HomeMy WebLinkAboutPacket 2-21-06
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CITY OF CARMEL, INDIANA
BAY DEVELOPMENT CORPORATION AND
DREES PREMIER HOMES, INC
REQUEST TO RECLASSIFY REAL ESTATE AND
REQUEST FOR ADLSIDEVELOPMENT PLAN APPROVAL
DOCKET NOS. 05120026 Z and 05120027 DP/ADLS
VILLAGE GREEN PUD
City of Carmel
Plan Commission - February 21, 2006
Applicant: Bay Development Corporation
Attention: Bruce Sklare
Phone: 844-8844
Builder: Drees Premier Homes, Inc.
Attention: John Talbot
Phone: 295-7111
Attorney: Jim Shinaver
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 of Site
3. Colored Site Plan including Entryway Wall detail and Black and White Site Plan
4. Building Elevations
5. Site Landscape Plan and Typical Unit Landscape Plan
6. Photometric Plan, Lighting Cut Sheet and Mailbox Plan
7. Traffic Operations Analysis Conclusions and Recommendations
8. Density and Parking Ratio Chart
9. PUD Ordinance, without Exhibits
H:\lndIBay DcvdoplllCllt\Table ofContenIS - PC 022106.doc
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EXDlanation of Rezone and ADLSlDeveloDment Plan Request
The applicants, Bay Development Corporation and Drees Premier Homes, Inc., desire to
reclassify a parcel of real estate from its current R2 residential zoning classification to a Planned
Unit Development District to be known as the "Village Green Townhomes" in order to develop
approximately 50 townhomes on the subject parcel. The parcel is approximately 9 acres and is
located south of and adjacent to Smokey Row Road/136th Street and west of and aLljacent to the
Monon Trail. This parcel is located in close proximity to Rangeline Road and is southwest of the
existing "Traditions on the Monon" townhome development. The parcel is also located in close
proximity to Old Meridian Street, the Carmel St. Vincent's Hospital facility and the Pro-Med
Office Park.
Upon review of the enclosed site plan and landscape plan, please note that only a portion
of the real estate will be developed for townhomes. The developer and builder desire to preserve
a substantial portion of the site as a tree conservation area in order to protect the existing and
natural tree buffer areas that exist on the site.
Drees Homes will be the builder and the proposed townhomes will be a semi-custom type
of product that will allow buyers to have input and choices as to certain architectural features and
. floor plan selections. The anticipated price range is approximately $250,000 and the anticipated
demographic is primarily young professionals without children and empty nesters.
Attached as Exhibit 8 to this brochure is a Density and Parking Ratio Chart. The
proposed density is less than similar townhome developments in this general area and the
parking ratio is consistent and comparable to similar townhome projects.
We look forward to presenting this matter to the Plan Commission at its February 21,
2006 meeting.
H:Ibrad\Bay DevelopmentlExpJaoatioD PC 022106.doc
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BAY DEVELOPMENT-13fi1" STREET
CARMEL, INDIANA
TRAFFIC OPERATIONS ANALYSIS
-
CONCLUSIONS
The conclusions that follow are based on existing traffic volume data, trip generation, assignment
and distribution of generated traffic, capacity analyses with the resulting levels of service that have
been prepared for each of the study intersections, and the field review conducted at the site. These
conclusions apply only to the AM peak hour and PM peak hour that were addressed in this analysis.
These peak hours are when the largest volumes of traffic will occur. Therefore, if the resulting level
of service is adequate during these time periods, it can generally be assumed the remaining 22 hours
will have levels of service that are better than the peak hour, since the existing street traffic volumes
will be less during the other 22 hours.
1. 136m STREET & RANGELINE ROAD
Existing Traffic Volumes (Scenario 1) - A level of service review, with the existing traffic
volumes and existing intersection conditions, has shown that this intersection is operating at
acceptable levels during the peak hours.
Existing Traffic Volumes, "Arden" Development Traffic Volumes, "Traditions on the
Monon" Traffic Volumes & Proposed Development Traffic Volumes with Existing
Intersection Conditions (Scenario 2A) - When the traffic volumes from the "Arden"
development, "Traditions on the Monon" development and proposed development are
added to the existing traffic volumes, this intersection will continue to operate at acceptable
levels with the existing intersection conditions.
Existing Traffic Volumes, "Arden" Development Traffic Volumes, "Traditions on the
Monon" Traffic Volumes & Proposed Development Traffic Volumes with Roundabout
(Scenario 2B) - When the traffic volumes from the "Arden" development, "Traditions on the
Monon" development and proposed development are added to the existing traffic volumes,
this intersection will operate at acceptable levels of service during the peak hours if a single
lane roundabout is constructed at the intersection.
