HomeMy WebLinkAboutPacket 6-6-06
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CROOK PARCEL
CARMEL, INDIANA
INDIANA LAND DEVELOPMENT
CHANGE IN ZONING CLASSIFICATION
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 - June 6, 2006
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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 and Tree Preservation Plan.
5. Neighborhood Alternative Transportation Plan/Trail Plan
6. Parkffree Preservation Area Plan
7. Signage/Entry Illustrations
8. Conceptual illustrations of types of residences
9. PUD Ordinance
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EXPLANATION
I.
GENERAL BACKGROUND
Indiana Land Development is the contract purchaser of approximately 20 acres of real
estate located on the north side of 1361h Street,. just east of Towne Road. The real estate is
outlined on the aerial photograph included in this informational brochure.
Indiana Land Development has filed a request to change the zoning classification of the
real estate from the S I c1a<;sification to a pun District classification to permit 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
136lh Street, it also creates a grand entry into this neighborhood.
II.
REVISIONS SINCE COMMITTEE OF MARCH 7, 2006
During the Subdivision Committee meeting on March 7, 2006, March 30, 2006, and May
4, 2006, many helpful suggestions were received and, in response, the PUD Ordinance was
revised as follows:
I. Section 4.1 was revised to require that a pedestrian path be installed within the
right-of-way of 136lh 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;
S. In Section 5.3, provisions were added requiring front entry doors to be designer
grade.
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6. In Section 5.3. a provision was added requiring that front-loaded garages be
recessed at least three (3) feet from the front elevation of the residence; and
7. In Section 5.4, a provision was added requiring that all homes have at least ten
( 10) shrubs, with a minimum height of eighteen (18) inches at the time of
planting.
8. In order to assure a balance between recreational paths and open space, Section
4.2 of the PUD was revised to include the requirement that the quantity and
location of all recreational paths within the community open space will be
coordinated with the Department of Community Services to ensure that tree
preservation is balanced with recreational paths.
9. Section 5.3 was revised to add the requirement that there be at least two (2)
windows per occupiable floor on each elevation.
10. Section 5.3 was revised to include the requirement that porches be a minimum of
six (6) feet in depth.
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11. Per suggestions, the trails within the common area have been reconfigured and
simplified.
12 Per suggestions received from the Common Council's Land Use Annexation and
Economic Development Committee, some standards were made more definite,
and language deemed soft or superfluous was eliminated.
13. There is greater detail, in the text of the PUD. pertaining to the illustrations of
residences.
14. Provisions requiring dusk to dawn lights were added.
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We look forward to discussing these changes, and receiving the Committee's additional
comments, at the meeting scheduled for June 6, 2006.
Respectfully submitted,
NELSON & FRANKENBERGER
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CROOK PROPERTY
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CITY OF CARI"El. INDIANA
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CROOK PROPERTY
CONNECTIVITY PLAN, CARMEL INDIANA
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FINAL LOCATION OFTHE PLAYGROUND WILL
BE DETERMINED IN COORDINATlONWITH A FINA
TREE SURVEY. EVERY EFFORTWILL BE MADE IN THE
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NEIGHBORHOOD PARK. CARI"'U, INDIANA
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ENTRANCE ELEVATION
SCALE: 1/4" = "-0"
EXHIBIT 'A'
LandDesign .
CROOK PUD
02.01.06_3005104
Prepared 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
TABLE OF CONTENTS
Page
Section 1. Applicability of Ordinance ............................................................................... ..................4
Section 2. Connectivity....................................................................................................................... 5
Section 3. Permitted Primary Uses .......................................... .......................................... .................. 5
Section 4. Street Design. Street Sidewalks. and Open Space .............................................................5
Section 5. Single Family Standards ......................................................... ............................................7
Section 6. Approval Process. . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. ...... ..................... .....................................13
Section 7. Definitions and Rules of Construction .............................................................................13
Section 8 . 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
G. Neighborhood Alternative Transportation Plan I Trail Plan
H. Park/Tree Preservation Area Plan
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Sponsor: Councilor
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ORDINANCE NO.
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AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING THE
PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, Section 31.6.4 of the Carmel Zoning Ordinance Z-289 (the "Carmel Zoning
Ordinance"), provides for the establishment of a Planned Unit Development District in
accordance with the requirements ofLC. 936-7-4-1500 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"
attached hereto and made a part hereof (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.
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Section 2 Connectivity: Connectivity is a key element to the pedestrian-friendly
neighborhood design. This design will be achieved through incorporation of Carmel's
Alternative Transportation Plan. Specifically, the Developer shall install a 10-foot-wide bicycle
and pedestrian trail as shown on Exhibit "G" attached hereto and made a part hereof (the
"Neighborhood Alternative Transportation Plan 1 trail Plan").
