HomeMy WebLinkAboutPacket 09-05-06
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To"\VnhoDles at Central Park
Planned Unit DevelopInent
Westfield Boulevard near 116th Street
Adjacent to Central Park
Carmel, Indiana
August 24, 2006 packet
for September 5,2006
Plan Commission
(Subdivision Committee)
~MANN
Properties
8653 Bash Street ~ Indianapolis ~ IN ~ 46256
(317) 849-0452 ~ www.mann-properties.com
Attorney:
BINGHAM MCHALE LLP
Mary E. Solada, Esq.
lOW. Market Street
2700 Market Tower
Indianapolis, Indiana 46204
(317) 635-8900
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TOWNHOMES AT CENTRAL PARK
PUD
MANN PROPERTIES
TABLE OF CONTENTS
TAB 1...................................... Update Letter
TAB 2...................................... PUD Rezone Summary
TAB 3...................................... Aerial Photog raph
TAB 4.. ... .. ... .......... ... .. . ... ... .. . ... Proposed PUD Ordinance
TAB 5........... ................. .......... Land Description
TAB 6.. ... .. ... ....... .. ... ... ....... ...... Conceptual Building Elevation
TAB 7...................................... Conceptual Landscape Plan
TAB 8...................................... Conceptual Lighting Options
TAB 9...................................... Conceptual Entryway Signage
TAB 10.................................. ..Conceptual Fence Exhibits
TAB 11.................................. ..Conceptual Site Plan
TAB 12.................................... Letter: Dept of Engineering I Storm Water
TAB 13.................................... Underground Stormwater Management Exhibit
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ortMANN
Properties
8653 Bash Street
Indianapolis, IN 46256
(317) 849-0452 Fax (317) 849-3457
www.mann-properties.com
August 24, 2006
Carmel Plan Commission
c/o Department of Community Services
One Civic Square
Carmel, Indiana 46032
Re: Petition 06040017 PUD (Townhomes at Central Park)
Dear Plan Commission Subdivision Committee Members:
Given the comments at the May 16 Plan Commission hearing, and the June 6 and
June 29 Subdivision Committee meetings, we have continued to adjust the Townhomes at
Central Park proposal. This submittal packet for the September 5th Committee meeting
includes the following changes:
1. Reduces the density to-9.89 units per acre
2. Increases the setback along Westfield Boulevard to 20 feet from the proposed
right-of-way (setback more than 50 feet from the existing roadway)
3. Reduces the number of buildings along Westfield frontage to two
4. Increases the guest parking ratio to one space for each 2.8 units (31 spaces)
5. Provides potential for additional future guest parking, if needed (38 spaces),
resulting a possible ratio of 1 :2.3
6. Preserves more existing trees along the Westfield frontage
We look forward to meeting with the Subdivision Committee on September 5, 2006.
Sincerely,
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Tim ~tevens ' \) ,J
Director of Development
Creating Value
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TOWNHOMES AT CENTRAL PARK
MANN PROPERTIES
PUD REZONE SUMMARY
AUGUST 24, 2006
Mann Properties is: requesting a change in the official Zoning Map for property
immediately north of the Westfield Boulevard entrance to Central Park. Mann
Properties proposes a rezoning from the existing R-1 to the PUD (Planned Unit
Development) classification to provide for a town home development to be known as
"Town homes at Central Park". Currently addressed as 11400, 11430 and 11460
Westfield Boulevard, and totaling approximately 8.8 acres, the proposal would provide
for a maximum of eighty-seven (87) town home units.
The City of Carmel experience has shown strong demand for town home living. Due to
changes in demographic patterns, including the introduction of additional young
professionals and early stage empty-nesters, the number of homeowners seeking a
near maintenance free lifestyle is continuing to grow. Recent history has shown that
high-quality, high value, town homes positively impact municipalities in a manner otten
comparable to commercial and/or industrial uses, with higher assessed value and
minimal demand for school services.
Additionally, before filing the rezone request, the developer has worked closely with
officials from the Carmel Department of Community Services, Carmel Department of
Engineering, and CarmeVClay Parks and Recreation. As a result of this coordination,
the proposed Townhomes at Central Park PUD has been designed to positively
address the Westfield Boulevard frontage as well as Central Park.
As a land use matter, the proposed townhome development will be well suited to
address the City's desire to establish a high quality urban landscape along the southern
approach to the City Center, in direct compliance with the 2006 Comprehensive Plan,
while also taking advantage of the public amenity which is Central Park.
