HomeMy WebLinkAboutPUD Ordinance Redline v7 2-8-12ORDINANCE
NO. Z-
HIGHPOINTE ON MERIDIAN
PLANNED UNIT DEVELOPMENT
DISTRICT
12/22/11
Revised:
2/9/12
5/25/12
6/27/12
7/11/12
Section 1. Applicability of Ordinance.
Revised: 2 9 7/11/12
Ordinance No. Z-
Section 2. Plan Commission Approval and Zoning Waiver:_
Sponsor: Councilor(s)
AN ORDINANCE OF THE COMMON COUNCIL
OF THE CITY OF CARMEL, INDIANA ESTABLISHING
THE HIGHPOINTE ON MERIDIAN
PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, Section 31.6.4 of the Carmel Zoning Ordinance Z -289, (the "Carmel Zoning
Ordinance provides for the establishment of a Planned Unit Development District in accordance
with the requirements of I.C. 36 -7 -4 -1500 et seq.;
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of Carmel,
Indiana, that pursuant to I.C. 36 -7 -4 -1500 et seq., and after receiving a favorable
recommendation by the Carmel Plan Commission under docket number 11120027 Z, it hereby
adopts this ordinance, (the "Ordinance to establish the Highpointe On Meridian Planned Unit
Development District, as an amendment to the Carmel Zoning Ordinance.
Section 1.1. The Official Zoning Map of the City of Carmel and Clay Township, a part
of the Carmel Zoning Ordinance, is hereby changed to designate the land described in
Exhibit "A (the "Real Estate as a planned unit development district.
Section 1.2. Development in the planned unit development district will be governed
entirely by the provisions of this Ordinance, with the exception that provisions of the
Carmel Zoning Ordinance specifically referenced within this Ordinance will also apply. All
prior ordinances or parts thereof inconsistent with any provision of this Ordinance and its
exhibits are hereby inapplicable to the use and development of the Real Estate.
Section 1.3. Any capitalized term not defined herein will have the meaning as set forth in
the Carmel Zoning Ordinance.
Section 2.1. Development Plan. The Commission will review the Development Plan
(DP) of any proposed use of any Lot or parcel of ground within the Real Estate prior to the
issuance of an Improvement Location Permit by the Department in accordance with and
pursuant to Section 24.02: Development Plan of the Carmel Zoning Ordinance.
A. The Commission must approve, approve with conditions, or disapprove the
Development Plan (DP) for any tract of land within the Real Estate.
B. The Commission will hold a public hearing before it decides whether to
approve or disapprove a DP. However, no DP is required for additions to existing
structures which:
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a. Are attached to the existing structure;
b. Continue the architectural design of the existing structure, including
exterior color and materials; doors and windows, other detailing;
c. Meet with requirements of this Ordinance;
d. Do not exceed twenty percent (20 of the original gross floor area
of the existing structure, applicable from the date of this ordinance,
and,
e. Have received a prior ADLS approval from the Commission.
C. The Commission will review a DP application to determine if the DP
satisfies the development requirements specified in Sections 3.1 through 3.3 and
Sections 5.1 through 5.8 of this Ordinance. The Commission' s review will include,
but not be limited to, the following items:
a. Existing site features, including topography and wooded areas;
b. Zoning on site;
c. Surrounding zoning and existing land use;
d. Streets, curbs and gutters, sidewalks, and bicycle paths;
e. Access to public streets;
Driveway and curb cut locations in relation to other sites;
g.
h.
General vehicular and pedestrian traffic;
Vehicle and bicycle parking facilities and internal site circulation;
i. Special and general easements for public or private use;
j. On -site and off -site surface and subsurface storm water drainage
including drainage calculations;
k. On -site and off -site utilities;
1. The means and impact of sanitary sewage disposal and water supply
techniques;
m. Dedication of streets and rights -of -way, or reservation of land to be
sold to governmental authorities for future development of streets
and rights -of -way;
n. Proposed setbacks, site landscaping and screening, and
compatibility with existing platted residential uses;
o. Project signage; and
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Compatibility of proposed project with existing development within
the Real Estate.
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P.
D. The Commission will make written findings concerning each decision to
approve or disapprove a DP. The President of the Commission will be responsible
for signing the written findings of the Commission.
Section 2.2. Architectural Design, Exterior Lighting, Landscaping and Signage. To
insure the compatibility of the proposed use with adjoining areas, the Commission will
review the Architectural Design, Exterior Lighting, Landscaping and Signage (ADLS)
application of any proposed use of any Lot or parcel of ground within the Real Estate prior to
the issuance of an Improvement Location Permit by the Department in accordance with and
pursuant to Section 24.03: Architectural Design, Exterior Lighting, Landscaping and
Signage of the Carmel Zoning Ordinance.
Except as provided in Section 2.1 B. above, for all projects within the Real Estate, the
Commission will review and approve the Architectural Design, Exterior Lighting,
Landscaping and Signage (ADLS), access to the property, site layout, parking and site
circulation, pursuant to Sections 5.9 through 8 of this Ordinance.
A. ADLS approval will be necessary prior to:
a. The establishment of any use of land;
b. The issuance of any Improvement Location Permit;
c. The erection, reconstruction or structural alteration of any
building(s) within the Real Estate; or
d. Any changes in any site improvements.
B. An amendment to an ADLS may be reviewed and approved by a committee
of the Commission according to the Rules of Procedure. However, any interested
party may appeal the decision of the committee directly to the Commission.
Section 2.32.3. Zoning Waiver. ThcExcepting for the height of any building or the
provisions of Section 10, the applicant may request a Plan Commission Waiver to the
dimensional and quantitative standards of this Ordinance, by not greater than thirty -five
percent (35 The Commission may, after a public hearing, grant a Plan Commission
Waiver of the Development Requirements of this Ordinance. Any approval to permit such a
waiver will be subject to the following criteria:
A. The proposal will be in harmony with the purposes and the land -use
standards contained in this Ordinance.
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B. The proposal will not produce a Site Plan or street/circulation system that
would be impractical or detract from the appearance of the Development Plan, and
will not adversely affect emergency vehicle access or deprive adjoining properties
of adequate light and air.
C. The proposal exhibits creative building and site design characteristics,
including, but not limited to: architectural style and /or scale, landscape treatment,
tree preservation, public art, provisions for bicycles and /or mass transit, reduced
surface parking coupled with provisions for above or below ground parking
facilities.
In granting a waiver, the Commission may impose such reasonable conditions that will, in
its judgment, promote the purposes of this Ordinance. This Section does not affect the right
of an applicant under Indiana law to petition the Board of Zoning Appeals for a variance
from development standards, as provided in IC 36 -7 -4 -918.5 and the Carmel Zoning
Ordinance.
Section 3. Permitted Uses
Section 3.1. Permitted Primary Uses.
Amenity Area
Artificial Lake or Pond
Automated Teller Machine
Clinic or medical health center
College or University
Continuing Care Retirement Community
Day Care
Financial Institution
General Office
General Retail and Personal Services (subject to
space and operation limitations)
Section 3.23.2. Retail and Service Uses.
