HomeMy WebLinkAboutPacket 09-18-12
Aramore
Submitted By: Pittman Partners, Inc
Submitted To: City of Carmel Plan Commission
September 18, 2012
Dear Members of the Plan Commission,
Enclosed in this binder you will find a copy of the amended Aramore PUD Ordinance
that was initially approved by a 7 -0 vote in August of 2006. That ordinance allowed for
condominiums and multi - family dwelling units to be constructed on the site we referred
to as Aramore. In 2009 we amended the PUD ordinance to also allow single family
homes as part of this development.
We come before you today to request the ability to amend the ordinance to allow a new
residential building type that we are referring to as a manor building. In addition to
revisions in the text of the document we have added Exhibits "J" and "K ", while revising
Exhibits "D ", "E" and "H ". We have also included examples of two -story townhomes
(Exhibit "B5 ") in addition to the previously approved three -story examples found in
Exhibit "B" of the original ordinance. We have reduced the square footage requirements
of the townhomes in moving from a three -story to a two -story version. We also adjusted
the square footage requirements of the courthomes to more adequately reflect the demand
in the current market.
Please retain these binders for future meetings I will provide supplements to them in
response to your comments. Once through with them I will be happy to accept them from
you for reuse in the future; the ultimate goal being the conservation of resources.
We look forward to hearing your comments and working with you on this request.
Sincerely,
Nick Churchill
Pittman Partners
P.O. Box 554 • Carmel, IN 46082
(317) 580 -9693 • (317) 580 -9786 Fax
SPONSOR: Councilor Snyder
ORDINANCE Z-527-09
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA ESTABLISHING
THE ARAMORE PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z-28
Carmel/Clay Zoning Ordinance), provides for the establishment
Development District in accordance with the requirements of I.C.
WHEREAS, the Carmel/Clay Plan Commission (the Commission) has
favorable recommendation to the ordinance set forth herein (the
the Aramore Planned Unit Development District (the District).
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City
Carmel, Indiana (the Council), that (i) pursuant to IC §36-7-4 et seq., it adopts this
Aramore Ordinance, as an amendment to the Carmel/Clay Zoning Ord
full force and effect from and after its passage, (ii) all prior ordinances or parts thereof
inconsistent with any provision of this Aramore Ordinance and it
(iii) all prior commitments and restrictions shall be null and void and replaced and superseded
this Aramore Ordinance, and (iv) this Aramore Ordinance shall be
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
of the Carmel/Clay Zoning Ordinance, is hereby changed to design
in Exhibit A (the Real Estate), as a Planned Unit Development District to
as Aramore.
Section 1.2 Development in the District shall be governed entirely by (i) t
provisions of this Ordinance and its exhibits, and (ii) those pr
Zoning Ordinance specifically referenced in this Ordinance. In t
between this Ordinance and the Carmel/Clay Zoning Ordinance or t
the provisions of this Ordinance shall apply.
Section 1.3 Any capitalized term not defined herein shall have the meaning
in the Carmel/Clay Zoning Ordinance in effect on the date of the
Ordinance.
Section 2 Permitted Primary Uses: Permitted uses are detached single family homes,
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
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
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
Estate. However, the development of any parcel shall conform to
Plans and Final Development Plans which are approved or amended
14.1 below, and all other applicable requirements contained in t
Section 6 Height, Area and Square Footage Requirements:
Section 6.1 Maximum Building Height: The maximum Building Height for
Townhomes is thirty-eight (38) feet. The maximum Building Height
thirty (30) feet. The applicable development and architectural standards for detached
single family homes are specified in Exhibit H (Site Requireme. The
applicable development and architectural standards for Manor Bui
Exhibit J (Manor Building Site Requirement Matrix).
Section 6.2 Minimum Building Set Back: The Minimum Set Back from any perimeter
boundary line of the Real Estate shall be not less than Ten (10)
Section 6.3 Minimum Building Separation. The minimum building distance between
Buildings, measured from the exterior face of the foundation, sh
Townhomes ,Courthomes and Manor Buildings.
