HomeMy WebLinkAboutPacket 07-15-08
City of Carmel
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date:
To:
From:
July 3, 2008
Plan Commission Members
Angie Conn
Department of Community Services
Re:
July 15 pian Commissiou meeting - Docket No. 080600100A
Enclosed is the information packet for the following item. If youha ve any questions, please gIve me a
call at 571-2417.
Docket No. 08060010 OA: Park Place PIll Amendment
The applicant seeks approval to amend Ordinance 2-500-06: Park Place Planned Unit Development
in order to include 2 parcels at the northeast corner of II 6th St & Guilford Rd. and to amend/add text
to regulate the newly added parcels to this development. The subject parcels are zoned PUD & I-I.
Filed by the Department of Community Services,on behalf of the Carmel Plan Commission.
The Park Place Ordinance was adopted in 2006, which set the framework an assisted and
independent living center. This ordinance amendment will bring the 2 parcels just south of the
site under the Park Place POO' s jurisdiction. This ordinance amendment, partnered with the
rezone (docket no. 08060009 Z) of the 2 parcels from I -lIlndustrial to POO/Planned unit
development will provide assurance that the Carmel Plan Commission and Carmel City Council
have the greatest opportunity to review plans for the propelty should redevelopment be proposed
in the future.
Attached is a draft of the Park Place PUD ordinance amendment, which adds parcels 2 and 3 to
the language, as well as additional regulations and limits on permitted uses. All proposed changes
are hjghlighted.
Please call (571-2417) or email (aconn@cannel.in.gov) me with any questions or concems.
2008-0703; 080600 10 OA; PC Memo.rlr
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SPONSOR: Councilor .Rider _ _ - ,[ Deleted: Sharp
ORDINANCE NO. Z-5#~-08
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PARK PLACE
PLANNED UNIT DEVELOPMENT
DISTRICT
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! al11~n~_in g Z-500-061_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _'
1____ ____ _ _____ ______
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SPONSOR: Councilor Sharp
ORDINANCE Z-5##-08
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA ESTABLISHING _THE PARK PLACE
PLANNED UNIT DEVELOPMENT DTSTRICf (amending Z-500-06)
. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ - { Deleted: (a<'::me.nAed)
WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z-289 (the
"Carmel/Clay Zoning Ordinance"), provides for the establishment of a Planned Unit
Development District in accordance with the requirements of I.c. S 36-7-4-1500 et seq.;
WHEREAS, the Carmel/Clay Plan Commission (the "Commission") has given a
,:!napimQ.us_ favorap-Ie recommendation to the ordinance set forth herein (the "Park Place
Ordinance") which establishes the Park Place Planned Unit Development District (the
"District"), which shall also be referred to as the "Park Place Ordinance."
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana (the "Council"), that (i) pursuant to IC ~36-7-4-1500 et seq., it adopts this Park
Place Ordinance, as an amendment to the Carmel/Clay Zoning Ordinance and it shall he in full
force and etIcct from and after its passage, (ii) all prior commitments shall not be null (and void
and replaced and superseded hy this Park Place Ordinance, and (iii) this Park Place Ordinance
shall be in full force and effect from and after its passage and signing by the Mayor.
Section 1
Applicabilitv of Ordinance
1.1 Zoning MaD The Official Zoning Map of the City of Carmel and Clay
Township, a part of the Carmel/Clay Zoning Ordinance, is hereby changed to
designate the 3 parcd'S of land described in Exhibit "A" and EXi116it"A I ", (the
"Real Estate"), as a Planned Unit Development District to be known as Park
Place.
1.2 Development Development in the District shall be governed entirely by (i) the
provisions of this Park Plac.:e Ordinanc.:e and its exhibits, and (ii) those provisions
of the Carmel/Clay Zoning Ordinance specifically referenced in this Park Place
Ordinance. In the event of a contlict bctwccn this Park Place Ordinance and the
Carmel/Clay Zoning Ordinance or the Sign Ordinance, the provisions of this Park
Place Ordinance shall apply.
1.3 Capitalized Terms Any capitalized term not defined herein shall have the
meaning as set Ibrth in the Cannel/Clay Zoning Ordinance in et"lect 011 the date of
the enactment of this Park Place Ordinance.
Section 2 Permitted Primarv Uses.
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~...J Pw-cel I! The Park Place Ordinance is intended to permit a full service life care
retirement community that shall provide independent retirement living, assisted living,
and nursing care. Permitted uses shall include, "NursinglRetirementlConvalescent
Fadlity", "Assisted Living Facility", "Clinic or Medical Health Center", and "Hospice"
as the same arc defined in the Carmel/Clay Zoning Ordinance. However, in connection
with the foregoing uses, full time-twenty four (24) hour medical staff and medical
facilities shall be permitted to provide full diagnosis, treatment, and therapy of all
medical and health care issues, as well as on-site restaurant facilities to serve the
residents and their guests.