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BAY DEVELOPMENT -136'7' STREET
CARMEL, INDIANA
TRAFFIC OPERATIONS ANALYSIS
2. 131 ST STREET & MEADOW LANE
Existing Traffic Volumes - A level of service review, with the existing traffic volumes and
existing intersection conditions, has shown that all approaches at this intersection are
operating at acceptable levels during the peak hours.
Existing Traffic Volumes, "Arden" Development Traffic, Volumes, "Traditions on the
Monon" Traffic Volumes & Proposed Development Traffic Volumes with Existing
Intersection Conditions (Scenario 2) - When the traffic volumes from the "Arden"
development, ''Traditions on the Monon" development and proposed development are
added to the existing traffic volumes, all approaches at this intersection will continue to
operate at acceptable levels with the existing intersection conditions.
3. 136TH STREET & PROPOSED ACCESS DRIVE
Existing Traffic Volumes, "Arden" Development Traffic Volumes, "Traditions on the
Monon" Traffic Volumes & Proposed Development Traffic Volumes with Existing
Intersection Conditions (Scenario 2) - When the traffic volumes from the "Arden"
development, ''Traditions on the Monon" development and proposed development are
added to the existing traffic volumes, all approaches at this intersection will operate at
acceptable levels with the proposed intersection conditions. These conditions include the
following:
. The construction of the access drive with one inbound lane and one outbound
lane
. The intersection stop controlled with the access drive stopping for 136th Street
. The construction of a right-turn lane along 136th Street at the proposed access
drive
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BAY DEVELOPMENT-13f1B STREET
CARMEL, INDIANA
r
TRAFFIc OPERATIONS ANALYSIS
--- RIll!
RECOMMENDATIONS
Based on this analysis and the conclusions, the following recommendations are made to ensure that
the roadway system will operate at acceptable levels of service if the site is developed as proposed.
136TH STREET & RANGELINE ROAD
. This intersection currently operates at acceptable levels of service and will continue to do so
when the traffic volumes from the "Arden" development, "Traditions on the Monon"
development and proposed development are added to the roadway network. Therefore, no
changes are required at this intersection.
. There is the possibility that a single lane roundabout will be constructed at this intersection
in the future. A roundabout capacity analysis was conducted that analyzed the existing and
future traffic volumes at this intersection. This analysis showed that a single lane roundabout
would operate above acceptable levels of service for each traffic scenario analyzed.
. The 48 townhomes proposed by Bay Development will not cause the need for any
improvements at this intersection. The roundabout considered in this report is not due to the
traffic impact associated with the development. Rather, this analysis was included because
the roundabout is a future City of Carmel project which is independent of the proposed
development. The traffic from the proposed development will not decrease the projected
levels of service at the future roundabout when compared to the levels of service that are
calculated without the proposed development. Therefore, the impact on the roundabout due
to the proposed development is negligible.
131 ST STREET & MEADOW LANE
. This intersection currently operates at acceptable levels of service and will continue to do so
when the traffic volumes from the "Arden" development, ''Traditions on the Monon"
development and proposed development are added to the roadway network. Therefore, no
changes are required at this intersection.
136TH STREET & PROPOSED ACCESS DRIVE
. The proposed access drive should be constructed with one inbound lane and one
outbound lane.
. The intersection should be stop controlled with the access drive stopping for 136th Street.
. A right-turn lane should be constructed along 136th Street at the proposed access drive.
17
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Sponsor: Councilman
ORDINANCE NO.
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
EST ABLISIllNG THE
VILLAGE GREEN
PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z-289 (the
"Carmel/Clay 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/Clay Plan Commission (the "Commission") has given a
recommendation to the ordinance set forth herein (the "Village Green") which
establishes the Village Green 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
Village Green Ordinance, as an amendment to the Carmel/Clay Zoning Ordinance and it shall be
in full force and effect from and after its passage, (ii) all prior commitments shall be null and
void and replaced and superseded by this Village Green Ordinance, and (iii) this Village Green
Ordinance shall be in full force and effect from and after its passage and signing by the Mayor.
Section 1
ADDlicabilitv of Ordinance
Section 1.1 The Official Zoning Map of the City of Carmel and Clay Township, a part
of the Carmel/Clay 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 the Village Green.
