HomeMy WebLinkAboutPacket 02-07-06
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CARMEL, INDIANA
INDIANA LAND DEVELOPMENT
CHANGE IN ZONING
CLASSIFICATION
43.6 Acres south of 131st Street
- and west of Towne Road
Docket No. 05050003Z
...
City of Carmel
Special Studies Committee -February 7, 2006
Applicant: Indiana Land Development
Attention: Paul Shoopman
Phone: 415-0459
Attorney: Charles D. Frankenberger
NELSON & FRANKENBERGER
3105 East 98th Street, Suite 170
Indianapolis, IN 46280
Telephone: (317) 844-0106
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Table of Contents
1. Explanation.
2. Aerial photograph.
3. Concept Plan.
4. Landscape Plan.
5. Tree Preservation Plan.
6. Photographs exemplifying types of residences to be built on 61-foot lots.
7. Conceptual artistic renderings exemplifying types of residences to be built on 61-foot
lots.
8. Conceptual artistic renderings exemplifying types of residences to be built on alley-
accessed 51-foot lots.
9. Photos exemplifying types of townhomes to be built.
10. Detail of entry monumentation and signage.
11. Detail of amenity/common areas.
12. Examples of architectural detail.
A. Trim sections.
B. Chimneys.
C. Windows and doors.
D. Handi plank exteriors.
13. Architectural enhancements.
14. PUD Ordinance
H:\brad\Indiana Land DevlCarmel-126th Street Fortune\Table of Contents. doc
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Exolanation
Indiana Land Development Corporation is the contract purchaser of 43.6 acres of real
estate located south of 131 st Street, north of 126th Street, and just west of Towne Road. The real
estate is identified on the aerial photograph included in this brochure.
The 43.6 acres form a narrow, rectangular parcel, abutted on the east and west by sections
of the Villages at West Clay. To the immediate east are (i) a high-density single-family section,
and multifamily section of the Villages at West Clay, and (ii) a high-intensity commercial/retail
section of the Villages at West Clay.
In order to provide transition, Indiana Land Development filed its request for a change in
zoning from the existing S 1 district to a PUD district. Since originally filing, significant changes
were made. A recap of some of the significant revisions, discussed during the Special Studies
Committee meeting of September 6, 2005, is included in this brochure.
During the Special Studies Committee on September 6, 2005, and in numerous meetings
with remonstrators, Indiana Land Development received additional input, and subsequently
revised its proposal, accordingly. A revised concept plan was then prepared and reviewed at the
last Special Studies Committee meeting on January 3, 2006. The significant changes include the
following:
1. Commercial. Limited commercial and civic uses were originally proposed in
Sub-Area A. These have been eliminated.
2. Density. Density has been reduced from 4.2 units per acre to 2.98 units per acre.
This is significantly less than the section of the Villages of West Clay to the
immediate east.
At the last Special Studies Committee meeting on January 3,2006, we indicated that we
would return in February with revised plans corresponding to the changes discussed above. To
this end, a revised concept plan, landscape plan, tree preservation plan, and PUD ordinance are
included in this brochure. In addition, we have included photographs and renderings of
residences evidencing architectural enhancements.
We look forward to presenting this to the Special Studies Committee on February 7,
2006.
Respectfully submitted,
NELSON & FRANKENBERGER
L~/~e-- /~ -L-c;r--
Charles D. Frankenberger
H:\brad\Indiana Land DevICarmel-126th Street Fortune\Explaoation 020606 sse Brochure.doc
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FORTUNE SITE
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DATE: Cl6.08.0S
DESIGNED BY: GG
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FORTUNE SITE
HAMILTON COUNTY, INDIANA
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TREE PRESERVATION PLAN
FORTUNE FARMS
INDIANA LAND DEVELOPMENT CORPORATION
8170 ZIONSViLLE ROAD
ItlDIANAPOLlS, INDiANA 46268
O~26-0il
050-35~' 2[;000
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CRIPE
7172 GRAHAM ROAD
iNDIANAPOUS, !NDIANA
(317) 842-6777 FAX {~17)
(-Moil <:r;~,e@C;fipe: bi~
Architects & Engineers
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EXISTING TREE(5EEUHIBITC- TRHPREstRVAOON
PlAN PREPAREDSYL>>lO0fSICNFOR TREE SP(CIESj
TREE PRESERVATION KEY
TREE PRESOOATlON AREA AND TREES TO PRESSlVE
TllEESTOTRANSPlANIElTHERONSlTf:
QRTOA8NEYClEN
@ffiEESlDT,,"SI'W<TONO"
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TREES TO & RO.lOVEO
R.>~I l.lnnoo~mp.nl Prnrtirl"S for ind,,~ion on enoin......p.d n-o.inns
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The Irees within the pt"eser><olion zones sholl ~ fert~izell ~fore cOIlsll\lctOolll>e<jinslo increuse
l~r,.;qDr_ This,.;1I in"eose their obihly to hondle slre'ls from condrocbon
All silecontroctors sholl meet with IneConsull;.,gArboristot lIlesile prior to beqinninq wor kto
review all wor\< procedures, access ond houl routes, and tree protection measures
Tree proteclion fencing sholl be inslol~d at the driphne (where possible) 01 the trees in the buffer
lone and proper 1'ree Pre,ervolion Zone' s;gnsoffi.elI.
