HomeMy WebLinkAboutCommitments 06-04-07 Draft
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COMMITMENTS CONCERNING THE USE
AND DEVELOPMENT OF REAL ESTATE
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Uptown Partners, LLC, (hereafter referred to "Uptown"), is the developer of a parcel of
real estate located in Hamilton County, Indiana and the real estate is described in what is
attached hereto and incorporated herein by referenced as Exhibit "A" (the "Real Estate").
Uptown makes the following commitments (the "Commitments") to the City of Carmel Common
Council (the "Council") for Cobblestone Commons Planned Unit Development Ordinance.
Section 1. Cross Reference. These Commitments are made in connection with approvals
obtained under docket numbers 061l0012PUD and 06110013 ADLS and Ordinance No. Z-503-
- 07. -- --- -
Section 2.
reference:
Exhibits. The following exhibits are attached hereto and incorporated herein by
Exhibit "A". Attached hereto and incorporated herein by reference as Exhibit "A" is the
legal description of the real estate (the "Real Estate");
Exhibit "B". Attached hereto and incorporated herein by reference as Exhibit "B" is a
revised site plan (the "Site Plan");
Exhibit "C". Attached hereto and incorporated herein by reference as Exhibit "c" are
revised building renderings (the "Building Renderings"); and,
Exhibit "D". Attached hereto and inc~rporated herein by reference as Exhibit "D" is a
revised landscape plan (the "Landscape! Plan").
Exhibit "E". Attached hereto and incorporated herein by reference as Exhibit "E" is an
explanation of the tree preservation areas and the recommended treatment for the same
(the "Treatment of Tree Preservation Areas").
Section 3. Definitions. Different words and terms are defined throughout these
Commitments and, further, the following definitions shall apply throughout these Commitments:
1. Developer. The term "Developer" shall mean and refer to Uptown and its successors and
asSIgns.
'.' ...
Section 4. Commitments. The Developer agrees and commits to the following:
1. That the maximum number of Residential Units to be constructed upon the Real Estate
shall be seventeen (17);
2. That each Residential Unit shall have a driveway that can accommodate parking and
there shall also be a total of seventeen (17) parking spaces combined along Smokey Row
Road and. 1 st AYellye_NW,_~ is depi~t~jdgJl the llttl~hec1_~j1~:Pl@~__The pev~lQP~r !)h~L___
include in the Covenants, Conditions and Restrictions that shall govern the development
a provision that prohibits parking in the private lanes that are depicted on the attached
Site Plan;
3. That the minimum lot width for any Residential Unit shall be forty~two (42) feet;
4. That the minimum distance between Residential Units, measured from the exterior face
of the foundation and excluding the patio areas, shall be ten (10) feet;
5. That the Monon Trail access point that was depicted on a previous site drawing shall be
eliminated, as depicted on the attached ISite Plan and that the Developer shall construct a
trail plaza/staging area near the northwestern portion of the site and said area shall
include a minimum of two (2) benches and a minimum of four (4) bicycle parking spaces,
as is depicted on the attached Site Plan; .
