HomeMy WebLinkAboutPacket 04-18-06
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CARMEL, INDIANA
FORTUNE PARCEL
INDIANA LAND DEVELOPMENT 19
CHANGE IN ZONING
CLASSIFICA TION
43.6 Acres south of 131st Street
and west of Towne Road
Docket No. 05050003Z
City of Carmel
Plan Commission - April 18, 2006
Applicant: Indiana Land Development
Attention: Paul Shoopman
Phone: 415-0459
Attorney: Charles D. Frankenberger
NELSON & FRANKENBERGER
3105 East 98th Street, Suite 170
Indianapolis, IN 46280
Telephone: (317) 844-0106
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Table of Contents
1. Explanation.
2. Aerial photograph.
A. General
B. Adjacent Densities
3. Concept Plan, Landscape Plan, and Tree Preservation Plan
4. Photographs exemplifying types of residences to be built on 61-foot lots.
'5. Conceptual artistic renderings exemplifying types of residences to be built on 61-foot
lots.
6. Conceptual artistic renderings exemplifying types of residences to be built on alley-
accessed 51-foot lots.
7. Photos exemplifying types oftownhomes to be built.
8. Detail of entry monumentation, signage, amenity/common areas.
9. Examples of architectural detail.
A. Trim sections.
B. Chimneys.
C. Windows and doors.
10. PUD Ordinance
H:lbradlIndiana Land DevICarme1-126th Street FortunelTable of Contents. doc
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Explanation
Indiana Land Development is the contract purchaser of 43.6 acres of real estate located
just west of Towne Road, between 131 st Street on the north and l26th Street on the south. The
real estate is outlined on the aerial photograph included in this brochure.
The 43.6 acres form a narrow, rectangular parcel, abutted on the east and west by
Sections of the Villages at West Clay. To the immediate east are (i) a high-density single-family
section and multifamily section of the Villages at West Clay and (ii) a high-intensity
commercial/retail section of the Villages at West Clay.
In order to provide transition, Indiana Land Development filed its request for a change in
zoning classification from the existing Sl district to a PUD District. Following the public
hearing before the Plan Commission, there were numerous Special Studies Committee meetings,
during which valuable suggestions were received. There were also numerous meetings with
concerned residents during which additional input was received. In response to the input from
the Special Studies Committee and concerned residents, the proposal was significantly changed
to include many meaningful revisions. These are embodied in the enclosed exhibits. A
summary ofthe revisions follows:
1. Per the request of an adjacent neighbor, the buffer along the western boundary
was enhanced.
2. Per the request of an adjacent neighbor, the entrance from l26th Street was moved
to the east.
3. Tree preservation was significantly increased, in part to save large clusters of oak
trees located in the northern area of the real estate.
4. Per the enclosed illustrations, a central amenity area was included, along with a
tot lot. Further to the recommendations of the Special Studies Committee,
Indiana Land Development committed that improvements in the common area
would be at least equal in value to what is represented on the illustrations.
5. Density was reduced from 4.2 per acre to 2.98 per acre.
6. Architectural standards and price points were increased.
7. The text of the PUD was enhanced so that it more accurately corresponds to the
elevations and price points and also incorporates suggestions from the
Department of Community Services..
8. The commercial area was eliminated.
Considering these revisions, the Special Studies Committee forwarded this matter to the
Plan Commission with a favorable recommendation. We look forward to presenting this to you
on April 18, 2006.
Respectfully submitted,
NELSON & FRANKENBERGER
L~
Charles D. Frankenberger
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DEVELOPMENT PROGRAM
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SUB-AREA 'A'
AREA:
TOWNHOMES:
TOTAL UNITS,
+/-7.S4AC
38 UNITS
38DU
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01.3S.76 AC
91 UNITS
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OVERALL.:
GROSS SITE AREk
EXISTING ZONING,
PROPOSED ZONING:
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3005012_01.20,00.
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LandDesign .