2.2
Parcel 2. Transformer useS.
2.3 Parcel 3. In addition to the uses on parcel one, the following uses shall be
permitted: Public Service Facility and all Office Useli..1isted in Appendix A: Schedule oJ
Uses in the Carmel/Clay Zoning Ordnance.
Section 3
Accessorv BuildiDl!s and Uses.
All Accessory Structures and Accessory Uses shall be permitted except that any detached
accessory building shown on any development plan shall have on all sides the same
architectural features or shall be architecturally compatible with the principal building(s)
with which it is assodated. A temporary on-site sales oflice and/or sales trailer shall be
permitted.
Section 4
Communication Eouioment.
Cell towers shall not be permitted. Personal satellite dishes to provide service to the
residents shall be permitted, so long as they do not exceed twenty four (24) inches in
diameter.
Section 5
Heil!ht. Area and Development ReQuirements
5.1 ~qrf.t;.t 1 Height and Area Requirements
1Jill The maximum Building Height shall be tifty-five (55) feet.
~ The minimum front yard Set Back shall be sixty (60) feet from the
perimeter boundary line of the Real Estate contiguous with Guilford Road.
iJ.!..U The minimum side yard Set Back adjacent to the northern and eastern
property line of the Rcal Estate shall be seventy five (75) feet and the minimum
side yard Set Back adjacent to the southern property line of the Real Eslale shall
he fifty (50) feel.
.iJ.!.ill The maximum Parcel Coverage shall be twenty-five percent (25%).
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l....lill There shall be a maximum of one hundred ninety five (195) independent
residential living units, twenty (20) assisting living units, and twenty-eight
(28) nursing care units.
2..,2 _ Par~l 2 Height and Area Requirements
5.2(a) The maximum Building Height shall be twenty-five (25) feel.
5.2(b) The minimum front yard Set Back shall be sixty (60) feet from the
perimeter boundary line of the Real Estate contiguous with Guilford Road.
5.2(c) The minimum side yard Set Back adjacent t9_the....!:lorthern, eastern, and
southern property line of the Real Estate shall be twenty. (~). feet.
5.2(d) The maximum Parcel Coverage shall be twenty-live percent (25%).
5.3 Parceli3 Height and Area Requirements
5.3(a) The maximum Building Height shall be twenJY:f.jv~ (~) feel.
5.3(h) The front yard Set Back shall he a minimum of 10 (ten) fed and a
maximum of 2Q (twenty) feet from the perimeter boundary line of the Real
Estate contiguous with Guilford Road and/or 1 16th Street.
5.3(c) The minimum side yard Set Back adjacent to the northern and eastern
property line of the Real Estate shall be tSn. (10) feet.
5.3(d) The maximum Parcel Coverage shall be seventy percent (70%).
5.4 ConceDtual building rendering and elevations Jor Parcel 11. _ ~~t~~h_e~ _ ~e!~t<? _a.!l~ _ _
incorporated herein by reference as Exhihit "C" are conceptual building images of
the proposed building that may be constructed upon the Rcal Estate. The building
to be constructed upon the Real Estate shall consist of primary huilding materials,
including but not limited to, Masonry, brick, cast stone, stone, stucco, or fiber
cement board, or the equivalent thereof. Any fiher-cement hoard that is installed
shall be installed by a certified installer. Secondary building materials shall
include, but not be limited to, wood, simulated wood, cement plaster, or the
equivalents thereof. The main roof shapes shall have a minimum slope of twelve
(12) horizontal to six (6) vertical. The final development of the building depicted
on Exhibit "e" shall be subject to further ADLS review and approval.
Section 6
Parkin!! Reouirements
6.1 Parking Requirements.
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~ Each independent residential living unit shall have one and four-tenths
(1.4) covered garage spaces or on-grade parking stalls on site.
QJih2 Each assisted living unit shall have one (I) on-site parking space per unit
and every four (4) nursing beds shall have one (I) on-site parking stall.
6.1 (c) In addition to the ahove parking spaces, there shall also be a minimum of
seventy five (75) additional on site parking spaces for visitors and staff to
serve the site.
6. Hd)
There shall be a minimum of eight (8) handicapped parking spaces to
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serve "parcel I. . P,!-rking. (o! )~a!"ce!s ~ and 3 ~hall comply will all stattl ~
and federal guidelines pcrtaining to accessibilitv.
6'1 (e) farcels 2 and 3: -p'hall comPly. with SecTI2n..1lJ51t.2l...1h.~S:arl!l~!l<;;:@Y
Zoning Ordinaf!ce.