6. That the minimum width of the private lanes internal to the site shall be twenty (20) feet,
as is depicted on the attached Site Plan;
7. That three (3) car garages shall be prohibited on the Real Estate;
8. That the Developer shall provide on the Real Estate a change in material at the location
where the central north/south sidewalk will cross the newly constructed 7t1t Street;
9. That the multi~purpose concrete path that is located adjacent to Smokey Row Road and
which is depicted on the attached Site Plan shall be increased from eight (8) feet in width
to ten (10) feet in width;
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10. That the Developer agrees and commits to include in the Covenants, Conditions and
Restrictions that shall govern the development a provision that owners of Residential
Units may not rent said Residential Units to renters for an initial period of three (3) years
after the original construction of the Residential Unit;
11. That the Developer shall include on the Site Plan the dimensions of the "Monon Right-of-
Way" and the Developer agrees and commits that no construction and/or development
work shall occur in the "Monon Right-of-Way" area and that the area shall be properly
marked and fenced throughout the development and construction phase of the
development. Except, however, that the Developer shall be permitted to construct in the
"Monon Right-of-Way" area the trail plaza/staging area described in commitment
numbered five (5) above;
12. That the Site Plan, Building Elevations, and Landscape Plan, that are attached hereto and
incorporated herein respectively as exhibits "B", "C", and "D", shall replace and
supersede prior versions of these plans and drawings and shall be considered the
approved Development Plan and primary plat for the Real Estate, as well as the approved
architecture, design and landscaping for the Real Estate, as is required and defined in the
Cobblestone Commons PUD Ordinance No. Z-503-07; and,
13. That the Developer agrees to donate the home that is located at 750 N. 1st Avenue N.W.,
Carmel, Indiana 46032 (the "Home") to the Carmel-Clay Historical Society and to make
a financial contribution to the Carmel-Clay Historical Society in the sum of Five-
Thousand Dollars ($5,000.00). The Carmel-Clay Historical Society shall have the
obligation of moving the Home, at its sole cost and expense, from the Real Estate to a
new location. The Developer makes no representations regarding the condition and/or
structural integrity of the Home and whether or not it can survive any relocation. Further,
the Carmel-Clay Historical Society is obligated to relocate the Home prior to the
Developer commencing development on the Real Estate, and if the Carmel-Clay
Historical Society does not relocate the Home prior to the Developer commencing
development on the Real Estate, the Developer is permitted to dispose of the Home in
any manner that the Developer deems appropriate, in the Developer's sole and exclusive
discretion, and under such a scenario, the Developer shall not be required to make the
Five-Thousand Dollar ($5,000) donation to the Carmel-Clay Historical Society.
14. That, in the event the City of Carmel Common Council enacts a city wide ordinance by
no later than November 15, 2007, that requires all new single family residential home
construction to install residential fire sprinklers, the Developer agrees to abide and
comply with said ordinance and shall install into all the Residential Units a residential
fire sprinkler system.
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15. That prior to the City of Cannel Department of Community Services approving and
authorizing the secondary plat/final development plan for Cobblestone Commons, the
Director of the Cannel Parks Department (the "Director of Parks") shall send a written
letter to the City of Carmel Department of Community Services indicating that the
Director of Parks has reviewed and approved of the proposed trail plaza/staging area that
is depicted on the Site Plan and that the same meets the applicable specifications and
requirements for construction.
16. That the Developer shall install signs, in appropriate locations along any private lanes,
indicating that there is no parking on the private lanes.
17. The Developer shall preserve existing established trees that are located within any "Tree
PreservationcArea~'- (the-_'~J1>A'?)_.thatjs .-identified .. on~_the__LandsCl:lpe__ Plall;. pI:Qyi4~.d,__
however, that said trees may be removed under any ofthe 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 determined in cooperation with the City of Carmel's
Urban Forester; and
. As is necessary for public health and safety as determined in cooperation
with the City of Cannel's Urban Forester.
. As is defined in the attached "Exhibit E", the Treatment of Tree
Preservation Areas, which contains specific instructions from the
Developer's meeting at the Real Estate with the City of Cannel's Urban
Forester, Scott Brewer, on May 25,2007.
(A) Further, during the development and construction phase of the Cobblestone
Commons development, the Developer shall employ and follow the standards and
best management practices (the "BMPs") published by the City of Carmel's
Department of Community Services Urban Forestry Section for tree protection.
(1) The following BMPs will be used during construction on the site:
(i) Construction. The Developer, the applicable site contractors
employed by the Developer, a certified arborist employed by the Developer (the
Certified Arborist"), and any applicable engineers employed by the Developer
shall meet on the Real Estate to discuss all aspects of tree protection and
maintenance prior to the commencement of any work on the Real Estate.
