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HomeMy WebLinkAboutPacket 07-15-08 .) City of Carmel CARMEL PLAN COMMISSION -MEMORANDUM- Date: To: From: July 3,2008 Plan Commission Members Adrienne Keeling Department of Community Services Rc: July 15th Plan Commission meeting - Docket No. 08060001 OA Enclosed is the information packet for the following item. If you have any questions, please give me a call at 571-24] 7. Docket No. 08060001 OA: Monon & Main PUD Amendment The applicant seeks approval to amend Ordinance Z-462-04 Manon & Main PUD Ordinance for the purpose of allowing non-residential uses on upper floors in the Primary Area. The site is located at the intersection of Main Street & yd A venue NW and is zoned PUD. Filed by the Department of Community Services, on behalf of the Carmel Plan Commission. July 1st PC Committee Discussion: At the July 151 Subdivision Committee meeting, the committee voted 3-0 to send the Ordinance Amendment back to Plan Commission with a favorable recommendation after some additional amendments were made to the Ordinance. These amendments include the elimination of 21 uses listed in Exhibit B (pg 17) and the addition of the requirement that all non-residentially used units in the Primary Area shall maintain the appearance and functionality of a two (2) car garage. These additional amendments are highlighted in yellow in the attached draft. June 17 PC Discussion: At the June 17 Plan Commission meeting, a couple of suggestions were raised by the Commission. The first suggestion was that garages, if converted, should maintain their appearance as a garage trom the outside. The second suggestion was to eliminate some of the "impractical" uses listed in Exhibit B (pg 17). Examples given included carnivals, golf course, and shooting gallery. Background: The Manon & Main PUD Ordinance was adopted in 2004, which set the framework for an attached residential townhome development, including the option for ground floor retail storefronts along Main Street in an area referred to as the Primary Area (pg. 19). More specifically, a list of Primary Area permitted uses was included in the PUD Ordinance (pg 17), which were limited Lo the first Door of any LivelWork Dwelling. Page I ONE CTVIC SQU.i\RE CARMEL, INDTANA 46032 317/571-2417 . ~ .~ Now that Manon & Main is well under construction and with most of the Primary Area units complete, there has been much interest in allowing Primary Area permitted uses to occur in garages and on upper floors. In fact, four units have successfully petitioned the BZA for variances to allow expansion into garages and/or upper floors. Three more petitions are pending and another is waiting to file pending the outcome of this proposal. Given the fact that so many variances have been granted, the City feels it is appropriate to amend the PUD Ordinance to allow this practice to continue without petitioning the Board. Four sections of the PUD Ordinance are affected by this proposal, they are: . 2.13 (B), Pg 5 Eliminates garage requirement for non residential units, however, exterior appearance and functionality of garage must remain (garage remains when used as residence) Fixes an incorrect reference (scriveners error) LiveIWork Dwelling, eliminates first floor limitation Eliminates 21 uses from the Schedule of Permitted Uses pertaining to the use and development of the Primary Area . 3.5, Pg 6 15.26, Pg 12 Exhibit B, Pg 17-18 . . 2008-0703; 08060001 OA; PC Memo:! Page 2 ONE CIVIC SQUARE CARMEL, INDIANA. 46032 317/571-2417 ... . ~ 1 I 2 3 4 AS AMENDED / / 2008 -- PURSUANT TO ORDINANCE Z- -08 5 ORDINANCE Z-462-04 6 8 MONON & MAIN PLANNED UNIT DEVELOPMENT DISTRICT 7 9 10 11 12 13 14 15 16 17 18 19 20 I DRAFT: July 3, 2008 .. r 1 Sponsor: Councilor Rattermann 2 3 ORDINANCE NO. Z-462-04 4 5 AN ORDINANCE OF THE COMMON COUNCIL OF THE 6 CITY OF CARMEL, INDIANA 7 ESTABLISHING THE 8 MONON & MAIN 9 PLANNED UNIT DEVELOPMENT DISTRICT 10 11 12 WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z-289 (the 13 "Carmel/Clay Zoning Ordinance"), provides for the establishment of a Planned Unit 14 Development District in accordance with the requirements of I.e. ~ 36-7-4-1500 et seq.; 15 16 WHEREAS, the Carmel/Clay Plan Commission (the "Commission") has given a 17 favorable recommendation to the ordinance set forth herein (the "Monon & Main Ordinance") 18 which establishes the Monon & Main Planned Unit Development District (the "District"). 19 20 NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of 21 Carmel, lndiana (the "Council"), that (i) pursuant to IC ~36-7-4-1500 el seq., it adopts this 22 Monon & Main Ordinance, as an amendment to the Carmel/Clay Zoning Ordinance and it shall 23 be in full force and effect from and after its passage, (ii) all prior commitments shall be null and 24 void and replaced and superseded by this Monon & Main Ordinance, and (iii) this Monon & 25 Main Ordinance shall be in full force and effect from and after its passage and signing by the 26 Mayor. 