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MY domoge to trees shan be reported 10 the Consullinq Arborist within 6 hours 50 thai rtmedlol
oction con be taken T,meJ;ness is crilicollo tree health
No materials. spoil, washout woler, waste or equipment, (especiall~ concrete equipment and tools)
shollbedeposile<.l,slo.-e<.l,orporkedwilhintheirteprolechonlone(ferw.:e<.loreu).
_ Ovtrdig from the building foundation sholl nol be piece{! within lhe tree protection zone, eilher
temportrily or permanently, It is suwested IMt the spal be ploced in 0 space owoy from the trees
The preserved lrees sllOlJdbe irrigoled SO thol tile)' will recei.e 1-1.j irlChes of woter per wee<<.
durinq extreme dry periods ond os is feosible
II ot 011 possible undergroond utilities, downspouts or irrigotiQn ~nes ond Iondscope liglllinq stdl be
rouled outside the tree proleclioo zooe
There is to be no porl<iogor equipmentSloroge 01 ony kind lJilhin lhelreepn:lleclive zone .
Post Con.lnrdion recommendations
All trees,hollho.eoposl-con,lructione.ouobonpenormedbyo QUOlified orborist 10 detennine
any rernedialodionsne<;u~ry to moinlar. tree heollh
_ Verlicol mulching. or soil remediation with 0 grow gun may be neces~, lor ony trees within 20
feel of conslruclion ocli,.;ties. Espe<:ialy lhosewilhonycompocled sods or ollered droinoges.
Ilequtor mulcr.'ng for o"y trees in the lree protection orws is recommended for !refS lhat do not
ha~e regular leal litler anymore, The m.Ach will give the trees optimal canditions for !heir .oots 10
recO'ler from the slress at construction.
_ Copyriqht Vine &: Branch If)(. 200j, All r;ghls reserved. Copy 01 BldP's may be made only with wr~len
permission of Vine & Bronch In[
Juc:l<>onRScolt
Registered Consultinq Arborisl '~92
American Society 01 COf'lSulling Arbor;sl~
President \line &: Bronch Inc
H21 E 146thStreel
Carmel IN 460JJ
317-646-1935
317-646-~788 fo.
~1~'<<tE,;'i~C~~I~L~~~~~Ir:1f CAUTION
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~f~ (;IlClftlO E'o1OENCE (r.cl\ld"'q, but nollimiled 10.
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lhe 9'ound byot~ers) A~ ARE SPECULAn\{ IN
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1-800-382-5544 LOCATIONS Cf SAI() [XlSnNC ~OERGROUND
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REVISIONS DISCUSSED AT
SPECIAL STUDIES COMMITTEE MEETING
OF SEPTEMBER 6, 2005
1.
Enhanced buffer along western boundarv - As indicated on the Concept Plan, there has
been a widening and enhancement of the buffer adjacent to the northern half of the
western boundary adjacent to the single-family residence,
2,
Relocation of the north/south road - Per the request of the neighbor to the south of 126th
Street, and as also illustrated on the included Concept Plan, the north/south road has been
relocated to the east,
3,
Increased tree preservation - As illustrated on the revised tree preservation plan, tree
preservation has been enhanced, Clusters of large burr oaks along the northern boundary
of the real estate are preserved,
4,
Vinyl siding - As reflected in the revised PUD Ordinance, vinyl siding has been
eliminated as a permitted exterior building material.
5,
2 car garages - As reflected in the revised PUD Ordinance, the PUD Ordinance has been
corrected to require a minimum of 2 car garages,
6,
Architectural enhancements - The following additional architectural standards have been
added to the revised PUD Ordinance in the informational brochures of September 6,
2005:
(a) 12" overhangs are required;
(b) There will be no exposed fireplace chimney pipes;
(c) There will be a recreational area which will include two (2) of the following, to be
determined by the developer:
· Tennis courts;
· Playground area;
· Volleyball court;
· Basketball court,
(d) Each detached residence will have a minimum of 10 shrubs, 18" in height at
planting,
(e) To provide for off-street parking, alley-loaded garages on detached residences
will be set back a minimum of 21 ' from the edge of the alley pavement;
(f) All roof pitches on detached residences will be a minimum of 5 vertical for each
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12 horizontal;
(g) All roof colors will be the same;
(h) Window grills will be in all windows of detached single-family homes;
(i) All entry doors on all detached single-family residences and townhomes will be
designer grade;
G) The minimum garage width has been established at 20'; and
(k) All homes will have a dusk-to-dawn carriage lights on the garage,
H:\bnuNodiana Land Dev\Carmel-126th Street Fortune\Exhibitl4 - sse - 020706.doc
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Sponsor: Councilor
ORDINANCE
NO.