4
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(ii) Tree Expert. The Developer shall engage the Certified
Arborist to perform the following work:
a) Recommend procedures to compensate for loss of roots (if any) and
perform initial pruning of branches and stimulation of root growth
where removed. This work shall be completed prior to commencing
any construction activities.
b) Inspect all trees at the completion of construction and perform follow-
up care for any damage incurred.
~..~ ..~c). Submit.a.~written.tree~..protection. certification...thaLtrees..have.. been
protected during the course of construction in conformance with
recognized standards of the industry. Certify that damaged trees were
promptly and properly treated. Indicate any damaged trees that are
incapable of reaching maturity and those recommended for removal
and replacement.
(iii) Protective Fencing. Protective fencing shall be installed to
clearly derme the protected area as indicated on the Landscape Plan. Prior to
commencing with clearing and grubbing or erosion and sediment control, install
temporary orange construction fence around areas to be left undisturbed.
Temporary orange construction fence shall encompass any significant trees to be
saved within and along the area designated "TP A".
(iv) Wash-Out Area. Any ''wash-out'' area for trucks shall be
located away from the "TPA", as approved by the engineer.
(v) Tree Roots. The Developer shall protect tree root systems
throughout the life of the project. Tree root systems shall be protected from
smothering, flooding, excessive wetting resulting from dewatering operations,
off-site runoff, spillage, and drainage of solutions containing materials that could
be hazardous to tree roots. Removal of top soil or root mat within the "TP A" is
prohibited.
(vi) Traffic. The Developer, and its contractors and their
employees shall be prohibited from parking any construction equipment, or from
storing building supplies or material within the "TP A". Foot traffic and vehicular
traffic are prohibited within the "TP A".
5
(vii) Tree Removal and Damaged Trees. The Developer shall not
remove any tree that is designated for preservation. Any tree damaged or
destroyed within the "TP A" shall be the responsibility of the Developer. The
Developer shall avoid the following:
a) Placing backfill in protected areas.
b) Felling trees into protected areas.
c) Driving construction equipment into or through protected areas.
d) Burning in or in close proximity to protected areas.
e) Stacking or storing supplies in protected areas.
:f) Conducting unauthorized trenching operation in the vicinity of tree.
(2) Work within the "TPA".
._^...._..._~._._----"-- --- --- -~ - -- ------ --- - -- ---- ----------------------------------".----------..-------..._---_._-----~
(i) Root Pruning. Developer shall use a trenching machine,
vibratory knife, or rock saw to a depth of 18 in. along the outside limits of
disturbance, as shown in the Landscape Plan, prior to clearing or grubbing. When
a trenching machine is used, the trench shall be immediately backfilled. This root
pruning operation shall occur concurrently with tree pruning and tree fertilization.
Some trees that are immediately adjacent to the root pruning may be affected
adversely due to their close proximity to the excavation. Removal of any of these
additional trees or any of their limbs shall require the concurrence of the Certified
Arborist, the Developer, and the City of Carmel's Urban Forester.
Upon satisfactory completion of these activities, protective fencing shall be
installed along the outside edge of the trench line.
(ii) Replacing Damaged Trees. Existing trees that have been
designated to remain but are damaged beyond repair due to construction
operations or root pruning shall be removed and replaced. Replacement trees
shall be the same genus, species, and variety as the removed tree. The
replacement trees shall have a minimum caliper of 3 inches.
(iii) Repairing Tree Limbs. Branches. and Trunks. The Developer
shall repair limbs and branches that have been damaged by construction
operations as determined by the Certified Arborist. Repairing shall be
accomplished by cutting damaged limbs and branches to healthy wood in
conformance with best management practices.
(iv) Pruning Trees. All pruning shall be in conformance with the
current edition of the National Arborist Association Standard for Pruning Shade
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Trees. All pruning tools and methods employed shall be in conformance with
accepted arboricultural practices performed by competent personnel under the
direct supervision of the Certified Arborist.
Safety ropes shall be used to climb trees to be pruned. Climbing spurs are
prohibited.
