HomeMy WebLinkAboutpark place pud ORD AMEND as amended 8-5-08 text only1 Version 2, 08/06/08
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3 SPONSOR: Councilor Rider
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12 ORDINANCE NO. Z-5##-08
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16 PARK PLACE
17 PLANNED UNIT DEVELOPMENT
18 DISTRICT
19 (amending Z-500-06)
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2 Version 2, 08/06/08
1 SPONSOR: Councilor Sharp
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3 ORDINANCE Z-5##-08
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5 AN ORDINANCE OF THE COMMON COUNCIL OF THE
6 CITY OF CARMEL, INDIANA ESTABLISHING THE PARK PLACE
7 PLANNED UNIT DEVELOPMENT DISTRICT (amending Z-500-06)
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10 WHEREAS, Section 31.6.4 of the Carmel Zoning Ordinance Z-289 (the “Carmel Zoning
11 Ordinance”), provides for the establishment of a Planned Unit Development District in
12 accordance with the requirements of I.C. § 36-7-4-1500 et seq.;
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14 WHEREAS, the Carmel Plan Commission (the “Commission”) has given a favorable
15 recommendation to the ordinance set forth herein (the “Park Place Amendatory Ordinance”)
16 which makes amendments to the Planned Unit Development District Ordinance, previously
17 adopted, that is referred to as the “Park Place Ordinance.”
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19 NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
20 Carmel, Indiana (the “Council”), that pursuant to IC §36-7-4-1500 et seq., it adopts this Park
21 Place Amendatory Ordinance, as an amendment to the Park Place Ordinance, and it shall be in
22 full force and effect from and after its passage.
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24 Section 1 Applicability of Ordinance
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26 1.1 Zoning Map The Official Zoning Map of the City of Carmel and Clay
27 Township, a part of the Carmel/Clay Zoning Ordinance, is hereby changed to
28 designate the 3 parcels of land described in Exhibit “A” and Exhibit “A1” (the
29 “Real Estate”), as a Planned Unit Development District to be known as Park
30 Place.
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32 1.2 Development Development in the District shall be governed entirely by (i) the
33 provisions of this Park Place Ordinance and its exhibits, and (ii) those provisions
34 of the Carmel/Clay Zoning Ordinance specifically referenced in this Park Place
35 Ordinance. In the event of a conflict between this Park Place Ordinance and the
36 Carmel/Clay Zoning Ordinance or the Sign Ordinance, the provisions of this Park
37 Place Ordinance shall apply.
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39 1.3 Capitalized Terms Any capitalized term not defined herein shall have the
40 meaning as set forth in the Carmel/Clay Zoning Ordinance in effect on the date of
41 the enactment of this Park Place Ordinance.
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43 Section 2 Permitted Primary Uses.
44 2.1 Parcel 1. The Park Place Ordinance is intended to permit a full service lifecare
45 retirement community that shall provide independent retirement living, assisted living,
46 and nursing care. Permitted uses shall include, “Nursing/Retirement/Convalescent
47 Facility”, “Assisted Living Facility”, “Clinic or Medical Health Center”, and “Hospice”
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1 as the same are defined in the Carmel/Clay Zoning Ordinance. However, in connection
2 with the foregoing uses, full time-twenty four (24) hour medical staff and medical
3 facilities shall be permitted to provide full diagnosis, treatment, and therapy of all
4 medical and health care issues, as well as on-site restaurant facilities to serve the
5 residents and their guests.
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7 2.2 Parcel 2. Transformer uses.
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9 2.3 Parcel 3. In addition to the uses on parcel one, the following uses shall be
10 permitted from the Carmel/Clay Zoning Ordinance, Appendix A: Schedule of
11 Uses :
12 a. Office Uses: Clinic or Medial Health Center, Research Laboratory/Facility,
13 General Offices, and Professional Office
14 b. Institutional Uses: Public Service Facility.
15 c. Educational Uses: School, Trade or Business.
16 d. Retail & Service Uses: General Retail Sales, Lumber, Building Materials Sales
17 (enclosed), General Service, Equipment Sales/Repair (indoor), Financial
18 Institution, Automated Teller Machine (ATM), Funeral Home/Mortuary/
19 Crematory, Veterinary Hospital without commercial kennel, Wholesale Sales
20 (enclosed).