Health and Fitness Facility
Kindergarten Pre School Private School
Medical Office
Multi- Family Housing Complex
Physical Therapy Rehabilitation Facility
Private Parking Area
Private Parking AreaProfessional Office
Professional OfficcTrade or Business School
Trade or Business SchoolRestaurant (with
walk -up window but no drive
thru window)
Restaurant (with walk up window but no
drive thru window)Senior Living Community
Senior Living Community
Retail and service uses may be included in one or more buildings within a DP, subject to the
following:
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Section 4. Definitions
Revised: 2 9 7/11/12
A. Retail and Service Uses may comprise up to:
a. Fifteen percent (15 of the Gross Floor Area (GFA) of any
building; or,
b. Up to thirty percent (30 of the GFA of one building may be retail
and service uses, provided that:
1. Total square footage of retail and service uses designated in
the development plan does not exceed fifteen percent (15 of the
GFA of all buildings combined; or,
2. Retail and service uses over fifteen percent (15 of the
GFA of any one building be located on the ground floor or below
grade.
B. The Commission may grant a zoning waiver to allow retail and service uses
to be located on floors other than ground or below grade, pursuant to the criteria
found in Section 2.3 above.
Section 3.33.3. Accessory Buildings and Uses. All Accessory Buildings and uses which are
permitted in the B -5 zoning district (including Private Garages and carports) will be
permitted and will be subject to the provisions of Section 25.01.02 of the Carmel Zoning
Ordinance.
AMENITY AREA. An area, building and /or other facility containing amenity services,
recreational activities; fitness and /or exercise services and facilities, community rooms and
other facilities intended for the use of and to serve the residents of a Multi Family Housing
Complex, a Senior Living Community, as well as for office /service /retail tenants and their
employees located on the Real Estate; including, but not limited to: private recreational
facilities; swimming pools; changing areas and storage; recreational and fitness areas and
equipment; tennis, basketball, volleyball and multi purpose sport courts; laundry facilities;
concierge services; leasing property management offices; meeting rooms; and other
facilities and amenities intended to benefit the development and use of the Real Estate.
DAY CARE. A program for the care of preschool and school age children and /or adults
away from their permanent residence for any part of a twenty -four (24) hour day.
PRESERVATION /CONSERVATION AREA. The area of the Real Estate generally
located at the northeast end of the Real Estate south and west of the intersection of Illinois
Street and 136 Street as is depicted on Exhibit "B which is attached hereto and made a
part hereof.
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SENIOR LIVING COMMUNITY. A senior housing development planned and operated to
provide a continuum of housing, accommodations, services and care for seniors, including
but not limited to independent living, assisted living, memory care and skilled nursing care.
and which may include support services and facilities; including, without limitation, (i)
indoor /outdoor recreation, (ii) physical therapy, (iii) entertainment rooms, restaurants, and
lounges, (iv) exercise rooms, (v) libraries, (vi) computer rooms, (vii) kitchen, food service,
and dining rooms, (viii) automatic teller machines, (ix) administrative offices, (x) storage
spaces, (xi) gift shops, and (xii) hair stylist/barber shops.
Section 5. Height, Area and Architectural Requirements; Pedestrian and Bicycle Access.
Multi Family Housing Complex, Senior
Three (3) stories but not greater than
sixty (60) feet; office uses: seventy two (72) feet; excepting for any officcprovided
however, that any building located within two hundred (200) feet of athe property line of a
single family residential z-enelot will not exceed ;two stories or sixty (60in height, but not
greater than forty-five (45) feet.
Section 5.1. Maximum Building Heights.
Section 5.2. Minimum Building Heights.
Section 5.3. Illinois Street Right -of Way and Minimum Building Setbacks.
Revised: 2 9 7/11/12
A. Principal Buildings: Twenty -six (26) feet or two (2) stories;
B. Accessory Buildings (including Private Garages and carports) and Amenity
Area buildings: one (1) story
A. Due to the existing pipeline easement adjacent to the existing right -of -way
line of Illinois Street, the north half right -of -way of Illinois Street will remain at
forty -five (45) feet for as long as the pipeline easement remains, notwithstanding
the proposed standard of a sixty -five (65) foot half right -of -way under the Carmel
Clay Comprehensive Plan (2009 C3 Plan). The provisions of this Section 5.3 will
satisfy the requirements of Section 2.09 of the Carmel Zoning Ordinance for
compliance with the Thoroughfare Plan.
B. The minimum building setback on Illinois Street will be thirty (30) feet
from the right -of -way line of Illinois Street. The minimum building setback on
136 Street will be twenty -five (25) feet from the right -of -way line of 136 Street.
The maximum building setback will be eight-yninety -five (8995) feet from the
right -of -way line of Illinois Street and one hundred thirty -fie (35130) feet from the
right -of -way line of 136 Street. The minimum and maximum building setback
requirements do not apply to buildings with entrances that are not oriented toward
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Illinois Street or 136 Street or buildings that are adjacent to the
Preservation /Conservation Area.
Section 5.4. Minimum Side and Rear Yards.
A. Multi- Family Housing Complex: Five (5) feet; thift.yforty (-940) feet if
adjacent to a single family residential zone.
B. Senior Living Community and other uses: Adjacent to a single family
residential zone Forty -five (45) feet; Adjacent to multi family or business
use or zone Five (5) feet.
C. Office: Adjacent to a single family residential zone 2.5 times the height of
the building; Adjacent to office, multi family or senior living community
use or zone Five (5) feet.
Section 5.55.5. Minimum Distance Between Buildings. Ten (10) feet.
Section 5.65.6. Multi- Family Housing Complex Maximum Number of Units. Two
Hundred Fifty (250) units.
Section 5.75.7. Maximum Parcel Coverage Commercial. Sixty -five percent (65
(The percentage of a parcel that can be developed for Buildings (principal and accessory),
parking structures and garages.)
Section 5.85.8. Maximum Floor Area Ratio Commercial. Seventy percent (70
This ratio is determined by dividing the Gross Floor Area of the building(s) (including
basements but excluding any covered parking) on a parcel by the total area of the parcel
Section 5.9. Architectural Design Requirements.
A. Minimum Unit Square Footage for Multi- Family Housing Complex Unit:
550 square feet.
B. Building Materials:
Multi- Family Housing Complex Senior Living Community other uses: Building
exteriors may be comprised of: masonry (excluding concrete or split face block);
we(4stone, brick, wood, architectural pre -cast concrete and cementitious board Las
primary material on first floor); other sidings (excluding vinyl) are permitted on
upper floors (Stucco or EIFS may also be applied as trim detail but cannot exceed
10% of the overall non window facade area).
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Office: A minimum of three (3) materials for building exteriors from the following
list: stone, brick, architectural pre -cast (panels or detailing), architectural metal
panels, glass and ornamental metal. Large expanses of glass are allowed, up to
seventy percent (70 of the facade area. The building may not be constructed
entirely of a metal and glass curtain wall. Stucco or EIFS may also be applied as
trim detail but cannot exceed 10% of the overall non window facade area.
C. Footprint: All buildings will be designed in order to eliminate monotonous
box buildings. Office buildings will be designed with a minimum of eight (8)
external corners.
D. Roof: The roofs of all buildings (excluding any canopy, porte cochere or
accessory building) will be a sloped roof or a mansour roof', which wraps all sides of
the building.
Multi- Family Housing Complex: Rooflines will not have unbroken lines greater
than one hundred (100) feet in length. Projecting hip and gable roof elements will
constitute a break in the roofline. Sloped roofs will be either standing seam metal
or dimensional shingles.
Senior Living Community, Office and other uses: Sloped roofs will not exceed one
hundred (-Q ten (110) feet without a change in roof plane, or gable or dormer.
