HomeMy WebLinkAboutPacket 08-19-08
City of Carmel
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date: August. 8, 2008
To: Plan Commission Members
From: Angie Conn, Department of Community Services
Re: August 19 Plan Commission meeting - Docket No. 08060010 OA
Enclosed is the information packet for thefollowing item. If you have any questions, please give me a
cal1 at 571-2417.
Docket No. 08060010 OA: Park Place PUD Amendment
The applicant seeks approval tl) amend Ordinance 2-500-06: Park Place Planned Unit Development
in order to include 2 parcels at the northeast corner of 116lh 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 PUD's jurisdiction. This ordinance amendment, partnered with the
rezone (docket no. 08060009 Z) of the 2 parcels from I-l/Industrial to PUD/Planned unit
development will provide assurance that the Cannel Plan Commission and Carmel City Council
have the greatest opportunity to review plansJor the property 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 highlighted in yellow. "
On August 5, the Subdivision" Committee discussed the permitted uses list and came up with a
list of limited permitted uses for parcel 3. The attached PUD ordinance text (Version 2) reneets
these changes. The committee voted 4-1, on a favorable recommendation to the Commission.
Please call (571-2417) or email (aeonn@carmel.in.gov) me with any questions or concerns.
2008-0808; 08060010 OA; PC Memo.rtf
Page 1
ONE CI\IlC SQUARE
CAR1\mL, lNDI.ANA 46032
317 /571-2417
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
SPONSOR: CouncilorlRider
I
ORDINANCE NO. Z-5W~-08
PARK PLACE
PLANNED UNIT DEVELOPMENT
DISTRICT
(ml!ending Z_-~Q9..:061
23
24
25
26
27
28
29
30
31
1 Versi<;m 2, 08/06/08
I
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
47
SPONSOR: Councilor Shari!
ORDINANCE Z-5##.08
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA ESTABLISHING THE PARK PLACE
~-- ----
PLANNED UNIT DEVELOPMENT DISTRICT (amending Z-500-,9&)
WHEREAS, Section 31.6.4 of the Carmel Zoning Ordinance Z-289 (the "Carmel Zoning
Ordinance"), provides for the establishment of a Planned Unit Development District in
accordance with the requirements ofr.C. ~ 36-7-4-1500 et seq.;
WHEREAS, the Carmel Plan Commission (the "Commission") has given a favor~bld
recommendation to the ordinance set forth herein (the "Park Place Amendatory Ordinance")
- - - - - -- - - - ~ 1
which makes amendments. to the PlaQned Unit D~yel.Qp'm.-ent District Qrdinanc~, previously;
adopted, that is 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 pursuant to IC ~36-7-4-l500 et seq., it adopts this Park!
Place Amendatory Ordinance, as an amendment to the Park'p!ace Ordinance, and it shall be in
full force and effect from and after its passage':"
Section 1
Applicabilitv of Ordinance
1.1 Zoning Map The Official Zoning Map of the City of Carmel and Clay
Township, a part of the Carmel/Clay Zoning Ordinance, is hereby changed to
designate the 3 parcels of land described in Exhibit "A" and Exhibit "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 Place Ordinance and its exhibits, and (ii) those provisions
of the Carmel/Clay Zoning Ordinance specifically referenced in this Park Place
Ordinance. In the event of a conflict between this Park Place Ordinance and the
Carmel/Clay Zoning Ordinance or the Sign Ordinance, the provisions of this Park
Place Ordinance shall apply.
1.3 Capitalized Terms Any capitalized term not defined herein shall have the
meaning as set forth in the Carmel/Clay Zoning Ordinance in effect on the date of
the enactment of this Park Place Ordinance.
Section 2 Permitted Primary Uses.
2~I-Parcel r~ The Park Place Ordinance is intended to permit a full service lifecare
retirement community that shall provide independent retirement living, assisted living,
and nursing care. Permitted uses shall include, "NursinglRetirementlConvalcsccnt
Facility", "Assisted Living Facility", "Clinic or Medical Health Center", and "Hospice"
2 Version 2, 08/06/08
1
2
3
4
5
6
7
8
9
10
II
12
13
14
15
16
17
18
19
20
21
22
23
as the same are defined in the Carmel/Clay Zoning Ordinance. However, in connection
with the foregoing uses, full time-twenty [our (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-sHe restaurant facilities to serve the
residents and their guests.
- -- - ---
~) _ _ _ E.arcel 2. Transformer uses.
2.3 Parcel 3. In addition to the uses on parcel one, the following ~ses shairbe
permitte4.lroll!. the Carl!l~ILpay' Zoning Ordinance, Appendix A: Schedule of
Uses:
24
25
26
27
28
29
30
31
32
33
34
a. Office Uses: ciinic or- MedTal-Health Center, Research LaboratorylFacility.
G~neral Offices, and Professional Office
- - - -- - ---
b. lt1stitulional_Uses:"public S~rvice Facility.
c. _ Educational lJ.se~: ~cho.91,.Jr~~ or Busine!is.
--- ----
d. Retail & Service Uses: General Retail Sales, Lumber, Building Materials Sales
(enclosed), General Service, Equipment SaleslRepair (indoor), Financial
Institution, Automated Teller Machine (A TM). Funeral Home/Mortuary/
Crematory, Veterinary Hospital without commercial ke!1nel, _ Whole~le Sales
( enclosed).
e:. - CulturairEItl.ertainment Uses: Art Gallery, Art & Music Center (enclosed).
Catering EstablishmenJ, RestauranJ wltpo!!t ..9riv~-llJru_ fQ.od sales,. M~~ting or
Party ljall",Museu.!l1
----
f. Industrial Uses: Light Industrial, Storage and/or Warehousing (indoor), Ligh~
Manufacturing. PrintiQgLPl!.,blishing ESlablishment, StoragelDi~trjbution Facility,
!Vvo legling.f i!,.cili ty.
g~ _~gricult!!ll!UJ~e~ Cogu:ner,fial Greenhousel
h.
- --... - - - - --
Recr~aJional Uses: Indoor Comm.srci~L.F.~<a:.eation_al Facili!y.,J~yblic Park.
Miscellaneous: Artificial Lake or-Pon,g, Q.oll-ll!lUtedJ~Q~cigl Us~).
1.
J. Temporary Uses: Construction Facility..
k. Transportation-'&.- Conllnt7nieation Uses: Collocated Antenna, RadiolTelevision
Antenna (Special Use), Wir~less Telec.pmmunications.,AnJenna,_P.rivate Parking
~A~~_(Accessory).
