HomeMy WebLinkAboutPUD Redline copy Revised 9-2-11Silvara Planned Unit Development District Ordinance
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Technical Revision (change made for clarification purposes)
Version 109.02.11
ORDINANCE Z- -11
SPONSOR(s): Councilor(s)
SILVARA
A PLANNED UNIT DEVELOPMENT DISTRICT
CARMEL, INDIANA
Page 12
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. 9
Section 5. Permitted Uses. 9
Section 6. Bulk and Density Standards. 10
Section 7. Architectural and Design Standards. 12
Section 8. Signage. 13
Section 9. Lighting. 13
Section 10. Parking and Loading. 14
Section 11. Landscaping. 15
Section 12. Open Space. 23
Section 13. Pedestrian and Bicycle Connectivity. 25
Section 14. Infrastructure and Environmental Standards. 26
Section 15. Owners' Association and Covenants. 31
Section 16. Development Plan Approval. 32
Section 17. Violations and Enforcement. 34
Section 18. Adoption. 35
Section 19. Schedule of Exhibits. 37
Silva r a Version 109.02.11
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 known
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.
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Page 13
Section 2. Definitions.
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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.
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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 permanent 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 unless
constructed to the City's standards prior to acceptance of dedication by the City; 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, storm 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.
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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
Corridor and Woodlands Pl ,n:,ig rea° 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)six (6) Planning Areas: The Estates
(PA -1 West and PA -1 East), The Woodlands (PA 2), Creekside (PA42), Williams Creek
(PA 1), The Enclave (PA 5), Bridgecreek (PA-61), Village Neighborhood (PA-7-4),
Forestview (PA and the Village Center (PA -6J. The size of each Planning Area
may be enlarged or reduced by up to twenty percent (20 %)ten percent (10 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. Amendments to the Subdivision
Control Ordinance after the enactment of this Ordinance shall not apply to the District
unless the Director determines that the amendment does not materially or negatively
impact the ability to develop the Real Estate pursuant to this Ordinance and that the
amendment is consistent with the District's intent.
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.
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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 under the heading of Residential
Uses.
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 Williams Creek Corridor: Land within the District that is adjacent to Williams Creek, as
generally illustrated on the Planning Area Map and Open Space Plan, to be set aside as
Open Space.
2.33 Woodlands: Land within the District located within the Estates Planning Area (PA -1
West), as generally shown on the Planning Area Map and Open Space Exhibit, to be
aside as Open Space.
2,3;2.34 Zoning Map: The City's official zoning map adopted by reference in the Zoning
Ordinance.
2.332.35 Zoning Ordinance: The Carmel/Clay Zoning Ordinance Z -289, in effect on the
date of the enactment of this Ordinance (Summer 2011 version). Amendments to the
Zoning Ordinance after the enactment of this Ordinance shall not apply to the District
finless the Director determines that the amendment does not materially or negatively
impact the ability to develop the Real Estate pursuant to this Ordinance and that the
amendment is consistent with the District's intent.
Section 3. Planning Areas.
The District contains nine (9)six (6) Planning Areas as shown on the Planning Map. The Ili
3.1
Planning Areas are as described below.
3.2 Planning Area 1 (PA -1 West and PA -1 East): The Estates "Estates This Planning
Area includes land within the District that is both west and east of the Williams Creek
corridor and primarily abuts existing subdivisions on the perimeter of the Real Estate. It
is bounded by Clay Canter Road to tho wort and Claybridgo at Springnull to the north.
The Estates will include large lot detached single family dwellings, designed for the
traditional single family market.
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1,
1,
Areas include the land within the District that is adjacent to Williams Creek and the land
focal points of the District and will include natural arms, walking trails and other Open
Space and Community Amenity uvas.