FORTUNE SITE
CONCEPT PLAN
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DEVELOI"MENT PROGIlAM
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FORTUNE SITE
CONNECTlVlTY PLAN
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FORTUNE SITE
HAMILTON COUNTY, INDIANA
INDIANA LAND DEVElO?MENT
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LANDSCAPE PLAN
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DAU:06.08.0S
DESIGNED BY, GG
OA.AWNSY, APP
CH,CKEDBY
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PROJECTIt,l(X)S011
FORTUNE SITE
HAMILTON COUNTY, INDIANA
INDIANA LAND DEVELOPMENT
REVISIONS
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LANDSCAPE PLAN - DETAILS
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TREE PRESERVATION PLAN
FORTUNE FARMS
INDIANA LAND DEVELOPMENT CORPORATION
8170 Z,ONSVILLE ROAD
INDIANAPOLIS, INDIANA 46268
Architects & Engineers
CRIPE
01.26'06
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TREE PRESERVATION KEY
[XISTlNGTREE(SEEfXHIBI1C-TREEPRESE:RV.-.TlON
PlAN PREPAR[DBY lAND OESIGNrORTR[ESPWES)
TR[[PRESERVATlONAR[AAHDIREESIQPRESERV[
lREES TO TRANSP1ANT [ITHERONSllE
OR TO ABNEY GLEN
@ IR'" TO '",NSPlAA' ON""
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Resl tdol"lOGt.~n\ Pror1it.P.~ for incl"'"" on .MOP.fed drowono;
TR[[5 TO BE REMOVrO
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Itlelreesw,lhinlhep.reservoti(wl.lonesshollbelert,;zedbelorecons!ruc1ionlJ.eqinsto inereose
lheir""9O" ThIs ",II ,ncreose the" (Ib,llly 10 noodle stress from construo;lion
_ All site COI1IrOC!(l(s sh<:lll me<!t ..ah the Consullirlcj Arl>orisl at the sile p4'ior 10 beginnIng work 10
revie" 011 "ark proce~ures. access ond 1'10,,1 fOules, and tree protection meosures
Tree protedioo letlCiog sholl be installed 01 the d,ipl,ne (..here possible) 01 the trees.n the buU.,
lone and proper lfee Preservation Zone" s'9ns oUlled
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_, My damage 10 lr!!es. sholl be reporte(! to the Consultinq Arbori~1 "ilhin 6 hour~ so Ihal remMiol
octlon con bf loken. T,mehness is crohcollo lree heolth
No mOI~riOIs, spoil, "O'Shout wOler',woste or equipment (especrolly concrele equipmenl or.d toots)
sholl be depo~lted, SlorM, ar pa'ked Wllhln the tree prolecbon lone (Ien<;ed oreo)
- Overd.g horn the bUlldlnlj loundotion Sholl not be placed wilhin lhe tfee proleclion lone, either
lemparorily Of permonenHy. It is So.qJesled thollhe \!Xli be placed ,n a space owoy ff(ln'llhe trees
_. The preserved trees shQcid be iuigoled so Ihot lhey "ill receive 1-1.5 inches of woler per "...k
durlnlj e.heme dry peMds ond os IS le<lSible
_ 1l01.allpoSsibleundergroundulilitieS,downspootsorlfrigolionhnesandIorldscope lighhng sholl be
fouled()UlsOdelhelreeploletlionlO11e
There is 10 be roo por~inlj or equipment storage of any kind "ithin lhe tree prol~li.e lone
Po,1 l.flnslf"rlinn ,.rnmm"noohnns
_ Alllrees sholl hove 0 pasl-COllslrucban evaluation perlormed by 0 quohlied Olbofisllo dele<mine
any 'em.ool ad.ons nece~sory to mo.nto... hee he<lllh
_ Verticol muichinq" ar soil reme<liohon w,lh 0 graw gun may be necessary, lor ony Irees "i1hin 21)
leet 01 canslruchonOCI""hes. [specJoly lhose ",Ih onycompocled Soils or o~efed dlainoqes
Ilequlor mulching 10' any Ir.... ,n the tree prolectlon area. i. recommended lor trees thol do (lOt
hove requlo' leaf hller onymore, The multh .ill g,.e lhe trees oplimal con<Mioos lor their rools to
recover horn the shess 01 construclion
_ Copyr"Jhl Vine &: Branch In(; 21)05. All rights resefVed Copy 01 Bl.lP.s may be mMe only with wriHen
perm,ssion of Vlne &: Bronch Inc
Judson R Scotl
Regislered Consull'nq NOOtiSI 1392
American So,,"'ty 01 Consulling Arborisls
President, Vine & Branch Inc
4721 E, 1.~lh Streel
Carmel IN 46033
317-846-1935
317-846-376810'
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Sponsor: Councilor
ORDINANCE
NO.