Existing injuries to bark, trunks, and limbs as designated by the Certified
Arborist, shall be repaired by properly cutting, smoothing the wood if necessary,
tracing the bark to the proper shape to ensure rapid healing, and using only
approved tools, materials and methods.
___________ AlLpruned-materialcshallberemoved_and dispose_d_oLby_means_acceptabl~Lt~Ltbe_____.
Certified Arborist.
(v) Construction Activities within the "TPA". When construction
activities become necessary within the TP A, the Developer shall obtain written
permission from the City of Carmel's Urban Forester prior to working in the area.
(vi) Removal and Clean-up.
(a) Removal. After construction has been completed,
protective fencing and all surplus construction material shall be removed from the
site in a manner that will not cause damage within the "TP A".
(b) Clean-up. The Developer shall clean up all work areas.
Grades shall be restored, stabilized, and blended into the adjacent areas. The
Developer shall haul away all debris, excess dirt and construction materials and
dispose of off-site. The Developer shall seed all disturbed areas according to the
instructions from the Certified Arborist. The Developer shall guard and protect
the work to prevent vandal damage.
Section 5.
Bindilli~ on Successors
These Commitments are binding on the Developer of the Real Estate and each subsequent owner
of the Real Estate, and each other person acquiring an interest in the Real Estate, unless modified
or terminated by the Council. These Commitments may be modified or terminated only by a
decision of the Council after a public hearing wherein notice as provided by the rules of the
Council has been made. The provisions of this paragraph 5 notwithstanding, these Commitments
shall terminate as to any part or parts of the Real Estate hereafter reclassified (rezoned) from the
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Cobblestone Commons Planned Unit Development District pursuant to Ordinance No. Z-503-07,
to another zoning classification.
Section 6.
Effective Date
The Commitments contained herein shall be effective upon the occurrence of all of the following
events:
1. The adoption of an ordinance by the Council assigning the requested Cobblestone
Commons PUD classification to the Real Estate pursuant to Ordinance No.Z-503-07;
2. The commencement of the development of the Real Estate in accordance with the
.._~-~-- assignment-. of- the-requested__Cobblestone.__Commons_E.UD_classification. p.ursua.nl.1Q
Ordinance NO.Z-503-07.
Section 7.
Recording:
The undersigned hereby authorizes the Clerk Treasurer of the City of Cannel to record these
Commitments in the Office of the Recorder of Hamilton County, Indiana.
Section 8.
Enforcement
These Commitments may be enforced by the Council and any property owner within or
immediately adjacent to the Real Estate.
IN WITNESS WHEREOF,
executed as of the date first written above.
has caused these Commitments to be
Uptown Partners, LLC., an Indiana limited liability
company
By:
Justin Moffett, Managing Member of Uptown
Partners, LLC.
8
STATE OF INDIANA )
) SS:
COUNTY OF MARlON )
Before me the undersigned, a Notary Public in and for said County and State, personally
appeared Justin Moffett, Managing Member of Uptown Partners, LLC, and having been duly
sworn, acknowledged execution of the foregoing Commitments.
Witness my hand and Notarial Seal this
day of
, 2007.
My Commission Expires:
Notary Public
Residing in
County
Printed Name
Prepared By: James E. Shinaver, Nelson & Frankenberger, 3105 East 98th Street, Suite 170,
Indianapolis, IN 46280.
Becky/uptownlcouncilcommitments060 I 07
9
EXHIBIT "A"
Lee:al Descriotion
Composite Perimeter Legal Description
Part of the Northeast Quarter of Section 25, Township 18 North, Range 3 East ofthe Second
Principal Meridian in Clay Township of Hamilton County, Indiana.
