HomeMy WebLinkAboutPacket 3-30-06
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CROOK PARCEL
CARMEL, INDIANA
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INDIANA LAND DEVELOPMENT
CHANGE IN ZONING CLASSIFICATION
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20 Acres on the north side of 136th Street, just east of Towne Road
Docket No. 06010009 Z
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City of Carmel
Subdivision Committee - March 30, 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
1. Explanation
2. Aerial photograph
3. Concept Plan
4. Landscape Plan, Tree Preservation Plan, and Street Connectivity Plan
5. Signage/Entry Illustrations
6 Amenity Detail
7. PUD Ordinance
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EXPLANATION
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GENERAL BACKGROUND
Indiana Land Development is the contract purchaser of appIOYimAtely 20 acres of real
estate located on the north side of 13rJh S1reet, just east of Towne Road. The real estate is
outlined on the aerial photograph included in 1his informational brochure.
Indiana Land Development has filed a request to change the zoning classification of the
real estate from the S 1 classification to a PUD District classification to pennit the development
of the real estate as a custom residential community. The conceptual plan, included in this
informational brochure, allocates the real estate into its 40 single-family residential lots, open
space, and internal streets. The upscale character of the proposed community is illustrated in the
included PUD Ordinance, landscape plan, tree preservation plan, and illustrations of single-
family residences.
Approximately 15.4% of the proposed community will be preserved as open space. In
addition to the tree conservation park to the north of the plan, open space is found on the
southern boundary of the site. Either side of the main entry is flanked by retention ponds and
landscaped buffers. Not only does this area help to create a buffer between residential lots and
136th Street, it also creates a grand entry into this neighborhood.
II.
REVISIONS SINCE LAST COMMITTEE
During the Subdivision Committee meeting on March 7, 2006, many helpful suggestions
were received and, in response, the PUD Ordinance has been revised. The revised PUD
Ordinance, contained in this informational brochure, includes changes which can be summarized
as follows:
1. Section 4.1 was revised to require that a pedestrian path be installed within the
right-of-way of 136th Street, along the neighborhood street frontage;
2. Section 4.1 was revised to provide for a connection between the recreational path
in the immediately adjacent Westwood Estates subdivision and the sidewalks
within the neighborhood.
3. In Section 5.3, a provision was added requiring that chimneys, located on the
exterior of residences, are required to extend from the ground to above the eaves,
and are also required to have masonry as their exterior building material;
4. In Section 5.3, design standards for porches were added;
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5. In Section 5.3, provisions were added requiring front entry doors to be designer
grade.
6. In Section 5.3, a provision was added requiring that front-loaded garages be
recessed at least 1hree (3) feet from the front elevation of the residence;
7. In Section 5.3, the provision pertaining to windows was revised to require that
"there sbaI1 be at least one (1) window on each occupiable floor of each elevation
of the residence, excluding gables"; and
8. In Section 5.4, a provision was added requiring that all homes have at least ten
(10) ~ with a minimmn height of eighteen (18) inches at the time of
planting.
We look forward to discussing these changes, and receiving the Committee's additional
comments, at the meeting scheduled for March 30, 2006.
Respectfully submitted,
NELSON & FRANKENBERGER
C~ ~/c-.~,--
Charles D. Frankenberger
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CROOK PROPERTY
CONCEPTUAL PLAN. CARMEL INDIANA
NOTE
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TREE CONSERVATION AREA IS Om~INWTO 8<
HEALTHYANO PRESERVABLE, THE PROPOSEOMATUJALIN
CLOSE PROXIMITY WILL NOTBEPLANTED
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PROJECT~;lOOSI~
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LANDSCAPE PLAN
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CROOK PROPERTY
TREE PRESERVATION PLAN, CARMEL INDIANA
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CROOK PROPERTY
CONNECTIVITY PLAN, CARMEL INDIANA
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ENTRY MONUMENT'
ENTRANCE ElEVATION
SCALE: 114" = 1'-0"
EXHIBIT 'A'
ENTRY PLAN
SCALE: I" = 30'
LandDesign .
CROOK PUD
TYPICAL ENTRANCE
02.01.06_3005104
Prepared for:
INDIANA
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FINAL LOCATION OFTHE PLAYGROIJNDWILL
BE DETERMINED IN COORDINATf6NWITHA FINA
TREE SURVEY. EVERY EFFORTWILL BE MADE IN THE
PRESERVATION OF EXISTING TREES INTHIS LOCATION.