Deleted:
and
Section 6.4 Minimum Square Footage. Minimum square footage for Townhomes,
Deleted:
Square Footage of Townhome
Floor Plans for Product Offerings shall
Courthomes and Detached Single Family Homes are outlined in Exhi
not be less than one thousand two
Requirement Matrix). Square footage requirements for Manor Build
hundred square feet. Square Footage of
Courthome Floor Plans for Product
Exhibit J (Manor Building Site Requirement Matrix).
Offerings shall not be less than two
thousand square feet.
Section 6.5 Maximum Parcel Coverage and Density:
A. Maximum Parcel Coverage shall be fifty percent (50%).
Deleted:
and
B. There shall be a maximum of one hundred thirty one (131) Town,
Deleted:
seven
seventy (70) Courthomes, one hundred seventy five (175) units in Manor
Deleted:
35
Buildings on approximately twenty-one and46/100 (21.46) acres. In no
Deleted:
27
case shall the overall density exceed 12 units per acre.
Deleted:
35
2
Section 6.6 Maximum Number of Buildings. There shall be no more than thirty (30)
Townhome Buildings, twenty-two (22) Courthome Buildings, and four (4) Manor
Deleted:
and
Buildings located upon the Real Estate.
Section 7. Architectural Design Requirements:
A. Suitability of building materials: A minimum of four (4) materials shall be used
for Building exteriors, from the following list: brick, cast st
Plank, stucco, glass, wood soffits, and vinyl windows and/or the
thereof for all of the foregoing. The use of wood and Hardi-Pla
to Trim and Siding. The applicable development and architectural
detached single family homes are specified in Exhibit H (Site
Matrix) and Exhibit I (Detached Single Family Homes Character. The
applicable development and architectural standards for Manor Bui
specified in Exhibit J (Manor Building Site Requirement Matrix
K (Manor Building Character Exhibit)
B. Roof design: All Townhome roofs, except for open porch roofs, shall have a
minimum slope of 12 horizontal to 6 vertical. All Courthome roofs, except for
open porch roofs, shall have a minimum slope of 12 horizontal to
C. Building rendering and elevations: Attached hereto and incorporated herein by
reference as Exhibit B and Exhibit C are a rendering and elevations, depicting
the character, building materials and architectural elements of the Townhomes
and Courthomes respectively, to be constructed upon the Real Est
Deleted:
D.Community mail box
structure: Attached hereto and
incorporated herein by reference as
Section 8 Landscaping Requirements:
Exhibit D.03 is a rendering of the
community mail box and master mailbox
plan as Exhibit D.01.
Section 8.1 Landscape Plan: The Landscape Plan shall consist of the landscape detail
depicted on the landscape plan which is attached hereto as Exhib (hereafter
Landscape Plan). Landscaping shall be installed per the Final
submitted with the Final Development Plan and will be in conform
26.04.06 of the Carmel Zoning Ordinance as it relates to Buffery
8.2 of this Ordinance.
Section 8.2 Landscaping Standards:
A. Materials: The use of native plantings and materials will be encouraged.
All plants proposed to be used in accordance with any landscapin
shall meet ANZI Z60-60.1-1996 and meet the following specificati
3
1.Shade trees: two and one-half inch (2½) caliper, a minimum
height of eight (8) feet, and a branching height of not less tha
third (1/3) nor more than one-half (1/2) of tree height.
2.Ornamental trees: one and one-half inch (1½) caliper a minimu
height of six (6) feet, and a branching height of not less than
third (1/3) nor more than one-half (½) of tree height.
3.Evergreen Trees: A minimum height of eight (8) feet.
4.Deciduous Shrubs: A minimum height of twenty-four (24) inches,
and no less than six (6) main branches upon planting.
5.Evergreen Shrubs: A minimum height and spread of twenty-four
(24) inches.
Section 8.3 Landscaping Installation and Maintenance:
A. Maintenance: It shall be the responsibility of the owners and their agents
to insure proper maintenance of project landscaping, bioswales a
areas approved in accordance with this Ordinance. This is to in
is not limited to, irrigation and mulching of planting areas, re
diseased, or overgrown plantings with identical varieties or a s
substitute, and keeping the area free of refuse, debris, rank ve
weeds.