Sloped roofs will be either standing seam metal or dimensional shingles.
Modulation of the roof and /or roof line will be required in order to eliminate
box shaped buildings.
Parapets. Parapets must be fully integrated into the architectural design of the
between the main building mass, mechanical penthouses and other roof structures.
Should they be used, partial parapets will have a return that extends inward to at
least the first structural bay, or twenty five (25) feet, whichever is greater.
E. Wall Planes: Multi- Family Housing Complex: Walls will not have
unbroken planes greater than sixty (60) feet in length. Units may be differentiated
by planplane and material changes and by separate entrances.
F. Porch/Entryways: Multi Family Housing Complex: Stoops should be
covered to provide shelter. Individual porches, balconies, stoops or similar outdoor
space are encouraged on the front and /or rear of the building.
G. Facades: Continuous facades of more than 2O one hundred (100) feet wide
will be designed with vertical offsets of not less than eightfour (44) feet at intervals
which divide the facade. Offsets may be projecting, recessed or may be a simple
change in building material or detailing.
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H. Windows: In a Multi- Family Housing Complex, all window design will be
compatible with the style, materials, architectural detail and proportion of the
building. Additionally, except for garages and garage portions of a building, a
minimum of two (2) windows per level, per exposed facade, will be required (a vent
may be substituted for a window on a gable) and all windows will be fully framed
and trimmed.
I. Trash Areas: Trash receptacle areas will be fully screened on all four (4)
sides to a minimum height equal to the height of the dumpster, bin or compactor
plus two (2) feet. Screening materials will consist of the exterior building materials
of the principal building(s). All doors will have an automatic closure mechanism
such as spring loaded hinges. In a Multi- Family Housing Complex, trash receptacle
areas will include recycling bins.
J. Mechanical Equipment: Any mechanical equipment located on the ground
and visible from an adjoining public street will be fully screened by: (a) suitable
landscaping; (b) a screen fence or wall in general architectural compatibility with
the building(s) with which it is associated; or (c) a combination of landscaping
together with a screen fence or wall. Screening fences and walls may include the
following materials: aluminum, brick, wood, stone or other attractive masonry
screening materials. Rooftop mechanical and telecommunication equipment will
be fully screened on all sides using the mansour roof, parapets, penthouse screens or
other similar methods and which will be integrated into the overall building design.
K. Loading Area: Office buildings will be required to have a separate loading
area if the square footage of the building exceeds one hundred thousand (100,000)
square feet. Any loading area visible from Illinois Street will be screened subject to
the approval of the Commission.
Section 5.10. Bicycle and Pedestrian Access and Connectivity. The Development Plan
will include specific provisions for incorporating pedestrian and bicycle access,
circulation and amenities into the development and provide for access and
connectivity with the existing multi -use paths along Illinois Street and 136 Street.
Section 6. Landscaping Requirements__
Section 6.1. Landscaping Plan. A landscaping plan will be submitted to the
Commission for its approval at the same time the other plans on architectural
design, landscaping, parking, signage, and lighting, "ADLS are submitted. This
plan will:
Revised: 2 9 7/11/12
A. be drawn to scale, including dimensions and distances;
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B. delineate all existing and proposed structures, private parking areas, walks,
ramps for handicapped, terraces, drive -ways, signs, lighting standards, steps and
other similar structures; and
C. delineate the location, size and description of all landscape material and the
irrigation system for all planting areas. Landscape treatment for plazas, roads,
paths, service and private parking areas will be designed as an integral and
coordinated part of the landscape plan for the entire tract.
Section 6.2. Landscape Standards.
Revised: 2 9 7/11/12
A. Planting and Landscape Materials. All trees, shrubs and ground cover will
be planted according to the current standards established under the American
Standard for Nursery Stock (ANSI 260.1) and by the Urban Forestry Division of the
Department of Community Services of the City of Carmel. Trees, plants and other
landscape materials will be appropriate to local growing and climatic conditions.
All trees, plants and other landscape materials to be installed and maintained with
the current pipeline easement adjacent to Illinois Street will be further subject to the
approval of the owner of the pipeline and grantee under the easement.
B. Materials. All plants proposed to be used in accordance with any
landscaping plan will meet the following specifications:
a. Shade trees: two and one -half inch (2 caliper.
b. Ornamental trees: one and one -half inch (1 caliper.
c. Evergreen trees: A minimum height of six (6) feet.
d. Shrubs (deciduous and evergreen): minimum height and spread of
eighteen inches (18
C. Installation. All required landscaping will be installed prior to the issuance
of a Final Certificate of Occupancy by the Department. TfProvided, however, if it is
not possible to install all of the required landscaping because of weather conditions,
the property owner will complete the required landscaping not installed prior to the
issuance of the Final Certificate of Occupancy, within one hundred twenty (120)
days following the issuance of the Finala temporary Certificate of Occupancy.
D. Maintenance. It will be the responsibility of the owners and their agents to
insure maintenance of project landscaping approved in accordance with the
requirements of this Ordinance. This is to include, but is not limited to, mulching
of planting areas, replacing dead, or diseased, or overgrown plantings with identical
varieties or a suitable substitute, and keeping the area free of refuse, debris, rank
vegetation and weeds.
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E. Changes After Approval. No landscaping which has been approved by the
Commission may later be materially altered, eliminated or sacrificed, without first
obtaining further Commission approval. However, minor alterations in
landscaping may be approved by the Director, in consultation with the Urban
Forester for the City of Carmel "Urban Forester in order to conform to specific
site conditions.
F. Inspection. The Director and the Urban Forester will have the authority to
visit the Real Estate to inspect the landscaping and check it against the approved
plan on file.
G. Illinois Street Streetscape. Along Illinois Street, due to the 50 foot gas line
easement, planting and landscaping with a shallow root system is to be installed
within the easement area adjacent to the right -of -way of Illinois Street. Excepting
for the Preservation /Conservation Area and subject to approval of the pipeline
company, as to species and planting details, for each one hundred (100) linear foot
increment: four (4) ornamental trees and ten (10) shrubs will be required. These
landscaped areas along Illinois Street will vary in width to accommodate
appropriate planting space and to facilitate and promote creative planting and site
plans, but will be at least five (5) feet in width.
H. 136 Street Streetscape. Along 136 Street, due to the overhead power line
running along the south right of way line adjacent to the Real Estate, for each one
hundred (100) linear foot increment: four (4) ornamental trees and ten (10) shrubs
will be planted in the open space between the buildings and the multi -use path
along /south right-of-way line of 136 Street. TheseThis landscaped afeasarea
along 136th Street will combine mounding and plant material and will vary in width
to accommodate appropriate planting space and to facilitate and promote creative
planting and site plans, but not less than fifteen (15) feet in width. Evergreens may
substituted for shrubs (one (1) evergreen for three (3) shrubs).
I. Perimeter Landscaping Standards.
a. North and West Property Lines Adjacent to Single Family
Residential Districts. Except where a screening shadow box wood
privacy fence, not less than six (6) feet in height, is installed and located
in coordination with the Hamilton County Surveyor's Office and the
existing drainage easements, a landscape buffer, ten (10) feet in width
will be required and for each one hundred (100) linear foot increment:
five (5) shade trees and twenty (20) shrubs are to be planted.