Section 3
Permitted Primary Uses and Intensities: Permitted uses are defined below:
3.1
Permitted Primary Uses (Residential Uses permitted as listed below)
A. Detached Single Family Dwellings
B. Accessory Dwellings
C. Open Space/Recreational Space
3.2 Residential Densities Permitted
A. Maximum Gross Residential Density for PUD: 1.96 Dwelling Units 1 Acre
B. Maximum number of Single Family Homes Permitted: 40 Homes
PERMITTED PRIMARY USES & INTENSITIES
Gross Site Area +1-20.37 AC
Existing Zoning S-I Residential District (CarmeVClay Zoning)
Proposed Zoning PUD
# of Units 40DU
Density 1.96 DU/A
Section 4
Street Design. Street Sidewalks and Open Space.
4.1
Street Design
A. Public Right-of-Way ("ROW") shall be designed in coordination with the
City of Carmel Public Works.
B. Centerline separation of neighborhood streets shall be a minimum of 150
feet.
C. 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.
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4.2
4.3
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D. 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.
E. All streets shall meet the design standards in Exhibit "C", attached hereto
and made a part hereof ("Street Standards").
F. A ten (10) foot-wide asphalt bicycle and pedestrian path shall be installed
within the ROW of 136th Street along the neighborhood's street frontage.
G. 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
A. Community Open Space shall be provided at a minimum of 15% of the
gross development area.
B. ParklTree Preservation Area: A park/tree preservation area shall be
provided and will include a tot lot/playground, all as shown on Exhibit
"H", attached hereto and made a part hereof (the "Park/Tree Preservation
Area Plan").
C. Existing trees to be preserved shall be protected to the drip line of the tree.
Tree protection shall meet or exceed the requirements of the City of
Carmel.
D. 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 all areas not already occupied by existing
trees.
E. Landscape beds shall be mulched to insure plant survivability and reduce
water requirements.
F. The quantity and location of all recreational paths within the Community
Open Space shall be coordinated with the Department of Community
Services to ensure that tree preservation is balanced with the recreational
paths.
Community Buffers and Landscape
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A. Attached hereto and incorporated herein by references as Exhibit "E" and
Exhibit "F" are the applicable Landscape Plan and Tree Preservation
Plan, respectively.
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B. PUD Buffers provided shall meet or exceed the following requirements:
1. 15 foot buffer yard shall exist along the edge of the ROW of 136th
Street. Landscape material shall meet the City of Carmel's 15-foot
Type D Buffer Yard requirements.
2. The tree preservation requirements as shown on the Tree
Preservation Plan.
3. 10- foot buffer yard shall exist on the northern, western and eastern
edge of the Real Estate. 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
A. Minimum Lot Size for Lots accessed from a public street: 9,500 Sq. Ft.
B. Lot lines shall be subject to change from Conceptual Plan due to various
product type.
5.2 Development Standards
A. Front Yard Setback: 20' Minimum
B. Rear Yard Setback to Primary and Accessory Structures: 25'
C. Side Yard Setback: 5' Minimum
D. Maximum Lot coverage: No more than seventy-five percent (75%)
excluding porches, patios, decks, and/or other extensions of the home
which are not heated or air-conditioned or otherwise considered
"occupiable" for permanent housing in conformance with the City of
Carmel's Building Code.
E. Building Height: 1 to 3 stories, not to exceed 35 feet in height.
5.3 Architectural Standards
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A.
Attached hereto and incorporated herein by reference as Exhibit Dare
illustrations/examples (the "Illustrations") of the types of residences
intended to be constructed on the Real Estate. The actual residences
constructed on the Real Estate may not be identical to the Illustrations;
however, the actual residences constructed on the Real Estate shall be
similar in character to the Illustrations and shall possess the quantity of
architectural features and quality represented by the Illustrations.
B.
In the event that there is an architectural requirement stated in the text of
this Ordinance that is not shown on the Illustrations, the
architectural requirement stated in the text of this Ordinance
will nonetheless be mandated for the home.
c.
Identical house elevations and fa9ade colors shall not be located directly
next to or across from each other. Alternate elevations shall be required to
minimize monotones or repeated streetscapes.
D.
Building Walls:
1. Acceptable Exterior Finishes: brick, stone, wood siding, cement
fiberboard siding, and/or EIFS.
2. 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 EIFS as their exterior building
material( s).
3, Building walls in the same plan shall be built of no more than four
materials and shall change material along a horizontal line, with
the heavier material below the lighter material.
