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CARMEL, INDIANA
INDIANA LAND DEVELOPMENT
CHANGE IN ZONING CLASSIFICATION
38.8 acres on the northwest corner of Towne Road and 131st Street
Docket No. 06010003 Z
City of Carmel
Plan Commission - February 21, 2006
Applicant: Indiana Land Development Corporation
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
Explanation
Aerial photograph
Concept Plan
Landscape Plan
Tree Preservation Plan
Signage/Entry Illustrations
Conceptual Artistic Renderings Illustrating Typical Townhomes.
Conceptual Artistic Renderings lllustrating Typical Residences on 61' Lots.
Conceptual Artistic Renderings Illustrating Typical Residences on 81' Lots.
PUD Ordinance
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EXDlanation
Indiana Land Development is the contract purchaser of approximately 39 acres located on
the northwest comer of Town Road and 13151 Street. This rectangular parcel, outlined on the
enclosed aerial photograph, is immediately across the street from a section of the Villages at
West Clay that has been approved for high-density residential and commercial development.
In order to provide transition, Indiana Land Development filed its request for a change in
zoning, from the existing SI classification, to a PUD District. To this end, the enclosed
conceptual plan allocates the real estate into townhomes on the comer, providing transition from
the commercial development directly to the south. The townhomes transition into 60-foot lots
internal to the parcel which transition, in turn, to 80-foot lots along the northern and western
boundaries of the parcel.
Approximately 20% of the proposed community will be preserved as open space. The
open space is distributed throughout the community as neighborhood parks and ponds for the
residents. All of the parks are linked through the community by sidewalks along the residential
streets.
The proposed community is planned with one access point off of 13151 Street and two
access points off of Towne Road. These access points are located directly across from entries
into adjacent subdivisions and town centers in an effort to maximize connectivity with the
surrounding community.
In recognition of the existing character and context of this area, dense landscape areas
will serve as buffers at the retention pond and at the townhomes where they front 1318t Street and
on Towne Road. Within the proposed community, the three home styles designed for this
community provide diversity in buyer options. The 114 homes will range in design from
townhomes to single-family homes.
We look forward to presenting this to the Plan Commission on February 21, 2006.
Respectfully submitted,
NELSON & FRANKENBERGER
c~~ ~~k-~1--.
Charles D. Frankenberger
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DEVELOPMENT PROGRAM
SUB.AREA 'A'
AREA: +/.8.59 AC
TOWN HOMES: 47 UNITS
TOTAL UNITS: 47 DU
SUB.AREA 'B'
AREA: +/.)1,62 AC
SINGLE FAMILY: 67 UNITS
TOTAL UNITS: 67 DU
OVERALL,
GROSS SITE AREA: +1.41.21 AC
TOTAL UNITS,
SINGLE FAMILY: 67 UNITS
TOWNHOMES: 47 UNITS
TOTAL UNITS: 114
DENSITY: 2,94 DUlAC
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SUB.AREA 'A'
AREA: +1.8.59 AC
TOWN HOMES: 47 UNITS
TOTAL UNITS: 47 DU
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Sponsor: Councilor
ORDINANCE
NO.
PLANNED UNIT DEVELOPMENT
DISTRICT
2/9/2006
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TABLE OF CONTENTS
AND SCHEDULE OF EXHIBITS
TABLE OF CONTENTS
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Section 1. Applicability of Ordinance. ......... ........ ................................ .......................... ....... ..............4
Section 2. Planning Principles.......................................................................................... .................. 4
Section 3. Permitted Primary Uses ............... ........ ............ ..... ................ ................... ...... ....... .............. 5
Section 4. Street Design and Open Space ........................................................................................... 6
Section 5. Single Fmnilv Standards - Sub Area B.............................................................................. 7
Section 6. Town Home Standards - Sub Area A ..............................................................................10
Section 7. Platting.................................. ................................................................................14
Section 8. Approval Process ......... ....................... ......................... ............... ..................... ..... ............ 15
Section 9. Definitions and Rules of Construction ........................................................................15
Section 10. Violations ................... ..................... ..................... ..................... ..................... ..... ........ .... 18
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SCHEDULE OF EXHIBITS
A Legal Description of Real Estate
B Conceptual Plan
C Street Standards
D Elevations identifying intended architectural style of detached single family residences
E Elevations identifying intended architectural style of townhomes
F Landscape Plan
G Tree Preservation Plan
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Sponsor: Councilor
ORDINANCE NO.
