HomeMy WebLinkAboutPacket 10-02-12 Pittman Partners 0
October 2, 2012
ARAMORE — SUBDIVISION REVIEW COMMITTEE
Issues to Discuss
a. Review PUD Modifications
b. Pedestrian/ Bicycle Crossing— Petitioner will provide signage and pavement markings
to show pedestrian crosswalk over Westfield Blvd for the
Lenape Trace / Monon Trail Spur extension. Pls see
attached site plan.
c. Traffic Study— A&F Engineering and Petitioner met w Engineering Dept
and it was decided that A&F would place a counter on
Westfield Blvd. It was determined that Westfield Blvd
was operating at 44% of capacity and that the majority of
traffic would utilize Westfield Blvd w 15% to 20% of
traffic using Maple. Some going north and some going
south. Pls see attached letter.
d. Traffic and Cut Throughs - Pls see attached letter from A&F Engineering.
e. Connection to Maple - Pls see attached letter from A&F Engineering along w
Page 103 of Carmel Comp Plan showing subarea plan.
f. Sidewalks on Maple Dr. - Pls see page 100 of Carmel Comp Plan discussing
Sidewalks and Paths.
g. Density - Reducing density from what is currently allowed. Pls see
attached spreadsheet.
h. Effect on Schools - Reducing impact on Schools from what is already
allowed.
P.O. Box 554•Carmel, IN 46082
(317)580-9693 •(317)580-9786 Fax
ilec'id 16 -2 -1 2_
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-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"Ordinance")which establishes
the Aramore 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
Aramore 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inconsistent with any provision of this Aramore Ordinance and its exhibits are hereby repealed,
(iii)all prior commitments and restrictions shall be null and void and replaced and superseded by
this Aramore Ordinance, and (iv)this Aramore 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 Cannel 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 Aramore.
Section 1.2 Development in the District shall be governed entirely by (i)the
provisions of this Ordinance and its exhibits, and(ii)those provisions of the Carmel/Clay
Zoning Ordinance specifically referenced in this Ordinance. In the event of a conflict
between this Ordinance and the Cannel/Clay Zoning Ordinance or the Sign Ordinance,
the provisions of this Ordinance shall apply.
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
Ordinance.
Section 2 Permitted Primary Uses: Permitted uses are detached single family homes,
condominiums and/or multi-family dwelling units.
`e�cr -
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 stone, stone, Hardi-
Plank, stucco, glass, wood soffits, and vinyl windows and/or the equivalents
thereof for all of the foregoing. The use of wood and Hardi-Plank shall be limited
to Trim and Siding. The applicable development and architectural standards for
detached single family homes are specified in Exhibit "H" (Site Requirement
Matrix)and Exhibit "I"(Detached Single Family Homes Character Exhibit). The
applicable development and architectural standards for Manor Buildings are
specified in Exhibit "J" (Manor Building Site Requirement Matrix) and Exhibit
"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 4 vertical.
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 Estate.
Deleted:D..Community mail box
structur e Attached hereto and
mcorporated 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"DM 1"
Section 8.1 Landscape 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 Final Landscape Plan
submitted with the Final Development Plan and will be in conformance with Chapter
26.04.06 of the Carmel Zoning Ordinance as it relates to Bufferyards as well as Section
8.2 of this Ordinance.
Section 8.2 Landscaping Standards:
A. Materials: Ihe use of nati e plantines and matenals kill be encouraed.
All plants proposed to be used in accordance with any landscaping plan
shall meet ANZI Z60-60.1-1996 and meet the following specifications:
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1. Shade trees: two and one-half inch (21/2") caliper, a minimum
height of eight(8)feet,and a branching height of not less than one-
third(1/3)nor more than one-half(1/2)of tree height.
2. Ornamental trees: one and one-half inch(Ph")caliper a minimum
height of six(6) feet, and a branching height of not less than one-
third(1/3)nor more than one-half('/z)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 and lake
areas approved in accordance with this 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 Bufferyards/Tree Preservation:
A. Tree Preservation will be implemented where possible but in the event that
tree preservation is not successful,landscape material will be installed
consistent with the Bufferyard Requirements Section 26.04.06 that will
consist of 3 shade trees,4 ornamental trees and 21 shrubs or ornamental
sasses 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 shall
have one(1) downcast light fixture hanging from the ceiling of the
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) extenor
grade downcast coach light mounted on either side of the overhead garage
door,each one activated by a dusk-to-dawn sensor.
