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Home My WebLink AboutPacket 6-20-06 " \ q' o RECEIVED JUN 1 52006 DOCS '\.'- .d.ramdre Additional Home Elevations, Conceptual Layout, and Revised PUD Ordinance June 20, 2006 Submitted By: Pittman Partners, Ine Submitted To: City of Carmel Plan Commission e ~ ~ !!. \' '" ~ i"'> ::.> 'L ,,\ ' \,', ~" ~.:. '.., ,.>.... \ '\. '-,J ~.. ~\ \"" ~ .... .., \. '" \.. , " ~ l\. " '}\ ., " "- ''\;- ~. " 'it. .r;.; '... .. .., "'. '\-. " '\ ",,' " '~ , "-" -....~ .;,. '<' , \ >> ~ '. \. rl; "';", \: '\i: " ;.p.,t '<" \, .' \.,. \','" ..."'},t." 'l~,_ ;~~.~~'~~~!1~"\ '\::':""'.:",~..'\ ,,\:.;::'::~' 'f.~ " " ... .'" ',; \ , \. , ~.~t \'\' ':. ~ ~ " .\fK:trrn:x:ttk.\l.cnsc.tJ'l A Pittman Community ~7 98tfr.Stteet-/&~Westfield,.B@ule:varcl/Ga:l;mel,-Indiana? ~\lLPy ~\~~P.{. r w , -.. ~ - ~- R~ ..... ~ ...- - ,\R(::J Inn_Th'1l.u.l~(),""CI:;I:rr A Pittman Community ~~ 98tfuS tteet:/&Westfield~-,B0ulev;at<:l/Gal:mel-/lflcl.ianar , ~\tL~ ~..............."" \ I I ... , l I '. [ 'I. , , \ '\ <iJ.j --.,..d ~l ,:] l\ ~ t::l q$ ~ q ~ .......l(" Q) S ~ c':$ C3 ~ ~ ~ '"3$ o ~ ~ .......-l Cl) ~ .j.J tf) OJ ~ ~ ~ <!) <!) tl CD ~ 00 0\ ~ ~ '2 ::J E ~ e ... E ~ p: 4: ~.] ::?1J D.2j .~ J! ~ ~ ~ ;.:a d ~ \#'\ .......-4 Q:.) S ~ ~ U \ ""d ~ ~ Q:.) ~ G> l=Q ,;.. '"d --a GE:f -l-.:.J fJ) Q) ~ ~ c3 ,\ .j.;.J Q) Q) ~ C1 ...m ~ 00 0\ ~ ~ "2 :3 ~ <5 t.:) ::: <:l ~ b: ~ a! ::9"1 ~J '.j \ ~ g ~ tl ~ ~" Q) s ~ C':! o \ '""Cl ~ ~ Q) ~ (3) ~ ~ ...-l ~ +:J en G.) ~ 08 ,\ .j.;J G.) Q) tl C/( ~ 00 0\ e .c- .2 ~ E ~ (5 U C tU ~ ~ ~ ~~ :, ;. " ~. -. , '" ,\,. ~,~~ '\... " '.... ~ '. '1:" '". \'. '\ ~.\ i ~ '- \ ... ~~ ,.\ "J ... ", , \ t) ~ Sponsor: Councilor ORDINANCE NO. AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA ESTABLISHING THE ARAMORE PLANNED UNIT DEVELOPMENT DISTRICT WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z-289 (the "Carmel/Clay Zoning Ordinance"), provides for the establishment of a Planned Unit Development District in accordance with the requirements of I.C. 9 36-7-4-1500 et seq.; WHEREAS, the Carmel/Clay Plan Commission (the "Commission") has given a recommendation to the ordinance set forth herein (the "Ordinance") which establishes the Aramore 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 336-7-4-1500 et seq., it adopts this Aramore Ordinance, as an amendment to the Carmel/Clay Zoning Ordinance and it shall be in full force and effect from and after its passage, (ii) all prior ordinances or parts thereof inconsistent with any provision of this Aramore Ordinance and its exhibits are hereby repealed, (iii) all prior commitments and restrictions shall be null and void and replaced and superseded by this Aramore Ordinance, and (iv) this Aramore 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 and Clay Township, a part of the Carmel/Clay Zoning Ordinance, is hereby changed to designate the land described in Exhibit" A" (the "Real Estate"), as a Planned Unit Development District to be known as Aramore. 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/Clay Zoning Ordinance specifically referenced in this Ordinance. In the event of a conflict between this Ordinance and the Carmel/Clay 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/Clay Zoning Ordinance in effect on the date of the enactment of this Ordinance. Section 2 Permitted Primary Uses: Permitted uses are condominiums and/or multi-family dwelling units. Section 3 Accessory Buildings and Uses: All Accessory Structures and Accessory Uses shall be permitted except that any detached accessory building shown in any development plan shall have on all sides the same architectural features or shall be architecturally compatible with the principal building(s) with which it is associated. Section 4 Communication Equipment. Cell towers shall not be permitted. Home satellite dishes shall be permitted. Section 5 Platting: The platting of the Real Estate into smaller tracts shall be permitted, so long as the proposed plat complies with the area requirements set forth below in Section 6, and the creation of a new property line within the Real Estate shall not impose or establish new development standards beyond those specified below in Section 6 for the entirety of the Real Estate. However, the development of any parcel shall conform to all Preliminary Development Plans and Final Development Plans which are approved or amended per the terms of Section 14.1 below, and all other applicable requirements contained in this Ordinance. Section 6 Height. Area and Square Footage Requirements: Section 6.1 Maximum Building Height: The maximum Building Height for Townhomes is thirty-eight (38) feet. The maximum Building Height for Courthomes is thirty (30) feet. Section 