Commencing at the Northeast comer of the Northeast Quarter of said Section 25; thence South
88 degrees 54 minutes 52 seconds West along the north line of said quarter section 413.00 feet;
to the POINT OF BEGINNING of the following described real estate:
thence South 00 degrees 07 minutes 46 seconds West parallel with the east line of said quarter
section and along the northerly prolongation of the west right-of-way line of 1st Avenue NW and
along said right-of-way line a distance of 305.80 feet; thence South 88 degrees 54 minutes 52
seconds West 364.70 feet to the southeast comer ofInstrument 98-40862 as found in the Office
of the Recorder of Hamilton County, Indiana, said point being on the east right-of-way line of
the Monon Trail; thence North 01 degrees 20 minutes 01 seconds West along the east line of said
instrument and right-of-way line 131.95 feet to the southeast comer of Instrument 99-09339;
thence continuing North 01 degrees 44 minutes 35 seconds West along the east line of
Instrument 99-09339 and right-of-way of the Monon Trail 173.78 feet to the northeast comer
thereof, being on the north line of said quarter section; thence North 88 degrees 54 minutes 52
seconds East along said north line 373.75 feet to the POINT OF BEGINNING.
Containing 2.590 acres, more or less.
10
. 10
Monon Pedestrian Crossing Signor Pole with TBM on Bose
ElEVATION - 818.69 (NGVD - 1929)
Fire Hydront ot SE comer 1st and 136th St.
ELEVATION - 821.35 (NGVD - 1929)
Fire Hydront ot SE comer 1st and 6th St. N.W.
ELEVATION = 825:31 (NGVD - 1929)
25 T18N R3E
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2610.73'
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PREPARED BY:
WEIHE ENGINEERS, INC.
10505 N. COLLEGE AVE.
INDIANAPOLIS, IN 46280
TELEPHONE: 317 846-6611
DATE: DECEMBER 7, 2006
REVISED DECEMBER 13, 2006
REVISED APRIL 27, 2007
REVISED MAY 16, 2007'
REVISED MAY 23, 2007
REVISED MAY 31, 2007
IPROPOSED ZONING: PUDI
IEXISTING ZONING - R2 I
ITOTAL ACREAGE: 2.59 Ac.1
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D.&U.E.
V.W.
5.E.
S.S.P.
ESMT
ASPH
I.E.
DRAINAGE AND UTlUlY EASEMENT
VARIABLE WIDTH EASEMENT
SANITARY SEWER EASEMENT
SANITARY SEWER PIPE
EASEMENT
ASPHALT
INGRESS/EGRESS EASEMENT
SCALE: I" .. W
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lID
PREPARED FOR:
Uptown Partners, LLC.
135 8th St. N. W.
Carmel, IN 46032
TELEPHONE: 317-966-2023
FAX: 317-580-9596
CONTACT PERSON: Justin Moffett
I PARKING SUMMARY
136TH STREET - 10 SPACES
7th STREET N.W. - I...SPACES
TOTAl.: 17 PARKING
SPACES
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Preliminary Plat I
COBBLESTONE COMMONS
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Southwest Corner of 1st )
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Avenue NW and 136th Street
Carmel IN, 46032
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PERMANENT BENCHMARK
FIRM Mop TBt,t "RM 207-3"
Cross cut on top of North end of 6.5' Cmp North of
136th Street at Little Cool Creek
ElEVATlON~ 811.38 (NGVD - 1929)
TEMPORARY BENCHMARK
iOJ DENOTES MJA ACCESSIBLE RAMP
LOCATIONS.
LAND DESCRIPTION
Port of the Northeast Quarter of Section 25, Township 18 North, Range 3 East of the
Second Principal Meridian in Cloy Township of Hamilton County, Indiana.