21 e. Cultural/Entertainment Uses: Art Gallery, Art & Music Center (enclosed),
22 Catering Establishment, Restaurant without drive-thru food sales, Meeting or
23 Party Hall, Museum.
24 f. Industrial Uses: Light Industrial, Storage and/or Warehousing (indoor), Light
25 Manufacturing, Printing/Publishing Establishment, Storage/Distribution Facility,
26 Wholesaling Facility.
27 g. Agricultural Uses: Commercial Greenhouse.
28 h. Recreational Uses: Indoor Commercial Recreational Facility, Public Park.
29 i. Miscellaneous: Artificial Lake or Pond, non-platted (Special Use).
30 j. Temporary Uses: Construction Facility.
31 k. Transportation & Communication Uses: Collocated Antenna, Radio/Television
32 Antenna (Special Use), Wireless Telecommunications Antenna, Private Parking
33 Area (Accessory).
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1 Section 3 Accessory Buildings and Uses.
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3 All Accessory Structures and Accessory Uses shall be permitted except that any detached
4 accessory building shown on any development plan shall have on all sides the same
5 architectural features or shall be architecturally compatible with the principal building(s)
6 with which it is associated. A temporary on-site sales office and/or sales trailer shall be
7 permitted.
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9 Section 4 Communication Equipment.
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11 Cell towers shall not be permitted. Personal satellite dishes to provide service to the
12 residents shall be permitted, so long as they do not exceed twenty four (24) inches in
13 diameter.
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15 Section 5 Height, Area and Development Requirements
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17 5.1 Parcel 1 Height and Area Requirements
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19 5.1(a) The maximum Building Height shall be fifty-five (55) feet.
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21 5.1(b) The minimum front yard Set Back shall be sixty (60) feet from the
22 perimeter boundary line of the Real Estate contiguous with Guilford Road.
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24 5.1(c) The minimum side yard Set Back adjacent to the northern and eastern
25 property line of the Real Estate shall be seventy five (75) feet and the minimum
26 side yard Set Back adjacent to the southern property line of the Real Estate shall
27 be fifty (50) feet.
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29 5.1(d) The maximum Parcel Coverage shall be twenty-five percent (25%).
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31 5.1(e) There shall be a maximum of one hundred ninety five (195) independent
32 residential living units, twenty (20) assisting living units, and twenty-eight
33 (28) nursing care units.
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35 5.2 Parcel 2 Height and Area Requirements
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37 5.2(a) The maximum Building Height shall be twenty-five (25) feet.
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39 5.2(b) The minimum front yard Set Back shall be sixty (60) feet from the
40 perimeter boundary line of the Real Estate contiguous with Guilford Road.
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42 5.2(c) The minimum side yard Set Back adjacent to the northern, eastern, and
43 southern property line of the Real Estate shall be twenty (20) feet.
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45 5.2(d) The maximum Parcel Coverage shall be twenty-five percent (25%).
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48 5.3 Parcel 3 Height and Area Requirements
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2 5.3(a) The maximum Building Height shall be twenty-five (25) feet.
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4 5.3(b) The front yard Set Back shall be a minimum of 10 (ten) feet and a
5 maximum of 20 (twenty) feet from the perimeter boundary line of the Real
Estate contiguous with Guilford Road and/or 116
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6 Street.
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8 5.3(c) The minimum side yard Set Back adjacent to the northern and eastern
9 property line of the Real Estate shall be ten (10) feet.
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11 5.3(d) The maximum Parcel Coverage shall be seventy percent (70%).
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13 5.4 Conceptual building rendering and elevations for Parcel 1. Attached hereto and
14 incorporated herein by reference as Exhibit “C” are conceptual building images of
15 the proposed building that may be constructed upon the Real Estate. The building
16 to be constructed upon the Real Estate shall consist of primary building materials,
17 including but not limited to, Masonry, brick, cast stone, stone, stucco, or fiber
18 cement board, or the equivalent thereof. Any fiber-cement board that is installed
19 shall be installed by a certified installer. Secondary building materials shall
20 include, but not be limited to, wood, simulated wood, cement plaster, or the
21 equivalents thereof. The main roof shapes shall have a minimum slope of twelve
22 (12) horizontal to six (6) vertical. The final development of the building depicted
23 on Exhibit “C” shall be subject to further ADLS review and approval.
