establishing appropriate massing and creating a pleasing
streetscape. The style, color and texture of the roofing material must be
appropriate to the building style and should vary among structures of the same
style.
Roof pitches must be consistent with the style of the structure. Generally, roofs
should be simply and symmetrically pitched and only in the configuration of
gables and hips, with pitches ranging from 6:12 to 14:12. Gable, dormer and
porch roof pitches may vary to achieve various architectural styles. Shed roofs
(which pitch in one direction) are permitted only when the ridge is attached to an
exterior wall of a building, in which instance the pitch shall be between 4: 12 and
14: 12. Flat roofs, if necessary to the historic style of the structure, are permitted if
edged by a railing or parapet. The railing pattern must be consistent with the style
of the structure.
Exhibit “F” – Page 3 of 16
Roofs should be clad in wood shingles, slate, diamond tab or other quality asphalt
shingles or metal and should have an architecturally correct overhang if
appropriate to the style. If asphalt shingles are used, then the shingles shall be 30-
year dimensional asphalt shingles.
All vents, attic ventilators, turbines, flues and other roof penetrations must be
painted to match the color of the roof or flat black except those made of metal
which may be left natural. Roofs shall have ridge vents or vents shall attach to
the rear or side of the unit to reduce visibility from the street.
Overhangs shall be a min. 12” roof overhang prior to the installation of masonry
or siding material (where masonry meets any overhang, the overhang shall be 8”
min.).
E. Exterior Facades, Colors, and Materials:
1. Base colors and complementary or contrast colors should be compatible with
the style of the structure. All exterior colors are subject to Controlling
Developer approval.
2. Facades must have a defined base or foundation, a middle or modulated wall
and a top formed by a pitched roof or articulated cornice, in each instance
appropriate to the building style.
3. Approved facade materials include: wood, smooth cut cedar shingles (4"- 6"
exposed to the weather); wood clapboard (411-611 exposed to the weather);
wood beaded siding (7" exposed to the weather); fiber cement siding; brick;
stone; manufactured or synthetic stone or brick; limestone; natural stone;
cultured stone; stucco with smooth finish; and dryvit (EIFS) or equivalent
with smooth finish. If used, stucco and EIFS may only be used from 8’ off of
the ground and above.
4. Foundation walls of poured concrete may be exposed no more than 12 inches
above grade. No concrete block may be exposed.
5. Building facades of non-masonry material shall have all openings trimmed in
wood boards 1 x 4 inch nominal width and corners trimmed in wood boards of
1 x 6 inch nominal width (except where the style requires a wider width).
Doors may have wider trim. No rough sawn trim is permitted.
6. Facades constructed of more than one material shall only change material
along a horizontal line (not a vertical or diagonal line). The heaver material
shall always be placed beneath the lighter material.
7. The front and side facades of all buildings adjacent to a public street or
Common Area shall be of the same materials and similarly detailed except
where inappropriate to the historic style of the structure.
8. Gables atop brick walls may be finished in fiber cement, stucco, wood, or
other similar material if appropriate to the historic style of the structure;
otherwise, the gables should be finished in brick.
9. Brick shall be laid and stone set in a pattern appropriate to the architectural
style of the building. Butt joints between siding pieces may be caulked or
covered, but must be painted.
Exhibit “F” – Page 4 of 16
10. Exposed surfaces of all chimneys must be brick, stone, including "cultured
stone" type material or stucco, with chimney caps if appropriate. Flues must
be tile or metal.
F. Entrances:
1. All entrances to a building should be defined and articulated by architectural
elements such as lintels, pediments, pilasters, columns, porticoes, porches,
overhangs, railings, balustrades, and other design elements appropriate to the
architectural style. Any such element utilized shall be architecturally
compatible with the style, materials, colors, and details of the building as a
whole.
2. The location, orientation, proportion and style of doors must faithfully reflect
the style of the structure. Sidelights, trim and transoms appropriate to the style
must be incorporated in entries.
3. Doors may be of wood or fiberglass with a wood veneer. "Sliding" or "patio"
doors are permitted if not visible from a public viewshed. Storm doors and
screen doors shall be full view without decorative trim. Double doors should
not exceed 5'4” in overall width unless divided by a 4 inch minimum width
post.
4. Doors shall have glass, raised panels, or both. Storm doors and screen doors
shall be finished to match the door they serve or the trim around it.
5. Stoops shall be made of materials compatible with the architectural style of
the structure. If made of wood, stoops shall be painted a color approved by the
Controlling Developer.
G. Windows:
1. Fenestration shall be architecturally compatible with the style, materials,
colors and details of the building.
2. Window design is an integral feature of an architectural style. The number of
panes, the way it opens, the trim around it and whether it is embellished with
shutters must be consistent with the style of the structure. Variation in window
size, configuration, spacing and number of panes can distinguish structures
and contribute to a pleasing mix of compatible facades. Windows should be
vertically proportioned with upper story windows vertically aligned with the
location of windows and doors on the ground level, unless inconsistent with
the architectural style.
3. Window type shall be vinyl, vinyl clad, aluminum clad or wood. Glass shall
be clear and free of color except where stained or art glass is appropriate to
the historic style of the structure.
4. All windows shall have the appearance of true divided lites by way of window
grids.
Exhibit “F” – Page 5 of 16
H. Trim:
1. Eaves, corner boards, gable and eave boards, pediments, friezes, lintels,
pilasters, sills, quoins, bargeboards, belt courses, balustrades, brackets, hood
molds and other trim features are defining characteristics of various approved
architectural styles and must be included in the design of the structure. The
absence of essential detail detracts from the integrity of the design and
destroys the character of the facade. The entablature is a defining design
element in Greek Revival architecture and should receive careful attention.
With Gothic Revival designs, special attention must be given to gable-ends.
No rough sawn wood may be used.
2. Columns and pilasters shall be of an order appropriate to the architectural
style of the structure. Where appropriate to the style of the structure, lintels
shall extend horizontally beyond the window opening an appropriate distance.
I. Dormers, Gables, Bays and Towers:
1. Dormers are frequently found on houses designed in the Federal style,
particularly in those structures reflecting the transition from the Georgian
style. The proportion of dormers is critical to the successful articulation of the
roofline. Attention to window detailing of dormers is as important as that to be
given the primary facade windows. Dormers shall be roofed with a
symmetrical gable, hip or barrel roof.
2. Gothic Revival is characterized by acute angled gables enriched with
bargeboards which hang from the projecting end of a roof, cover the gables
and are often carved and ornamented. Other Gothic details include swags
attached to the verge of the eave, extending only part way down the rake of
the gable, a triangle (peak decoration) which fills the void at the peak of the
gable and gable end ventilators. Appropriate detailing of such features is
essential to effect a correct design.
3. High-style Italianate homes often included towers and bays protruding from
and above the main block of the house. The location and scale of such features
is important. Protruding towers are characteristic of Queen Ann structures.
J. Piers and Arches: Piers and arches shall be constructed of brick or block with a
stucco finish. Masonry arches shall not be less than eight inches in thickness.
Keystones in masonry arches shall be centered on the arch and have sides radial to
the arch. Piers of masonry shall be no less than 12 inches in width and 8 inches in
depth.
K. Awnings: Fixed or retractable awnings are permitted if they complement a
building's architectural style, materials, colors, and details; do not conceal
architectural features, such as cornices, columns, pilasters, or decorative details;
do not impair facade composition; and are designed as an integral part of the
Exhibit “F” – Page 6 of 16
facade. Canvas is the preferred material, although other water-proofed fabrics
may be used; metal or aluminum awnings are prohibited. Awning style, color and
material are subject to approval by the Controlling Developer.
L. Protruding Elements:
1. All air conditioning units, HV AC systems, exhaust pipes or stacks, elevator
housing, and (to the extent permitted by federal law) satellite dishes and other
telecommunications receiving devices shall be screened from view from the
public right-of-way and from adjacent properties by using walls, fencing, roof
elements, penthouse-type screening devices, or landscaping. No satellite
dishes may be located within 6 feet of the front facade.
