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Home My WebLink AboutPacket 11-21-06 D o D D o D D D o D D D D D D [J D o D GUILFORD PARTNERS, LLC PARK PLACE - A RETIREMENT COMMUNITY Change of Zoning Classification Application Docket No. 06080036 Rezone City of Carmel Plan Commission 6:00 pm - November 21, 2006 Applicant: Guilford Partners, LLC c/o Wayne Beverage 431-1659 Attorney: Nelson & Frankenberger c/o James E. Shinaver 844-0106 / ,'}: -~ ~- 'RtCtNtH \l.'j'[ '\ 1\' 1,01 o ~o u u u u o o o o '0 o u u U D D D D TABLE OF CONTENTS 1. Explanation 2. Aerial photograph of site with site plan superimposed onto aerial and Carmel Zone Map showing current zoning classifications 3. Conceptual black and white site plan 4. Conceptual colored site plan showing conceptual perimeter landscape plan and black and white conceptual landscape plan, including landscaping details and specifications 5. Conceptual perspective of building elevation and conceptual renderings of building elevations depicting building materials 6. Photographs of building interior conceptual design decorating 7. PUD Ordinance without exhibits (the exhibits are included separately within this brochure) 8. Environmental Statement o o o o D D D D D D D D D D D D D D D Explanation of Request Guilford Partners, LLC ("Guilford") has filed a request for a change of zoning with respect to a parcel of real estate consisting of approximately 19.55 acres. The real estate is shown on the aerial photograph that is included within. this brochure. The real estate is located east of and adjacent to Guilford Road and north of 116th Street. Directly surrounding and adjacent to the real estate are townhome and condominium developments and nearby the site, at the northwest comer of 116th Street and Guilford Road, is a neighborhood commercial center. The Cinergy building, which is adjacent to and south of the site, is utilized as a light industrial complex. Also, east of and adjacent to the site are properties that are zoned M-3 Manufacturing. Guilford is seeking a change in zoning classification from the current R-I Residential classification to a Planned Unit Development Ordinance to permit the development of a full service continuing care retirement community to be known as "Park Place". Guilford is not seeking, at this time, approval of the detailed architectural design, lighting, landscaping and signage elements ("ADLS") for this community. Instead, if the requested rezone is approved, Guilford would be required to come back before the Plan Commission at a later date for ADLS approval. A rendering of the conceptual site plan is included in this brochure, as well as conceptual renderings of the proposed perimeter landscaping plans and elevations of the proposed conceptual building design. The PUD Ordinance permits 195 independent residential living units, 20 assisted living units, and 28 nursing care units. The development is intended to provide a full service continuing care retirement community and facilities, including in-house restaurant style dining room service for residents. The Park Place lifestyle is designed to reflect a club atmosphere and is enhanced by in- house services and extensive social and activity programs that will include, but not be limited to, transportation services to shopping and appointments, housekeeping and maintenance services, an "in-building" garage facility, and general concierge services, as well as 24 houri 7 day a week nursing and medical care. The building and interior rooms will be well designed and consist of high quality building materials. The anticipated price ranges for the living units will range from $200,000 to approximately $600,000, depending on the type and size of living unit that is selected. This matter received a unanimous favorable recommendation from the Subdivision Committee at its November 2nd meeting. We look forward to. presenting this matter to the Plan Commission at its November 21 st meeting for a final vote of recommendation before this matter is presented to the Common Council for a final vote. H:\brad\Zoning & Real Es1atc Matters\WLB\Guilford\Expl8ll8lionPCI12106 EJ EJ EJ ICl ED I::::: E:J I::J I::J I::J .. -=:J -.m EJ ~ IE:] t ~.~~.~r;. ~, -~ .... E M H&T PROJECT: PARK PLACE CCRC CARMEL, INDIANA TITLE: SCALE: 1"=150' Date: 11-08-06 Evans. MechwCllt, Hambleton & TIlton. Inc. Engineelli' SUfVeyors. Plonnoo. Sclentis1s 6994HlIIsdalllC(l16l,lndill<lapolls,fN46250 Pho".,,~11.913.6930 Fax: 317.9t3.6928 Columb"A.Cirocl'vW;.lrdianapG",.C~,.,tte Nnhl<nrn M C M X )l V I AERIAL SITE PLAN SHEET No. 1 D ~ ~ ~ ~ I~ I U ~ U ~ ~ D ~ ~ o i D D ~ ~ I 0:: ! ~I I ! 0:::1 I N ..; ,.., <Xl dlhl II~i:i ::141~~ I~ ~I O;s ~~ 1 ~ CD .. ... -*- -*- ---If- -+:- -*- - - -If- ~- -- -.- ~- ...- --- - -II- +- ~ ----if- ~- ~ .1!l::__~__....l!I (!1:: -ill=: ...l!I: TREE PRESERVAnONAREA ----1 I "......:.;.:. "" ." .. .. .:.-: :.::;:::;:;:; RETENTION BASIN ..,--- , - -;/ ...._-~ -..... _.:-- .;...:.:.:.;......................:.:,;.:;.:.......... .... ,.. ..... ................ ................... . .............. ................ .................. ..,. .45' 1/2 RIW PER CARMa. LENNOX TRACE (t2"WJ [. -I [IN) II .,. ~ t..~ Ig~ !I~ !I~ II; _ illo o ~ -I o I 50 110 ISO 200 I [1"0) Lr'I Prepared For: -[12"W1 (tl-w) (It''W] (12-.:1 (1 (U~ [II"W/-- HORIZONTAL SCALE: -By. 1-=100' Guilford Partners, LLC 16656 Brownstone Court Westfield, In. 46074 Ph:(317)867~132 Fax: (317)867~185 CONTACT: Mr. Wayne Beverage roffNHOJlES AT GUILFORD I ! -r- ..--4,' ; I" ! DATE: 11-10-06 CONCEPT SITE PLAN for PARK PLACE CCRC Evans. Mechwort. Hambleton & TlIton. Inc. EngIneers . SlJIVeyors . Planners . Sclenllsts 7.coo N.Shadeland Ave.. Indlanapolls. IN 46250 Phone: 317.913.6930 Fax: 317-913.6928 M C M X X v BlHl:T JOB NO. 2006-1816 SHEET 1 ............~... ~...... E 15~ ~........... B~~ ~~~ ~2 ; I ) i~; '1 ~ .', 1_ ~ -- -U=--., 1- - -~"-- 'l ,,;--- ,-----~-- ~~~r ~~~~1---- --:-t-- -- ----r ' : . ----.------ ---- ~--=-.-~----L----- --,-",,-- ---~--- """.::::--- -- -- -- -- -- -- ~ ~Bi ~~~M <:li>~~ ~~~~~ ~~~~~ ,...:;soo ~,. z z ~ g~ ~ ~ ~l:ii(3~,::::- 7- > ~ff ~~ 3~ ~~ ~~ ~ j " 270' BUFFER ZONE ....~ --><- -x"':- --><- -.- --i-=-- = =LQ ::ill: :OO..