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3.43.3 Planning Area 3-2 (PA -42): Creekside "Creekside Creekside includes land within the
District that is west of the Williams Creek Corridor and east of the Woodlands. It is
bounded by Claybridgc at Springrnrllthe Estates to the north. Creekside will include
medium and large lot detached single family dwellings and small and medium lot
detached single- family dwellings designed for the active adult /empty- nester market.
and is bounded by the Williams Crcck floodplain to the south, Elliot Crcck and
Claybridgc at Springmill to the west, Springrnill Road to the cast, and two existing
neighborhoods to the north (Springrnill Streams and Springrnill Ridge). Tho proposod
trail network will encourage pedestrian connectivity to other arcas 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.
443.4 Planning Area 3 (PA -43): Bridgecreek "Bridgecreek This Planning Area is
immediately north of the Village Neighborhood and is bounded by the Williams Creek
floodplain Corridor to the west and north, the Off-Street Trail corridor along the south
border, Springmill Road to the east, and the Enclave Estates 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.
4,-73.5 Planning Area 7-4 (PA I): 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 min Corridor 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.
443.6 Plamaing Area -5 (PA -g5): Forestview "Forestview Forestview is west of the Village
Center along 116 Street. This Planning Area is planned to include a mix of small lot
MP 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.
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3413.7 Planning Area 9-6 (PA -96): 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 (115 Health) North Hospital Campus Planned Unit Development
on the northeast corner, the Bridges Planned Unit Development on the southeast corner
and a church 011 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.
Section 4. Conceptual Plan.
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 fmal layout and site plans shall be subject to the terms and conditions of
this Ordinance and may vary from the Conceptual Plan.
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 Horne 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.
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1•
Planning
Area
Minimum Lot'
Minimum Yard Setbacks
Min. Dwelling
Unit Size S
F)
Max. Lot
Acres
Maximum
Density
Width
Area
(SF)
Street
Frontage
Front 2
Side
(Aggregate)
Rear
1 -story
2 -story
Covera2e
(du /acre)
The Estates
100'
15,000
50'
25'
7' (20')
20'
2,400
3,000
45%
100.8
1.25
Creekside
70'
8,400
35'
25'
5' (15')
20'
1,800
2,200
45 %4
65.7
1.80
90'
11,700
45'
25'
5' (15')
20'
2,000
2,500
45%
55'
6,600
30'
20'
3' (6')
15'
1.400
70%
The Enclave
.4-5
6400
3$
28
4
4
4
4.400
344
3'
2
4$
2
2,500
(5')
.89'
11700
40'
251
5' (10')
2$
4
Bridgecreek
and
Forestview
4
5,400
25
24
3
4
47400
70%
2.0.
55
4,400
30'
3'
2 (5')
10'
1.600
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
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 wJ 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.
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6.2 Maximum Residential Densities. The total number of Dwellings permitted in the District shall not exceed nine seven
hundred and forty -five (950745) without an amendment to this Ordinance. The density in each Planning Area
shall not exceed the established Maximum Density 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 he no more than four hundred (400) Dwellingstvro
hundred and seventy (270) Apartments permitted in the Village Neighborhood.
6.3 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
6.4 Maximum Intensity of the Village Center Planning Area. Uses in the Village Center shall not be permitted to exceed a
total of eighseventy thousand (8470,000) square feet without an amendment to this Ordinance. Without the approval 1
of the Plan Commission, 110 single first floor tenant shall be permitted to exceed twenty thousand (20,000) square feet.
5 However, mixed -use Buildings that incorporate Dwellings on the upper floors shall be permitted a maximum Building Height of three- stories.
Version 109.02.11 Silv ara Pa 111
Minimum Lot
Minimum Building Setbacks
Max.
Buildin
Height g
Min.
Felling
Unit Size
(SF)
Maximum
Width
Area
(SF)
Street
Frontage
Front
Yard
Spring
Mill Rd/
116th St
All Other
Yards and
Min. Bldg
Separation
Density
Village
Neighborhood
Buildings
0'
5'
20'
10'
3- stories
600
45,-
7.0 duiacre
Village Center
Buildings
0'
0
0'
0'
20'
10'
2- stories
600
11.3
2.0 duiacre
6.2 Maximum Residential Densities. The total number of Dwellings permitted in the District shall not exceed nine seven
hundred and forty -five (950745) without an amendment to this Ordinance. The density in each Planning Area
shall not exceed the established Maximum Density 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 he no more than four hundred (400) Dwellingstvro
hundred and seventy (270) Apartments permitted in the Village Neighborhood.
