PacketCRAWFORD DEVELOPMENT, LLC
Brownstone Homes at
Guilford Reserve
Request to Change Zoning Classification
To a Planned Unit Development
Docket No. 04-01-0024Z
Carmel Plan Commission
April 20, 2004 ·
Applicant: Crawford Development, LLC
c/o David Klain
10628 Walnut Creek Drive
Carmel, IN 46032
Phone: 733-9600
Attorney: Charles D. Frankenberger
NELSON & FRANKENBERGER
3105 East 98th Street, Suite 170
Indianapolis, IN 46280
Telephone: 844-0106
Engineer: Adam DeHart
Keeler-Webb Associates
Phone: 574-0140
TABLE OF CONTENTS
1. Explanation
,
Aerial photograph
3. Colored site plan
,
Development Plan
o
Landscape and photometric chart
.
Existing tree preservation plan
,
Building rendering
o
Building Elevations
.
Community mailbox structure
10. Signage
11. Lighting Fixtures
12. PUD Ordinance
H:\Janet\Klain\TOC-PC 031604.doc
EXPLANATION
Crawford Development is the contract purchaser of 5 acres located on the east side of Guilford
Avenue, between 116th Street on the south and Carmel Drive on the north, and across the street from the
Lennox Trace condominiums. The 5 acres is outlined on the enclosed aerial photograph.
The 5 acres is now zoned B6. As previously discussed, this existing zoning permits a 3 story
independent living retirement facility, containing up to 72 one and two bedroom apartments, along with a
dining room, community room, library, health and wellness area, country store, and other accessory uses.
Crawford Development is desirous of developing the real estate to permit 48 brownstone style
townhomes. To achieve this, Crawford Development has proposed to change the zoning of the 5 acres to
a PUD Ordinance.
By way of general background, we were originally before the Plan Commission on March 16,
2004. At that time, the only public comment was from Mr. Johnson, the neighbor to the north. Mr.
Johnson had three primary concerns: (i) proximity of one building to his property line, (ii) contamination
of his well due to surface water runoff from the subject property, and (iii) children trespassing on his
property and car lights shining onto his property from the subject property. To address his concerns, we
relayed to the Special Studies Committee that Crawford Development would (i) move a building further
south, increasing the set back per Mr. Johnson's request, and (ii) run a water line, pay the availability fee,
pay the hook-up fee, and restore the land to the condition in which it existed prior to running of the line,
at a total cost of approximately $7,500.00, limiting Mr. Johnson's contribution to $1,000.00. In response
to Mr. Johnson's trespass concerns, Crawford Development agreed to install a fence. Regarding the
fence, however, it was discussed at the Special Studies Committee meeting that (i) Mr. Johnson did not
want the fence placed on his property, and (ii) that the placement of the fence on the property line would
result in tree loss. Considering this, it was discussed that a continuous 6' high privacy fence may be
unattractive, and that increased landscaping may be preferable and enhance the view corridor. To this
end, the drawings enclosed provide additional buffering.
Other matters discussed at Special Studies Committee can be summarized as follows'
Parking- The adequacy of parking was discussed. Some concern was expressed that parking
may later prove to be inadequate. To address this concern, it was suggested that Crawford
Development land bank certain areas for additional parking. This is reflected in the enclosed
plans.
,
Enhanced Architecture - To address Plan Commission concerns about visual monotony on sides
and rear elevations, particularly in the area where back-to-back buildings are separated by paving,
Crawford Development showed the Committee revised side and rear elevations. These were
revised to provide additional architectural articulation, including variation in brick pattern, soldier
courses, and change in brick color. The enclosed drawings reflect these revisions which were
reviewed by the Special Studies Committee.
We look forward to presenting this matter to the Plan Commission on April 20, 2004.