2. Skylights shall be flat in profile. Skylights, solar panels, vent stacks and other
roof protrusions shall not be placed on a roof facing a street nor shall they be
visibly obtrusive from public viewsheds.
M. Garages and Driveways:
1. All dwellings shall have a minimum 2-car garage.
2. Two car garages shall be designed with decorative garage doors. Third car
garages should be recessed from the main garage facade by a minimum of 2
feet and visually designed to form a secondary building volume.
3. All garage doors shall be built of wood, embossed hardboard, embossed steel,
fiberglass, or aluminum and shall have a minimum of one (1) of the following:
windows, raised panels, decorative hardware, or other similar decorative
features. Garage doors shall not exceed 18 feet in width for a two-car bay and
9 feet in width for a single-car bay. Garage doors shall be painted a color to
match the predominant color of the home or a color to accent the front façade.
4. The width of the finished drive shall be no more than 16 feet at the sidewalk
(or property line for rear load units) with maximum six-foot tapers between
the sidewalk and the curb.
N. Sidewalks:
1. Sidewalks must be installed within 30 days following substantial completion
of the principal structure on the lot, or within one year following purchase of
the lot, whichever first occurs.
2. Sidewalks from the front entry of the building to the public sidewalk shall be
constructed of concrete, brick, slate or bluestone.
3. Public sidewalks in predominantly residential areas must be 5 feet in width
and constructed of concrete or other approved pavement materials. Asphalt is
not approved for such purpose.
Exhibit “F” – Page 7 of 16
4. Sidewalks must be flush to the ground and constructed in accordance with the
design standards of the City of Carmel to the extent such standards are not
inconsistent with the Zoning Ordinance or these Guidelines.
O. Mailboxes and Newspaper Boxes:
1. All mailboxes must be of uniform size, type and color. An approved mailbox
is included in the lot purchase.
2. Newspaper boxes or receptacles may be incorporated into the mailbox. No
other boxes are allowed.
P. Walls and Fences:
1. Walls and fences shall be architecturally compatible with the style, materials,
and colors of the principal building on the same lot. Stone walls or brick walls
with a stone or cast stone cap, wood or wrought iron fences, masonry or
stucco walls, and stone piers are encouraged. Solid wood fences are permitted
in rear and side yards only. Fence locations and patterns are subject to the
approval of the Controlling Developer.
2. Gates in fences shall be built of the fence material. Gates in garden walls may
be of wood or wrought iron.
3. Retaining walls not visible from a public viewshed may be constructed of
brick, stone, concrete or wood.
4. Fences built of wood shall be stained or painted a color approved by the
Controlling Developer. Fences built of wrought iron shall be painted black.
5. Brick walls shall be no less than 8 inches wide and capped. The cap shall
overhang the wall no less than 2 inches on each side.
6. Garden walls of brick or stone shall be capped in a brick rowlock course of
brick, cut brick or dressed coping stone 1-1/2 to 3 inches thick.
7. All walls and/or fences require approval by the Controlling Developer prior to
installation. No chain link, stockade or split rail fencing is permitted.
8. Specific requirements applicable to Areas A, B, and C are set forth in
subsequent sections of these Requirements.
Q. Exterior Lighting:
1. Light fixtures attached to the exterior of a building shall be architecturally
compatible with the style, materials, colors, and details of the building.
2. One (1) dawn to dusk coach light on a photo cell shall be located at the front
door/front entry to the dwelling, and two (2) dawn to dusk coach lights on a
photo cell shall flank the garage door(s). Yard/Post lights shall not be
required. Also, see Section 4.7 for lot lighting standards.
Exhibit “F” – Page 8 of 16
R. Accessory Structures: Any and all improvements made to a homesite (including
pools, swing sets, decks, gazebos, satellite dishes, etc.) must receive prior
approval by the Controlling Developer. Concrete pads for basketball goals must
not be placed within plotted drainage, utility, or pipeline easements located on any
lot. No mini barns, satellite dishes greater than 18 inches in diameter, above
ground pools, window air conditioners or storage sheds are permitted.
S. Premises Identification: Each residential structure shall display a uniform street
address plaque on the front facade at a location approved by the Controlling
Developer. Such plaque shall be of a size, style, color and material specified by
the Controlling Developer. An approved address plaque is included in the lot
purchase and may be obtained from the Controlling Developer.
III. BUILDING REQUIREMENTS APPLICABLE IN AREA A
A. Roofs: Homes shall have a minimum of three (3) ridgelines, unless fewer is
consistent with a historical style of the home, in which case a minimum of two (2)
ridgelines are required. Only two (2) ridgelines are required if the front and two
sides of the first floor are masonry wrapped. Ridge lines shall only be considered
if they are horizontal ridges which form the peak of a pitched area that are a
minimum of four feet (4') in length. Covered and enclosed porches shall count as
a ridgeline.
B. Exterior Facades, Colors, and Materials:
1. Corner Breaks: Each home shall have a minimum of three (3) corner breaks
on the front facade and two (2) corner breaks on the rear facade. The exterior
corners of a covered porch, the outermost corners of the home, and a
projection with a height of no less than six (6) feet shall count toward this
requirement.
2. All homes shall have a masonry wainscot on the front facade. The wainscot
shall be a minimum height of the lower of (i) 36" above grade, or (ii) the
bottom of the windows of the home.
3. Side Façades Adjacent to public space: The side facade of dwellings adjacent
to Common Areas and street rights-of-way shall include:
a. Masonry wainscot per the standards of Section III(B)(2) above.
a. One or more of the following: a change in material pattern, a gable peak, a
change of color with trim, a change in material, the addition of
architectural detail plus trim board, or a change in pattern, and
b. Five (5) shrubs (minimum 2 gallon planted) along the applicable side of
the home which faces a common area.
Exhibit “F” – Page 9 of 16
4. Notwithstanding the material standards of this Section III(B) as many as ten
(10) homes shall be permitted to have no masonry to accommodate an
architectural style(s) which does not have masonry.
C. Windows:
1. Each front facade shall include a minimum of three (3) windows, and each
rear facade shall include a minimum of five (5) windows.
2. Each side facade shall include not less than one (1) window per floor.
Windows installed in a garage, a service door with a window, and transom
windows in bathroom or storage areas shall count as one window for purposes
of this requirement as long as the window(s) in the garage exceed an
aggregate of four (4) square feet in size.
3. In counting windows, a double-hung shall count as one (1) window and each
casement window where the glass is enclosed by vinyl, vinyl clad or
aluminum clad, or wood material frame shall count as one (1) window.
Windows shall be a minimum of twelve (12) square feet in size in order to
count towards the minimum window requirements on the front and rear of a
home and a minimum of four (4) square feet in size in order to count towards
the minimum window requirements on the sides of the home.
4. All windows on a home shall be trimmed on all four sides except for windows
that are (i) trimmed by Masonry, (ii) located on the front of the home and have
shutters on both sides of the window, or (iii) located within a portion of a
facade that is covered in Masonry. Trim boards shall not be less than 1" by 4"
(nominal) in size.
D. Garages: To encourage the pedestrian nature of Ambleside, garages should be
secondary to the main house and preferably, should be located to the rear of the
house. The massing of the garage should be distinguishable from the massing of
the house. Garage doors shall front the street since side or rear entry is not
feasible on the lot.
E. Driveways and Sidewalks: Installation of driveways and sidewalks are subject
to the following further building requirements:
1. The paved surface of the finished drive must be positioned so that it is no
closer to any Street Tree than 5 feet. If the location of existing Street Trees
does not make this feasible, then existing Street Trees shall be relocated in the
tree lawn by the Owner at his/her expense to effect the required spacing. The
proposed site for a relocated Street Tree must be approved by Controlling
Developer prior to the relocation.