=__':=rtI:::=__-.1!l 35 - vw TREE PRESERVATION AREA I I I ----I I i J / t. CREEK_...--/ L---;---'r" ___.._ ---vi:R:WIG LEGAL DRAI ' DUKE'ENERCY o N ~ /r---- , LandF()€us, Ltd. b ~i i t l d I .;: i " I ---(12MW) (12H~ [IOt"w) [12""] eu.... 12"lI'l [It [12'OWl- Land Analysis. Planning " Site Design 3525 Em 75th, Place ,Indianapolis, IN 46240 317+12-2655 LENNOX TRACE KEY QUAN SIZE BOTANICAL NAME AS 36 ~;\' Acer rubrum 'BowhaU' flJ' 10 2~" Acer freemanii 'Jefforsred' OR 13 2W Quercus rubra TO 21 2~" Taxodium distichum paD 14 6' Picea glauca. IOensata' PPG 6 6' Plces pungens glauca AG 10 1~" Amelanchier grandlflora BN 25 2" Betula nigra 'C<J11y' COMMON NAME KEY QUAN.. SIZE PreparedFor: . Guilford Partners, LLC 16656 Brownstone Court Westfield, IIi. 46074 PhI (317)867-4132 Fax: (317)867-4185 CONTACTIWAYN~L"BEYERAGe ....LEG.END Q SHADE.;T~EE.' Q) ppLuM....~a::rREE . . EVERGBEEN,TREE_. ~ .p.RNAMENTAL.JB.~E. -=:f .SHRUBS'. Bowhall Red Maple Autumn Blaze Maple Red Oak Bald Cypress Black Hills Spruce Colorado Blue Spruce Autumn Bnlllance Serviceberoy Heri\ago River Birch (single stem) WI MP MRJ BC!' JH 35 23 6 64 112 ..5'.6' 114' lW 18' 24" 'IlbumWll.1lL y,tenl\\'Q(\h'. Malus 'Prairffire' Maius 'Red Jewel' Serbens'Crimson Pigmy' Juniperus 'Hughes' ,J(Io'en1Woflh ViblM)'lum PtaiiffireCrab Red Jewel Crab , Crlmson Pigmy Barbeny I Hughes Juniper ~o " .. 75 1001 ~ -- ) . .. HORIZONT", SCAlE' ,'-50' CONCEPTLANDSCAPEPLAN for PARK PLACE CCRC r .......11" f Select trees I<l be planted adjacent I<l buildlna-,In conunon .pac.... and parklng a....... . I' Bowhall Maple Colorado Blu8 Spruce Autumn BI... Maple Centurion Crab legacY SUgar Maple . DavldCrab Importal Honoy LOCUlOt . Pralrlllre Crab Pyramidal EuropaanHornbeam Red JawaI Crab Red Oak Adliondack Crab S18rllng Sliver Unden Wm!""dng Hawthorn Black HUla Spruce Prepared By; EMIH1:T DATE: 09--21.08 EvonL lWIehVloOlt. Hamble10rl & Tilloil, re. ~~~~~~~:to. PhOtI<<311.913..&m fla:c317-913~ . , EWW' J((j 1'10. 2OOa-1111, SHEET 1 i. . li~ . i~ I . !J! . . 1. ~ .+'-.1. u '-- ---_f_' -- - ~e-/-+- -=- -~:r.=-- . I ~/t:~/r-u--11-- i . /~/:~~~----L---JL-~---- .7;;~~- ..... / ..;! : . . rt CREEK . .' . . ../'~ .' . J~~r:-...'... / _._~.fERnG .LE . . . . - . ., , g . ~- d. ~~ .. ;;!~ .' t 270' BUFFER ZONE . ~ . ~. --- ...;:- -It- - -.-..-. -- -- -l!J=. ..Ill: '3~'- vw. " J-"y-Y .~ -+:- .. --W-'. -4=W!. -M-'- --- ~ .lll::__.-:fIa=__...I!l -- t!l= TREE ~A'TIOIlAREA /)U.KE ENEl/&Y' QT!;:.' . PERMEAst..E. tExl.UREDcPAvING . .IN mECT PAVED AReAs wlTfi U .45'112~ . --- ;.~ PLANT SCHEDULE - BUFFERYARDS KEY QUAM SIZE BOTANICAL NAME COMMON NAME AS 38 2)S" Ati;er rubrum 'BowhaIr BowhaI.Red.MapIe AF 10 2y,," Acar fleemanB 'Jeffonnd' Autumn Blaze Maple QR 13 2'''. Q_rubr.l Red Oak TO 21 2Y..~ Taxodf~dIstIc:tlum BakI Cypless PC..o 14 8' PIcea glauca 'Oenaata' Black HlIa Spruce PPG e 8' . PIcea pungens glauca ColOllldo Blue Spruce AG 10 1W Amalanchler gnllldlllora -' A1ltuim BrlIIanoe 8eIYicebeny aN' 26 r Betula otgra 'Cull( HeriIage RMIr Birch ~Ie IilBmI KEY QUAN.. SIZE I:NNOX TRA(~7~-~t. LEGEND . ~E . .' . \ '. a~DE:.T~~:. . ax..... "'* .'.QQWM~.T~.E.~ Q Q', __~MENmL~."1:!'l.e~ ~ ....$tmu~ . . u.) .' .~o ~ . aD 10 1001 '. . ~ZONTAL sc.u: 1.-~ '. -----(1no [12""ltj [12"W] WI MP .MRJ BCP '.JH . 35 . 23 e. 64 112 LandFO~S, Ltd"~h : !.and Analysis . Planning . Sire Design . . 3II2Il East 71th. Place -1nd1aJ!iipol1a, IN 4G4O . ... 'St7~ . [1 ['1"'Wl---"-- . 8,8' . 1W 1%" . 18". 24'. n~\lIIl.lI!,.~J!I( Malus 'Prairifire' Malus ''Red Jewel' .Berbeli& 'CriMson Pigmy' '~'HlIlihes' _~~""'U'._ Pralrillre .Ctab Red Jewel Crab Criilapn Pigmy Barbeny Hugllea Juniper .. '.Prepiued By: .... Pt8pared For: ...G~llfo~ Partners, LLC .166s6 Brownstone.CoUrt . WeStftelcl.ln. 46074 C . PIu (317)887-4132 '. FllJcr(317)867-4185 . . CONTACT: WAYNB ... 'BI!VERAG!B. NDSCAPE:PLAN for . PARK PLACE CCRC .. CONCEPT. ~EB.GI:.l~eN ~IRJae., 8eleet.... Co ~ plan1IJd~ lDbI!I1dInglI, In com;"" 8JIIIG8lIlIIid . ,.iIdng - . . . BowIlaII Maple . CoIondo Blue ~ . AuMnll Blaze Map/& . CenlurtanCral>' . . Upc:;.sugir...... . DavId Creb . 1mpoIJl8l1lontiV Locust ............cnob . PyJamIdlll ~n tIoInIIum . Red Jew8/ Cr.lb . . Red 0lIk . . AdIIGJ1d8ok CnIII . . 818r11ng'" Llnd8n . WInIIrIdng Hawlhom . 8lM:Ic HIe. 8pJ.- EMH,.,T . DATE: . . Q&.21.aa kl'&.~~.__hc. . -.....=::.;........._.. ::::S17na.tta:J....~,.,,: .e .. x.... 1 . "SI:IEET 1 _.,. .. __111. 'h~:,'::'''i. SEEDED LAWNS A. MATERIALS 1. SEED: Seed shaIi !lEi cel1ified to be the Ialest season's c:I!lP for the following mIxlur8: Executlvellix Turf Seed 20% 20% 20% 15% 15% 10% AmazIng Perennial Ryegrass PaJagon GLR Perennial Ryegrass Grand Slam. Perennial Ryegrass Beyond Kenlucky. Bluegrass Impact Kenlucky Bluegrass America Ksidudty.llIiIegrass Rale - 8 Ibs per 1,000 sq. It. Seed Is available at The Cisco COmpanies 602 North SlIorIridge Road Indianapolis. Indiana 48219 1-8~ 2. STRAW: StJaw shaD be st8iks from oats, wheatilr rye that are free of IICIldous weeds, mold or other objecIlonable ma1IlriaI; 3. Water: Water shaD not contain elements toxic to plant life. 4. Wood Cellulose Fiber Hydro-Mulch: A combination of wood oeIIulose and recycled newsprint fibenl shall be proosssed to contain no growth orgennlnation .Inhibitlng factors and dyed an appropr1ate c%r to facIlllale visual metering of the materials appl/calion. 5. Fertilizer: PnMde commen:la1 fertilizer to the following proportions: N~ 12% PhosphorlcAcld 12% SoIubie POtash 12% B. EXECUTION 1. Loosen aubgrade of common lawn 81888 to ammlmum depth of 4' and woodland lawn areas to a minimum depth of 2". Remove stones <MIl' 1112" In 8Iiy diJnenslon and sticks, roots, rubbish and other extraneous mabr. Fine grade to a smooth surfaos. The aeed shaD be broadcast unifonnly at rates specified for each seed mix. Apply straw mulch uniformly over aU seeded areas at a rate of 2 bales per 1,000 square feel. Wood cellulose fiber to be applied over common areas only at a rata of 15 pounds per 1,000 square feet and fertlUze, at a rata of 8 poUnds per 1,000 square feet shaD be mixed In the required amount of _ to produoe a homcgeneous s1uny and then uniformly appIIecI to seeded areas under pressure. C. MAINTENANCE 1. Maintain lawna by watering, mowing, and other operations such as rolUng, regrading and replanting as required to eslIlblish a smooth, acceptable lawn, free of eroded or bel8 areas, through 2 mowlngs. D. INSPECnON AND ACCEPTANCE 1. When seeding and hydro-mutch work is completed. Including mlilntenance, Landscape Archileet wiD, upon request, make an InspacIion to determine acoepIabiJily. 