Section 8.4 Bufferyards/Tree Preservation:
A. Tree Preservation will be implemented where possible but in t
tree preservation is not successful, landscape material will be installed
consistent with the Bufferyard Requirements Section 26.04.06 tha
consist of 3 shade trees, 4 ornamental trees and 21 shrubs or ornamental
grasses per 100 linear feet.
Section 9 Lighting Requirements and Park Benches:
Section 9.1.
A. Front of Townhome lighting:
1. Each Townhome having a covered porch at the front entrance sh
have one (1) downcast light fixture hanging from the ceiling of
covered porch.
2. Each Townhome which does not have a covered porch at the front
entrance shall have two (2) downcast light fixtures mounted on
either side of the front door.
B. Rear of Townhome lighting: Each Townhome shall have one (1) exterior
grade downcast coach light mounted on either side of the overhea
door, each one activated by a dusk-to-dawn sensor.
4
C. Courthome lighting: Each Courthome shall have a minimum of one (1)
downcast light fixture at each entry door and shall have two (2)
grade downcast coach lights mounted on either side of the overhe
garage door, each one activated by a dusk-to-dawn sensor.
Deleted:
D.Street Lighting: Attached
hereto and incorporated herein by
reference as Exhibit D.02 is a picture of
Section 10 Signs
the community street lighting fixtures and
master street lighting plan as Exhibit
D.01. All street lighting shall be
Section 10.1. Ground Signs and Entry Wall.
downcast fixtures/90 degree cut off. ¶
¶
<#>Park Benches: Attached hereto and
A. Type: One (1) Ground/Entryway Sign shall be permitted near each
incorporated herein by reference as
Courtyard Bench Exhibit G is a picture
entrance to the development, as is depicted conceptually on Exhibit F,
of the community park bench and master
which is attached hereto and incorporated herein by reference.
community bench plan as Exhibit D.01.
B. Maximum Sign Area: Thirty six (36) square feet each.
C. Illumination of Sign: External.
D. Sign Permit: Required.
E. Fees: Required.
Section 11 Parking
Section 11.1 Parking:The overall parking ratio shall not be less than two (2) spaces
Deleted:
Each Townhome shall contain
a two (2) car garage and each Courthome
unit. Surface parking spaces, parking spaces inside garages and
shall have a two car garage, in addition,
immediately adjacent to garages shall count toward this requirem
there shall be not less than seventy (70)
external parking spaces.
Section 12 Mechanical Equipment
Section 12.1
Mechanical Equipment: Any mechanical equipment visible from an
adjoining street or highway shall be screened with suitable fenc
general be architecturally compatible with the building(s) with
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 pro
Real Estate, including provisions for an initiation fee, a budge
general reserves, the use of the Real Estate, and improvement ap
initial construction. The Declaration of Covenants will also pr
of a Homeowners Association in which membership shall be mandato
Section 14. Approval Process:
5
Section 14.1. Approval or Denial of the Primary Plat/Development Plan.
A. Exhibit E, which is attached hereto and incorporated herein by
reference, shall serve as the Conceptual Plan (the CP). The CP
constitutes the Development Plan and is the primary plat for the
Estate. The architecture, design, lighting and landscaping for
Estate and the improvements thereon, considered in connection wi
Ordinance, will require further (i) ADLS approval for all uses e
detached single family homes, or (ii) Final Development Plan app
the procedure set forth below in this Section 14. If there is a
Alteration in the approved ADLS and Development Plan/primary pla
review and approval of the amended plans shall be made by the
Commission, or a Committee thereof, pursuant to the Commissions
of procedure. Minor Alterations and Material Alterations may be
approved by the Director.