NEIGHBORHOOD PARK - CARMEL INDIANA
. :"S~L~: I" = 20' <0
0316.06_30051 04
Prep~red for:
INDIANA
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Sponsor: Councilor
ORDINANCE
NO.
CROOK
PLANNED UNIT DEVELOPMENT
DISTRICT
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TABLE OF CONTENTS
AND SCHEDULE OF EXHIBITS
T ABLE OF CONTENTS
Page
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 F amil y Standards..................................................................................................... 6
Section 6. Platting.................................. ................................................................................10
Section 7. Approval Process.............................................................................................................. 10
Section 8. Definitions and Rules of Construction..... ......... ....................... ..... ....... ......... ...............1 0
Section 9. Violations ........................................................................................................................ 13
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SCHEDULE OF EXHIBITS
A Legal Description of Real Estate
B Conceptual Plan
C Street Standards
D Elevations identifying character of detached single family residences
E Landscape Plan
F Tree Preservation Plan
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Sponsor: Councilor
ORDINANCE NO.
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
EST ABLISHING 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. S 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 936-7-4-1500 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
2.2
2.3
Section 3
3.1
3.2
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.
The neighborhood has an identifiable node that can be a small community park,
square, "tot lot" or open space.
The design of the streets is key to a pedestrian friendly neighborhood design. This
pedestrian-friendly design will be achieved through the connectivity of (a) a
walkway from each residence to the public sidewalk(s) located within the Right-
of-Way of each street within the neighborhood; and (b) public sidewalks to the
10' -wide perimeter trail along 136th Street and the park/tree preservation area in
the northern part of the neighborhood to the perimeter trail. Streets are shaded by
street trees to create an environment that favors the pedestrian and encourages
bicycling. Front porches are allowed as an architectural feature on residences to
provide an open living room to encourage neighborly conversations and add
interest to the street.
Permitted Primary Uses and Intensities: Permitted uses are defined below:
Permitted Primary Uses (Residential Uses permitted as listed below)
. Detached Single Family Dwellings
. Accessory Dwellings
. Open Space/Recreational Space
Residential Densities Permitted
. Maximum Gross Residential Density for PUD: 1.96 Dwelling Units / Acre
- Maximum number of Single Family Homes Permitted: 40 Homes
PERMITTED PRIMARY USES & INTENSITIES
Gross Site Area +/-20.37 AC
Existing Zoning S-l Residential District (Carmel/Clay Zoning)
Proposed Zoning PUD
# of Units 40DU
Density 1.96 DU/ A
Section 4
Street Design. Street Sidewalks and Open Space.
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4.1 Street Design
. Public Right-of-Way ("ROW") shall be designed in coordination with the
City of Carmel Public Works.
. Centerline separation of neighborhood streets may be less than 150 feet
within the approval of 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 with a minimum width of 5 feet located
within the public ROWand that meet the requirements of the City of
Carmel's Alternative Transportation Plan to provide a pedestrian friendly
environment within the neighborhood.
. All streets shall meet the design standards in Exhibit C - Neighborhood
Street Sections.
. A ten (10) foot-wide asphalt pedestrian path shall be installed within the
ROW of 1 36th Street along the neighborhood's street frontage.
. There shall be a connection between the recreational path within the
immediately adjacent Westwood Estates and the public sidewalks within
the neighborhood to provide for greater connectivity and a larger path
system for residents and area neighbors.
Community Open Space
. Community Open Space shall be provided at a minimum of 15% of the
gross development area.
. Park/Tree Preservation Area: A park/tree preservation area 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
street ROW.
. In addition to street trees, the park/tree preservation area 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 references as Exhibit E and
Exhibit F are the applicable Landscape Plan and Tree Preservation Plan,
respectively.
. PUD Buffers provided shall meet or exceed the following requirements:
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a. 15 foot buffer yard from the edge of the ROW for 136th Street.
Landscape material to meet 15 foot Type D Buffer Yard
requirements.
b. The tree preservation requirements as shown on the Tree
Preservation Plan.
c. 10 foot buffer yard for the northern, western and eastern edge
of the property. Landscape material to meet 10 foot Type B
Buffer Yard requirements.
Section 5 Single Family Standards: Single Family Residential Homes are detached homes
on fee simple lots.