FORTUNE
PLANNED UNIT DEVELOPMENT DISTRICT
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TABLE OF CONTENTS
AND SCHEDULE OF EXHIBITS
TABLE 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 Family Standards - Subarea B ................................................................................. 7
Section 6. Town Home Standards - Subarea A .................................................................................10
Section 7. Platting.................................. ................................................................................14
Section 8. Approval Process................................................................................ .................... .......... 14
Section 9. Definitions and Rules of Construction......................................................................... 15
Section 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 character of detached single family residences
E Elevations identifying character of townhomes
F. Landscape Plan
G. Tree Preservation Plan
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ORDINANCE NO.
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AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
EST ABLISHING THE
FORTUNE
PLANNED UNIT DEVELOPMENT DISTRICT
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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 "Fortune 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-l500 et seq., it adopts this
Fortune 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 Fortune 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 Fortune Ordinance, and (iv) this Fortune
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 Fortune.
Section 1.2 Development in the District shall be governed entirely by (i) the
provisions of this Fortune Ordinance and its exhibits, and (ii) those provisions of the
Carmel Zoning Ordinance specifically referenced in this Fortune Ordinance. In the event
of a conflict between this Fortune Ordinance and the Carmel Zoning Ordinance or the
Sign Ordinance, the provisions of this Fortune 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 Fortune
Ordinance.
Section 2 Planning Principles: This Fortune 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.
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2.1 This Fortune 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 an identifiable node that can be a small community park,
square, "tot lot" or open space.
2.3 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 with the Right-of
Way of each street within the neighborhood; and (b) fublic sidewalks to the 10'-
wide perimeter trails along 131 st Street and 126t Street and the park/tree
preservation area in the center of the neighborhood to the perimeter trails. 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.
2.4 Where possible, garages and driveways are located off of an Alley at the rear of
the lot to limit garages on the front of the homes and limit the number of drives
from the streets. Guest parking is accommodated in all driveways to both town
homes and single family homes~
2.5 A neighborhood association will be established by the developer to provide
quality assurance of the community's amenities and homes as the community
matures.
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Section 3 Permitted Primary Uses and Intensities: A portion of the PUD is given the
flexibility to be designed with several uses based on market demands. Permitted uses are defined
below:
3.1 Sub Area A Permitted Primary Uses (Residential Uses permitted as listed below)
. Attached Town Homes
. Accessory Dwellings
3.2 Sub Area B Permitted Primary Uses (Residential Uses permitted as listed below)
. Detached Single Family Dwellings
. Accessory Dwellings
3.3 Residential Densities Permitted
. Maximum Gross Residential Density for PUD: 2.99 Dwelling Units / Acre
Subarea A: +/-7.81 acres total
- Maximum number of Town Home Units Permitted: 38 Homes
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Subarea B: +/-35.76 acres total
- Maximum number of Single Family Homes Permitted: 92 Homes
PERMITTED PRIMARY USES & INTENSITIES
Existing Zoning S-l Residential District (Carmel/Clay Zoning)
Proposed Zoning PUD
Gross Site Area: +/-43.6 AC
SUB AREA A # of Units 38DU
Area +/-7.81 AC
SUB AREA B # of Units 92DU
Area +/-35.76 AC
TOTAL AREA # of Units 130DU
Density 2.99 DU/ A
Section 4
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4.2
Street Design. Street Sidewalks and Open Space.
Street Design
. Public Right-of-way ("ROW") shall be designed in coordination with the
City clf Carmel Public Works.
. Centerline separation of neighborhood streets may be less than 150 feet
with the approval of the City of Carmel Public Works Department.
. 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's of 1315t Street and 126th Street along the neighborhood's street
frontages.
Community Open Space
. Community Open Space shall be provided at a minimum of 15% of the
gross development area.
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4.3
. Park/Tree Preservation Area: A park/tree preservation area shall be
provided and will include a tot lot/playground and one (1) of the
following: (to be determined by the developer)
1. Tennis court
2. Playground area
3. Volleyball court
4. Basketball court
. The existing tree canopy of the community is critical to the character and
design of the master plan.
. Existing trees to be preserved should be protected to the drip line of the
tree. Tree protection shall meet or exceed the requirements of the City of
Carmel.