4. Openings may be ganged horizontally and/or vertically if separated
b y a mullion or structural support member that is at least 4' wide.
5. At least 50% masonry shall be required on all front elevations of
all homes, excluding doors, windows, cantilevered areas, bay
windows, and areas, which cannot reasonably support masonry,
such as the living area above the garage or the area above a garage
door with a shed roof.
E.
Roofs:
1. Acceptable materials: Architectural grade, dimensional
fiberglass/asphalt shingles, slate, artificial slate, and cedar shake.
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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.
F.
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. All windows shall be framed with a 1 x 4 trim wrap.
4. There shall be a minimum of two (2) windows per each occupiable
floor on each elevation, excluding gables, unless the elevation is
one-and-a-half stories, in which case it will be a requirement to put
windows on gables. Windows on garages shall also count toward
this requirement. For example: If a residence has two windows on
the side elevation of a garage, those windows shall count toward
the minimum number of windows required on the side elevation.
5. All entry doors shall be of designer grade.
6. Masonry row lock is required under all windows on the front
elevation where a masonry material is the primary fayade material.
7. All doors shall be framed.
8. All front entry doors shall be a minimum of 3' wide.
9. All exterior patio doors shall be a minimum of 3' wide.
10. The door between the house and the garage shall be 2'8" wide.
11. All hallways shall be no less than 3' wide.
G.
Porches:
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1. Front porches 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. Porches shall be a minimum depth of six (6) feet.
H. Garages, Parking, Driveways, and Sidewalks:
1. 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.
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 and courtyard garages shall be permitted for residences.
Front-load garages shall also be permitted for residences provided;
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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. At least 25% of all garages shall not
be front-load garages.
I. 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. The Declaration shall provide that all pools shall be screened with
landscaping or fences to provide a buffer between residences and
as otherwise required to meet all safety requirements.
5.4 Landscape Standards
A There shall be two (2) canopy trees on each lot" as street trees, with a
minimum 2.5" Caliper. Installation of street trees within the right-of-way
of each lot shall be the responsibility of the builder of the residence on
such lot, and the Declaration of Covenants shall provide that the owner of
such lot shall be responsible for the maintenance and replacement of such
street trees located within the right-of-way of such lot. 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.
B. In addition to street trees, either one canopy tree with a minimum 2.5"
Caliper, or two understory trees with minimum 1.5" Caliper shall be
planted on each lot.
C. There shall be a minimum of 14 shrubs on each lot, with a minimum
height of 18 inches at the time of planting and a minimum of one (1) tree
with a minimum Caliper of 2.5" to be installed in the backyard of each
residential home. Installation of such landscaping shall be the
responsibility of the builder of the residence on such lot, and the
Declaration of Covenants shall provide that the owner of such lot shall be
responsible for the maintenance and replacement of such landscaping and
that the owner may not at any time reduce the amount of landscaping
specified in this Ordinance.
D. Buffers and general open space landscape provided shall meet or exceed
the requirements noted on Section 4.3.
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5.5
Section 6.
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E.
Landscape beds shall be mulched to insure plant survivability and reduce
water requirements.
F. Existing trees to be preserved should be protected to the drip line of the
tree and shall incorporate City of Carmel standards for protection.
G. Plant composition shall employ a compatible variety of plant types in
order to build a pleasant transition from property to property.
H. All landscape and grassed areas shall be within one hundred fifty (150)
feet of a hose bib.
Lighting
A. All landscape lighting shall be of a soft and diffused character used to
illuminate landscape planting and pathways instead of building surfaces.
B. Lighting in general shall 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.
C. Security lighting and flood lighting shall be directed inward toward the lot
and must utilize 90-degree cut off fixtures to reduce light pollution.
D. The exterior of each residence shall have at least two (2) dusk-to-dawn
lights, with one (1) such light located on each side of the garage door(s).
E. The Declaration of Covenants shall provide that street lights may be
installed by Developer in the utility easements on lots and in the common
areas, and such street lights shall be operated and maintained by the
Association; provided, however, that the Association reserves the right to
remove street lights deemed no longer necessary by the Board of
Directors.
Approval Process:
6.1
Approval or Denial of the Primary PlatlDevelopment 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.
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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:
7.1
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.
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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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 prepared and recorded by
the Developer with 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. Ri~ht-of- Way: An area ofland permanently dedicated to provide light, air
and access.
T. 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.
U. 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.
V. 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
Presiding Officer
Kevin Kirby
Ronald E. Carter
Brian D. Mayo
Fredrick J. Glaser
Mark Rattermann
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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 o'clock .M.
day of
J ames 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"
Lel!al Description
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