2. When inspected seeding work does iIot comply with requlrernenls, repIaos rejected WOIk and continue speclfied maintenanoe unlit reinspected by Landsca~ Aichileet and found to be accepIabIe. Prepare.d For: Guilford Partnel'$, LLC 16656 Brownstone Court Westfield, In. 46074 Pin (317)867-4132 FIIJ(I (317)867-4185 CONTACT: WAYNE'" BEVERAGE SoDDED lAWNS MATERIALS 1, S()D: Provide strongly rooted sod, riot lass than two years old, free of weeds and undesillIbIe native grasees ""ll machine c;ut to P8l:I lhidlnesa of 314" I+- 114"),exdudfng \lip groWth and lh8b:h. Provide only sod capabla of vigorous growth and development when planted (viable, not donnant). Provide sod.of uniform pad sizes with maximum 5% devialIon In either Ienglh or width. BrolcIIn pads or!l8ds with uneven ends wiD not be aCcep\abJe; Sod pads incapable of supporting lhelr own weight when susPended vertically with a firm grasp on ~r 10% of pad wiD be rejecled. Provide sod composed principally of foDowing: DIamond Blend or approved equal From: AMERl-TURF 4238.E. 1005, Anderson,lndiana 2. . FERTILIZER: Provide coniinen:Ial fertilizer to the foUowing propllltions: A. Nitrogen 12% Phosphoric Acid 12% SoIubIa Potash 12% B. EXECUnON 1. Loosen subgrade of lawn areas to a minimum depth of 4". Remove stones <MIl' 1 112" in any dimension and sticks; roots. rubbish and other.extraneous mabr. Apply Fertlllmr. Fine grade to smooth, even sUrface. Moisten lawn area if soil Is very dry; .limit preparation to areas which wiD be planted.prompUy after preparation. lay sod within 24 hours from time of S1ripping. Do not plant if sod is dormant or if ground Is frozen. lay sod to form a soUd mass with tightly rJUed Joints. Bull ends and sides of sod strip; do not overlap. Stagger strips to offset jolnls in adjacent courses. Work from boards to avoid damage to subgl8de or sod. Tamp or or roO lightly to ensuI8 conlacl with subgrada. Work sifted soil Into minor cracks between pieces of sod;.18mOV8 excess to avoid srnoIharlng ofacfJSC8n\ grass. c. MAINTENANCE 1. Maintain lawns by watering, fertilizing, weeding, mowing, 1rin1ming. end other operations such as roUlng. regI8dIng and replanting as.requlred to eslablish a smooth,acceptable lawn, free of eroded or bel8 areas. (.:> LANDSCAPE MATERIALS . GEHEJw.NOTES AND SPECIFICATIONS'. TREES,SHRUBS AND PLANTS A. MATERIALS 1. Trees, Shruba and Plants: f'IovIde trees, shrubs and plants of quantily, size, genus, species and varietY shown and scheduled for Iandacape WOIk and complying with recornmendallon and requInlmenta of ANSI 260.1 'American standaRI for Nursety Slllck". Provide hasJlhy, ~ atock, gtOWI'Iln recognized nursery In accordanoe wiIh good.horticuJlwaI practice and free of diseese, Insecls, eggs, larvae and defecIs such as knots, sun- scald, Injuries, abrasions or disfiguremant. AU plants to bear same reIaIionshIp to grade when planted as In nursery. 2. BacIdiIling of Planting Pita and Planting Beda: Use beckfiU as specified herein as a mixtwe.containIng 1 part topsoil and 2 psrI8 8011 excavated frclm pits and bed&. PlantIng piIs and beds shaD be backfilled carefuJIy to fiB Voids and to avoid breaking or bruising roots. Tamp backfill firm to pI8V8n\ setlIamenl When bed is nearly 1iIIed, _thoroughly and allow the _ to soak away. If selIUng of the backfill occurs alter watering, add more bacIdlII to . bring level, as requJrecrl.y drawing. ,.(~ ..; ~,. " , 0. INSPECTION AND ACCEPTANCE 1. When eodding _ is compIated, Including maintenance. Landsca~ Archileet wiD, upon request, make an inspection to determine acoepIabIlily. B. Introduos the following nu\rlenIs per cubic yaRl of soil mixture: a. 5 Ibs. BonemeaJ b. 81bs.7-40-8 slow reJease commercial fertilizer 3. Mulch: Shl8dded "MIdr bark 1"-3" in size. 4. Sslection and Inspsction: . The Landsca~ Archileet wiD select II8es at place of growth and InspeclIl8es and shrubs at sile before planting, for compllanos with requlrernenls for genus, species, varfaty, size and quality. Landscape ArchiIeet retains righ! to further Inspect \I8es and shrubs for size and conditions of baUs and RIDl systems. Insacls, injuries and latent defects,. and to reject unsalisfacIory or defeetIve mllIerllil fit any time during progl8SS of work. Remove rejecled II8es or shrubs Immediately from proJect sIle. . .. ..... .'. . EXECUTION _J. "".. N,liltErJ.;c;Vt' A 1;Ii~ . ;~~~IC..~~. ~~~.~~ 2. Whenlnspecled aodding work does not comply with requirements, replace l8jected WOIk and continue specified maintenance unllll8inspecled by ~ Archileet and found to be accepIabIe. Remove rejecled plaills and mllIerlals prompUy from proJecl site. NOTE TO CONTRACTORS: . When bidding on the landscape plan do not make any substitutions on size or verlelyof planls.. After bids have been awarded, any substiluIions which need to be.made must be aulhorlzed by the landscape archilecl. . AU contractors and/or owner must identify and accurately mark all Und8lllRlUnd uIIIIties, condul1s, cables, sprlnklet systeins, septic Iielcls,.8anltary Ones. or any other Item which could be disturbed during construction. . Tha properly Ones on this drawing may not be used to locate utIUlies or property Ones. . All conITactors performing any work clescribed on these drawings are responsIbJa for estabfishjng on site gmdas, and creatlng.or maintaining positMr lbainage. . Provide itemized bid fOr detaIJs and specifications as shown c. 1. LayOut indiYidulilllee and shrub locations and areas for multipJa plantinga. Stake locations and outUne _ and S8CUI8 ~ ArchIlec:l's accaptanos befoI8 start of planting work. Make minor edjuslm8nts as may be requasted. 