. Canopy trees shall be planted, as street trees, with a minimum 2.5" Caliper
for each 50 feet of park street frontage. Trees to be planted within the
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.
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. 25 foot buffer yard from the edge of the ROW for 131 st street
(per the Clay Township Thoroughfare Plan).
b. Buffer between proposed townhomes and Villages of West
Clay Commercial: 10 foot buffer yard along the eastern
property line (allowed to overlap 2 feet into the alley
easement). This buffer, behind the proposed townhomes, shall
be planted with a continuous row of evergreen trees, located 20
feet on center, with a minimum height of 8 feet at the time of
planting. The buffer shall not be required if buffer
requirements are currently in place for The Villages of West
Clay along this edge.
c. The tree preservation requirements as shown on the Tree
Preservation Plan.
2. Sub Area B
a. 10 foot buffer yard along the eastern property line (allowed to
overlap 2 feet into the alley easement).
b. 10 foot buffer yard along the western property line.
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Section 5
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5.2
5.3
c. 20 foot buffer yard located north of the l26th Street ROW (per
the Clay Township Thoroughfare Plan). Overlap into the
drainage and sanitary easements to the north are permitted.
d. The tree preservation requirements as shown on the Tree
Preservation Plan.
. 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.
Single Family Standards - Sub Area B:
Single Family Residential Homes are detached homes on fee simple lots.
Area Requirements/Minimum Lot Size
. Minimum Lot Size for Lots accessed from a public street: 6000 Sq. Ft.
. Minimum Lot Size for Lots accessed from an Alley: 5500 Sq. Ft.
. Detached homes lot lines are subject to change from conceptual drawing
due to various product type.
Lot Standards
. Front Yard Setback: 20' Minimum
. Rear Yard Setback to Primary and Accessory Structures: 20' minimum.
. Garage Setback:
1. Garages access from the street: 20' min.
2. For Alley Accessed Lots with parking permitted in driveway:
Minimum 20 feet from rear property line.
3. For Alley Accessed Lots without parking permitted in driveway:
Minimum 20'.
. Side Yard Setback: 5' Minimum
. Porches and Stoops may extend into the front yard setback by up to seven
(7) feet from the property line, but shall not encroach on any utility
easement.
. Minimum Building Square Footage:
1. Lots between 50 feet and 61 feet in width: 1800 SF minimum
2. Lots greater than 61 feet in width: 1950 SF minimum
. Maximum Lot coverage: 75%
. Building Height: 1 to 3 stories, not to exceed 40 feet in height.
Architectural Standards
. Single Family Residential Homes planned for this PUD shall be similar in
character to the attached photographs in Exhibit D.
. Homes should be simple, with basic elements of construction (columns,
porches, doors, rafter tails, windows) serving as ornament. They should
be built of materials to stand up over time, to age gracefully, and to
withstand the elements: sun, rain, wind, and gravity.
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Identical house elevations and fa<;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, Stone, Wood Siding, Hardi-
Plank or other Cementitious Siding 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-Plan and/or EIFS as their
exterior building material(s).
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.
.
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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 should be square or vertical in proportion.
Transoms may be oriented horizontally with panes that match
other opening configurations.
2. All windows shall have window grills.
3. Exterior shutters are permitted and encouraged.
4. All entry doors shall be of designer grade.
5. Masonry row lock is required under all windows on the front
elevation where a masonry material is the primary fa<;ade material.
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6. All windows and doors shall be framed.
7. All windows shall be framed with a 1 x 4 trim wrap.
8. There shall be at least one (1) window on each occupiable floor of
each elevation of the residence, excluding gables.
.
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.
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:
1. Parking shall be provided at two parking spaces per dwelling.
2. Each single family detached residence shall have a two car garage
to accommodate required parking.
3. Guest parking in drive is required on alley accessed homes.
4. The minimum driveway length shall be 20 feet to accommodate
guest parking for all residential lots. For alley-loaded residences,
the 20' shall be measured from the edge of the alley easement, and
for residences with front-loaded garages, the 20' shall be measured
from the right-of-way.
5. All neighborhood streets shall accommodate informal on-street
parking. The informal parking that occurs (in these non-striped
areas) is considered a traffic calming device and will help promote
safe streets for pedestrians.
