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HomeMy WebLinkAboutPacket 07-28-11 PUDVersion 107.19.11 ORDINANCE Z- -11 SPONSOR(s): Councilor(s) LVA RA A PLANNED UNIT DEVELOPMENT DISTRICT CARMEL, INDIANA SILVARA A PLANNED UNIT DEVELOPMENT DISTRICT table of contents Section 1. Applicability of Ordinance. 3 Section 2. Definitions. 4 Section 3. Planning Areas. 7 Section 4. Conceptual Plan. 8 Section 5. Permitted Uses. 9 Section 6. Bulk and Density Standards. 10 Section 7. Architectural and Design Standards. 11 Section 8. Signage. 12 Section 9. Lighting. 12 Section 10. Parking and Loading. 13 Section 11. Landscaping. 14 Section 12. Open Space. 21 Section 13. Pedestrian and Bicycle Connectivity. 24 Section 14. Infrastructure and Environmental Standards. 25 Section 15. Owners' Association and Covenants. 29 Section 16. Development Plan Approval. 29 Section 17. Violations and Enforcement. 31 Section 18. Adoption. 32 Section 19. Schedule of Exhibits. 34 Page 12 Silva ra Version 107.19.11 ORDINANCE Z- -11 SPONSOR(s): Councilor(s) AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA WHEREAS, Section 3 1.06.04 of the Carmel Zoning Ordinance Z -289 (the "Zoning Ordinance provides for the establishment of a Planned. Unit Development District in accordance with Indiana Code §36 -7 -4 -1500 et seq.; and WHEREAS, the Plan Commission of the City of Carmel (the "Plan Commission conducted a public hearing 011 docket number 11050013 Z at its July 19, 2011, meeting as required by law; and WHEREAS, the Plan Commission sent a recommendation relating to docket number 11050013 Z to the Common Council of the City of Carmel, Indiana; NOW, THEREFORE BE IT ORDAINED by the Common Council of the City of Carmel, Indiana, that, pursuant to Indiana Code §36 -7 -4 -1500 et seq., it hereby adopts this ordinance (the "Ordinance as an amendment to the Official Zoning Map (the "Zoning Map and Zoning Ordinance to establish this Planned Unit Development District to read as follows: Section 1. Applicability of Ordinance. An Ordinance Establishing the Silvara Planned Unit Development District 1.1 The Zoning Map is hereby changed to designate the land described in Exhibit A, attached hereto (the "Real Estate as a Planned Unit Development District to be brown as the Silvara PUD District (the "District 1.2 Development in this District shall be governed entirely by (i) the provisions of this Ordinance and its exhibits, and (ii) those provisions of the Zoning Ordinance and Subdivision Control Ordinance specifically referenced in this Ordinance. The West 116 Street Overlay Zone, as set forth in the Zoning Ordinance, shall not apply to the Real Estate. 1.3 All provisions and representations of the Zoning Ordinance or Subdivision Control Ordinance that conflict with the provisions of this Ordinance are hereby rescinded as applied to the Real Estate and shall be superseded by the terms of this Ordinance. Version 107.19.11 Silvara Page 13 Section 2. Definitions. 2.1 The general rules of construction set forth in Chapter 3 of the Zoning Ordinance and the definitions set forth in this Ordinance shall apply to the regulations of this Ordinance Words not defined herein but defined in the Zoning Ordinance shall be interpreted in accordance with the Zoning Ordinance definition. 2.2 ADLS: See DP /ADLS Approval definition. 2.3 Building, Attached Residential: A Building including any one or combination of the following: Attached Dwellings, Multiple Family Dwellings, Two Family Dwellings, Apartments and Townhouses, any or all of which uses may be of a rental or leasing nature; and its ancillary uses (e.g., clubhouse, leasing office). 2.4 Building, Village Center: A Building that contains any use permitted by this Ordinance within the Village Center Planning Area. 2.5 Building, Village Neighborhood: A Building that contains any use permitted by this Ordinance within the Village Neighborhood Planning Area. 2.6 Character Exhibits: The illustrative exhibits attached hereto and incorporated herein by reference as Exhibit K. The Character Exhibits are a compilation of conceptual plans, images and sketches designed to capture the intended character of the District. Although the Character Exhibits do not necessarily represent the final design of the District's built environment, it does establish a benchmark for the quality and character of the overall District as well as the District's various design elements that contribute to this vision. 2.7 Community Amenities: Recreational facilities and spaces, including, without limitation, any one or a combination of the following: (i) Open Space; (ii) trails; (iii) a swimming pool; (iv) a bath house with changing rooms and storage; (v) recreational equipment; (vi) tennis courts; (vii) basketball courts; (viii) bocce ball courts; (iv) indoor and/or outdoor workout areas; and (x) facilities such as clubhouse, meeting rooms and community centers. 2.8 Conceptual Plan: The plan attached hereto and incorporated herein by reference as Exhibit C. 2.9 Connectivity Plan: Collectively, the plans attached hereto and incorporated herein by reference as Exhibits E and E -1. 2.10 Declaration(s) of Covenants: A declaration of covenants, conditions, and restrictions applicable to the Real Estate or any portion thereof which shall be prepared by the Master Developer and recorded in the office of the Recorder of Hamilton County, Indiana, and which may be amended from time to time. 2.11 Design Review Committee: A board appointed by the Master Developer and established by the Declaration(s) of Covenants responsible for the review of improvements in accordance with this Ordinance and the Declaration(s) of Covenants. Page 1 4 Silvana Version 10719.11 2.12 Developer: Any individual, corporation, partnership or entity engaged in the improvement of a parcel of land within the District. 2.13 Developer, Master: Silvara Real Estate Company, LLC, until such time as it transfers, or assigns, in writing its rights as Master Developer. Such rights may be transferred by the Master Developer, in its sole discretion, in whole or in part, but only by written instrument signed by the Master Developer. 2.14 Development Requirements: Written development standards and any written requirements specified in this Ordinance which must be satisfied in connection with the approval of a Development Plan or building permit. 2.15 DP /ADLS Approval: Development Plan and/or Architectural Design, Exterior Lighting, Landscaping Signage approval by the Plan Commission, in accordance with Chapter 24 of the Zoning Ordinance. 2.16 Dwelling Unit Size. The living space of a Dwelling Unit measured by floor area and that is enclosed by walls and covered by a roof. Terraces, garages, and open unheated porches shall be excluded when calculating a Minimum Dwelling Unit Size. 2.17 Lane, Rear: A pennanent service way providing a secondary means of access to abutting lands. A Rear Lane is an Alley as regulated by the Zoning and Subdivision Control Ordinances and as such, shall be built in accordance with the design requirements in Chapter 6 of the Subdivision Control Ordinance. Rear Lanes shall be permitted within the District and shall be subject to the following standards: (i) A Rear Lane shall be a perpetual easement or private way and shall not be dedicated to the public; and (ii) Curbing is not required except at corners of intersections with other street types. At such corner locations, curbing shall be required for the corner radius ending at the intersection point of the radius and the path or sidewalk paralleling the intersecting street. A concrete apron may serve as point of termination for the curb. 2.18 Open Space: A parcel or parcels of land, an area of water, or a combination of land and water, including flood plain areas and wetlands located within the District designated for the use and enjoyment of some or all of the residents of the District and, where designated, for the use and enjoyment of the community at large. Open Space may consist of manicured or natural spaces, stoma water detention areas, ponds, creeks, recreational sports fields, golf courses, trails, Off -Street Trails and Community Amenities. Bioswales (or segments of bioswales) which are at least twenty (20) feet in width shall qualify as Open Space. Water features and structures (e.g., gazebos, arbors, pergolas, benches, ash receptacles, trash receptacles, recycling receptacles, bicycle racks) associated with outdoor pedestrian areas may be used to enhance the space. Except as otherwise provided herein, Open Space does not include areas divided into building lots, streets (except the landscaped medians of boulevards) or rights -of -way (except Off -Street Trails). The area of parking facilities serving Open Space activities and pedestrian paths or sidewalks located therein may be included in the required Open Space area computations. Version 107.19.11 Silvana P age 15 2.19 Open Space, Agricultural: Land areas set aside as Open Space for agricultural uses, including pastureland. 2.20 Open Space, Designed: Land areas set aside as Open Space, other than Agricultural and Natural Open Space. 2.21 Open Space, Natural: Land areas set aside as Open Space in a naturally occurring state. The majority of the District's Natural Open Space is located within the Williams Creek and Woodlands Planning Areas (collectively, the "Natural Areas as depicted on the Open Space Plan. Natural Open Space also includes Open Spaces designated as Tree Preservation Areas. 2.22 Open Space Plan: The plan attached hereto and incorporated herein by reference as Exhibit D. 2.23 Owners Association(s): An association of owners as established by the Declaration(s) of Covenants 2.24 Planning Area: A discrete geographic area within the District, as identified on the Planning Area. Map. The District contains nine (9) Planning Areas: The Estates (PA -1), The Woodlands (PA -2), Creekside (PA -3), Williams Creek (PA -4), The Enclave (PA -5), Bridgecreek (PA -6), Village Neighborhood (PA -7), Forestview (PA -8) and the Village Center (PA -9). The size of each Planning Area may be enlarged or reduced by up to twenty percent (20 There shall be no maximum on the enlargement of The Williams Creek and The Woodlands. 2.25 Planning Area Map: The map attached hereto and incorporated herein by reference as Exhibit B. 2.26 Subdivision Control Ordinance: The Carmel/Clay Subdivision Control Ordinance Z -160, in effect on the date of the enactment of this Ordinance. 2.27 Transportation Plan: A part of the Carmel Clay Comprehensive Plan that sets forth the location, alignment, dimensions, identification and classification of existing and proposed vehicular, bicycle, pedestrian and mass transit thoroughfares and includes the Thoroughfare Plan, Bicycle and Pedestrian Facility Plan and Transit Plan 2.28 Tree Preservation Area: Natural Open Spaces within the District to be preserved and maintained in accordance with Section 12.5 of this Ordinance. Such areas shall be delineated as part of a Preliminary Plat or Development Plan approval. 2.29 Use, Non Residential: A Use identified in the Use Table under the following headings: Office Uses, Institutional Uses, Educational Uses, Retail and Service Uses, Cultural and Entertainment Uses, Industrial Uses, Agricultural Uses, Recreational Uses and Transportation and Communication Uses. 2.30 Use, Residential: A Use identified in the Use Table ender the heading of Residential Uses. Page 16 Silvana Version 01713.11 2.31 Use Table: The table attached hereto and incorporated herein by reference as Exhibit F identifying the Uses permitted within each Planning Area. 2.32 Zoning Map: The City's official zoning map adopted by reference in the Zoning Ordinance. 2.33 Zoning Ordinance: The Carmel/Clay Zoning Ordinance Z -289, in effect on the date of the enactment of this Ordinance (Summer 2011 version). Section 3. Planning Areas. 3.1 The District contains nine (9) Planning Areas as shown on the Planning Map. The Planning Areas are as described below. 3.2 Planning Area 1 (PA -1): The Estates "Estates This Planning Area includes land within the District that is west of Williams Creek. It is bounded by Clay Center Road to the west and Claybridge at Springmill to the north. The Estates will include large lot detached single family dwellings, designed for the traditional single family market. 3.3 Planning Area 2 (PA -2): Woodlands "Woodlands and Planning Area 4 (PA -4): Williams Creek "Williams Creek (collectively, the "Natural Areas The Natural Areas include the land within the District that is adjacent to Williams Creek and the land that currently includes a substantial stand of existing woodlands. The Natural Areas are focal points of the District and will include natural areas, walking trails and other Open Space and Community Amenity uses. 3.4 Planning Area 3 (PA -3): Creekside "Creekside Creekside includes land within the District that is west of Williams Creek and east of the Woodlands. It is bounded by Claybridge at Springmill to the north. Creekside will include medium and large lot detached single- family dwellings. 3.5 Planning Area 5 (PA -5): The Enclave "Enclave The Enclave is north of Bridgecreek and is bounded by the Williams Creek floodplain to the south, Elliot Creek and Claybridge at Springmill to the west, Springmill Road to the east, and two existing neighborhoods to the north (Springmill Streams and Springmill Ridge). The proposed trail network will encourage pedestrian connectivity to other areas within the District. The Enclave will include detached single- family dwellings, designed for the traditional single family and/or the active- adult/empty- nester market. 