OPTION 1: In the first fifty (50) feet south of the property line
adjacent to the single family residential subdivision currently known
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as "Bentley Oaks" and west of the detention pond, existing
vegetation, trees and mounding will be preserved. In those areas
where existing vegetation is either absent, diseased, dead or
containing invasive species and mounding is not present in the area,
a three (3) to five (5) foot earthen berm will be constructed with two
(2) rows of Norway Green Spruce evergreen trees, twenty (20) feet
on center with staggered spacing. In the first fifty (50) feet of the
Real Estate east of the property line adjacent to the single family
residential subdivision currently known as "The Parks of
Springmill" a three (3) to five (5) foot earthen berm will be
constructed with two (2) rows of Norway Green Spruce evergreen
trees, twenty (20) feet on center with staggered spacing.
Immediately adjacent to the fifty (50) foot landscape buffer
bordering both residential subdivisions will be a fifty -six (56) foot
dry detention depressed grass area for stormwater management on
the Real Estate.
OPTION 2: Landscape buffer adjacent to Bentley Oaks subdivision
is the same as in Option 1.
In the first fifty (50) feet of the Real Estate east of the property line
adj acent to the single family residential subdivision currently known
as "The Parks of Springmill" the existing vegetation and trees will
be preserved and supplemented by either one (1) row or two (2)
rows of Norway Green Spruce evergreen trees twenty (20) feet on
center with staggered spacing to fill in gaps.
fib. West Property Line Adjacent to City Property. Except where a
in height, is installed on the north and west property lines of the Real
EstateThe area of Real Estate located on the west property line
extending approximately two hundred twenty (220) feet south from
the right -of -way line of 136 Street which is adjacent to the real
estate owned by the City of Carmel and used for a water utility
pumping station, a landscape buffer, ten (10) feet in width will be
required andwill be a continuation of the landscaping and mounding
to be installed for the 136 Streetscape with four (4) ornamental
trees and ten (10 shrubs for each one hundred (100) linear feet
increment: five (5) shade trees and twenty (20) shrubs are to be
plantedfeet.
J Foundation Planting Adjacent
a. Principal Buildings Other Than Multi- Family Housing
Complex Buildings
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i. -A planting area equal to an area measuring fifteen (15) feet in
depth by the width of the front of a standalone Principal Building
plus twenty (20) feet (to extend ten (10) feet out on both sides) will
be installed at the front of a building facing Illinois Street. This
planting area may be integrated into the Illinois Streetscape.
13 planting area equal to an area ten (10) feet in depth will be
installed on the sides and rear of the building.
iii. Sidewalks up to eight (8) feet in width are permitted in these
areas, but will not occupy the entire area on any side of a building.
Building facade articulations (i.e. bumpouts and decks) are also
permitted in these areas.
iv. &These adjacent planting areas need not be rectangular in shape as
long as the required amount of space is landscaped, innovative and
original designs are encouraged. Clustering of trees and shrubs is
also cncouragcd.At least fifty percent (50 of the planting areas
must contain plant material. Landscaping interior courtyards is
encouraged and may be used to satisfy up to fifty percent (50 of
the planting area requirements.
v. Foundation planting will not be required for: those sides of the
buildings which abut the preservation /conservation area and
Accessory Buildings (including private garages and carports); or
those areas where required utility easements preclude any planting.
b. K. Foundation Planting Adjacent to Multi- Family Housing
Complex Buildings
i. a-Except as provided below, foundation planting will be required to
soften the architectural lines of buildings, frame the primary views
to buildings and public spaces, and blend architectural designs with
the landscape. Foundation plantings will be designed to
appropriately complement the building's use, setback height and
architectural features. Window boxes for flowers and planters on
front stoops and sidewalks are encouraged in areas where
landscaping cannot be installed at the base of a building due to the
building's proximity to a sidewalk, path, street, right —of -way or
easement.
b. Where applicable, the following foundation building
planting standards will be required:
i along the front of all buildings, 3 shade trees, 3 ornamental
trees and 25 shrubs per 100 linear feet of building frontage
on a private street or right -of -way (street trees may be used
to satisfy these requirements);
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a planting area 5 feet in depth will be required on the sides
and rear of all buildings except where the building directly
abuts a parking area or private drive;
iiisidewalks up to 8 feet in width may be permitted in these
areas but may not occupy the entire planting area on any
side of the building, excepting for those areas adjacent to
access points to the building;
foundation planting areas need not be rectangular in
shape as long as the required amount of space is landscaped
with; innovative and original designs; and
v. clustering of trees and shrubs is cncouragcd; and
landscaping interior courtyards is cncouragcd and may be
used to satisfy up to fifty percent (50 of the planting area
requirements.
ii. Foundation planting will be not required for:
i (a) those buildings that have their front entrances oriented toward
Illinois Street;
i (bl those sides of the buildings which abut the
Preservation /Conservation Area;
(c) Accessory Buildings (including Private Garages and carports)
and Amenity Area Buildings and
i..�those areas where required utility easements preclude any
planting.
c. Amenity Area Buildings: Excepting for those sides of Amenity Area
buildings that are immediately adjacent to recreational areas or facilities
such as a swimming pool deck; preservation /conservation areas; or other
landscaped areas, a planting area not less than five (5) feet in width is
required and at least fifty percent (50 of the planting area must contain
plant material.
K. h-Planting Within Parking Areas.
a. Multi- Family Housing Complex: Any parking area visible from
Illinois Street (excluding parking on private drives and streets) will be
required to have 1 shade tree and 5 shrubs for every nine parking spaces.
b. Office, Senior Living Community and Other Uses: 4-Two (2) shade
tree and 5 shrubstrees for every 9 parking spaces. Except where perimeter
y fence is in place, a 10 foot wide
Ordinance Z-
Highpointe on Meridian PUD Ordinance
Page 15
Revised: 2 9 7/11/12
adjacent to a residential zone containing 5 shade trees and 20 shrubs per 100
linear feet (evergreen trees may be planted in lieu of shrubs on a 1:3
besi-410 parking spaces.
c. Entry Drives: Along all entry drives from Illinois Street to the
parking area a landscape strip not less than five (5) feet in width containing:
2 shade trees, 2 ornamental trees and 10 shrubs per 100 linear feet will be
required.
L. M. Preservation /Conservation Area Following construction of a proposed
drainage facility and the relocation of the legal drain within the
Preservation /Conservation Area, the Developer will preserve and maintain
(including removal of invasive species and diseased and /or dead
vegetation, and replanting) the vegetation, including but not limited to trees,
shrubs and native grasses, in the Preservation /Conservation Area; subject,
however, to the provisions of the Hamilton County Stormwater
Management Technical Standards Manual, Hamilton County stormwater
and drain regulations and all other applicable State and local statutes,
regulations or orders governing stormwater drainage and legal drains. Any
new planting and /or replanting will be done consistent with and pursuant to
the list of species approved by the City of Carmel.
M. Headlight Screening. Appropriate landscape buffering will be required to
prevent headlights from shining into adjacent single family residential
areas.
Section 7. Parking Requirements__
A. Minimum Number of Parking Spaces.
a. Office (Professional and Medical): Four (4) spaces per one
thousand (1,000) square feet.
b. Senior Living Community: Sixty -seven one hundredth (.67) spaces
per unit.
c. Multi Family Housing Complex: One and five tenths (1.5) spaces
per unit.
Ordinance Z-
Highpointe on Meridian PUD Ordinance
Page 16
Section 8. Lighting Requirements
Section 9. Signage.
Revised: 2 9 7/11/12
d. All other uses: Per Carmel Zoning Ordinance.