2. Set baIJad and burlapped (8&B) stock on layer of compacted planting soil mixture, plumb and In center of pit or trench with top of baD at same elevation as adjacent finished landscape grades. When set, place additional backfill around base and sIcIea'of IiaJJ, and work each layer to setUe backIiIl and eJlmlnats voids and air ' pocksls. When excavation Is approximately two-lhirds futI, _ thoroughly befoI8 placing .remalnder of backfill. Repeat wal8Iing unbl no more is~. Water again after placing fInlillayer of bacIdiII. . MAINTENANCE D. 1. Begin _Intanance Immediately after planting. Landscape ContJactor shaD maintain trees, shrubs and aU plants until final accaptanos, but In no case less than 30 dsya after substantial completion of planting. 2. Malntain treaa, ahruba _ other plants by pruning. cuDivliting and weeding as required for healthy growth. Resllll8 planting S8UCenl. Reset II8es and shrubs to proper grades or V8IIIcaI posItlon as requiled. ReatoI8 or replace damaged WI8ppings. SpnIy as requlJed tokesp II8es and shrubs free of Insects and disease. INSPECTION AND ACCEPTANCE 1. When landscape work is complated, including maintenance, landscape ArchiIeet wiD, upon request, make an InspsclIon to detennine acceptabDlly. 2. When Inapecl8d Iandsca~ work doss. not cornplywilh requiremenls, replace rejected WOIk and continue specIfiiid maintenance unlit relns~ by landscape ArchiIeet and found to be accepIable. Remove rejectad plants and materlaIs promptly from project site. . SHADE TREE PLA....TIIIl,,~ DljETAIL ORNAMENTAL TREE PLANTING DETAIL 3. AU plants sIiaJl be guaranteed for one grawlng season. LANDSCAPE DETAILS AND SPECIFICA TIONS for PARK PLACE CCRC :.., ',:-,,,'!~,,,~. - /./.-. ';\/".'---'- ~. PLANT~ .~~ H~HIiA THAN. FlNI8If GRAQIi S.ET..ItASI!,QF:.:TRI:Ii'- .- AT,.FINISH ~DE' ,PRUNE BAc:K-ONIi~THIRD OF, ~~~H "~~~R&-. ~tlr~BURLAP. a" MULCH .'T0P.80IL BACKFILL MlXT.LI_BS} REMOVE TOP ROPE AND TCl.p.:-m"_fl.Q-OP: 1,I;"""'Lt'P. FI.......:f;aR,.OE PACTED SUBSOIL ~BDE8TAL' :~!'..~U~H.; 6~ SAUCER :rOPSOIL BACKFILL 'M.X.WRs.; . FltetaH.GAADB :fjIAMEn'ER MULTIPLE SHRUB BED . PLANT SPACING AS PER. sCHEDULE ." MULCH INSTALLED BEFORE PLAtO"ING TOPSOIL BACKFILL IiIIXTU~E " EVERGREEN TREE PLANTING D.ETAIL GROUNDCOVER BED Vin~ -<- ---... .,- 'c....1I........... -By. Judson.R Scott RegI$tofed ConsuIDng_1I392 _SoclelyotConsulDng_ Pr8sIdent.Vlne&8rw'lch1nc. 4721 E. 148th Street ~IN~ 317--848-1938 317-84$,1788 lax RP.fore (""..onsI:rudfon. --,-_.- ,-,-- . SeIecIed trees within the preservation zones shaD.be ferlIIIzed before _ begins III _ their vIgOr. ThIs wID Incieosothelr allIUtyIll honclI. _ fnlm_ AD site """traCtors shaD meet with the ConsultIng ~t et the sIle prior III beginning work III review all woiI< procedures, acreso end hauI.routes, aiIll tree prclIedIon -.... Tree prdOctIon lendng shaI1 be tnstaIIed et the drfpIIne (wherepcosll>le) 01 the trees In the buI\'et' ""'" end proper"llee_ - slgns-' . Trees should be /nspeCII!d prfar III _ III _ slnIcluraI 1ntllgrIty. Sttuctur.lIIy unsound trees should be remcwed. Trees wIII1In the ........tion areas should be IOII1O\/Od at the _ 01. RegIst<nld ConsultIng -(ReA) or. 0!rtiIIed _ lCA). Best Manaaement practices for Park Place: For Inclusion on engineered dnlwlnp Qurina r.l1l'Kbuction. . .Arr( damage III trees shall be reported III the consulting. _ ~ so. that remedial ac:tIon can be taken. 11melIness is crllIcaI to tree heaIlh. . No materials, spoil, washoUt water, waste or equipment, (especially a>ncrete equipment and tools) shaD be deposited, stored, or part<ed wIII1In the tree protection zone (fenoed area). O\Ier-dIg fnlm the building _ shaU not be placed within. the tree protedIon zone. ..- b!mpor;ln1y or pennanenlIy. It Is suggesb!d that the spoil be placed In. space _ fnlm the trees. . . The preserved trees should be Irrigated so that they w11l recel\/e H.5 Inches of water per week during extreme dry perIOds end as Is_. If at aU posoibIe underground ulIIIIies, -.,outs or irrigation lJnesend landscape lighting shall be routed 0UlSide the tree ..- zone. . There Is III be no parking or equipment storage of any kirid within the tree ~ zone. Po.4 ("1ln~ retnITIl'n@ndations: .' ! " All trees shaI1 haw! a post__ evaJuatlon perfOrmed by a qualified _ III deb!nnlne any remedial actions necessary III maintain tree health. , . Vertical mulching, or soil remediation with a grow gun may be necessary, for any trees with,. 20 Ioet 01_ actiVIlIOS. Esj>edaIIy those with any _cted soils or _ drainages. . Regular muIcllIng for any trees In the tree protection ...... is recorM)OIlded for trees that do not haw! regular Ieof _anymore. The mukII wiD gl\/ethe _ opb11aI_ for their roots to __tile_ol_ e> Copfright...... """"".In:. 2006. All _ __ eop:,.ot IlMP's may be '-.only _ written pomIissIon d \line" """"" In:. . H LandFo€us, Ltd. Land Analysis" Planning "Site Design 362lI East 7l1th. Place -Indianapolis, IN 48240 317-842-2856 DAre 08-21-48 SHEET ? . tio C ~ z o - = ~ "" tuJ a!: I!.U I- U ., C : u . z - . ~ z ~. llllI ~',~ &------ ---_. li c ~ C Ell Z - :> - ..lJ ... Z ey a z l!I a1 mu ~ z - "" C tJ G:> a1 ~ u E e:. as E ^' ~ ~ <, j:: ::J .c u ,J~ COMMONS ALUMINUM GUTTERS .& DOWNSPOUTS RBER.cEMEKT FASClA& TRIM CEMENT PlASTER wi AmYUC RNISH ALUMINUM CLAD WOODPATIOOOORS GROUND-FACED . MASONRY QUIONING TYPICAL INDEPENDENT LIVING APARTMENT WING CHARACTER ELEVATION .&.. ~ ~.~~ I~~ i 1r;J~ ~ ~;, O~ .. ~ i~;1 I I I = HEAVYWEIGKT ~ RBERGLASS SHINGlES ALUMINUM GUTTERS & DOWNSPOlJTS ~ RBERoCEMENT \ FASClA& TRIM CEMBll'AASlER wi ACRYLIC ANISH -VINYl CASEMENT WINDOWS F- . r~UMINUM CLAD I WOOD PATIO DOORS 'r .. 1 \ ~ ~ + l t' ~ =.:J ~ W ~" ~ ~~ ...!.... III 0 0 !!= ~ .~ ~ ~ m ,111.\ ~ = ~ ~ ,;~~. . :',: .... .:..: '. :", .. .. ": I .': ,';> 0 I 72- .:.., I 11. ..< ~ I-'T-' ~ ~ !j o <=. ~ lii~ ~~~ ~.. ~~= -&, .--I ~I ~ ~ .J. f.l I II I I;); = ALUMINUM ORIa WlNDOWTRlM Ii / ~ _ ___~~rn ~-wr~~ \L...- CAST STONE uNTaS : OPENINGs INTO '\. I IL.ROCK.fACED UNDERIlUlLDING PARI<ING ~ MASONRY VENEER LALUMlNUM BALCONY I "'-EXPOSED CONCRElE GUARDRAIlS: BALCONY SWlS iPark Place 'L..