Respectfully submitted,
Charles D. Frankenberger
H:Uanet\Klain\Explanation-PC 042004.doc
BROX;~~STONE HOMES at
GUILFORD RESERVE
1011 SOUTH GUILFORD ROAD
CARMEL, INDIANA 46032
S 89~14'12'' W - 726.90' (727'
E - 727.02' (729.4' DEED)
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Site data:
Existing Zoning
Number of Units
B-6
Lot area
Building Area
Lot Coveroge
Res. identiol parking
(,9' x 20' spoces)
Proposed porking
Future parking
Required porking
4.99.3 Ac. +/-
44,112 sq. ft. (Footprint)
50.15 ~
3/4 per unit
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Minimum Front Yard Setback 1.5'
Minimum Rear Yard Setback 20'
Minimum Side Yard Setback 15'
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PRESERVATION PLAN
GRAPHIC SCALE
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PROJECT No.
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HINGLES TO MATCH BUILDINGS
FRONT ELEVATION
SCALE
LEFT ELEVATION
LEVEL ONE FLOOR PLAN
TRIM TO MATCH BUILDINGS
RIGHT ELEVATION
SOLDIER COURSE TO MATCH BUILDINGS
BRICK TO MATCH BUILDINGS
REAR ELEVATION
FOUNDATION PLAN
COMMUNITY MAILBOX STRUCTURE
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51,1BDI¥1510N 515N DETAIL5
PL.a,N 'v'lEgU
Draft #5
Dated 4/7/04
Sponsor: Councilor
ORDINANCE
NO.
BROWNSTONE HOMES AT
GUILFORD RESERVE
PLANNED UNIT DEVELOPMENT
DISTRICT
TABLE OF CONTENTS
AND SCHEDULE OF EXHIBITS
TABLE OF CONTENTS
Page
Section 1. Applicability of Ordinance ................................................................................................. 4
Section 2. Permitted Primary Uses ..................................................................................................... 5
Section 3. Accessory Buildings and Uses ............................................................................................ 5
Section 4. Communication Equipment ................................................................................................ 5
Section 5. Platting ......................................................................................................................... 5
Section 6. Height, Area, Square Footage and Architectural Design Requirements ........................... 5
Section 7. Architectural Design Requirements .................................................................................... 6
Section 8. Landscaping Requirements ................................................................................................. 6
Section 9. Lighting Requirements ........................................................................................................ 7
Section 10. Signs ..................................................................................................................... 8
Section 11. Parking ................................................................................................................. 8
Section 12. Mechanical Equipment ..................................................................................................... 8
Section 13. Homeowners Association and Declaration of Covenants ................................................ 9
Section 14. Approval Process .............................................................................................................. 9
Section 15. Definitions and Rules of Construction ....................................................................... 10
Section 16. Violations ........................................................................................................................ 12
2
SCHEDULE OF EXHIBITS
A
B
C
D
E
F
G
H
Legal Description of Real Estate
Building Rendering and Elevations
Community Mail Box Structure
Landscape Plan
Wall mounted luminaires
Pole mounted luminaires
Entryway treatment - signage and wall
Conceptual Plan
3
Sponsor: Councilor
ORDINANCE NO.
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING THE
BROWNSTONE HOMES AT GUILFORD RESERVE
PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z-289 (the
"Carmel/Clay Zoning Ordinance"), provides for the establishment of a Planned Unit
Development District in accordance with the requirements of I.C. § 36-7-4-1500 et seq.;
WHEREAS, the Carmel/Clay Plan Commission (the "Commission") has given a
favorable recommendation to the ordinance set forth herein (the "Brownstone ttomes
Ordinance") which establishes the Brownstone llomes at Guilford Reserve Planned Unit
Development District (the "District").
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana (the "Council"), that (i) pursuant to IC §36-7-4-1500 et seq., it adopts this
Brownstone Homes Ordinance, as an amendment to the Carmel/Clay Zoning Ordinance and it
shall be in full force and effect from and after its passage, (ii) all prior ordinances or parts
thereof inconsistent with any provision of this Brownstone Homes Ordinance and its exhibits are
hereby repealed, (iii) all prior commitments shall be null and void and replaced and superseded
by this Brownstone Homes Ordinance, including, without limitation, those recorded on
as Instrument No. with the Recorder of Hamilton County, Indiana, and
(iv) this Brownstone Homes Ordinance shall be in full force and effect from and after its passage
and signing by the Mayor.