Section 1.2 Development in the District shall be governed entirely by (i) the
provisions of this Village Green Ordinance and its exhibits, and (ii) those provisions of
the Carmel/Clay Zoning Ordinance specifically referenced in this Village Green
Ordinance. In the event of a conflict between this Village Green Ordinance and the
Carmel/Clay Zoning Ordinance or the Sign Ordinance, the provisions of this Village
Green Ordinance shall apply.
Section 1.3 Any capitalized term not defmed herein shall have the meaning as set forth
in the Carmel/Clay Zoning Ordinance in effect on the date of the enactment of this
Village Green Ordinance.
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Section 2
Permitted Uses
Permitted uses are townhomes, condominiums and/or multi-family dwelling units.
Section 3
Accessorv Buildinf!S and Uses
All Accessory Structures and Accessory Uses shall be permitted except that any detached
accessory building shown in any development plan shall have on all sides the same architectural
features or shall be architecturally compatible with the principal building(s) with which it is
associated.
Section 4 Communication EQuioment. Cell towers shall not be permitted. Home satellite
dishes shall be permitted.
Section 5
Plattin2
The platting of the Real Estate into smaller tracts shall be permitted, so long as the proposed plat
complies with the area requirements set forth below in Section 6, and the creation of a new
property line within the Real Estate shall not impose or establish new development standards
beyond those specified below in Section 6 for the entirety of the Real Estate. However, the
development of any parcel shall conform to the requirements of Section 13 below, and all other
applicable requirements contained in this Village Green Ordinance.
Section 6
Hemht and Area ReQuirements
Section 6.1 Maximum Building Height: The maximum Building Height is forty-five
(45) feet.
Section 6.2 Minimum Building Set Back: The minimum Set Back from the perimeter
boundary line of the Real Estate contiguous with 136th Street shall be fifteen (15) feet,
and along the north property line of the Real Estate the minimum Set Back shall be ten
(10) feet, along the west property line of the Real Estate the minimum Set Back shall be
ten (10) feet, and along the east property line of the Real Estate, the Minimum Set Back
shall be ten (10) feet.
Section 6.3 Minimum Building Separation. The minimum building distance between
Buildings, measured from the exterior face of the foundation, shall be ten (10) feet.
Section 6.4 Density. There shall be a maximum of fifty (50) units on approximately 9
acres.
Section 6.5 Square Footage of Townhome Units. The minimum square footage for an
individual Townhome unit shall be one thousand eight hundred (1,800) square feet,
exclusive of any garages.
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Section 7.
Buildine: Tvoes
Section 7.1 Architectural Design Requirements:
A. Roof design: All roofs, except for open porch roofs, shall have a
minimum slope of 12 horizontal to 7 vertical.
B. Building rendering and elevations: Attached hereto and incorporated
herein by reference as Exhibit "B" are building renderings of the
Buildings to be constructed upon the Real Estate. All Buildings to be
constructed upon the Real Estate shall include Masonry on seventy percent
(70%) of the front building elevation as the primary building material,
excluding but not limited to doors, soffits, trim, windows, gables and
roofs. Secondary building materials for the front elevations and the
primary building material for all side and rear elevations for all Buildings
to be constructed upon the Real Estate shall include, but not be limited to,
Hardi-Plank and/or Hardi-Board or the equivalent thereof, excluding but
not limited to doors, soffits, trim, windows, gables and roofs.
Section 8
LandscaDine:
Attached hereto and incorporated herein by reference as Exhibit "c" is the landscape plan
(hereafter "Landscape Plan").
Section 8.1 Planting Standards. Landscaping shall be integrated with other functional
and ornamental site design elements, where appropriate, such as hardscape materials,
paths, sidewalks, or any water features. Deciduous trees planted to satisfy the landscaping
requirements of this Village Green Ordinance shall have at least a two and one-half inch
(2-1/2") Caliper and seven foot (7') height at the time of planting, unless otherwise
specified herein or otherwise indicated on the Landscape Plan. Evergreen trees shall be a
minimum of six feet (6') in height at the time of planting. Shrubs shall be two (2) feet in
height at the time of planting. All trees, shrubs and ground covers shall be planted
according to accepted horticultural standards. Landscaping materials shall be appropriate
to local growing and climatic conditions. Plant suitability, maintenance and compatibility
with site construction features are critical factors that should be considered. Plantings
should be designed with repetition, structured patterns, and complementary textures and
colors, and should reinforce the overall character of the area.