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C. Courthome lighting: Each Courthome shall have a minimum of one (1)
downcast light fixture at each entry door and shall have two (2) exterior
grade downcast coach lights mounted on either side of the overhead
garage door,each one activated by a dusk-to-dawn sensor.
Deleted:D..Street Lighting: Attached
I hereto and incorporated herein by
reference as Exhibit"D 02"is a picture of
Section 10 Signs the community street lig sing fixtures and
master street hghting plan as Exhibit
"D Ol" All street lightmg shall be
Section 10.1. Ground Signs and Entry Wall. downcast fixtures/90 degree cut off.1
<#>Park Benches: Attached hereto and
A. Type: One (1) Ground/Entryway Sign shall be permitted near each incorporated herein by reference as
entrance to the development, as is depicted conceptually on Exhibit "F", Courtyard Bench Exhibit"c"is a mare
of the community park bench and master
which is attached hereto and incorporated herein by reference. community bench plan as Exhibit 13.01".
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 per Deleted:Each Townhome shall contain
'
unit Surface parking spaces, parking spaces inside garages and spaces outside and a allhavcatwocarandeachCourthome
shall have a two car garage,in addition,
immediately adjacent to garages shall count toward this requirement. Any place a there shall benot less than seventy(70)
dnveway is leading up to a private garage the driveway length will be a minimum of (external parkngspaces
twenty(20')feet / 2 cloy, p 0. -t OL (2�� Formatted: Font: Not Bold
Section 12 Mechanical Equipment ... �1�- `91f °'e 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 Homeowners Association in which membership shall be mandatory.
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Section 14. Approval Process:
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 Real
Estate. The architecture, design, lighting and landscaping for the Real
Estate and the improvements thereon, considered in connection with the
Ordinance, will require further (i) ADLS approval for all uses except
detached single family homes,or(ii)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.
B. The Director shall have the sole and exclusive authority to approve
without conditions, approve with conditions, or disapprove the Final
Development Plans/Secondary Plats (collectively, the "FDP") for
Aramore; 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 Ordinance. If the Director disapproves any FDP,the
Director shall set forth in writing the basis for the disapproval and
schedule the request for approval of the FDP for a hearing before the full
Plan Commission.
C. An amendment to the FDP, which is not determined by the Director to be
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
Commission, or a Committee thereof, for review and approval by the
Commission and/or a Committee thereof.
D. 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:
6
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 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 occupancy
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 to the main
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 ridges.
E. City: The City of Cannel,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,buildings,and
structures. This plan generally shows landscape areas,parking areas,site
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,inclusive.
I. Council: The City Council of the City of Cannel,Indiana.
J. County:Hamilton County,Indiana.
K. Declaration of Covenants: A Declaration of Covenants,Conditions and
7
Restrictions for the Real Estate which shall be recorded in the office of the
Recorder of Hamilton County,Indiana,and which may,from time to time,
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 phases and/or
sections of the development.
N. Development Requirements: Development standards and any
requirements specified in this Ordinance which must be satisfied in
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"Administrator"
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 facilities,
buildings,and structures. This plan review includes general landscaping,
parking,drainage,erosion control,signage,lighting,screening and
building information for the site.
Q. Manor Buildings. A structure containing attached residential units. (Formatted: Underline
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 (Deleted:R
involves the revision of less than ten percent(10%)of the plan's total area
or approved materials and can not include a change in architectural
requirements,decrease in open space or amenities,elimination of required
plantings,or the addition of living units.
I. Parcel Coverage: The total ground area,within the Real Estate,covered Deleted:S
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.
tl. 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.
8
W. Set Back: The least measured distance between a building or structure, Deleted:v J
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
reduced by reason of the platting or subdivision of the Real Estate into
smaller parcels.
�Y. Sign: Any type of sign as further defined and regulated by this Ordinance Deleted:W
and the Sign Ordinance for Cannel-Clay Township,Ordinance Z-196,as
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 plan's total area
or approved materials.
, . 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 attachediesidential unit intended for occupancy by a Deleted:AA
single family. i_Deleted:condominium
CC. Courthome Building: A structure containing Courthomes. (Deleted:BB
,DD. Trim: Soffits,arc hitraves,wood reveals,and casement around doors and (Deleted:cc
windows.
Section 16. Violations. All violations of this Ordinance shall be subject to Section 34.0
of the Carmel/Clay Zoning Ordinance.