3 Version 2, 08/06/08
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
47
48
Section 3
Accessorv Buildin2s and Uses.
All Accessory Structures and Accessory Uses shall be permitted except that any detached
accessory building shown on any development plan shall have on all sides the same
architectural features or shall be architecturally compatible with the principal building(s)
with which it is associated. A temporary on-site sales office and/or sales trailer shall be
permitted.
Section 4
Communication EQuipment.
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
Hei2ht. Area and Development ReQuirements
5.1 Parc~l 1 Height and Area Requirements
.i.l...Cill. The maximum Building Height shall be fifty-five (55) feet.
5.1(b) The minimum front yard Set Back shall be sixty (60) feet from the
perimeter boundary lilie of the Real Estate contiguous with Guilford Road.
ll(0 The minimum side yard Set Back adjacent to the northern and eastern
property line of the Real Estate shall be seventy five (75) feet and the minimum
side yard Set Back adjacent to the southern property line of the Real Estate shall
be fifty (50) feet.
~ The maximum Parcel Coverage shall be twenty-five percent (25%).
2Jill 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.
5..:..L ....Earcel 2 Height and Area Requirements
5.2(a) The maximum Building Height shall be tw~ntY..-five (~) feet.
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 to the northern, eastern, and
-- , - I
southern property line of the Real Estate shall be twenty. (20) feet.
5.2(d) The maximum Parcel Coverage shall be twenty-five percent (25%).
~.3_ g~r.sel~3 Height and Area Requirements
4 Version 2,. 08/06/08
I
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
47
48
5.3(a) The maximum Building Height shall be twenty-fiv~(25) feet..
5.3(b) The fro!:!..t yard Set Back shall be a minimum of 10 (ten) feet and a
maximum of 2Q (twenty) feet from the perimeter boundary line of the Real
Estate contiguous with Guilford Road and/or 116lh Street.
5.3(c) The minimum side yard Set Back adjacent to the northern and eastern
property line of the Real Estate shall be ten (10) feet.
S.3(d) The maximum Parcel Coverage shall be ~e'ye~iy percent (7Q%).
5.4 Conceptual building: rendering and elevations for Parcel 11. Attached hereto and
incorporated herein by reference as Exhibit "C" are conceptual building images of
the proposed building that may be constructed upon the Real Estate. The building
to be constructed upon the Real Estate shall consist of primary building materials,
including but not limited to, Masonry, brick, cast stone, stone, stucco, or fiber
cement board, or the equivalent thereof. Any fiber-cement board that is installed
shall be installed by a certified installer. Secondary building materials shall
include, but not be limited to, wood, simulated wood, cement plaster, or the
equivalents thereof. The main roof shapes shall have a minimum slope of twelve
(12) horizontal to six (6) vertical. The final development of the building depicted
on Exhihit "C" shall be subject to further ADLS review and approval.
Section 6
Parkin2 Requirements
6.1 Parking Requirements.
6.1(a) Each independent residential living unit shall have one and four-tenths
(1.4) covered garage spaces or on-grade parking stalls on site.
2.J...(Q} Each assisted living unit shall have one (1) on-site parking space per unit
and every four (4) nursing beds shall have one (1) on-site parking stall.
6.1 (c) In addition to the above parking spaces, there shall also be a minimum of
seventy five (75) additional on site parking spaces for visitors and staff to
serve the site.
.Q.J..{ill There shall be a minimun: s>! eight S~ _ handi~a:e.ped par~~g spaces to
se!"e Parcell. Parking for Parcels 2 and 3 shall comply with all state
Wl,d federal gu!deline..s_Rertaining to accessibility.
6.l(e) Parcels 2 and 3: shall comgly with Section 27.08 of the Carmel/CljlY
Zonil!g Ordinancef
6.2 Bicycle Racks.
5 Version 2, 08/06/08
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
47
6.2 (a) Parcell: A minimum of two (2) and a maximum of four (4) bicycle
racks shall be located around the building perimeter and each
individual bicycle rack shall accommodate between four (4) to six (6)
individual bicycles. Said bicycle racks shall conform to the design
standards and requirements regarding the same in the Zoning
Ordinance.
-- - - - - - - - - - - ,
6.2 (b) Parcels 2 and 3: Section 27.06~ ~icy~le Parking of th~ Carmel/Clay'
Zoning Ordinance apRliesf
Section 7
Landscaoin2 ReQuirements
The landscaping in the PUD District shall be designed to compliment the architecture of
the residential and commercial buildings. Street trees, streetscape plantings, and buffer
areas shall be used to bring natural elements to the design pattern, in consultation with the
Carmel Urban Forester.
7.1 General Landscaping Standards. Landscaping shall be integrated with
other functional and ornamental site design elements, where appropriate, such as
hardscape materials, paths, sidewalks, fencing, or any water features.
Plantings along bui Idings and streets should be designed with repetition,
structured patterns, and complementary textures and colors, and should reinforce
the overall character of the area. Alternative or pervious paving material may be
considered, or alternative planting media shall be considered, for the urban areaos
where planting space is limited by restrictions such as buildings, asphalt or
concrete paving, parking lots, etc.
All trees, shrubs and ground covers shall be planted according to American
Standard for Nursery Stock (ANST Z60.1), and following the standards and best
management practices (BMPs) published by the City's Department of Community
Services Urban Forestry Section. Landscaping materials shall be appropriate to
local growing and climatic conditions. Plant suitability, maintenance and
compatibility with site construction features are critical factors that should be
considered.
Shade trees shall be at least 2.5" in caliper diameter when planted. Ornamental
trees shall be at least 1.5" caliper diameter when planted. Evergreen trees shall be
6'in height when planted. Shrubs shall be at least 18" in height when planted.
Ornamental grasses shall obtain a mature height of at least 3' .
The Developer shall conserve existing established trees identified on the
Conceptual Landscape Plan and Tree Preservation Plan, which is attached hereto
and incorporated herein by reference as Exhibit "0"; however, said trees may be
removed under any of the following circumstances:
· As is necessary to clear dead trees;
6 Version 2, 08/06/08
I
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
47
7.2
7.3
. As is necessary for the installation of access easements, rights-of-way,
streets, paths, sidewalks, utilities and drainage improvements,
infrastructure; and
. As necessary for public health and safety as determined in cooperation
with the Urban Forester.
Existing vegetation may be used to achieve project landscaping requirements if
(a) the vegetation located on subject parcel is of suitable quality and health, and
(b) the vegetation is proposed to be preserved using accepted best management
practices for tree protection during construction.