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26 Section 6 Parking Requirements
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28 6.1 Parking Requirements.
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30 6.1(a) Each independent residential living unit shall have one and four-tenths
31 (1.4) covered garage spaces or on-grade parking stalls on site.
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33 6.1(b) Each assisted living unit shall have one (1) on-site parking space per unit
34 and every four (4) nursing beds shall have one (1) on-site parking stall.
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36 6.1 (c) In addition to the above parking spaces, there shall also be a minimum of
37 seventy five (75) additional on site parking spaces for visitors and staff to
38 serve the site.
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40 6.1(d) There shall be a minimum of eight (8) handicapped parking spaces to
41 serve Parcel 1. Parking for Parcels 2 and 3 shall comply with all state
42 and federal guidelines pertaining to accessibility.
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44 6.1(e) Parcels 2 and 3: shall comply with Section 27.08 of the Carmel/Clay
45 Zoning Ordinance.
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47 6.2 Bicycle Racks.
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1 6.2 (a) Parcel 1: A minimum of two (2) and a maximum of four (4) bicycle
2 racks shall be located around the building perimeter and each
3 individual bicycle rack shall accommodate between four (4) to six (6)
4 individual bicycles. Said bicycle racks shall conform to the design
5 standards and requirements regarding the same in the Zoning
6 Ordinance.
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8 6.2 (b) Parcels 2 and 3: Section 27.06: Bicycle Parking of the Carmel/Clay
9 Zoning Ordinance applies.
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11 Section 7 Landscaping Requirements
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13 The landscaping in the PUD District shall be designed to compliment the architecture of
14 the residential and commercial buildings. Street trees, streetscape plantings, and buffer
15 areas shall be used to bring natural elements to the design pattern, in consultation with the
16 Carmel Urban Forester.
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18 7.1 General Landscaping Standards. Landscaping shall be integrated with
19 other functional and ornamental site design elements, where appropriate, such as
20 hardscape materials, paths, sidewalks, fencing, or any water features.
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22 Plantings along buildings and streets should be designed with repetition,
23 structured patterns, and complementary textures and colors, and should reinforce
24 the overall character of the area. Alternative or pervious paving material may be
25 considered, or alternative planting media shall be considered, for the urban areas
26 where planting space is limited by restrictions such as buildings, asphalt or
27 concrete paving, parking lots, etc.
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29 All trees, shrubs and ground covers shall be planted according to American
30 Standard for Nursery Stock (ANSI Z60.1), and following the standards and best
31 management practices (BMPs) published by the City’s Department of Community
32 Services Urban Forestry Section. Landscaping materials shall be appropriate to
33 local growing and climatic conditions. Plant suitability, maintenance and
34 compatibility with site construction features are critical factors that should be
35 considered.
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37 Shade trees shall be at least 2.5” in caliper diameter when planted. Ornamental
38 trees shall be at least 1.5” caliper diameter when planted. Evergreen trees shall be
39 6’in height when planted. Shrubs shall be at least 18” in height when planted.
40 Ornamental grasses shall obtain a mature height of at least 3’.
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42 The Developer shall conserve existing established trees identified on the
43 Conceptual Landscape Plan and Tree Preservation Plan, which is attached hereto
44 and incorporated herein by reference as Exhibit “D”; however, said trees may be
45 removed under any of the following circumstances:
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47 • As is necessary to clear dead trees;
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1 • As is necessary for the installation of access easements, rights-of-way,
2 streets, paths, sidewalks, utilities and drainage improvements,
3 infrastructure; and
4 • As necessary for public health and safety as determined in cooperation
5 with the Urban Forester.
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7 Existing vegetation may be used to achieve project landscaping requirements if
8 (a) the vegetation located on subject parcel is of suitable quality and health, and
9 (b) the vegetation is proposed to be preserved using accepted best management
10 practices for tree protection during construction.
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12 7.2 Maintenance
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14 It shall be the responsibility of the owners and their agents to insure proper
15 maintenance of project landscaping in accordance with the Park Place Ordinance
16 and best management practice standards. This is to include, but is not limited to,
17 watering, mowing, tree trimming, planting, maintenance contracting, irrigation
18 and mulching of planting areas, replacing dead, diseased, or overgrown plantings
19 with identical varieties or a suitable substitute, and keeping the area free of refuse,
20 debris, rank vegetation and weeds.