2. Driveways should generally be located no closer than 2 feet to the lot line.
However, turnaround areas for side-loading garages only may be placed
within 6 inches of the lot line as long as the driveway is built to grade. For
Exhibit “F” – Page 10 of 16
such turnaround areas, it is suggested that a curb or bumper be installed to
prevent tires from damaging the lawn of adjoining lots, as well as to direct
storm water drainage from the adjoining lot. Turnaround areas not built at
grade must be located an additional one foot away from the lot line for each
vertical foot above or below grade; i.e., a one to one slope.
3. To encourage the pedestrian nature of Ambleside, builder is required to
construct a sidewalk from the front door to the public sidewalk.
F. Fencing
1. All proposed fences and walls must be located on the plot plan. The design of
all walls and fences are subject to approval by the Controlling Developer.
Fences are limited to wood picket in various configurations or wrought iron
(or its aluminum equivalent) not exceeding 42 inches in height, except as
follows:
a. A 6 foot fence may be constructed along any rear or side lot line.
b. For purposes of affording privacy to a patio or deck area, a fence not
exceeding 8 feet in height may be located in the permitted building area of
the lot.
2. Fences are to be painted; the color of paint must be approved by the
Controlling Developer.
3. Perimeter fences must be located in-line with fences on adjacent lots and must
tie to adjacent fences at lot comers.
4. No wall or fence may be constructed along the bank of any lake or pond
whether or not such lake or pond is located partially upon, or adjacent to, the
lot.
5. Only masonry walls not exceeding permitted fence heights may be installed.
All fence and wall heights are measured from grade level.
6. All fencing must be purchased from and installed by an approved fence
installer.
G. Monotony Mitigation
1. Minimum Number of Floor Plans: Area A shall have a minimum of four (4)
Floor Plans.
2. 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 five (5) lots across the street from the subject lot as illustrated in the below
diagram.
Exhibit “F” – Page 11 of 16
3. 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 primary exterior
color on the primary structure of the home.
4. Exterior Masonry Color: No two side by side homes on contiguous lots shall
have the same masonry color.
5. Anti-Monotony Exemption: Lots that either a) do not front the same street
with front doors facing the same street, or b) lots that share the same street
frontage and are separated by a street/ROW or 50’ wide green/open space
shall be exempt from this anti-monotony requirement. In this scenario, the
pattern shall reset.
IV. BUILDING REQUIREMENTS APPLICABLE IN AREA B
A. Roofs: Homes shall have a minimum of three (3) ridgelines, unless fewer is
consistent with a historical style of the home, in which case a minimum of two (2)
ridgelines are required. Only two (2) ridgelines are required if the front and two
sides of the first floor are masonry wrapped. Ridge lines shall only be considered
if they are horizontal ridges which form the peak of a pitched area that are a
minimum of four feet (4') in length. Covered and enclosed porches shall count as
a ridgeline.
B. Exterior Facades, Colors, and Materials:
1. Corner Breaks: Each home shall have a minimum of three (3) corner breaks
on the front facade and two (2) corner breaks on the rear facade. The exterior
corners of a covered porch, the outermost corners of the home, and a
projection with a height of no less than six (6) feet shall count toward this
requirement.
2. All homes shall have a masonry wainscot on the front facade. The wainscot
shall be a minimum height of the lower of (i) 36" above grade, or (ii) the
bottom of the windows of the home.
Exhibit “F” – Page 12 of 16
3. Side Façades Adjacent to public space: The side facade of dwellings adjacent
to Common Areas and street rights-of-way (including an alley) shall include:
b. Masonry wainscot per the standards of Section IV(B)(2) above.
c. One or more of the following: a change in material pattern, a gable peak
change in material, a change of color with trim, the addition of
architectural detail plus trim board, or a change in pattern, and
d. Five (5) shrubs (minimum 2 gallon planted) along the side of the home
which faces a common area or alley.
4. Notwithstanding the material standards of this Section IV(B) as many as ten
(10) homes shall be permitted to have no masonry to accommodate an
architectural style(s) which does not have masonry.
C. Windows:
1. Each front facade shall include a minimum of three (3) windows, and each
rear facade shall include a minimum of five (5) windows.
2. Each side facade shall include not less than one (1) window per floor.
Windows installed in a garage, a service door with a window, and transom
windows in bathroom or storage areas shall count as one window for purposes
of this requirement as long as the window(s) in the garage exceed an
aggregate of four (4) square feet in size.
3. In counting windows, a double-hung shall count as one (1) window and each
casement window where the glass is enclosed by vinyl, vinyl clad or
aluminum clad, or wood material frame shall count as one (1) window.
Windows shall be a minimum of twelve (12) square feet in size in order to
count towards the minimum window requirements on the front and rear of a
home and a minimum of four (4) square feet in size in order to count towards
the minimum window requirements on the sides of the home.
4. All windows on a home shall be trimmed on all four sides except for windows
that are (i) trimmed by Masonry, (ii) located on the front of the home and have
shutters on both sides of the window, or (iii) located within a portion of a
facade that is covered in Masonry. Trim boards shall not be less than 1" by 4"
(nominal) in size.
D. Garages: To encourage the pedestrian nature of Ambleside, garages shall be
secondary and located to the rear of the house. The massing of the garage should
be distinguishable from the massing of the house. Garage doors shall not front the
street if side or rear entry is feasible from an alley.
E. Driveways and Sidewalks: Installation of driveways and sidewalks are subject
to the following further building requirements:
1. The paved surface of the finished drive must be positioned so that it is no
closer to any Street Tree than 5 feet. If the location of existing Street Trees
does not make this feasible, then existing Street Trees shall be relocated in the
tree lawn by the Owner at his/her expense to effect the required spacing. The
Exhibit “F” – Page 13 of 16
proposed site for a relocated Street Tree must be approved by Controlling
Developer prior to the relocation.
2. Driveways should generally be located no closer than 2 feet to the lot line.
However, turnaround areas for side-loading garages only may be placed
within 6 inches of the lot line as long as the driveway is built to grade. For
such turnaround areas, it is suggested that a curb or bumper be installed to
prevent tires from damaging the lawn of adjoining lots, as well as to direct
storm water drainage from the adjoining lot. Turnaround areas not built at
grade must be located an additional one foot away from the lot line for each
vertical foot above or below grade; i.e., a one to one slope.
3. To encourage the pedestrian nature of Ambleside, builder is required to
construct a sidewalk from the front door to the public sidewalk.
F. Fencing:
1. All proposed fences and walls must be located on the plot plan. The design of
all walls and fences are subject to approval by the Controlling Developer.
Fences are limited to wood picket in various configurations or wrought iron
(or its aluminum equivalent) not exceeding 42 inches in height, except as
follows
a. A 6 foot fence may be constructed along any rear or side lot line.
b. For purposes of affording privacy to a patio or deck area, a fence not
exceeding 8 feet in height may be located in the permitted building area of
the lot.
2. Fences are to be painted; the color of paint must be approved by the
Controlling Developer.
3. Perimeter fences must be located in-line with fences on adjacent lots and must
tie to adjacent fences at lot comers.
4. No wall or fence may be constructed along the bank of any lake or pond
whether or not such lake or pond is located partially upon, or adjacent to, the
lot.
5. Only masonry walls not exceeding permitted fence heights may be installed.
All fence and wall heights are measured from grade level.
6. All fencing must be purchased from and installed by an approved fence
installer.
G. Monotony Mitigation:
1. Minimum Number of Floor Plans: Area B shall have a minimum of three (3)
Floor Plan.
2. 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 five (5) lots across the street from the subject lot as illustrated in the below
diagram.
Exhibit “F” – Page 14 of 16
3. 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 primary exterior
color on the primary structure of the home.
4. Exterior Masonry Color: No two side by side homes on contiguous lots shall
have the same masonry color.
5. Anti-Monotony Exemption: Lots that either a) do not front the same street
with front doors facing the same street, or b) lots that share the same street
frontage and are separated by a street/ROW or 50’ wide green/open space
shall be exempt from this anti-monotony requirement. In this scenario, the
pattern shall reset.