6.2 Bicycle Racks.
6.2 (a) Parcel I: A minimum of two (2) and a maximum of four (4) bicycle
racks shall be located around the building perimeter and each
individual bicycle rack shall accummodate between four (4) to six (6)
individual bicycles. Said bicycle racks shall conform to the design
standards and requirements regarding the same in the Zoning
Ordinance.
6.2 (h) Parcels 2 and 3: Section 27.06: Bicycle Parking of the Carmel/Clay
Zoning Ordinance ap-plies.
Section 7
Landscapimz ReQuirements
The landscnping in thc PUD District shall be designed to compliment the architecture of
the residential and commercial buildings. Street trees, slreetscapc plantings, and butTer
areas shall be used to bring natural elements to the design pattern. in consultation with the
Carmel Urban Forester.
7.1 General Landscaoing Standards. Landscaping shall be integrated with
other functional and ornamental site design element", where appropriate, such as
hardscape materials, paths, sidewalks, fencing, or any water features.
Plantings along buildings and street<; should be designed with repetitIOn,
structured patterns, and complementary textures and colors, nnd should reinforce
the overall character of the area. Alternative or pervious paving material may be
considered, or alternative planting media shall he considered. for the urban areas
where planting space is limited by restrictions sueh as buildings, asphalt or
concrete paving, parking lots, etc.
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250 square (eel of nom area. Parking
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All trees, shrubs and ground covers shall be planted according to American
Standard for Nursery Stock (ANSI Z60.1), and following the standards and best
management practices (BMPs) published by the City's Department of Community
Services Urban Forestry Section. Landscaping materials shall be appropriate to
local growing and climatic conditions. Plant suitability, maintenance and
compatibility with site construction features are critical factors that should be
considered.
Shade trees shall be at least 2.5" in caliper diameter when planted. Ornamental
trees shall be at !cast 1.5" caliper diameter when planted. Evergreen trees shall be
6' in height when planted. Shrubs shall be at least 18" in height when planted.
Ornamental grasses shall obtain a mature height of at least 3'.
The Developer shall conserve existing established trees identified on the
Conceptual Landscape Plan and Tree Preservation Plan, which is attached hereto
and incorporated herein by reference as Exhibit "D"; however, said trees may be
removed under any of the following circumstances:
. As is necessary to clear dead trees;
. As is necessary for the installation of access easements, rights-of-way,
streets, paths, sidewalks, utilities and drainage improvements,
infrastructure; and
. As necessary for public health and safety as determined in cooperation
with tht: Urban Fort:ster.
Existing vegetation may be used to achieve project landscaping requirements if
(a) the vegetation locatcd on su~ject parcel is of suitable quality and health, and
(h) the vegetation is proposed to be preserved using accepted best management
practices for tree protection during construction.
7.2
Maintenance
It shall be the responsibility of the owners and their agents to insure proper
maintenance of project landscaping in accordance with the Park Place Ordinance
and best managt:rm:nl practice standards. This is to include, but is not limited to,
watering, mowing, tree trimming, planting, maintenance contracting, 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.
7.3
Building Base Landscaning Standards
Building base landscaping shall be provided at the ba~e of all building elevations
that do not directly abut planted hardscapes to soften the architectural lines of
huildings, frame the primary views to buildings and public spaces, and blend
architectural designs with the landscape. Building landscaping shall be designed
to appropriately complement a building's use, setback, height. and architectural
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features. Window boxes for flowers and planters on front stoops and sidewalks
are encouraged in areas where landscaping cannot be installed at the base of a
building due to the building's proximity to a sidewalk, path, street, right-or-way
or casement. Building base landscaping may help fulfill bufferyard requirements
where applicable.
Primary area building base landscaping shall contain a minimum of 2 shade trees,
I ornamental trce, and 9 shrubs per 100 linear feet of building perimeter. Shrubs,
ornamental grasses, or other alternate landscaping techniques may be used to
fulfill the building base landscaping requirements if approved by the Department.
If building base landscaping cannot be installed due to a building's proximity to a
sidewalk, path, street, right-or-way, or easement then landscaping may be
installed elsewhere on the site to fulfill the building base landscaping
requirements. Appropriate alternate locations include, but arc not limited to:
interior courtyards, sidewalks (as additional street trees), parking lots, alleys, etc.
In addition, where facades abut the public right-of-way and/or sidewalks span the
entire frontage, planting islands may be created within the right-or-way and street
trees can help fullill this requirement.
Deciduous trees should be planted in locations to the south and west of building to
allow for shade in summer months and greater sun exposure in the winter months.
Evergreen trees should be used as windbreaks to buffer northwest winds.
7.4
Street Trees.
Medium or large growing shade trees shall be planted adjacent to the street right-
of-way, parallel to each street, in planting clusters. As per City Standards, there
will be a minimum of 25 street trees planted along the Guilford Road frontage. In
areas of high pedestrian and commercial activity, tree wells shall be covered with
decorative grates or pavers in order to maximize uninterrupted pedestrian
pathways. Where ample passage area is provided, tree planting areas shall be
treated as planting beds to soften the hardscape.