Maintenance
It shall be the responsibility of the owners and their agents to insure proper
maintenance of project landscaping in accordance with the Park Place Ordinance
and best management practice standards. This is to include, but is not limited to,
watering, mowing, tree trimming, planting, maintenance contracting, irrigation
and mulching of planting areas, replacing dead, diseased, or overgrown plantings
with identical vmieties or a suitable substitute, and keeping the area free of refuse,
debris, rank vegetation and weeds.
Building Base Landscaping Standards
Building base landscaping shall be provided at the base of all building elevations
that do not directly abut planted hardscapes to soften the architectural lines of
buildings, frame the primary views to buildings and public spaces, and blend
architectural designs with the landscape. Building landscaping shall be designed
to appropriately complement a building's use, setback, height, and architectural
features. Window boxes for flowers and planters on front stoops and sidewalks
are encouraged in areas where landscaping cannot be installed at the base of a
building due to the building's proximity to a sidewalk, path, street, right-of-way
or easement. Building base landscaping may help fulfill bufferyard requirements
where applicable.
Primary area building base landscaping shall contain a minimum of 2 shade trees,
I ornamental tree, and 9 shrubs per 100 linear feet of building perimeter. Shrubs,
ornamental grasses, or other alternate landscaping techniques may be used to
fulfill the building base landscaping requirements if approved by the Department.
If building base landscaping cannot be installed due to a building's proximity to a
sidewalk, path, street, right-of-way, or easement then landscaping may be
installed elsewhere on the site to fulfill the building base landscaping
requirements. Appropriate alternate locations include, but are not limited to:
interior courtyards, sidewalks (as additional street trees), parking lots, alleys, etc.
In addition, where facades abut the public right-of-way and/or sidewalks span the
entire frontage, planting islands may be created within the right-of-way and street
trees can help fulfill this requirement.
7 Version 2, 08/06/08
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
47
48
7.4
7.5
7.6
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.
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 unintemlpted 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 tre,es shall be planted in conflict with drainage or
utility easements or structures, underground detention (unless so designed for that
purpose), or within traffic vision safety clearances. However, where the logical
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 trees shall be pruned to a height of eight (8) feet minimum over
sidewalks and twelve (12) feet minimum over streets, to allow free passage.
Pedmeter Planting and Buffervard Requirements
Perimeter landscaping along the property lines shall be provided in the form of
either (a) landscaping per the requirements of the conceptual landscape plan for
Park Place CCRC or (b) street trees for portions of the perimeter which abut other
existing public right-of-way or where a public right-of-way is created via a
proposed road, or (c) existing landscaping which meets the health and quality
requirements found in Carmel Clay Land Use Regulations Section 26.04. Any
street trees used to meet perimeter landscape requirements shall meet all other
standards provided in this Section 7.4.
Bufferyards shall be planted at the time of construction of the buildings. Trees
shall be planted at intervals no less than twenty (20) feet, nor more than thirty (30)
feet. Shrubbery may be planted informally or in rows and shall screen parking
areas, outside storage areas, loading berths, tra~h and refuse containers, and so
forth from view.
Parking Lot Landscaping.
Where parking lots are visible, the following requirements shall apply: .
7.6 (a) Lot interior. Minimum of one (1) shade tree per nine (9) parking spaces,
with a minimum of four hundred square feet (400 SF) of useable soil
volume being provided for each two (2) trees. Planting areas shall be
evenly dispersed throughout the parking area;
8 Version 2, 08/06/08
1
2
3
4
5
6
7
8
9
to
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
47
48
7.6 (b). Lot Perimeter. A minimum five foot (5') wide perimeter planting strip
shall b~ provided on all sides of lot (except where parking spaces abut
curb-to- building sidewalk) including four (4) shade trees and twenty-five
(25) shrubs and/or ornamental grasses per one hundred lineal feet (1 OOLF)
of strip. Perimeter planting may occupy the same space as a required
bufferyard and may contribute towards Perimeter Bufferyard
Requirements.
7.6 (c) Pedestrian Corridors For any pedestrian corridors, where adequate space
exists, trees, shrubs and groundcover shall be planted.
Section 8
PlattinS!
The platting of the Real Estate into smaller tracts shall be permitted administratively, so
long as the proposed plat complies with the area requirements set forth hereinabove in
Sections 5, 6, and 7, and the creation of a new property lines within the Real Estate shall
not impose. or establish new development standards beyond those specified above in
Sections 5, 6, and 7, for the entirety of the Real Estate. However, the development of any
parcel shall conform to the requirements of Section 12 below, and all other applicable
requirements contained in this Park Place Ordinance.
Section 9
Li2htin2 Reauirements
9. I Lighting Requirements
~ Lighting shall be in accordance with the lighting standards and
requirements as the same are set forth in the Carmel/Clay Zoning
Ordinance.
9 .l(b) 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.
2.J..Cfl Parking area lighting and street lighting shall be of uniform design and
materials.
9.1(d) Exterior lighting shall be architecturally integrated with the building style,
material and color. Rooftop lighting shall be prohibited.
9.l( e) Exterior lighting of the building or site shall be designed so that light is
not directed off the site and the light source is shielded from direct offsite
viewing. For any use, illumination levels shall not exceed 0.5 footcandle at
the property line.
Section 10 Si2naS!e
10.1 Ground/Entrvwav Signs for Parcel I,.
9 Version 2, 08/06/08 .
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
47
48
10.l(a)~: One (1) Ground/Entryway Sign shall be permitted per each
entrance to the site. The building materials and design for any
Ground/Entryway signs should be compatible and consistent with the
building materials and design of the adjacent buildings and structures.
10.1 (b )Maximum Sign Area: Thirty (30) square feet each.
1O.I(c) Illumination of Sign: External.
1O.1( d) Sign Permit: Required.
1O.1(e) Fees: Required.
10.2 Wall Signs and Other Signage. Wall signage and other types of site signage
shall be permitted, but shall be subject to the requirements and standards
governing the same pursuant to the Carmel/Clay Sign Ordinance.
10.3 Signage for Parcels 2 and 3: Signage shall be permitted, but shall be subject td
I
the requirements and stangards_g9~ru!ng sh.e_ ~~LP..11rsuant to th~ !::;ar,LIl.el
Sign Ordinance!
Section 11
Mechanical Equipment
Any mechanical equipment visible from an adjoining public street shall be
screened with suitable landscaping or fencing in general architectural
compatibility with the building(s) with which it is associated. Fencing materials
may include brick, stone and other attractive masonry screening materials. To
the extent practicable, mechanical equipment should be placed on the roof and
screened by the parapet.