- 'GROUND-FACED MASONRY QUIONING TYPICAL INDEPENDENT LIVING APARTMENT WING CHARACTER ELEVATION RDg. ... SchutteWilscam Birge PLANNING. DESIGN '. . . October 6, 2006. ~. o D ~ ~ D D ~ D ~ o a ~ D o D o E o o Interior Design Concept for Central Library ~ ~ Interior Design Concept for Main Dining Venue D D U D U o D D D U D U D D U U U D U Sponsor: ORDINANCE NO. Z- PARK PLACE PLANNED UNIT DEVELOPMENT DISTRICT 1 o U D D D U U D D U D U o U D U U U U Sponsor: ORDINANCE NO. Z- AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA ESTABLISHING THE PARK PLACE 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 "Park Place Ordinance") which establishes the Park Place Planned Unit Development District (the "District"), which shall also be referred to as the "Park Place Ordinance." NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of Carmel, Indiana (the "Council"), that (i) pW'Suant to IC ~36-7-4-1500 et seq., it adopts this Park Place 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 superseded by this Park Place Ordinance, and (iii) this Park Place Ordinance shall be in full force and effect from and after its passage and signing by the Mayor. Section 1 Aoolicability of Ordinance 1.1 Zoning Map 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 Park Place. 1.2 Development Development in the District shall be governed entirely by (i) the provisions of this Park Place Ordinance and its exhibits, and (ii) those provisions of the Carmel/Clay Zoning Ordinance specifically referenced in this Park Place Ordinance. In the event of a conflict between this Park Place Ordinance and the Carmel/Clay Zoning Ordinance or the Sign Ordinance, the provisions of this Park Place Ordinance shall apply. 1.3 Capitalized Terms 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 Park Place Ordinance. 2 u. u u u u u o u u o D U U D U D U o U Section 2 Permitted Primary Uses. The Park Place Ordinance is intended to permit a full service lifecare retirement community that shall provide independent retirement living, assisted living, and nursing care. Permitted Uses shall include, "Nursing/RetirementlConvalescent Facility", "Assisted Living Facility", "Clinic or Medical Health Center", and "Hospice" as the same are defined in the Carmel/Clay Zoning Ordinance. However, in connection with. the foregoing uses, full time-twenty four (24) hour medical staff and medical facilities shall be permitted to provide full diagnosis, treatment, and therapy of all medical and health care issues, as well as on-site restaurant facilities to serve the residents and their guests. Section 3 Accessory Buildin2S and Uses. All Accessory Structures and Accessory Uses shall be permitted except that any detached accessory building shown on 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. A temporary on-site sales office and/or sales trailer shall be permitted. Section 4 Communication EQuiDment. Cell towers shall not be permitted. Personal satellite dishes to provide service to the residents shall be permitted, so long as they do not exceed twenty four (24) inches in diameter. Section 5 Deism" Area and DeveloDment Requirements 5.1 Height and Area Reauirements 5.l(a) The maximum Building Height shall be fifty-five (55) feet. ~ The minimum front yard Set Back shall be sixty (60) feet from the perimeter boundary line of the Real Estate contiguous with Guilford Road. 5.l(c) The minimum side yard Set Back adjacent to the northern and eastern property line of the Real Estate shall be seventy five (75) feet and the minimum side yard Set Back adjacent to the southern property line of the Real Estate shall be fifty (50) feet. 5.l(d) The maximum Parcel Coverage shall be twenty-five percent (25%). 5.l(e) There shall be a maximum of one hundred ninety five (195) independent residential living units, twenty (20) assisting living units, and twenty-eight (28) nursing care units. 3 U !u U :u IU U U U U U U U U U U U U U U 5.2 Conceotual building rendering and elevations Attached hereto and incorporated herein by reference as Exhibit "C" are conceptual building images of the proposed building that may be constructed upon the Real Estate. The _ building to be constructed upon the Real Estate shall consist of primary building materials, including but not limited to, Masonry, brick, cast stone, stone, stucco, or fiber cement board, or the equivalent thereof. Any fiber-cement board that is installed shall be installed by a certified installer. Secondary building materials shall include, but not be limited to, wood, simulated wood, cement plaster, or the equivalents thereof. The main roof shapes shall have a minimum slope of twelve (12) horizontal to six (6) vertical. The final development of the building depicted on Exhibit "C" shall be subject to further ADLS review and approval. Section 6 Parkine: Requirements 6.1 Parking Requirements. 6.1(a) Each independent residential living unit shall have one and four-tenths (1.4) covered garage spaces or on-grade parking stalls on site. ~ Each assisted living unit shall have one (1) on-site parking space per unit and every four (4) nursing beds shall have one (1) on-site parking stall. 6.1 (c) In addition to the above parking spaces, there shall also be a minimum of seventy five (75) additional on site parking spaces for visitors and staff to serve the site. 6.1 (d) There shall be a minimum of eight (8) handicapped parking spaces to serve the site. 6.2 Bicycle Racks. 6.2 (a) A minimum of two (2) and a maximum of four (4) bicycle racks shall be located around the building perimeter and each individual bicycle rack shall accommodate between four (4) to six (6) individual bicycles. Said bicycle racks shall conform to the design standards and requirements regarding the same in the Zoning Ordinance. Section 7 LandscaDine: Requirements The landscaping in the PUD District shall be designed to compliment the architecture of the residential and commercial buildings. Street trees, streetscape plantings, and buffer areas shall be used to bring natural elements to the design pattern, in consultation with the Carmel Urban Forester. 