3.6 Planning Area 6 (PA -6): Bridgecreek "Bridgecreek This Planning Area is immediately north of the Village Neighborhood and is bounded by the Williams Creek floodplain to the west and north, the Off -Street Trail corridor along the south border, Springmill Road to the east, and the Enclave to the north. The proposed trail network will allow pedestrian connectivity to other areas within the District. This Planning Area will include small and medium lot detached single- family dwellings, designed for the active adult/empty- nester market. Version 107.19.11 Silvana Pa 17 3.7 Planning Area 7 (PA -7): Village Neighborhood "Village Neighborhood The Village Neighborhood is north of the Village Center and is bounded by Springmill Road to the east, the Williams Creek floodplain to the west and the Off -Street Trail corridor along the north border. The Village Neighborhood will include a mix of residential uses that will offer a variety of single and multi family housing lifestyles. Trail connections to the trail corridor along Williams Creek will be featured in this area and pedestrian connectivity will be emphasized. 3.8 Planning Area 8 £PA -8): Forestview "Forestview Forestview is west of the Village Center along 116 Street. This Planning Area is planned to include a mix of small lot detached and two family residential dwellings, designed for the active adult/empty- nester market. Trail connections to the trail corridor along Williams Creek and pedestrian connectivity to the Village Center will be emphasized. Section 4. Conceptual Plan. 3.9 Planning Area 9 (PA -9): Village Center "Village Center This Planning Area is located at the northwest corner of the 116th Street and Springmill Road intersection. The other three (3) corners of this intersection are proposed predominantly for non residential development: the Clarian (IU Health) North Hospital Campus Planned Unit Development on the northeast corner, the Bridges Planned Unit Development on the southeast corner and a church on the southwest corner. The Village Center is targeted to provide services to meet the needs of the local neighborhood and as a gathering place. The neighborhood village character will be achieved through an integrated organization and design of uses that emphasize a pedestrian friendly environment that does not promote excessive automobile usage or parking areas. Large single tenant uses (e.g., "big boxes will be prohibited and trail and other connections will encourage pedestrian access from other areas within the District and from existing neighborhoods in the area. 4.1 The Conceptual Plan provides a general vision for the development of the District which illustrates one possible layout of lots, internal drives, uses, green space, thoroughfares, and buildings that are permitted by this Ordinance. The Conceptual Plan is only conceptual. The final layout and site plans shall be subject to the terms and conditions of this Ordinance and may vary from the Conceptual Plan. Page 18 Silvana Version 107.19.11 Section 5. Permitted Uses. 5.1 The uses permitted within each Planning Area shall be as set forth in this section and in the Use Table. 5.2 Accessory Buildings and Uses. Accessory Buildings and Uses shall be permitted and shall be subject to the terms and restrictions of Chapter 25 of the Zoning Ordinance Chapter 25.02 of the Zoning Ordinance shall apply to fences. 5.3 Special Uses. Special Uses shall be permitted as set forth in the Use Table and shall be subject to review and subsequent approval pursuant to Chapter 21 of the Zoning Ordinance. 5.4 Temporary Uses. Temporary uses shall be permitted as set forth in the Use Table and shall be subject to the terms and restrictions of Chapter 25 of the Zoning Ordinance. 5.5 Home Occupations. Home Occupations shall be permitted as set forth in the Use Table and shall be subject to the terms and restrictions of Chapter 25 of the Zoning Ordinance.. 5.6 Non Conforming Uses Exemptions. Non conforming uses and exemptions shall be subject to the terms and restrictions of Chapter 28 of the Zoning Ordinance. Version 107.19.11 Silvara Page 19 Planning Area Minimum Lot' Minimum Yard Setbacks' Dwelling Unit Size (8F) Width Area (SF) Street Frontage Front2 Side (Aggregate) Rear 1 -story 2 -story The Estates 100' 15,000 50' 25' 7' (20') 20' 2,400 3,000 Creekside 70' 8,400 35' 25' 5' (15') 20' 1,800 2,200 90' 11,700 45' 25' 5' (15') 20' 2,000 2,500 The Enclave 55' 6,600 30' 20' 3' (6) 15' 1,600 55r 4,400 30' 3' 2 'A' (5') 10' 2,000 2,500 80' 11,700 40' 25' 5' (10') 20' 1,800 Bridgecreek and Forestview 45' 5,400 25' 20' 3' (6') 15' 1,400 55' 6,600 30' 20' 3' (6) 15' 1,400 65' 7,750 35' 20' 4' (10') 15' 1,600 Section 6. Bulk and Density Standards. 6.1 The following standards shall apply to Dwellings within the following Planning Areas. The maximum Building Height in these Planning Areas shall be thirty -five (35) feet and the Lot Coverage shall not exceed forty percent (40%). 6.2 The following standards shall apply to the Village Neighborhood and Village Center Planning Areas. The Maximum Lot Coverage in these Planning Areas shall be ninety percent (90%). 1 Perimeter lots that abut an existing subdivision shall comply with the Minimum Lot Area and Width as set forth in this Ordinance, in addition to the perimeter landscaping standards set forth in Section 11.5 of this Ordinance. 2 Except for lots developed pursuant to the Enclave Commons Lots, the following front yard setbacks shall apply for: (i) Dwellings wl rear load garages, 10'; and (ii) Dwellings wl courtyard garages, 20'. 3 Perimeter lots within the hatched areas shown on the Conceptual Plan shall also be subject to the following: (i) Minimum Lot Width of 100'; (ii) minimum Rear Lot Line width of 120'; and (iii) minimum lot depth of 180'. 4 Lots developed pursuant to these standards shall be identified as the "Enclave Commons Lots See Section 14.28 of this Ordinance. However, mixed -use Buildings that incorporate Dwellings on the upper floors shall be permitted a maximum Building Height of three stories. Page 110 Silvana Version 107.19.11 Minimum Lot Minimum Building Setbacks Max. Building Hei ht g Min. Dwelling Unit Size (SF) Width Area (SF) Street Frontage Front Yard Spring Mill Rd/ 116th St All Other Yards and Min. Bldg. Separation Village Neighborhood Buildings 0' ■r, 20' 10' 3- stories 600 `Tillage Center Buildings 0' 0 0' 0' 20' 10' 2- stories 600 Section 6. Bulk and Density Standards. 6.1 The following standards shall apply to Dwellings within the following Planning Areas. The maximum Building Height in these Planning Areas shall be thirty -five (35) feet and the Lot Coverage shall not exceed forty percent (40%). 6.2 The following standards shall apply to the Village Neighborhood and Village Center Planning Areas. The Maximum Lot Coverage in these Planning Areas shall be ninety percent (90%). 1 Perimeter lots that abut an existing subdivision shall comply with the Minimum Lot Area and Width as set forth in this Ordinance, in addition to the perimeter landscaping standards set forth in Section 11.5 of this Ordinance. 2 Except for lots developed pursuant to the Enclave Commons Lots, the following front yard setbacks shall apply for: (i) Dwellings wl rear load garages, 10'; and (ii) Dwellings wl courtyard garages, 20'. 3 Perimeter lots within the hatched areas shown on the Conceptual Plan shall also be subject to the following: (i) Minimum Lot Width of 100'; (ii) minimum Rear Lot Line width of 120'; and (iii) minimum lot depth of 180'. 4 Lots developed pursuant to these standards shall be identified as the "Enclave Commons Lots See Section 14.28 of this Ordinance. However, mixed -use Buildings that incorporate Dwellings on the upper floors shall be permitted a maximum Building Height of three stories. Page 110 Silvana Version 107.19.11 6.3 Maximum Residential Densities. The total number of Dwellings permitted in the District shall not exceed nine hundred and fifty (950) without an amendment to this Ordinance Any combination of Attached Residential Buildings and Single- Family Dwellings shall be permitted, subject to the terms of this Ordinance; however, without the approval of the Plan Commission, there shall be no more than four hundred (400) Dwellings permitted in the Village Neighborhood. 6.4 Maximum Intensity of the Village Center Planning Area. Uses in the Village Center shall not be permitted to exceed a total of eighty thousand (80,000) square feet without an amendment to this Ordinance. Without the approval of the Plan Commission, 110 single first floor tenant shall be permitted to exceed twenty thousand (20,000) square feet. Section 7. Architectural and Design Standards. 7.1 The Estates and Creekside. The architectural and design standards applicable to Dwellings in The Estates and Creekside are specified in Exhibit G. Character illustrations indicating conceptually the intended architecture and appearance of Dwellings are provided in the Character Exhibits. The architectural and design standards set forth in Section 7.2 of this Ordinance shall apply to Dwellings on lots smaller than ninety (90) feet wide in Creekside. 7.2 The Enclave, Bridgecreek and Forestview. The architectural and design standards applicable to Dwellings in The Enclave, Bridgecreek and Forestview are specified in Exhibit H. Character illustrations indicating conceptually the intended architecture and appearance of Dwellings are provided in the Character Exhibits. 7.3 Village Neighborhood. The architectural and design standards applicable to Buildings in the Village Neighborhood are specified in Exhibit I. Character illustrations indicating conceptually the intended architecture and appearance of Buildings are provided in the Character Exhibits. 7.4 Village Center. The architectural and design standards applicable to Buildings in the Village Center are specified in Exhibit J. Character illustrations indicating conceptually the intended architecture and appearance of Buildings are provided in the Character Exhibits. Version 107.19.11 Silva Page 1 Section 8. Signage. 8.1 The District's signs shall comply with Chapter 25.07 of the Zoning Ordinance and as set forth in this section. Decorative street signage may differ from the City's standards if approved by the City's Engineering Department. 8.2 Murals. Murals painted on a wall of a Building shall not constitute a wall sign and are permitted upon ADLS review and approval. Murals shall be artistic in nature and shall be non illuminated. Murals may include, by name or design theme, the tenants or businesses within the Village Center; however, tenant or business trademarks or logos shall not be permitted. Murals shall not be permitted on facades oriented towards (generally facing or parallel with) a public right -of -way and shall not interfere or disrupt the facade's architectural elements. 8.3 Projecting Signs. Projecting signs are encouraged and shall be subject to ADLS Approval. Projecting signage shall be between eight (8) and twelve (12) feet above the ground and may project a maximum of five (5) feet past the Building's facade. Brackets and other suspension devices shall match the architecture of the Building. 8.4 Village Center. Signage shall be prohibited on umbrellas and tables for any outdoor seating or outdoor dining areas within the Village Center. 8.5 Character Exhibits. Character illustrations indicating conceptually the intended design and appearance of signage and monumentation is provided in the Character Exhibits. Section 9. Lighting. 9.1 Street lighting shall be decorative, as illustrated in the Character Exhibits, and shall be consistent throughout the District. Decorative street lighting may differ from the City's standard fixtures if approved by the City's Engineering Department. Parking area lighting and street lighting shall be of a uniform design and materials. 9.2 Street lighting shall be provided on both sides of a public street serving the Village Center and spaced no less than one hundred (100) feet apart, unless otherwise approved by the City's Engineering Department. Street lighting on public residential streets shall be limited to one (1) light at each street intersection. The maximum height of street light fixtures within the District shall be fifteen (15) feet. 9.3 All exterior accent lighting (e.g., architectural, display, landscaping, decorative lighting, pedestrian walkway bollards) shall be generated from concealed, low level fixtures. The light bulb shall be shielded from view of any street, sidewalk, or adjacent lot. 9.4 The maximum height of light fixtures in parking areas shall not exceed the Building Height, or eighteen (18) feet, whichever is less. The height of parking area light fixtures within ninety (90) feet of a Single Family Dwelling shall not exceed fifteen (15) feet. Pa 112 Silva Version 107.19.11 9.5 Exterior lighting shall be architecturally integrated with the Building style, material and color. Rooftop lighting (except when integrated with roof top patios or dining) and any exterior neon lighting shall be prohibited. 9.6 Exterior lighting of a Building or site shall be designed so light is not directed off the site and the light source is shielded from direct offsite viewing. 9.7 Parking lot lighting in the Village Center shall be a full cut -off fixture (e.g., downcast fixtures with 90 degree cutoff (light element completely shielded on all sides and top) and/or flat lenses). The Plan Commission may approve semi cut -off decorative lighting should it be more appropriate to the overall site design as long as such lighting otherwise complies with the standards of this section. 9.8 Open space /public space lighting shall be decorative and pedestrian scale. Section 10. Parking and Loading. 10.1 General Standards. Parking shall comply with Chapter 27 of the Zoning Ordinance, except as provided below. 