Section 12
Approval Process
12.1 Nature of Development Requirements. The development requirements set forth in
this Park Place Ordinance are in accordance with the requirements of I.c. 36-7-4-
1500 et seq. and ary expressed in detailed terms as provided under I.c. 36-7-4-
1509(a)(2). Further, as permitted under I.C. 36-7-4-1509(e), the approval process
contained in this Section 12 shall be adhered to in order to obtain an improvement
Location permit.
12.2 Approval or Denial of the Primary Plat/Development Plan.
12.2(a) Exhibit "B " , which is attached hereto and incorporated herein by
reference, shall serve as the Conceptual Plan (the "CP") for Parcel 1~.
However, the CP does not constitute the approved development plan and
primary plat. for the Real Estate Qf Parcef 1, nor does it constitute the
approved architecture, design, lighting and landscaping for the Real
Estate. The buildings, landscaping, and other associated improvements,
1 0 Version 2, 08/06/08
1
2
3
4
5
6
7
8
9
10
11
12
13
14.
15
16
17
]8
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
47
considered in connection with the Park Place Ordinance C!~~rc~ls I througli
3) shall require further (i) ADLS approval and (ii) development
plan/primary plat approval. The Secondary Plat and Final Development
Plan approval procedures are set forth below in this Section 12. If there is
a Substantial Alteration in the approved ADLS and development
plan/primary plat, review and approval of the amended plans shall be
made by the Commission, or a Committee thereof, pursuant to the
Commission's rules of procedure. Minor Alterations may be approved by
the Director.
12.2(b)The Director shall have the sole and exclusive authority to approve
without conditions, approve with conditions, or disapprove the Secondary
Plat (the "SP") aE.Q t~e_!:,inal Development Plan ("FOP") for the Park
Place Ordinance fOE Parcel ~; provided, however, that the Director shall
not unreasonably withhold or delay the Director's approval of the SP
and/or FOP that is in substantial conformance with the development
plan/primary plat and is in conformance with the Development
Requirements of this Park Place Ordinance. If the Director disapproves
any SP or FOP, the Director shall set forth in writing the basis for the
disapproval and schedule the request for approval of the SP and FDP for a
hearing before the full Plan Commission.
12.2( c) An amendment to the SP or FDP for Pw:cel ~, which is not determined by
the Director to be a Substantial Alternation or Material Alteration from the
approv~d development plan/primary plat, may be reviewed and approved
solely by the Director. However, in the event the Director determines that
there has been a Substantial Alteration or Material Alteration between the
approved development plan/primary plat and any proposed SP or FDP, the
Director may, at the Director's discretion, refer the amended SP or 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 FDP [0-; Parcell. shall be a specific plan for the development
of.all or a portion of the Real Estate that is submitted for approval to the
Director, which shall include reasonable detail regarding the facility and
structures to be constructed, as well as drainage, erosion control, utilities,
and building information.
Section 13
Definitions and Rules of Construction
13.1 General Rules of Construction. The following general rules of construction and
definitions shall apply to the regulations of this Ordinance:
13.1 (a) The singular number includes the plural and the plural the singular, unless
the context clearly indicates the contrary.
1 ] Version 2, 08/06/08
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
47
13.2
13.l(b)Words used in the present tense include the past and future tenses, and the
future the present.
13.l(c)The word "shall" is a mandatory requirement. The word "may" is a
permissive requirement. The word "should" is a preferred requirement.
Definitions
A. ADLS: Architecture, design, lighting, landscaping and signage.
B. Accessory Structure: A structure subordinate to a" building or use located
on the Real Estate that is not used for permanent human occupancy.
C. Accessory Use: A use subordinate to the main use, located on the Real
Estate or in the same building as the main use, and incidental to the main
use.
D. Building Height: The vertical distance from the lot ground level to the
highest point of the roof for a flat roof, to the deck line of a mansard roof
and the mean height bet ween eaves and ridges for gable, hip and gambrel
roofs.
E. City: The City of Carmel, Indiana.
F. Commission: The Carmel/Clay Plan Commission.
G. Conceptual Plan. A general plan for the development of the Real Estate
that is submitted for approval showing proposed facilities, buildings, and
structures. This plan generally shows landscape areas, parking areas, site
access, drainage features, and building locations and is depicted on Exhibit
"8", which is attached hereto and incorporated herein by reference.
H. Council: The City Council of the City of Camlcl, Indiana.
I. County: Hamilton County, Indiana.
J. Declaration of Covenants: A Declaration of Covenants, Conditions and
Restrictions for the Real Estate which shall be recorded in the office of the
Recorder of Hamilton County, Indiana, and which may, from time to time,
be amended.
K. Developer. Guilford Partners, LLC and its successors and assigns.
L. Director: Director, or Administrator, of the Department of Community
Services for the City of Carmel, Indiana. "Director" and "Administrator"
shall include his/her authorized representatives.
12 Version 2, 08/06/08
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
47
48
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. Masonry: Masonry shall include brick, cast stone, stone or the equivalents
lhereof.
O. Material Alteration: Any change to an approved plan of any type that
involves the substitution of one material, species, element, etc. for another.
P. Minor Alteration: Any change to an approved plan of any type that
involves the revision of less than ten percent (lO%) 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 stlUctures which are greater than eighteen (18)
inches above grade level, excluding fences and walls not attached in any
way to a roof, divided by the total horizontal area within the Real Estatc
boundaries.
R. Real Estate. The Real Estate shall mean and refer to all of the Real Eslate
described in Exhibit "A".
S. Right-of-Way: An area of land permanently dedicated to provide light, air
and access.
T. Secondary Plat. A specific plan for the development of the Real Estate
that is submitted for approval showing proposed facilities, buildings, and
structures. This plan review includes general landscaping, parking,
drainage, erosion control, signage, lighting, screening and building
information for the site.
U. Set Back: The least measured distance between a building or structure,
excluding, however, porches, patios, sidewalks, parking lot area", and the
perimeter boundary of the Real Estate. For purposes of determining Set
Back, the perimeter boundary of the Real Estate (i) shall always mean and
refer to the outside perimeter boundary line of the Real Estate and
(ii) shall not be changed or reduced by reason of the platting or
. subdivision of the Real Estate into smaller parcels.
V. Sign: Any type of sign as furthcr defined and regulated by this Ordinance
and the Sign Ordinance for Carmel-Clay Township, Ordinance Z-196, as
amended.
W. Subst,mtial 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
13 Version 2, 08/06/08
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
47
48
or approved materials; however, the ten percent (10%) revision calculation
shall be not be calculated and/or based on a continuing basis.