27 28 Section 1 Applicabilitv of Ordinance 29 30 1.1. The Official Zoning Map of the City of Carmel and Clay Township, a part of the 31 Carmel/Clay Zoning Ordinance, is hereby changed to designate the land described 32 in Exhibit "A" (the "Real Estate"), as a Planned Unit Development District to be 33 known as Manon & Main. 34 35 1.2. Development in the District shall be governed entirely by (i) the provisions of this 36 Monon & Main Ordinance and its exhibits, and (ii) those provisions of the 37 Carmel/Clay Zoning Ordinance specifically referenced in this Monon & Main 38 Ordinance. In the event of a conflict between this Manon & Main Ordinance and 39 the Carmel/Clay Zoning Ordinance or the Sign Ordinance, the provisions of this 40 Monon & Main Ordinance shall apply. 41 42 1.3. Any capitalized term not defined herein shall have the meaning as set forth in the 43 Carmel/Clay Zoning Ordinance in effect on the date of the enactment of this 44 Manon & Main Ordinance. 45 1 I 2 3 4 5 6 7 8 9 10 1 ] 12 13 14 Section 2 Permitted Uses and Development ReQuirements for Primarv Area. Main Street west of Range Line Road is a relatively intact example of street front retail. The emphasis is on encouraging new construction and renovations that conform to the desired character and prohibiting changes that do not conform to the existing character. The Primary Area will enhance the pedestrian commercial activity in the Old Town District. All new construction of and alterations and additions to buildings shall occur according to the following guidelines: 2.1. Use. The B3 Zoning Classification shall apply to the Primary Area and the permitted uses for the Primary Area are set forth in what is attached hereto and incorporated herein by reference as Exhibit "B" (hereafter "Permitted Primary Area Uses"). The Permitted Primary Area Uses shall be subject to the following: A. No drive-through or drive-up facilities are allowed for any use, including automoti ve, banking, or food sales. 15 16 Residential uses, including Attached Dwellings and LiveIWork Dwellings, shall be permitted. B. 17 2.2. Building mass. 18 19 20 A. New buildings and renovations shall follow the general massing of a "Main Street" commercial block, i.e., a rectangular building with a flat or slightly sloped roof, oriented perpendicular to the street. 21 Building Height shall not exceed forty five (45) feet in height. B. 22 23 24 The first Floor and all other Floors sha11 have a coordinated composition, which will usually be indicated by the alignment of upper floor windows and other features with openings and features of the first Floor. c. 25 26 27 28 29 30 3] 32 2.3. Materials. A. The first Floor and upper Floors may be composed of different materials. The Fa<;ade of the upper Floors on any building that faces a public street may be constructed of wood siding, Hardi-Plank, brick, stucco, or other mao;;onry units, and trimmed in stone, contrasting brick, wood, or pre-cast concrete. Any of the foregoing materials may be painted. 33 34 35 36 37 38 B. The first Floor of a new or renovated building shall incorporate architectural elements consistent with the theme of promoting first Floor storefronts and said storefront architectural clements may be inserted into a masonry, wood, stone or concrete panel frame which is coordinated with the upper Floor. Storefronts shall be a lightweight material including, but not limited to, aluminum, glass, wood, tile, and panelized composites. 39 40 The materials in the rear of the building sha11 be coordinated with the front Fa~ade, although they may be different. c. 2 I 2 3 4 5 6 7 8 D. On the front Fac;ade, at least fifty percent (50%) of the total area of the first Floor (up to the line of the second Floor) shall be transparent vision glass. E. Front and side Fac;ades of buildings located on comer lots shall be of the same materials and similarly detailed. F. Exterior walks, steps, ramps and paving shall be masonry or stone pavers, or poured or pre-cast concrete. 2.4. Architecture. 9 10 11 12 13 14 15 16 17 18 19 20 21 22 2.5. 23 24 25 A. Building Renderings. Attached hereto and incorporated herein by reference as Exhibit "C" are building renderings and elevations for the buildings to be constructed in the Primary Area (hereafter "Building Renderings for Primary Area"). B. Color Palate. Attached hereto and incorporated herein as Exhibit "K" is a color palate (hereafter "Color Palate") depicting the range of acceptable colors of the primary building materials for the buildings to be constructed in the Primary Area and Secondary Area. The final color schemes shall be approved by the Director pursuant to the Final Development Plan approval process. Windows. Doors. A. A separate entrance facing a public street shall be provided to the upper Floors of a building if the use differs from the one on the ground Floor. B. Each Floor shall have windows. 