As per City standards, no street tr\Xs shall be planted in conniet with drainage or
utility easements or structures, underground detention (unless so designed for that
purpose), or within traffic vision safety clearances. However, where the logical
location of proposed utilities would compromise the desired effect, the Developer
may solicit the aid of the Urban Forester in mediating cost-effective solutions.
Street tree species shall be selected from the City's published list of recommended
street trees. Street trces shaH be pruned to a height of eight (8) feet minimum over
sidewalks and twelve (12) fed minimum over streets, to allow free passage.
7.5
Perimeter PlantilH! and Buffervard Requirements
Perimeter landscaping along the property lines shall he provided in the form of
either (a) landscaping per the requirements of the conceptual landscape plan for
Park Place CCRC or (h) street trees for portions of the perimeter which abut other
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existing public right-of-way or where a public right-of-way is created via a
proposed road, or (c) existing landscaping which meets the health and quality
requirements found in Carmel Clay Land Use Regulations Section 26.04. Any
street trees used to meet perimeter landscape requirements shall meet all other
standards provided in this Section 7.4.
Bulleryards shall be planted at the time of construction of the huildings. Trees
shall he planted at intervals no less than twenty (20) feet, nor more than thirty (30)
feel. Shrubbery may be planted informally or in rows and shall screen parking
areas, outside storage areas, loading berths, trash and refuse l:OnLainers, and so
forth from view.
7.6 Parking Lot LandseaDing,
Where parking lots are visihle, the following requirements shall apply:
7.6 (a) Lot interior. Minimum of one (I) shade tree per nine (9) parking spaces,
with a minimum of four hundred square feet (400 SF) of useahle soil
volume heing provided for eaeh two (2) trees. Planting areas shall be
evenly dispersed throughout the parking area;
7.6 (h). Lot Perimeter. A minimum five foot (5') wide perimeter planting strip
shall be provided on all sides of lot (except where parking spaces abut
curb-to- building sidewalk) including four (4) shade trees and twenty-live
(25) shrubs and/or ornamental grasses pcr one hundred lineal feet (1 OOLF)
of strip. Perimeter planting may occupy the same space as a required
bulleryard and may contribute towards Perimeter Bufferyard
Requirements.
1.&....{f2 Pedestrian Corridors For any pedestrian corridors, where adequate space
exists, trees, shrubs and groundeover shall he planted.
Section 8
PlattiDl~
The platting of the Real Estate into smaller tracts shall be permitted administratively, so
long as the proposed plat complies with the area requirements set forth hereinabove in
Sections 5, 6, and 7, and the creation of a new property lines within the Real Estate shall
not impose or establish new development standards heyond those specified above in
Sections 5, 6, and 7, for the entirety of the Real Estate. However, the development of any
parcel shall conform to the requirements of Section 12 below, and all other applicable
requirements contained in this Park Place Ordinance.
Section 9
Lh!:htin2 ReQuirements
9.1 Lighting Requirements
9.1(a) Lighting shall be in accordance with the lighting standards and
requirements as the same are set forth in the Carmel/Clay Zoning
Ordinance.
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2Jill The maximum height of light standards in parking areas shall not exceed
twenty (20) feet. When light standards abut or fall within ninety (90) feet
of single family residence, their height shall not exceed fifteen (15) feet.
9.1 (1.:) Parking an:a lighting and street lighting shall be of uniform design and
materials.
9.I(d) Exterior lighting shall be architecturally integrated with the building style,
material and color. Rooftop lighting shall be prohibited.
2.J.(&l Exterior lighting of the building or site shall be designed so that light is
not directed off the site and the light source is shielded from direct offsite
viewing. For any use, illumination levels shall not exceed 0.5 footcandle at
the property line.
Section 10 Si2na2e
10.1 GroundlEntrywav Signs for Parcel I.
l.!1l..Cill~: One (I) GroundlEntryway Sign shall he permitted per each
entrance to the site. The building materials and design for any
GroundlEntryway signs should he compatible and consistent with the
building materials and design of the adjacent buildings and structures.
10.1 (b )Maximum Sign Area: Thirty (30) square feet each.
.!QJ.!..\j lIIumination of Si gn: External.
10. Ud)Sign Permit: Required.
~Fees: Reyuired.