10.2 Residential Use Parking. A minimum of two (2) parking spaces shall be required per Dwelling. In the Village Neighborhood, a minimum of one and one -half (1.5) parking spaces shall be required per Dwelling. The areas within driveways and garages shall count toward this requirement. Driveways shall be a minimum of twenty (20) feet long, as measured from the right -of -way line. 10.3 Combined and Shared Parking. Off street parking areas for two (2) or more different uses may be provided collectively as one parking area. Combined parking shall be designed and constructed so as to create a desirable, efficient, and well planned off street parking area with functional and aesthetic value, attractiveness and compatibility with adjacent land uses. Where it is established to the Department's satisfaction that adjacent Buildings have uses that require parking at complementary times of the day or days of the week or if the different uses share the same patrons, then the total number of required parking spaces may be reduced in accordance with the following Total Reduction Factor: 6 This ratio is based on a methodology created by the Urban Land Institute in its publication Shared Parking, Second Edition, by Mary S. Smith (2005). which takes into consideration the factors listed above to determine the Total Reduction Factor. Version 107.19.11 Reduction Factor Retail Restaurant Office Vacancy 2% 0% 9 Non -Auto transportation 4% 4% 4% Captive Market Allowance 18% 15% 15% Total Reduction Factor 24% 19% 28% Silvana Page 113 10.4 On -street Parking. On -street parking shall be permitted on the Real Estate's internal streets and drives. On- street parking spaces may be counted as part of the total parking spaces required if available and adjacent to the lot of the use it serves. Each on -street parking space shall be a minimum of eighteen (18) feet in length. 10.5 Loading and Service Areas. A. Loading docks, solid waste facilities, recycling facilities, and other service areas shall be placed to the rear or side of Buildings. B. Screening and landscaping shall prevent direct views of the loading and service areas from adjacent residential properties or from the public right -of -way. Screening and buffering shall be achieved through the use of walls, fences, and landscaping. Screening shall be a minimum of five (5) feet tall and visually impervious. Recesses in the Building or depressed access ramps may be used. 10.6 Bicycle Parking. Bicycle parking shall comply with Chapter 27.06 of the Zoning Ordinance. In the Village Neighborhood and Village Center, covered parking areas (e.g., garages, bicycle lockers) shall count towards the required number of bicycle parking spaces. A minimum of twenty -five percent (25%) of the required number of bicycle parking spaces within the Village Neighborhood shall be covered. Section 11. Landscaping. 11.1 Landscaping shall be provided in accordance with the following: A. General Landscaping (Section 11.2) B. Street Trees (Section 11.3) C. District's Perimeter Landscaping: (i) Adjacent to Right -of -Way (Section 11.4) (ii) Not Adjacent to Right -of -Way (Section 11.5) D. Foundation and Lot Plantings (Section 11.6) 11.2 General Landscaping Standards. Landscaping shall be integrated, where appropriate, with other functional and ornamental site design elements (e.g., hardscape materials, entryway monumentation, paths, sidewalks, fencing, or water features). A. Landscaping should be designed with repetition, structured patterns, and complementary textures and colors. Alternate or pervious paving materials or alternative planting media is permitted where planting space is limited or where otherwise warranted by the site design. Page 114 Silva Version 017.19.11 Version 107.19.11 B. All plantings to be used in accordance with any landscaping requirement of this Ordinance shall meet the following specifications: (i) All trees, shrubs and ground covers shall be planted according to the American Standard for Nursery Stock (ANSI 260.1) and following the standards, including planting details, provided by the City's Urban Forester. Landscaping materials shall be appropriate to local growing and climatic conditions. (ii) Shade trees shall be a minimum of two and one half (2.5) inches caliper at planting. (iii) Ornamental trees shall be a minimum of one and one half (1.5) inches caliper at planting. (iv) Evergreen trees shall be a minimum height of six (6) feet at planting. (v) Shrubs shall be a minimum height of eighteen (18) inches at planting. (vi) Evergreen trees may be substituted in lieu of shrubs required by this Ordinance on a 1:3 basis (one tree equals three shrubs). C. Existing vegetation may be used to achieve required landscaping if: (i) the vegetation located on the subject parcel is of suitable quality, size, and state of health to achieve required landscaping; and (ii) the vegetation is proposed to be preserved using accepted best management practices for tree protection during constriction. The preservation of existing vegetation shall constitute an in -kind credit toward meeting the landscape requirements of this Ordinance. A credit, which value shall be determined in consultation with the City's Urban Forester, shall be given per tree that contributes to and satisfies similarly the intent of a particular section of this Ordinance. D. All landscaping approved as part of an ADLS plan shall be installed, weather permitting, prior to issuance of a Certificate of Occupancy by the Department. If it is not possible to install the approved landscaping because of weather conditions, the property owner shall request a temporary Certificate of Occupancy prior to the issuance of the Final Certificate of Occupancy, which shall be conditioned upon a determined time to complete the installation of the uninstalled landscape material. All landscaping approved as part of an ADLS plan may not later be substantially altered, eliminated or sacrificed without first obtaining further Plan Commission approval. However, minor material alterations in landscaping may be approved by the Director or his designee in order to conform to specific site conditions. Silvana Page 115 F. It shall be the responsibility of the property owners and their agents to insure proper maintenance of all trees, shrubs and other landscaping required by this Ordinance. This is to include, but is not limited to, replacing dead plantings with identical varieties or a suitable substitute, mulching of planting areas, and keeping the area free of refuse, debris, rank vegetation and weeds. 113 Street Trees. A. Shade trees shall be planted parallel to each public street and within the street right -of -way pursuant to the City's published street tree planting specifications. Street trees shall not be required along and adjacent to Rear Lanes. Street tree species shall be selected from the City's published list of recommended street trees and shall be planted a minimum of thirty (30) feet and a maximum of fifty (50) feet 011 center. C. In areas of high pedestrian and non- residential 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. D. When an appropriate street tree size has been achieved, as determined by the City's Urban Forester, 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 along the sidewalk. hi the Village Center, street tree types and locations should allow for visibility of user signage and Buildings. No street tree 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 City's Urban Forester in mediating an alternative. 11.4 Perimeter Landscaping Adjacent to Right-of-Way. Perimeter landscaping along the District's perimeter abutting rights -of -way shall be provided pursuant to this section. Perimeter right -of -way landscaping shall not be planted within the public right -of -way. Additionally, no perimeter landscape yard shall be required in those areas along the perimeter of the Real Estate which is occupied by an Open Space common area which is greater than or to equal to fifty (50) feet in width. The referenced bufferyard types shall be pursuant to Chapter 26.04 of the Zoning Ordinance. A. 116 Street. A twenty (20) foot wide greenbelt shall be required where the Real Estate abuts 116th Street. The following plantings shall be required along the respective frontages: Page 116 Silvana Version 107.19.11 Version 107.19.11 (i) Village Center: Plantings pursuant to the Type "B" Bufferyard (3 shade trees, 3 ornamental trees, and 15 shrubs per 100 linear feet). Plantings may be grouped to allow a natural planting scheme and view sheds of signage and Buildings. The requirements of this section may be computed as an average across the total linear footage of frontage. (ii) Forestview: Where a frontage road is not utilized and where the rear or side elevations of a Dwelling back up to 116 Street: Plantings pursuant to the Type "D" Bufferyard (5 shade trees, 5 ornamental trees, and 27 shrubs per 100 linear feet). A Type `B" Bufferyard (3 shade trees, 3 ornamental trees, and 15 shrubs per 100 linear feet) shall be used in those areas where a frontage road is utilized. B. Spring Mill Road. A twenty (20) foot wide greenbelt shall be required where the District abuts Spring Mill Road. The following plantings shall be required along the respective frontages: (i) Village Center: Plantings pursuant to the Type "A" Bufferyard (3 shade trees, 2 ornamental trees, and 9 shrubs per 100 linear feet). Plantings may be grouped to allow a natural planting scheme and view sheds of signage and Buildings. The requirements of this section may be computed as an average across the total linear footage of frontage. (ii) All other Planning Areas where a frontage road is not utilized and where the rear or side elevations of a Dwelling back up to Spring Mill Road: Plantings pursuant to the Type "D" Bufferyard (5 shade trees, 5 ornamental trees, and 27 shrubs per 100 linear feet). A Type "B" Bufferyard (3 shade trees, 3 ornamental trees, and 15 shrubs per 100 linear feet) shall be used in those areas where a frontage road is utilized. C. Clay Center Road. Where a frontage road is not utilized and where the rear or side elevations of a Dwelling back up to Clay Center Road, a forty (40) foot wide greenbelt shall be required where the District abuts Clay Center Road which shall include a minimum three (3) foot tall undulating mound and plantings pursuant to the Type "D" Bufferyard (5 shade trees, 5 ornamental trees, and 27 shrubs per 100 linear feet). A Type `B" Bufferyard (3 shade trees, 3 ornamental trees, and 15 shrubs per 100 linear feet) shall be used in those areas where a frontage road is utilized. D. The incorporation of pedestrian ways and bikeways into the perimeter right -of- way landscaping design is encouraged. The incorporation of signage and lighting into the perimeter right -of -way landscaping design is permitted; however, no parking areas or Buildings shall be permitted within the perimeter right -of -way landscaping area. Silvana Page 117 11.5 Perimeter Landscaping Not Adjacent to Public Right -of -Way. The following shall apply for those portions of the District's perimeter not abutting a public right -of -way. The referenced bufferyard types shall be pursuant to Chapter 26.04 of the Zoning Ordinance. A. Claybridge at Springmill (District's North Property Line) A minimum thirty (30) foot wide landscape buffer easement shall be required along the District's property line where The Estates and Creekside abut Claybridge at Springmill. Plantings pursuant to the requirements of a Type "A" Bufferyard (3 shade trees, 2 ornamental trees, and 9 shrubs per 100 linear feet) shall be installed within the landscape buffer easement. Existing trees within the landscape buffer easement that are greater than two and one half (2.5) inches caliper shall be preserved and maintained. B. Springmill Streams and/or Springmill Ridge (District's North Property Line) A minimum twenty (20) foot wide landscape buffer easement shall be required where the Enclave abuts Springmill Streams and/or Springmill Ridge. A minimum one hundred (100) foot wide landscape buffer easement shall be required for the wooded area along the southern most property line of Spring Mill Streams abutting the Enclave, as generally shown 011 the Conceptual Plan. Plantings pursuant to the requirements of a Type "A" Bufferyard (3 shade trees, 2 ornamental trees, and 9 shrubs per 100 linear feet) shall be installed within the landscape buffer easements. Existing trees within the landscape buffer easements that are greater than two and one half (2.5) inches caliper shall be preserved and maintained. C. Forestview (western property line): A landscape buffer easement shall be provided along the western property line of Forestview as follows: (i) Shall be a minimum variable easement width as follows: (a) Twenty (20) feet wide between the southwest corner of Forestview and the proposed 116 Street right -of -way line to a point ending two hundred and thirty (230) feet due north of the 116 Street centerline; (b) Page 118 Silv ana Thirty (30) feet wide between a point beginning two hundred and thirty (230) feet due north of the 116 Street centerline to a point ending seven hundred and fifteen (715) feet due north of the 116 Street centerline; (c) Fifty (50) feet wide between a point beginning seven hundred and fifteen (715) feet due north of the 116 Street centerline to a point ending eight hundred and ten (810) feet north from the 116 Street centerline; and Version 107.19.11 Version 107.19.11 (d) A variable width bound by the following: Beginning at a point eight hundred and ten (810) feet due north from the 116 Street centerline along the western property line of Forestview; then to a point approximately nine hundred and ninety (990) feet due north of the 116 Street centerline (the northeast corner of Hamilton County Parcel No. 17- 09- 34- 00 -00- 022.000); then to a point one hundred and twenty -five (125) feet east; then to a point fifty (50) feet east of the beginning point; then back to the beginning point. (ii) Existing trees within the landscape buffer easement that are greater than two and one half (2.5) inches caliper shall be preserved and maintained. In addition, three (3) evergreen trees, four (4) ornamental trees, and twenty one (21) shrubs per one hundred (100) linear feet shall be installed within the landscape buffer easement. (iii) The minimum Setback from the western property line of Forestview shall be fifty (50) feet; however, unenclosed improvements (e.g., patios, decks) shall have a minimum Setback of thirty (30) feet. D. Creekside (District's South Property Line) A minimum twenty (20) foot wide landscape buffer easement shall be required where individual residential lots within Creekside abut the District's south property line (e.g., abutting Williams Creek Manor). Plantings pursuant to the requirements of a Type "A" Bufferyard (3 shade trees, 2 ornamental trees, and 9 shrubs per 100 linear feet) shall be installed within the landscape buffer easement. Existing trees within the landscape buffer easement that are greater than two and one half (2.5) inches caliper shall be preserved and maintained. E. No bufferyards or plantings shall be required between or within the District's Planning Areas or various uses. 11.6 Foundation and Lot Plantings. A. Design Intent. Foundation and lot plantings are used to: (i) soften the architectural lines of Buildings; (ii) frame the primary views to Buildings and public spaces; and (iii) blend architectural designs with the landscape design. 