B. Parking on Private DizweDrives and Sidewalks: To the extent that there is
parking on any private drive, each space will be a minimum of eighteen (18) feet in
length. Any such parking on private drives can be used to satisfy the requirements
of paragraph A of this Section 7. Sidewalks will be required on both sides of
private drives which are greater than thirty -six (36) feet in width (curb to curb) and
greater than seven hundred fifty (750) linear feet, but excluding any frontage road
adjacent to Illinois Street or 136 Street.
C. Bicycle Parking: Bicycle Parking will be provided in compliance with
Section 27.06 of the Carmel Zoning Ordinance. Provided however, bicycleBicycle
parking spaces in Private Garages located in a Multi- Family Housing Complex may
be provided in Private Garages to satisfyconsidered in satisfying the minimum
number of bicycle parking spaces required under the Carmel Zoning Ordinance
upon the review and approval of the Director.
A. A site lighting plan will be submitted along with the information on ADLS.
The site lighting plan will include the layout, spread and intensity of all site
lighting, including:
a. parking lot and service /storage area lighting;
b. architectural, display lighting;
c. security lighting;
d. lighting of pedestrian and bicycle ways;
e. landscape lighting.
B. The maximum height of light standards will not exceed twenty -five (25)
feet. However, when light standards abut or fall within ninety (90) feet of a
residential district or use, they will not exceed fifteen (15) feet.
C. All site pole lights and wall mounted lights will be low- level, 90° cutoff
luminairesluminaries and will not spill over into adjoining properties in excess of
0.3 foot candle in multi family, senior living and all commercial areas, and 0.1
foot candle in residential areas.
Ordinance Z-
Highpointe on Meridian PUD Ordinance
Page 17
Section 9.1. Sign Plan. A sign plan will be submitted for the Commission's approval as
part of an ADLS or ADLS amendment application.
Section 9.2. Sign Standards. The signs within the Highpointe On Meridian Planned Unit
Development District will conform to the standards set forth in Chapter 25, Section 7 of the
Carmel Zoning Ordinance, unless specified below or elsewhere in this Ordinance.
Section 9.3. Signage.
Revised: 2 9 7/11/12
A. The color of the signs will not be restricted; however, subject to Federal
trademark protections, each office or other commercial building will have a palette
of colors approved at the time of the ADLS approval for the building. The palette
of colors may be amended by petition to and upon the approval of a Committee of
the Commission pursuant to the Commission's Rules of Procedure.
B. The Maximum Sign Area for wall Identification Signs for office or other
commercial buildings will be determined in accordance with the freeway sign chart
applicable for tenants in Single Tenant Multi Tenant Buildings (Ground Floor
Multi Level) as set forth in the Chapter 25, Section 7 of the Carmel Zoning
Ordinance. Wall Identification Signs will be composed of individual letters and
logos and may be illuminated by internal or external sources. Office or other
commercial buildings with frontages on one or more public streets or private drives
are allowed one wall Identification Sign per frontage. At the election of the
building owner, a wall Identification Sign may be moved from one facade to
another, but no more than two (2) wall Identification Signs may be on any one
facade. Provided, however, that there will be no wall Identification Signs on the
facade of any building facing a single family residential zoning district. Wall
Identification Signs which face a Multi- Family Housing Complex may not be
illuminated.
C. Two (2) district identification Ground Signs for the Highpointe On
Meridian Planned Unit Development District each with a maximum height of eight
(8) feet six (6) inches and a maximum sign area of one hundred (100) square feet
will be allowed at: (a) the south entrance to the Highpointe On Meridian Planned
Unit Development District approximately one thousand five hundred (1,500) feet
north of the intersection of Shakamac Drive with Illinois Street and (b) at the north
entrance to the Highpointe On Meridian Planned Unit Development District south
and west of the intersection of Illinois Street and 136 Street. These district
identification Ground Signs may not include tenant identification and will be
consistent in design with the design approved by the Commission or a Committee
of the Commission.
D. Office, Senior Living and Multi- Family Housing Complex project
identification Ground Signs with a maximum height of eight (8) feet six (6) inches
Ordinance Z-
Highpointe on Meridian PUD Ordinance
Page 18
and a maximum sign area of fifty (50) square feet will be allowed at the primary
entrance to each project from Illinois Street and at the entrance to the Multi Family
Housing Complex from 13e Street. These are permanent Identification Signs with
copy limited as provided for in the definition of an Identification Sign plus
permitted Changeable Copy. Except as provided for above, these signs will be in
accordance with Chapter 25, Section 7 of the Carmel Zoning Ordinance.
E. Except as provided for herein, all other provisions of Carmel Zoning
Ordinance will be applicable to development on the Real Estate. Temporary
Signage on the Real Estate will be governed by the Carmel Zoning Ordinance.
Section 10. Hours for Deliveries and Trash Pickup:
Revised: 2 9 7/11/12
All commercial deliveries and trash pickup will occur between the hours of 7:00
A.M. and 7:00 P.M. Monday through Friday. Commercial deliveries will be
allowed between 7:00 A.M. and 3:00 P.M. on Saturdays. No commercial deliveries
or trash pickup will be allowed on Sundays.
Section 4&11. Approval or Denial of the Preliminary and Final Development Plans__
A. The Commission will approve without conditions, approve with conditions,
or disapprove the Preliminary Development Plan "PDP for any project on the
Real Estate. Provided, however, that the Commission will not unreasonably
withhold or delay the approval of a PDP that is in conformance with this Ordinance
and Section 24.02 of the Carmel Zoning Ordinance. If the Commission
disapproves the PDP for any project on the Real Estate, the Commission will set
forth in writing the basis for the disapproval.
B. The Director will approve without conditions, approve with conditions, or
disapprove the Final Development Plan "FDP for any project on the Real Estate.
Provided, however, that the Director will not unreasonably withhold or delay the
approval of a FDP that is in conformance with this Ordinance and the applicable
provisions of the Carmel Zoning Ordinance. If the Director disapproves the FDP for
any project on the Real Estate, the Director will set forth in writing the basis for the
di sapproval.
C. An amendment to a PDP or FDP which does not alter the use of any land
may be reviewed and approved by the Director. However, any interested party may
appeal the decision of the Director directly to a committee of the Commission.
D. The PDP will be a preliminary plan for the development of real property that
is submitted for approval by the Commission showing proposed facilities and
Ordinance Z-
Highpointe on Meridian PUD Ordinance
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Section
Section 12. 13
Revised: 2 9 7/11/12
structures and parking information for a site on the Real Estate in accordance with
the provisions of Section 2 of this Ordinance.
E. The FDP will be a specific plan for the development of real property that is
submitted for approval by the Director showing proposed facilities and structures,
parking, drainage, erosion control, utilities and building information for a site on
the Real Estate in order to fulfill the requirements for a permit to improve the real
property.
X12. Violations of Ordinance All violations of this Ordinance will be subject to
Section 34.0 of the Carmel Zoning Ordinance.
Prior Ordinances__ All prior Ordinances or parts thereof inconsistent with any
provision of this Ordinance are hereby repealed.
Section
13. 14. Effective Date. This Ordinance will be in full force and effect from and after
its passage and signing by the Mayor.