6.3 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
6.4 Maximum Intensity of the Village Center Planning Area. Uses in the Village Center shall not be permitted to exceed a
total of eighseventy thousand (8470,000) square feet without an amendment to this Ordinance. Without the approval 1
of the Plan Commission, 110 single first floor tenant shall be permitted to exceed twenty thousand (20,000) square feet.
5 However, mixed -use Buildings that incorporate Dwellings on the upper floors shall be permitted a maximum Building Height of three- stories.
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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.
-47.5 Empty- Nester Active Adult Standards. The empty- nester active adult standards set
forth in Exhibit L shall apply to any lot within Bridgecreek, Forestview, Creekside, and
the Village Neighborhood that has a Lot Width of less than seventy -five (75) feet.
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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 and if it conforms to the Indiana Manual
on Uniform Traffic Control Devices.
8.2 Mtu.ls. Murals painted 011 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.
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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.
Th rat i s 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 tho factors listed above to determine the Total Reduction Factor.
Page I
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.
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:
Reduction Factor
Vacancy
Non Auto transportation
Captive Market Allowance
Total Reduction Factor
Retail Restaurant Office
2
4% 4% 4°%
18% �B 15%
24% 19% 28%
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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 parallel on-
street parking space shall be a minimum of eighteen (18)twenty-two (22) feet in length.
10.5 Loading and Service Areas.
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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.
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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.
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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.
G. Landscaping shall be prohibited within the Vision Clearance on Corner Lots.
11.3 Street Trees.
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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 on 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. In the Village Center, street tree types and locations
should allow for visibility of user signage and Buildings.
E. 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 grccnbcltBufferyards shall be required
where the Real Estate abuts 116th Street in accordance with this section. The
following plantings shall be required along tho respective frontages:
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(i)
Village Center: A minimum fifty (50) foot wide Tree Preservation Area
shall be required where the Village Center abuts 116th StreetPlantings
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 hods of signago and Buildings. The
requirements of this section may be computed as an average across the
total linear footage of frontage.
Forestview: A minimum twenty (20) foot wide greenbelt shall be required
where Forestview abuts 116th Street. The following plantings shall be
required wWhere 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. Bufferyards shall be required where the Real Estate abuts
Spring Mill Road in accordance with this section.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: A minimum twenty (20) foot wide greenbelt shall be
required where the Village Center abuts Spring Mill Road with Planting:,
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) Village Neighborhood: A minimum twenty (20) foot wide greenbelt shall
be required where the Village Neighborhood abuts Spring Mill Road
which shall include a minimum three (3) foot tall undulating mound with
plantings pursuant to the Type "D" Bufferyard (5 shade trees, 5
ornamental trees, and 27 shrubs per 100 linear feet).
(iii) All other Planning AreasEstates and Bridgecreek: where Where a frontage
road is not utilized and where the rear or side elevations of a Dwelling
within the Estates or Bridgecreek back up to Spring Mill Road a
minimum forty (40) foot wide greenbelt shall be required which shall
include a minimum three (3) foot tall undulating mound and Plantings
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) without a mound shall be used in those areas where a frontage road is
utilized.
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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 minimum 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) without a mound 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.
11.5 Perimeter Landscaping Not Adjacent to Public Rig,ht -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, Springrnill Streams and Springmill Ridge (District's
North Property Line): A minimum thirty (30) foot wide landscape buffer
easement shall be required along the District's property line whcrc The Estates
and Creek ide abutting the Claybridge at Springmill, Springmill Streams and
Springrnill Ridge subdivisions. Plantings pursuant to the requirements of a Type
"AB" Bufferyard (3 shade trees, 2-3 ornamental trees, and 9-15 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. Springrnill Streams Tree Preservation Area (District's
North Property Line): A minimum twenty (20) foot wide landscape buffer
easement shall be required whcrc the Enclave abuts Springrnill Streams and/or
Springmill Ridge. A minimum one hundred (100) foot wide landscape buffer
wscmcntTree Preservation Area shall be required for the wooded area along the
southern most property line of Spring Mill Streams abutting the
EnclavcBridgecreek, as generally shown on the Open Space Plan and Conceptual
Plan. Plantings pursuant to the requirements of a Typo "A" Bufferyard (3 shade
trccs, 2 ornamental trees, and 9 shrubs per 1001inear feet) shall be installed within
the landscape buffer easements. Existing trccs within the landscape buffer
casements that are greater than two and one half (2.5) inches caliper shall bo
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:
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D.