Site development activity is anticipated to begin in 2007.
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(317) 849-0452 . Fax (317) 849-3457 . 8653 Bash Street, Indianapolis, IN 46256
www.mann-properties.com
Creating Value
in Real Estate
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August 24, 2006
Sponsor: Councilor
ORDINANCE NO. Z- -06
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING THE
Townhomes at Central Park
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 ofI.C. ~ 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 "Townhomes
at Central Park") which establishes the Townhomes at Central Park 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 I.C. ~ 36-7-4-1500 et seq., it adopts
this Townhomes at Central Park 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
commitments shall be null and void and replaced and superceded by this Townhomes at
Central Park Ordinance, and (iii) this Townhomes at Central Park Ordinance shall be in
full force and effect from and after its passage and signing by the Mayor.
Section 1
Applicabilitv 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
to be known as the Townhomes at Central Park.
Section 1.2 Development in the District shall be governed entirely by (i) the
provisions of this Townhomes at Central Park Ordinance and its exhibits, and (ii)
those provisions of the Carmel/Clay Zoning Ordinance specifically referenced in
this Townhomes at Central Park Ordinance. In the event of a conflict between
this Townhomes at Central Park Ordinance and the Carmel/Clay Zoning
Ordinance or the Sign Ordinance, the provisions of this Townhomes at Central
Park 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 Townhomes at Central Park Ordinance.
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Section 2
Permitted Uses
Permitted uses are Townhomes, condominiums and/or multi-family dwelling units.
Section 3
Accessorv Buildin2s 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
Plattin2
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 the requirements
of Section 13 below, and all other applicable requirements contained in this Townhomes
at Central Park Ordinance.
Section 6
Hei2ht and Area Requirements
Section 6.1 Maximum Building Height: The maximum building height is forty
feet (40').
Section 6.2 Minimum Building Setback: The mlmmum setback from the
perimeter boundary line of the Real Estate contiguous to Westfield Boulevard
shall be twenty feet (20') to the exterior vertical wall of the building, along the
north property line of the Real Estate the minimum setback shall be twenty-five
feet (25') to the exterior vertical wall of the building, along the west property line
of the Real Estate the minimum setback shall be twenty feet (20') to the exterior
wall of the building, and along the south property line of the Real Estate the
minimum setback shall be seventeen feet (17') to the exterior wall of the building.
Section 6.3 Minimum Building Separation: The minimum distance between
buildings, measured from the exterior of the building at the foundation, shall be
thirty feet (30').
Section 6.4 Maximum Number of Units: The maximum number of units shall
be eighty-seven (87).
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Section 6.5 Square Footage of Townhome Units: The minimum square
footage for an individual townhome unit shall be one thousand four hundred
(1400) square feet, exclusive of any garages.
Section 7
Conceptual Duildine: Tvpes
Section 7.1 Architectural Design Requirements:
A. Roof design: All roofs shall be consistent with the approved
building rendering and elevations.
B. Building rendering and elevations: Attached hereto and
incorporated herein by reference as Exhibit "B" is a conceptual
building rendering of the Buildings to be constructed upon the Real
Estate. All Townhome Buildings constructed upon the Real Estate
shall include Masonry on seventy percent (70%) of the front
building elevations, excluding but not limited to doors, soffits,
trim, windows, gables and roofs. All Townhome Buildings
constructed upon the Real Estate immediately adjacent to the
Westfield Boulevard right-of-way (east property line) and the
Central Park entry drive (south property line) shall be designated
as rear-load units, with front facades facing west and south,
respectively. Side building elevations immediately adjacent to,
and visible from, Westfield Boulevard and the Central Park entry
drive, shall include Masonry on one hundred percent (100%) of the
said side elevation, excluding but not limited to doors, soffits, trim,
windows, gables and roofs. Secondary building materials shall
include, but not be limited to, concrete fiberboard or the equivalent
thereof, installed by a certified installation professional.
Section 8
Landscapine:
Attached hereto and incorporated herein by reference as Exhibit "c" is the conceptual
landscape plan (hereafter "Conceptual Landscape Plan").
Section 8.1 Planting Standards: Landscaping installed pursuant to this
ordinance and the City of Carmel planting standards and BMPs (Best
Management Practices) and shall be integrated with other functional and
ornamental site design elements, where appropriate, such as landscape materials,
paths, sidewalks or any water features. Adequate soil volumes for mature growth
shall be considered and supplied for each plant material that is installed.