6. Minimum garage bay width shall be 20'.
7. All garage doors shall Designer Grade.
8. Driveway flares shall not cross the side yard property line and will
not interfere with the flare from the adjacent lot's driveway. Lots
located on a cul-de-sac are excluded, and crossing driveway flares
are permitted.
9. A 3 foot wide minimum sidewalk will be provided at the main
entry door of each residence.
10. 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.
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. 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
. Each lot shall plant a canopy tree, as a street tree, with a minimum 2.5"
Caliper for each 50 feet of street frontage. Street trees are to be planted
within the right-of-way between the sidewalk and back-of-curb. Tree
species to be coordinated by the developer. Street trees shall be selected
from the City's approved street tree species list.
. Each lot shall plant, 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. 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 ten (10) shrubs, with a
minimum height of 18 inches at the time of planting.
. PUD Buffer and general open space landscape provided shall meet or
exceed the requirements noted on Section 4.3.
. No landscape buffer is required between different home types or uses
within the Real Estate.
. Landscape beds should be mulched to insure plant survivability and
reduce water requirements.
. Existing trees to be preserved should be protected to the drip line of the
tree and should incorporate City of Carmel standards for protection.
. Plant composition should employ a compatible variety of plant types in
order to build a pleasant transition from property to property.
. All landscape and grassed areas shall be within one hundred 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
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Section 6.
6.1
6.2
6.3
properties. Security and flood lighting must utilize 90-degree cut-off
fixtures to reduce light pollution.
Town Home Residential Standards (Permitted within Sub Area A)
Town Homes are typically attached homes that have one or more common walls.
Town Homes may be sold fee simple or with condominium ownership.
Area Requirements/Minimum Lot Size
. Minimum Lot Size for Town Home: 2,640 SF
Lot Standards
. Front Yard Setback: 15' Minimum.
. Rear Yard Setback to Primary and Accessory Structures: 20'
. Garage Setback: 20' minimum from the alley pavement.
. Minimum Building Separation: 5' 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 (42 feet maximum)
. Minimum Town Home Square Footage: 1600 SF minimum
Architectural Standards
. Town Homes Residential Homes planned for this PUD shall be similar in
character to the attached photographs or renderings in Exhibit E.
. Town Homes should be simple, with basic elements of construction
(columns, porches, doors, rafter tails, windows) serving as ornament.
They should be built of materials to stand up over time, to age gracefully,
and to withstand the elements: sun, rain, wind, and gravity.
. Front Elevations of town homes should be clearly articulated through
architectural details, changes in building materials, off sets in front
building facades, and/or vertical design elements to accentuate the
individual living units.
. Building Walls:
1. Simple configurations and solid craftsmanship are favored over
complexity or ostentation.
2. Acceptable Exterior Finishes: Brick, Wood Siding (or
Cementitious Siding, Hardi-Board or equal), Stone, or Cedar.
3. All exterior walls will be given equal architectural treatment and
design.
4. Building walls in the same plane may be built of no more than four
materials and may change material along a horizontal line, with the
heavier material below the lighter material.
5. Strong encouragement is given to designs reflecting masonry first
floor with acceptable siding second floors.
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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.
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
7.
.
Roofs:
1. Acceptable materials: Architectural grade, dimensional
fiberglass/asphalt shingles; metal heavy gauge or galvanized
standing seam; Tile; Slate and artificial slate
2. The minimum roof pitch for all residential homes shall be 5:12
unless otherwise stated.
3. Roofs over breezeways, stoops, porches, etc. will be considered at
a lower pitch as long as they are not 20% of the total roof area and
have a minimum pitch of3:12.
4. Gutter board overhangs shall be a minimum of 12 inches.
5. Gable fly rafter overhangs shall be a minimum of 6 inches.
6. No exposed fireplace chimney pipes are allowed.
.
Window and Doors:
1. Windows and doors should be square or vertical in proportion.
Transoms may be oriented horizontally with panes that match
other opening configurations.
2. All windows shall have window grills.
3. Exterior shutters are permitted and encouraged.
4. All entry doors shall be of designer grade.
5. Masonry row lock is required under all windows on the front
elevation where a masonry material is the primary fayade 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. Guest parking in drive is required on alley accessed homes.
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6.5
4. The minimum driveway length shall be 20 feet, measured from the
alley easement, to accommodate guest parking for all residential
lots.