(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)
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
(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 to the existing trees, 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, except
between a point beginning five hundred (500) feet due north of the 116
Street centerline to a point ending eight hundred (800) feet north of the
116 Street centerline, where fourteen (14) evergreen trees shall be
installed for every one hundred (100) lineal feet instead.
(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.
Creekside (District's South Property Line) A minimum twenty thirty (2430 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 "AB"
Bufferyard (3 shade trees, 2-3 ornamental trees, and 4)-15 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.
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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:
(i) 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.
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(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.
(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.
11.7 Parking Lot Plantings Parking areas shall be landscaped, as follows:
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.
B. 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.
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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.
12.5 Tree Preservation Areas. The District's Natural Open Space shall include Tree
Preservation Areas, which shall include, at a minimum, the Woodlands, the fifty -foot
wide Village Center 116 Street Tree Preservation Area (as set forth in Section
11.4(A)(i) of this Ordinance), the one hundred foot wide Spiin mill Streams Tree
Preservation Area (as set forth in Section 11.5(B) of this Ordinance), and then those areas
oftie existing established trees to be set aside as Natural Open Space in the Natural
Arca:,Williams Creek Corridor. Tree Preservation Areas shall be delineated as part of a
Preliminary Plat or Development Plan approval and recorded with the Secondary Plat.
Tree Preservation Areas shall be regulated and maintained in accordance with the
following:
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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.
B. 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.
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(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, and minor pedestrian area
improvements (e.g., benches, trash receptacles, creek overlook areas).
infrastructure, and Community Amenities may be permitted upon review
and approval by the City's Urban Forester. If appropriate and where
feasible, said improvement areas shall should be limited to perpendicular
crossings across Tree Preservation Areas and/or 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:
(1) 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.
(iii) Dumping 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.
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(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.
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 sunounding
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:
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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.
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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.
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.
4i3.7 Trails and sidewalks within ten (10) feet of public streets and/or within public
rights -of -way shall always be visible from the adjacent vehicular roadway. Screened or
"hidden areas" that obstruct drivers views of the pedestrian ways shall not be permitted.
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 Thoroufare 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 on the
Connectivity Plan. The District's street hierarchy shall be as generally shown on the
Connectivity Plan.
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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 toms 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. Traffic calming
methods shall be subject to review and approval of the Department of Engineering.
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 as to provide for proper lot
frontage and would be a non dedicated as—public right-of-way. Eyebrows may be
dedicated only upon approval by the Department of Engineering. An "eyebrow" shall be
included for purposes of calculating a Lot's Street Frontage.
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.
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 radius of fifty (50) feet.
14.10 The minimum centerline radius for all internal roadways shall be fifty (50)one hundred
(100) feet for cul -de -sacs and one hundred and fifty (150) feet for all other internal
roadways. Street jogs with centerline offsets shall be equal to or greater than seventy
five (75) feet. Cul -de -sacs shall not qualify as a street jog; however, the minimum
centerline offset from a cul -de -sac to a roadway shall be one hundred (100) 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).