PLANNED UNIT DEVELOPMENT
DISTRICT
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TABLE OF CONTENTS
AND SCHEDULE OF EXHIBITS
TABLE OF CONTENTS
~
Section I. A-pplicability of Ordinance........................,........,............ ............, ...,................, ................, 4
Section 2, Planning Principles,.."""..,...",.....",..",....,..,....,..."""..,.."""""""""......"",.."..,..,..", ...... 4
Section 3. Permitted Primary Uses ......................,....................................,....,..............,............,........, 5
Section 4. Street Design and Open Soace ........................................................................................,.. 6
Section 5, Single Family Standards - Subarea B.....................................,......................,.................... 7
Section 6, Town Home Standards - Subarea A........................,........................................................ 10
Section 7, Platting"""""""",."""""""" ........,....,............,..,........................,........................,14
Section 8, Approval Process .."",.."""",....""""" ",......"..,.."", ..,..""..,."..,.........""",....".."",.....,.." 14
Section 9, Definitions and Rules of Construction ............................................................,...........15
Section 1 0, Violations""".. ......""..,.."",.."""""""..,..""..,....""..".."..,...." .....,..'.""" ...."",.."..",...., 18
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SCHEDULE OF EXHIBITS
A Legal Description of Real Estate
B Regulating Plan
C Street Standards
D Elevations identifying intended architectural style of detached single family residences
E Elevations identifying intended architectural style of Town Home
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Sponsor: Councilor
ORDINANCE NO.
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING THE
PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, Section 31.6.4 of the Carmel Zoning Ordinance Z-289 (the "Carmel Zoning
Ordinance"), provides for the establishment of a Planned Unit Development District in
accordance with the requirements ofI.C, ~ 36-7-4-1500 et seq,;
WHEREAS, the Carmel Plan Commission (the "Commission") has given a favorable
recommendation to the ordinance set forth herein (the" Ordinance") which establishes
a Planned Unit Development District (the "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" it adopts this
Ordinance, as an amendment to the Carmel Zoning Ordinance and it shall be in full
force and effect from and after its passage, (ii) all prior ordinances or parts thereof inconsistent
with any provision of this Ordinance and its exhibits are inapplicable to the use and
development of the Real Estate, (iii) all prior commitments pertaining to the Real Estate shall be
null and void and replaced and superseded by this Ordinance, and (iv) this
Ordinance shall be in full force and effect from and after its passage and signing by the Mayor,
Section 1
Applicability of Ordinance:
Section 1,1 The Official Zoning Map of the City of Carmel, a part of the Carmel
Zoning Ordinance, is hereby changed to designate the land described in Exhibit "A" (the
"Real Estate"), as a Planned Unit Development District to be known as
Section 1,2 Development in the District shall be governed entirely by (i) the
provisions of this Ordinance and its exhibits, and (ii) those provisions of the
Carmel Zoning Ordinance specifically referenced in this Ordinance, In the
event of a conflict between this Ordinance and the Carmel Zoning Ordinance
or the Sign Ordinance, the provisions of this Ordinance shall apply,
Section 1.3 Any capitalized term not defined herein shall have the meaning as set forth
in the Carmel Zoning Ordinance in effect on the date of the enactment of this
Ordinance,
Section 2 Planning Principles: This Ordinance is designed and planned to evoke a
sense of community typically found in older neighborhoods by producing a pedestrian-friendly
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environment, a mix of residential and recreational land uses, and a respect for the natural
environment.
2, 1 This Ordinance is a comprehensive planning and design development
tool intended to insure that the community infrastructure is an integrated system,
and will be a guide for the work of land developers, design consultants, builders,
and the City in such a way that development, though incremental, does not
become fragmented,
2,2 Neighborhood Parks: The neighborhood has identifiable nodes that can be small
landscape parks, squares, or open space, Community open spaces close to most
dwellings create meeting places for residents and children that provide a setting
for social interaction,
2,3 Pedestrian Connectivity: The neighborhood is designed for walkable and
pedestrian friendly connections within the community and to adjacent
communities, All neighborhood streets have sidewalks that provide convenient
routes to parks, Sidewalks and park trails connect to The Villages of West Clay
commercial center and its residential neighborhoods through parks or along
neighborhood streets, Sidewalk connections to 131 st street and 126th street
provide for walkable routes to and along these major roadways,
2.4 Streets: The design of the streets is key to a pedestrian friendly neighborhood
design, Streets are shaded by street trees to create an environment that favors the
pedestrian and encourages bicycling, Front porches on the homes are permitted to
provide an open living room to encourage neighborly conversations and add
interest to the street.