Section 14 Violations
AU 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
Joseph C. Griffiths
Richard L. Sharp, President Pro Tempore
Kevin Rider
John V. Accetturo
W. Eric Seidensticker
Ronald E. Carter
Luci Snyder
ATTEST:
Diana L. Cordray, IAMC, Clerk-Treasurer
Presented by me to the Mayor of the City of Carmel, Indiana this _ day of
2008, at .M.
Diana L. Cordray, IAMC, Clerk-Treasurer
Approved by me, Mayor of the City of Carmel, Indiana, this _ day of
2008, at .M.
14 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 C.onn, 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
15 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 Northea~t comer of the West half of the Southwest quarter of
8 Section 36, Townsrnp 18 North, Range 3 East; thence South 89 degrees 15 minutes 14 seconds West 66.00
9 teet with the North line of said West half quarter; thcnee 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 minuLes 34 seconds East 1182.55 teet 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 NOlth 67 degrees 02 minutes 29 seconds West 244.32 feeL to a mag nail; thence North 00 degrees 10
15 minutes 31 seconds West 1088.40 teet to the point of beginning, containing 19.55 acres, more or less.
16
17
18 Subject to all rights-of-way and pertinent ea.;;emenl<; of record.
19 Comprisect of Tax parCel ill num~r.fi-Z>9-3~ ioi cParceii).
16 Version 2, 08/06/08
I
2
EXHIBIT "AI';
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
LEGAL DESCRIPTIO-N of Parcels 2arid.3
Plot 5
Part of the Southwest Quarter of Section 36, Township 18 North, R,mge 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, Township 18
North, Range 3 East; thence South 89 degrees 14 minutes 12 seconds West on and along the North line thereof
66.00 feet; thence South 00 degrees 10 minutes 31 seconds East (assLUned beming) pamllel with the East line
of the West half of said Southwest Quarter 1988.70 feet to the True Beginning Point of the real estate herein
described; thence North 89 degrees 40 minutes 42 seconds East 729.14 feet to a point on the East line of the
West half of the East Half of said Southwest Quarter that is 1994.30 feet south 00 degrees 14 minutes 51
second<; ca<;t of the North line of said southwest quarter; thence South 00 degrees 14 minutes 51 second... East
on and along the East line of said half Half Quarter Section 632.71 feet to 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 feet West of the &<;t line of the West half of said Southwest QuarteS thence north 00 degrees
10 minutes 31 seconds West parallel with said East line 636.]2feet to.the T'!y~.Beginning Point; containing
1 0.610 ~5, !,ll.Q~ gr less.
- -- --
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 ~r College Avenue (Guilfon:l Road) ancU 1 i5~ Street; ~ubj~t !o all other
legal ~~Il!ent and ggbt<; of w~y.;
Comprised of T~ parCel ID- nlUllbers 17-09-36-00-00-054.001 (parcel 2) ,md 17-09-36-00-00-054.000
(parcel ~1 at the northeast comer of 116th Street and G,pilfon:l ~oad.
17 Version 2, 08/06/08
1
2
3
4
5
6
7
EXHIBIT "B"
Conceptual Site Plan
(~ee attacl]ec1)
18 Version 2, 08/06/08
11:\hnul\Zulling & Real Elitale Madk~WLB'lGw.lrocd Pariu~u C.-uteN'UD (.1u:n, II0206.dUil,;
1
2
3
4
EXHIBIT "e"
Conceptual Buildim! Elevations
(See attached.)
19 Version 2, 08/06/08
1
2
3
4
5
EXHIBIT "D"
Conceptual Landscape Plans and Tree Preservation Plans
- --~=
(See attach~dJ
20 Version 2, 08/06/08
--I
I
r~/
../
J
,i
"J
~:-::~-:--:-:;
.WlrJWWt"E~
rn-r------:-[I"~l.-_"J -~i!i- -
~f~f!.15-ROA[L",,, 'AI ":
_'___~'.__...~__~.______._r'
I', ,----1",rtol-"-('~!,n:~11"tll----;,'''1I111
I CONC;;~;;;~ :::
fur
I
'0 50. 'DJI 150 ~OC
_e..:ll
~l~Nt~~~LE: l:"=~O~~ d _
PrBf!"lfKl,By..
Pre(J8(edFcr: _,...,...:.:..~_.,..~_-=--n ",,~,'i" ~\? ~
Guilford Partners. LLC UlNNOX TIMCE \
16656 8~ownstone Court .
Westfield, In, 46074
Ph: (317)867-4132
Fax: (317)867-4185
CONTACT: Mr. Wayne Beverage
PARK PLACE CCRC
~~~
Ih
~~r;ITl
,{,...:ins.M/l-Crn.rCJr1', HI;'Il1~'Qrl&Tlton.lnr.;.
E!\gI~I"li., SW-V"\'C'!l ',Pk!r>flBll '-kkmtth
7~ "', ~haClalwd /l,Wl"I!'rl-l{'ll",Ooeas, IN 66"liiO
'Phor1!1:31;l"!li3,6~J(I FaxJI1-1'IJo/i,m
OA"rE
11.10-00
[" !'" II
~r JOO ~. 2006-l81!
SHEET
,.;0-'.:'1
blL ~
~--; :- i '-' -------,- ~
. - "'-..'i~.~'
=R
."
! ~
~ ~ II
~ ~ (
~J I~ 1\
!~
~
-
i:
~
2
t\,
~
e".
t?f
,;l'/
~
~
~
X
;
.:i
~
~
~
,@
~
!!;J
Q,
111
~
g
d
~
~
;;..
~
til.l
~
....
""'"
I.."i,..,.._
I
I
I
~
II
II
~i
I'
TYPICALlNDEPENDENT LIVING APARTMENT WING CHARACTER ~LEVATION
~EtlCOOC~-n:
w..s~R:YveIEER GUMm#IILS BALC<lNY U.A8s'
TYPICALINDEPENDENTLlVINGAPARTMENTWI~GCHARACTERELEVATION ~E)(\-\\I?:Xf c.--?~ Park P I ace
RDQ"... SchutteWjl~c~m Birge October 6, 2006
" I
Hf~IT I ~!
. 'ti~~ I H!
]ji:: :,-,__.fO', "'-\ ~~~
,-"-, ."'...~..,,,,.......,v~',.......,.,vr....-.r'-r.........,.. ~i-..':.::r""^'..,-.,.... ~ ~ ~~!.