Alternative or pervious paving materials shall be considered, or alternative
planting media shall be considered, for urban areas where planting space is
limited by restrictions such as buildings, asphalt or concrete paving, building
parking decks, etc. Graphic planting details will be supplied to the City of Carmel
for each alternative planting situation before ADLS approval of that section.
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Section 8.2 Plant Materials: Landscaping materials shall be appropriate to
local growing and climate conditions, and meet the requirements of ANZI 60.1
(1996) Standards. Plant health and suitability, maintenance, and compatibility
with site construction features are critical factors that shall be considered.
Plantings should be designed with diversity, structured patterns, and
complimentary textures and colors and should reinforce the overall character of
the area.
1. Shade trees shall be at least two and one-half inches (2 W') in
caliper diameter when planted.
2. Ornamental trees shall be at least one and one-half inch (1 W') in
caliper diameter when planted.
3. Evergreen trees shall be at least six feet (6') in height when
planted.
4. Shrubs shall be at least eighteen inches (18") in height when
planted.
5. Ornamental grasses shall attain a mature height of at least three
feet (3").
Section 8.3 Maintenance: It shall be the responsibility of the owners and their
agents to insure proper maintenance of project landscaping approved in
accordance with this Townhomes at Central Park 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 Building Base Landscaping: These planting may help fulfill
bufferyard requirements where applicable. The building base landscaping
adjacent to the front elevation of each Townhome unit shall include a minimum of
five (5) shrubs and/or ornamental grasses. Additionally, one (1) shade tree and
one (1) ornamental tree shall be planted for every two (2) units. If the trees
cannot be planted between the unit and the sidewalk, then an alternative location
may be chosen for planting. The rear of the units should also be planted with
trees and ornamental grasses. The planting area shall be ten feet (10") wide on
the front and rear and five feet (5") on the sides. Existing trees should be
preserved where possible. Credit shall be given for existing trees preserved on a
unit by unit basis.
Section 8.5 Perimeter Planting / Buffer Yard: The perimeter bufferyard
requirements found in Carmel Clay Land Use Regulations Section 26.04 shall
apply. The planting strip shall be at least ten feet (10') wide and may include
sidewalks and ornamental fencing. Existing trees should be preserved where
possible. Credit shall be given for existing trees preserved on a unit by unit basis.
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Section 8.6 Interior Plantings: Adjacent to any entry drive or parking lot, a'.
five foot (5') wide perimeter planting strip shall be provided on all sides with a
minimum planting of three (3) shade trees, two (2) ornamental trees and at least
twenty-five (25) shrubs per one hundred linear feet (100') to screen the vehicles
from sight, where applicable. These plantings may occupy the same space as the
required bufferyards. The numbers must be in addition to the bufferyard
plantings.
Section 8.7 Drainage Easements / Planting Prohibition: Plantings cannot be
placed in drainage easements.
Section 8.8 Street Trees: Shade trees shall be planted along all streets within
the right-of-way, parallel to the street and installed per City of Carmel standards.
This standard includes, but may not be limited to, medians and Westfield
Boulevard. One (1) shade tree shall be installed every thirty to forty feet (30'-
40'). As per City standards no street trees shall be planted in conflict with
drainage or utility easements or structures, underground detention (unless so
designed for that purpose), or within traffic vision safety clearances. Species shall
be chosen from the City of Carmel's published list of recommended street trees.
Section 8.9 Pipeline Easement: Any landscaping within a pipeline easement
shall be subject to the exclusive approval of the Developer and the entity or
entities to which the easement favors (i.e. Vectren). Landscaping within any
pipeline easement, or lack thereof, shall be independent of, and non-applicable to,
the requirements. of this Townhomes at Central Park Ordinance and/or Section
26.04 Perimeter Buffering Requirements ofthe Zoning Ordinance.
Section 8.10 Pedestrian Corridors: Any pedestrian corridors that are platted
shall be planted with shade trees for cover [at least a minimum of one (1) per fifty
feet (50') where possible] and shrubs and ground cover or ornamental grasses for
interest and beautification. If these corridors are platted through other landscaped
areas, the shade trees planted for those requires may fulfill these requirements.
Section 9
Li~htin~ Requirements
A. Front of Townhome Lighting: Each Townhome shall have
one (1) light fixture near the door.