2.5 Parking: Where possible, garages and driveways are located off of an Alley at
the rear of the lot to limit garages on the front of the homes and limit the number
of drives from the streets, Guest parking is accommodated in all driveways to
both town homes and single family homes,
2.6 Neighborhood Association: A neighborhood association will be established by
the developer to provide quality assurance of the community's amenities and
homes as the community matures,
Section 3 Permitted Primary Uses and Intensities: A portion of the PUD is given the
flexibility to be designed with several uses based on market demands, Permitted uses are defined
below:
3,1 Sub Area A Permitted Primary Uses (Residential Uses permitted as listed below)
. Attached Town Homes
. Accessory Dwellings
3,2 Sub Area B Permitted Primary Uses (Residential Uses permitted as listed below)
. Detached Single Family Dwellings
. Accessory Dwellings
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3,3 Residential Densities Permitted
. Maximum Gross Residential Density for PUD: 2,99 Dwelling Units / Acre
Subarea A: +/-7,81 acres total
- Maximum number of Town Home Units Permitted: 38 Homes
Subarea B: +/-35.76 acres total
- Maximum number of Single Family Homes Permitted: 92 Homes
PERMITTED PRIMARY USES & INTENSITIES
Existing Zoning S-1 Residential District (Carmel/Clay Zoning)
Proposed Zoning PUD
Gross Site Area: +/-43,6 AC
SUB AREA A # of Units 38DU
Area +/-7,81 AC
SUB AREA B # of Units 92DU
Area +/-35,76 AC
TOTAL AREA # of Units 130DU
Density 2,99 DU/A
Section 4 Street Design and Open Soace,
4,1 Street Design
. Public ROW shall be designed in coordination with the City of Carmel
Public Works,
. All internal neighborhood streets shall accommodate informal on-street
parking, The informal parking that occurs (in these non-striped areas) is
considered a traffic calming device and will help promote safe streets for
pedestrians,
. All streets shall have sidewalks to provide a pedestrian friendly
environment with a minimum width of 5' within the public Right-of-Way,
. All streets shall meet the design standards in Exhibit C - Neighborhood
Street Sections,
4.2 Community Open Space
. Community Open Space shall be provided at a minimum of 15% of the
gross development area,
. Community Park: A community park shall be provided and will include
two (2) of the following: (to be determined by the developer)
1. Tennis court
2, Playground area
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4.3
3, Volleyball court
4, Basketball court
. The existing tree canopy of the community is critical to the character and
design of the master plan,
. Existing trees to be preserved should be protected to the drip line of the
tree, Tree protection shall meet or exceed the requirements of the City of
Carmel.
. Canopy trees shall be planted, as street trees, with a minimum 2,5" Caliper
for each 50 feet of park street frontage, Trees to be planted within the
right-of-way,
. In addition to street trees, community parks shall have four canopy trees
with a minimum 2" Caliper, or two understory trees with minimum 1,5"
Calipers, for every acre of open space.
. Landscape beds should be mulched to insure plant survivability and
reduce water requirements,
Community Buffers and Landscape
. A landscape plan shall be submitted to the Commission for its approval
with the ADLS submittal and, absent any waivers or variances, shall
comply with the requirements of the Zoning Ordinance,
. PUD Buffers provided shall meet or exceed the following requirements:
1. Sub Area A,
a, 25 foot buffer yard from the edge of the ROW for 131 st street
(per the Clay Township Thoroughfare Plan),
b, Buffer between proposed town homes and Villages of West
Clay Commercial: 10 foot buffer yard along the eastern
property line (allowed to overlap 2 feet into the alley
easement), This buffer, behind the proposed town homes, shall
be planted with a continuous row of evergreen trees, located 20
feet on center, with a minimum height of 8 feet at the time of
planting, The buffer shall not be required if buffer
requirements are currently in place for The Villages of West
Clay along this edge,
2, Sub Area B
a, 10 foot buffer yard along the eastern property line (allowed to
overlap 2 feet into the alley easement),
b, 10 foot buffer yard along the western prope~ line,
c, 20 foot buffer yard located north of the 126 Street ROW (per
the Clay Township Thoroughfare Plan), Overlap into the
drainage and sanitary easements to the north are permitted,
. No landscape buffer is required between different home types or uses
within the PUD boundary or between similar and/or like uses of adjacent
properties,
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Section 5
5.1
5.2
5.3
Single Family Standards - Sub Area B:
Single Family Residential Homes are detached homes on fee simple lots,
Area Requirements/Minimum Lot Size
. Minimum Lot Size for Lots accessed from a public street: 6000 Sq, Ft.
. Minimum Lot Size for Lots accessed from an Alley: 5500 Sq, Ft.
. Detached homes lot lines are subject to change from conceptual drawing
due to various product type,
Lot Standards
. Front Yard Setback: 20' Minimum
. Rear Yard Setback to Primary and Accessory Structures: 20' min,
. Garage Setback:
1, Garages access from the street: 20' min,
2, For Alley Accessed Lots with parking permitted in driveway:
Minimum 29 feet from rear property line,
3, For Alley Accessed Lots without parking permitted in driveway:
Between 5 feet and 13 feet.
. Side Yard Setback: 5' Minimum
. Porches and Stoops may extend into the front yard setback by up to seven
(7) feet from the property line, but shall not encroach on any utility
easement,
. Minimum Building Square Footage:
1. Lots between 50 feet and 61 feet in width: 1800 SF minimum
2. Lots greater than 61 feet in width: 1950 SF minimum
. Maximum Lot coverage: 75%
. Building Height: 1 to 3 stories, not to exceed 40 feet in height.
Architectural Standards
. Single Family Residential Homes planned for this PUD shall be similar in
character to the attached photographs in Exhibit D.
. Homes should be simple, with basic elements of construction (columns,
porches, doors, rafter tails, windows) serving as ornament, They should
be built of materials to stand up over time, to age gracefully, and to
withstand the elements: sun, rain, wind, and gravity,
. Identical house elevations and f~ade colors may not be located directly
next to or across from each other, Alternate elevations may be required to
minimize monotones or repeated streetscapes,
. Building Walls:
1, Simple configurations and solid craftsmanship are favored over
complexity or ostentation,
2, Acceptable Exterior Finishes: Brick, Wood Siding (or
Cementitious Siding, Hardi-Board or equal), Stone, or Cedar,
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3, All exterior walls will be given equal architectural treatment and
design,
4, Building walls in the same plane may be built of no more than
three materials and may change material along a horizontal line,
with the heavier material below the lighter material.