".\ ./}/ I -L ~~
~-~~ '-'--=-=".==---.'-.~l'''"-~~'=-=-''''"\-- ~,-iP !~ :;:c=":cr F~ - ..' -r"""-
",,,U:.>.W:';E!hIlTICNN1El. ,__\-/ ~-~t.-- ...-.,-~{~~----:-----.,..__:--,--
..,~.~."~ '-I J I. _ J I I {:
'_~7t?i;:'::::::;2c:.:J- j---- I !
i"/r" : ~----- ,./3
'tV _Jt \::i<E!;',ll
*.~'OU:;.;"~i- ~I;'
.~,/~\ ~I_..- __R.-
1......--' ~1 I
~/-~\ :
\
\ .
.l___~---- i
I. I j
~!i ~..L~__J~~~~c:':r=::::_ _~~.~,...^'_ . .v~...'H@.p."r.y.~_.r"~' H_'__
~W;,'~;;::;;~T.T-"';;.~.': 0_o:i;t-=-=...:.~::- -::..~:.:..:....~...:..:.~~!~.._-
~~~~--T ~5..VW~ --- -- --- .-::-~.t~...."'r....oU>r,-" - - ---I ' i
. I
_ .------.-...-m-:\---r-t-':
~".1-----'.-.1-"'....-----------i,:l'~r---1"'~.
a:NNOX 1'Rd,CI \
\ \
1.2..P. /
f," -.. . . --- .'" . .~.--===
',l "'~'H_" ...LL..._
.:- "~L1_:I. ....-1"-..
~EY QUAN SIZE BOTANI-c.Al. NAME
COMMON NAME
'KI:':.... QUAN.. dl2.E
.cOMIlION HAME
:vl:II,JmumllI-WIlIltWDl1'b'
".M':EJIUll'f'r.llinrr,~
",blut'Hrn:lJII'oolli
e.r:.."'-frW'n~~~~'
j...nr.~"rO!ll 't<<&ir.....
Z'I.." ~rrubrtmp.r...,.,~
:!:Ii" ,'\corfnotm;l...i',ItI"n~d"
:<oW' ClI-<!II'f:Lllon.t11
:i'.W' ra.:t.d"':ldi;l:h':III,lIh
~. "~iilMu"",'r...n"'Li'
';' P...~ ;o.I11gQm!11!';.&!.;;I
n'.l M.fIl3,n"",ugr",,g~lcoIll
:to 1'Idu..~'CuI1y'
E1(h;1r.;l~ R$d Maj: '"
Aoillm':nnue~
RNOI~
ea.:d(.l1Tetlll
a".clLH~1I5p"JOO
Coioa~QIlI~:!If11,;~
.'lI.Iw'MOrllll:ll104~b:lblilJ'l
H..r~Wwtili>ci'1(ljI'l\:.lIl-llU11
{II1\nMQJ1fJV1tllmwn
,. f~rU~I'JoiI CllIb
A$.!.Io-oo$I CQ,~
CdmlQl.I'IIj:,nl) 6ouboo''1
~'* .IoJI)JPW
IUl .",
" "
OR U
'm '11
IIl.l D I~
1't'1J ~
A6 1U
~loi 1~
'oIW ,n
,"If' :I~
IolRJ Il
.,,, ..
Ji"I 1',~
.~
,..
1 ~fr..
1;1"
".
Prepararl For:
GI..dlf6m Part:flO""r lie
16656 OroWf1alolla Court
Wlllllltfhald, In-. 41307.-
Pf'll (-3.;'7)"7-413;2
FiIlJ(; P17186704tlJ.:l.
CONTAct. WAYNIL L. r.l.eVt:;RAOe.
LE(iEND
(j EiHADi?;TRIi!,1!
EJ COLUMNAR TkeE
E?t E,VE:FlGBEEN,.T.REE.,
\i' ..b:HNA.MeN:rAI.-.._T.~,~e..
~. St-lRUBQ
('lol~""'IiI....5pru"",
CCl't1lfianCr'l1I
CI..1dGr.
PnIrttn'RtI
ll.dJtlowll.Cr.~
~Cr."
,*""Ml!dnglol.ord-ocm
a.Io!cllt1o.. ~ 0. .,:.(ut.... at4-nt III boJ.n..g...... C1tfllf*n> op.c-.nod ..
pukllll.........
CONCEPT LANDSCAPE PLAN
for .
PARK PLACE CCRC
('l'I..i>a~ ILopioo
AaUl\.llBIu.t!MIJI!.
~s..g.~
__.rtIII-brIllJL~N&I
P"(I...-nIdll E!.~1Il Hombum
....0.>
~g1$l."".1I~"-1I
illdlttll.'alll'll~
./
Wilt."€III!N't'.;y
i EX~15n
D-1
J
.OR
'/ /
/ I
~T,! I
~, P!:FIw!AaL~. TSXlURtf;DPAVINCi iuBE INSl'AL..l..I!:O
.. ~N e.H..fCl P~E[} N'![1\5 W)'fHIN IH~ DE\lE'l-(]P"ENT_
....._...._.f.-
-----~"/
~,-.
LandFO€uS, LId.
L.:mli...v.oif,l$i5' Pi,mrring ...~.;'re ~~Jgn
W5Eu1~ 1'1_ ,1nd".rwF"'i.,lM4Ii.2oW1
111"'~~
~'
.. ,~a:.;T""',~=-~
PrQihlfW B/:
~~.
i:'.l.~~~~~
'''.n....., _"....'...,,.
.. ... '. - ,
(,~I~'
Q~';F"
8HEEl
'(
,
~~
TI
!~ 1
:;;!
~, '.'
~"
"t!'.,
270' BlD"FM ZONE
-~-.--_._.-
. . .'
. . " ..
35~VW
j'
(
lJll.l";~ E/{SfibY
. EX.l1\e:.\T
D-2
/
, /
_:-c--'./ '
!
B
.
!
, Prapared For:
.' GullfDrd Par1ne..... U.C
16656 Br-oWllB'tDfte Court
W~;$tflCI"" In. 4807. .
Ph> ~'7}88'04132 '
-F.JU (317)967-4185
. CONTACn'WATNI! l-. BeV,IERAG~
--:-,<_m:~~,~:.~.,""':.~. \~\" ';,-
, ,LEGEND," ,
a ,"SHA~T.f!~~...
~' .!=u.JMrAA.R_']"'~J;;.",
Q ~ERci.~E~N,~:UiEE"
a _.qFlN~~E~TA,L..tRl~~
~Si"RU...._
,0-:
LandFo~L1s, Ltd,
.