B. The Director shall have the sole and exclusive authority to approve
without conditions, approve with conditions, or disapprove the F
Development Plans/Secondary Plats (collectively, the FDP) for
Aramore; provided, however, that the Director shall not unreason
withhold or delay the Directors approval of the FDP that is in
conformance with the CP and is in conformance with the Developme
Requirements of this Ordinance. If the Director disapproves any
Director shall set forth in writing the basis for the disapprova
schedule the request for approval of the FDP for a hearing befor
Plan Commission.
C. An amendment to the FDP, which is not determined by the Direc
a substantial or material alteration from the approved CP, may b
reviewed and approved solely by the Director. However, in the e
Director determines that there has been a Substantial Alteration
Material Alteration between the approved CP and any proposed FDP
Director may, at the Directors discretion, refer the amended FD
Commission, or a Committee thereof, for review and approval by t
Commission and/or a Committee thereof.
D. The FDP shall be a specific plan for the development of all o
the real estate that is submitted for approval to the Director,
include reasonable detail regarding the facility and structures
constructed, as well as drainage, erosion control, utilities, an
information.
Section 15 Definitions and Rules of Construction:
Section 15.1 General Rules of Construction. The following general rules of construction
6
and definitions shall apply to the regulations of this Ordinance
A. The singular number includes the plural and the plural the si
the context clearly indicates the contrary.
B. Words used in the present tense include the past and future t
future the present.
C. The word shall is a mandatory requirement. The word may
permissive requirement. The word should is a preferred 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 occupan
which may include an Amenity Center.
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 t
use which may include accessory dwellings.
C. Amenity Center: A structure used as a common community gathering
area.
D. Building Height: The vertical distance when measuring from the first
finished floor elevation to the mean height between eaves and ri
E. City: The City of Carmel, Indiana.
F. Commission: The Carmel/Clay Plan Commission.
G. Conceptual Plan. A general plan for the development of the Real Estate
that is submitted for approval showing proposed facilities, buil
structures. This plan generally shows landscape areas, parking
access, drainage features, and building locations.
H. Condominiums: A residential living unit or units as defined in and
governed by the Indiana Code, Sections 32-25-1 to 32-25-9-2, inc
I. Council: The City Council of the City of Carmel, Indiana.
J. County: Hamilton County, Indiana.
K. Declaration of Covenants: A Declaration of Covenants, Conditions and
Restrictions for the Real Estate which shall be recorded in the
Recorder of Hamilton County, Indiana, and which may, from time t
7
be amended.
L. Detached Single Family Home: Dwellings complying with the standards
specified in Exhibits H and I.
M. Developer: Pittman Partners, Inc. and its successors and assigns or any
person and/or entity engaged in development of one or more phase
sections of the development.
N. Development Requirements: Development standards and any
requirements specified in this Ordinance which must be satisfied
connection with the approval of a Final Development Plan.
O. Director: Director, or Administrator, of the Department of Community
Services for the City of Carmel, Indiana. Director and Admini
shall include his/her authorized representatives.
P. Final Development Plan. A specific plan for the development of the Real
Estate that is submitted for approval showing proposed facilitie
buildings, and structures. This plan review includes general la
parking, drainage, erosion control, signage, lighting, screening
building information for the site.
Q.Manor Building. A structure containing attached residential units.
Formatted: Underline
R. Material Alteration: Any change to an approved plan of any type that
involves the substitution of one material, species, element, etc
S. Minor Alteration: Any change to an approved plan of any type that
Deleted:
R
involves the revision of less than ten percent (10%) of the plan
or approved materials and can not include a change in architectu
requirements, decrease in open space or amenities, elimination o
plantings, or the addition of living units.
T. Parcel Coverage: The total ground area, within the Real Estate, covered
Deleted:
S
by buildings and accessory structures which are greater than eig
inches above grade level, excluding fences and walls not attache
way to a roof, divided by the total horizontal area within the R
boundaries.
U. Real Estate: The Real Estate shall mean and refer to all of the Real Estate
Deleted:
T
described in Exhibit A.
V. Right-of-Way: An area of land permanently dedicated to provide light, air
Deleted:
U
and access.