V. BUILDING REQUIREMENTS APPLICABLE IN AREA C
A. Garages: To encourage the pedestrian nature of Ambleside, garages garage doors
shall not front the street. Access shall be from an alley.
B. Exterior Facades, Colors, and Materials:
1. All units shall have a minimum if three (3) materials, colors, or patterns on the
front façade, one (1) of which shall be Masonry.
2. Side Façades Adjacent to public space: The sides of townhome buildings
adjacent to Common Areas or rights-of-way (including an alley) as shown on the
Conceptual Plan, shall include:
a. Masonry wainscot a minimum height of the lower of (i) 36" above grade, or
(ii) the bottom of the windows of the home,
b. One or more of the following on the applicable side of the home facing the
public space: a change in material pattern, a gable peak change in material, a
change of color with trim, the addition of architectural detail plus trim board,
or a change in pattern as shown on Exhibit E attached hereto, and
c. Five (5) shrubs (minimum 2 gallon planted) along the applicable side of
the dwelling which faces a common area.
Exhibit “F” – Page 15 of 16
3. Façade Articulation: Each unit within a townhome building shall be offset a
minimum of two (2) feet.
C. Windows:
1. Each front facade shall include a minimum of three (3) windows, and each rear
facade shall include a minimum of five (5) windows.
2. Each visible side facade shall include not less than one (1) window per floor.
Windows installed in a garage, a service door with a window, and transom
windows in bathroom or storage areas shall count as one window for purposes of
this requirement as long as the window(s) in the garage exceed an aggregate of
four (4) square feet in size.
3. In counting windows, a double-hung shall count as one (1) window and each
casement window where the glass is enclosed by vinyl, vinyl clad or aluminum
clad, or wood material frame shall count as one (1) window. Windows shall be a
minimum of twelve (12) square feet in size in order to count towards the
minimum window requirements on the front and rear of a home and a minimum
of four (4) square feet in size in order to count towards the minimum window
requirements on the sides of the unit.
4. All windows on a home shall be trimmed on all sides except for windows that are
(i) trimmed by Masonry, (ii) located on the front of the home and have shutters on
both sides of the window, or (iii) located within a portion of a facade that is
covered in Masonry. Trim boards shall not be less than 1" by 4" (nominal) in size.
D. Driveways and Sidewalks: Installation of driveways are subject to the following
further building requirements:
1. The paved surface of the finished drive must be positioned so that it is no closer to
any Street Tree than 5 feet. If the location of existing Street Trees does not make
this feasible, then existing Street Trees shall be relocated in the tree lawn by the
Owner at his/her expense to effect the required spacing. The proposed site for a
relocated Street Tree must be approved by Controlling Developer prior to the
relocation.
2. Driveways should generally be located no closer than 2 feet to the lot line.
However, turnaround areas for side-loading garages only may be placed within 6
inches of the lot line as long as the driveway is built to grade. For such turnaround
areas, it is suggested that a curb or bumper be installed to prevent tires from
damaging the lawn of adjoining lots, as well as to direct storm water drainage
from the adjoining lot. Turnaround areas not built at grade must be located an
additional one foot away from the lot line for each vertical foot above or below
grade; i.e., a one to one slope.
3. To encourage the pedestrian nature of Ambleside, builder is required to construct
a sidewalk from the front door to the public sidewalk.
E. Fencing: No fencing or walls shall be permitted on any lot.
Exhibit “F” – Page 16 of 16
F. Monotony Mitigation:
1. Minimum Number of Floor Plans: Area C shall have a minimum of two (2) Floor
Plans.
2. Exterior Color Package: Individual units shall incorporate various colors,
materials, patterns, and design features as depicted in Exhibit E.
Exhibit “FG” Page 1 of 12
Exhibit “G”
(Common Area Concept Imagery)
Exhibit “G” – Page 2 of 2
Exhibit “GH” Page 1 of 1
Exhibit “GH”
(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 063020H 082020 - PC.doc
TAB 15
Sponsors: Councilor _________
CARMEL, INDIANA
Ambleside Point
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-___-20
August 21, 2020
Version H 082120
2
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 ....................................................................................10
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 .....................................................................................18
Section 12. Exhibits .....................................................................................................................18
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 Architectural Standards
Exhibit G Green Space and Pedestrian Network Exhibit
Exhibit H Alley width and cross section
Note: All of the above Exhibits (A-H) 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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3
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
Exhibit F (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 as 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 sixty (260) 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:
a. 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).
b. All Dwellings shall provide a sidewalk connection from the front
door of each dwelling to sidewalk at the street or along the
perimeter of a common area.
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.
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6. Minimum Rear Yard Setback: Five (5) feet. Twenty-five (25) feet
along east perimeter of Real Estate.
7. Maximum Lot Coverage: Not Applicable.
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 shall face 146th
Street.
b. Alleys shall be required in Area C. Driveways on Lots in area B
shall only access alleys (no direct driveway to street access shall be
permitted).
c. All Dwellings shall provide a sidewalk connection from the front
door of each dwelling to sidewalk at the street or along the
perimeter of a common area.
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)
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B. Dwelling Architecture: Applicable architectural requirements and standards
are contained in Exhibit F (Architectural Standards) of this Ambleside Point
Ordinance.
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.
Section 5. Common Area Requirements. Common Area shall be in the areas generally
identified on the Concept Plan.
Section 5.1 A minimum of nineteen (19) acres, approximately thirty (30) percent, of
the District, shall be allocated to Common Area as generally illustrated on the Concept
Plan.
Section 5.2 Open space, including internal trails and paths, shall be provided as
generally depicted on the Concept Plan and as conceptually shown on Exhibit G (Green
Space and Pedestrian Network Exhibit) of this Ambleside Point Ordinance. An Open
Space Plan shall be submitted at the time of Development Plan review.
Section 5.3 Internal paths shall be of a width and location as generally depicted on
Exhibit G (Green Space and Pedestrian Network Exhibit). 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 paths is
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prevented from being installed as generally shown, then an alternative path 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
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 Development Plan / 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
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suitable substitute, and (iii) keeping the area free of refuse, debris, rank
vegetation and weeds.
Section 6.2. Areas to be landscaped.
A. Lots Adjacent to the east perimeter of the Real Estate. The following
plantings shall be required in the rear yard of all Lots along the east perimeter
of the Real Estate.
1. Adjacent to the Saddle Creek Subdivision three (3) 6-8 foot tall spruce
trees shall be required and shall be installed by the builder at the time a
Dwelling is constructed on the Lot(s).
2. Adjacent to the Autumn Wood Farms Subdivision existing
preserved/conserved vegetation shall be required per the requirements of
Section 6.3 (Tree Preservation) below.
3. These standards are in addition to the Foundation and Lot Planting
Standards of Section 6.2(C).
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
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).
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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
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. Tree Preservation Areas shall be required (i) along the
west perimeter of the Real Estate adjacent to the Saddle Creek subdivision
which shall be a minimum of ten (10) feet in width but shall be variable in
width and as shown generally on the Concept Plan and (ii) along the east
perimeter of the Real Estate adjacent to the Autumn Wood Farms subdivision
which shall be a minimum of ten (10) feet in width. 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
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.)
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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.
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.
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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 as amended below. Entryway Features shall require ADLS
Amendment approval.
1. A subdivision entry sign shall be permitted at (i) each of the two (2)
connections of internal streets to the 146th Street frontage road and (ii) at
each of the two (2) connection points to the Saddle Creek subdivision.
2. The signs shall be of a design and style as illustrated in Exhibit G.
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. Internal Street width and cross-section shall be designed to meet the City of
Carmel Local Street Standards.
C. Alleys shall be of a width and cross section design as illustrated on Exhibit
“H”.
D. 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 ten (10) foot with 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.
C. Internal paths shall be installed within the common area as generally shown
on Exhibit G subject to approval by the Surveyors Office regarding the legal
drain crossing.