10.2 Wall Signs and Other Sil!nage. Wall signage and other types of site signage
shall be permitted, but shall be subject to the requirements and standards
governing the same pursuant to the Carmel/Clay Sign Ordinance.
iO.3- Signa!;',e for Parc~is iiuKi3: Signage shall be permitted, but shall- be subject to
the requirements and stan..d~~d~s_ go.vernLlJg the same pursuant to the
~aUflel/C@y Sign_ Or~i1lll.nce,
Section 11
Mechanical Equipment
Any mechanical equipment visible from an adjoining public street shall be
screened with suitable landscaping or fencing in general architectural
compatihility with the building(s) with which it is associated. Fencing materials
may include brick, stone and other attractive masonry screening materials. To
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the extent practicable, mechanical equipment should be placed on the roof and
screcncd by the parapet.
Section 12
Approval Process
12.1 Nature of Dcvelooment Requirements. The development requirements set forth in
this Park Place Ordinance are in accordance with the requirements of r.c. 36-7-4-
1500 ct seq. and arc cxpressed in detailed terms as provided under l.c. 36-7-4-
1509(a)(2). Further, as permitted underI.C. 36-7-4-1509(e), ~he approval process
containcd in this Section 12 shall be adhered to in order to obtain an improvement
location permit.
12.2 Approval or Denial of the Primary PlatlDevdopment Plan.
12.2(a) Exhibit "B", which is attached hereto and illl.:orporated herein by
rcference, shall serve as the Conceptual Plan (the "CP") for Parcel I..
However, the CP does not constitute the approved development plan and
primary plat for the Real Estate oL~a!:.cel.!;, nor does it constitute the
approved architecture, design, lighting and landscaping for thc Rcal
Estate. The buildings, landscaping, and other a..sociated improvements,
considered in connection with thc Park Placc Ordinancc (P"ar;,c.t<.ls,.l.!hr,gygJ!
~) shall require further (i) ADLS approval and (ii) development
plan/primary plat approval. Thc Secondary Plat and Final Development
Plan approval procedures are set forth below in this Section 12. If there is
a Substantial Alteration in thc approvcd ADLS and development
plan/primary plat, review and approval of the amended plans shall be
made by the Commission, or a Conuniltcc thereof, pursuant to the
Commission's rules of procedure. Minor Alterations may be approved by
the Director.
12.2(b)The Director shall have thc solc and cxelusive authority to approve
without conditions, approve with conditions, or disapprove the Secondary
Plat (the "SP") and the Final Development Plan ("FDP") for thc Park
Place Ordinance W ~ill; provided, however, that the Director shall
not unreasonably withhold or delay the Director's approval of the SP
and/or FDP that is in substantial conformance with the development
plan/primary plat and is in conformance with the Developmellt
Requiremcnts of this Park Place Ordinance. If the Director disapproves
any SP or FDP, the Director shall sct forth in writing the hasis for the
disapproval and schedule the request for approval of the SP and FDP for a
hearing before the full Plan Commission.
12.2( c) An amendment to the SP or FDP for Parcel I, which is nol deh:rrnined by
the Director to be a Substantial Alternation or Material Alteration from the
approved development plan/primary plat, may be reviewed and approved
solely by the Director. However, in the event the Director determines that
there has been a Substantial Alteration or Material Alteration bctwecn the
approved developmcllt plan/primary plat and any proposed SP or FOP, the
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Director may, at the Director's discretion, reft:r tht: amended SP or FOP to
the Commission, or a Committee thereof, for review and approval by the
Commission and/or a Committee thereof.
12.2(d)The SP and FOP for Parcei]' shall be a specific plan for tht: 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, a~ well as drainage, erosion control, utilities,
and building information.
Section 13
Definitions and Rules of Construction
13. [ General Rules of Construction. The following general rules of construction and
detinitions shall apply to the regulations of this Ordinance:
.llJ.1ill The singular number includes the plural and the plural the singular, unless
the context clearly indicates the contrary.
13. I (b) Words used in the prest:nt tenst: include the past and future tenses, and the
future the present.
.!l.!..Cf.} The word "shall" is a mandatory requirement. The word "may" is a
permissive requirement. The word "should" is a preferred requirement.
13.2 Delinitions
A. ADLS: Architecture, design, lighting, landscaping and signage.
B. Accessory Structure: A structure subordinate to a building or use located
on the Real Estate Ihal is not used for permanent human occupancy.
C. Accessory Use: A use subordinate to the main use, located on the Real
Estate or in the same huilding as the main use, and incidental to the main
use.
D. Building Height: The vertical distance from the lot ground level to the
highest point of Ihe roof for a flat roof, to the deck line of a mansard roof
and the mean height betwt:t:n eavt:s and ridges for gable, hip and gambrel
roofs.
E. City: The City of Carmel, Indiana.
F. Cum mission: The Carmel/Clay Plan Commission.
G. Conccptual Plan. A general plan for the development of the Real Estate
that is submitted for approval showing proposed [acilities, buildings, and
structures. This plan generally shuws landscape areas, parking areas, site
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access, drainagt:: features, and building locations and is depicted on Exhibit
"B", which is attached hereto and incorporated herein by reference.