6.2 Minimum Building Set Back: The Minimum Set Back from any perimeter boundary line of the Real Estate shall be not less than Ten (10) feet. Section 6.3 Minimum Building Separation. The minimum building distance between Buildings, measured from the exterior face of the foundation, shall be ten (10) feet for Townhomes and Courthomes. Section 6.4 Maximum Parcel Coverage. Density and Square Footage: A. Maximum Parcel Coverage shall be fifty percent (50%). B. There shall be a maximum of one hundred and fifty (131) Townhomes and seventy-two (70) Courthomes on approximately twenty-seven and 35/100 (27.35) acres. C. Square Footage of Townhome Floor Plans for Product Offerings shall not be less than one thousand five hundred square feet. Square Footage of Courthome Floor Plans for Product Offerings shall not be less than two thousand square feet. 2 Section 7. Section 8 Section 6.5 Maximum Number of Buildings. There shall be no more than thirty (30) Townhome Buildings and twenty-two (22) Courthome Buildings located upon the Real Estate. Architectural Design Requirements: A. Suitability of building materials: A minimum of four (4) materials shall be used for Building exteriors, from the following list: brick, cast stone, stone, Hardi- Plank, stucco, glass, wood soffits, and vinyl windows and/or the equivalents thereof for all of the foregoing. The use of wood and Hardi- Plank shall be limited to Trim and Siding. B. Roof design: All Townhome roofs, except for open porch roofs, shall have a minimum slope of 12 horizontal to 6 vertical. All Courthome roofs, except for open porch roofs, shall have a minimum slope of 12 horizontal to 4 vertical. C. Building rendering and elevations: Attached hereto and incorporated herein by reference as Exhibit "B" and Exhibit "C" are a rendering and elevations, depicting the building materials and architectural elements of the Townhomes and Courthomes respectively, to be constructed upon the Real Estate. D. Community mail box structure: Attached hereto and incorporated herein by reference as Exhibit "D.03" is a rendering of the community mail box and master mailbox plan as Exhibit "D. 01" . Landscaping Requirements: Section 8.1 Landscape Plan: The Landscape Plan shall consist of the landscape detail depicted on the landscape plan which is attached hereto as Exhibit "D" (hereafter "Landscape Plan"). Landscaping shall be installed per the Landscape Plan and will be in conformance with Chapter 26.04.06 of the Carmel Zoning Ordinance as it relates to Bufferyards. Section 8.2 Landscaping Standards: 3 A. Materials: All plants proposed to be used in accordance with any landscaping plan shall meet ANZI Z60-60.1-1996 and meet the following specifications: 1. Shade trees: two and one-half inch (2V2") caliper, a minimum height of eight (8) feet, and a branching height of not less than one-third (1/3) nor more than one-half (1/2) of tree height. 2. Ornamental trees: one and one-half inch (1 V2") caliper a minimum height of six (6) feet, and a branching height of not less than one-third (1/3) nor more than one-half (V2) of tree height. 3. Evergreen Trees: A minimum height of eight (8) feet. 4. Deciduous Shrubs: A minimum height of twenty-four (24) inches, and no less than six (6) main branches upon planting. 5. Evergreen Shrubs: A minimum height and spread of twenty-four (24) inches. Section 8.3 Landscaping Installation and Maintenance: A. Maintenance: It shall be the responsibility of the owners and their agents to insure proper maintenance of project landscaping and lake areas approved in accordance with this Ordinance. This is to include, but is not limited to, irrigation and mulching of planting areas, replacing dead, diseased, or overgrown plantings with identical varieties or a suitable substitute, and keeping the area free of refuse, debris, rank vegetation and weeds. Section 8.4 BufferyardslTree Preservation: A. Tree Preservation will be implemented where possible but in the event that tree preservation is not successful, landscape material will be installed consistent with the Bufferyard Requirements Section 26.04.06 that will consist of 3 shade trees, 4 ornamental trees and 21 shrubs per 100 linear feet. ' Section 9 Lighting Requirements and Park Benches: Section 9.1. A. Front of Townhome lighting: 1. Each Townhome having a covered porch at the front entrance shall have one (1) downcast light fIXture hanging from the ceiling of the 4 covered porch. 