Section 1 Applicability of Ordinance:
Section 1.1 The Official Zoning Map of the City of Carmel and Clay Township, a part
of the Carmel/Clay Zoning Ordinance, is hereby changed to designate the land described
in Exhibit "A' (the "Real Estate"), as a Planned Unit Development District to be known
as the Brownstone ttomes at Guilford Reserve.
Section 1.2 Development in the District shall be governed entirely by (i)the
provisions of this Brownstone Homes Ordinance and its exhibits, and (ii)those
provisions of the Carmel/Clay Zoning Ordinance specifically referenced in this
Brownstone Homes Ordinance. In the event of a conflict between this Brownstone
ttomes Ordinance and the Carmel/Clay Zoning Ordinance or the Sign Ordinance, the
provisions of this Brownstone Homes Ordinance shall apply.
4
Section 1.3 Any capitalized term not defined herein shall have the meaning as set forth
in the Carmel/Clay Zoning Ordinance in effect on the date of the enactment of this
Brownstone Homes Ordinance.
Section 2 Permitted Primary Uses: Permitted uses are condominiums and/or multi-family
dwelling units.
Section 3 Accessory Buildings and Uses: All Accessory Structures and Accessory Uses
shall be permitted except that any detached accessory building shown in any development plan
shall have on all sides the same architectural features or shall be architecturally compatible with
the principal building(s) with which it is associated.
Section 4 Communication Equipment. Cell towers shall not be permitted. Home satellite
dishes shall be permitted.
Section 5 Platting: The platting of the Real Estate into smaller tracts shall be permitted, so
long as the proposed plat complies with the area requirements set forth below in Section 6, and
the creation of a new property line within the Real Estate shall not impose or establish new
development standards beyond those specified below in Section 6 tbr the entirety of the Real
Estate. However, the development of any parcel shall conform to all Preliminary Development
Plans and Final Development Plans which are approved or amended per the terms of Section
14.1 below, and all other applicable requirements contained in this Brownstone Homes
Ordinance.
Section 6 I leight, Area and Square Footage Requirements:
Section 6.1
(35) feet.
Maximum Building Height: The maximum Building tteight is thirty-five
Section 6.2 Minimum Building Set Back: The Minimum Set Back from the perimeter
boundary line of the Real Estate contiguous with Guilford Avenue shaI1 be fifteen (15)
feet, and along the north property line of the Real Estate the Minimum Set Back shall be
fifieen (15) feet, along the south property line of the Real Estate the Minimum Set Back
shall be fifteen (15) feet, and along the east property line of the Real Estate, the Minimum
Set Back shall be twenty (20) feet.
Section 6.3 Minimum Building Separation. The minimum building distance between
Buildings, measured from the exterior face of the foundation, shall be forty (40) feet.
Section 6.4 Maximum Parcel Coverage, Density and Square Footage:
A. Maximum Parcel Coverage shall be twenty-five percent (25%).
B. There shall be a maximum of forty-eight (48) Townhomes on
approximately five (5) acres.
5
Section 6.5 Maximum Number of Buildings. There shall be no more than (i) eleven
(11) Townhome Buildings located upon the Real Estate and (ii) one (1) community
mailbox structure.
Section 7. Architectural Design Requirements:
Suitability of building materials: A minimum of four (4) materials shall be used
for Building exteriors, from the following list: brick, cast stone, stone, Hardi-
Plank, glass, wood soffits, and vinyl clad windows and/or the equivalents thereof
for all of the foregoing. The use of wood and ftardi-Plank shall be limited to
Trim.
Roof design: All roofs, except for open porch roofs, shall have a minimum slope
of 12 horizontal to 8 vertical.
Building rendering and elevations: Attached hereto and incorpgrated herein by
reference as Exhibit "B" are a rendering and elevations, depicting the building
materials and architectural elements of the Buildings to be constructed upon the
Real Estate.
Community mail box structure: Attached hereto and incorporated herein by
reference as Exhibit "C" is a rendering of the community mail box structure.