H.
Council: The City Council of the City of Carmel, Indiana.
1.
County: Hamilton County, Indiana.
1.
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 timt:: to time,
he amended.
K.
Developer. Guilford Partners, LLC and its successors and assigns.
L.
Director: Director, or Administrator, of the Department of Community
Services for the City of Carmel, Indiana. "Director" and "Administrator"
shall includt:: his/her authorized representatives.
M.
Final Development Plan. A specific plan for the development of the Real
Estate that is submitted for approval showing proposed facilities,
buildings, and structures. This plan review includes landscaping,
parking, drainage, signage, lighting and building information for the site.
N.
Masonrv: Masonry shall include brick, cast stone, stone or the equivalents
thereof.
o.
Material Alteration: Any change to an approved plan of any type that
involves the suhstitution of one material, species, dement, etc. for another.
P.
Minor Alteration: Any change to an approved plan of any type that
involves tht:: revision of less than ten percent (10%) of the plan's total area
or approved materials.
Q.
Parcel Coverage: The total ground area, within the Real Estate, covered
by buildings and accessory structures whieh arc greater than eighteen (18)
inches above grade level, excluding fences and walls not attached in any
way to a roof, divided by tht: total horizontal area within the Real Estate
boundaries.
R.
Real Estate. The Real Estate shall mean and reft::r to all of the Real Estate
described in Exhibit "An.
s.
Right-of-Wav: An area of land permanently dedicated to provide light, air
and access.
12 Version I
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Section 14
T.
Secondary Plat. A speciJic plan for the development of the Real Estate
that is submitted for approval showing proposoo facilities, buildings, and
structures. This plan review includes general landscaping, parking,
drainage, erosion control, signage, lighting, screening and building
information for the site.
U.
Set Back: The least measured distance between a building or structure,
excluding, however, porches, patios, sidewalks, parking lot areas, and the
perimeter boundary of the Real Estate. For purposes of determining Set
I3ack, the perimeter boundary of the Real Estate (i) shall always mean and
refer to the outside pcrimeter boundary line of the Real Estate and
(ij) shall not be changed or reduced by reason of the platting or
sulxlivision of the Real Estate into smaller parcels.
v.
Si!!n: Any type of sign as further defined and regulated by this Ordinance
and the Sign Ordinance for Carmel-Clay Township, Ordinance Z-l96, as
amended.
w.
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
or approved materials; however, the ten percent (10%) revision calculation
shall be not be calculated and/or based on a continuing basis.
Violations
All violations of this Park Place 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
2008, by a vote of ayes and nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Juseph C. Griffiths
Richard L. Sharp, President Pro Tempore
Kevin Rider
John V. Accetturo
W. Eric Scidenstieker
Ronald E. Carter
Luci Snyder
13 Version I
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2 A TIEST:
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6 Diana L. Cordray, IAMC, Clerk-Treasurer
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9 Presented by me to the Mayor of the City of Carmel, Indiana this _ day of
10 2008, at .M.
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14 Diana L. Cordray, lAMC, Clerk-Treasurer
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17 Approved by me, Mayor of the City of Carmel, Indiana, this _ day of
18 2008, at .M.
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22 James Brainard, Mayor
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24 ATTEST:
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28 Diana L. Cordray, IAMC, Clerk-Treasurer
29
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31 This Instrument prepared by: Angie Conn, Planning Administrator
32 Carmel Planning & Zoning Division
33 City of Carmel, Indiana 46032
34
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36 This Instrument reviewed by: John Molitor, Carmel Plan CommissiQ!) Attorney
14 Version 1
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EXHIBIT "A"
3
LEGAL DESCRIPTION of Parcel 1"
4 Situate in the State of Indiana, County of Hamilton and being a part of th~ Southwest quarter of Section 36,
5 Township 18 North, Rang~ 3 East of the Second Principal Meridian, more particularly described to wit:
6
7 Commencing aL a 5/8 ineh rcbar marking the Northeast comer of the West half of the Southwest quarter of
8 Section 36, Township I R North, Range 3 East; thence South 89 degrees 15 minutes 14 seconds Wcst 66.00
9 feet with tIle North Iin~ of said West half quarter; thence South 00 degrees 10 minutes 31 seconds East 771.40
10 feet 10 a mag nail and the true point of beginning of th~ real ~s\ate herein descril.xxl; thence North 89 degrees
11 39 minutes 43 seconds East 727.76 feetta a 5/8 inch rehar on the East line of the West half oftlJe East half of
12 said Southwest quarter; thence South 00 de~ 14 minutes 34 seconds East 118255 feet with said East line
13 Lo a 5/8 inch mbar; thence South 89 degrees 22 minutes 51 seconds West 50450 Poet to a 5/8 inch rebar;
14 thence North 67 degrees 02 minutes 29 seconds West 24432 lectto a mag nail; thence North 00 degrees 10
15 minutes 31 seconds West 1088.40 feet to the point ofheginning, containing 1955 ac..TeS, more or less.