2. Each Townhome which does not have a covered porch at the front entrance shall have two (2) downcast light fixtures mounted on either side of the front door. B. Rear of Townhome lighting: Each Townhome shall have one (1) exterior grade downcast coach light mounted on either side of the overhead garage door, each one activated by a dusk-to-dawn sensor. C. Courthome lighting: Each Courthome shall have a minimum of one (1) downcast light fixture at each entry door and shall have two (2) exterior grade downcast coach lights mounted on either side of the overhead garage door. each one activated by a dusk-to-dawn sensor. D. Street Lighting: Attached hereto and incorporated herein by reference as Exhibit "D.02" is a picture of the community street lighting fIXtures and master street lighting plan as Exhibit "D.Ol ". All street lighting shall be downcast fixtures/90 degree cut off. E. Park Benches: Attached hereto and incorporated herein by reference as Courtyard Bench Exhibit "G" is a picture of the community park bench and master community bench plan as Exhibit "D.Ol ". Section 1 0 Signs Section 10.1. Ground Signs and Entry Wall. A. ~: One (1) Ground/Entryway Sign shall be permitted near each entrance to the development, as is depicted on Exhibit "P". which is attached hereto and incorporated herein by reference. B. Maximum Sign Area: Thirty Six (36) square feet each. C. Illumination of Sign: External. D. Sign Permit: Required. E. Fees: Required. Section 11 Parking 5 Section 11.1 Parking: Each Townhome shall contain a two (2) car garage and each Courthome shall have a two car garage, in addition, there shall be not less than one hundred fifteen (70) external parking spaces. Section 12 Mechanical Equipment Section 12.1 Mechanical Equipment: Any mechanical equipment visible from an adjoining street or highway shall be screened with suitable fencing or landscaping and in general be architecturally compatible with the building(s) with which it is associated. Section 13 Homeowners Association and Declaration of Covenants Section 13.1 Declaration of Covenants and Homeowners Association: A Declaration of Covenants shall be recorded which shall also contain various provisions regarding the Real Estate, including provisions for an initiation fee, a budget requirement to fund general reserves, the use of the Real Estate, and improvement approval requirements after initial construction. The Declaration of Covenants will also provide for the establishment of a Homeowners Association in which membership shall be mandatory. Section 14. Approval Process: Section 14.1. Approval or Denial of the Primary Plat/Development Plan. A. Exhibit "E", which is attached hereto and incorporated herein by reference, shall serve as the Conceptual Plan (the "CP"). The CP constitutes the Development Plan and is a guideline for the primary plat for the Real Estate. The architecture, design, lighting and landscaping for the Real Estate and the improvements thereon, considered in connection with the Ordinance, will require further (i) ADLS approval or (ii) Development Plan/primary plat approval along with Final Development Plan approval per the procedure set forth below in this Section 14. If there is a Substantial Alteration in the approved ADLS and Development Plan/primary plat, review and approval of the amended plans shall be made by the Commission, or a Committee thereof, pursuant to the Commission's rules of procedure. Minor Alterations and Material Alterations may be approved by the Director. B. The Director shall have the sole and exclusive authority to approve without conditions, approve with conditions, or disapprove the Final Development Plans/Secondary Plats (collectively, the "FDP") for Aramore; provided, however, that the Director shall not unreasonably withhold or delay the Director's approval of the FDP that is in substantial conformance with the CP and is in conformance with the Development Requirements of this Ordinance: If the Director disapproves any FDP, the 6 Director shall set forth in writing the basis for the disapproval and schedule the request for approval of the FDP for a hearing before the full Plan Commission. C. An amendment to the FDP, which is not determined by the Director to be a substantial or material alteration from the approved CP, may be reviewed and approved solely by the Director. However, in the event the Director determines that there has been a Substantial Alteration or Material Alteration between the approved CP and any proposed FDP, the Director may, at the Director's discretion, refer the amended FDP to the Commission, or a Committee thereof, for review and approval by the Commission and/or a Committee thereof. D. The FDP shall be a specific plan for the development of all or a portion of the real estate that is submitted for approval to the Director, which shall include reasonable detail regarding the facility and structures to be constructed, as well as drainage, erosion control, utilities, and building information. Section 15 Definitions and Rules of Construction: Section 15.1 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. Section 15.2 Definitions. A. Accessory Structure: A structure subordinate to a building or use located on the Real Estate which is not used for permanent human occupancy. B. Accessory Use: A use subordinate to the main use, located on the Real Estate or in the same building as the main use, and incidental to the main use. C. Building Height: The vertical distance when measuring from the first finished floor elevation to the mean height between eaves and ridges. D. City: The City of Carmel, Indiana. 