2.6. Roof. Roofs shall have a pitch of less than three to twelve (3: 12) and shall not be a substantiaJIy visible part of the building. 26 27 2.7. Alterations and Additions. Existing buildings may be substantially modified to conform to these guidelines, except for designated historic structures. 28 2.8. Details. 29 30 31 A. 32 33 34 B. Cornices and other details of existing buildings may not be removed, unless the building containing the Cornices and other details is completely removed in its entirety as part of the Development of the District. The Fac;ade should have a nat front, with relief provided by minor bays, windows and window trim, storefronts, recessed doors, and features such as special brick coursing, Pilasters and lintels. 3 1 2 3 2.9. 4 5 6 7 8 9 10 2.10. 11 12 ]3 14 15 16 17 18 19 20 21 22 2.] 1. 2.12. 23 24 25 26 27 28 29 30 31 32 33 c. Setbacks. A. B. All new buildings shall have an articulated Cornice at the top of the Fa~ade wall. Front Setback. The buildings shall be set back no more than eight (8) feet from the front property line to allow for entrances and/or patio areas. Side Setback. There are no minimum side setbacks; however, mid-block pedestrian access to rear parking shall be a minimum of six (6) feet wide. Entrances. A. The principal entrance to all retail areas shall face the public street. B. c. Additional entrances may face the side of the building. No rear entrances are allowed except for residential or office uses, emergency exits, employees, loading and trash removal. Storefronts. Storefronts may be internally illuminated with spots or other incandescent lighting, so as to display prominently and attractively the business or its products. Exterior lighting may be affixed to the building. Permanent Signs, Awnings and Murals. A. Maximum sign area: First Floor occupants shall be allowed a total of one and a half (1-112) square feet of sign for each linear foot of street frontage, except that no single sign may exceed thirty-two (32) square feet in area. B. Freestanding permanent signs are prohibited. c. Building signs shall fit within the horizontal and vertical elements of the building and may not obscure details of the building. D. Signs may be perpendicular or flat-mounted, including separately mounted letters. Perpendicular signs may not extend more than five (5) feet from the face of the building. E. No sign shall extend above the Cornice line of the building. F. Allowable signs may also be painted in graphics in storefront or upper Floor windows. Signs may also be imprinted on awnings. Signs may also be painted on the sides of buildings (see Subsection J J(j) below). All such signs will be included in the calculations for maximum sign area. 4 ~ 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 2.13. 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 G. Retractable or fixed fabric awnings are allowed, but these shall fit within the storefront glass area and may not obscure details of the building. Awnings may only be supported with building-mounted hardware. H. Individual tenants should strive for a unique graphic image, rather than .be required to confoffil to a single graphic style for the whole building. 1. Portable signs or displays of merchandise within the street right-of-way, sidewalk or the front setback of the building shall not be allowed. J. Graphics painted on the sides of buildings that are essentially commercial in character or describe activities in the adjacent building shall be considered "signs". Graphics painted on the sides of buildings are otherwise permitted but shall be reviewed for conformance with this regulation. Parking and Loading Requirements. A. Parking lots shall be located in the rear of the building only. B. Any Townhome or LivelWork Dwellin!! tocate<!iRihe:Pr~Are] which is used. in whole or in Dart. as a residence shall contain a minimum of a two (2) car garage. The exterior of non-,:Csidentiai unIts.tn the - .- _.~ Primarv Area shall have the aooearance of a two (2) car !!araQe bv maintainin!! ooerable !!aru!!e doors' .\By LiveAVork D'.velliag loeated iA a Primary :'.:rea shall eoaffiiR a miaimum of a two (2) car garage. Additional parking for the LivelWork Dwellings shall be provided for by inclusion of twenty four (24) on-street parking spaces, as is depicted on the Development Plan. c. On-street parking may be used to fulfill parking requirements. D. Parking requirements may be reduced if businesses with substantially different peak hour requirements agree to share parking. A petition shall be filed with the application indicating the terms of agreement of parties to a shared parking arrangement. E. While existing curb cuts may be maintained, no new curb cuts are allowed on Main Street, and no parking lots or loading areas may front on Main Street. F. Screened loading and trash areas shall be provided for all businesses at the rear of the building. 