Section 8 Landscaping Requirements:
Section 8.1 l,andscape Plan: The Landscape Plan shall, consist of the landscape detail
depicted on the landscape plan which is attached hereto as Exhibit "D" (hereafter
"Landscape Plan"). Landscaping shall be installed per the Landscape Plan.
Section 8.2 Landscaping Standards:
Materials: All plants proposed to be used in accordance with any
landscaping plan shall meet the following specifications:
Shade trees: a minimum trunk diameter of 2 inches measured at
breast height, a minimum height of eight (8) feet, and a branching
height of not less than 1/3 nor more than ½ of tree height.
Ornamental trees: a minimum trunk diameter of 1½ inches
measured at breast height, and a minimum height of six (6) feet.
Shrubs: shrubs may be deciduous or evergreen, and shall be
eighteen (18) inches in height at planting.
4. Evergreen Trees: shall be six feet (6') in height at planting.
Section 8.3 Landscaping Installation and Maintenance:
Maintenance: It shall be the responsibility of the owners and their agents
to insure proper maintenance of project landscaping and lake areas
approved in accordance with this Brownstone Homes Ordinance. This is
to include, but is not limited to, irrigation and mulching of planting areas,
replacing dead, diseased, or overgrown plantings with identical varieties
or a suitable substitute, and keeping the area free of refuse, debris, rank
vegetation and weeds.
Section 8.4 Tree Preservation: Existing trees identified on the Existing Tree
Preservation Plan shall be preserved and shall not be removed from the Real Estate
except as follows:
A. As is necessary to clear underbrush and dead trees;
As is necessary for the installation of access easements, rights-of-way,
streets, paths, sidewalks, and utilities and drainage improvements and
infrastructure; and
C. As necessary tbr public health and safety.
Section 9 Lighting Requirements:
Section 9.1.
Front of Townhome lighting:
1. Each Townhome having a covered porch at the front entrance shall
have one (1) period fixture light hanging from the ceiling of the
covered porch. The light shall be as depicted on Exhibit "El" as
item no. 8994-61.
Each Townhome which does not have a covered porch at the front
entrance shall have two (2) period fixture lights mounted on either
side of the front door. The lights shall be as depicted on Exhibit
"El' as item no. 8990-61.
Rear of Townhome lighting: Each Townhome shall have two (2) exterior
grade coach lights mounted on either side of the overhead garage door,
each one activated by a dusk-to-dawn sensor. The lights shall be as
depicted on Exhibit "El" as item no. 8990-61.
Rear Porch Lighting: Each Townhome shall have one (1) period fixture
light mounted on only one side of the sliding glass door. The light shall be
as depicted on Exhibit "E2" as item no. 8997-61.
Parking Lot Lighting: The parking lot for each Building shall have
lighting as depicted on what is attached hereto and incorporated herein by
reference as Exhibit "F".
Section 10 Signs
Section 10.1. Ground Signs and Entry Wall.
Type: Two (2) Ground/Entryway Signs shall be permitted near the
entrance of the development adjacent to Guilford Avenue, as is depicted
on Exhibit "G", which is attached hereto and incorporated herein by
reference.
B. Maximum Sign Area: Twenty-four (24) square feet each.
C. Illumination of Sign: External.
D. Sign Permit: Required.
E. Fees: Required.
Entry Wall: Two (2) are permitted, neither to exceed fifteen (15) feet in
length, as depicted on what is attached hereto and incorporated herein by
reference as Exhibit "G'.
Section 11 Parking
Section 11.1 Minimum Parking: Each Townhome shall contain a two (2) car garage
and, in addition, there shall be thirty-six (36) external parking spaces, as depicted on what
is attached hereto and incorporated herein by reference as Exhibit "It'.
Section 11.2 Additional Parking: At the request of the developer or the Homeowners
Association established by the developer, the Director may convert land banked open
spaces into additional parking areas, which areas are depicted as "future parking spaces"
on what is attached hereto and incorporated herein by reference as Exhibit "H".
Section 12 Mechanical Equipment
Section 12.1 Mechanical Equipment: Any mechanical equipment visible from an
adjoining street or highway shall be screened with suitable fencing or landscaping and in
general be architecturally compatible with the building(s) with which it is associated.