W. Set Back: The least measured distance between a building or structure,
Deleted:
V
8
excluding, however, porches, patios, and the perimeter boundary
Real Estate. For purposes of determining Set Back, the perimete
boundary of the Real Estate (i) shall always mean and refer to t
perimeter boundary line of the Real Estate and (ii) shall not be
reduced by reason of the platting or subdivision of the Real Est
smaller parcels.
X
. Sign: Any type of sign as further defined and regulated by this Ord
Deleted:
W
and the Sign Ordinance for Carmel-Clay Township, Ordinance Z-196
amended.
Y. Substantial Alteration: Any change to an approved plan of any type that
Deleted:
X
involves the revision of ten percent (10%) or more of the plans
or approved materials.
Z. Townhome: An attached townhome intended for occupancy by a single
Deleted:
Y
family.
AA. Townhome Building: A structure containing Townhomes.
Deleted:
Z
BB. Courthome: An attached residential unit intended for occupancy by a
Deleted:
AA
single family.
Deleted:
condominium
CC. Courthome Building: A structure containing Courthomes.
Deleted:
BB
DD. Trim: Soffits, architraves, wood reveals, and casement around door
Deleted:
CC
windows.
Section 16. Violations. All violations of this Ordinance shall be subject to Section
of the Carmel/Clay Zoning Ordinance.
by the Common Council of the City of Carmel, Indiana this _____
PASSED
______________________, 2012, by a vote of _______ ayes and ________ nays.
Deleted:
2009
9
COMMON COUNCIL FOR THE CITY OF CARMEL
___________________________________ ___________________________
Presiding Officer Kevin D. Rider
Deleted:
Joseph C. Griffiths
___________________________________ ___________________________
Richard L. Sharp, President Pro Tempore Carol Schleif
Deleted:
W. Eric Seidensticker
Deleted:
Kevin Rider
___________________________________ ___________________________
Ronald E. Carter W. Eric Seidensticker
Deleted:
John V. Accetturo
Deleted:
Richard L. Sharp
___________________________________ ___________________________
Sue Finkam Luci Snyder
Deleted:
Ronald E. Carter
ATTEST:
__________________________________
Diana L. Cordray, IAMC, Clerk-Treasurer
Presented by me to the Mayor of the City of Carmel, Indiana thi
_________________________ 2012
, at _______ __.M.
Deleted:
2009
____________________________________
Diana L. Cordray, IAMC, Clerk-Treasurer
Approved by me, Mayor of the City of Carmel, Indiana, this ____
________________________ 2012, at _______ __.M.
Deleted:
2009
____________________________________
James Brainard, Mayor
ATTEST:
___________________________________
Diana L. Cordray, IAMC, Clerk-Treasurer
This Instrument prepared by: Steve Pittman, Pittman Partners, In
10
EXHIBIT A
Legal Description
A part of the Northwest Quarter of the Southwest Quarter of Sect
Township 17 North, Range 4 East, located in Clay Township, Hamil
Indiana, being a portion of the lands of Pittman Partners Inc.,
No. 2007-20186 (this and all documents referred to herein are re
Office of the Recorder of Hamilton County, Indiana) as shown on
Schneider Corporation, recorded as Instrument No. 2010007044, be
particularly described as follows:
Beginning at a stone marking the Southeast comer of said quarter
section and the Southeast corner of said Pittman Partners Inc pr
along the South line of said property, North 89°30'24" West 1275
East right-of-way line of Westfield Boulevard; thence along said
following three (3) courses: 1) North 00°09'06" East, 323.07 fee
89°31'11" East, 5.00 feet, 3) North 00°09'06" East, 597.10 feet
of said Pittman Partners Inc. property; thence along the north l
property the following five (5) courses; 1) South 89°50'54" East
South 00°09'06" West, 54.22 feet, 3) South 89°47'07" East, 124.2
South 00°09'06" West, 221.91 feet, 5) South 89°31'11" East, 843.
Northeast most corner of said property; thence South 00°20'55" W
feet to the Point of Beginning, containing 21.46 acres, more or
Exhibit
B5
TownhomeBuildings
Exhibit
I
Detached Single Family Dwellings