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 foundation of a Building due to the Building's proximity to a sidewalk, path, street, right -of -way or easement. Single Family Dwellings. The following planting requirements apply to all Single Family Dwellings: Silvana Page 119 (1) Lots with six thousand (6,000) or less square feet shall be required to plant one (1) shade tree or one (1) evergreen tree in the front yard. If there is not sufficient area for the tree to be placed in the front yard, then the required tree may be planted in a side or rear yard. (ii) Lots between six thousand (6,000) and fifteen thousand (15,000) square feet shall be required to plant two (2) trees in the front yard. If there is not sufficient area for the tree to be placed in the front yard, then the required tree(s) may be planted in a side yard. (iii) Lots over fifteen thousand (15,000) square feet shall be required to plant three (3) trees with at least one (1) tree in the front yard. (iv) All lots shall have a minimum of seven (7) shrubs and/or ornamental grasses along the foundation facing a street. Corner lots shall install seven (7) shrubs per side facing a street. C. Attached Residential and Village Neighborhood Buildings. The following minimum foundation planting requirements shall apply to any elevation with frontage on a public right -of -way: (i) If plantings cannot be planted within twenty (20) feet of the foundation wall, then an alternative location on the lot may be chosen for planting. (ii) Townhouses: Five (5) shrubs and/or ornamental grasses, and one (1) shade tree and one (1) ornamental tree shall be planted for every two (2) Townhouses. (iii) Attached Residential Buildings with four (4) or fewer attached Dwellings: Five (5) shrubs and/or ornamental grasses, one (1) shade tree and one (1) ornamental tree for every Dwelling. (iv) Single Family Dwellings within the Village Neighborhood: Five (5) shrubs and/or ornamental grasses and one (1) shade or ornamental tree for every Dwelling. (v) All Other Buildings: Five (5) shade and/or ornamental trees and twenty five (25) shrubs per one hundred (100) lineal feet of Building foundation. D. Village Center Buildings. The following minimum foundation planting requirements shall apply to all Building sides within the Village Center: (i) Except in cases where Buildings are situated on zero setback lines, the minimum width of the foundation planting area shall be five (5) feet. If plantings cannot be planted within five (5) feet of the foundation wall, then an alternative location may be chosen in coordination with the City's Urban Forester. Page 120 Silvana Version 107.19.11 11.7 Parking Lot Plantings. Parking areas shall be landscaped, as follows: Section 12. Open Space. 12.1 The Open Space Plan conceptually illustrates the District's larger areas of Open Space. The intent of Open Space is to allow for a balance between natural areas and the built environment and to provide for the overall beautification of the District. 12.2 Character illustrations indicating conceptually the intended design and appearance of the District's Open Space is provided in the Character Exhibits. 12.3 There shall be accessible and usable Open Space within a five (5) minute walk (one quarter mile) from all Dwellings within the District. 12.4 A minimum of thirty (30) percent (91.3 acres) of the District shall be allocated to Open Space, as conceptually illustrated on the Open Space Plan and Conceptual Plan. Version 107.19.11 (ii) The primary landscaping materials used adjacent to Buildings shall be shrubs, ground covers, and ornamental grasses. A minimum of nine (9) shrubs, ornamental trees and/or ornamental grasses shall be required per one hundred (100) linear feet of Building foundation, exclusive of doors, loading dock areas and other impervious areas providing access into the Building. A. Perimeter Landscaping: A minimum three (3) foot wide perimeter planting strip shall be provided around the perimeter of a parking lot (except where parking spaces abut a curb -to- Building sidewalk). Where shade trees are planted, the planting strip shall be a minimum of six (6) feet wide. The planting strip shall include two (2) shade trees and twenty (20) shrubs and/or ornamental grasses per one hundred (100) lineal feet of the planting strip. A wall may be installed in combination with or in lieu of (up to fifty percent) the required shrubs. If used, walls shall be a minimum height of forty -two (42) inches. Perimeter parking lot landscaping may occupy the same space as required perimeter right -of -way landscaping; provided, however, that in such instances, the required number of plantings shall not exceed twelve (12) trees per one hundred 100) lineal feet. The perimeter parking lot landscaping may be broken into segments to allow for pedestrian movement. Interior Parking Lot Landscaping: Shade trees shall be planted within parking lots greater than ten thousand (10,000) square feet. There shall be planted one (1) shade tree and five (5) shrubs per every fifteen (15) spaces, with a minimum of four hundred (400) square feet of useable soil volume being provided for each two (2) trees. The planting areas shall be evenly distributed throughout the parking lot. Silvana Page 121 12.5 Tree Preservation Areas. The District's Natural Open Space shall include Tree Preservation Areas, which shall include, at a minimum, the existing established trees in the Natural Areas. Tree Preservation Areas shall be delineated as part of a Preliminary Plat or Development Plan approval. Tree Preservation Areas shall be regulated and maintained in accordance with the following: A. The following best management practices should be implemented: (i) Removal of invasive species (e.g., bush honeysuckle) where appropriate. (If the application of herbicide treatment after the removal of invasive species to prevent them from growing back should occur, then such applications should be done under the oversight of a professional.) (ii) Removal of an overabundance of combustible material (e.g., dead, fallen trees and leaves). (iii) Removal of vines growing on and up a tree when tree growth is affected. (iv) Completing all maintenance activities following industry standard using the latest American National Safety Institute (ANSI) Z -133 and A-300 approved practices and methods. The following types of activities shall be permitted: (i) Planting of native trees, pursuant to the Indiana Native Tree List provided by the City's Urban Forester. (ii) Removal of hazardous, exotic and invasive vegetation, pursuant to the Indiana Exotic and Invasive Plant List provided by the City's Urban Forester. (iii) Removal of trees directed to be removed by municipal, county, state or federal authority. (iv) Installation of access easements, rights -of -way, streets, paths, trails, sidewalks, utilities and drainage improvements, infrastructure, and Community Amenities. If appropriate, said improvement areas shall be excluded from delineated Tree Preservation Areas. C. The following types of activities shall not be permitted unless otherwise approved by the City's Urban Forester: (i) Removal of living vegetation other than exotic and invasive vegetation and hazardous trees except to accomplish items listed in Section 12.5(B)(iv) of this Ordinance. (ii) Mowing any portion of the existing, naturally vegetated Tree Preservation Area, except for along trails, points of access or gathering points. Page 122 Silvana Version 107.19.11 (iii) DZunping of leaves or debris from areas other than the Tree Preservation Area. (iv) Seeding; including grass seed, prairie mix seed, sod or the planting of any type vegetable garden unless otherwise approved by the City's Urban Forester. (v) Activities that adversely impact the health, structure or integrity of a designated tree preservation area, including, but not limited to: active recreational activities requiring the placement of playground equipment, paving for basketball or tennis courts and swimming pools. D. The following requirements shall apply: (i) Tree preservation areas must be easily and permanently identifiable as a tree preservation area through permanent signage posted every five hundred (500) feet around the perimeter of all tree preservation areas. The design and location of such signs shall be coordinated with the City's Urban Forester. (ii) Barriers shall be used to protect tree preservation areas during site development. Barriers shall be specified on landscape plans and shall be placed beyond the preserved trees dripline, in accordance with the tree preservation details provided by the City's Urban Forester. Such barriers shall remain in place during the site's construction activity. (iii) The Urban Forester shall be contacted for any disputed activity within the tree preservation area. The Urban Forester shall provide resolution to disputed activity, which may include: (a) Removal of trees that are a host to an aggressive, life threatening disease or pest that may pose a threat to the vitality of the rest of the forest. (b) Mowing and bush hogging. (c) Planting of new or replacement trees. Version 107.19.11 Silva Page 123 Section 13. Pedestrian and Bicycle Connectivity. 13.1 Pedestrian access shall be provided between all Planning Areas within the District to permit and encourage pedestrian movement between Planning Areas and surrounding developments. The standards of this section are intended to: (i) provide an alternative for people to get where they are going without using their vehicles (e.g., commuting); (ii) provide a means for people who cannot drive vehicles (e.g., youth, blind, and seniors) to safely and practically get to local destinations; and (iii) provide for fitness training and general recreational opportunities. 13.2 Pedestrian connectivity shall be provided, where feasible, to link Open Spaces. To the maximum extent practicable, parks, trails and Open Space shall be organized to create integrated systems of Open Space that connect with the following types of lands located within or adjacent to the District: A. Parks or trails; B. Residential areas; C. Civic sites (e.g., schools, libraries); D. Other common open spaces; E. Neighborhood shopping and activity centers; and F. Adjacent employment centers. 13.3 Sidewalks or trails shall be located on both sides of all public streets in the District. Sidewalks shall be a minimum of five (5) feet wide and constructed pursuant to the City's Transportation Plan for a Residential Sidewalk. Where appropriate for continuity in the District's pedestrian network, a trail may take the place of a sidewalk on one side of a public street. Trails shall be asphalt and a minimum of eight (8) feet wide. 13.4 A Side Path (e.g., multi- purpose path) shall be located pursuant to the City's Transportation Plan and as generally shown on the Connectivity Plan. Side Paths shall be a minimum of ten (10) feet wide, unless otherwise approved by the City, and constructed pursuant to the City's Transportation Plan for a Side Path. 13.5 An Off -Street Trail shall be located as generally shown on the Connectivity Plan to connect Spring Mill Road and Clay Center Road. The Off Street Trail shall be a minimum of twelve (12) feet wide with two (2) foot shoulders and constructed pursuant to the City's Transportation Plan for an Off -Street Trail. The Off -Street Trail shall be located within a publicly dedicated right -of -way or easement that is a minimum of twenty (20) feet wide. Pa 124 Silva Version 107.19.11 13.6 Pedestrian walkways shall be clearly delineated (e.g., striping, pavers, stamped concrete, signage) when crossing a parking lot, street, or drive and shall be ADA- compliant. Pedestrian walkways should also be separated from vehicular traffic, where appropriate, with landscaping, on -street parking, bollards, special paving, or any other feature which identifies the pedestrian space. Section 14. Infrastructure and Environmental Standards. 14.1 The District includes a substantial amount of existing environmental and natural features. The District's intent is to preserve and work within these existing features to create a built environment that is responsive to these existing features and works with the site. As such, the standards of this Section shall apply to the District. 14.2 All public infrastructure within the District shall adhere to the City's standards and design criteria, unless otherwise stated within this Ordinance or unless specific waivers have been approved by the City. In addition, the District shall comply with the requirements of the Thoroughfare Plan in accordance with Chapter 2.09 of the Zoning Ordinance. 