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D. Connections shall be provided between internal paths/sidewalks 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. Amenities.
A. Dog Park
B. Playground (minimum dimension of 90’ by 50’)
C. Play Fields (central common area) as shown on Exhibit G.
D. In addition to the paths noted above in Section 8.3 small parks with seating
and landscaping shall be provided throughout the pedestrian network as
illustrated on Exhibit G.
Section 8.5. 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
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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;
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.
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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-H) 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 4
Exhibit “E”
(Architectural Character Imagery – Area C Lots)
Exhibit “E” – Page 2 of 4
Exhibit “E”
(Architectural Character Imagery – Area C Lots)
Exhibit “E” – Page 3 of 4
Exhibit “E”
(Architectural Character Imagery – Area C Lots)
Exhibit “E” – Page 4 of 4
Exhibit “E”
(Architectural Character Imagery – Area C Lots)
Exhibit “F” Page 1 of 16
Exhibit “F”
(Architectural Standards)
I. INTRODUCTION AND PROCEDURE
A. Character Imagery: Applicable Architectural Character Imagery, indicating
conceptually the intended architecture and appearance of Dwellings is included
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. Improvements subject to regulation: Construction of (i) any building, fence,
wall, swimming pool, tennis court, patio, parking area or other structure on a lot
or (ii) the installation of any plantings or exterior lighting on a lot, require the
prior written approval of the Controlling Developer and must be undertaken in
compliance with the provisions of the Ambleside Point Ordinance.
C. Lot Development Plan:
1. No Dwelling construction may commence in Ambleside without the prior
written approval by the Controlling Developer of a Lot Development Plan.
2. All Building Activity must be undertaken in compliance with the approved
Lot Development Plan.
D. Alterations: If a proposed floor plan or elevation is deemed non-compliant with
the standards set forth in this Ambleside Point Ordinance, then the Director of the
Department of Community Services (the “Director”) or the Director’s Designee
may review and approve if the Director determines that the floor plan or elevation
meets the intent of the Architectural Standards. As an alternative, the Residential
Committee of the Plan Commission may approve a proposed floor plan or
elevation by a majority vote.
II. BUILDING REQUIREMENTS APPLICABLE TO ALL LOTS
A. Thematic Character: Ambleside will be unified by a common design theme
reflective of the vernacular architectural styles found in an Indiana community
which evolved over a period from 1810 to 1940. Residential structures are to be
predominantly Victorian, Federal, Greek Revival, Italianate, Gothic Revival,
Prairie, Craftsman, New Traditional, Colonial and Tudor in style, although other
residential styles common in nineteenth and early twentieth century Indiana towns
are also encouraged.
Exhibit “F” – Page 2 of 16
Structures are not required to be imitative but must incorporate the salient features
of the approved architectural style. Diversity of style and design elements is
essential to avoid monotonous repetition. The design goal is to capture a moment
of time which is convincingly reflective of the natural growth of a community
over a 100+ year period.
Illustrations of approved architectural styles can be found in the chapters of the
book "THE FIELD GUIDE TO AMERICAN HOUSES" by Virginia and Lee
McAlester.
B. General Design Principles:
1. Buildings shall define the streetscape through the use of established setbacks
for each block. The streetscape shall be reinforced by lines of shade trees, and
may be further reinforced by walls, hedges, or fences which define front
yards.
2. Buildings shall be designed to be compatible with the height and massing of
adjacent buildings, as well as in relation to the human scale.
3. Buildings shall be located to front towards and relate to the street, both
functionally and visually.
5. All materials, colors, and architectural details used on the exterior of a
building shall be compatible with the building's style, and with each other. A
building designed of an architectural style that normally includes certain
integral materials, colors, and/or details shall incorporate such into its design.
C. Building Design: The architectural design of all improvements to be located on
the lot is subject to the prior approval of the Controlling Developer. Only
architectural styles designated by Controlling Developer as appropriate for the
area in which the lot is located will be approved.
D. Roofs:
The pitch, shape and form of the roof are critical elements in rendering faithfully
an architectural style, establishing appropriate massing and creating a pleasing
streetscape. The style, color and texture of the roofing material must be
appropriate to the building style and should vary among structures of the same
style.
Roof pitches must be consistent with the style of the structure. Generally, roofs
should be simply and symmetrically pitched and only in the configuration of
gables and hips, with pitches ranging from 6:12 to 14:12. Gable, dormer and
porch roof pitches may vary to achieve various architectural styles. Shed roofs
(which pitch in one direction) are permitted only when the ridge is attached to an
exterior wall of a building, in which instance the pitch shall be between 4: 12 and
14: 12. Flat roofs, if necessary to the historic style of the structure, are permitted if
edged by a railing or parapet. The railing pattern must be consistent with the style
of the structure.
Exhibit “F” – Page 3 of 16
Roofs should be clad in wood shingles, slate, diamond tab or other quality asphalt
shingles or metal and should have an architecturally correct overhang if
appropriate to the style. If asphalt shingles are used, then the shingles shall be 30-
year dimensional asphalt shingles.
All vents, attic ventilators, turbines, flues and other roof penetrations must be
painted to match the color of the roof or flat black except those made of metal
which may be left natural. Roofs shall have ridge vents or vents shall attach to
the rear or side of the unit to reduce visibility from the street.
Overhangs shall be a min. 12” roof overhang prior to the installation of masonry
or siding material (where masonry meets any overhang, the overhang shall be 8”
min.).
E. Exterior Facades, Colors, and Materials:
1. Base colors and complementary or contrast colors should be compatible with
the style of the structure. All exterior colors are subject to Controlling
Developer approval.
2. Facades must have a defined base or foundation, a middle or modulated wall
and a top formed by a pitched roof or articulated cornice, in each instance
appropriate to the building style.
3. Approved facade materials include: wood, smooth cut cedar shingles (4"- 6"
exposed to the weather); wood clapboard (411-611 exposed to the weather);
wood beaded siding (7" exposed to the weather); fiber cement siding; brick;
stone; manufactured or synthetic stone or brick; limestone; natural stone;
cultured stone; stucco with smooth finish; and dryvit (EIFS) or equivalent
with smooth finish. If used, stucco and EIFS may only be used from 8’ off of
the ground and above.
4. Foundation walls of poured concrete may be exposed no more than 12 inches
above grade. No concrete block may be exposed.
5. Building facades of non-masonry material shall have all openings trimmed in
wood boards 1 x 4 inch nominal width and corners trimmed in wood boards of
1 x 6 inch nominal width (except where the style requires a wider width).
Doors may have wider trim. No rough sawn trim is permitted.
6. Facades constructed of more than one material shall only change material
along a horizontal line (not a vertical or diagonal line). The heaver material
shall always be placed beneath the lighter material.
7. The front and side facades of all buildings adjacent to a public street or
Common Area shall be of the same materials and similarly detailed except
where inappropriate to the historic style of the structure.
8. Gables atop brick walls may be finished in fiber cement, stucco, wood, or
other similar material if appropriate to the historic style of the structure;
otherwise, the gables should be finished in brick.
9. Brick shall be laid and stone set in a pattern appropriate to the architectural
style of the building. Butt joints between siding pieces may be caulked or
covered, but must be painted.
Exhibit “F” – Page 4 of 16
10. Exposed surfaces of all chimneys must be brick, stone, including "cultured
stone" type material or stucco, with chimney caps if appropriate. Flues must
be tile or metal.
F. Entrances:
1. All entrances to a building should be defined and articulated by architectural
elements such as lintels, pediments, pilasters, columns, porticoes, porches,
overhangs, railings, balustrades, and other design elements appropriate to the
architectural style. Any such element utilized shall be architecturally
compatible with the style, materials, colors, and details of the building as a
whole.
2. The location, orientation, proportion and style of doors must faithfully reflect
the style of the structure. Sidelights, trim and transoms appropriate to the style
must be incorporated in entries.