Commencing at the Northeast comer of the Northeast Quarter of said Section 25;
thence South 88 degrees 54 minutes 52 seconds West along the north line of soid
quarter section 413.00 feet; to the POINT OF BEGINNING of the following described reoJ
estate:
thence South 00 degrees 07 minutes 46 seconds West parallel with the east line of
said quarter section and olong the northerly prolongation of the west right-of-way
line of 1st Awnue NW and along said right-of-way line 0 distance of 305.80 feet;
thence South 88 degrees 54 minutes 52 seconds West 364.70 feet to the southeast
comer of Instrument 98-40862 os found in the Office of the Recorder of Hamilton
County. Indiana. said point being on the east right-of-way line of the Manon Trail;
thence North 01 degrees 20 minutes 01 seconds West along the east line of said
instrument and right-of-way line 131.95 feet to the southeast comer of Instrument
99-09339; thence continuing North 01 degrees 44 minutes 35 seconds West along
the east line of Instrument 99-09339 and right-of-way of the Manon Trail 173.78
feet to the northeast comer thereof, being on the north line of said quarter section;
thence North 88 degrees 54 minutes 52 seconds East olong said north line 373.75
feet to the POINT OF BEGINNING.
Containing 2.590 acres. more or less.
HOLEY MOLEY SAYS
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"IT'S THE LAW"
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ORA WING TITLE: COBBLEStONE COMMONS. TYP. PLANTING
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BROWER/JACQUES DESIGN. INC.
MAY 92007
1944 NORTH 500 EAST
GREENFIELD, IN 46140
(317) 462.7557
DRAWING TITLE: COBBLESTONE COMMONS- TYP, PLANTING
NOT TO SCALE
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Exhibit "E" to
Cobblestone Commons
Tree Preservation Commitments
The following instructions shall be applicable to the tree preservation commitments pertaining
to the Cobblestone Commons PUD. The instructions were given by the City of Carmel's
Urban Forester, Scott Brewer, in a meeting on the site with the Developer, Justin Moffett of
Uptown Partners, LLC on Friday, May 25,2007.
South Tree Preservation Area (area south of 7th Street NW beginning at 1st Ave NW
going west towards the Monon Trail):
1) Large Silver Maple (adjacent to home at 740 1st Ave NW): Remove vines and ivy
covering tree to assess for damage.
2) Small Magnolia (adjacent to home at 740 1st Ave NW): Trim back branches from
proposed sidewalk on south side of ih Street NW.
3) Large Norway Spruce (rear yard of home at 740 1st Ave NW): Trim lower branches up
to 25' to protect from any construction equipment.
------ 4) 2- Large-cherry Trees (adjacent to drive of LotHI'): Cufvinesand trim aeadTimos:--------------
Trim lower limbs that hang over lot #17 to protect from construction activities but don't
cut back all the way to trunk. Health may be compromised because of species and
injury. Once trimmed back let Certified Arborist assess damage and give direction on
further action.
5) Remove all grape vines and other heavy vines that are damaging trees.
West Tree Preservation Area (area adjacent to Monon RIW):
1) Cherry Tree (SW comer of property in front oflot #17): Tree has large stress fracture
and is permanently compromised. Needs to be removed for the health and safety of
residents and Monon users.
2) Large Sugar Maple (immediately to the north of Cherry Tree in item # 1): Trim lower
limbs of tree to avoid damage from construction activity.
3) Boxelder (immediately to the north of Sugar Maple in item #2): Cut back dead limbs to
"y" in branch but don't cut all the way back to trunk.
4) Cherry Tree (sits on property line immediately to the north of Boxelder in item #3):
Heavy vines damaging tree. Coordinate with Carmel Parks Dept. to determine if they
want to trim vines off of tree.
5) Ash Tree (adjacent to bam at 135 8th Street NW): Has large fracture. Have Certified
Arborist assess for treatment or removal.
6) Two groupings of small trees (immediately to the north ofbam at 135 8th Street NW):
Remove trees due to close proximity to root pruning area and condition of trees which
includes leaning at an acute angle, and roots growing on top of other roots.
7) Walnut Tree (adjacent to firewood pile at 135 8th Street NW): Remove due to close
proximity to root pruning area and leaning at acute angle towards future structures.
8) Walnut Tree (adjacent to lot #12): Trim lower limbs to avoid future structure.