Section 8.2 Maintenance. It shall be the responsibility of the owners and their agents
to insure proper maintenance of project landscaping approved in accordance with this
Village Green Ordinance. This is to include, but is not limited to, irrigation and mulching
of planting areas, replacing dead, diseased, or overgrown plantings with identical
varieties or a suitable substitute, and keeping the area free of refuse, debris, rank
vegetation and weeds.
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Section 9
Section 8.3 Building Base Landscaping. The building base landscaping around the
buildings shall include a minimum of twelve (12) shrubs. Additionally, there shall be a
minimum of two (2) shade trees per unit between the unit and the sidewalk, if the
necessary area for planting is available. If a shade tree can not be planted between the
unit and the sidewalk, that shade tree will be planted at an alternate location on the site.
Section 8.4 Perimeter Planting/Buffer Yard. The perimeter planting and buffer yard
planting shall be in accordance with Section 26.04 Perimeter Buffering Requirements of
the Zoning Ordinance.
Section 8.5 Interior Plantings. Adjacent to the entry drive of the development, for
each one hundred (100) linear foot increment, there shall be a minimum of three (3)
shade trees, two (2) ornamental trees and ten (10) shrubs. For any common areas
adjacent to a parking area, plantings shall be in accordance with Section 26.04 Perimeter
Buffering Requirements of the Zoning Ordinance.
Section 8.6 Tree Conservation. Existing trees as identified on the Landscape Plan as
"Tree Conservation Area" shall not be removed from the Real Estate except as follows:
1. As is necessary to clear underbrush and dead trees;
2. As is necessary for the installation of access easements, rights-of-way,
streets, paths, sidewalks, and utilities and drainage improvements and
infrastructure; and
3. As necessary for public health and safety, as determined with the
cooperation of the City of Carmel's Urban Forrester.
Lie:htine: Reauirements
A. Front of Townhome lighting: Each Townhome shall have one (1) light
fixture near the door.
B. Rear of Townhome lighting: Each Townhome shall have a minimum of
one (1) light fixture on the rear of each unit, however the light position(s)
shall be consistent among all units.
C. Street Lighting: Street lighting shall be provided near intersections of
streets and alleyways and along the Monon Trail and 136th Street.
D. Light Fixture Renderings: Attached to Exhibit "c" and referred to herein
as the Wall Mounted Luminaries and Pole Mounted Luminaries are
renderings which depict the acceptable types of wall and pole mounted
luminaries for the District.
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Section 10 Sims and Entry Way Wall
Section 10.1. Ground Signs and Entry Wall.
A. Iym:: At each entrance to the development, adjacent 136th Street, Two (2)
Ground/Entryway Signs shall be permitted, as is depicted on Exhibit "C",
which is attached hereto and incorporated herein by reference.
B. Maximum Sign Area: Twenty-four (24) square feet each.
C. Illumination of Sign: External.
D. Sign Permit: Required.
E. Fees: Required.
Section 11 Parkine:
Section 11.1 Minimum Parking: Each Townhome shall contain a two (2) car garage
and, in addition, there shall be guest parking provided within on-street parking spaces and
other spaces to be provided on the site, as depicted on the Site Plan and incorporated
herein by reference as Exhibit "D".
Section 12 Homeowners Association and Declaration of Covenants
Section 12.1 Declaration of Covenants and Homeowners Association: The Developer
shall prepare and record a Declaration of Covenants which shall also contain various
provisions regarding the Real Estate as determined by the Developer, including, without
limitation, provisions for mandatory assessments and maintenance of common areas.
The Declaration of Covenants will also provide for the establishment of a Homeowners
Association in which membership shall be mandatory.
Section 13. Approval Process
Section 13.1. Aooroval or Denial of the Primary Plat/Develooment Plan.
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A. Exhibit "D", which is attached hereto and incorporated herein by
reference, shall serve as the Site Plan (the "SP"). The SP does constitute
the approved Development Plan and primary plat for the Real Estate, and
it does constitute the approved architecture, design, lighting and
landscaping for the Real Estate and the improvements thereon, considered
in connection with the Village Green Ordinance. Village Green shall not
require further (i) ADLS approval and (ii) Development Plan/primary plat
approval. The Final Development Plan approval procedures are set forth
below in this Section 13. If there is a Substantial Alteration in the
approved ADLS and Development Plan/primary plat, review and approval
of the amended plans shall be made by the Commission, or a Committee
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thereof, pursuant to the Commission's rules of procedure. Minor
Alterations may be approved by the Director.
B.