4 u u u u u u U D U U 'I U :U U U U U U U U 7.2 7.1 General Landscaping Standards. Landscaping shall be integrated with other functional and ornamental site design elements, where appropriate, such as hardscape materials, paths, sidewalks, fencing, or any water featlU'es. Plantings along buildings and streets should be designed with repetition, structured patterns, and complementary textures and colors, and should reinforce the overall character of the area. Alternative or pervious paving material may be considered, or alternative planting media shall be considered, for the urban areas where planting space is limited by restrictions such as buildings, asphalt or concrete paving, parking lots, etc. All trees, shrubs and ground covers shall be planted according to American Standard for Nursery Stock (ANSI Z60.1), and following the standards and best management practices (BMPs) published by the City's Department of Community Services Urban Forestry Section. Landscaping materials shall be appropriate to local growing and climatic conditions. Plant suitability, maintenance and compatibility with site construction features are critical factors that should be considered. Shade trees shall be at least 2.5" in caliper diameter when planted. Ornamental trees shall be at least 1.5" caliper diameter when planted. Evergreen trees shall be 6'in height when planted. Shrubs shall be at least 18" in height when planted. Ornamental grasses. shall obtain a mature height of at least 3' . The Developer shall conserve existing established trees identified on the Conceptual Landscape Plan and Tree Preservation Plan, which is attached hereto and incorporated herein by reference as Exhibit "D"; however, said trees may be removed under any of the following circumstances: . As is necessary to clear dead trees; . As is necessary for the installation of access easements, rights-of-way, streets, paths, sidewalks, utilities and drainage improvements, infrastructure; and . As necessary for public health and safety as determined in cooperation with the Urban Forester. Existing vegetation may be used to achieve project landscaping requirements if (a) the vegetation located on subject parcel is of suitable quality and health, and (b) the vegetation is proposed to be preserved using accepted best management practices for tree protection during construction. Maintenance It shall be the responsibility of the owners and their agents to insure proper maintenance of project landscaping in accordance with the Park Place Ordinance and best management practice standards. This is to include, but is not limited to, watering, mowing, tree trimming, planting, maintenance contracting, irrigation 5 U I U U U U D U D U D D U U U U D D U D 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. 7.3 Building Base Landscaping Standards Building base landscaping shall be provided at the base of all building elevations that do not directly abut planted hardscapes to soften the architectural lines of buildings, frame the primary views to buildings and public spaces, and blend architectural designs with the landscape. Building landscaping shall be designed to appropriately complement a building's use, setback, height, and architectural features. Window boxes for flowers and planters on front stoops and sidewalks are encouraged in areas where landscaping cannot be installed at the base of a building due to the building's proximity to a sidewalk, path, street, right-of-way or easement. Building base landscaping may help fulfill bufIeryard requirements where applicable. Primary area building base landscaping shall contain a minimum of 2 shade trees, 1 ornamental tree, and 9 shrubs per 100 linear feet of building perimeter. Shrubs, ornamental grasses, or other alternate landscaping techniques may be used to fulfill the building base landscaping requirements if approved by the Department. If building base landscaping cannot be installed due to a building's proximity to a sidewalk, path, street, right-of-way, or easement then landscaping may be installed elsewhere on the site to fulfill the building base landscaping requirements. Appropriate alternate locations include, but are not limited to: interior courtyards, sidewalks (as additional street trees), parking lots, alleys, etc. In addition, where facades abut the public right-of-way and/or sidewalks span the entire frontage, planting islands may be created within the right-of-way and street trees can help fulfill this requirement. Deciduous trees should be planted in locations to the south and west of building to allow for shade in summer months and greater sun exposure in the winter months. Evergreen trees should be used as windbreaks to buffer northwest winds. 7.4 Street Trees. Medium or large growing shade trees shall be planted adjacent to the street right- of-way, parallel to each street, in planting clusters. As per City Standards, there will be a minimum of 25 street trees planted along the Guilford Road frontage. In areas of high pedestrian and commercial activity, tree wells shall be covered with decorative grates or pavers in order to maximize uninterrupted pedestrian pathways. Where ample passage area is provided. tree planting areas shall be treated as planting beds to soften the hardscape. 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. However, where the logical 6 u u u u u u u u u u u u U IU U U U D U location of proposed utilities would compromise the desired effect, the Developer may solicit the aid ofthe Urban Forester in mediating cost-effective solutions. Street tree species shall be selected from the City's published list of recommended street trees. Street trees shall be pruned to a height of eight (8) feet minimum over sidewalks and twelve (12) feet minimum over streets, to allow free passage. 