THE REST OF THIS PAGE INTENTIONALLY LEFT BLANK
SIGNATURES FOLLOW ON NEXT PAGE
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PASSED by the Common Council of the City of Carmel, Indiana this day of
2012, by a vote of ayes and nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer Kevin Rider
Richard L. Sharp, President Pro Tempore Carol Schleif
Ronald E. Carter W. Eric Seidensticker
Sue Finkam Luci Snyder
ATTEST
Diana L. Cordray, IAMC, Clerk- Treasurer
Revised: 2 9 7/11/12
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Highpointe on Meridian PUD Ordinance
Page 21
Presented by me to the Mayor of the City of Carmel, Indiana this day of
2002,2012, at M.
Approved by me, Mayor of the City of Carmel, Indiana, this day of 2012,
at M.
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk Treasurer
Prepared by: Paul G. Reis, Esq.
Attorney -at -Law
Krieg DeVault LLP
12800 N. Meridian, Suite 300
Carmel, Indiana 46032
KD 37639726- 10.DOCX
Revised: 2 9 7/11/12
Diana L. Cordray, IAMC, Clerk Treasurer
EXHIBIT A
HIGHPOINTE ON MERIDIAN
PLANNED UNIT DEVELOPMENT ORDINANCE
ORDINANCE Z-
Legal Description of Real Estate
A part of the Northeast Quarter of Section 26 and a part of the Northwest quarter of Section 25,
both in Township 18 North, Range 3 East of the Second Principal Meridian, Clay Township,
Hamilton County, Indiana, more particularly described as follows:
Beginning at the Northwest corner of the Northwest Quarter of said Section 25; thence North 88
degrees 21 minutes 51 seconds East (assumed bearing) along the North line of said Northwest
Quarter 37.71 feet; thence South 08 degrees 35 minutes 58 seconds East 436.36 feet to a point on
the limited access right -of -way line; 1) South 69 degrees 00 minutes 19 seconds West 38.72 feet;
2) South 89 degrees 51 minutes 28 seconds West 64.02 feet to a point on the West line of said
Northwest Quarter; 3) south 89 degrees 51 minutes 27 seconds west 41.93 feet; 4) South 68
degrees 03 minutes 45 seconds West 800.77 feet; 5) South 70 degrees 34 minutes 03 seconds West
1172.10 feet to a tangent curve concave Southeasterly having a central angle of 12 degrees 43
minutes 09 seconds and a radius of 2,436.83 feet; 6) Southwesterly along said curve an arc distance
of 540.97 feet (said arc being subtended by a chord having a bearing of South 64 degrees
minutes 28 seconds West and a length of 539.86 feet); thence South 88 degrees 37 minutes 32
seconds West 281.17 feet to the Southwest corner of the North Half of the Northeast Quarter of
said Section 26; thence North 00 degrees 18 minutes 34 seconds West along the West line of said
Northeast Quarter 536.60 feet to a point on a non tangent curve concave Southeasterly having a
central angle of 11 degrees 56 minutes 09 seconds and a radius of 3036.83 feet thence
Northeasterly along said curve parallel with said limited access right -of -way line an arc distance of
632.63 feet (said arc being subtended by a chord having a bearing of North 64 degrees 35 minutes
59 seconds and a length of 631.48 feet); thence North 70 degrees 34 minutes 03 seconds East
parallel with said limited access right -of -way line 534.23 feet; thence South 14 degrees 49 minutes
01 seconds East 81.22 feet; thence North 88 degrees 35 minutes 23 seconds East parallel with the
North line of said Northeast Quarter 522.50 feet; thence North 01 degrees 24 minutes 37 seconds
West 430.00 feet to the North line of said Northeast Quarter; thence North 88 degrees 35 minutes
23 seconds East along said North line 1050.89 feet to the point of beginning.
EXCEPT (Parcel 1A):
A part of the Northeast Quarter of Section 26, Township 18 North, Range 3 East, Hamilton
County, Indiana, described as follows:
Commencing at the Northeast corner of said Northeast Quarter which is the Northwest corner of
the Northwest Quarter of Section 25 Township 18 North, Range 3 East; thence North 88 degrees
33 minutes 08 seconds East (bearing assumed) 37.71 feet along the North line of said Northwest
Quarter to the Northeast corner of a tract of land conveyed by Warranty Deed recorded in Deed
Book 350 page 582 in the Office of the Recorder of Hamilton County, Indiana; thence South 8
Revised: 2 9 7/11/12
Ordinance Z-
Highpointe on Meridian PUD Ordinance
Exhibit A Legal Description of Real Estate
Page 2 of 6
degrees 24 minutes 41 seconds East 436.69 feet (436.52 feet deed) along the Eastern line of said
tract of land to the Northwestern Boundary of U.S. Highway 31 thence the following five (5)
courses along said Northwestern Boundary; (1) South 69 degrees 11 minutes 51 seconds West
38.68 feet; (2) thence North 89 degrees 58 minutes 14 seconds West 105.95 feet; (3) thence South
68 degrees 14 minutes 04 seconds West 800.80 feet (800.77 feet deed); (4) thence South 70
degrees 42 minutes 31 seconds West 1171.78 feet (1172.10 feet deed) to the point of beginning of
this description (5) thence Southwesterly 539.18 feet (540.69 feet deed) along an arc to the left
having a radius of 2436.83 feet and subtended by a long chord having a bearing of South 64
degrees 22 minutes 12 seconds West and a length of 538.09 feet (539.58 feet deed) to the South
line of the North Half of said Northeast quarter; thence South 88 degrees 47 minutes 26 seconds
West 282.51 feet (281.46 feet deed) along said south line to the west line of said Northeast Quarter;
thence North 0 degrees 10 minutes 24 seconds West 84.88 feet along said West line; thence North
66 degrees 18 minutes 52 seconds East 19.67 feet; thence Northeasterly 283.83 feet along an arc to
the right having a radius of 555.00 feet and subtended by a long chord having a bearing of North 80
degrees 57 minutes 54 seconds East and a length of 280.74 feet; thence Northeasterly 280.39 feet
along an arc to the left having a radius of 645.00 feet and subtended by a long chord having a
bearing of North 83 degrees 09 minutes 44 seconds east and a length of 278.18 feet; thence North
70 degrees 42 minutes 31 seconds East 208.05 feet to the point of beginning.
ALSO EXCEPT (Parcel 1B):
A part of the Northeast Quarter of Section 26, Township 18 North, Range 3 East, Hamilton
County, Indiana, described as follows:
Commencing at the Northeast corner of said Northeast Quarter which is the Northwest corner of
the Northwest Quarter of Section 25, Township 18 North, Range 3 East; thence North 88 degrees
33 minutes 08 seconds East (bearing assumed) 37.71 feet along the North line of said Northwest
Quarter to the Northeast corner of a tract of land conveyed by a Warranty Deed recoded in Deed
Book 350 page 582, in the Office of the Recorder of Hamilton County, Indiana; thence South 8
degrees 24 minutes 41 seconds East 138.46 feet along the Eastern line of said tract of land; thence
South 55 degrees 54 minutes 38 seconds West 118.05 feet; thence North 77 degrees 12 minutes 25
seconds West 11.86 feet to the point of beginning of this description; thence South 12 degrees 46
minutes 20 seconds West 47.35 feet; thence Southwesterly 430.76 feet along an arc to the right
having a radius of 445.00 feet and subtended by a long chord having a bearing of South 40 degrees
30 minutes 12 seconds West and a length of 414.14 feet to the Northwestern boundary of U.S.