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22 7.3 Building Base Landscaping Standards
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24 Building base landscaping shall be provided at the base of all building elevations
25 that do not directly abut planted hardscapes to soften the architectural lines of
26 buildings, frame the primary views to buildings and public spaces, and blend
27 architectural designs with the landscape. Building landscaping shall be designed
28 to appropriately complement a building’s use, setback, height, and architectural
29 features. Window boxes for flowers and planters on front stoops and sidewalks
30 are encouraged in areas where landscaping cannot be installed at the base of a
31 building due to the building’s proximity to a sidewalk, path, street, right-of-way
32 or easement. Building base landscaping may help fulfill bufferyard requirements
33 where applicable..
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35 Primary area building base landscaping shall contain a minimum of 2 shade trees,
36 1 ornamental tree, and 9 shrubs per 100 linear feet of building perimeter. Shrubs,
37 ornamental grasses, or other alternate landscaping techniques may be used to
38 fulfill the building base landscaping requirements if approved by the Department.
39 If building base landscaping cannot be installed due to a building’s proximity to a
40 sidewalk, path, street, right-of-way, or easement then landscaping may be
41 installed elsewhere on the site to fulfill the building base landscaping
42 requirements. Appropriate alternate locations include, but are not limited to:
43 interior courtyards, sidewalks (as additional street trees), parking lots, alleys, etc.
44 In addition, where facades abut the public right-of-way and/or sidewalks span the
45 entire frontage, planting islands may be created within the right-of-way and street
46 trees can help fulfill this requirement.
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1 Deciduous trees should be planted in locations to the south and west of building to
2 allow for shade in summer months and greater sun exposure in the winter months.
3 Evergreen trees should be used as windbreaks to buffer northwest winds.
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5 7.4 Street Trees.
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7 Medium or large growing shade trees shall be planted adjacent to the street right-
8 of-way, parallel to each street, in planting clusters. As per City Standards, there
9 will be a minimum of 25 street trees planted along the Guilford Road frontage. In
10 areas of high pedestrian and commercial activity, tree wells shall be covered with
11 decorative grates or pavers in order to maximize uninterrupted pedestrian
12 pathways. Where ample passage area is provided, tree planting areas shall be
13 treated as planting beds to soften the hardscape.
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15 As per City standards, no street trees shall be planted in conflict with drainage or
16 utility easements or structures, underground detention (unless so designed for that
17 purpose), or within traffic vision safety clearances. However, where the logical
18 location of proposed utilities would compromise the desired effect, the Developer
19 may solicit the aid of the Urban Forester in mediating cost-effective solutions.
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21 Street tree species shall be selected from the City’s published list of recommended
22 street trees. Street trees shall be pruned to a height of eight (8) feet minimum over
23 sidewalks and twelve (12) feet minimum over streets, to allow free passage.
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25 7.5 Perimeter Planting and Bufferyard Requirements
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27 Perimeter landscaping along the property lines shall be provided in the form of
28 either (a) landscaping per the requirements of the conceptual landscape plan for
29 Park Place CCRC or (b) street trees for portions of the perimeter which abut other
30 existing public right-of-way or where a public right-of-way is created via a
31 proposed road, or (c) existing landscaping which meets the health and quality
32 requirements found in Carmel Clay Land Use Regulations Section 26.04. Any
33 street trees used to meet perimeter landscape requirements shall meet all other
34 standards provided in this Section 7.4.
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36 Bufferyards shall be planted at the time of construction of the buildings. Trees
37 shall be planted at intervals no less than twenty (20) feet, nor more than thirty (30)
38 feet. Shrubbery may be planted informally or in rows and shall screen parking
39 areas, outside storage areas, loading berths, trash and refuse containers, and so
40 forth from view.
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42 7.6 Parking Lot Landscaping.