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISmNG 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 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
ApDlicability 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 reference 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 The neighborhood has identifiable nodes that can be small landscape parks,
squares, or open space. Small play areas and community open spaces close to
most dwellings create meeting places for residents and children that provide a
setting for social interaction.
2.3 The neighborhood is walkable and pedestrian friendly. All neighborhood streets
have sidewalks that provide convenient routes to parks and adjacent communities.
2.4 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 Garages and driveways of the Town Homes are located off of an Alley at the rear
of the lot where possible to limit garages on the front of the homes and limit the
number of drives from the streets.
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
. Open space/recreational space
3.2 Sub Area B Permitted Primary Uses (Residential Uses permitted as listed below)
. Detached Single Family Dwellings
. Accessory Dwellings
. Open space/recreational space
3.3 Residential Densities Permitted
. Maximum Gross Residential Density for PUD: 2.84 Dwelling Units / Acre
Sub Area A: +/-8.59 acres total
- Maximum number of Town Home Units Permitted: 47 Homes
Sub Area B: +/-31.62 acres total
- Maximum number of Single Family Homes Permitted: 67 Homes
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PERMITTED PRIMARY USES & INTENSITIES
Existing Zoning S-1 Residential District (CarmeVClay Zoning)
Proposed Zoning PUD
Gross Site Area +1-40.2 AC
SUB AREA A # of Units 47DU
Area +1-8.59 AC
SUB AREA B # of Units 67DU
Area +1-31.62 AC
TOTAL AREA # of Units 114 DU
Density 2.84 DUI A
Section 4
4.1
4.2
Street Design and Open Space.
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.
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 a
tot lot/playground.
. 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.
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. In addition to street trees, community parks shall have four canopy trees
with a minimum 2.5" 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.
4.3 Community Buffers and Landscape
. Attached hereto and incorporated herein by reference as Exhibit F and
Exhibit G are the applicable Landscape Plan and Tree Preservation Plan,
respectively.
. PUD Buffers provided shall meet or exceed the following requirements:
1. Sub Area A.
a. 10 foot buffer yard from the edge of the ROW for Towne
Road.
b. 10 foot buffer yard from the edge of the ROW for 1315t Street.
c. In these areas, planting shall be as follows: 3 shade trees per
100 linear feet planted +/-30' on center, 3 ornamental trees per
100 linear feet in clumps +/-10-12' on center, and 17 shrubs
per 100 linear feet planted in formal groupings.
2. Sub Area B
a. 10 foot buffer yard from the edge of the ROW for Towne
Road.
b. 10 foot buffer yard from the edge of the ROW for 1315t Street.
3 shade trees per 100 linear feet planted +/-30' on center, 3
ornamental trees per 100 linear feet in clumps +/-10-12' on
center, and 17 shrubs per 100 linear feet planted in formal
groupmgs.
c. 10 foot buffer on the northern edge of the property. Tree
conservation area to be supplemented with additional plant
material as deemed necessary by the City of Carmel Urban
Forester.
d. 10 foot buffer on the western edge of the property. Where the
Tree conservation area exists, the area will be supplemented
with additional plant material as deemed necessary by the City
of Carmel Urban Forester. Outside the tree conservation area,
landscape material shall meet the requirements of a 10 foot
wide Buffer Yard 'B.'
. 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.
Section 5 Single Familv Standards - Sub Area B: Single Family Residential Homes are
detached homes on fee simple lots.