B. Rear of Townhome Lighting: Each Townhome shall have a
minimum of one (1) light fixture on the rear of each unit, however
the light position(s) shall be consistent among all units.
C. Street Lighting: Street lighting shall be provided at near
intersections of streets and along the Westfield Boulevard frontage.
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D. Light Fixture Options: Attached as Exhibit "D" and Exhibit
"E", respectively, and referred to herein as Conceptual Luminaries
are renderings which depict the acceptable types of wall and pole
mounted luminaries for the District. Attached as Exhibit "F" and
referred to herein as Conceptual Luminary Poles are renderings
which depict the acceptable types of luminary poles for the
District.
Section 10
Si2ns. Entry Way Wall and Fencin2
Section 10.1 Ground Signs and Entry Wall:
A. ~: At each entrance to the development, two (2)
Ground/Entryway Signs shall be permitted, as is conceptually
depicted on Exhibit "G", which is attached hereto and incorporated
herein by reference. Either sign may be accompanied by a
masonry wall not to exceed six feet (6') in height and fifteen feet
(15') in length.
B. Maximum Sign Area: Twenty (20) square feet each
C. Illumination of Sign: External
D. Sign Permit: Required
E. Fees: Required
Section 10.2 Fencing: Attached as Exhibit "I", and referred to herein as
Conceptual Fence Exhibits are examples of permitted fencing. Said fencing shall
be placed upon the site in accordance with the Conceptual Plan and incorporated
herein by reference as Exhibit "H".
Section 11
Parkin2
Section 11.1 Minimum Parking: Each Townhome shall contain a two (2) car
garage and adequate individual unit driveway space for two (2) additional cars,
and, in addition, there shall be guest parking provided on the site, as depicted on
the Conceptual Plan and incorporated herein by reference as Exhibit "H".
Section 12
Homeowners Association and Declaration of Covenants
Section 12.1 Declaration of Covenants and Homeowners Association: The
Developer shall prepare and record a Declaration of Covenants, which shall also
contain various provisions regarding the Real Estate as determined by the
Developer, including, without limitation, provisions for mandatory assessments
and maintenance of common areas. The Declaration will provide for the
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establishment of a Homeowners Association m which membership shall be
mandatory.
Section 13 Approval Process
Section 13.1 Approval or Denial of the Primary PlatlDevelopment Plan:
A. Exhibit "H", which is attached hereto and incorporated herein by
reference, shall serve as the Conceptual Plan (the "CP").
However, the CP does not constitute the approved development
plan and primary plat for the Real Estate, nor does it constitute the
approved architecture, design, lighting and landscaping for the
Real Estate and the improvements thereon, considered in
connection with the T ownhomes at Central Park Ordinance.
Townhomes at Central Park shall require further (i) ADLS
approval and (ii) development plan/primary plat approval. The
Secondary Plat approval procedures are set forth below in this
Section 13. 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 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
Secondary Plat (the "SP") for the Townhomes at Central Park
Ordinance; provided, however, that the Director shall not
unreasonably withhold or delay the Director's approval of the SP
that is in substantial conformance with the Development
Requirements and Development Standards of this Townhomes at
Central Par~ Ordinance. If the Director disapproves any SP, the
Director shall set forth in writing the basis for the disapproval and
schedule the request for approval of the SP for a hearing before the
Plan Commission.
C. An amendment to the SP, which is not determined by the Director
to be a Substantial Alternation or Material Alteration from the
approved development plan/primary plat, 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 development
plan/primary plat and any proposed SP, the Director may, at the
Director's discretion, refer the amended SP to the Commission, or
a Committee thereof, for review and approval by the Commission
and/or a Committee thereof.
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D. The SP 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 14 Definitions and Rules of Construction
Section 14.1 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 14.2 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 from the lot ground
level to the highest point of the roof for a flat roof, to the deck line
of a mansard roof, and the mean height between eaves and ridges
for gable, hip and gambrel roofs.
D. City:. The City of Carmel, Indiana.
E. Commission: The Carmel/Clay Plan Commission.
F. Council: The City council of the City of Carmel, Indiana.
G. County: Hamilton County, Indiana.
H. 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.
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N.
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 and is depicted on Exhibit "H", which is
attached hereto in incorporated herein by reference.
Secondary Plat: 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.
Development Requirements: Development standards and any
requirements specified in this T ownhomes at Central Park
Ordinance, which must be satisfied in connection with the approval
of a Secondary Plat.