43 Where parking lots are visible, the following requirements shall apply:
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45 7.6 (a) Lot interior. Minimum of one (1) shade tree per nine (9) parking spaces,
46 with a minimum of four hundred square feet (400 SF) of useable soil
47 volume being provided for each two (2) trees. Planting areas shall be
48 evenly dispersed throughout the parking area;
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2 7.6 (b). Lot Perimeter. A minimum five foot (5’) wide perimeter planting strip
3 shall be provided on all sides of lot (except where parking spaces abut
4 curb-to- building sidewalk) including four (4) shade trees and twenty-five
5 (25) shrubs and/or ornamental grasses per one hundred lineal feet (100LF)
6 of strip. Perimeter planting may occupy the same space as a required
7 bufferyard and may contribute towards Perimeter Bufferyard
8 Requirements.
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10 7.6 (c) Pedestrian Corridors For any pedestrian corridors, where adequate space
11 exists, trees, shrubs and groundcover shall be planted.
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13 Section 8 Platting
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15 The platting of the Real Estate into smaller tracts shall be permitted administratively, so
16 long as the proposed plat complies with the area requirements set forth hereinabove in
17 Sections 5, 6, and 7, and the creation of a new property lines within the Real Estate shall
18 not impose or establish new development standards beyond those specified above in
19 Sections 5, 6, and 7, for the entirety of the Real Estate. However, the development of any
20 parcel shall conform to the requirements of Section 12 below, and all other applicable
21 requirements contained in this Park Place Ordinance.
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23 Section 9 Lighting Requirements
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25 9.1 Lighting Requirements
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27 9.1(a) Lighting shall be in accordance with the lighting standards and
28 requirements as the same are set forth in the Carmel/Clay Zoning
29 Ordinance.
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31 9.1(b) The maximum height of light standards in parking areas shall not exceed
32 twenty (20) feet. When light standards abut or fall within ninety (90) feet
33 of single family residence, their height shall not exceed fifteen (15) feet.
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35 9.1(c) Parking area lighting and street lighting shall be of uniform design and
36 materials.
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38 9.1(d) Exterior lighting shall be architecturally integrated with the building style,
39 material and color. Rooftop lighting shall be prohibited.
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41 9.1(e) Exterior lighting of the building or site shall be designed so that light is
42 not directed off the site and the light source is shielded from direct offsite
43 viewing. For any use, illumination levels shall not exceed 0.5 footcandle at
44 the property line.
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46 Section 10 Signage
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48 10.1 Ground/Entryway Signs for Parcel 1.
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2 10.1(a) Type: One (1) Ground/Entryway Sign shall be permitted per each
3 entrance to the site. The building materials and design for any
4 Ground/Entryway signs should be compatible and consistent with the
5 building materials and design of the adjacent buildings and structures.
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7 10.1 (b)Maximum Sign Area: Thirty (30) square feet each.
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9 10.1(c) Illumination of Sign: External.
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11 10.1(d) Sign Permit: Required.
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13 10.1(e) Fees: Required.
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15 10.2 Wall Signs and Other Signage. Wall signage and other types of site signage
16 shall be permitted, but shall be subject to the requirements and standards
17 governing the same pursuant to the Carmel/Clay Sign Ordinance.
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19 10.3 Signage for Parcels 2 and 3: Signage shall be permitted, but shall be subject to
20 the requirements and standards governing the same pursuant to the Carmel
21 Sign Ordinance.
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23 Section 11 Mechanical Equipment
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25 Any mechanical equipment visible from an adjoining public street shall be
26 screened with suitable landscaping or fencing in general architectural
27 compatibility with the building(s) with which it is associated. Fencing materials
28 may include brick, stone and other attractive masonry screening materials. To
29 the extent practicable, mechanical equipment should be placed on the roof and
30 screened by the parapet.
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32 Section 12 Approval Process
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34 12.1 Nature of Development Requirements. The development requirements set forth in
35 this Park Place Ordinance are in accordance with the requirements of I.C. 36-7-4-
36 1500 et seq. and are expressed in detailed terms as provided under I.C. 36-7-4-
37 1509(a)(2). Further, as permitted under I.C. 36-7-4-1509(e), the approval process
38 contained in this Section 12 shall be adhered to in order to obtain an improvement
39 location permit.
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41 12.2 Approval or Denial of the Primary Plat/Development Plan.
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43 12.2(a) Exhibit “B”, which is attached hereto and incorporated herein by
44 reference, shall serve as the Conceptual Plan (the “CP”) for Parcel 1.