3. Doors may be of wood or fiberglass with a wood veneer. "Sliding" or "patio"
doors are permitted if not visible from a public viewshed. Storm doors and
screen doors shall be full view without decorative trim. Double doors should
not exceed 5'4” in overall width unless divided by a 4 inch minimum width
post.
4. Doors shall have glass, raised panels, or both. Storm doors and screen doors
shall be finished to match the door they serve or the trim around it.
5. Stoops shall be made of materials compatible with the architectural style of
the structure. If made of wood, stoops shall be painted a color approved by the
Controlling Developer.
G. Windows:
1. Fenestration shall be architecturally compatible with the style, materials,
colors and details of the building.
2. Window design is an integral feature of an architectural style. The number of
panes, the way it opens, the trim around it and whether it is embellished with
shutters must be consistent with the style of the structure. Variation in window
size, configuration, spacing and number of panes can distinguish structures
and contribute to a pleasing mix of compatible facades. Windows should be
vertically proportioned with upper story windows vertically aligned with the
location of windows and doors on the ground level, unless inconsistent with
the architectural style.
3. Window type shall be vinyl, vinyl clad, aluminum clad or wood. Glass shall
be clear and free of color except where stained or art glass is appropriate to
the historic style of the structure.
4. All windows shall have the appearance of true divided lites by way of window
grids.
Exhibit “F” – Page 5 of 16
H. Trim:
1. Eaves, corner boards, gable and eave boards, pediments, friezes, lintels,
pilasters, sills, quoins, bargeboards, belt courses, balustrades, brackets, hood
molds and other trim features are defining characteristics of various approved
architectural styles and must be included in the design of the structure. The
absence of essential detail detracts from the integrity of the design and
destroys the character of the facade. The entablature is a defining design
element in Greek Revival architecture and should receive careful attention.
With Gothic Revival designs, special attention must be given to gable-ends.
No rough sawn wood may be used.
2. Columns and pilasters shall be of an order appropriate to the architectural
style of the structure. Where appropriate to the style of the structure, lintels
shall extend horizontally beyond the window opening an appropriate distance.
I. Dormers, Gables, Bays and Towers:
1. Dormers are frequently found on houses designed in the Federal style,
particularly in those structures reflecting the transition from the Georgian
style. The proportion of dormers is critical to the successful articulation of the
roofline. Attention to window detailing of dormers is as important as that to be
given the primary facade windows. Dormers shall be roofed with a
symmetrical gable, hip or barrel roof.
2. Gothic Revival is characterized by acute angled gables enriched with
bargeboards which hang from the projecting end of a roof, cover the gables
and are often carved and ornamented. Other Gothic details include swags
attached to the verge of the eave, extending only part way down the rake of
the gable, a triangle (peak decoration) which fills the void at the peak of the
gable and gable end ventilators. Appropriate detailing of such features is
essential to effect a correct design.
3. High-style Italianate homes often included towers and bays protruding from
and above the main block of the house. The location and scale of such features
is important. Protruding towers are characteristic of Queen Ann structures.
J. Piers and Arches: Piers and arches shall be constructed of brick or block with a
stucco finish. Masonry arches shall not be less than eight inches in thickness.
Keystones in masonry arches shall be centered on the arch and have sides radial to
the arch. Piers of masonry shall be no less than 12 inches in width and 8 inches in
depth.
K. Awnings: Fixed or retractable awnings are permitted if they complement a
building's architectural style, materials, colors, and details; do not conceal
architectural features, such as cornices, columns, pilasters, or decorative details;
do not impair facade composition; and are designed as an integral part of the
Exhibit “F” – Page 6 of 16
facade. Canvas is the preferred material, although other water-proofed fabrics
may be used; metal or aluminum awnings are prohibited. Awning style, color and
material are subject to approval by the Controlling Developer.
L. Protruding Elements:
1. All air conditioning units, HV AC systems, exhaust pipes or stacks, elevator
housing, and (to the extent permitted by federal law) satellite dishes and other
telecommunications receiving devices shall be screened from view from the
public right-of-way and from adjacent properties by using walls, fencing, roof
elements, penthouse-type screening devices, or landscaping. No satellite
dishes may be located within 6 feet of the front facade.
2. Skylights shall be flat in profile. Skylights, solar panels, vent stacks and other
roof protrusions shall not be placed on a roof facing a street nor shall they be
visibly obtrusive from public viewsheds.
M. Garages and Driveways:
1. All dwellings shall have a minimum 2-car garage.
2. Two car garages shall be designed with decorative garage doors. Third car
garages should be recessed from the main garage facade by a minimum of 2
feet and visually designed to form a secondary building volume.
3. All garage doors shall be built of wood, embossed hardboard, embossed steel,
fiberglass, or aluminum and shall have a minimum of one (1) of the following:
windows, raised panels, decorative hardware, or other similar decorative
features. Garage doors shall not exceed 18 feet in width for a two-car bay and
9 feet in width for a single-car bay. Garage doors shall be painted a color to
match the predominant color of the home or a color to accent the front façade.
4. The width of the finished drive shall be no more than 16 feet at the sidewalk
(or property line for rear load units) with maximum six-foot tapers between
the sidewalk and the curb.
N. Sidewalks:
1. Sidewalks must be installed within 30 days following substantial completion
of the principal structure on the lot, or within one year following purchase of
the lot, whichever first occurs.
2. Sidewalks from the front entry of the building to the public sidewalk shall be
constructed of concrete, brick, slate or bluestone.
3. Public sidewalks in predominantly residential areas must be 5 feet in width
and constructed of concrete or other approved pavement materials. Asphalt is
not approved for such purpose.
Exhibit “F” – Page 7 of 16
4. Sidewalks must be flush to the ground and constructed in accordance with the
design standards of the City of Carmel to the extent such standards are not
inconsistent with the Zoning Ordinance or these Guidelines.
O. Mailboxes and Newspaper Boxes:
1. All mailboxes must be of uniform size, type and color. An approved mailbox
is included in the lot purchase.
2. Newspaper boxes or receptacles may be incorporated into the mailbox. No
other boxes are allowed.
P. Walls and Fences:
1. Walls and fences shall be architecturally compatible with the style, materials,
and colors of the principal building on the same lot. Stone walls or brick walls
with a stone or cast stone cap, wood or wrought iron fences, masonry or
stucco walls, and stone piers are encouraged. Solid wood fences are permitted
in rear and side yards only. Fence locations and patterns are subject to the
approval of the Controlling Developer.
2. Gates in fences shall be built of the fence material. Gates in garden walls may
be of wood or wrought iron.
3. Retaining walls not visible from a public viewshed may be constructed of
brick, stone, concrete or wood.
4. Fences built of wood shall be stained or painted a color approved by the
Controlling Developer. Fences built of wrought iron shall be painted black.
5. Brick walls shall be no less than 8 inches wide and capped. The cap shall
overhang the wall no less than 2 inches on each side.
6. Garden walls of brick or stone shall be capped in a brick rowlock course of
brick, cut brick or dressed coping stone 1-1/2 to 3 inches thick.
7. All walls and/or fences require approval by the Controlling Developer prior to
installation. No chain link, stockade or split rail fencing is permitted.
8. Specific requirements applicable to Areas A, B, and C are set forth in
subsequent sections of these Requirements.
Q. Exterior Lighting:
1. Light fixtures attached to the exterior of a building shall be architecturally
compatible with the style, materials, colors, and details of the building.
2. One (1) dawn to dusk coach light on a photo cell shall be located at the front
door/front entry to the dwelling, and two (2) dawn to dusk coach lights on a
photo cell shall flank the garage door(s). Yard/Post lights shall not be
required. Also, see Section 4.7 for lot lighting standards.
Exhibit “F” – Page 8 of 16
R. Accessory Structures: Any and all improvements made to a homesite (including
pools, swing sets, decks, gazebos, satellite dishes, etc.) must receive prior
approval by the Controlling Developer. Concrete pads for basketball goals must
not be placed within plotted drainage, utility, or pipeline easements located on any
lot. No mini barns, satellite dishes greater than 18 inches in diameter, above
ground pools, window air conditioners or storage sheds are permitted.