I
:1
I
PLAN'TSCH,EC!lllE, BUFFERYAf\DS
KEY QL)~W SIZE BOTAHICAL lriANe
Co~ON HA~E
". : ~d).nal)isk. f.'bn.'ling" Srte~ig:J
.: :MUe...i~i'I-:l'f9w..iIIldlal'llipol..,ltt4G4IJ
. ' 31);t.d:-US4
M- .3i!I
!F. "m
Off 13
l"Q ~I
~'G() 14
pr'cs G
N:i 1~
a~' 2i,
2~' kM nJbn:m 'EoOwhd'
n'i~ AaI>f,"Mm.ii1.,'JO~~'
214- OUefwIln;bra
:I!-\." T~dlslld'lllm
~. P~~p~~'
8' PiMD,pu~;o~Q~
1'11' ~.".~~ndll\<lt..
?' Bell.lI. ~1gla'CI.iIY
l5a'htlalRDd,IM,pll!l
~BIauot.lApIo
RlIdQU
Bllk:i~
BIill.J;~31JIu~
~:ndllollllUl.sp~
~8riil:l,lI056NW'A'tlfwry
-HdIlgI R~ II'thllrtg. m-liJrr,~
"
';'i3
.
..
11:2
.fi.,.ff
'i~~.
'''"
,"'
2<"
__':t1lu!JJ,In'Lt;:!-.~~tth.
M;:lltQ'P1lirQr~'
IAdI.JiR8l:lJ~
e..rt_WiII'C:~,I'ilimy'
.J~.a'HciJj~'
.W.:1l'H.;IIil,~"UQ1...<....
Prm11;~',c..b .
Il:tl<!JUr.niICI""..b
(;cvns.';'f'IQm~ BrirtIer7}I
H"!jI:Q......Jipa
~..~~~I
. . SCJol.i,,'ySJ
I:
CONCEPT LANDSCAPE,PLAN
, for
PARK'PLACE CeRG
&lillelhllll.a ~ pk/TtMIHI~rntQ blilclfllilS, In c:IlnmQfl ~ IUI~
~hI1~ . '
BGodWI UapI.
AuIUIMISl~lISapl.
Ljpq-$Ua-"'~
ImptI;rll1~l.b.:l.l:llt
PF-lIlJ1ldi1l Eur..... HGmb..rn
..."'"
. 6...1'\lII1I.&N....1I~!'l
lID Hilllt IPM9
~du BlUe SpIOOtl
c.ntl:.lru Cl'1b
"'""CAb
....... "'->
fbdJ....d eBb
}d1'Qll-_all(;rciP
WJ,!Mddr1og~wItWIm
" """""Sy.
.MIm
. =;':~~!,,*.
.. 'C .. . " ,
DIo'.1!;
..,....
S"~T
'1
.~ ~ .1
., ~.
ilJ :1
!. <Iii..
, ~! ~~ , L~
~. .-
, n G~ :~
I ~! III IU
"
j ~~. g~ ;,
,
l
. ,
. ,
i~
,~ ~
~'~\,;,.~
~ g~ ~
:.
~ B
~
Q ~~
~ ii
~
~ :~
"
;: ~~
~
~
<
"
oJ
~
2
~
~
~
2
<
0
Q
~
..
..
;;l.
<
r
m
w
oJ
. .
5
"
~,
.
II :\l j
il ~U
;.~_ ;d.a;l
~~ ~.~ ~.~
< ..
~~ ~'~~
~li
0:'
<)
~I I, , ~ d
jf~ ~ i ! r.
W~~] . i1n :1
!8h~~~~ ! ,~! JI.,.
'il !i~~~~ l i~! ~~~
~ ~l1t~h" 'Hm HI
li""1 j 8J
I ~!!,iila:i
~ ~ i"t'~j'o
II lit =: ~ !'f~...
;ells ..~ 1-
i:!~,~~!~!i
~ U~ai~-!.li
I'! im}hH
~ f~ij!!t.i~
, ~.J~'i,hi.
-"Ii ,If i I;, !.g~"!
Le,jJ~ ~mi;i~HH!h
~ i j"
~ ~
=> .i:
qlj H
~ . !t ~ i ~
3 li~1 : a I
~ ~H~ ~ i.
~ h~~ : ~ !
~ UH j Ii
~ :>~1i!l t ~ !
~HHa , · ,
~~}!~,g i: f 1
u~m iI.U
id~." "I'!H
Hhfi ~Wr
!ji;~i h~~~
"hi!J~ ~Iih
hj~~H.h;ii
i~~:~:;l!';~~!:!l"
~ e
-~ .. ~
~ ~ i
· i .
~. ~
~ ~ ~
~ ~ ~
~ .
o! ',~
?~ ~~H=
-g~u~ liB
~,j~i, ~
'!~f,liU*<'
~E!hP~!
HI'HU'
'Hi,i~a~
<l:~:i:~i!:H
Ihl!~!W
li~~l'; ~~j
~uH'W;
~ .!~~~"H
~ :HnUn
~hl :.
\1~j.ii~!." ~
!l~ '.n~ ;! iI-
il=jj~.,,~ -
"t.~~~i 1. ~
!";.~i~ ~ ~
g !l'~! ~ i ~ ~
jr.; iil. ~ _.! ~
~i!j.hU' -
~l;~;iU ~ "ii 1
il:;!!~l ~ l~ J
li;H.j~} t ,H ..
~"l~" ;:1!..!! i
~PI!l;i l .. ~.
l.i:!fh j
~\
~
~
~
(
...
a.
w
~
j[
..
wl
o
.;
:r "
" .
!,
.~ ~i
~,:~ ~:-
~ g. ~o
li ~t
~! 01-
t~ n
M
...
~-
w
Q
"
Z
;::
Z
.;
...
..
w
W
0:
..
Z
W
W
0:
o
~
w
>
~
~H
.~J
3ii
f~..
....
r~
~H
It;
HI
l' !?
:!'~;i
J-i~~
~ E~gg
~ j~ It
I
'p
~i', ~.
Hfil:f
n.i~
i:'~ ·
l;~~f!
~hB~
.!"':a.",-Ij
H~!1
HOOf
.~~h
"i~!<!l
hi~-;
. "'1
:~;l
g,5,z:;j
HU!~
Hn!i
Ii
.~Z
j.
~!
i
i It
~ gB
a'iU
~ jtj
I :L
"
..
lit
<~!~
fiU
~hi
n~l
.1}
~HI
~..~~
'~.~
l.~ ~ ,
~tBh ~
Hi p: t
hh.! ~
!
i
Ii
I
,
~
~ ~;.O"-
~h'H~!
:J.'i:t~r1il'il~
Ejihih
~ni8jH
~ ifl5!!i-" .