Section 13 Homeowners Association and Declaration of Covenants
Section 13.1 Declaration of Covenants and Homeowners Association: A Declaration of
Covenants shall be recorded which shall also contain various provisions regarding the
Real Estate, including provisions for an initiation fee, a budget requirement to fund
general reserves, the use of the Real Estate, and improvement approval requirements after
initial construction. The Declaration of Covenants will also provide for the establishment
of a l lomeowners Association in which membership shall be mandatory.
Section 14. Approval Process:
Section 14.1. Approval or Denial of the Primary Plat/Development Plan.
Exhibit "H", which is attached hereto and incorporated herein by
reference, shall serve as the Conceptual Plan (the "CP'). The CP has been
reviewed and approved by the Plan Commission. The CP constitutes the
Development Plan and primary plat for the Real Estate. The architecture,
design, lighting and landscaping for the Real Estate and the improvements
thereon, considered in connection with the Brownstone Homes Ordinance,
do not require any further (i) ADLS approval or (ii) Development
Plan/primary plat approval other than Final Development Plan approval
per the procedure set forth below in this Section 14. If there is a
Substantial Alteration in the approved ADLS and Development
Plan/primary plat, review and approval of the amended plans shall be
made by the Commission, or a Committee thereof, pursuant to the
Commission's rules of procedure. Minor Alterations 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 thc Final
Development Plans/Secondary Plats (collectively, the "FDP") for the
Brownstone Homes at Guilford Reserve; provided, however, that the
Director shall not unreasonably withhold or delay the Director's approval
of the FDP that is in substantial conformance with the CP and is in
conformance with the Development Requirements of this Brownstone
Homes Ordinance. lfthe Director disapproves any FDP, thc Director shall
set forth in writing the basis for the disapproval and schedule the request
for approval of the FDP for a hearing before the full Plan Commission.
An amendment to the FDP, which is not determined by the Director to bc
a substantial or material alteration from the approved CP, may be
reviewed and approved solely by the Director. However, in the event the
Director determines that there has been a Substantial Alteration or
Material Alteration between the approved CP and any proposed FDP, the
Director may, at the Director's discretion, refer the amended FDP to the
9
Commission, or a Committee thereof, for review and approval by the
Commission and/or a Committee thereof.
The FDP shall be a specific plan for the development of all or a portion of
the real estate that is submitted for approval to the Director, which shall
include reasonable detail regarding the facility and structures to be
constructed, as well as drainage, erosion control, utilities, and building
information.
Section 15 Definitions and Rules of Construction:
Section 15.1 General Rules of Construction. The following general rules of construction
and definitions shall apply to the regulations of this Ordinance:
A. The singular number includes the plural and the plural the singular, unless
the context clearly indicates the contrary.
B. Words used in the present tense include the past and future tenses, and the
future the present.
C. The word "shall" is a mandatory requirement. The word "may" is a
permissive requirement. The word "should" is a pr¢ferred requirement.
Section 15.2 Definitions.
A. Accessory Structure: A structure subordinate to a building or use located
on the Real Estate which is not used for permanent human occupancy.
B. Accessory Use: A use subordinate to the main use, located on the Real
Estate or in the same building as the main use, and incidental to the main
use.
C. Building Height: The vertical distance from the ground level at the main
entrance to the highest ridge point of the roof structure.
D. City: The City of Carmel, Indiana.
E. Commission: The Carmel/Clay Plan Commission.
F. Council: The City Council of the City of Carmel, Indiana.
G. County: Hamilton County, Indiana.
H. Declaration of Covenants: A Declaration of Covenants, Conditions and
Restrictions for the Real Estate which shall be recorded in the office of the
10
Recorder of Hamilton County, Indiana, and which may, from time to time,
be amended.
Plan, Conceptual. A general plan for the development of the Real Estate
that is submitted for approval showing proposed facilities, buildings, and
structures. This plan generally shows landscape areas, parking areas, site
access, drainage features, and building locations.