PASSED by the Common Council of the City of Carmel, Indiana this day of
,1012,by a vote of ayes and nays. Deleted:2009
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*A&F ENGINEERING
Transportation & Site Engineering
Creating Order Since 1966
WILLIAM J. FEHRIBACH, P E.
OF COUNCIL
STEVEN J. FEHRIBACH, P.E.
PRESIDENT
JOSEPH T RENGEL, P.E.
VICE PRESIDENT
R. MATTHEW BROWN, P.E.
VICE PRESIDENT
RICHARD J KELLY, P.E.
VICE PRESIDENT
TRANSPORTATION ENGINEERING STUDIES • TRAFFIC IMPACT ANALYSES
STREET DESIGN • HIGHWAY DESIGN • TRAFFIC ENGINEERING
PARKING LOT DESIGN • TRANSPORTATION PLANNING STUDIES
CONSTRUCTION OBSERVATION • SITE ENGINEERING
REGISTRATION
INDIANA
ILLINOIS
IOWA
KENTUCKY
MICHIGAN
OHIO
MISSOURI
FLORIDA
MEMORANDUM
DATE: 9/26/12
TO: Steve Pittman
Pittman Partners
FROM: R. Matt Brown, PE, PTOE
A &F Engineering Co., LLC
RE: Aramore Project — Westfield Blvd, Carmel
A &F Engineering has conducted a cursory site plan review and analysis for the proposed Aramore
project as it relates to future traffic impacts within the near -by area. This review included the
collection of existing traffic data along Westfield Boulevard, estimates of traffic that will be
generated by the proposed Aramore project and the impacts of this traffic on Westfield Boulevard
and Maple Lane.
The following summarizes the results of the review and analysis:
• Based on existing daily commuter patterns and the characteristics of the proposed and use,
it is anticipated that approximately 15% to 20% of all traffic generated by the proposed
development will utilize Maple Dnve.
• Current traffic count data and analysis shows that Westfield Boulevard operates with a
volume to capacity (v /c) ratio of 0.44 during the weekday peak hour. A v/c of 1.0 represents
a roadway that is at capacity and theoretically would not be able to accommodate additional
traffic. The current conditions (0.44) indicate that the roadway is at 44% capacity. Traffic
projections show that when the traffic from the proposed Aramore project is added the v/c
will only slightly increase to 0.50 (50% capacity) during the peak hour.
8365 KEYSTONE CROSSING, SUITE 201 — INDIANAPOLIS, INDIANA 46240
TELEPHONE (31 7) 202-0864 — FACISMILE (31 7) 202 -0908
• The proposed access drive design along Westfield Boulevard and the proposed addition of a
southbound left -turn lane along Westfield Boulevard at the proposed access drive will
provide for safe and efficient movements to /from the site.
As summarized above, based on the existing traffic data and the traffic projections for the proposed
development, the Aramore project will not have a significant traffic impact on the local area
roadway network.
If you have any questions regarding the information in this memorandum please feel free to contact
me.
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aN
PART 5: CRITICAL CORRIDORS AND SUBAREAS
96T11 STREET AND WESTFIELD
BOULEVARD SUBAREA
Description
The 96th Street and Westfield Boulevard area has been
identified as a critical subarea because it:
• Is surrounded on three sides by major corridors: Westfield
Boulevard, 96th Street, and Keystone Parkway;
• Has stable neighborhoods that have been impacted by the
evolution of transportation facilities;
• Will likely be impacted by office /commercial
development of the land south of 96th Street controlled by
Indianapolis;
• Periodically experiences redevelopment pressure from the
private sector;
• Has areas that are not well drained; and
• Has limited bicycle and pedestrian connections to
regional amenities.
In recent years a new roundabout at 96th Street and Westfield
Boulevard was installed, a residential redevelopment project
was approved at 99th Street and Westfield Boulevard, and
the City of Carmel began reconstructing Keystone Parkway
into a grade- separated corridor.
In upcoming years, I -465 is planned to be reconstructed,
including the interchange with Keystone Parkway. The
intersection of Keystone Parkway and 96th Street is being
planned for grade separation and the Westfield Boulevard
bridge over I -465 is slated to be reconstructed. Also, 96th
Street is expected to be widened into a Primary Arterial
between Keystone Parkway and Haverstick Road, and to a
Primary Parkway between Haverstick Road and Westfield
Boulevard. Therefore, in the future, 96th Street will be
configured with a green median from Haverstick Road to
Westfield Boulevard; potentially with one "intersection" in
that segment for the undeveloped land south of the corridor
to have access to 96th Street.