16
17
I R Subject to ail rig~ts-of-way and p;:rtinenl easeIllents of rccoId...C;,g.!D.pJiWiIax Parcel ill number 17-09-36-
19 <XJ...OO:954.101 (Parcell).
15 Version I
{ Formatted: Highlight
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EXHIBIT "At"
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LEGAl DESCRIPTiON of ParCeTs-2"and 3
PlotS
Part of the Suuthwest Quarter of S~tiun 36. Tuwnship 18 Nurth. Range 3 East in Hamilton County, Indiana,
described as follows:
Beginning at the Northea<;t comer of the West Half of the Southwest Quarter of Section 36, TO....1lShip 18
North, Range 3 East; thence South 89 degrees 14 minutes 12 ~nds West on and alung the Nurth line thereof
66.00 feet; thence South 00 degrees 10 minutes 31 second.; East (a.;sumed bearing) parallel with the East line
of the West halJ of said Southwest Quarter 1988.70 leetto the True Beginning Puint of the real e1>1ate herein
described; thence North 89 degrees 40 minutes 42 second.; Ea<;t 729.14 feet to a point on the East line of the
West half of the East Half of said Southwcst Quarter that is 1994.30 feet south 00 degrees 14 minutes 51
second.; east of the North line of said southwest quarter; thence South 00 degrees ] 4 minutes 51 seconds East
on and along the East line of said hall' Hall' Quarter StXtion 632.71 lixtlo the South line of said Southwest
Quarter; thence South 89 degrees 21 minutes 50 seconds West on and along said South line 729.96 feet to a
point that is 66 teet West of the East line of the West half of said Southwest Qllllrter; Uleoce north 00 de~
10 minutes 31 StXonds West pamllel with said)~stJine 636.72 feet to the True Beiinning: Point; containing
I -
10.630 acres. more or less.
Subject to an Indiana Bell TeleDhone COmoanv uiilitv Easement rccordedJune 6.T969. in bccd Recorri2i9.
page 30; subiect to the rights of way for College A venue (Guilford Rood) and t t li~ S_lreet; subiect to all other _ _ _ -
legal casement and ricl1ts of way. -
( Formatted: Highlight
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Comprised oCTax parcel ill nurnbers 17-09-36-00m054:ociI (Pmrel 2) and 17-09-36-00-00-054.lXXJ
(.parcel 3) at the northea.'it comer of tift" Slreet and Guilford Rood~ _ - (Formatted: Superscript
16 Version 1
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EXHIBIT "B"
Conceptual Site Plan
(See Brochure Exhibit No.3.)
17 Version I
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EXHIBIT "C"
Conceptual Building: Elevations
(See Brochure Exhibit No.5.)
18 Vt:rsion I
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EXHIBIT "D"
Conceptual Landscape Plans and Tree Preservation Plans
(See Brochure Exhihit No.4.)
19 Version I
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EXHIBIT "E"
Parcels 1 through 3
20 Version I
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Q ""-MENTAL T""" CONCEPT LANDSCAPEPlAN h
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ENVIRONMENTAL STATEMENT
Re: Park Place
The developer has addressed a number of enviroqroental matters that should
enhance the proj ect,including the following:
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Wetlands: A study was performed by Williams Creek wherein specific
wetlands on the site were identified. This report was presented to the Corps
of Engineers and IDEM. The Corps responded with their continuation of
.the findings and a determmationletter as to who has authority onthis site
which turned out to be part Corps and part IDEM. Either the existing
wetlands will be mitigated offsite or'incorporated into the final site plan in
whole or in part.
Tree Preservation Plan: Existing trees on the site have been identified that
are included in a definitive report showing how they will be preserved in the
final 'plan.
Permeable Paving: This environmentally friendly material will be used at
some of the entry ways. Permeable paving 'is a pav~ment system that allows
stormwater runoff to infiltrate through a porous pavement surface and into
the aggregate subbase material reducing the amount of runoff released from
the developed site and providing water quality benefits through removal "of
suspended solids and other pollutants.
Irrigation with Storm Water: Based upon groundwater levels and
retention pond recharge capabilities, the potential for the use of stonnwater
for irrigation of on-site landscape and lawn areas will be assessed.
aio swales: The site will be evaluated for the potential to incorporate bio-
swales into the design of the stonnwater management system to provide
water quality benefits. Bio-swales are natural, vegetated depressional areas
that rely on filtration of runoff by surface plants and infiltrati()n of runoff
into underlying permeable soils for the removal of suspended solids and
other pollutants that are harmful to downstream ecosystems and aquatic life.