5.1 Area Requirements/Minimum Lot Size
. Minimum Lot Size for Lots accessed from a public street: 9,500 Sq. Ft.
. Detached homes lot lines shall be subject to change from conceptual
drawing due to various product type.
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5.3
Development Standards
. Front Yard Setback: 20' Minimum
. Rear Yard Setback to Primary and Accessory Structures: 25'
. Side Yard Setback: 5' Minimum
. Maximum Lot coverage: 75%
. Building Height: 1 to 3 stories, not to exceed 45 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 fa9ade 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, Stone, Wood Siding (or
Cementitious Siding, Hardi-Plank or equal) and/or EIFS.
3. All chimneys located on the exterior of the residences shall extend
from the ground to above the eaves and shall have masonry as their
exterior building material. All chimneys which protrude from
inside the residences shall have Hardi-Plank and/or EIFS as their
exterior building material(s).
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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 on
the first floor with acceptable siding on the second floor.
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 shall be required on all front elevations of
all homes, excluding doors, windows, cantilevered areas, bay
windows, and areas which, in the sole determination of the builder,
cannot support masonry, 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, artificial slate and cedar shake.
2. 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.
3. The minimum roof pitch for all residential homes shall be 5:12
unless otherwise stated.
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 windows shall be framed with a 1 x 4 trim wrap.
5. There shall be at least one (1) window on each occupiable floor of
each elevation of the residence, excluding gables.
6. All entry doors shall be of designer grade.
7. Masonry row lock is required under all windows on the front
elevation where a masonry material is the primary fa9ade material.
8. All windows and doors shall be framed.
.
Porches:
1. A front porch will be allowed on each residence and shall be
consistent in material and architectural design with that of the
residence itself.
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5.4
2. Columns shall be stylistically consistent with the architecture of
the primary structure.
3. Porches must be trimmed properly.
4. Front porches shall be covered with a range of 4 feet to 10 feet in
depth. Porch posts, columns and/or supports will be decorative in
design and will serve as structural support as necessary for the
overall design of the residence.
5. Decks shall be located only in rear yards.
6. The minimum depth for any front porch shall be 4 feet.
. Garages, Parking, Driveways, and Sidewalks:
I. Parking shall be provided at two parking spaces per dwelling.
2. Each single family detached residence shall have an attached 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. 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.
6. The minimum driveway length shall be 20 feet to accommodate
guest parking for all residential lots. The 20 feet will be measured
from the right-of-way.
7. All garage doors shall be of designer grade.
8. A 3 foot-wide minimum sidewalk will be provided at the main
entry door of each residence.
9. Side-load, courtyard and rear-load garages will be permitted for
residences. Front-load garages will be permitted for residences
provided, however, that the garage door itself is recessed at least 3
feet from the front elevation of the residence, or if there is a front
porch, the front elevation of the porch.
. 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.
Landscape Standards
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5.5
Section 6.
6.1
. 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.
. All residential homes shall provide a minimum of 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.
. 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 fifty (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
properties. Security and flood lighting must utilize 90-degree cut off
fixtures to reduce light pollution.
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 has been reviewed and approved by the Plan
Commission, and constitutes the approved primary plat and, as such, the
Developer shall not be required to return to the Plan Commission for
primary plat approval.
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Section 7.
7.1
7.2
B. Secondary Plat Approval. The Director shall have sole and exclusive
authority to approve, with or without conditions, or to disapprove any
Secondary Plat; provided, however, that the Director shall not
unreasonably withhold or delay the Director's approval of a Secondary
Plat that is in substantial conformance with the Conceptual Plan. 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.
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.
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. 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.
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T.
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.
Development Requirements. 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 Carmel, Indiana. "Director" and "Administrator"
shall include his/her 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.
R.
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 of land permanently dedicated to provide light, air
and access.
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u. 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 detennining 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. 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.
w. Trim: Soffits, architraves, wood reveals, and casement around doors and
windows.
Section 8. 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 _ day of
, 2006, by a vote of ayes and nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
-
Kevin Kirby
Presiding Officer
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 _ day of
,2006, at o'clock .M.
Diana L. Cordray, IAMC, Clerk Treasurer
Approved by me, Mayor of the City of Carmel, Indiana, this
,2006, at o'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
H:\brad\lndiana Land Dev\Crook\PUD 020906.doc
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H:\brad\Indiana Land Dev\Crook\PUD 020906.doc
EXHIBIT "A"
Lee:al Descriotion
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