5, Strong encouragement is given to designs reflecting masonry first
floor with acceptable siding second floors,
6, Wall openings shall be of traditional and classical proportions and
shall be square or vertical in proportion, Openings may be ganged
horizontally and/or vertically if separated by a mullion or structural
support member that is at least 4" wide,
7, Full masonry is required on all front elevations of residential
homes, excluding doors, windows, cantilevered areas, bay
windows, and areas which in the sole determination of the Builder
cannot support brick, such as the living area above the garage or
the area above a garage door with a shed roof,
.
Roofs:
1, Acceptable materials: Architectural grade, dimensional
fiberglass/asphalt shingles; metal heavy gauge or galvanized
standing seam; Tile; Slate and artificial slate
2, The minimum roof pitch for all residential homes shall be 5:12
unless otherwise stated,
3, Roofs over breezeways, stoops, porches, etc, will be considered at
a lower pitch as long as they are not 20% of the total roof area and
have a minimum pitch of 4:12,
4, Gutterboard overhangs shall be a minimum of 12 inches,
5, Gable fly rafter overhangs shall be a minimum of 6 inches,
6, No exposed fireplace chimney pipes are allowed,
7, All residential homes will have the same roof color, The final
color will be selected by the developer,
.
Window and Doors:
1, Windows, window panes, and doors should be square or vertical in
proportion, Transoms may be oriented horizontally with panes that
match other opening configurations,
2, All windows shall have window grills,
3, Exterior shutters are permitted and encouraged,
4. All entry doors shall be of designer grade,
5, Masonry row lock is required under all windows on the front
elevation where a masonry material is the primary fa~ade material.
.
Porches:
1, Porches and stoops are permitted,
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2, Columns shall be stylistically consistent with the architecture of
the primary structure,
3, Decks shall be located only in rear yards,
.
Garages, Parking, Driveways, and Sidewalks:
1, Parking shall be provided at two parking spaces per dwelling,
2, Each single family detached residence shall have a two car garage
to accommodate required parking,
3, Guest parking in drive is required on alley accessed homes,
4, The minimum driveway length shall be 21 feet to accommodate
guest parking for all residential lots,
5, All neighborhood streets shall accommodate informal on-street
parking, The informal parking that occurs (in these non-striped
areas) is considered a traffic calming device and will help promote
safe streets for pedestrians,
6. Minimum garage bay width shall be 20' ,
7, All garage doors shall Designer Grade,
8, Driveway flares shall not cross the side yard property line and will
not interfere with the flare from the adjacent lot's driveway, Lots
located on a cul-de-sac are excluded, and crossing driveway flares
are permitted,
9. A 3 foot wide minimum sidewalk will be provided at the main
entry door of each residence,
. Pools:
1.
2,
3,
Only in-ground pools are permitted, Above ground hot tubs and
spas are permitted,
Pool decks may encroach into the side and rear yard setbacks no
closer than 5 feet to the property line,
Pools shall be screened or fences as required to meet all safety
requirements,
.
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Fences and garden walls:
1, Fences in the front yards adjacent the front street and side street
where applicable, shall have a setback from the property line of 12
inches and a maximum height of 42 inches. Walls in the front
yards are not permitted,
2, Fences and garden walls in the rear yard shall be a maximum of six
feet measured from the finished grade,
3, Fences and garden walls within the required landscape buffer yard
shall conform to the specifications set by the developer,
4, Permitted fence materials include wrought Iron, painted aluminum,
and wood,
5, Permitted garden wall materials include brick or stone to match
home,
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5.4 Landscape Standards
. Each lot shall plant a canopy tree, as a street tree, with a minimum 2,5"
Caliper for each 50 feet of street frontage, Street trees are to be planted
within the right-of-way between the sidewalk and back-of-curb, Tree
species to be coordinated by the developer,
. Each lot shall plant, in addition to a street tree, either one canopy tree with
a minimum 2" Caliper, or two understory trees with minimum 1,5"
Calipers, Tree species should be appropriate to the climate of the City of
Carmel, and the location to should be appropriate to the design of the site
and location of the home and site appurtenances,
. All residential homes shall be provide a minimum of ten (10) shrubs, with
a minimum height of 18 inches at the time of planting,
. PUD Buffer and general open space landscape provided shall meet or
exceed the requirements noted on Section 4.3,
. No landscape buffer is required between different home types or uses
within the Real Estate,
. Landscape beds should be mulched to insure plant survivability and
reduce water requirements,
. Existing trees to be preserved should be protected to the drip line of the
tree and should incorporate City of Carmel standards for protection,
. Plant composition should employ a compatible variety of plant types in
order to build a pleasant transition from property to property,
. All landscape and grassed areas shall be within one hundred (100) feet of
a hose bib.
5,5 Lighting
. Exterior lighting may not only serve as a strong design element but can
also provide direction and safety,
. All landscape lighting shall be of a soft and diffused character used to
illuminate landscape planting and pathways instead of building surfaces,
. Lighting in general should not be conspicuous when light from light
fixture is directly visible, The lamping shall be low wattage and from
Dusk to Dawn to prevent sharp contrasts from surrounding areas at night,
. Security lighting and flood lighting should be directed inward toward the
lot and every effort should be made to prevent light pollution to adjacent
properties,
Section 6, Town Home Residential Standards (Permitted within Sub Area A)
Town Homes are typically attached homes that have one or more common walls,
Town Homes may be sold fee simple or with condominium ownership.