Highway 31; thence South 68 degrees 14 minutes 04 seconds West 488.22 feet along said
Northwestern boundary; thence South 70 degrees 42 minutes 31 seconds West 1171.78 feet
(1172.10 feet deed) along said Northwestern boundary; thence leaving said Northwestern
boundary and continuing South 70 degrees 42 minutes 31 seconds West 208.05 feet; thence
Southwesterly 280.39 feet along an arc to the right having a radius of 645.00 feet and subtended by
a long chord having a bearing of South 83 degrees 09 minutes 44 seconds West and a length of
278.18 feet; thence Southwesterly 283.83 feet along an arc to the left having a radius of 555.00 feet
and subtended by a long chord having a bearing of South 80 degrees 57 minutes 54 seconds West
Revised: 2 9 7/11/12
Ordinance Z-
Highpointe on Meridian PUD Ordinance
Exhibit A Legal Description of Real Estate
Page 3 of 6
and a length of 280.74 feet; thence South 66 degrees 18 minutes 52 seconds West 19.67 feet to the
West line of said Northeast Quarter; thence North 0 degrees 10 minutes 24 seconds West 54.52 feet
along said West line; thence Northeasterly 307.31 feet along an arc to the right having a radius of
605.00 feet and subtended by a long chord having a bearing of North 81 degrees 03 minutes 50
seconds east and a length of 304.02 feet; thence Northeasterly 258.65 feet along an arc to the left
having a radius of 595.00 feet and subtended by a long chord having a bearing of North 83 degrees
09 minutes 44 seconds East and a length of 256.62 feet; thence North 70 degrees 42 minutes 31
seconds East 1357.27 feet thence Northeasterly 42.97 feet along an arc to the left having a radius of
995.00 feet and subtended by a long chord having a bearing of North 69 degrees 28 minutes 17
seconds East and a length of 42.97 feet; thence North 68 degrees 14 minutes 04 seconds East
465.66 feet; thence Northeasterly 382.36 feet along an arc to the left having a radius of 395.00 feet
and subtended by a long chord having a bearing of North 40 degrees 30 minutes 12 seconds East
and a length of 367.60 feet; thence North 12 degrees 46 minutes 20 seconds East 47.37 feet; thence
South 77 degrees 12 minutes 25 seconds East 50.00 feet to the point of beginning.
ALSO EXCEPT (Parcel 1C):
A part of the Northeast Quarter of Section 26, Township 18 North, Range 3 East, Hamilton
County, Indiana, described as follows:
Commencing at the Northeast corner of said Northeast Quarter which is the Northwest corner of
the Northwest Quarter of Section 25, Township 18 North, Range 3 East; thence North 88 degrees
33 minutes 08 seconds East (bearing assumed) 37.71 feet along the North line of said Northwest
Quarter of the Northeast corner of a tract of land conveyed by a Warranty Deed recorded in Deed
book 350 page 582 in the Office of the Recorder of Hamilton County, Indiana; thence South 8
degrees 24 minutes 41 seconds East 138.46 feet along the Eastern line of said tract of land; thence
South 55 degrees 54 minutes 38 seconds West 118.05 feet; thence North 77 degrees 12 minutes 25
seconds West 61.86 feet to the point of beginning of this description; thence south 12 degrees 46
minutes 20 seconds West 47.37 feet; thence Southwesterly 382.36 feet along an arc to the right
having a radius of 395.00 feet and subtended by a long chord having a bearing of South 40 degrees
30 minutes 12 seconds West and a length of 367.60 feet; thence South 68 degrees 14 minutes 04
seconds West 465.66 feet; thence Southwesterly 42.97 feet along an arc to the right having a radius
of 995.00 feet and subtended by a long chord having a bearing of south 69 degrees 28 minutes 17
seconds West and a length of 42.97 feet; thence South 70 degrees 42 minutes 31 seconds West
1357.27 feet; thence southwesterly 258.65 feet along an arc to the right having a radius of 595.00
feet and subtended by a long chord having a bearing of South 83 degrees 09 minutes 44 seconds
West and a length of 256.62 feet; thence Southwesterly 307.31 feet along an arc to the left having a
radius of 605.00 feet and subtended by a long chord having a bearing of South 81 degrees 03
minutes 50 seconds West and a length of 304.02 feet to the West line of said Northeast Quarter;
thence North 0 degrees 10 minutes 24 seconds West 43.31 feet along said west line; thence
Northeasterly 310.49 feet along an arc to the right having a radius of 645.00 feet and subtended by
a long chord having a bearing of North 81 degrees 49 minutes 31 seconds East and a length of
307.50 feet; thence Northeasterly 241.26 feet along an arc to the left having a radius of 555.00 feet
Revised: 2 9 7/11/12
Ordinance Z-
Highpointe on Meridian PUD Ordinance
Exhibit A Legal Description of Real Estate
Page 4 of 6
and subtended by a long chord having a bearing of North 83 degrees 09 minutes 44 seconds East
and a length of 239.37; thence North 70 degrees 42 minutes 31 seconds East 1357.27 feet; thence
Northeasterly 41.24 feet along an arc to the left having a radius of 955.00 feet and subtended by a
long chord having a bearing of North 69 degrees 28 minutes 18 seconds East and a length of 41.24
feet; thence North 68 degrees 14 minutes 04 seconds East 465.66 feet; thence Northeasterly 315.66
feet along an arc to the left having a radius of 355.00 feet and subtended by a long chord having a
bearing of North 42 degrees 45 minutes 39 seconds East and a length of 305.37 feet; thence North
12 degrees 47 minutes 35 seconds East 75.33 feet; thence South 77 degrees 12 minutes 25 seconds
East 41.07 feet to the point of beginning.
ALSO EXCEPT (Parcel 1D):
A part of the Northwest Quarter of Section 25 and a part of the Northeast Quarter of Section 26, all
in Township 18 North, Range 3 East, Hamilton County, Indiana, described as follows:
Commencing at the Northwest corner of said Northwest Quarter thence North 88 degrees 33
minutes 08 seconds East (bearing assumed) 37.71 feet along the North line of said Northwest
Quarter to the Northeast corner of a tract of land conveyed by a Warranty Deed recorded in Deed
Book 350 page 582 in the Office of the Recorder of Hamilton County, Indiana; thence south 8
degrees 24 minutes 41 seconds East 138.46 feet along the Eastern line of said tract of land to the
point of beginning of this description; thence continuing South 8 degrees 24 minutes 41 seconds
East 298.23 feet along said East line to the Northwestern boundary of U.S. Highway 31; thence
South 69 degrees 11 minutes 51 seconds West 38.68 feet along said Northwestern boundary;
thence North 89 degrees 58 minutes 14 seconds West 105.95 feet along said Northwestern
boundary; thence South 68 degrees 14 minutes 04 seconds West 312.57 feet along said
Northwestern boundary; thence Northeasterly 430.76 feet along an arc to the left having a radius of
445.00 feet and subtended by a long chord having a bearing of North 40 degrees 30 minutes 12
seconds East and a length of 414.14 feet; thence North 12 degrees 46 minutes 20 seconds East
47.35 feet; thence South 77 degrees 12 minutes 25 seconds East 11.86 feet; thence North 55
degrees 54 minutes 38 seconds East 118.05 feet to the point of beginning.