H~~~id
j~l~~~" e
,H'w'p
.H:l'~l !
~HtFH. .
~Hl!e~l
.5Ci'S:~"'_! :!l'
~~':H~!
i~t~"~i:tJ JC
. H~Bih~ ~
a
H
I~i
B.
n!
Htj
~m
~~n
.'U
~.jil!
~ h
i ,11..'
~UI
~..-~
"iP"
hH
IflHHi
'~~il3-2-~
~g! H~:,
~Lii!~.l!o
ihiHd
~.W]l~'
~~,i ~-;~ ~i
~~ 1!"i ~
;21~!!~.~
~':1j~~-;~~
l{:~~~n
j' ~h~.'.,
:~u~a~
ii~.!~H
l;~!.h~~ "
hjhh~i
h . <!lg ~~l E!':~ i!l . .
OH il-1 ~f~~hH~!~1
e~..: I I It J~"
~:~ ~!ii ~ ~ . ~t;~
~,. ~ ~if~ ~~i!'~l~H;;' ~-i~ ~..~.~
"'~~ ~H! ~r ~h,~,,'~l ~~t eli m;
~H Hi . , ~ J: "'!~~: ';;;.1 <.l Iii Ii 8" .j
i I -2 S~"h;;!H~~1 !1a~1
hi .1.. ~ ~ ~ '>J"Ii-' U"-.~
. '"~~ ~ ;;i~'-!l~.~~H!if :!,I,a ~~ ~!j
-"'.1; !~ ~t. , ,~ l~i d
lij n ; ~ ~ 1 ::;r l:;Z!!~I; tl~ i'~~,~ .
;pf ~- $J-? . H
~! "$-3 ! l~ ~~ ~..'h~~-i~~~l ~lIi! ~ 'Ii'
'f .~ :s: Cio1 1 ~~!'.iH~l~.. . iin ~ . . ? l'l"_i'i
... . 1 1~1'l "~3 ~'i,~ ""f'
f i [ i -;:,!H'f!..H! ~ HI .~. "i
11 ' t ~~j ,~ Ih"~!H"~ ~H j;"~'t~ : ~t-.
~~~ ! .~ , :'J~ i" . ~ Q II!!;::: is-
0"(' ~i5 , ~'R ~!L~
~illij il ~t H 1 ~ m H!~~'.'~'~r . ~~l ~ ill
~H d i~..!nHb4 I Uti ~.~ ~'~ ~
I Ii f'HI 1 ! . "ii >
~ [ a i~H .~~t'~~~ I ,~li~l
~h,!j dU" 6~ ~ ...;II;$' n .g::~6!1 ~.HI
~
u
"
..
h~ ,~ .r
~'~ " ~~
n~ h j ~! ~
ti~ ~r .
~t;; . h
id .~~ ~ ;i ~
h~ ~ ~. I
1j5 ~ Ji
v." ~p ~ !
=~ 8 if ~
h~ ~,Q~ ~
! ~5 ,
~ ' B ~p . ( ;
:~~ .II .~i
I i-;.l ~ . ~ ~
taj m~ j ..~.
j.;~.~ g~H !~ ~~f ]
~~ ~'. ~
.B ,-!-t> . !is ~~
o!~! ~r~~ H n~ ~
j,il~ ~.~. ~15 ~!!.:.. ~
~
~
~
~
~
'1
!
"
"
l
!
B
~ ~
, ;
,!.. ....
!.i ~
~. i
~ ~ ~
...1 S
s. .
. .II
~
;da.! ~ "
li~ij~J!t h
..'!~.- ~ "~f"
',~ - ~ - .R .;
. ,1 f ! R =g. .!
l ~ ~jI~ 8 1. ~~1.~
,.<i!~ n .H.
auh ~ .u, 08
H~~n il. ~~~]~
~~~~:.'i~
"',
.
.
!~ .
8'
H
ill
!~
-h
~~t
~~i
~~l
~~g
l IH~ !
i iii~ ~
~ <'-~~2 :
i ~.!~l-~ i
~ 1Htt
! f~h;
i u~;!
; um
~ iili~''!:;..
0: ll:l':.€,;
i~. ~~~H ~
~.
"'."
''"~
>i
.
Hi '
:I.E~ _" I
~.~ll ~,
J iii i
U~! i l
~~~~ i -'
l'p ,; J
thi j l
~"t; ~ 2 ::!
HH i "
i ~'i
S ,~~
iW
l >,~
~'~1
BH.~
~ ~~~Ii
, .~~..
1 ~j;n
! Wl.~
H.U~.
.' !~.:p
;: ~-- !
~8 HiH
ri ,;h'~
;{j !:ilf
H ~ih~
j:~ ~~~~!
,
,
eelS
~ill
iu
'-.
U~
-bo! ..
ht
l?]ir
iW
~W
:d.'!j:5
'~," i
~ ~'~a
~ ilih
~ ...;
~
I~f
~~~
8t~
iH
:~i
d~
~~ ~
[:l1
lh
in
~ ;~-
~ '. ~
~ ~L
~ --
d
~s
~ut
U.~
~l"
f~B
~sl~
lh!
l~~~
.. 2~.oo::.
Hh
-- ". ~
aii~
~
~~ ~"
-- co
I
,Cl
\.-
.J)
-r
y..
uJ
~:Q Ii.
.....J b~
~.!5
ell':'}
II':.~. .f.~~.
-0 a:!...
CI. "<"
U ~!i
C ~i
I CO ]'ii
I .....I..'lri
I it] i !
g ; f~ ~ I
"<'h .
~ tl.] !
I ~'li ·
· Ihi !
i 'Pi ~
.h!~
~HiP I
; ~ =JII.~, ;
'-j - I, i'
!. i..i~~.1 ·
.l~t!l I
II.!i.IF.! Ii
r!j~~" t
,HuH ,i
jJ" .. .,
~
Q
~
r:5
Li:
g
cr) 0
~ UJ
'<( '- ()
Cf) -i< <(
-J ....J
-- a..
~
l!J ~
Q a:::
~ <(
"-( a..
u
Cf)
Q
<:
:3
u
rr::
o
w
(; ~ ~
::I ~""NIla ~
5 €~i:!~:
~ e g.."t~.J
~ f t;'!~lw
~ ~ ~.;~I:"~
9. A. Ii;.-;'!;<<
2:! 'a riit:!'l,---l
0.: 5a:1~~ii=
~ !IDLu.~
Ct T" !E
o
"
1
2
3
EXIllBIT "E"
Parcels 1 through 3
r
Z
C'.o
c
~
a
;c
c.
21 Version 2, 08/06/08