Critical Area Boundaries
The 96th Street and Westfield Boulevard boundaries are
depicted on the Orientation Map on page 103.
Strategy
Connection between Pennsylvania Parkway and 96th Street: The
City of Cannel will work to connect Pennsylvania Parkway
to the roundabout at 96th Street and Westfield Boulevard.
This connection is considered an essential connection,
especially as U.S. 31 is upgraded to a freeway configuration.
Install Side Paths: There is an ever - increasing demand for
bicycle and pedestrian facilities in Carmel. Side paths along
the west side of Keystone Parkway, the north and south sides
of 99th Street, the north and south sides of 96th Street, and
extensions of existing side paths along Westfield Boulevard
to the north and south are critical pieces to add connectivity
100 I CITY OF CARMEL, INDIANA
1
to the region; and especially for recreation. Along 99th
Street, a sidewalk is preferred on the south side because it
has a narrower width and greater design flexibility to avoid
and preserve mature trees.
Side paths connecting the Chesterton Neighborhood to
Westfield Boulevard and Maple Drive from 99th to 96th
Streets will add important connections. Also, a side
path along the east side of Haverstick Road will enhance
pedestrian safety and provide another vital pedestrian link
north and south.
Mitigate Light Trespass and Glare: Strictly regulate on -site
lighting of any new development adjacent to stable neigh-
borhoods to prevent light trespass and glare.
Preserve and Install Tree Canopy: The 96th Street and Westfield
Boulevard Subarea has a significant and well established
tree canopy. The character of this subarea is anchored by the
presence of many mature trees. Carmel will utilize its zon-
ing regulations and processes to reasonably protect existing
tree canopy in the subarea. It will also require installation
of new canopy trees along public streets including Keystone
Parkway, when appropriate, to maintain the "green corridor"
aesthetic which exists in areas north along Keystone Parkway.
Soften Impacts from Major Corridors: As the 96th Street, West-
field Boulevard, and Keystone Parkway corridors evolve,
attention should be given to soften impacts to adjacent residen-
tial areas from future increases in traffic, widening of roads,
and new turning limitations at intersections. Specifically, future
roadway improvements should be context sensitive in their
design and improve the ability for residents and businesses to
gain access to the major corridors during peak hours.
Buffer Stable Neighborhoods from Redevelopment: Require per-
manent and effective buffering to be installed between stable
neighborhoods and areas that redevelop. Trees, landscaping,
decorative masonry walls (i.e. brick or stone, not wood), and
earthen berms should be considered, but the preservation
of residential dwellings within stable areas should also be a
factor.
Protect 99th Street and Haverstick Road as Residential- Character
Collector Streets: Assure that 99th Street and Haverstick Road
remain collector streets with residential character. Aside
from pedestrian facilities along Haverstick Road and 99th
Street, these streets generally remain the same.
Stabilize Hamilton Heights and Forest Glen Subdivisions: As
residential properties in close proximity to 96th Street rede-
velop, sever Kittrell Drive, Lincoln Boulevard, and Maple
Drive and terminate each in a cul -de -sac at the expense
of the commercial redevelopment. Also, link 98th Street
between Kittrell Drive and Lincoln Boulevard to allow
properties along Lincoln Boulevard and Maple Drive to have
access to Westfield Boulevard. This change would result in
the remaining homes being located on local streets and an
increased degree of neighborhood stability.
PART 5: CRITICAL CORRIDORS AND SUBAREAS
Add Street Lights and Sidewalks: Because much of this
subarea was platted prior to subdivision regulations that
required proper infrastructure, many of the neighborhoods
do not have sufficient sidewalks, street lighting, or drain-
age facilities. The City of Carmel will utilize its existing
programs for public and private investment in such public
infrastructure.
Improve Surface Drainage: As new development has occurred
in the region, and as roads have been improved, local
residents believe issues with storm water have gotten worse.
The City should continue to study and help resolve these
drainage issues, thus helping to reduce basement flooding
and similar problems that can destabilize neighborhoods.
Connect Maple Street to 99th Street: As a part of a recent
approval for a residential PUD, the developer committed to
extending Maple Street from 98th Street to 99th Street. This
link is considered important for emergency services to gain
access to residential structures from multiple directions.