The Director shall have the sole and exclusive authority to approve
without conditions, approve with conditions, or disapprove the Final
Development Plans/Secondary Plats (collectively, the "FDP") for the
Village Green; provided, however, that the Director shall not unreasonably
withhold or delay the Director's approval of the FDP that is in substantial
conformance with the SP and is in conformance with the Development
Requirements and Development Standards of this Village Green
Ordinance. If the Director disapproves any FDP, the Director shall set
forth in writing the basis for the disapproval and schedule the request for
approval of the FDP for a hearing before the full Plan Commission.
C.
An amendment to the FDP, which is not determined by the Director to be
a Substantial Alternation or Material Alteration from the approved SP,
may be reviewed and approved solely by the Director. However, in the
event the Director determines that there has been a Substantial Alteration
or Material Alteration between the approved SP and any proposed FDP,
the Director may, at the Director's discretion, refer the amended FDP to
the Commission, or a Committee thereof, for review and approval by the
Commission and/or a Committee thereof.
D.
The FDP shall be a specific plan for the development of all or a portion of
the Real Estate that is submitted for approval to the Director, which shall
include reasonable detail regarding the facility and structures to be
constructed, as well as drainage, erosion control, utilities, and building
information.
Section 14 Definitions and Rules of Construction
Section 14.1 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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Section 14.2 Definitions
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. Building Height: The vertical distance from the lot ground level to the
highest point of the roof for a flat roof, to the deck line of a mansurd roof
and the mean height between eaves and ridges for gable, hip and gambrel
roofs.
D. City: The City of Carmel, Indiana
E. Commission: The CarmeVClay Plan Commission.
F. Council: The City Council of the City of Carmel, Indiana
G. County: Hamilton County, Indiana.
H. 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.
I. Plan. Site. A general plan for the development of the Real Estate,
abbreviated as "SP" 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
and is depicted on Exhibit "D", which is attached hereto and incorporated
herein by reference.
J. Develooment Plan. Final. A specific plan for the development of the Real
Estate abbreviated as "FDP" 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.
K. Development Requirements. Development standards and any
requirements specified in this Village Green Ordinance which must be
satisfied in connection with the approval of a Final Development Plan.
L. Developer. Bay Development Corporation, Drees Premiere Homes, Inc.
and its successors and assigns.
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M. Director: Director, or Administrator, of the Department of Community
Services for the City of Carmel, Indiana. "Director" and "Administrator"
shall include his/her authorized representatives.
N. Homeowners Association: A nonprofit corporation established for the
promotion of the health, safety and welfare of the residents of the Village
Green, and to manage, maintain, and repair the common areas within the
Real Estate and any improvements located thereon.
O. Masonry: Masonry shall include brick, stone and/or stucco.
P. Material Alteration: Any change to an approved plan of any type that
involves the substitution of one material, species, element, etc. for another.
Q. 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.
R. 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.
S. Real Estate. The Real Estate shall mean and refer to all of the Real Estate
described in Exhibit "A".
T. Right-of-Way: An area ofland permanently dedicated to provide light, air
and access.
U. Set Back: The least measured distance between a building or structure,
excluding, however, porches, porch or building steps and patios, and the
perimeter boundary of the 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.
V. ~: 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.
W. 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.
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Townhome: An attached dwelling intended for occupancy by a single
family.
Townhome Building: A structure containing attached dwellings.
Y.
Z.
Trim: Soffits, architraves, wood reveals, and casement around doors and
windows.
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Section 15. Violations
All violations of this Village Green Ordinance shall be subject to Section 34.0 of the
CarmeVClay Zoning Ordinance.
PASSED by the Common Council of the City of Carmel, Indiana this
, 2006, by a vote of ayes and nays.
day of
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Kevin Kirby, President
Ronald E. Carter
Brian D. Mayo
Fredrick J. Glaser
Mark Rattermann
Joseph C. Griffiths
Richard L. Sharp
ArrEST:
Diana L. Cordray, IAMC, Clerk Treasurer
Presented by me to the Mayor of the City of Carmel, Indiana the _ day of
.2006, at o'clock _.M.
Diana L. Cordray, IAMC, Clerk Treasurer
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Approved by me, Mayor of the City of Carmel, Indiana, this
. 2006, at 0' clock .M.
day of
James Brainard, Mayor
ATIEST:
Diana L. Cordray, IAMC, Clerk Treasurer
This Instrument pepared by: James E. Shinaver
NELSON & FRANKENBERGER
3021 East 98th Street, Suite 220
Indianapolis, IN 46280
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