7 E. Commission: The Carmel/Clay Plan Commission. F. Conceptual Plan. A general plan for the development of the Real Estate that is submitted for approval showing proposed facilities. buildings. and structures. This plan generally shows landscape areas. parking areas. site access. drainage features. and building locations. G. Condominiums: A residential living unit or units as defined in and governed by the Indiana Code. Sections 32-25-1 to 32-25-9-2. inclusive. H. Council: The City Council of the City of Carmel. Indiana. 1. County: Hamilton County. Indiana. 1. 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. K. Developer: Pittman Partners, Inc. and its successors and assigns or any person and/or entity engaged in development of one or more phases and/or sections of the development. L. 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. M. Director: Director. or Administrator. of the Department of Community Services for the City of Carmel. Indiana. "Director" and" Administrator" shall include his/her authorized representatives. N. Final Development Plan. A specific plan for the development of the Real Estate that is submitted for approval showing proposed facilities. buildings. and structures. This plan review includes general landscaping. parking, drainage. erosion control. signage. lighting. screening and building information for the site. O. Material Alteration: Any change to an approved plan of any type that involves the substitution of one material. species. element. etc. for another. P. Minor Alteration: Any change to an approved plan of any type that involves the revision of less than ten percent (10%) of the plan' s total area or approved materials and can not include a change in architectural requirements, decrease in open space or amenities. elimination of required plantings. or the addition of living units. 8 Q. 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. R. Real Estate: The Real Estate shall mean and refer to all of the Real Estate described in Exhibit "A". S. Right -of-Way: An area of land 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 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. Substantial Alteration: Any change to an approved plan of any type that involves the revision often percent (10%) or more of the plan's total area or approved materials. W. Townhome: An attached townhome intended for occupancy by a single family. X. Townhome Building: A structure containing Townhomes. y. Courthome: An attached condominium intended for occupancy by a single family. Z. Courthome Building: A structure containing Courthomes. AA. Trim: Soffits, architraves, wood reveals, and casement around doors and windows. Section 16. Violations. All violations of this Ordinance shall be subject to Section 34.0 of the Carmel/Clay Zoning Ordinance. 9 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 Richard L. Sharp, President Ronald E. Carter Brian D. Mayo Fredrick J. Glaser Mark Rattermann Joseph C. Griffiths Kevin Kirby 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 10 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 This Instrument prepared by: Steve Pittman, Pittman Partners, Inc. PO Box 554, Carmel. IN 46082. 11 EXHIBIT "A" Le2al Description Part of the Northwest Quarter of the Southwest Quarter of Section 7. Township 17 North. Range 4 East, in Hamilton County. Indiana. described as follows: Commencing at the northwest corner of said quarter section; thence South 00 degrees 09 minutes 06 seconds West (assumed bearing) along the west line of said quarter section a distance of 425.85 feet to the northwest corner of a tract ofIand described in a deed recorded as Instrument Number 2005-26315 in the Office of the Recorder of Hamilton County. Indiana; thence South 89 degrees 50 minutes 54 seconds East along the north line of said tract a distance of 75.00 feet to the northeast corner of said tract and the Point of Beginning. being a point on the south line of a tract of land described in a deed recorded as Instrument Number 89-25227; thence continuing South 89 degrees 50 minutes 54 seconds East along said south