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Building Materials: Today there have been many adv8.I1,ces in building
materials and systems that are more energy efficient and environmentally
friendly. Such things as increased insulation, Low E windows, tankless
electric water heaters, ThermoSbield inspections etc. We will iDcorporate as
many of these items as practical into the design of the building once we are
in that phase.
Garden Plots: The developer has included areas on the conceptual site map
for garden plots. These gardenplots are designed to allow residents of this
community to engage in small scale gardening endeavors which should add
a pleasant aesthetic touch to the project and also allow residents to
participate in their gardening hobby.
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Cross References:
Oast deed of record)
COMMITMENTS CONCERNING THE USE
AND DEVELOPMENT OF R.IEAL ESTATE
In accordance with I.e. 36-7-4-1512(a)(3) and 36-7-4-615. Guilford Partners, LLC, an
Indiana limited liability company, (hereafter referred to as "Guilford"), is the owner oEreal estate
located in Carmel, Hamilton County, Indiana, which real estate is described on Exhibit A
attached hereto and made a part hereof (hereafter referred to as the "Real Estate"), and makes the
following commitments (hereafter referred to as the,"Committrients") concerning the use and
development of the Real Estate as the Park Place retirement community to the City of Carmel
Common Council (hereafter referred to as the "Council") for Park Place Planned Unit
Development Ordinance.
SectiOJlJ. Cross Reference. These Commitments are made in connection with approvals
obtained Wlder Ordinance No. Z-500-06, the Park Place Planned Unit Development Ordinance,
approved by the Council on . ,2007 (hereafter referred to as the "Park.Place PUO").
. ,
SectiDn 2.
reference:
Exhibits. The following exhibits are attached hereto and incorporated herein by
Exhibit "'A". Attached hereto and incorporated herein by reference as Exhibit UN' is the
legal description of the Real Estate; and,
Section 3. Definitions. Different words and terms are defined throughout these
Commitments and the definitions below shall apply throughout these CoD1IJl.itrnents.
1. ~. The term "Owner" shall mean and refer to Guilford and its successors and
. assigns.
2. Stoxy or Stories. The term "Story or Stories" shall mean and refer to that part of the
building comprised between the level of one finished floor and the level of the 'next
rn~rfims~dflom. .
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Section 4. Commitments. The Owner agrees and commits to the following:
L: That the building to be constructed upon the Real Estate shall not exceed three (3)
Stories in height.
2. That the maximum number of independent living units to be constructed upon the
Real Estate shall not exceed one hwulred and ninety one (191), the maximwn number
of assisted living units to be constructed upon the Real Estate shall not exceed twenty
(20) and the maximum number of nursing care units to be constructed upon the Real
Estate shall not exceed twenty eight (28).
Section 5. Bindine: on Successors. These Commibnents are binding on the Owner 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 oftbf: COWlcil has been made. The provisions of this paragraph 5
notwithstanding, these Commitments shall terminate as to any part or parts of 1he Real Estate
hereafter reclassified (rezoned) from the Park Place Planned Unit Development District pursuant
to Ordinance No. Z~500.06. to another zoning classification.
Section 6. Effective Date. The Conunitments contained herein shall be effective upon the
-occurrence of all of the following events:
1. The adoption of the Park Place PUD Ordinance, Ordinance No. Z.500-o6, by the
Council;
2. The commencement of the development of the Real Estate in accordance with the
. as.signment ofllie requested Park Place PUD classification pursuant to Ordinance NO,z-
500-06, as evidenced by the issuance of a building pennit and improvement location
permit, or their equivalent, for such development.
Section 7. Recordinl!. The undersigned hereby authorizes the Clerk Treasurer of the City
of Caime1 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.
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IN WITNESS WHEREOF, the Owner has caused these Comrilitments to be executed as of the
date written below.
By: Guilford Partners, LLC, an Indi~ limited liability company
By:
(name)
(title)
STATE OF INDIANA )
) SS:"
COUNTY OF )
Before me the undersigned, a Notary Public in and for said County and State, personally
appeared (name) (title) on behalf of
Guilford Partners, LLC, W1 Indiana limited liability company, who acknowledged the execution
of the foregoing Declaration for and on behalf of said limited liability company.
Witness my hand and Notarial Seal this
day of
.2007.
My Commission Expires:
Notary Public
Residing in
County
Printed Nan1e
Prepared By: James E. Shinaver, Nelson & Frankenberger, 3105 East 98th Street, Suite 170,
Indianapolis, IN; 46280. "
I affirm, under the penalties ofpetjury, that I have taken reasonable care to redact each Social
Security number in this document, unless required by law. James E. Shinaver
Bnidlzollinglwlb-guiliord\COUilcilcommklrnGlts02OW7
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