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14.12 The drainage design for the District shall accommodate detention volume for: (i) the fully
developed site aed-fet=(ii) fifty percent (50 of the fully developed thoroughfare plan
right -of -way for the Real Estate's perimeter road frontages of Spring Mill Road from the
intersection of 116 Street and Springmill Road to a point two thousand six hundred and
thirty (2630) feet north from the intersection and the Real Estate's perimeter road frontage
of 116th Street; and (iii) one hundred percent (100%) of the fully developed thoroughfare
plan right -of -way for the Real Estate's remaining 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
teredrunoff generated within floodplain areas in the District shall be exempted from
discharge limits outlined in the City's Stormwater Technical Standards Manual, provided
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 Subject to Section 12.5 of this Ordinance, lino drainage easement or a combination
drainage and utility easement shall be located within a tree preservation easement. awe
preservation iaiscment or landscape casement; however, 1Landscaping 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; however, such landscaping may be at risk subject to the
drainage easement's provisions for removal and subject to the property's covenants for
replacement.
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14.18 Stormwater quality /quantity treatment may be constructed in Open Space and within the
public rights -of -way; however, any detention or water quality measures within the public
right -of -way shall first be approved by the Department of Engineering. To this extent,
natural drainage corridors should be used to the fullest 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 stomiwater 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 dctcntion facilities from vehicles. Such
design, including but not limited to the use of guard rails, berms or other structural
mcasures, shall be reviewed and approved by the City's Engineering Department.
44,2414.19 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 (Option 3).
14.2114.20 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
14.2214.21 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. See also Section 14.16 of
this Ordinance.
14.22 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. If a crawl space or basement is
constructed in this area, all sump pumps shall connect directly to the nearest stormwater
manhole.
14.23 A minimum twenty (20) foot wide stonnwater easement shall be permitted for any
easement containing an eighteen (18) inch diameter pipe or smaller and/or no pipe. The
City's Stormwater Technical Standards Manual minimum easement size shall apply in all
other instances, including emergency overflow swales and bypass storm drainage.
14.24 The maximum allowable distance between storm, inlets shall be determined by
calculations maintaining a minimum ton (10) foot driving lane botwoen the gutter spread.
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11.2514.24 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 stonnwater piping, tubing, tiles, manholes, inlets, catch basins, risers,
etc.
X14.25 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 Department of Engineering and the applicable utility company.
11.2714.26 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.
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
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 518 -inch in diameter. Said markets shall be set at all lot
corners and bends in property lines.
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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.
14.2g14.27 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:
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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.
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 Carmel Building Permit application for the construction or
modification of a structure.
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Section 16. Development Plan Approval.
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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 011 which lots
are developed for Single Family Dwellings, the platting into smaller sections shall
be per pitted, 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.
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.
16.2 Zoning Waiver.
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.
The Director shall have the sole and exclusive authority to approve without
conditions, approve with conditions, or disapprove the final Development Plans
andlor 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 andlor
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 MP for a hearing
before the full Plan Commission.
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:
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(1)
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.
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
D. A waiver may not be granted for the District's total number of Dwellings or a
Planning Area's Maximum Density, as set forth in Section 6 of this Ordinance.
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).
B. A letter of support for construction or modification of a residential structure from
the Design Review Committee shall accompany any building permit application.
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Section 17. Violations and Enforcement.
Page 134
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.
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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 Cannel, Indiana, this
day of 2011, by a vote of ayes and nays.
Diana L. Cordray, IAMC, Clerk Treasurer
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COMMON COUNCIL FOR THE CITY OF CARMEL
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
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Presented by me to the Mayor of the City of Carmel, Indiana this day of
2011, at .M.
ATTEST
Diana L. Cordray, IAMC, Clerk Treasurer
Page 136
Diana L. Cordray, IAMC, Clerk Treasurer
Approved by me, Mayor of the City of Cannel, Indiana this day of
,2011, at .M.
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.
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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 and Forestview Architectural Standards
Exhibit I Village Neighborhood Architectural Standards
Exhibit J Village Center Architectural Standards
Exhibit K Character Exhibits
Exhibit L Empty Nester 1 Active Adult Standards
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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
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December 15, 2010 rjc
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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
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Section 1.
Section 2.
Section 5.
5.1
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EXHIBIT G 1 THE ESTATES AND CREEKSIDE
ARCHITECTURAL DESIGN STANDARDS
Character Exhibits. Character illustrations indicating conceptually the
intended architecture and appearance of Dwellings are provided in the
Character Exhibits.