S. Premises Identification: Each residential structure shall display a uniform street
address plaque on the front facade at a location approved by the Controlling
Developer. Such plaque shall be of a size, style, color and material specified by
the Controlling Developer. An approved address plaque is included in the lot
purchase and may be obtained from the Controlling Developer.
III. BUILDING REQUIREMENTS APPLICABLE IN AREA A
A. Roofs: Homes shall have a minimum of three (3) ridgelines, unless fewer is
consistent with a historical style of the home, in which case a minimum of two (2)
ridgelines are required. Only two (2) ridgelines are required if the front and two
sides of the first floor are masonry wrapped. Ridge lines shall only be considered
if they are horizontal ridges which form the peak of a pitched area that are a
minimum of four feet (4') in length. Covered and enclosed porches shall count as
a ridgeline.
B. Exterior Facades, Colors, and Materials:
1. Corner Breaks: Each home shall have a minimum of three (3) corner breaks
on the front facade and two (2) corner breaks on the rear facade. The exterior
corners of a covered porch, the outermost corners of the home, and a
projection with a height of no less than six (6) feet shall count toward this
requirement.
2. All homes shall have a masonry wainscot on the front facade. The wainscot
shall be a minimum height of the lower of (i) 36" above grade, or (ii) the
bottom of the windows of the home.
3. Side Façades Adjacent to public space: The side facade of dwellings adjacent
to Common Areas and street rights-of-way shall include:
a. Masonry wainscot per the standards of Section III(B)(2) above.
a. One or more of the following: a change in material pattern, a gable peak, a
change of color with trim, a change in material, the addition of
architectural detail plus trim board, or a change in pattern, and
b. Five (5) shrubs (minimum 2 gallon planted) along the applicable side of
the home which faces a common area.
Exhibit “F” – Page 9 of 16
4. Notwithstanding the material standards of this Section III(B) as many as ten
(10) homes shall be permitted to have no masonry to accommodate an
architectural style(s) which does not have masonry.
C. Windows:
1. Each front facade shall include a minimum of three (3) windows, and each
rear facade shall include a minimum of five (5) windows.
2. Each side facade shall include not less than one (1) window per floor.
Windows installed in a garage, a service door with a window, and transom
windows in bathroom or storage areas shall count as one window for purposes
of this requirement as long as the window(s) in the garage exceed an
aggregate of four (4) square feet in size.
3. In counting windows, a double-hung shall count as one (1) window and each
casement window where the glass is enclosed by vinyl, vinyl clad or
aluminum clad, or wood material frame shall count as one (1) window.
Windows shall be a minimum of twelve (12) square feet in size in order to
count towards the minimum window requirements on the front and rear of a
home and a minimum of four (4) square feet in size in order to count towards
the minimum window requirements on the sides of the home.
4. All windows on a home shall be trimmed on all four sides except for windows
that are (i) trimmed by Masonry, (ii) located on the front of the home and have
shutters on both sides of the window, or (iii) located within a portion of a
facade that is covered in Masonry. Trim boards shall not be less than 1" by 4"
(nominal) in size.
D. Garages: To encourage the pedestrian nature of Ambleside, garages should be
secondary to the main house and preferably, should be located to the rear of the
house. The massing of the garage should be distinguishable from the massing of
the house. Garage doors shall front the street since side or rear entry is not
feasible on the lot.
E. Driveways and Sidewalks: Installation of driveways and sidewalks are subject
to the following further building requirements:
1. The paved surface of the finished drive must be positioned so that it is no
closer to any Street Tree than 5 feet. If the location of existing Street Trees
does not make this feasible, then existing Street Trees shall be relocated in the
tree lawn by the Owner at his/her expense to effect the required spacing. The
proposed site for a relocated Street Tree must be approved by Controlling
Developer prior to the relocation.
2. Driveways should generally be located no closer than 2 feet to the lot line.
However, turnaround areas for side-loading garages only may be placed
within 6 inches of the lot line as long as the driveway is built to grade. For
Exhibit “F” – Page 10 of 16
such turnaround areas, it is suggested that a curb or bumper be installed to
prevent tires from damaging the lawn of adjoining lots, as well as to direct
storm water drainage from the adjoining lot. Turnaround areas not built at
grade must be located an additional one foot away from the lot line for each
vertical foot above or below grade; i.e., a one to one slope.
3. To encourage the pedestrian nature of Ambleside, builder is required to
construct a sidewalk from the front door to the public sidewalk.
F. Fencing
1. All proposed fences and walls must be located on the plot plan. The design of
all walls and fences are subject to approval by the Controlling Developer.
Fences are limited to wood picket in various configurations or wrought iron
(or its aluminum equivalent) not exceeding 42 inches in height, except as
follows:
a. A 6 foot fence may be constructed along any rear or side lot line.
b. For purposes of affording privacy to a patio or deck area, a fence not
exceeding 8 feet in height may be located in the permitted building area of
the lot.
2. Fences are to be painted; the color of paint must be approved by the
Controlling Developer.
3. Perimeter fences must be located in-line with fences on adjacent lots and must
tie to adjacent fences at lot comers.
4. No wall or fence may be constructed along the bank of any lake or pond
whether or not such lake or pond is located partially upon, or adjacent to, the
lot.
5. Only masonry walls not exceeding permitted fence heights may be installed.
All fence and wall heights are measured from grade level.
6. All fencing must be purchased from and installed by an approved fence
installer.
G. Monotony Mitigation
1. Minimum Number of Floor Plans: Area A shall have a minimum of four (4)
Floor Plans.
2. 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 five (5) lots across the street from the subject lot as illustrated in the below
diagram.
Exhibit “F” – Page 11 of 16
3. 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 primary exterior
color on the primary structure of the home.
4. Exterior Masonry Color: No two side by side homes on contiguous lots shall
have the same masonry color.
5. Anti-Monotony Exemption: Lots that either a) do not front the same street
with front doors facing the same street, or b) lots that share the same street
frontage and are separated by a street/ROW or 50’ wide green/open space
shall be exempt from this anti-monotony requirement. In this scenario, the
pattern shall reset.
IV. BUILDING REQUIREMENTS APPLICABLE IN AREA B
A. Roofs: Homes shall have a minimum of three (3) ridgelines, unless fewer is
consistent with a historical style of the home, in which case a minimum of two (2)
ridgelines are required. Only two (2) ridgelines are required if the front and two
sides of the first floor are masonry wrapped. Ridge lines shall only be considered
if they are horizontal ridges which form the peak of a pitched area that are a
minimum of four feet (4') in length. Covered and enclosed porches shall count as
a ridgeline.
B. Exterior Facades, Colors, and Materials:
1. Corner Breaks: Each home shall have a minimum of three (3) corner breaks
on the front facade and two (2) corner breaks on the rear facade. The exterior
corners of a covered porch, the outermost corners of the home, and a
projection with a height of no less than six (6) feet shall count toward this
requirement.
2. All homes shall have a masonry wainscot on the front facade. The wainscot
shall be a minimum height of the lower of (i) 36" above grade, or (ii) the
bottom of the windows of the home.
Exhibit “F” – Page 12 of 16
3. Side Façades Adjacent to public space: The side facade of dwellings adjacent
to Common Areas and street rights-of-way (including an alley) shall include:
b. Masonry wainscot per the standards of Section IV(B)(2) above.
c. One or more of the following: a change in material pattern, a gable peak
change in material, a change of color with trim, the addition of
architectural detail plus trim board, or a change in pattern, and
d. Five (5) shrubs (minimum 2 gallon planted) along the side of the home
which faces a common area or alley.
4. Notwithstanding the material standards of this Section IV(B) as many as ten
(10) homes shall be permitted to have no masonry to accommodate an
architectural style(s) which does not have masonry.