7.5 Perimeter Planting and Bufferyard Requirements Perimeter landscaping along the property lines shall be provided in the form of either (a) landscaping per the requirements of the conceptual landscape plan for Park Place CCRC or (b) street trees for portions of the perimeter which abut other existing public right-of-way or where a public right-of-way is created via a proposed. road, or ( c) existing landscaping which meets the health and quality requirements found in Carmel Clay Land Use Regulations Section 26.04. Any street trees used to meet perimeter landscape requirements shall meet all other standards provided in this Section 7.4. Bufl"eryards shall be planted at the time of construction of the buildings. Trees shall be planted at intervals no less than twenty (20) feet, nor more than thirty (30) feet. Shrubbery may be planted informally or in rows and shall screen parking areas, outside storage areas, loading berths, trash and refuse containers, and so forth from view. 7.6 Parking Lot Landscaping. Where parking lots are visible, the following requirements shall apply: 7.6 (a) Lot interior. Minimum of one (1) shade tree per nine (9) parking spaces, with a minimum of four hundred square feet (400 SF) of useable soil volume being provided tor each two (2) trees. Planting areas shall be evenly dispersed throughout the parking area; 7.6 (bl. Lot Perimeter. A minimum five foot (5') wide perimeter planting strip shall be provided on all sides of lot (except where parking spaces abut curb-to- building sidewalk) including four (4) shade trees and twenty-five (25) shrubs and/or ornamental grasses per one hundred lineal feet (lOOLF) of strip. Perimeter planting may occupy the same space as a required bufferyard and may contribute towards Perimeter Bufferyard Requirements. 7.6 (cl Pedestrian Corridors For any pedestrian corridors, where adequate space exists, trees, shrubs and groundcover shall be planted. 7 u u U D U U o U D D U U D U U U U D o Section 8 Plattine The platting of the Real Estate into smaller tracts shall be permitted administratively, so long as the proposed plat complies with the area requirements set forth hereinabove in Sections 5, 6, and 7, and the creation of a new property lines within the Real Estate shall not impose or establish new development standards beyond those specified above in Sections 5, 6, and 7, for the entirety of the Real Estate. However, the development of any parcel shall conform to the requirements of Section 12 below, and all other applicable requirements contained in this Park Place Ordinance. Section 9 Li2htine Reauirements 9.1 Lighting Requirements 9.l(a) Lighting shall be in accordance with the lighting standards and requirements as the same are set forth in the CarmeVClay Zoning Ordinance. 2J@ The maximum height of light standards in parking areas shall not exceed twenty (20) feet. When light standards abut or fall within ninety (90) feet of single family residence, their height shall not exceed fifteen (15) feet. 9.1 (c) Parking area lighting and street lighting shall be of uniform design and materials. 9.1 (d) Exterior lighting shall be architecturally integrated with the building style, material and color. Rooftop lighting shall be prohibited. 9.1(e) Exterior lighting of the building or site shall be designed so that light is not directed off the site and the light source is shielded from direct offsite viewing. For any use, illumination levels shall not exceed 0.5 footcandle at the property line. Section 10 Simaee 10.1 Ground /Entrvway Sims. 10.l(a)~: One (1) Ground/Entryway Sign shall be permitted per each entrance to the site. The building materials and design for any Ground/Entryway signs should be compatible and consistent with the building materials and design of the adjacent buildings and structures. 10.1 (b )Maximum Sim Area: Thirty (30) square feet each. 1O.l( c) Illumination of Sim: External. 1 D.l( d) Sign Permit: Required. 8 D D D U o o o o D D D D D D U [J D U U 10.l(e) Fees: Required. 10.2 Wall Signs and Other Signage. Wall signage and other types of site signage shall be permitted, but shall be subject to the requirements and standards governing the same pursuant to the CarmeVClay Sign Ordinance. Section 11 Mechanical Eauiument Any mechanical equipment visible from an adjoining public street shall be screened with suitable landscaping or fencing in general architectural compatibility with the building(s) with which it is associated. Fencing materials may include brick, stone and other attractive masonry screening materials. To the extent practicable, mechanical equipment should be placed on the roof and screened by the parapet. Section 12 Auuroval Process 12.1 Nature of Development Reauirements. The development requirements set forth in this Park Place Ordinance are in accordance with the requirements ofI.C. 36-7-4- 1500 et seq. and are expressed in detailed terms as provided under I.C. 36-7-4- 1509(a)(2). Further, as permitted under I.C.36-7-4-1509(e), he approval process contained in this Section 12 shall be adhered to in order to obtain an improvement location permit. 12.2 Approval or Denial of the Primary PlatJDevelopment Plan. 12.2(a) Exhibit "B". 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. The buildings, landscaping, and other associated improvements, considered in connection with the Park Place Ordinance shall require further (i) ADLS approval and (ii) development plan/primary plat approval. The Secondary Plat and Final Development Plan approval procedures are set forth below in this Section 12. 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. 12.2(b)The Director shall have the sole and exclusive authority to approve without conditions, approve with conditions, or disapprove the Secondary Plat (the "SP") and the Final Development Plan ("FDP") for the Park Place Ordinance; provided, however, that the Director shall not unreasonably withhold or delay the Director's approval of the SP and/or 9 D D U I D D o D D D D D D o o D D o D o FDP that is in substantial conformance with the development plan/primary plat and is in conformance with the Development Requirements of this Park Place Ordinance. If the Director disapproves any SP or FDP, the Director shall set forth in writing the basis for the disapproval and schedule the request for approval of the SP and FDP for a hearing before the full Plan Commission. 12.2(c)An amendment to the SP or FDP, 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 or FDP, the Director may, at the Director's discretion, refer the amended SP or FDP to the Commission, or a Committee thereof, for review and approval by the Commission and/or a Committee thereof. 12.2(d)The SP and 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 13 Definitions and Rules of Construction 13.1 General Rules of Construction. The following general rules of construction and definitions shall apply to the regulations of this Ordinance: 13.l(a)The singular number includes the plural and the plural the singular, unless the context clearly indicates the contrary. 