35 Section 3 Permitted Uses and Development Requirements for Secondary Area. This 36 Secondary Area will balance the pedestrian commercial activity in the Old Town District with 37 multi-family residences. All new construction, alterations and additions to buildings located in 38 the Secondary Area shall occur according to the following guidelines: 5 1 2 3 4 3.1. Use. Permitted Uses in the Secondary Area include: A. Multi-family residential uses, including Attached Dwellings 5 B. Accessory Uses, including Home Occupation 6 7 8 9 10 11 12 13 3.2. Maximum Building Height: The maximum Building Height shall be three (3) Floors. 3.3 Minimum Set Backs: The Minimum Set Back from the north, west and east perimeter boundary lines of the Secondary Area shall be five (5) feet. There shall be no Minimum Set Back from the south boundary line of the Secondary Area. 3.4 Architecture 14 15 16 17 18 A. Building rendering and elevations: Attached hereto and incorporated herein by reference as "Exhibit "D" are a rendering and elevations, depicting the building materials and architectural elements of the buildings which shall be constructed in the Secondary Area (hereafter "Building Renderings for Secondary Area"). 19 20 21 22 B. Community mail box stmctures: Attached hereto and incorporated herein by reference as Exhibit "E" is a rendering of the community mail box stmctures for the Secondary Area (hereafter "Secondary Area Community Mail Box Stmctures"). 23 24 25 3.5 Parking. Notwithstanding the proVISIons of Section 2.~D, each Townhome shall contain a minimum of a two (2) car garage. There shall be additional parking spaces provided on the site, as depicted on the Development Plan. 26 Section 4 Accessorv Buildin2.s. All Accessory Structures and Accessory Uses shall be 27 permitted except that any detached accessory building shown in any Development Plan shall 28 have on all sides the same architectural features or shall be architecturally compatible with the 29 principal building(s) with which it is associated. 30 Section 5 Communications EQuipment. Cell towers shall not be permitted in the District. 31 Home satellite dishes shall be permitted in the District. 32 Section 6 Plattin2.. The platting of the Real Estate into smaller tracts shall be permitted, so 33 long as the proposed plat complies with the requirements set forth herein, and the creation of a 34 new property line within the Real Estate shall not impose or establish new development 35 standards beyond those specified herein for the entirety of the Real Estate. However, the 36 Development of any parcel shall conform to all Preliminary Development Plans and Final 37 Development Plans which are approved or amended per the terms of Section 13 below, and all 38 other applicable requirements contained in this Manon and Main Planned Unit Development 39 District Ordinance. 6 I Section 7 Landscapim!:. Landscaping shall be required in accordance with the Landscape 2 Plan for the Primary Area and Secondary Area. All areas of the site not to be covered by 3 buildings, hardscape materials or other improvements as shown on the Development Plan shall 4 be planted with trees, shrubs, hedges, ground covers, and/or grasses, unless such area consists. of 5 attractive vegetation to be retained, as depicted on the Landscape Plan for the Primary Area and 6 Secondary Area, which is attached hereto and incorporated herein by reference as Exhibit "F'. 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 7.1 Planting Standards. Landscaping shall be integrated with other functional and ornamental site design elements, where appropriate, such as hardscape materials, paths, sidewalks, or any water features; and planted at a ratio of six (6) shrubs per unit and (1) one tree per unit. Deciduous trees planted to satisfy the landscaping requirements of this Ordinance shall have at least a two and one-half (2-112) inch caliper and seven (7) feet in height at the time of planting unless otherwise specified herein or otherwise indicated on the Landscape Plan. Evergreen trees shall be a minimum of six (6) feet in height at the time of planting. Shrubs shall be two (2) feet in height at the time of planting. All trees, shrubs and ground covers shall be planted according to accepted horticultural standards. 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. Plantings should be designed with repetition, structured patterns, and complementary textures and colors, and should reinforce the overall character of the area. 22 23 24 25 26 27 7.2 Maintenance. It shall be the responsibility of the owners and their agents to insure proper maintenance of project landscaping approved in accordance with this Monon & Main 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. 