14.3 The number and configuration of the District's vehicular access points into the Real Estate from the perimeter thoroughfares shall be provided as generally shown 011 the Connectivity Plan. The District's street hierarchy shall be as generally shown on the Connectivity Plan. 14.4 Traffic calming methods should be implemented where necessary, to provide for a safer pedestrian environment. Methods may include curved and/or narrow streets; cul -de -sacs; chicanes (a series of tight turns in opposite directions in an otherwise straight stretch of road); woonerfs (a "living street" where pedestrians and cyclists have access to the whole street, not just sidewalks, and where motorists and other users share the street without boundaries); rumble strips or speed tables; and bulbed intersections. 14.5 Subdivisions consisting of fifteen (15) lots or more shall have at least two (2) points of access pursuant to Chapter 6.03.21 of the Subdivision Control Ordinance; however, subject to review and approval by the City's Fire Department, this shall not apply to The Enclave. 14.6 Along the outside curve of streets, "eyebrows" are permitted to provide for proper lot frontage and would be dedicated as public right -of -way. 14.7 The rear or side facade of Dwellings on lots located adjacent to an arterial, parkway or collector street as designated on the Transportation Plan may face such thoroughfare provided the subdivision complies with the perimeter landscaping provisions set forth in Section 11.4 of this Ordinance and that the Dwelling complies with the applicable architectural standards set forth in Section 7 of this Ordinance. 14.8 Double frontage lots (through lots) shall only be permitted for lots within the District's interior and shall not be permitted for lots along the perimeter of the District. In the case of a through lot, a non access easement shall be provided along the appropriate lot frontage. Version 107.19.11 Silvana Page 125 14.9 In order to minimize the disturbance to drainage, floodplains, preservation areas and areas with geographical constraints: (i) the maximum cul -de -sac length shall not exceed one thousand and eight hundred (1,800) feet; and (ii) cul -de -sacs shall terminate in a circular right-of-way with a minimum diameter of fifty (50) feet. 14.10 The minimum centerline radius for all internal roadways shall be fifty (50) feet. Street jogs with centerline offsets shall be equal to or greater than seventy -five (75) feet. 14.11 The minimum right -of -way width for a Village Street, as shown on the Connectivity Plan, shall be fifty (50) feet (e.g., to allow two eleven -foot wide travel lanes, two eight foot wide parking lanes, and a minimum five -foot wide (detached or attached) sidewalks on either side). 14.12 The drainage design for the District shall accommodate detention volume for the fully developed site and for fifty percent (50 of the fully developed thoroughfare plan right of -way for the Real Estate's perimeter road frontages. 14.13 Low Impact Development (LID) techniques shall be permitted as an environmental system to help attain water quality standards in conjunction with development of the storm water conveyance plan for the District. Examples of permitted systems include the use of bioswales, bioretention, rain gardens and/or permeable pavers. 14.14 Chapter 22 (Flood Hazard Districts) of the Zoning Ordinance shall apply, where it would otherwise be applicable, to the District's floodplain areas. With respect to floodplain areas of the District and subject to approval by the County Surveyor's Office, filling shall be permitted, provided that mitigated floodplain storage is provided at a ratio of three (3) to one (1). Filling shall be permitted to accommodate vehicular and pedestrian crossings over Williams Creek as well as accommodate pedestrian trails and other passive recreational amenities. 14.15 Subject to approval by County Surveyor's Office, stormwater detained, conveyed and/or stored within floodplain areas in the District shall be exempted from discharge limits outlined in the City's Stormwater Technical Standards Manual, provided that the net amount of existing floodplain storage in this area is increased by an amount equal to or greater than the difference between the increase in post development total runoff volume and the pre development contributing watershed. 14.16 Subdivision retention ponds should be naturalistic in design (e.g., not square or rectangular in shape) and landscaped. Methods to prevent pond stagnation and natural water filtration and aeration methods should be considered. These methods, including the aeration of ponds, shall be reviewed on an individual basis with the Engineering Department to determine if such a system is warranted and appropriate. 14.17 No drainage easement or a combination drainage and utility easement shall be located within a tree preservation easement or landscape easement; however, landscaping within drainage easements shall be permitted, except within five (5) feet of a swale's flowline and ten (10) feet from a storm sewer pipe. Page 126 Silvara Version 017.19.11 14.18 Stormwater quality /quantity treatment may be constructed in Open Space and within the public rights -of -way. To this extent, natural drainage corridors should be used to the fiillest extent reasonable and stormwater should be conveyed in open channels rather than an enclosed storm sewer system wherever practical. The natural drainage corridors should be preserved with Building setbacks. 14.19 All stormwater detention facilities shall be separated from any road right -of -way. The setback distance from the right -of -way to top of bank shall be designed based on each individual situation to provide barriers to protect detention facilities from vehicles. Such design, including but not limited to the use of guard rails, berms or other structural measures, shall be reviewed and approved by the City's Engineering Department. 14.20 Stormwater detention facility designs shall incorporate a 5:1 slope surrounding the pond extending ten (10) feet into the pond from the normal pool line and without safety ledges, pursuant to the Hamilton County Drainage Standard Details. 14.21 Stormwater detention facility access from the public right -of -way shall be provided by a twenty (20) foot wide easement. The 5:1 slope around the pond shall serve as the access to the pond without requiring ramps. 14.22 No minimum water area for stormwater detention facilities with permanent pools or containing permanent lakes shall be required, rather, the size of each facility shall be determined by the calculated capacity required for the post developed basin area and that can maintain the minimum required cross section and depth. 14.23 Sub surface drains shall not be required in swales that maintain greater than one and one half percent (1.5 slopes in areas of slab construction. 14.24 The maximum allowable distance between storm inlets shall be determined by calculations maintaining a minimum ten (10) foot driving lane between the gutter spread. 14.25 All new channels, drain tiles equal to or greater than twelve (12) inches in diameter, inlet and outlet structures of detention and retention ponds, and appurtenances thereto as required by the City's Stormwater Technical Standards Manual, that are installed in subdivisions requiring a stormwater management permit from the City of Carmel shall be contained within a minimum twenty (20) feet of drainage easement (10 feet from centerline on each side) and shown on the recorded plat. New drain tiles refer to all sub- surface stormwater piping, tubing, tiles, manholes, inlets, catch basins, risers, etc. 14.26 Double sanitary sewer laterals are proposed in a common trench where laterals cross streets and a single water lateral to a double meter pit on alternating lot lines. These shall be reviewed and approved at the time of development plan approval, subject to approval by the City's Engineering Department and the applicable utility company. 14.27 Monuments and Markers. Monuments and markers shall be set by the subdivider as herein required. Said monuments and markers shall be placed so that the marked point shall coincide exactly with the intersection of lines to be marked, and shall be set so that the top of the monument or marker is level with the finished grade. Version 107.19.11 Silvana Page 127 A. Perimeter boundary monuments shall consist of capped rebars with minimum dimensions of twenty -four (24) inches in length and 5/8 -inch in diameter. Said monuments shall be set: (i) At the intersections of all lines forming angles in the boundary of the subdivision. (ii) At the intersections of all lines forming angles in the boundary of the section, if the subdivision is platted by sections. B. Monuments to be placed in streets shall be of aluminum, twelve (12) inches in length, one -half -inch minimum diameter with one and one -half -inch (1'A minimum diameter head, set vertically in place. Said monuments shall be set: (i) At the intersection of all street centerlines (ii) At the beginning and ending of all curves along street centerlines. C. Any section, half section or quarter section monument located in a street shall be re- established by the Hamilton County Surveyor and shall be provided with an Indiana State Highway Department standard monument box. D. Markers shall consist of capped rebars with minimum dimensions of twenty -four (24) inches in length and 5/8 -inch in diameter. Said markets shall be set at all lot corners and bends in property lines. E. The subdivider shall submit two (2) copies of the plat of the subdivision indicating the placement of all monuments and markers installed or existing. Said plat shall be certified by a Registered Land Surveyor, in accordance with State Statutes and licensed to do business in the State of Indiana, and approved by the Commission. 14.28 The Enclave Commons Lots. If the Enclave is developed pursuant to the standards of the Enclave Commons Lots, as identified in Section 6.1 of this Ordinance, then the following shall apply to the development of these lots: A. The minimum street right -of -way width shall be forty (40) feet with a thirty (30) foot wide street and a five (5) foot wide sidewalk located directly behind the curb on both sides of the street. B. A three (3) foot landscape easement, which also serves as the front yard building setback, shall be located directly behind the sidewalk to allow for the softening of the garage walls and/or screening walls for the homes. C. In addition to the minimum ten (10) foot Rear Lot Line Setback, a minimum twenty (20) foot wide common area /utility easement shall be located directly behind the Rear Lot Line of each lot to provide landscape buffers and accommodate utilities. Page 128 Silvana Version 107.19.11 D. Utilities (e.g., sanitary, water, gas, electric) shall be placed in locations mutually agreed to by the City of Carmel and the utility companies at the time of secondary (final) plat approval. Section 15. Owners' Association and Covenants. 15.1 Declarations of Covenant(s) shall be prepared by the Master Developer and recorded with the Recorder of Hamilton County, Indiana. There may be multiple Declaration(s) of Covenants applicable to different portions of the Real Estate, and multiple corresponding Owners' Association(s). 15.2 Owners' Association(s) shall be established and responsible for the ongoing upkeep and maintenance of any privately owned common grounds, structures, signs, etc., as outlined in the association documents and any other specific development improvements noted as their responsibility in this Ordinance. 15.3 The Declaration(s) of Covenants shall establish a Design Review Committee "DRC The organization and procedures of the DRC shall be set forth in the Declaration(s) of Covenants. There may be a separate DRC for each Owners Association(s) or a single DRC for multiple Owners' Association(s). The DRC shall be established to review and approve all proposed residential development within the District, as well as any proposed changes to an existing Dwelling. Therefore, a letter of support from the DRC shall accompany any City of Cannel Building Permit application for the construction or modification of a structure. Section 16. Development Plan Approval. 16.1 Approval or Denial of Plats and Final Development Plan. A. With respect to any portion of the Real Estate other than the areas on which lots are developed for Single Family Dwellings, the platting into smaller sections shall be permitted, but shall not be required in order to divide the Real Estate into smaller areas for purposes of conveying title to a parcel or creating separate tax parcels. The creation of smaller parcels for the purpose of conveying title or creating separate tax parcels shall not create property lines to which setbacks or any other standards of this Ordinance shall be applied, provided that development of the parcels shall conform to an approved Development Plan. B. Primary (preliminary) and secondary (fmal) platting shall be required with respect to any portion of the Real Estate on which lots are developed for Single- Family Dwellings. All secondary plats for any portion of the Real Estate shall be approved administratively by the Department, and shall not require a public hearing before the Plan Commission, so long as the proposed secondary plat substantially conforms with the approved primary plat. Version 107.19.11 Silva Page 129 C. No DP /ADLS Approval shall be required with respect to Single- Family Dwellings and associated accessory dwellings, accessory structures, landscaping, lighting, and signage. All Buildings and associated parking, landscaping, lighting and signage for Village Neighborhood Buildings and Village Center Buildings shall require DP /ADLS Approval. D. If there is a Substantial Alteration in the approved DP /ADLS or primary plat, review and approval of the amended plans shall be made by the Plan Commission, or a committee thereof, pursuant to the Plan Commission's rules of procedure. Minor Alterations and Material Alterations may be approved by the Director. E. The Director shall have the sole and exclusive authority to approve without conditions, approve with conditions, or disapprove the final Development Plans and/or Secondary Plats (collectively, the "FDP for the Real Estate; provided, however, that approval shall not be unreasonably withheld or delayed if the FDP is in substantial conformance with the corresponding approved DP /ADLS and/or primary plat and is in conformance with the Development Requirements. If the Director disapproves any FDP, the Director shall set forth in writing the basis for the disapproval and schedule the request for approval of the FDP for a hearing before the full Plan Commission. 