45 However, the CP does not constitute the approved development plan and
46 primary plat for the Real Estate of Parcel 1, nor does it constitute the
47 approved architecture, design, lighting and landscaping for the Real
48 Estate. The buildings, landscaping, and other associated improvements,
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1 considered in connection with the Park Place Ordinance (Parcels 1 through
2 3) shall require further (i) ADLS approval and (ii) development
3 plan/primary plat approval. The Secondary Plat and Final Development
4 Plan approval procedures are set forth below in this Section 12. If there is
5 a Substantial Alteration in the approved ADLS and development
6 plan/primary plat, review and approval of the amended plans shall be
7 made by the Commission, or a Committee thereof, pursuant to the
8 Commission’s rules of procedure. Minor Alterations may be approved by
9 the Director.
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11 12.2(b) The Director shall have the sole and exclusive authority to approve
12 without conditions, approve with conditions, or disapprove the Secondary
13 Plat (the “SP”) and the Final Development Plan (“FDP”) for the Park
14 Place Ordinance for Parcel 1; provided, however, that the Director shall
15 not unreasonably withhold or delay the Director’s approval of the SP
16 and/or FDP that is in substantial conformance with the development
17 plan/primary plat and is in conformance with the Development
18 Requirements of this Park Place Ordinance. If the Director disapproves
19 any SP or FDP, the Director shall set forth in writing the basis for the
20 disapproval and schedule the request for approval of the SP and FDP for a
21 hearing before the full Plan Commission.
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23 12.2(c) An amendment to the SP or FDP for Parcel 1, which is not determined by
24 the Director to be a Substantial Alternation or Material Alteration from the
25 approved development plan/primary plat, may be reviewed and approved
26 solely by the Director. However, in the event the Director determines that
27 there has been a Substantial Alteration or Material Alteration between the
28 approved development plan/primary plat and any proposed SP or FDP, the
29 Director may, at the Director’s discretion, refer the amended SP or FDP to
30 the Commission, or a Committee thereof, for review and approval by the
31 Commission and/or a Committee thereof.
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33 12.2(d) The SP and FDP for Parcel 1 shall be a specific plan for the development
34 of all or a portion of the Real Estate that is submitted for approval to the
35 Director, which shall include reasonable detail regarding the facility and
36 structures to be constructed, as well as drainage, erosion control, utilities,
37 and building information.
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40 Section 13 Definitions and Rules of Construction
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42 13.1 General Rules of Construction. The following general rules of construction and
43 definitions shall apply to the regulations of this Ordinance:
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45 13.1(a) The singular number includes the plural and the plural the singular, unless
46 the context clearly indicates the contrary.
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1 13.1(b) Words used in the present tense include the past and future tenses, and the
2 future the present.
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4 13.1(c) The word “shall” is a mandatory requirement. The word “may” is a
5 permissive requirement. The word “should” is a preferred requirement.
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7 13.2 Definitions
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9 A. ADLS: Architecture, design, lighting, landscaping and signage.
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11 B. Accessory Structure: A structure subordinate to a building or use located
12 on the Real Estate that is not used for permanent human occupancy.
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14 C. Accessory Use: A use subordinate to the main use, located on the Real
15 Estate or in the same building as the main use, and incidental to the main
16 use.
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18 D. Building Height: The vertical distance from the lot ground level to the
19 highest point of the roof for a flat roof, to the deck line of a mansard roof
20 and the mean height between eaves and ridges for gable, hip and gambrel
21 roofs.
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23 E. City: The City of Carmel, Indiana.
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25 F. Commission: The Carmel/Clay Plan Commission.
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27 G. Conceptual Plan. A general plan for the development of the Real Estate
28 that is submitted for approval showing proposed facilities, buildings, and
29 structures. This plan generally shows landscape areas, parking areas, site
30 access, drainage features, and building locations and is depicted on Exhibit
31 “B”, which is attached hereto and incorporated herein by reference.
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33 H. Council: The City Council of the City of Carmel, Indiana.
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35 I. County: Hamilton County, Indiana.
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37 J. Declaration of Covenants: A Declaration of Covenants, Conditions and
38 Restrictions for the Real Estate which shall be recorded in the office of the
39 Recorder of Hamilton County, Indiana, and which may, from time to time,
40 be amended.