28 29 30 31 32 33 34 35 36 37 7.3 Tree Conservation. Because the Developer intends to preserve the established trees located along the North and West perimeters of the Real Estate, those areas located along the North and West perimeters of the Real Estate are designated as "Tree Conservation Areas" pursuant to the Landscape Plan. The Developer shall implement reasonable efforts in an attempt to preserve those established trees, including efforts such as fencing, trimming and/or other acceptable horticultural practices and measures designed to preserve said trees. While the Developer shall implement reasonable efforts to preserve said trees, said trees may be removed by the Developer pursuant to the Developer's reasonable discretion and Developer may also remove said trees under any of the following circumstances: 38 39 40 41 42 43 1. As is necessary to clear underbrush and dead trees; 2. As is necessary for the installation of access easements, rights-of-way, streets, paths, sidewalks, and utilities and drainage improvements and infrastructure; and 7 1 3. As necessary for public health and safety. 2 3 7.4 Landscape Plans. Landscaping for the District shall be in accordance to: (i) the 4 Landscape Plan for the Primary Area and Secondary Area, which is attached hereto 5 and incorporated herein by reference as Exhibit "F'. 6 7 Section 8 Lil!htinl! 8 9 8.1. Front lighting for Primary Area and Secondary Area Buildings. Each building shall 10 have one (1) light fixture mounted to the front of the unit above or near the side of 11 the primary residential entryway. The light shall be as depicted on Exhibit uG-l." 12 8.2 Rear lighting for Primary Area and Secondary Area Buildin~s: Each Townhome 13 shall have one (1) exterior grade light fixture mounted above the overhead garage 14 door. The lights shall be as depicted on Exhibit "G-2". Each Townhome shall have 15 one (1) exterior grade light fixture mounted on the rear of the unit designed to 16 provide light to the terrace area. 17 8.3 Site Lighting: The site shall include small pole mounted lighting in locations as 18 depicted on what is attached hereto and incorporated herein by reference as Exhibit 19 "G-3". The light shall be as depicted on Exhibit uG-4". 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 Section 9 Proiect Marketinl! Sil!ns. Marketing Signs for the sale of Townhome units shall be allowed in designated areas as depicted on the Site Plan Marketing Sign Locations, which is attached hereto and incorporated herein by reference as Exhibit "H-l". While Marketing Signs may be moved in conjunction with project phasing, no more than three (3) locations may be utilized at any given time. Marketing Signs shall be substantially similar to that as depicted on what is attached hereto and incorporated herein by reference as Exhibit "H-2". Section 10 Ri2ht of Way Dedication and Roadwav Improvement Statement. Section 10.1 Main Street: Within the project area as depicted on the Conceptual Plan in Exhibit "I", thirty-five feet (35') half-right-of-way will be dedicated to the City; since buildings are located on the right-of-way line, the Developer shall install front improvements within the right-of-way subject to this Monon & Main PUD Ordinance; such improvements will include sidewalks as depicted on the Conceptual Plan in Exhibit "I". Section 10.2 3rd Avenue Northwest: Within the project area as depicted on the Conceptual Plan in Exhibit "r', the right-of-way will include the planned on-street parking spaces and street improvements, which will include on-street parking and curb. Section 10.3 I ~t Street Northwest: Within the project area as depicted on the Conceptual Plan in Exhibit "I", improvements will occur within the existing right-of-way and will include on-street parking, curb and driveways as shown. Section 11 Mechanical Equipment. Any mechanical equipment visible from an adjoining 8 1 2 3 4 5 6 7 8 9 10 11 ]2 13 ]4 15 ]6 17 ]8 19 20 21 22 23 24 25 26 27 28 29 30 3] 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 public street shall be screened with suitable landscaping or fencing in general architectural compatibility with the building(s) with which it is a'isociated. Section 12 Homeowners Association and Declaration of Covenants. The Developer s~all 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 of Covenants will also provide for the establishment of a Homeowners Association in which membership shall be mandatory. Section 13 Approval Process: ] 3.1 Approval of the Development Plan. A. Exhibit "I", which is attached hereto and incorporated herein by reference, shall serve as the Conceptual Plan (the "CP"). The CP was assigned Docket No. 04070036 ADLS/DP and the CP has been reviewed and approved by the Plan Commission. The CP constitutes the Development Plan and primary plat for the Real Estate. The architecture, design, lighting and landscaping for the Real Estate