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.
..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.
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.
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.
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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.
7.4 Porches entryways should be in scale with the rest of the house, and
should be architecturally appropriate.
Section S. 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.
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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. If a roadway is curbed,
then the portion of the driveway within the public right -of -way shall be
concrete pursuant to Cannel City Code §6- 227(h)(6).
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I EXHIBIT H 1 THE ENCLAVE, BRIDGECREEK AND FORESTVIEW
ARCHITECTURAL DESIGN STANDARDS
Page 156
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.
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EXHIBIT H 1 THE ENCLAVE, BRIDGECREEK AND 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.
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7.4 Porches entryways should be in scale with the rest of the house, and
should be architecturally appropriate.
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Section 8. 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. If a roadway is curbed,
then the portion of the driveway within the public right -of -way shall be
concrete pursuant to Carmel City Code §6- 227(h)(6).
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EXHIBIT I I VILLAGE NEIGHBORHOOD
AR[:HITECTURAL 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. 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.
2.4 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.
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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.
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 unless
elevator service is provided, then up to thirty -six (36) Dwellings attached
horizontally 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. 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.
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ARCHITECTURAL DESIGN STANDARDS
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.
6.5 Skylights and light wells in internal corridors are encouraged when
practical.
6.6 Windows should be staggered to preserve privacy.
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Section I. 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.
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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 incoiporated into building exterior designs and public spaces to
increase opportunities for social interaction by creating nodes for
gathering and interaction "Outdoor Spaces
Sidewalks, no less than eight (8) feet in width, shall be provided along the
full length of the front elevation featuring customer entrances. A
minimum width of five (5) feet shall be maintained at all times for
pedestrian clearance on sidewalks with Outdoor Spaces in order to not
impair pedestrian circulation and access to entrances.
3.6 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.
3.63.7 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.
x-,13.8 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 construction 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.
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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.
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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.
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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.
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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.
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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.
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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
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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.
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Section 1. Development Restrictions.
1.1 A minimum of seventy (70) percent of active adult homes built shall have the
master bedroom on the main floor.
1.2 A minimum of seventy five (75) percent of home plans to be offered shall be
limited to one (1) or one and one half (1 /7) story elevations.
1.3 Low maintenance exterior materials, in accordance with Exhibit H, shall be
required on all homes.
1.4 Creative configuration of units and the land plan to decrease maintenance,
increase safety of residents and facilitate resident interaction including:
A. Sidewalk directly linked to front door of each home;
B. Reduced front setbacks;
C. Automatic dusk to dawn coach lights on the garage;
D. Community design which facilitates and enhances walk ability;
E. Proximity and interconnectedness to community services; and
F. Proximity to common areas with amenities focused on the active adult
lifestyle including community gardens, walking trails, nature observation
areas, sheltered gathering areas, etc.
Section 2. Homeowner Covenant Provisions.
2.1 The homeowners' association shall offer an annual contract to all homeowners for
low maintenance (e.g., lawn mowing, lawn maintenance and snow removal).
2.2 The homeowners' covenants shall include provisions that prohibit play sets,
trampolines, sandboxes and mini- storage barns.
Section 3. Community Center Activities.
3.1 In the event a community center is provided in the Forestview or Bridgecreek
planning areas, it shall be an active adult community center that emphasizes
community clubs and activities such as, but not limited to: aerobics, wellness
programs, cards, games, billiards, social gatherings as well as outdoor recreation
activities such as bocce, tennis, lap pool and putting green.
3.2 A Community Activities Committee for resident activities shall be established to
coordinate community -wide events, trips, activities, etc.
Section 4. Universal Design. Universal Design features shall be offered by the builder to
homeowners as options in all active adult homes including:
4.1 Minimum thirty -six (36) inch wide passage doorways for the master bedroom and
master bathroom;
4.2 Bathroom walls blocked to provide for installation of grab bars;
4.3 Minimum nine (9) foot ceiling height in the primary living area; and
4.4 Minimum forty -eight (48) inch tall bathroom vanities in master bathroom..
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