13 .1 (b) Words used in the present tense include the past and future tenses, and the future the present. 13.l(c)The word "shall" is a mandatory requirement. The word "may" is a permissive requirement. The word "should" is a preferred requirement. 13.2 Definitions A. ADLS: Architecture, design, lighting, landscaping and signage. B. Accessory Structure: A structure subordinate to a building or use located on the Real Estate that is not used for permanent human occupancy. C. 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. 10 I IU D D o D D 10 D D D D , D D U U D D D D N. o. P. D. 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. E. City: The City of Carmel, Indiana. F. Commission: The CarmeVClay Plan Commission. G. 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 "B", which is attached hereto and incorporated herein by reference. H. Council: The City Council of the City of Carmel, Indiana. I. County: Hamilton County, Indiana. J. 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. Guilford Partners, LLC and its successors and assigns. L. 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. M. 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 landscaping, parking, drainage, signage, lighting and building information for the site. Masonry: Masonry shall include brick, cast stone, stone or the equivalents thereof. Material Alteration: Any change to an approved plan of any type that involves the substitution of one material, species, element, etc. for another. Minor Alteration: Any change to an approved plan of any type that involves the revision ofless than ten percent (10%) of the plan's total area or approved materials. 11 u U D D U D U U D U D o D U U U U D U 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. 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. u. Set Back: The least measured distance between a building or structure, excluding, however, porches, patios, sidewalks, parking lot areas, 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. 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; however, the ten percent (10%) revision calculation shall be not be calculated and/or based on a continuing basis. Section 14 Violations All violations of this Park Place Ordinance shall be subject to Section 34.0 of the CarmeVClay Zoning Ordinance. 12 u u u u u u U D D U U D U U ! U U U lJ U PASSED by the Common Council of the City of Carmel, Indiana this . 2006, by a vote of ayes and nays. day of 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 Presented by me to the Mayor of the City of Carmel, Indiana the .2006, at o'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 James Brainard, Mayor 13 u u u U D U D D U U U U U D U U D U D ATIEST: Diana L. Cordray, IAMC, Clerk Treasurer This Instrument prepared by: James E. Shinaver NELSON & FRANKENBERGER 3021 East 98th Street, Suite 220 Indianapolis, IN 46280 This Instrument reviewed by: Wayne Beverage WLB Associates, Inc. 16656 Brownstone Court Westfield, In. 46074 14 u u u u u u u u U D U U D U U U D U U EXHIBIT" A>> Lee:aI Descrintion 15 . B:lbndlZoalq '" RaI_ __ani Pa.-. CamdIPlID CIea IlQ206.doc D U U U U U U U D U U U U U D U D D o EXHIBIT "B" ConceDtual Site Plan (See Brochure Exhibit No.3.) 16 U:1IInd\ZDafDa 4 _ _ __....-. CumdIPIlD ClwlII0206.dac D D U D U D U D D U D !U D U D D D D U EXHIBIT "C" Conceptual Buildine: Elevations (See Brochure Exhibit No.5.) 17 o D o o o o D o o D D o D D D D o o D EXHIBIT "D" Conceptual Landscape Plans and Tree Preservation Plans (See Brochure Exhibit No.4.) 18 IU U u. D 10 D D D D o I D D D U D U D D D ENVIRONMENTAL STATEMENT Re: Park Place The developer has addressed a number of environmental matters that should enhance the project, including the following: Wetlands: A study was performed by Williams Creek wherein specific wetlands on the site were identified. This report was presented to the Corps of Engineers and IDEM. The Corps responded with their confirmation of the findings and a determination letter as to who has authority on this site which turned out to be part Corps and part IDEM. Either the existing wetlands will be mitigated offsite or incorporated into the :final site plan in whole or in part. Tree Preservation Plan: Existing trees on the site have been identified that are included in a definitive report showing how they will be preserved in the final plan. Permeable Paving: This environmentally friendly material will be used at some of the entry ways. Permeable paving is a pavement system that allows stormwater runoff to infiltrate through a porous pavement surface and into the aggregate subbase material reducing the amount of runoff released from the developed site and providing water quality benefits through removal of suspended solids and other pollutants. IrrigatioD with Storm Water: Based upon groundwater levels and retention pond recharge capabilities, the potential for the use of storm water for irrigation of on-site landscape and lawn areas will be assessed. Bio swales: The site will be evaluated for the potential to incorporate bio- swales into the design of the stormwater management system to provide water quality benefits. Bio-swales are natural, vegetated depressional areas that rely on filtration of runoff by surface plants and infiltration of runoff into underlying permeable soils for the removal of suspended solids and other pollutants that are harmful to downstream ecosystems and aquatic life. u u U. [D 'u D o o 10 10 o U U D D U D U o Building Materials: Today there have been many advances in building materials and systems that are more energy efficient and environmentally friendly. Such things as increased insulation, Low E windows, tankless electric water heaters, ThermoShield inspections etc. We will incorporate as many of these items as practical into the design of the building once we are in that phase. Garden Plots: The developer has included areas on the conceptual site map for , garden plots. These garden plots are designed to allow residents of this community to engage in small scale gardening endeavors which should add a pleasant aesthetic touch to the project and also allow residents to participate in their gardening hobby.