and the improvements thereon, considered in connection with the Manon & Main Ordinance, do not require any further (i) ADLS approval or (ii) Development Plan/primary plat approval other than Final Development Plan approval per the procedure 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 Final Development Plans/Secondary Plats (collectively, the "FDP") for the District; provided, however, that the Director shall not unreasonably withhold or delay the Director's approval of the FDP that is in substantial conformance with the CP and is in conformance with the Development Requirements and Development Standards of this Monon & Main Ordinance. If the Director disapproves any FDP, the Director shall set forth in writing the basis for the disapproval and schedule the request for approval of the FDP for a hearing before the full Plan Commission. C. An amendment to the FOP, which is not determined by the Director to be a Substantial Alternation or Material Alteration from the approved CP, may be reviewed and approved solely by the Director. However, in the event the Director determines that there has been a Substantial Alteration or Material Alteration between the approved CP and any proposed FDP, 9 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 L9 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 the Director may, at the Director's discretion, refer the amended FDP to the Commission, or a Committee thereof, for review and approval by the Commission and/or a Committee thereof. D. The FDP shall be a specific plan for the development of all or a portion of the Real Estate that is submitted for approval to the Director, which shall include reasonable detail regarding the facility and structures to be constructed, as well as drainage, erosion control, utilities, and building information. Section 14 Rules of Construction: 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 15 Definitions 1. Accessorv Suucture. A structure subordinate to a building or use located on the Real Estate which is not used for permanent human occupancy. 2. 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. 3. Attached Dwelling. A Dwelling, including but not limited to, a Townhouse, duplex, triplex, or quadriplex dwellings, developed side by side for sale as condominiums or townhomes pursuant to a horizontal property regime, or as fee simple dwellings where land is sold with the dwelling. 4. Building Height. The vertical distance from the highest grade relative to the Street frontage to the cornice line or to the roof edge line. The vertical distance from the cornice line or the roof edge to the parapet of roof ridge (including gables), and the height of towers, steeples, cupolas and other architectural roof embellishments are not included in calculating building height. 5. City. The City of Carmel, Indiana. 6. Commission. The Carmel/Clay Plan Commission. 10 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ]6 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 7. Cornice. The top part of an entablature, usually molded and projecting. 8. Council. The City Council of the City of Carmel, Indiana. 9. County. Hamilton County, Indiana. 10. 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 timc to time, be amended. 11. Plan, Conceptual. 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. The Conceptual Plan is attached hereto and incorporated herein by reference as Exhibit "1". 12. Development Plan, Final. 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 and building information for the site. 13. Development Requirements. Development standards and any requirements specified in this Manon & Main Ordinance which must be satisfied in connection with the approval of a Final Development Plan. 14. Developer. A person engaged in development of one or more phases of the Development. 15. Develooment. The Real Estate constituting the District as it may be developed and improved in accordance with this Ordinance and the Development Requirements contained herein. 16. Development Plan. Also referred to as the Conceptual Plan, which is the plan for the development of the District approved by the Commission, a copy of which is attached hereto as Exhibit "I", as the same may be modified from time to time pursuant to Section 13. Also referred to as Preliminary Development Plan. 17. 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. 18. District. Approximately 4.45 acres of land described in Exhibit "A" attached hereto and incorporated herein. 11 1 2 3 4 5 6 19. Dwelling. A room or combination of rooms which may be designed for year-round habitation, containing a bathroom and kitchen facilities, which may be designed for and/or used as a permanent residence by at least one person. See also "Attached Dwelling" and "LivelWork Dwelling." 20. Facade. A building face or wall. 7 21. Floor. See definition of Story. 