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42 K. Developer. Guilford Partners, LLC and its successors and assigns.
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44 L. Director: Director, or Administrator, of the Department of Community
45 Services for the City of Carmel, Indiana. “Director” and “Administrator”
46 shall include his/her authorized representatives.
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1 M. Final Development Plan. A specific plan for the development of the Real
2 Estate that is submitted for approval showing proposed facilities,
3 buildings, and structures. This plan review includes landscaping,
4 parking, drainage, signage, lighting and building information for the site.
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6 N. Masonry: Masonry shall include brick, cast stone, stone or the equivalents
7 thereof.
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9 O. Material Alteration: Any change to an approved plan of any type that
10 involves the substitution of one material, species, element, etc. for another.
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12 P. Minor Alteration: Any change to an approved plan of any type that
13 involves the revision of less than ten percent (10%) of the plan’s total area
14 or approved materials.
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16 Q. Parcel Coverage: The total ground area, within the Real Estate, covered
17 by buildings and accessory structures which are greater than eighteen (18)
18 inches above grade level, excluding fences and walls not attached in any
19 way to a roof, divided by the total horizontal area within the Real Estate
20 boundaries.
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22 R. Real Estate. The Real Estate shall mean and refer to all of the Real Estate
23 described in Exhibit “A”.
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26 S. Right-of-Way: An area of land permanently dedicated to provide light, air
27 and access.
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29 T. Secondary Plat . A specific plan for the development of the Real Estate
30 that is submitted for approval showing proposed facilities, buildings, and
31 structures. This plan review includes general landscaping, parking,
32 drainage, erosion control, signage, lighting, screening and building
33 information for the site.
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35 U. Set Back: The least measured distance between a building or structure,
36 excluding, however, porches, patios, sidewalks, parking lot areas, and the
37 perimeter boundary of the Real Estate. For purposes of determining Set
38 Back, the perimeter boundary of the Real Estate (i) shall always mean and
39 refer to the outside perimeter boundary line of the Real Estate and
40 (ii) shall not be changed or reduced by reason of the platting or
41 subdivision of the Real Estate into smaller parcels.
42
43 V. Sign: Any type of sign as further defined and regulated by this Ordinance
44 and the Sign Ordinance for Carmel-Clay Township, Ordinance Z-196, as
45 amended.
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47 W. Substantial Alteration: Any change to an approved plan of any type that
48 involves the revision of ten percent (10%) or more of the plan’s total area
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1 or approved materials; however, the ten percent (10%) revision calculation
2 shall be not be calculated and/or based on a continuing basis.
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4 Section 14 Violations
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6 All violations of this Park Place Ordinance shall be subject to Section 34.0 of the
7 Carmel/Clay Zoning Ordinance.
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9
10 PASSED by the Common Council of the City of Carmel, Indiana this _____ day of
11 _________________ 2008, by a vote of _________ ayes and ________ nays.
12
13
14 COMMON COUNCIL FOR THE CITY OF CARMEL
15
16
17 ___________________________________ ____________________________________
18 Presiding Officer Joseph C. Griffiths
19
20 ___________________________________ ____________________________________
21 Richard L. Sharp, President Pro Tempore Kevin Rider
22
23 ___________________________________ ____________________________________
24 John V. Accetturo W. Eric Seidensticker
25
26 ___________________________________ ____________________________________
27 Ronald E. Carter Luci Snyder
28
29 ATTEST:
30
31
32 __________________________________
33 Diana L. Cordray, IAMC, Clerk-Treasurer
34
35
36 Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of
37 _________________________ 2008, at _______ __.M.
38
39
40 ____________________________________
41 Diana L. Cordray, IAMC, Clerk-Treasurer
42
43
44 Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of
45 ________________________ 2008, at _______ __.M.