6,1 Area RequirementsIMinimum Lot Size
. Minimum Lot Size for Town Home: 2,640 SF
6,2 Lot Standards
. Front Yard Setback: 15' Minimum,
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6.3
. Rear Yard Setback to Primary and Accessory Structures: 20'
. Garage Setback: 21' minimum from the alley pavement.
. Minimum Building Separation: 5' Minimum
. Porches and Stoops: May extend into the front and street corner side yard
setback up to seven (7) feet from the property line,
. Maximum: Ten (10) Town Homes units per Town Home Building;
Minimum: Three (3) town home units per building
. Building Height: 1 to 3 stories (42 feet maximum)
. Minimum Town Home Square Footage: 1600 SF minimum
Architectural Standards
. Town Homes Residential Homes planned for this PUD shall be similar in
character to the attached photographs or renderings in Exhibit E,
. Town Homes should be simple, with basic elements of construction
(columns, porches, doors, rafter tails, windows) serving as ornament.
They should be built of materials to stand up over time, to age gracefully,
and to withstand the elements: sun, rain, wind, and gravity,
. Front Elevations of town homes should be clearly articulated through
architectural details, changes in building materials, off sets in front
building facades, and/or vertical design elements to accentuate the
individual living units,
. Building Walls:
1. Simple configurations and solid craftsmanship are favored over
complexity or ostentation,
2, Acceptable Exterior Finishes: Brick, Wood Siding (or
Cementitious Siding, Hardi-Board or equal), Stone, or Cedar,
3, All exterior walls will be given equal architectural treatment and
design,
4, Building walls in the same plane may be built of no more than four
materials and may change material along a horizontal line, with the
heavier material below the lighter material,
5, Strong encouragement is given to designs reflecting masonry first
floor with acceptable siding second floors,
6, Wall openings shall be of traditional and classical proportions and
shall be square or vertical in proportion, Openings may be ganged
horizontally and/or vertically if separated by a mullion or structural
support member that is at least 4" wide.
7, At least 50% masonry is required on all front elevations of town
homes, excluding doors, windows, cantilevered areas, bay
windows, and areas which in the sole determination of the Builder
cannot support brick, such as the living area above the garage or
the area above a garage door with a shed roof
. Roofs:
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1, Acceptable materials: Architectural grade, dimensional
fiberglass/asphalt shingles; metal heavy gauge or galvanized
standing seam; Tile; Slate and artificial slate
2, The minimum roof pitch for all residential homes shall be 5:12
unless otherwise stated,
3, Roofs over breezeways, stoops, porches, etc, will be considered at
a lower pitch as long as they are not 20% of the total roof area and
have a minimum pitch of3:12.
4. Gutter board overhangs shall be a minimum of 12 inches,
5, Gable fly rafter overhangs shall be a minimum of 6 inches,
6, No exposed fireplace chimney pipes are allowed,
7, All residential townhomes will have the same roof color, The final
color will be selected by the developer,
.
Window and Doors:
1, Windows, window panes, and doors should be square or vertical in
proportion, Transoms may be oriented horizontally with panes that
match other opening configurations,
2. All windows shall have window grills,
3, Exterior shutters are permitted and encouraged,
4, All entry doors shall be of designer grade,
5. Masonry row lock is required under all windows on the front
elevation where a masonry material is the primary f~ade material,
.
Porches:
1, Porches and stoops are permitted,
2, Columns shall be stylistically consistent with the architecture of
the primary structure,
3, Decks shall be located only in rear yards,
.
Garages, Parking, Driveways, and Sidewalks:
1, Parking shall be provided at two parking spaces per dwelling,
2, Each single family detached residence shall have a two car garage
to accommodate required parking,
3, Guest parking in drive is required on alley accessed homes,
4, The minimum driveway length shall be 21 feet to accommodate
guest parking for all residential lots,
5, All neighborhood streets shall accommodate informal on-street
parking, The informal parking that occurs (in these non-striped
areas) is considered a traffic calming device and will help promote
safe streets for pedestrians,
6. Minimum garage bay width shall be 20',
7, All garage doors shall Designer Grade,
8, Driveway flares shall not cross the side yard property line and will
not interfere with the flare from the adjacent lot's driveway, Lots
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6.4
6,5
located on a cul-de-sac are excluded, and crossing driveway flares
are permitted,
9. A 3 foot wide minimum sidewalk will be provided from the main
entry door of each residence to the public sidewalk.
. Fences and garden walls:
1. Fences in the front yards adjacent the front street and side street
where applicable, shall have a setback from the property line of 12
inches and a maximum height of 42 inches, Walls in the front
yards are not permitted,
2, Fences and garden walls in the rear yard shall be a maximum of six
feet measured from the finished grade,
3, Fences and garden walls within the required landscape buffer yard
shall conform to the specifications set by the developer,
4, Permitted fence materials include wrought Iron, painted aluminum,
and wood.