8 9 22. Material Alteration: Any change to an approved plan of any type that involves the substitution of one material, species, element, etc. for another. 10 11 12 23. 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. 13 14 24. Landscape Plan. The general design for landscaping in the District depicted on the Development Plan or on a plan or drawing submitted to the Department. 15 16 25. Landscaping. Trees, shrubs, hedges, flowers ground covers grasses, other plant materials and associated structures and improvements. 17 18 19 20 26. LivelWork Dwelling. A type of Attached Dwelling in which the uses permitted in the Primary Area are permitted in the LivelWork Dwelling pursuant to Section 2 of this Ordinance. The first floor, oBly, of any LivelWork D'.velli8g may be l:1tilized for the 808 reside8tia11:lscs purS1:l8:8t to Section 2 of this Ordinance, 21 22 23 27. Marketing Sign. A temporary sign which advertises the sale, rental or development of the premises upon which it is located. 24 25 28. Mixed Use. The combination of both commercial and residential uses within a single building of two or more stories. 26 27 29. Modification. A change to the Development Requirements approved pursuant to Section 13. 28 29 30 31 32 33 34 35 36 37 38 30. Open Space. A land surface within the Development intended to enhance the use and enjoyment of residents of the Development, where designated, the community at large. Gra<;s and landscaped areas, hardscape materials, paths and sidewalks may be included in the required area calculations. 31. Owners' Association. An Indiana nonprofit corporation established for the promotion of the health, safety and welfare of the residents of Manon & Main, and to manage, maintain, and repair the common areas within the Real Estate and any improvements located thereon. 32. Pilaster. A column partially embedded in a wall. 12 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 33. Primary Area. That part of the District more palticularly delineated in green on the Primary Area and Secondary Area Map attached hereto and incorporated herein as Exhibit "J". The line delineating the Primary Area boundaries may be adjusted .by ten (10) feet to the north or south. 34. Real Estate. The Real Estate shall mean and refer to all of the Real Estate described in Exhibit "A". 35. Right-of-Way: An area of land permanently dedicated to provide light, air and access. 36. Secondary Area. That part of the District more particularly delineated in yellow and located north of the Primary Area as more particularly delineated on the Primary Area and Secondary Area Map attached hereto and incorporated herein as Exhibit "J". The line delineating the Secondary Area boundaries may be adjusted by ten (10) feet to the north or south. 37. Set Back: The least measured distance between a building or structure, excluding, however, porches, patios, and the perimeter boundary of the Real Estate. For purposes of determining Set Back, the perimeter boundary of the Real Estate (i) shall always mean and refer to the outside perimeter boundary line of the Real Estate ,md (ii) shall not be changed or reduced by reason of the platting or subdivision of the Real Estate into smaller parcels. 38. Sign: Any type of sign as further defined and regulated by this Ordinance and the Sign Ordinance for Carmel-Clay Township, Ordinance Z- I 96, as amended. 39. Story and/or Stories. A habitable level and/or levels within a building no more than 16 feet in height from floor to ceiling. A basement, although wholly or partially habitable, is not a story unless more than fifty percent (50%) of the basement elevation is above grade at the build-to line. 40. Street. The paved areas located in the District designed for vehicular traffic and labeled on the Development Plan as a street with a corresponding name. 41. Substantial Alteration: Any change to an approved plan of any type that involves the revision of ten percent (10%) or more of the plan's total area, total square footage of all buildings, or approved materials. 42. Townhome: A Dwelling of two (2) or more Dwellings arranged side by side, separated by common walls between living areas, each having more than one story. 43. Townhome Building: A stlUcture containing Townhomes. 44. Trim: Soffits, architraves, wood reveals, and casement around doors and windows. 