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5.1 Area Requirements/Minimum Lot Size
. Minimum Lot Size for Lots accessed from a public street:
l. Lots <80 feet in width: 6,400 Sq. Ft.
2. Lots >80 feet in width: 9,200 Sq. Ft.
. Detached homes lot lines are subject to change from conceptual drawing
due to various product type.
5.2 Development Standards
. Front Yard Setback: 20' Minimum
. Rear Yard Setback to Primary and Accessory Structures: 25' minimum.
. 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: 1,900 Sq. Ft.
. Maximum Lot coverage: 75%
. Building Height: 1 to 3 stories, not to exceed 45 feet in height.
5.3 Architectural Standards
. Single Family Residentail 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, 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. There shall be at least one (1) window on each floor of each side
elevation, excluding gables.
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.
Roofs:
1. Acceptable materials: Architectural grade, dimensional
fiberglass/asphalt shingles; metal heavy gauge or galvanized
standing seam; tile; slate, artificial slate and cedar shake.
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.
.
Window and Doors:
1. Windows and doors shall be square or vertical in proportion.
Transoms may be oriented horizontally with panes that match
other opening configurations.
2. Exterior shutters are permitted and encouraged.
3. All windows shall have window grills.
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.
6. All windows and doors shall be framed.
.
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. 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.
4. Minimum garage bay width shall be 20' .
5. The minimum driveway length shall be 20 feet, measured from the
right-of-way, to accommodate guest parking for all residential lots.
6. 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.
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5.4
5.5
7. A 3 foot wide minimum sidewalk will be provided at the main
entry door of each residence.
8. All garage doors shall be Designer Grade.
. Pools:
1. Only in-ground pools are permitted. Above ground hot tubs and
spas are permitted.
2. Pool decks may encroach into the side and rear yard setbacks no
closer than 5 feet to the property line.
3. Pools shall be screened or fences as required to meet all safety
requirements.
Landscape Standards
. Each lot shall plant two canopy trees, as street trees, with a minimum 2.5"
Caliper. Tree to be planted within the right-of-way between the sidewalk
and back-of-curb. Tree species to be coordinated by the developer. Street
trees shall be selected from the City's approved street tree species list.
. Each lot shall plant, in addition to street trees, either one canopy tree with
a minimum 2.5" 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.
. 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 (150) feet of
a hose bib.
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
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properties. Security and flood lighting must utilize 90-degree cut-off
fixtures to reduce light pollution.
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.
6.1 Area Requirements/Minimum Lot Size
. Town Homes shall be located generally at the comer of 131st Street and
Towne Road per the Concept plan, Exhibit B.
. Minimum Lot Size for town homes: 2,600 sq. ft.
6.2 Development Standards
. Front Yard Setback: 15' Minimum on lots interior to the neighborhood.
For lots fronting on 131 st Street, and for lots fronting on Towne Road, a
minimum 15' front yard shall be provided.
. Rear Yard Setback to Primary and Accessory Structures: 20'
. Minimum Building Separation: 15' Minimum
. Porches and Stoops: May extend into the front and street comer 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 (45 feet maximum)
6.3 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.
. Town Homes should be built with special attention to pedestrian scale and
front porches, stoops, and balconies shall be permitted.
. Building Walls:
1. Simple configurations and solid craftsmanship are favored over
complexity or ostentation.
2. Permitted Exterior Finishes: Brick, Wood Siding (or Cernentitious
Siding, Hardi-Board or equal), Stone, or Cedar
3. All exterior walls will be given equal architectural treatment and
design.
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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 approved 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:
1. Permitted materials: Builder grade, 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 hall 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 3: 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 area allowed.
7. All town homes will have the same roof color. The final color will
be selected by the developer.
.
Window and Doors:
1. Windows and doors shall 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.
6. All windows and doors shall be framed.
.
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.
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6.4
. Garages, Parking, Driveways, and Sidewalks:
1. Parking shall be provided at two parking spaces per dwelling.
2. Each Town Home residence shall have a two car garage accessed
by an alley at the rear of the lot to accommodate required parking.