16.2 Zoning Waiver. A. The Plan Commission may, after a public hearing, grant a waiver of any of the dimensional and quantitative standard of this Ordinance, by no greater than twenty (20) percent of the specified standard. Any approval to permit such a waiver shall be subject to the following criteria: (i) The proposal shall be in harmony with the purposes and land use requirements of this Ordinance. (ii) The proposal shall compliment the District and the adjoining streetscapes and neighborhoods. (iii) The proposal shall not produce a site plan or street/circulation system that would be impractical or detract from the appearance of the District. (iv) The waiver shall not adversely affect emergency vehicle access or deprive adjoining properties of adequate light and air. B. In granting a waiver, the Plan Commission may impose such conditions that will, in its judgment, secure the purposes of this Ordinance. C. This section does not preclude the City's Board of Zoning Appeals from considering and approving Variances from the terms of this Ordinance, pursuant to Chapter 30 of the Zoning Ordinance Page 130 Silvana Version 107.19.11 16.3 Master Developer and Design Review Committee Consent. A. A written consent by the Master Developer or its assigns shall accompany any permit or approval request pertaining to the Real Estate by a Developer, user, owner, or tenant. Permits or approvals may include, but are not limited to: (i) Improvement Location Permit for any improvements within the District; (ii) Sign permit for any signs within the District; (iii) Building permits for any Buildings within the District; (iv) DP /ADLS, or primary or secondary plat approval for any part of the District; and (v) Any text amendment or other variations to the terms and conditions of this Ordinance (e.g., request for a modification to Development Requirements). A letter of support for construction or modification of a residential structure from the Design Review Committee shall accompany any building permit application. Section 17. Violations and Enforcement. 17.1 The enforcement of any violations of this Ordinance, including violations of conditions and safeguards established in connection with the granting of subsequent variances, special uses or Development Plan approvals, shall be subject to and governed by the authority and procedures set forth in the Zoning Ordinance, including Chapter 34 of the Zoning Ordinance, which shall apply. [THE REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK; SIGNATURE PAGES FOLLOW.] Version 107.19.11 Silvara Page 131 Section 18. Adoption. ATTEST This Ordinance shall be in full force and effect from and after its passage and signing by the Mayor. Z- PASSED by the Common Council of the City of Carmel, Indiana, this day of 2011, by a vote of ayes and nays. Presiding Officer Joseph C. Griffiths W. Eric Seidensticker, President Pro Tempore Kevin D. Rider John V. Accetturo Richard L. Sharp Ronald E. Carter Luci Snyder Diana L. Cordray, IAMC, Clerk Treasurer Page 132 COMMON COUNCIL FOR THE CITY OF CARMEL Silva r a Version 107.19.11 Presented by me to the Mayor of the City of Carmel, Indiana this day of 2011, at .M. Diana L. Cordray, IAMC, Clerk Treasurer Approved by me, Mayor of the City of Carmel, Indiana this day of ,2011, at .M. ATTEST Diana L. Cordray, IAMC, Clerk Treasurer Version 107.19.11 James Brainard, Mayor This Instrument prepared by: Steven D. Hardin, Esq. and Jesse M. Pohlman, Land Use Consultant, Baker Daniels, LLP, 600 East 96th Street, Suite 600, Indianapolis, Indiana 46240. Silt' ara Page 133 Section 19. Schedule of Exhibits. Exhibit A Real Estate Exhibit B Planning Area Map Exhibit C Conceptual Plan Exhibit D Open Space Plan Exhibit E Connectivity Plan Exhibit F Use Table Exhibit G The Estates and Creekside Architectural Standards Exhibit H The Enclave, Bridgecreek Forestview Architectural Standards Exhibit I Village Neighborhood Architectural Standards Exhibit J Village Center Architectural Standards Exhibit K Character Exhibits Page 134 Sily ara Version 107.19.11 Zoning Description EXHIBIT Al REAL ESTATE A part of Section 34, Township 18 North, Range 3 East, of the Second Principle Meridian, Clay Township, Hamilton County, Indiana, being more particularly described as follows:: Beginning at the Southeast corner of the Southeast Quarter of said Section; thence South 89 degrees 37 minutes 51 seconds West along the South line of said Quarter Section a distance of 443.45 feet to the Southwest corner of the East ten (10) acres of the South sixty (60) acres of said Southeast Quarter Section; thence North 00 degrees 20 minutes 13 seconds East along the West line of said East ten (10) acres a distance of 417.00 feet to a South line of the real estate described Instrument Number 92 -22718 of the Office of the Recorder, Hamilton Comity, Indiana; thence along the bounds of said real estate by the next four (4) courses; 1) South 89 degrees 37 minutes 50 seconds West 189.22 feet; 2) South 00 degrees 04 minutes 34 seconds West 416.98 feet to the South line of said Southeast Quarter Section; 3) South 89 degrees 37 minutes 50 seconds West along said South line 440.00 feet; 4) North 00 degrees 20 minutes 13 seconds East parallel with the East line of said Southeast Quarter Section a distance of 990.97 feet to the South line of the North one hundred (100) acres of said Southeast Quarter Section; thence South 89 degrees 31 minutes 47 seconds West along said South line 1,589.00 feet to the West line of said Southeast Quarter Section; thence North 00 degrees 27 minutes 00 seconds East along said West line 191.57 feet to the Southeast corner of the real estate described in Instrument Number 97 -27194 in said Recorder's Office; thence along the bounds of said real estate by the next four (4) courses; 1) North 89 degrees 51 minutes 49 seconds West 369.72 feet; 2) North 00 degrees 27 minutes 00 seconds East parallel with the East line of Southwest Quarter of said Section a distance of 645.34 feet; 3) South 89 degrees 33 minutes 54 seconds West parallel with the North line of said Southwest Quarter Section a distance of 456.04 feet; 4) North 00 degrees 27 minutes 00 seconds East parallel with the East line of said Southwest Quarter Section a distance of 765.33 feet to the South line of the North two rods (33 feet) off of the North end of the East Half of said Southwest Quarter Section; thence South 89 degrees 33 minutes 54 seconds West along said South line 497.18 feet to the West line of the East Half of said Southwest Quarter Section; thence North 00 degrees 23 minutes 36 seconds East along said West line 33.00 feet to the Southwest coiner of the Southeast Quarter of the Northwest Quarter of said Section; thence North 00 degrees 20 minutes 44 seconds East along said West line of said. Quarter Quarter Section a distance of 1,314.57 feet to the Northwest corner of said Quarter Quarter Section; thence North 89 degrees 33 minutes 14 seconds East along the North line of said Quarter Quarter Section a distance of 1,323.71 feet to the Northwest corner of the Southwest Quarter of the Northeast Quarter of said Section; thence North 89 degrees 30 minutes 51 seconds East along the North line of said Quarter- Quarter Section a distance of 719.16 feet to the Southwest corner of the real estate described in Deed Book 220, Page 253 in said Recorder's Office; thence along the bounds of said real estate by the next two (2) courses; 1) thence North 00 degrees 17 minutes 00 seconds East parallel with the East line of Northwest Quarter of said Northeast Quarter Section a distance of 494.50 feet; 2) North 89 degrees 30 minutes 51 seconds Version 107.19.11 Silvana Exhibits Page 135 December 15, 2010 rjc EXHIBIT Al REAL ESTATE East parallel with the South line of the Northwest Quarter of said Northeast Quarter Section a distance of 607.00 feet to the West line of the Northeast Quarter of said Northeast Quarter Section; thence North 00 degrees 17 minutes 00 seconds East along said West line 721.85 feet to the Southwest corner of the real estate described in Instrument Number 92 -26837 in said Recorder's Office; thence along the bounds of said real estate by the next two (2) courses; 1) North 89 degrees 32 minutes 59 seconds East parallel with the North line of Quarter Quarter Section a distance of 218.17 feet; 2) North 00 degrees 17 minutes 00 seconds East parallel with the West line of said Quarter- Quarter Section a distance of 100.00 feet to the North line of said Quarter Quarter Section; thence North 89 degrees 32 minutes 59 seconds East along said North line 381.23 feet to a Northeast corner of the real estate described in Instrument Number 94 -7077 in said Recorder's Office; thence along the bounds of said real estate by the next three (3) courses; 1) South 00 degrees 13 minutes 14 seconds West parallel with the East line of said. Quarter Quarter Section a distance of 300.00 feet; 2) North 89 degrees 32 minutes 59 seconds East parallel with the North line of said Quarter- Quarter Section a distance of 439.00 feet; 3) South 00 degrees 13 minutes 14 seconds West parallel with the East line of said Quarter Quarter Section a distance of 153.49 feet to the Northwest corner of the real estate described in Instrument Number 2009 -56608 in said Recorder's Office; thence along the bounds of said real estate by the next two (2) courses; 1) thence North 64 degrees 56 minutes 13 seconds East 111.85 feet; 2) North 83 degrees 45 minutes 53 seconds East 187.03 feet to the East line of said Northeast Quarter Section; thence South 00 degrees 13 minutes 14 seconds West along said East line 2,242.97 feet to the Northeast corner of the Southeast Quarter of said Section; thence South 00 degrees 20 minutes 13 seconds West along the East line of said Southeast Quarter Section a distance of 2,631.74 feet to the place of beginning, containing 304.395 acres, more or less, subject to all legal highways, rights -of -ways, easements, and restrictions of record. This description has been prepared for the use in a zoning application and is based upon a preliminary ALTA/ACSM Land Title Survey performed by Stoeppelwerth Associates, Inc., Job Number 60160DSW and dated June 17, 2010. This description should only be used for the purposed it was intended for. 5: \601601Legal\Exhibit\Desc for Zoning App 12- 15 -10.rtf Page 136 Silvana Exhibits Version 107.19.11 EXHIBIT G 1 THE ESTATES AND CREEKSIDE ARCHITECTURAL DESIGN STANDARDS Section 1. Character Exhibits. Character illustrations indicating conceptually the intended architecture and appearance of Dwellings are provided in the Character Exhibits. Section 2. Section 4. Windows. Section 5. 5.1 Exterior Siding Materials. Permissible materials include the following: (i) Brick (ii) Cedar; (iii) Stone; (iv) Stucco; (v) EIFS or dryvit; (vi) Architectural metals, such as copper or Cor -Ten; and (vii) Fiber cement. Vinyl and aluminum siding shall be prohibited. EIFS and dryvit shall only be used a minimum of eight (8) feet above grade and/or limited to trim or accent areas. Section 3. Roofs. 3.1 Permissible roof materials shall include architectural- grade, dimensional shingles; clay; slate; wood shingles; wood shakes; and metals. Green roofs are encouraged, as are recycled materials. Three -tab shingles are not permitted. 3.2 A twelve (12) inch overhang on all eaves, as measured from the framing and not including gutters, is required. 3.3 If dormers are used, at least one (1) window or decorative louver per dormer is required. Dormers and gables must have details such as attic bands, windows, and/or decorative attic vents. 3.4 Ridge vents shall be required. 3.5 Minimum roof slope shall be 6 (vertical units): 12 (horizontal units) for primary roofs. Secondary roofs (e.g., porches, bays, garages, dormers) may have a lower pitch. 4.1 Habitable rooms, such as bedrooms and living rooms, shall have operable windows with screens to take advantage of natural cross ventilation. There shall be a minimum of three (3) windows per facade. Single story homes shall have a minimum of two (2) windows per facade. A vent may be substituted for a window on a gable. 4.2 Windows shall be wood, vinyl -clad wood, vinyl, aluminum -clad wood, or painted metal. 4.3 All windows shall be fully framed unless the window is surrounded by a masonry material. 4.4 Where practical, shutters shall match in size the windows they are intended to cover. Garage Placement Doors. All garages shall be designed as an integral part of the architecture of the dwelling, with regards to materials, trim, and detail. Detached garages shall incorporate compatible massing and scale with regards to the primary residence. Page 150 Silvana Exhibits Version 107.19.11 7.4 Porches entryways should be in scale with the rest of the house, and should be architecturally appropriate. Section 8. Streetscape Diversity. Neighborhoods shall promote streetscape diversity through varied elevations. The same Building elevation shall not be constructed for one (1) lot on each side of the subject lot on the same side of the street and for three (3) lots across the street from the subject lot. EXHIBIT G 1 THE ESTATES AND CREEKSIDE ARCHITECTURAL DESIGN STANDARDS 5.2 A minimum two (2) car garage shall be required per Dwelling. 