line a distance of 429.20 feet to a point on the easterly line of a tract of land described in a deed recorded as Instrument Number 2005-26316 (the following three courses are along the easterly lines of said tract ofIand); 1) thence South 00 degrees 09 minutes 06 seconds West a distance of 54.36 feet; 2) thence South 89 degrees 47 minutes 07 seconds East a distance of 156.00 feet; 3) thence South 00 degrees 09 minutes 06 seconds West a distance of 222.63 feet to the north line of a tract of land described in a deed recorded in Deed Book 314. page 403; thence South 89 degrees 31 minutes 11 seconds East along said north line a distance of 307.73 feet to southwest comer of a tract ofland described in a deed recorded in Deed Book 349. page 522; 1) thence North 00 degrees 20 minutes 59 seconds East along the west line of said tract a distance of 689.87 feet to the north line of said quarter-quarter section; 2) thence South 88 degrees 58 minutes 07 second East along said north line a distance of 379.80 feet to the northeast corner of said quarter-quarter section and the northeast comer of a tract of land described in a deed recorded in Deed Book 349. page 523 (the following two courses are along the easterly and southerly lines of said tract); 1) thence South 00 degrees 20 minutes 55 seconds West along the east line of said quarter-quarter section a distance of 445.00 feet; 2) thence North 88 degrees 58 minutes 07 seconds West a distance of 190.22 feet to the east line of the aforesaid tract ofIand described in Deed Book 349. page 522; thence South 00 degrees 20 minutes 55 seconds West along said east line a distance of 243.05 feet to the north line of the aforesaid tract ofIand described in a deed recorded in Deed Book 314. page 403; thence South 89 degrees 31 minutes 11 seconds East along said north line a distance of 190.21 feet to the east line of said quarter-quarter section; thence South 00 degrees 20 minutes 55 seconds West along said east line a distance of 646.66 feet to the southeast corner said quarter-quarter section; thence North 89 degrees 30 minutes 24 seconds West along the south line of said quarter-quarter section a distance of 1275.51 feet to the east right-of-way line per road plans for Carmel Project Number 04-11 for Westfield Boulevard (the following two courses are along said east right-of-way line); 1) thence North 00 degrees 09 minutes 06 seconds East a distance of 323.07 feet; 2) thence South 89 degrees 31 minutes 11 seconds East a distance of 5.00 feet; thence North 00 degrees 09 minutes 06 seconds East a distance of 597.10 feet to the Point of Beginning. containing 27.358 acres. more or less. 12 ~ . ~ PittmanPartners June 5, 2006 Mr. Nick Redden City of Carmel, Department of Engineering One Civic Square Carmel, IN 46032 Dear Mr. Redden: Please let this letter serve to document our commitments for our proposed Aramore project located on the east side of Westfield Boulevard between 98th Street and 99th Street. 1. We will install the median cut at our entrance on Westfield Boulevard with the acel and decellanes. Also we will install the 10' asphalt trail in the Westfield Boulevard right of way along our western frontage that was removed from the City of Carmel work description in the Westfield Boulevard Right of Way. 2. We will dedicate the right of way for 98th street on our property and install a 10' asphalt trail in this right of way, from Westfield Boulevard past our east property line all the way to the Wood briar Right of Way of the neighborhood to our east. This fulfills Carmel's desire to have interconnectivity between neighborhoods. 3. We will dedicate right of way consistent with the City of Carmel's thoroughfare plan for 99th Street along our frontage. In addition, we will improve 99th Street with ace I and decal lanes and a stone shoulder. A passing blister is not necessary because our entry is aligned with the entry at Walden Pond. 4. We will fund and install 100% of all offsite storm drainage from our parcel all the way to the 1-465 right of way discharge point. This will include securing all offsite easements, permits from the City of Carmel, Hamilton County, Indianapolis, Marion County, the State of Indiana and the Indiana Department of Transportation. This improvement not only benefits our parcels but the entire area including City owned right of ways. We will record these commitments for this project as requested. We look forward to discussing this project with you prior to the subdivision review meeting tomorrow night. If you have any questions, I can be reached at 580-0883. Sincerely, -1I1~ Neal Smith C: Steve Pittman C: Mike McBride C: Matt Griffin P.O. Box 554 · Carmel, IN 46082 (317) 580-9693 · (317) 580-9786 Fax