46
47
48 ____________________________________
15 Version 2, 08/06/08
1 James Brainard, Mayor
2
3 ATTEST:
4
5
6 ___________________________________
7 Diana L. Cordray, IAMC, Clerk-Treasurer
8
9
10 This Instrument prepared by: Angie Conn, Planning Administrator
11 Carmel Planning & Zoning Division
12 City of Carmel, Indiana 46032
13
14
15 This Instrument reviewed by: John Molitor, Carmel Plan Commission Attorney
16 Version 2, 08/06/08
1 EXHIBIT “A”
2
3 LEGAL DESCRIPTION of Parcel 1
4 Situate in the State of Indiana, County of Hamilton and being a part of the Southwest quarter of Section 36,
5 Township 18 North, Range 3 East of the Second Principal Meridian, more particularly described to wit:
6
7 Commencing at a 5/8 inch rebar marking the Northeast comer of the West half of the Southwest quarter of
8 Section 36, Township 18 North, Range 3 East; thence South 89 degrees 15 minutes 14 seconds West 66.00
9 feet with the North line of said West half quarter; thence South 00 degrees 10 minutes 31 seconds East 771.40
10 feet to a mag nail and the true point of beginning of the real estate herein described; thence North 89 degrees
11 39 minutes 43 seconds East 727.76 feet to a 5/8 inch rebar on the East line of the West half of the East half of
12 said Southwest quarter; thence South 00 degrees 14 minutes 34 seconds East 1182.55 feet with said East line
13 to a 5/8 inch mbar; thence South 89 degrees 22 minutes 51 seconds West 504.50 Poet to a 5/8 inch rebar;
14 thence North 67 degrees 02 minutes 29 seconds West 244.32 feet to a mag nail; thence North 00 degrees 10
15 minutes 31 seconds West 1088.40 feet to the point of beginning, containing 19.55 acres, more or less.
16
17
18 Subject to all rights-o£-way and pertinent easements of record.
19 Comprised of Tax Parcel ID number 17-09-36-00-00-054.101 (Parcel 1).
17 Version 2, 08/06/08
1 EXHIBIT “A1”
2
3 LEGAL DESCRIPTION of Parcels 2 and 3
4 Plot 5
5
6 Part of the Southwest Quarter of Section 36, Township 18 North, Range 3 East in Hamilton County, Indiana,
7 described as follows:
8
9 Beginning at the Northeast corner of the West Half of the Southwest Quarter of Section 36, Township 18
10 North, Range 3 East; thence South 89 degrees 14 minutes 12 seconds West on and along the North line thereof
11 66.00 feet; thence South 00 degrees 10 minutes 31 seconds East (assumed bearing) parallel with the East line
12 of the West half of said Southwest Quarter 1988.70 feet to the True Beginning Point of the real estate herein
13 described; thence North 89 degrees 40 minutes 42 seconds East 729.14 feet to a point on the East line of the
14 West half of the East Half of said Southwest Quarter that is 1994.30 feet south 00 degrees 14 minutes 51
15 seconds east of the North line of said southwest quarter; thence South 00 degrees 14 minutes 51 seconds East
16 on and along the East line of said half Half Quarter Section 632.71 feet to the South line of said Southwest
17 Quarter; thence South 89 degrees 21 minutes 50 seconds West on and along said South line 729.96 feet to a
18 point that is 66 feet West of the East line of the West half of said Southwest Quarter; thence north 00 degrees
19 10 minutes 31 seconds West parallel with said East line 636.72 feet to the True Beginning Point; containing
20 10.630 acres, more or less.
21
22 Subject to an Indiana Bell Telephone Company Utility Easement recorded June 6, 1969, in Deed Record 229,
page 30; subject to the rights of way for College Avenue (Guilford Road) and 116
th
23 Street; subject to all other
24 legal easement and rights of way.
25
26 Comprised of Tax parcel ID numbers 17-09-36-00-00-054.001 (Parcel 2) and 17-09-36-00-00-054.000
(Parcel 3) at the northeast corner of 116
th
27 Street and Guilford Road.
28
29
18 Version 2, 08/06/08
1 EXHIBIT “B”
2 Conceptual Site Plan
3
4
5 (See attached.)
6
7
H:\brad\Zoning & Real Estate Matters\WLB\Guilford Partners Carmel\PUD Clean 110206.doc
19 Version 2, 08/06/08
1 EXHIBIT “C”
2 Conceptual Building Elevations
3
4 (See attached.)
20 Version 2, 08/06/08
1 EXHIBIT “D”
2 Conceptual Landscape Plans and Tree Preservation Plans
3
4 (See attached)
5
21 Version 2, 08/06/08
1 EXHIBIT “E”
2 Parcels 1 through 3
3