5, Permitted garden wall materials include brick or stone to match
home,
Landscape Standards
. Each building shall have a canopy tree, as a street tree, with a minimum 3"
Caliper for each 50 feet of street frontage, Street trees are to planted
within the right-of-way, Tree species to be coordinated by the Developer,
. Each building shall have, in addition to a street tree, either one canopy tree
with a minimum 2" Caliper or two understory trees with minimum 1,5"
Calipers for each 40 feet of total building width, Tree species should be
appropriate to the climate of the City, and the location to should be
appropriate to the design of the site and location of the home and site
appurtenances,
. Each town home building shall be provided with ten (10) shrubs per town
home unit, with a minimum height of 18 inches at the time of installation,
. PUD Buffer and general open space landscape provided shall meet or
exceed the requirements noted on Section 4,3,
. No landscape buffer is required between different home types or uses
within the PUD boundary,
. Landscape beds should be mulched to insure plant survivability and
reduce water requirements,
. Existing trees to be preserved should be protected to the drip line of the
tree and should incorporate City of Carmel standards for protection,
. Plant composition should be employ a compatible variety of plant types in
order to build a pleasant transition from property to property,
. All landscape and grassed areas to be within one hundred (100) feet of a
hose bib,
Lighting
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. Exterior lighting may not only serve as a strong design element but can
also provide direction and safety,
. All landscape lighting shall be of a soft and diffused character used to
illuminate landscape planting and pathways instead of building surfaces,
. Lighting in general should not be conspicuous when light from light
fixture is directly visible, The lamping shall be low wattage and from
Dusk to Dawn to prevent sharp contrasts from surrounding areas at night.
. Security lighting and flood lighting should be directed inward toward the
lot and every effort should be made to prevent light pollution to adjacent
properties,
. Each Town Home shall have a lit entry, If covered porch is provided, then
an overhead lamp should be provided from the ceiling of the porch; if no
covered porch is provided, then fixtures should be mounted on either side
of the door,
. Alley ways shall be lighted by lamps mounted on either side of the garage
doors, At the Developer's discretion the lights may be timer controlled or
motion sensor controlled,
Section 7, Platting: The platting of all areas other than Townhome residential areas shall be
required, Platting shall be permitted, but shall not be required, with respect to portions of Sub
Area A upon which Townhomes are located; provided, however, that so long as the proposed
plat complies with the area requirements set forth in Section 5 above for residential development,
the creation, by reason of platting, of a new property line within the Real Estate shall not impose
or establish new development standards beyond those specified above in Section 5 for the
entirety of the Real Estate, Provided, further, that the development of any parcel shall conform
to the Development Plans which are approved or amended per the terms of Section _ below,
and all other applicable requirements contained in this Ordinance,
7,1 Secondary Plat Aporoval, The Director shall have sole and exclusive authority to
approve, with or without conditions, or to disapprove any Secondary Plat
applicable to Sub Area A or Sub Area B; 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 approved DP and is in
conformance with the development requirements of this _ Ordinance, If the
Director disapproves any Secondary Plat, the Director shall set forth in writing the
basis for the disapproval and schedule the request for hearing before the
Commission,
7,2 Amendment to SecondarY Plat, An amendment to any Secondary Plat which is
not determined by the Director to be a Substantial Alteration from any approved
DP may be reviewed and approved solely by the Director, However, in the event
that the Director determines that there has been a Substantial Alteration or from
the approved DP, the Director may, at the Director's discretion, refer the amended
Secondary Plat to the Commission, or a Committee thereof, for review and
approval by the Commission and/or a Committee thereof,
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Section 8,
Section 9,
8.1
9,1
Approval Process:
Approval or Denial of the Primary Plat/Development Plan,
A, Conceptual Plan, Exhibit "B", which is attached hereto and incorporated
herein by reference, shall serve as the Conceptual Plan (the "Conceptual
Plan"), The Conceptual Plan allocates the Real Estate into Sub Area A
("Sub Area A") and Sub Area B ("Sub Area B"), The Conceptual Plan has
been reviewed and approved by the Plan Commission,
B, DP approval of Sub Area A and Sub Area B - The Conceptual Plan shall
constitute the approved development plan for Sub Area A and Sub Area B
and, as such, the Developer shall not be required to return to the Plan
Commission for subsequent DP approval of Sub Area A or of Sub Area B,
C. ADLS Approval of detached single family residences and/or townhomes
in Sub Area A and Sub Area B - Attached hereto and incorporated herein
by reference as Exhibit "D" are elevations of the intended typical
architectural style for detached single family residences, and attached
hereto and incorporated by reference as Exhibit "E" are elevations
illustrating the intended typical architectural style of townhomes, and the
detached single family residence and townhomes planned for this _
PUD shall be similar in character to such elevations, The Developer shall
be required to subsequently return to a Committee of the Plan
Commission, for ADLS amend, to provide greater detail on the
townhomes, but shall not be required to do so with respect to detached
single family residences, Such ADLS approval shall be forthcoming
provided that what is proposed is consistent with the teims and conditions
of this Ordinance,
Definitions and Rules of Construction:
General Rules of Construction, The following general rules of construction and
definitions shall apply to the regulations of this 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" is a mandatory requirement. The word "may" is a
permissive requirement. The word "should" is a preferred requirement.