L.
Developer: Mann Properties LLC and its successors and assigns.
M.
Director: Director, or Administrator, of the Department of
Community Services for the City of Carmel, Indiana. "Director"
and "Administrator" shall include hislher authorized
representatives.
Homeowners Association: A non-profit corporation established
for the promotion of the health, safety and welfare of the residents
of Townhomes at Central Park, and to manage, maintain and repair
the common areas within the Real Estate and any improvements
located thereon.
O.
Masonry: Masonry shall include brick, stone (true or cast)
and/or stucco.
P.
Material Alteration: Any change to an approved plan of any type
that involves the substitution of one material, species, element, etc.
for another.
Q.
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.
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
R.
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fences, and walls not attached in any way to a roof, divided by the
total horizontal area within the Real Estate boundaries.
S. Real Estate: The Real Estate shall mean and refer to all of the
Real Estate described in Exhibit "A".
T. Right-of-Wav:An area of land permanently dedicated to provide
light, air and access.
u. Setback: 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 Setback,
the perimeter boundary of the Real Estate (i) shall always mean
and refer to the outside perimeter boundary of the Real Estate and
(ii) shall not be changed or reduced by reason of the platting or
subdivision of the Real Estate into smaller parcels.
v. ~: Any type of sign as further defined and regulated by this
Ordinance and the Sign Ordinance for Carmel-Clay Township,
Ordinance Z-196, as amended.
W. 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.
X. Townhome: An attached dwelling intended for occupancy by a
single family.
Y. Townhome Building: A structure containing attached dwellings.
Z. Trim: Soffits, architraves, wood reveals, and casement around
doors and windows.
AA. Condominiums: A residential living unit or units as defined
in and governed by the Indiana Code, Section 32, inclusive.
Section 15 Violations
All violations of this TOwnhomes at Central Park Ordinance shall be subject to
Section 34.0 ofthe Carmel/Clay Zoning Ordinance.
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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
Richard L. Sharp, President Pro Tempore
Brian D. Mayo
Fredrick J. Glaser
Mark Rattermann
Joseph C. Griffiths
Ronald E. Carter
ATTEST:
Diana L. Cordray, IAMC, Clerk Treasurer
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Presented by me to the Mayor of the City of Carmel, Indiana the _ day of
,2006, at o'clock .M.
Diana L. Cordray, IAMC, Clerk Treasurer
Approved by me, Mayor of the City of Carmel, Indiana, this
, 2006, at 0' clock .M.
day of
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk Treasurer
This Instrument prepared by: Gregory J. Ewing, AICP
Development Coordinator
Mann Properties LLC
8653 Bash Street
Indianapolis, Indiana 46256
This Instrument reviewed by: Mary E. Solada, Esq.
BINGHAM MCHALE LLP
10 West Market Street
2700 Market Tower
Indianapolis, Indiana 46204
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Exhibit" A"
LAND DESCRIPTION
Deed Book 355, page 504 ("Robbins")
That part of the North Half ofthe Northeast Quarter of Section One (1), Township Seventeen (17) North, Range
Three (3) East, in Hamilton County, Indiana, bounded as follows: Beginning at a point 1200 feet South of the
Northeast corner of said Section, run South 301 feet to the Southeast corner of North Half of said quarter
section, thence West 795 feet to the Traction Company's line of right-of-way, thence in a Northeasterly
direction along said line to a point 1200 feet South of the North line of said section, thence East 648.00 feet to
the place of beginning, containing 4.92 acres.
EXCEPT: Beginning at the Southeast corner of said North Half Quarter Section, run thence North along the
East line of said North Half Quarter Section 6.00 feet; thence West parallel to and 6.00 feet distant North from
the South line of said North Half Quarter Section 696.00 feet to a point; thence Northwesterly on a forward
deflection angle to the right of 23 degrees 48 minutes a distance of 82.98 feet to a point in the East right-of-way
line of an abandoned traction line, thence Southwesterly along said East right-of-way line 45.51 feet to the
intersection of said right-of-way line and the South line of said Half Quarter Section, thence East along the
South line of aforesaid Half Quarter Section 795.00 feet to the place of beginning. Containing 0.154 acre, more
or less, containing after said exception 4.77 acres, more or less.