ALSO EXCEPT (Parcel 1E):
A part of the Northeast Quarter of Section 26, Township 18 North, Range 3 East, Hamilton
County, Indiana, described as follows:
Commencing at the Northeast corner of said Northeast Quarter; thence South 88 degrees 45
minutes 26 seconds West (bearing assumed) 57.70 feet along the North line of said Northeast
Quarter to the point of beginning of this description; thence South 12 degrees 46 minutes 20
seconds West 191.99 feet; thence North 77 degrees 12 minutes 25 seconds West 41.07 feet; thence
North 12 degrees 46 minutes 20 seconds East 181.72 feet to the North lien of said Northeast
Quarter; thence North 88 degrees 45 minutes 26 seconds East 42.33 feet along said North line to
the point of beginning.
Revised: 2 9 7/11/12
Ordinance Z-
Highpointe on Meridian PUD Ordinance
Exhibit A Legal Description of Real Estate
Page 5 of 6
ALSO EXCEPT (Parcel 1F):
A part of the Northeast Quarter of Section 26, Township 18 North, Range 3 East, Hamilton
County, Indiana, described as follows:
Commencing at the Northeast corner of said Northeast Quarter; thence South 88 degrees 45
minutes 26 seconds West (bearing assumed) 6.17 feet along the North line of said Northeast
Quarter to the point of beginning of this description; thence South 12 degrees 46 minutes 20
seconds West 204.48 feet; thence North 77 degrees 12 minutes 25 seconds West 50.00 feet; thence
North 12 degrees 46 minutes 20 seconds East 191.99 feet to the North line of said Northeast
quarter; thence North 88 degrees 45 minutes 26 seconds East 51.53 feet along said North line to the
point of beginning.
ALSO EXCEPT (Parcel 1G):
A part of the Northwest Quarter of Section 25 and a part of the Northeast Quarter of Section 26, all
in Township 18 North, Range 3 East; Hamilton County, Indiana, described as follows:
Beginning at the Northwest corner of said Northwest Quarter; thence North 88 degrees 33 minutes
08 seconds East (bearing assumed) 37.71 feet along the North line of said Northwest Quarter to the
Northeast corner of a tract of land conveyed by a Warranty Deed recorded in Deed Book 350 page
582 in the Office of the Recorder of Hamilton County, Indiana; thence South 8 degrees 24 minutes
41 seconds East 138.46 feet along the Eastern line of said tract of land; thence South 55 degrees 54
minutes 38 seconds West 118.05 feet; thence North 77 degrees 12 minutes 25 seconds West 11.86
feet; thence North 12 degrees 46 minutes 20 seconds East 204.48 feet to the North line of said
Northeast Quarter; thence North 88 degrees 45 minutes 26 seconds East 6.17 feet along said North
line to the point of beginning.
ALSO EXCEPT:
Part of the Northeast Quarter of Section 26, Township 18 North, Range 3 East, in Hamilton
County, Indiana, being more particularly described as follows:
Commencing at the Northeast corner of said Northeast quarter; thence South 89 degrees 01
minutes 25 seconds West along North line of said Northeast Quarter Section a distance of 100.03
feet; thence South 13 degrees 02 minutes 19 seconds West a distance of 46.38 feet to the point of
beginning; thence continuing South 13 degrees 02 minutes 19 seconds West a distance of 86.04
feet; thence North 51 degrees 21 minutes 54 seconds West a distance of 130.93 feet; thence North
89 degrees 01 minutes 25 seconds East parallel to the North line of the Northeast Quarter of
Section 26, a distance of 121.70 feet to the point of beginning.
Revised: 2 9 7/11/12
Ordinance Z-
Highpointe on Meridian PUD Ordinance
Exhibit A Legal Description of Real Estate
Page 6 of 6
ALSO EXCEPT:
Part of the Northeast Quarter of Section 26, Township 18 North, Range 03 East of the Second
Principal Meridian, Clay Township Hamilton County, Indiana, being more particularly described
as follows:
Commencing at the Northeast corner of the Northeast Quarter of Section 26, Township 18 North,
Range 3 East; thence on the North line of said Quarter Section, South 88 degrees 35 minutes 23
seconds West (assumed bearing) a distance of 1005.89 feet to the point of beginning of the herein
described real estate; thence south 01 degrees 24 minutes 37 seconds East 250.00 feet; thence
parallel with the North line of said Quarter Section, North 88 degrees 35 minutes 23 seconds East
85.00 feet; thence South 01 degrees 24 minutes 37 seconds East 180.00 feet; thence parallel with
the North line of said Quarter Section, South 88 degrees 35 minutes 23 seconds West 130.00 feet to
the southeast corner of Bentley Oaks, a subdivision in Hamilton County, Indiana, the plat of which
is recorded as Instrument Number 9115494, Plat Cabinet 1, Slide 170 in the Office of the Recorder
of said County; thence on the East line of said subdivision, North 01 degree 24 minutes 37 seconds
West 430.00 feet to the Northeast corner of said subdivision, said corner being on the North line of
said Northeast quarter Section; thence on the north line thereof, North 88 degrees 35 minutes 23
seconds East 45.00 feet to the point of beginning.
ALSO EXCEPT:
Part of the Northeast Quarter of Section 26, Township 18 North, Range 03 East of the Second
Principal Meridian, Clay Township, Hamilton County, Indiana, being more particularly described
as follows:
Commencing at the Northwest corner of the Northeast Quarter of Section 26, Township 18 North,
Range 03 East; thence on the North line thereof, North 88 degrees 35 minutes 23 seconds East
(basis of bearing from Plat of Bentley Oaks), a distance of 1611.43 feet to the Northeast corner of
Bentley Oaks, a subdivision in Hamilton County, Indiana, the Plat of which is recorded as
Instrument Number 9115494 in the office of the Recorder of said County, said corner being the
point of beginning of the herein described real estate; thence continuing on the North line of said
Quarter Section North 88 degrees 35 minutes 23 seconds East 947.98 feet to a point on the
Westerly right -of -way line of a proposed roundabout at the intersection of Oakridge Road, said
point being on a non tangent curve concave Easterly; having a central angle of 27 degrees 47
minutes 51 seconds and a radius of 96.00 feet; thence Southerly and Southeasterly on and along
said non tangent curve an arc distance of 46.90 feet (said arc being subtended by a long chord
bearing South 15 degrees 38 minutes 20 seconds East 46.42 feet) to a non tangent line; thence on a
line, which is parallel with and 45.00 feet by perpendicular measurement South of the North line of
said Quarter Section, South 88 degrees 35 minutes 23 seconds West 959.39 feet to a point on the
East line of aforesaid Bentley Oaks; thence on said East line, North 01 degrees 24 minutes 37
seconds West 45.00 feet to the point of beginning.
Revised: 2 9 7/11/12
Revised: 2 9 7/11/12
EXHIBIT B
HIGHPOINTE ON MERIDIAN
PLANNED UNIT DEVELOPMENT ORDINANCE
ORDINANCE Z-
Preservation /Conservation Area
Input:
Document 1 ID
interwovenSite /INDYWORKSITE /Indy/3763972/7
Description
#3763972v7 <Indy> PUD Ordinance Highpointe on
Meridian v7 2 -8 -12
Document 2 ID
interwovenSite /INDYWORKSITE /Indy/3763972/10
Description
#3763972v10 <Indy> PUD Ordinance Highpointe on
Meridian v10 7 -11 -12
Rendering set
standard
Statistics:
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119
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114
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0
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0
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0
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0
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233
Document comparison by Workshare Professional on Wednesday, July 11, 2012
3:12:22 PM
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