Development Plan, Final. A specific plan for the development of the Real
Estate that is submitted for approval showing proposed facilities,
buildings, and structures. This plan review includes general landscaping,
parking, drainage, erosion control, signage, lighting, screening and
building information for the site.
Development Requirements. Development standards and any
requirements specified in this Brownstone Homes Ordinance which must
be satisfied in connection with the approval of a Final Development Plan.
Director: Director, or Administrator, of the Department of Community
Services for the City of Carmel, Indiana. "Director" and "Administrator"
shall include his/her authorized representatives.
Material Alteration: Any change to an approved plan of any type that
involves the substitution of one material, species, element, etc. for another.
Minor Alteration: Any change to an approved plan of any type that
involves the revision of less than ten percent (10%) of the plan's total area
or approved materials.
Parcel Coverage: The total ground area, within the Real Estate, covered
by buildings and accessory structures which are greater than eighteen (18)
inches above grade level, excluding fences and walls not attached in any
way to a roof, divided by the total horizontal area within the Real Estate
boundaries.
Real Estate. The Real Estate shall mean and refer to all of the Real Estate
described in Exhibit ~'A".
Right-of-Way: An area of land permanently dedicated to provide light, air
and access.
Set Back: The least measured distance between a building or structure,
excluding, however, porches, patios, and the perimeter boundary of the
Real Estate. For purposes of determining Set Back, the perimeter
boundary of the Real Estate (i) shall always mean and refer to the outside
perimeter boundary line of the Real Estate and (ii) shall not be changed or
11
reduced by reason of the platting or subdivision of the Real Estate into
smaller parcels.
Sign: Any type of sign as further defined and regulated by this Ordinance
and the Sign Ordinance for Carmel-Clay Township, Ordinance Z-196, as
amended.
Substantial Alteration: Any change to an approved plan of any type that
involves the revision of ten percent (10%) or more of the plan's total area
or approved materials.
Townhome: An attached townhome intended for occupancy by a single
family.
Townhome Building: A structure containing Townhomes.
Trim: Soffits, architraves, wood reveals, and casement around doors and
windows.
Section 16. Violations. All violations of this Brownstone Homes Ordinance shall be
subject to Section 34.0 of the Carmel/Clay Zoning Ordinance.
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PASSED by the Common Council of the City of Carmel, Indiana this __
,2004, by a vote of ayes and nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
day of
Presiding Officer
Ronald E. Carter, President Pro Tempore
Kevin Kirby
Brian D. Mayo
Fredrick J. Glaser
Mark Rattermann
Joseph C. Griffiths
ATTEST:
Richard L. Sharp
Diana L. Cordray, IAMC, Clerk Treasurer
Presented by me to the Mayor of the City of Carmel, Indiana the __
,2004, at o'clock .M.
day of
Diana L. Cordray, 1AMC, Clerk Treasurer
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Approved by me, Mayor of the City of Carmel, Indiana, this
,2004, at o'clock .M.
day of
James Brainard, Mayor
- ATTEST:
Diana L. Cordray, IAMC, Clerk Treasurer
This Instrument prepared by: Charles D. Frankenberger
NELSON & FRANKENBERGER
3021 East 98th Street, Suite 220
Indianapolis, IN 46280
tlSJanct\Klain\PUD [)rail 030404 doc
14
EXHIBIT "A"
Legal Description
A part of the Southwest Quarter of Section 36, Township 18 North, Range 3 East, described as
follows:
Begin at a point 66.0 feet west and 475.0 feet south of the Northwest corner of the East Half of
the Southwest Quarter of Section 36, Township 18 North, Range 3 East, thence east 727 feet to
an iron stake in the fence, said point being 475.9 feet south of the North line of said Southwest
Quarter, thence south on and along a fence line 302.0 feet to an iron stake, thence westerly 729.4
feet to a point, with the intersection of a line 66.0 feet west of the west line of said East llalf,
thence northerly on and along said line 296.4 feet to place of beginning. Containing 5.0 acres
more or less including the center of the Road.
It:\Janct\Klain\! UI) Draft 030404 doc
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