5.3 Pursuant to Chapter 25.01.01(B)(5) of the Zoning Ordinance, the combined square footage of the Ground Floor Area of a Private Garage and/or Accessory Building shall not exceed seventy -five (75) percent of the Ground Floor Area of the Principal Building, except that a detached garage, which is the only Accessory Building on the lot, may equal the maximum dimensions of twenty -four (24) by thirty (30) feet provided that the Ground Floor Area of the garage is less than or equal to the Ground Floor Area of the Principal Building. Lots over three (3) acres shall be exempt from this standard. 5.4 Garages shall be side rear or court loading on lots greater than ninety (90) feet in width. 5.5 Lots smaller than ninety (90) feet in width shall be permitted to have front- loading garages; however, the front facing garage door width shall be no more than forty percent (40 of the total front facade width of a home with a two -car garage and forty -eight percent (48 of the total front facade width of a home with a three -car garage. The garage wall and door of a front -load garage shall be offset a minimum of two (2) feet from the primary front facade of the house. 5.6 Garage doors shall have raised panels or other decorative panels (e.g., window panels, carriage style panels, and decorative hardware). Section 6. Chimneys. 6.1 Full- height chimneys are required when exterior fireplaces are present. Shed -style or cantilevered chimneys shall only be permitted on the rear elevation of homes with basements. 6.2 Direct vent chimneys shall be permitted. Section 7. Entryways Porches. 7.1 Porches and/or entryways shall be clearly defined and should be visible as the main focus of the front facade. 7.2 Porches and/or entryways shall be delineated by elements such as pilasters, sidelights, columns, railings, etc. 7.3 Porches should be at least four (4) feet deep, where used, to allow sufficient room for furniture. version 107.19.11 Silvana Exhibits Page 151 EXHIBIT G 1 THE ESTATES AND CREEKSIDE ARCHITECTURAL DESIGN STANDARDS Section 9. Driveways. Driveways shall be concrete, stamped concrete, brick, porous concrete, or stone or pervious pavers. Asphalt driveways shall not be permitted for lots less than two (2) acres in size. Page 152 Silvana Exhibits Version 107.19.11 EXHIBIT H 1 THE ENCLAVE, BRIDGECREEK F©RESTVIEW ARCHITECTURAL DESIGN STANDARDS Section 1. Character Exhibits. Character illustrations indicating conceptually the intended architecture and appearance of Dwellings are provided in the Character Exhibits. Section 2. Exterior Building Materials. Permissible materials include the following: (i) Brick; (ii) Cedar; (iii) Stone; (iv) Stucco; (v) EIFS or dryvit; (vi) Architectural metals, such as copper or Cor -Ten; and (vii) Fiber cement. Vinyl and aluminum siding shall be prohibited. EIFS and dryvit shall only be used a minimum of eight (8) feet above grade and/or limited to trim or accent areas. Section 3. Roof lines. 3.1 Permissible roof materials shall include architectural- grade, dimensional shingles; clay; slate; wood shingles; wood shakes; and metals. Green roofs are encouraged, as are recycled materials Three -tab shingles shall not be permitted. 3.2 A twelve (12) inch overhang on all eaves, as measured from the framing and not including gutters, is required. 3.3 If dormers are used, at least one (1) window or decorative louver per dormer is required. Dormers and gables must have details such as attic bands, windows, and/or decorative attic vents. 3.4 Ridge vents shall be required. 3.5 Minimum roof slope shall be 6 (vertical units): 12 (horizontal units) for primary roofs. Secondary roofs (e.g., porches, bays, garages, dormers) may have a lower pitch. Section 4. Windows. 4.1 Habitable rooms, such as bedrooms and living rooms, shall have operable windows with screens to take advantage of natural cross ventilation. There shall be a minimum of three (3) windows per facade. Single story homes shall have a minimum of two (2) windows per facade. A vent may be substituted for a window on a gable. 4.2 Windows shall be wood, vinyl -clad wood, vinyl, aluminum -clad wood, or painted metal. 4.3 All windows shall be fully framed unless the window is surrounded by a masonry material. 4.4 Where practical, shutters shall match in size the windows they are intended to cover. Version 107.19.11 Silvana Exhibits P1ae 153 EXHIBIT 11 1 THE ENCLAVE, BRIDGECREEK FORESTVIEW ARCHITECTURAL DESIGN STANDARDS Section 5. Garage Placement Doors. 5.1 All garages shall be designed as an integral part of the architecture of the dwelling, with regards to materials, trim, and detail. Detached garages shall incorporate compatible massing and scale with regards to the primary residence. 5.2 A minimum two (2) car garage shall be required per Dwelling. 5.3 Pursuant to Chapter 25.01.01(B)(5) of the Zoning Ordinance, the combined square footage of the Ground Floor Area of a Private Garage and/or Accessory Building shall not exceed seventy -five (75) percent of the Ground Floor Area of the Principal Building, except that a detached garage, which is the only Accessory Building on the lot, may equal the maximum dimensions of twenty -four (24) by thirty (30) feet provided that the Ground Floor Area of the garage is less than or equal to the Ground Floor Area of the Principal Building. Lots over three (3) acres shall be exempt from this standard. 5.4 Garages shall be side rear or court loading on lots greater than ninety (90) feet in width. 5.5 Lots smaller than ninety (90) feet in width shall be permitted to have front loading garages; however, the front facing garage door width shall be no more than forty -eight percent (48%) of the total front facade width. The garage wall and door of a front -load garage shall be offset a minimum of two (2) feet from the primary front facade of the house. 5.6 Garage doors should have raised panels or other decorative panels (e.g., window panels, carriage style panels, and decorative hardware). Section 6. Chimneys. 6.1 Full- height chimneys are required when exterior fireplaces are present. Shed -style or cantilevered chimneys shall only be permitted on the rear elevation of homes with basements. 6.2 Direct vent chimneys shall be permitted. Section 7. Entryways Porches. 7.1 Porches and/or entryways shall be clearly defined and should be visible as the main focus of the front facade. 7.2 Porches and/or entryways shall be delineated by such elements as pilasters, sidelights, columns, railings, etc. 7.3 Porches should be at least four (4) feet deep, where used, to allow sufficient room for furniture. 7.4 Porches entryways should be in scale with the rest of the house, and should be architecturally appropriate. Page 154 Silvara Exhibits Version 107.19,11 EXHIBIT 11 1 THE ENCLAVE, BRIDGECREEK FORESTVIEW ARCHITECTURAL DESIGN STANDARDS Section 8. Driveways. Driveways shall be concrete, stamped concrete, brick, porous concrete, or stone or pervious pavers. Asphalt driveways shall not be perrnitted for lots less than two (2) acres in size. Version 107.19.11 Silvana Exhibits Page 155 EXHIBIT I f VILLAGE NEIGHBORHOOD ARCHITECTURAL DESIGN STANDARDS Section I. Character Exhibits. Character illustrations indicating conceptually the intended architecture and appearance of Dwellings are provided in the Character Exhibits. Section 2. Site Design. 2.1 The site design shall be context sensitive with regards to existing natural features. Facilities such as laundry and exercise rooms and mail boxes shall be centrally located. 2.2 Site access and internal circulation shall promote safety, efficiency, and convenience. 2.3 Parking areas shall be sited to the rear or side of the property rather than along street frontages. On -street parking shall be permitted on the Real Estate's internal streets and drives. 2.4 A variety of housing types should be offered for leasing, such as Townhouses, Apartments, Lofts and detached coach or carriage homes to provide for a wide variety of options, encourage neighborhood diversity and to create diversity in architecture and Building scales. Section 3. Building Design and Mass. 3.1 No more than six (6) Dwellings attached vertically (e.g., Townhouses) shall be permitted per Building, and no more than sixteen (16) Dwellings attached horizontally (e.g., flats) shall be permitted per Building. 3.2 Buildings shall be compatible with their surroundings with regards to height, mass, roof pitch, and scale. Buildings of varying sizes and styles are encouraged to provide for a variety of housing types and to create diversity in architecture and building scales. 3.3 Buildings shall provide visual interest, through the use of details, trim, and a variety of materials. 3.4 Entryways shall be visually distinct. Individual entries, porches, balconies and/or outdoor spaces are encouraged on the front and/or rear of the Buildings to add visual interest and provide a transition between the public, common areas of the Building and the private areas. 3.5 Walls shall not have unbroken planes greater than sixty (60) feet in length. Units within Buildings may be differentiated by plane and material changes, and separate entrances. 3.6 Mechanical equipment shall be screened with landscaping to minimize the visibility of the equipment while still allowing for the equipment to properly ventilate and function. Page 156 Silvana Exhibits Version 107.19.11 Section 4. Exterior Building Materials. Exterior materials shall be durable and of high quality, such as Masonry, pre -cast concrete, concrete block, face Nick, poured concrete, split face, scored split, scored smooth, or fluted masonry units, Quick Brick (brick look type Concrete Masonry Units), architectural metals (e.g., copper or Cor -Ten), and high quality siding of wood or fiber- cement. Materials such as thin layer synthetic stucco or EIFS products should only be used a minimum of eight (8) feet above grade, unless otherwise approved by the Plan Commission as appropriate for the proposed architectural style. Vinyl and aluminum siding shall be prohibited. Section S. Rooflines. 5.1 Roof forms shall harmonize with the architectural style of the Building. 5.2 Permissible materials shall include architectural- grade, dimensional shingles; clay; slate; wood shingles; wood shakes; and metals. Green roofs are encouraged, as are recycled materials. Three-tab shingles shall not be permitted unless otherwise determined by the Director or Plan Commission to be appropriate with the proposed architectural style at the time of development plan approval. 5.3 Rooflines shall not have unbroken lines greater than sixty (60) feet in length unless appropriate for that architectural style (i.e. Modern or Federal). 5.4 Flat roofs shall be permitted; however, if pitched roofs are incorporated, then the minimum roof slope shall be 6 (vertical units): 12 (horizontal units) for primary roofs. Secondary roofs (e.g., porches, bays, garages, dormers) may have a lower pitch. Section 6. Windows. 6.1 There shall be a minimum of two (2) windows per exposed facade, per level. Half stories are permitted to have one (1) window. A vent may be substituted for a window on a gable. 6.2 Windows shall be wood, vinyl -clad wood, vinyl, aluminum -clad wood, or painted metal. 6.3 All windows shall be fully framed and trimmed 6.4 Where practical, shutters shall match in size the windows they are intended to cover. Version 1117.19.11 EXHIBIT I f VILLAGE NEIGHBORHOOD ARCHITECTURAL DESIGN STANDARDS 6.5 Skylights and light wells in internal corridors are encouraged when practical. 6.6 Windows should be staggered to preserve privacy. Silvana Exhibits Page 157 EXHIBIT J 1 VILLAGE CENTER ARCHITECTURAL DESIGN STANDARDS Section 1. Design Intent. The Village Center is intended to be a vibrant mix of pedestrian friendly shops, businesses, and restaurants for residents of the District as well as the surrounding community. The tenant mix aims to combine everyday convenience offerings from trusted national tenants along with the friendliness and personal service of locally -owned and admired shops and restaurants. The charming, residential scaled, urban character of the Village Center is inspired by smaller scale commercial centers that blossomed in the 1920's -30's around trolley -car stops. The eclectic mix of traditional architectural styles, high quality details and small -scale urbanism is the perfect architectural precedent for the Village Center. Traditional architectural styles found in these precedent neighborhoods such as Italianate, Georgian, and Art Deco will be strategically employed and updated for contemporary tenant uses to make the Village Center appear that it has evolved over time and not built all at once. Six or more individual pedestrian scaled Buildings are planned with a mix of retail, restaurant and office tenants. The main exterior Building materials will consist of brick, painted brick, terra cotta, limestone, including wood and metal -framed glass storefronts. Although some of the Buildings will have flat roofs and brick parapets, the residential character of some selected commercial buildings will be enhanced by the addition of gable, arch, and hip roof forms. Roofing materials will include both high quality architectural asphalt shingles (that appear like slate tiles) and painted metal standing seam roofs. Creating a wonderful gathering place that fosters community spirit where neighbors connect with one another is a key amenity planned for the District. Hiking and biking trails will flow through the Village Center connecting the District's residential neighborhoods and the surrounding neighborhoods. Seating walls will further delineate social seating nodes and places. Finally, the artful and lively ambiance of sidewalk cafes, eateries, and eclectic shops serve as precedents for the tenant storefront expressions planned for the Village Center. Carefully scripted tenant guidelines will orchestrate the tenant awnings, tenant signage, outdoor furniture, planting pots and amenities to create an array of "outdoor room" experiences that beckons visitors to browse, socialize, and to linger a little bit longer. Section 2. Character Exhibits. Character illustrations indicating conceptually the intended architecture and appearance of Buildings are provided in the Character Exhibits. Page 158 Silvana Exhibits Version 107.19.11 EXHIBIT J 1 VILLAGE CENTER ARCHITECTURAL DESIGN STANDARDS Section 3. Building Facade Design Standards. 