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 '", Section 16 Violations 16.1 All violations of this Monon & Main Ordinance shall be subject to Section 34.0 of the Carmel/Clay Zoning Ordinance. PASSED by the Common Council of the City of Carmel, Indiana this _ day of , 2004, by a vote of ayes and nays. COMMON COUNCIL FOR THE CITY OF CARMEL Presiding Officer Kevin Kirby Ronald E. Carter, President Pro Tempore Brian D. Mayo Fredrick J. Glaser Mark Rattermann Joseph C. Griffiths Richard L. Sharp ATTEST: Diana L. Cordray, TAMC, Clerk Treasurer Presented by me to the Mayor of the City of Carmel, Indiana the _ day of ,2004, at o'clock _.M. Diana L. Cordray, IAMC, Clerk Treasurer 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 ~~ Approved by me, Mayor of the City of Carmel, Indiana, this , 2004, at o'clock _.M. J ames Brainard, Mayor A TIEST: Diana L. Cordray, IAMC, Clerk Treasurer This Instrument prepared by: David E. Leazenby, Buckin*ham Companies 333 N. Pennsylvania St., lOt 1 Floor Indianapolis, IN 46204 This Instrument reviewed by: Charles D. Frankenberger & James E. Shinaver NELSON & FRANKENBERGER 3021 Easl 98th Street, Suite 220 Indianapolis, IN 46280 R\Janel\Eden\Council Draft I Ordinance I I 1504.doc 15 day of 1 EXHIBIT "A" 2 3 Lel!:al Description 4 5 DESCRIPTION OF REAL ESTATE OF FREDERICK P. HINSHAW 6 AND NANCY B. HINSHAW 7 8 9 TRACT 1 10 11 A part of the East Half of the Northeast Quarter of Section 25, Township 18 North, Range 3 12 East, described as follows: Beginning 69 rods 4 feet 6 inches West of the Southeast corner of 13 said Quarter section, nm thence North 18 rods 7 feet, thence West 10 rods, thence South 18 rods 14 7 feet, thence East 10 rods to the place of beginning, the same being located in the Town of 15 Carmel, Hamilton County, Indiana, containing] .15 acres, more or less. ]6 17 Subject to the right of way for Main Street (131 SI Street). ]8 19 Subject to all legal easements and rights of way. 20 21 TRACT 2 22 23 Part of the East Half of the Northeast Quarter of Section Twenty-Five (25), Township Eighteen 24 (18) North, Range Three (3) East, described as follows: Begin 51 rods and 14 feet West of the 25 Southeast comer of said Quarter Section and run North 18 rods and 7 feet, thence West 15 rods 26 and 10 feet, thence South 18 rods and 7 feet, thence East 15 rods and 10 feet to the place of 27 beginning, in Hamilton County, Indiana, containing 1.80 acres, more or less. 28 29 Subject to the right of way for Main Street (131 sl Street) 30 31 Subject to a111cgal easements and rights of way. 32 33 TRACT 3 34 35 A part of the Southwest Quarter of the Northeast Quarter of Section 25, Township 18 North, 36 Range 3 East in Hamilton County, Indiana, more particularly described as follows: Begin at the 37 Southeast comer of the Southwest Quarter of the Northeast Quarter of said Section 25, and run 38 thence North on the East line of said Quarter Quarter Section 307 feet; thence West parallel with 39 the South line of said Quarter Section 212.83 feet; thence South parallel with said East line, 307 40 feet to the South line of said Quarter Section; thence East on said South line 212.83 feet to the 41 place of beginning, containing ] .50 acres, more or less. 42 43 Subject to the right of way for Main Street (131 St Street) 44 45 Subject to alllegaJ easements and rights of way. ]6 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 EXHIBIT "B" The following is a Schedule of Permitted Uses pertaining to the use and development of the Primary Area: RESIDENTIAL Multiple Family Dwelling Home Occupation Boarding or Lodging House Nursing/Retirement/Convalescent Facility LivelWork Unit OFFICE Clinical or Medical Health Center Research Laboratory/Facility General Offices Professional Offices INSTITUTIONAL ChurchffemplelPlace of Worship Hospital Library Post Office Public Service Facility EDUCATIONAL School, Trade or Business College or University Day NurserylDay Care Kindergarten/Preschool RETAIL & SERVICE General Retail Sales General Service hutomobiie Service Station I ~A.utomoDilerrruelc Repair (indoor) I - PIT CleaniBg Establi~L(v!/ Q.n_~it~_p"l~.!lt) Dry Cleaning Establishment (w/out on-site plant) Equipment Sales/Repair (indoor) Financial Institution ATM - , Funeral Home/Mortuary.'Crematory~ ;Recreatio.!!~ Vel!!fl~!J.1obi~ l-!ome SaJe~ Roadside Sales Stand Self-Service Laundry Veterinary Hospital w/out commercial kennel Wholesale Sales 17 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 L6 17 L8 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 CULTURAUENTERTAINMENT Art Gallery Art & Music Center Carnivals, Fllirs, Cinmses, ete! .... - - --' - ..-- -. -- - - Hotel Hotel (full service) Indoor Theater Catering Establishment Restaurant, w/out drive-thm food sales Meeting or Party Hall :ra'/er~ng!J.t ChID INDUSTRIAL - 1 Storage and/or Sale of Petroleum Pfoduct~ Printing/Publishing Establishment AGRICULTURAL USES . PI8:flt Nl:lfSery General Agriculture RECREA TlONAL Commercial Recreational Facility, Indoor Coffimercia.iRecn~atioAa-l Facility: OutdOor Country Club' Qolf Coafse Private Club Of Lodge Private Recreational Facility Park, Public Sh2o..ill!gQill~ry MI8CEILAz,J.VEOU8 Artificial Lake or p'Qmr (no-n platted) Cemetery Commercial Pa:rJill!g..b.2! TRANSPORTA TlON & COMMUNICATTON Collocated Antenna Radio and/or Television Studio Radiorrelevision Transmission Antenna Radiorrele'lision Transmission Tower Tower Motor Bus or Railroad Passenger Station 18 ...