C. Windows:
1. Each front facade shall include a minimum of three (3) windows, and each
rear facade shall include a minimum of five (5) windows.
2. Each side facade shall include not less than one (1) window per floor.
Windows installed in a garage, a service door with a window, and transom
windows in bathroom or storage areas shall count as one window for purposes
of this requirement as long as the window(s) in the garage exceed an
aggregate of four (4) square feet in size.
3. In counting windows, a double-hung shall count as one (1) window and each
casement window where the glass is enclosed by vinyl, vinyl clad or
aluminum clad, or wood material frame shall count as one (1) window.
Windows shall be a minimum of twelve (12) square feet in size in order to
count towards the minimum window requirements on the front and rear of a
home and a minimum of four (4) square feet in size in order to count towards
the minimum window requirements on the sides of the home.
4. All windows on a home shall be trimmed on all four sides except for windows
that are (i) trimmed by Masonry, (ii) located on the front of the home and have
shutters on both sides of the window, or (iii) located within a portion of a
facade that is covered in Masonry. Trim boards shall not be less than 1" by 4"
(nominal) in size.
D. Garages: To encourage the pedestrian nature of Ambleside, garages shall be
secondary and located to the rear of the house. The massing of the garage should
be distinguishable from the massing of the house. Garage doors shall not front the
street if side or rear entry is feasible from an alley.
E. Driveways and Sidewalks: Installation of driveways and sidewalks are subject
to the following further building requirements:
1. The paved surface of the finished drive must be positioned so that it is no
closer to any Street Tree than 5 feet. If the location of existing Street Trees
does not make this feasible, then existing Street Trees shall be relocated in the
tree lawn by the Owner at his/her expense to effect the required spacing. The
Exhibit “F” – Page 13 of 16
proposed site for a relocated Street Tree must be approved by Controlling
Developer prior to the relocation.
2. Driveways should generally be located no closer than 2 feet to the lot line.
However, turnaround areas for side-loading garages only may be placed
within 6 inches of the lot line as long as the driveway is built to grade. For
such turnaround areas, it is suggested that a curb or bumper be installed to
prevent tires from damaging the lawn of adjoining lots, as well as to direct
storm water drainage from the adjoining lot. Turnaround areas not built at
grade must be located an additional one foot away from the lot line for each
vertical foot above or below grade; i.e., a one to one slope.
3. To encourage the pedestrian nature of Ambleside, builder is required to
construct a sidewalk from the front door to the public sidewalk.
F. Fencing:
1. All proposed fences and walls must be located on the plot plan. The design of
all walls and fences are subject to approval by the Controlling Developer.
Fences are limited to wood picket in various configurations or wrought iron
(or its aluminum equivalent) not exceeding 42 inches in height, except as
follows
a. A 6 foot fence may be constructed along any rear or side lot line.
b. For purposes of affording privacy to a patio or deck area, a fence not
exceeding 8 feet in height may be located in the permitted building area of
the lot.
2. Fences are to be painted; the color of paint must be approved by the
Controlling Developer.
3. Perimeter fences must be located in-line with fences on adjacent lots and must
tie to adjacent fences at lot comers.
4. No wall or fence may be constructed along the bank of any lake or pond
whether or not such lake or pond is located partially upon, or adjacent to, the
lot.
5. Only masonry walls not exceeding permitted fence heights may be installed.
All fence and wall heights are measured from grade level.
6. All fencing must be purchased from and installed by an approved fence
installer.
G. Monotony Mitigation:
1. Minimum Number of Floor Plans: Area B shall have a minimum of three (3)
Floor Plan.
2. 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 five (5) lots across the street from the subject lot as illustrated in the below
diagram.
Exhibit “F” – Page 14 of 16
3. 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 primary exterior
color on the primary structure of the home.
4. Exterior Masonry Color: No two side by side homes on contiguous lots shall
have the same masonry color.
5. Anti-Monotony Exemption: Lots that either a) do not front the same street
with front doors facing the same street, or b) lots that share the same street
frontage and are separated by a street/ROW or 50’ wide green/open space
shall be exempt from this anti-monotony requirement. In this scenario, the
pattern shall reset.
V. BUILDING REQUIREMENTS APPLICABLE IN AREA C
A. Garages: To encourage the pedestrian nature of Ambleside, garages garage doors
shall not front the street. Access shall be from an alley.
B. Exterior Facades, Colors, and Materials:
1. All units shall have a minimum if three (3) materials, colors, or patterns on the
front façade, one (1) of which shall be Masonry.
2. Side Façades Adjacent to public space: The sides of townhome buildings
adjacent to Common Areas or rights-of-way (including an alley) as shown on the
Conceptual Plan, shall include:
a. Masonry wainscot a minimum height of the lower of (i) 36" above grade, or
(ii) the bottom of the windows of the home,
b. One or more of the following on the applicable side of the home facing the
public space: a change in material pattern, a gable peak change in material, a
change of color with trim, the addition of architectural detail plus trim board,
or a change in pattern as shown on Exhibit E attached hereto, and
c. Five (5) shrubs (minimum 2 gallon planted) along the applicable side of
the dwelling which faces a common area.
Exhibit “F” – Page 15 of 16
3. Façade Articulation: Each unit within a townhome building shall be offset a
minimum of two (2) feet.
C. Windows:
1. Each front facade shall include a minimum of three (3) windows, and each rear
facade shall include a minimum of five (5) windows.
2. Each visible side facade shall include not less than one (1) window per floor.
Windows installed in a garage, a service door with a window, and transom
windows in bathroom or storage areas shall count as one window for purposes of
this requirement as long as the window(s) in the garage exceed an aggregate of
four (4) square feet in size.
3. In counting windows, a double-hung shall count as one (1) window and each
casement window where the glass is enclosed by vinyl, vinyl clad or aluminum
clad, or wood material frame shall count as one (1) window. Windows shall be a
minimum of twelve (12) square feet in size in order to count towards the
minimum window requirements on the front and rear of a home and a minimum
of four (4) square feet in size in order to count towards the minimum window
requirements on the sides of the unit.
4. All windows on a home shall be trimmed on all sides except for windows that are
(i) trimmed by Masonry, (ii) located on the front of the home and have shutters on
both sides of the window, or (iii) located within a portion of a facade that is
covered in Masonry. Trim boards shall not be less than 1" by 4" (nominal) in size.
D. Driveways and Sidewalks: Installation of driveways are subject to the following
further building requirements:
1. The paved surface of the finished drive must be positioned so that it is no closer to
any Street Tree than 5 feet. If the location of existing Street Trees does not make
this feasible, then existing Street Trees shall be relocated in the tree lawn by the
Owner at his/her expense to effect the required spacing. The proposed site for a
relocated Street Tree must be approved by Controlling Developer prior to the
relocation.
2. Driveways should generally be located no closer than 2 feet to the lot line.
However, turnaround areas for side-loading garages only may be placed within 6
inches of the lot line as long as the driveway is built to grade. For such turnaround
areas, it is suggested that a curb or bumper be installed to prevent tires from
damaging the lawn of adjoining lots, as well as to direct storm water drainage
from the adjoining lot. Turnaround areas not built at grade must be located an
additional one foot away from the lot line for each vertical foot above or below
grade; i.e., a one to one slope.
3. To encourage the pedestrian nature of Ambleside, builder is required to construct
a sidewalk from the front door to the public sidewalk.
E. Fencing: No fencing or walls shall be permitted on any lot.
Exhibit “F” – Page 16 of 16
F. Monotony Mitigation:
1. Minimum Number of Floor Plans: Area C shall have a minimum of two (2) Floor
Plans.
2. Exterior Color Package: Individual units shall incorporate various colors,
materials, patterns, and design features as depicted in Exhibit E.
Exhibit “G” Page 1 of 2
Exhibit “G”
(Common Area Concept Imagery)
Exhibit “G” – Page 2 of 2
Exhibit “H” Page 1 of 1
Exhibit “H”
(Alley width and cross section)
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 H 082020 - PC.doc