5. All neighborhood streets shall accommodate informal on-street
parking. The informal parking that occurs (in these non-striped
areas) is considered a traffic calming device and will help promote
safe streets for pedestrians.
6. Minimum garage bay width shall be 20'.
7. All garage doors shall Designer Grade.
8. Driveway flares shall not cross the side yard property line and will
not interfere with the flare from the adjacent lot's driveway. Lots
located on a cul-de-sac are excluded, and crossing driveway flares
are permitted.
9. A 3 foot wide minimum sidewalk will be provided from the main
entry door of each residence to the public sidewalk.
Landscape Standards
. Each building shall have a canopy tree, as a street tree, with a minimum 3"
Caliper for each 50 feet of street frontage. Street trees are to planted
within the right-of-way. Tree species to be coordinated by the Developer.
Street trees shall be selected from the City's approved street tree specias
list.
. 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.
. Each town home building shall be provided with ten (10) shrubs per town
home unit, with a minimum height of 18 inches at the time of installation.
. PUD Buffer and general open space landscape provided shall meet or
exceed the requirements noted on Section 4.3.
. No landscape buffer is required between different home types or uses
within the PUD boundary.
. Landscape beds should be mulched to insure plant survivability and
reduce water requirements.
. Existing trees to be preserved should be protected to the drip line of the
tree and should incorporate City of Carmel standards for protection.
. Plant composition should be employ a compatible variety of plant types in
order to build a pleasant transition from property to property.
. All landscape and grassed areas to be within one hundred (100) feet of a
hose bib.
Lighting
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. Exterior lighting may not only serve as a strong design element but can
also provide direction and safety.
. All landscape lighting shall be of a soft and diffused character used to
illuminate landscape planting and pathways instead of building surfaces.
. Lighting in general should not be conspicuous when light from light
fixture is directly visible. The lamping shall be low wattage and from
Dusk to Dawn to prevent sharp contrasts from surrounding areas at night.
. Security lighting and flood lighting should be directed inward toward the
lot and every effort should be made to prevent light pollution to adjacent
properties. Security and flood lighting 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 lamp should be provided from the ceiling of the porch; if no
covered porch is provided, then fixtures should be mounted on either side
of the door.
. Alley ways shall be lighted by lamps mounted on either side of the garage
doors. At the Developer's discretion the lights may be timer controlled or
motion sensor controlled.
Section 7. Platting 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
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.
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8.2
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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
Fortune 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.
J. Commission: The City's Plan Commission.
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N.
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 Requirements. Development standards and any requirements
specified in this Fortune Ordinance which must be satisfied in connection
with the approval of a Final Development Plan.
O.
Developer. Indiana Land Development Corporation and/or 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.
T.
Right-of-Way: An area of land permanently dedicated to provide light, air
and access.
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 determining Set Back, the perimeter
boundary of the Real Estate (i) shall always mean and refer to the outside
perimeter boundary line ofthe Real Estate and (ii) shall not be changed or
reduced by reason of the platting or subdivision of the Real Estate into
smaller parcels.
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V.
.sign: Any type of sign as further defined and regulated by this Ordinance
and the Sign Ordinance for Carmel-Clay Township, Ordinance Z-l96, as
amended.
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Townhome: A single family residence attached to one or more other
single family residence(s), each having more than one (1) story.
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Townhome Building: A structure containing Townhomes.
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y. Trim: Soffits, architraves, wood reveals, and casement around doors and
windows.
Section 10. Violations. All violations of this Fortune Ordinance shall be subject to Section
34.0 of the Carmel Zoning Ordinance.
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
Presiding Officer
Kevin Kirby
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Ronald E. Carter, President Pro Tempore
Brian D. Mayo
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Fredrick J. Glaser
Mark Rattermann
Joseph C. Griffiths
Richard L. Sharp
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ATTEST:
Diana L. Cordray, IAMC, Clerk Treasurer
Presented by me to the Mayor of the City of Carmel, Indiana the _ day of
,2005, at o'clock .M.
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Diana L. Cordray, IAMC, Clerk Treasurer
Approved by me, Mayor of the City of Carmel, Indiana, this
,2005, at o'clock .M.
day of
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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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EXHIBIT" A"
Lelml Description
H:lbradlIndiana Land DevlCannel-126th Street FortunelPUD 020906 (6th Revision).doc
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