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9.2
Definitions, In addition to defined words and terms found in other sections of this
Ordinance, the following definitions shall also apply throughout this _
PUD:
A. Accessory Structure: A structure subordinate to a building or use located
on the Real Estate which is not used for permanent human occupancy,
B, Accessory Use: A use subordinate to the main use, located on the Real
Estate or in the same building as the main use, and incidental to the main
use,
C, ADLS: Architecture, design, exterior lighting, landscaping, and signage,
D, Allev: A private street or land providing access to garages through garage
doors located in the rear of detached single family homes and/or
Townhomes,
E, Building: Any structure which is greater than three (3) feet in height,
measured from ground level.
F, Building Height: The vertical distance from the ground level at the main
entrance to the highest ridge point of the roof structure,
G, BZA: The City's Board of Zoning Appeals,
H, Caliper: The diameter of the tree trunk measured 6" from the top of the
root ball of the tree,
I. City: The City of Carmel, Indiana,
J, Commission: The City's Plan Commission,
K, Council: The City's Common Council.
L. County: Hamilton County, Indiana,
M, Declaration of Covenants: A Declaration of Covenants, Conditions and
Restrictions for the Real Estate which shall be recorded in the office of the
Recorder of Hamilton County, Indiana, and which may, from time to time,
be amended,
N. Plan. Conceptual, A general plan for the development of the Real Estate
that is submitted for approval showing proposed facilities, buildings, and
structures. This plan generally shows landscape areas, parking areas, site
access, drainage features, and building locations,
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0, Development Plan. Final, A specific plan for the development of the Real
Estate that is submitted for approval showing proposed facilities,
buildings, and structures, This plan review includes general landscaping,
parking, drainage, erosion control, signage, lighting, screening and
building information for the site,
p, Development Reauirements, Development standards and any requirements
specified in this Ordinance which must be satisfied in
connection with the approval of a Final Development Plan.
Q, Develooer, Indiana Land Development Corporation and/or and its
successors and assigns,
R. Director: Director, or Administrator, of the Department of Community
Services for the City of Carmel, Indiana, "Director" and "Administrator"
shall include hislher authorized representatives,
S, Homeowners Association, A nonprofit corporation established for the
promotion of the health, safety and welfare of the residents of the
, and to manage, maintain, and repair the common areas within
the Real Estate and any improvements located thereon,
T, Material Alteration: Any change to an approved plan of any type that
involves the substitution of one material, species, element, etc, for another,
U. Minor Alteration: Any change to an approved plan of any type that
involves the revision ofless than ten percent (10%) of the plan's total area
or approved materials,
UA Ooen Space: Define Open Space to include all pond,and common areas
and block areas,
V, Parcel Coverage: The total ground area, within the Real Estate, covered
by buildings and accessory structures which are greater than eighteen (18)
inches above grade level, excluding fences and walls not attached in any
way to a roof, divided by the total horizontal area within the Real Estate
boundaries,
W, Real Estate, The Real Estate shall mean and refer to all of the Real Estate
described in Exhibit "A",
X. Right-of-Way: An area of land permanently dedicated to provide light, air
and access,
y, Set Back: The least measured distance between a building or structure,
excluding, however, porches, patios, and the perimeter boundary of the
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Real Estate, For purposes of determining Set Back, the perimeter
boundary of the Real Estate (i) shall always mean and refer to the outside
perimeter boundary line of the Real Estate and (ii) shall not be changed or
reduced by reason of the platting or subdivision of the Real Estate into
smaller parcels,
Z, Sign: Any type of sign as further defined and regulated by this Ordinance
and the Sign Ordinance for Carmel-Clay Township, Ordinance Z-196, as
amended.
AA, Substantial Alteration: Any change to an approved plan of any type that
involves the revision often percent (10%) or more of the plan's total area
or approved materials,
BB. Townhome: A single family residence attached to one or more other
single family residence(s), each having more than one (1) story,
CC, Townhome Building: A structure containing Townhomes,
DD, Trim: Soffits, architraves, wood reveals, and casement around doors and
windows,
Section 10, Violations, All violations of this
34,0 of the Carmel Zoning Ordinance,
Ordinance shall be subject to Section
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I
PASSED by the Common Council of the City of Carmel, Indiana this _ day of
,2005, by a vote of ayes and nays,
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Kevin Kirby
Ronald E, Carter, President Pro Tempore
Brian D. Mayo
Fredrick J, Glaser
Mark Rattermann
Joseph C. Griffiths
Richard L. Sharp
ATTEST:
Diana L. Cordray, IAMC, Clerk Treasurer
Presented by me to the Mayor of the City of Carmel, Indiana the
,2005, at o'clock _,M.
day of
Diana L. Cordray, IAMC, Clerk Treasurer
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Approved by me, Mayor of the City of Carmel, Indiana, this
,2005, at o'clock ,M,
day of
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk Treasurer
This Instrument prepared by: Charles D, Frankenberger
NELSON & FRANKENBERGER
3021 East 98th Street, Suite 220
Indianapolis, IN 46280
And By:
Greg Gamble
Land Design
135 Second Avenue North, Suite 105
Franklin, Tennessee 37064
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EXHIBIT "A"
Lee:al DescriDtion
H:\brad\IDdiana Land Dev\Fishers - Landis\PUD 012706 (2nd Revision).doc
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