Inst. No. 200000025195 ("Solmos")
Part of the Northeast Quarter of Section 1, Township 17 North, Range 3 East, Hamilton County, Indiana, and
being more particularly described as follows:
Beginning at a point on the east line of said quarter section being south 01 degree 36 minutes 30 seconds west
(assumed bearing) 1026.34 feet from the Northeast corner thereof; thence continue south 01 degree 36 minutes
30 seconds west along said east line 173.66 feet to the southeast corner of a tract of land described in Instrument
#93-26747 in the Office of the Recorder of Hamilton County, Indiana; thence north 89 degrees 19 minutes 30
seconds west along the south line of said Tract 646.11 feet measured (648.8 feet deed) to a point on the easterly
right of way line of the former Indiana Traction Company, said point being on a non-tangent curve to the left,
the radius point of which bears north 63 degrees 54 minutes 53 seconds west 2904.93 feet; thence northeasterly
along said right of way line and curve 198.42 feet to a point which bears south 67 degrees 49 minutes 42
seconds east 2904.93 feet from said radius point; thence south 88 degrees 29 minutes 08 seconds east (this line
being 1.00 feet north of and parallel with an existing iron fence) 570.04 feet to the point of beginning and
containing 2.483 acres, more or less. Subject to right of way for Westfield Boulevard off the entire east side
thereof and all other legal easements and rights of way of record.
Inst. No. 200200029556 ("Sollenberger")
A part of the Northeast Quarter of Section 1, Township 17 North, Range 3 East in Hamilton County, State of
Indiana, more particularly described as follows:
Beginning at a point on the east line of said quarter section begin south 01 degree 36 minutes west (assumed
bearing) 900.00 feet from the northeast corner thereof; thence continue along said east line south 01 degrees 36
minutes 30 seconds west 126.34 feet to a point; thence north 88 degrees 29 minutes 08 seconds west (this line
being 1.00 feet north of and parallel with an existing iron fence) 570.04 feet to a point on the easterly right-of-
way line of the former Indiana Traction Company, said point being a non-tangent curve, the radius point of
which bears north 67 degrees 49 minutes 42 seconds west 2904.93 feet; thence northeasterly along said right-of-
way and curve 125.86 feet, (chord north 20 degrees 55 minutes 49 seconds east 125.85 feet); thence south 89
degrees 18 minutes 53 seconds east, parallel with said north line, 528.47 feet to the point of beginning and
containing 1.543 acres, more or less.
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April 25, 2006
JAMES BRAINARD, I\1A.YOR
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Gregory J. Ewing, AICP
Development Coordinator
Mann Properties
8653 Bash Street
Indianapolis, Indiana 46256
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RE: Townbomes at Central Park PUD
Dear Mr. Ewing:
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This letter serves as a follow-up to our meeting held on April 2 I, 2006. As discussed at the meeting, fill
and development of the approximately 0.4 acres of floodplain at the North-West portion of your property
will be allowed. However, the City of Carmel will require mitigation in order that a variance may be
granted to complete the work in the floodplain. There are several options to satisfy the mitigation
requirements and jointly satisfy requirements of the City of Carmel Stormwater Technical Standards
Manual.
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The City of Carmel requires all storm water leaving a development site, post-construction, to be treated by
a minimum of two different Best Management Practices (BMPs) before entering into the City's storm
sewer system. The use of an underground detention structure may be used as water quality storage and
shall compensate for the floodplain loss that will be encountered; however, it will no be acceptable as a
water quality BMP. As discussed, a mechanical separator may serve as one of these BMPs. There are
several other more "natural" options that shall be pursued to treat storm water on-site, in addition to the
mechanical separator, and also serve in floodplain mitigation.
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The Engineering Department will support this project progressing through the approval process pending
that you continue to work with us concerning these issues. Our staff reports to the Department of
Community Services will recommend that any City approvals granted will be conditional upon Engineering
approval.
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If you have questions, you may call us at 571-2441.
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Sincerely,
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Amanda Foley
Storm Water Administrator
Department of Engineering
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Gary Duncan, Department of Engineering
Matt Griffin. Department of Community Services
Nick Redden. Department of Engineering
Engineering File Copy
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DEPARTMEt\T OF E:\GI}<EERI1'\G
O~E Cr\;'1C SQEARE, C\R\IEL, 11'\ 46032 OFFICE 317.571.2441 F'l.x 3F.57L2439
E.\iAIl engineering@ci.carmeLin.us
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Underground Stormwater
Management Exhibit
Crcating Valuc
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