3. Guest parking in drive is optional on alley accessed homes with
two car garages.
4. 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.
5. Minimum garage bay width shall be 20' for a two car garage.
6. 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.
7. A 3 foot wide minimum sidewalk will be provided from the main
entry door of each residence to the public sidewalk.
8. The minimum driveway length shall be 20 feet, measured from the
alley easement, to accommodate guest parking for all residential
lots.
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. Tree to be 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 2.5" 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.
. 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 (150) feet of a
hose bib.
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6.5 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. Security and flood lights must utilize 90-degree cut off fixtures
to reduce light pollution.
. Each Town Home shall have a lit entry. If covered porch is provided, then
an overhead style 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.
Platting and Subsequent Approvals: The platting of Sub Area B shall be required. Platting of
Sub Area A shall be permitted, but shall not be required; provided, however, that so long as the
proposed plat complies with the area requirements set forth in Section 6 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 6 for the entirety of the Real Estate.
7.1 Conceptual Plan. What is attached hereto and incorporated herein by reference as
Exhibit B shall serve as the conceptual plan (the "Conceptual Plan") of the Real
Estate. The Conceptual Plan allocates the real estate into sub-area A ("Sub-Area
A") and sub-area B ("Sub-Area B").
7.2 Plat Approval of Sub-Area B. The Conceptual Plan constitutes the approved
primary plat of Sub-Area B and, as such, the Developer shall not be required to
return to the Plan Commission for primary plat approval of the Sub-Area B. The
Director shall have sole and exclusive authority to approve, with our without
conditions, or to disapprove any secondary plat of Sub-Area B; provided,
however, that the Director shall not unreasonably withhold or delay the Director's
approval of the secondary plat that is in substantial conformance with Sub-Area B
of the Conceptual Plan.
7.3 DP/ADLS Approval of Sub-Area A. Attached hereto and incorporated herein by
reference as Exhibit E are the elevations illustrating the intended architectural
style of the residences planned for the Real Estate shall be similar in character to
such elevations. The Developer shall be required to return to the Plan
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Section 8.
8.2
Commission for DP/ADLS approval with respect to Sub-Area A and the
Townhomes, but not for Sub-Area B or the detached single-family residences.
Definitions and Rules of Construction:
8.1
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.
Definitions. In addition to defined words and terms found in other sections of this
Ordinance, the following definitions shall also apply throughout this
Fortune 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. Alley: 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.
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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.
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.
O.
Developer. Indiana Land Development Corporation and its successors and
asSIgns.
P.
Director: Director, or Administrator, of the Department of Community
Services for the City of Cannel, Indiana. "Director" and "Administrator"
shall include hislher authorized representatives.
Q.
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.
Open Space: Define Open Space to include all pond and common areas
and block areas.
S.
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.
Right-of-Way: An area ofland permanently dedicated to provide light, air
and access.
Set Back: The least measured distance between a building or structure,
excluding, however, porches, 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
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reduced by reason of the platting or subdivision of the Real Estate into
smaller parcels.
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V. fugn: Any type of sign as further defined and regulated by this Ordinance
and the Sign Ordinance for Cannel-Clay Township, Ordinance Z-196, as
amended.
W. Townhome: A single family residence attached to one or more other
single family residence(s), each having more than one (I) story.
X. Townhome Building: A structure containing Townhomes.
Y. 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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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
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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
, 2006, at 0' clock .M.
day of
Diana L. Cordray, IAMC, Clerk Treasurer
Approved by me, Mayor of the City of Carmel, Indiana, this
, 2006, at 0' clock .M.
day of
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk Treasurer
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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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H:\brad\lndiana Land Dev\Guerrero\PUD Ordinance by email 020906.doc
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H:\brad\Indiana Land Dev\Guem:ro\PUD 020906.doc
~
EXHIBIT" A "
Lee:al Description
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