3.1 Buildings shall be generally oriented parallel and perpendicular to the street. Flexibility shall be permitted in Building orientation to provide for maximum sun exposure to the street and open spaces, or as the street layout dictates. 3.2 Pedestrian scale detailing shall be provided on the front elevation of the Building at the ground level. 3.3 End or comer segments of Buildings should generally have an additional level, decorative articulation or roof detail. 3.4 Outdoor seating, dining, sales areas and gathering places are permitted to be incorporated into building exterior designs and public spaces to increase opportunities for social interaction by creating nodes for gathering and interaction. 3.5 The first floor and all other floors shall have a coordinated composition, which will usually be indicated by the alignment of upper floor windows and other features with openings and features of the first floor. 3.6 The ground floor of multi -story Buildings should generally be a minimum of twelve (12) feet to fourteen (14) feet high and a greater height than the second floor. 3.7 Continuous facades more than sixty (60) feet wide shall be designed with vertical offsets at intervals which evenly divide the facade (e.g., into halves, thirds, or quarters) or shall be designed at intervals not less than sixty (60) feet, whichever is less. These offsets may be projecting, recessed, or may be a simple change in Building material or detailing. Section 4. Fences and Screening. 4.1 Fence constuction along the front facade shall be decorative, such as wrought -iron style, decorative wood, or a courtyard wall. 4.2 Ground level mechanical/telecommunication equipment visible from a public street shall be screened with suitable landscaping, walls, or fencing in general architectural compatibility with the Building(s) with which it is associated. 4. 3 Rooftop mechanical/telecommunication equipment shall be fully screened on all sides using parapets, penthouse screens or other similar methods which are integrated into the overall Building design. Version 107.19.11 Silvana Exhibits Page 159 EXHIBIT J 1 VILLAGE CENTER ARCHITECTURAL DESIGN STANDARDS Section 5. Materials and Facades 5.1 The visual appeal of a Building's materials has a tremendous impact on the perception of its quality. High quality, robust and tactile finish materials project feelings of warmth, permanence, and timelessness. The relationship and use of materials, textures, details and color of a new Building's principal facades shall be visually compatible with and similar to those adjacent Buildings or shall not contrast conspicuously. Durable materials are especially critical at the street level where pedestrian contact will be considerable. 5.2 Exterior materials shall be durable and of high quality, such as Masonry, pre -cast concrete, concrete block, face brick, poured concrete, split face, scored split, scored smooth, or fluted masonry units, Quick Brick (brick look type Concrete Masonry Units), and high quality siding of wood or fiber cement. Materials such as thin layer synthetic stucco or EIFS products should only be used a minimum of eight (8) feet above grade, unless otherwise approved by the Plan Commission as appropriate for the proposed architectural style. 5.3 The first floor and upper floors may be composed of different materials. 5.4 Front and side facades of Buildings located 011 coiner lots shall be of the same materials and similarly detailed. 5.5 Building facades should have a defined base or foundation, middle or modulated wall, and a top formed by an articulated cornice, appropriate to the building style, unless otherwise approved by the Plan Commission. 5.6 Appropriate materials for the following Building elements shall be as follows: A. Windows: wood, vinyl clad wood, vinyl, anodized aluminum, aluminum -clad wood. B. Doors: wood, anodized aluminum, faux wood, steel (security doors). Trim: wood, synthetics. Visible roofing: standing seam metal, zinc, architectural asphalt shingles, slate and high- quality synthetic slate, tile, and wood shake. 5.7 Exterior walks, steps, stoops and paving shall be masonry or stone pavers, or poured or pre -cast concrete. Exterior stair handrails and other stair details shall be stone, pre -cast concrete, wrought -iron style, wood, simulated wood products, or another decorative material. Page 160 Silvana Exhibits Version 107.19.11 EXHIBIT J 1 VILLAGE CENTER ARCHITECTURAL DESIGN STANDARDS Section 6. Windows. 6.1 All window designs shall be architecturally compatible with the style, materials, color, details and proportion of the Building. 6.2 Windows should be provided 011 all facades. Exceptions shall be made for certain architectural styling, faux windows (such as "trompe l'oeil and other details that imitate windows in locations where actual windows are not appropriate; provided, however, that any such techniques shall be architecturally compatible with the style, materials, color, details and proportion of the Building. Appropriate techniques do not include the use of shutters without glass, or the use of spandrel glass at the street level. Windows shall not be required on facades that are not visible from a public right -of -way. 6.3 Windows shall generally be vertically proportioned to the facade and the Building's other architectural elements. 6.4 Windows shall be rhythmically spaced in a pattern compatible with the form of the Building. Where Buildings are located on corners, the window style and details shall complement the facades on the facing streets. 6.5 Windows shall be recessed in their openings and not flush mounted with the wall, and shall appear as individually "punched" through the wall rather than as adjacent windows separated by frames. 6.6 At street level, glazing shall be clear or slightly tinted glass (not opaque or highly reflective). 6.7 Where appropriate to the design of a Building, paneled or louvered shutters shall be provided on all windows visibly exposed to a street or common open space. 6.8 Shutter style shall match the window and architectural style of the Building, and shall be sized to match actual window dimensions. 6.9 Single shutters shall not be used on double or larger windows. 6.10 Shutter materials should generally be wood, fiberglass, or a high quality composite. Plastic shutters are not permitted. 6.11 Shutters should be fully operable, or have hardware present that gives the illusion of operability, and should match in size the windows they are intended to cover. Version 107.19.11 Silvana Exhibits Page 161 EXHIBIT J 1 VILLAGE CENTER ARCHITECTURAL DESIGN STANDARDS Section 7. Entrances. 7.1 Primary entrances shall be defined and articulated by elements such as lintels, pediments, pilasters, columns, porticos, parches, canopies, and other design elements appropriate to the architectural style and details of the Building as a whole. 7.2 A corner entrance is permitted at corner Buildings to improve visibility and pedestrian circulation, and to accentuate the corner. Corner entrances should be angled to address both streets. 7.3 Entrances to upper floors shall be clearly distinguished from storefront entrances through differentiated architectural treatment and materials. 7.4 Anodized metal, bright aluminum, or stainless steel frames, or frilly glazed (frameless) doors shall be avoided. Finished frames may be metal with black anodized or painted finish (only `wide stile" frames), however, painted, stained, or varnished wood is preferable. Section 8. Roofs and Cornices 8.1 Cornices and Parapet Walls. A. There shall be articulation and detailing where the roof meets the wall, including cornices, eaves or rakes. Moldings, brackets, and finials can be used as special elements added to the cornice. B. Flat roofs should have a parapet wall or similar decorative feature on the Building's front and sides. C. In larger scale Buildings, extended parapets, projecting cornices, pitched or slope roofs, or decorative moldings of fourteen (14) inches or more are required to give the roof/cornice proper visual weight and proportion to the Building. Important architectural features, such as the cornice lines, shall be aligned from Building to Building provided, however, that there should be adequate variation to allow for an organic quality to the architecture without detracting from the coherence of the street wall. 8.2 Roof Shape. A. Traditional roofs are typically flat (1:12 roof pitch or less) and hidden behind parapet walls; however, sloped roofs, including gable, hipped, and shed roofs are also permitted if sloped between 4:12 and 12:12. Mansard, gambrel, and domed roofs shall adhere to traditional forms and proportions. False roofs are generally inappropriate and should only be used in limited situations. In general, architectural solutions shall be used to best conceal mechanical equipment, particularly in rooftop applications. Page 162 Silvana Exhibits Version 107.19.11 Section 9. Version 107.19.11 EXHIBIT J 1 VILLAGE CENTER ARCHITECTURAL DESIGN STANDARDS B. Sloped roof heights from eave to peak shall not exceed the height from grade to eave (the roof shall not be taller than the Building wall supporting the roof). C. On corner sites, the roof and cornice design shall be appropriate for both corner sides of the Building. D. Roofing Color. Visible roof materials should be muted in color (dark reds, browns and earth- tones, natural metal colors including aluminum, dark anodized aluminum, zinc, tin and lead). White, bright, non- fading and high intensity colors, multicolored and bright metal finishes are inappropriate on visible rooftops. Colors should be considered in the context of the effect of heat absorption, especially on flat roofs. 8.3 Mechanical Equipment and Appurtenances A. The form of the roof or cornice shall hide mechanical equipment and roof penetrations, such as plumbing stacks and vents, from view from streets and sidewalks. B. Downspouts can be used where appropriate for the architectural design of the Building. C. Gutters and downspouts should be located to respect the architectural lines of the Building and shall not be affixed to columns or other prominent Building elements. D. Downspouts shall be oriented so as to not discharge water into pedestrian areas. Accents and Projections. 9.1 Bays and Projections. A. Steps, stoops, porches, chimneys and bay windows may extend into yard setbacks up to the property line. Bay windows and storefronts are permitted to project three (3) feet from the main Building facade. C. Bay windows shall be vertically proportioned and shall tightly frame an appropriately sized and styled window. D. Overhangs and eaves shall be shallower than the main roof form and be consistent on all sides. E. Cornices and eaves shall have a maximum projection of four (4) feet or fifteen (15) percent of the Building height, whichever is less. F. Awnings, canopies, cornices, eaves, balconies and Building mounted signage may extend into yard setbacks and any rights -of- way, subject to the review and approval of the Director, but shall not exceed the width of the sidewalk or multi -use path below. The Silvara Exhibits Page 163 EXHIBIT J 1 VILLAGE CENTER ARCHITECTURAL DESIGN STANDARDS lowest portion of any projection extending into a right-of-way shall be a minimum of eight (8) feet from the ground level in order to provide clear passage for pedestrians and bicyclists. 9.2 Towers and Vertical Elements. A. Towers and vertical elements are encouraged on prominent Buildings, particularly those that serve as street or view corridor terminus. Any vertical Building elements shall be compatible with the design of the Building as a whole. Towers and vertical elements should not overpower a Building facade and shall be used only as an accent in special locations. B. Vertical Building appurtenances such as chimneys, spires, turrets, cupolas, belfries, and towers that are designed for functional or ornamental purposes to articulate the design of a Building, especially if appropriate to a special Building type or historically based style, shall not exceed a height of eight (8) feet above the rest of the Building. 9.3 Balconies. A. The use of flower boxes and plantings is encouraged. B. Deeper balconies that are intended to be usable may have simple awnings, canopies, or trellises. C. Balcony railings shall be designed for transparency so that the Building wall can be seen from the street. 9.4 Awnings. A. Fixed or retractable awnings are permitted if they: (i) complement a Building's architectural style, material, color, and details; (ii) do not impair facade composition; and (iii) are designed as an integral part of the facade. B. Awnings shall be covered in natural cloth fabric like canvas (not vinyl). Metal, aluminum or plastic awnings are not permitted; however, high quality decorative metal elements that mimic awnings may be permitted if they are consistent with the Building design and area character. C. In Buildings with multiple storefronts, compatible awnings shall be used as a means of unifying the structure. D. Oversized and continuous awnings are not permitted. E. Backlit or glowing awnings or canopies are not permitted. Page 164 Silvana Exhibits Version 107.19.11