Allow Employment Centers along 96th Street: Allow private
sector driven redevelopment (i.e. private negotiation and
willingness to sell) along the north side of the 96th Street
corridor between Keystone Parkway and Westfield Boule-
vard. Redevelopment projects should result in employment
centers (e.g. general office, medical office, or service busi-
ness). Neighborhood serving commercial (e.g. small scale
dry cleaners. cafe, or convenience store) will be considered
if it fits the context. Generally, the footprint of new build-
ings associated with redevelopment should be limited to the
areas shown on the map and labeled "1 to 2 Story Employ-
ment Center" on page 103. See the conceptual cross section
drawings below.
1
Transition Area: The area designated as "Transition" on
the 96th Street and Westfield Boulevard Subarea Map,
on page 103, may be utilized for non - building features
associated with commercial redevelopment (e.g. storm water
management or parking), or may be used for medium to
high density single - family dwellings; either of which would
still necessitate buffering to minimize impacts to stable
neighborhoods as described herein.
Growth Management: Redevelopment along 96th Street should
only be permitted when it is contiguous to existing com-
mercial uses and when lots have been assembled into large
enough parcels for the commercial development to be master
planned with organized parking areas, linkages between
parking areas, effective buffers, landscaping and pedestrian
facilities.
Utilize Transitional Land Uses and Form to Soften Impacts of
Potentially Large -scale Office Development South of 96th Street: As
the area south of 96th Street evolves into office and commer-
cial centers (Indianapolis' jurisdiction), transitional uses and
smaller scale buildings should be used along the north side
of 96th Street to buffer stable neighborhoods to the north.
Similar to landscaping, moderate intensity land uses can
also be used for buffering. These buffering land uses would
be limited to one to two stories in height and would be
required to utilize facades and roof designs that are similar
to or complementary with residential development (e.g.
brick facades, pitched roofs, and dormers). Further, heavily
landscaped parking areas should be required.
Conceptual
Cross Section Near Kittr¢II drive (facing West)
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CARMEL CLAY COMPREHENSIVE PLAN
101
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PART 5: CRITICAL CORRIDORS AND SUBAREAS
Reduce Curb Cuts along 96th Street: As areas along 96th Street
redevelop, require significant reduction in the number
of curb cuts. Also control where development south of
96th Street gains access to 96th Street. Street access from
the north and south should align with one another when
possible.
Maintain Westfield Boulevard as a Residential Corridor: Westfield
Boulevard between 96th Street and 99th Street will be
maintained as a residential corridor. The City of Carmel will
consider redevelopment along the east side of the corridor
when proposals are for high density single - family detached
dwellings or moderate density townhouses or apartments
that complement the area. Specifically, the cluster of proper-
ties on the southeast corner of 99th Street and Westfield
Boulevard and the properties between Kittrell and Westfield
Boulevard would be areas for redevelopment consideration.
Design Guidelines
• Protect and enhance existing tree canopy.
• Establish safe means for bicyclists and pedestrians to
travel outside of and around the subarea, especially
to 116th Street, Central Park, Marion County, and
employment centers to the west.
• Protect existing residential neighborhoods from light
pollution by strictly requiring cut -off light fixtures and
other lighting standard.
• Evaluate the most effective and beneficial buffering
system to mitigate potential impacts to stable
neighborhoods on a case -by -case basis. Utilize buffering
systems that are aesthetically pleasing, comforting, and
natural in character. Also consider buffer designs that do
not consume large areas which necessitate the demolition
of additional residential structures.
• When redevelopment occurs, require small -scale office
buildings which complement the building mass of
residential properties. Require new office buildings to be
constructed in close proximity to the right of way with
parking areas predominantly in the side and rear yards.
• If neighborhood serving commercial development is
allowed, it should be designed carefully to fit the local
character and should have pedestrian connectivity to the
neighborhoods.
102 CITY OF CARMEL, INDIANA
Two -story office structures, like the one pictured above, would be
fitting along 96th Street between Haverstick Road and Westfield
Boulevard.
Parking should be primarily located in side yards or rear yards
and the buildings should be pulled forward toward the street. Also
pedestrian facilities should be installed along the frontage.
High quality townhouses would be appropriate residential
redevelopment along Westfield Boulevard.
A limited amount of small- scale, neighborhood serving commercial
may be appropriate when supported by local residents.
ARAMORE PUD
OLD PUD VS NEW PUD COMPARISON
September 1, 2012
# OF UNITS
APPROXIMATE SQUARE FOOTAGE
APPROXIMATE # OF BEDROOMS
OLD
201
375,800
603
NEW
250
263,000
405
BUILDING HEIGHT
Townhome 38 38
Courthome 30 30
Cottage Home 35 35
Manor Home NA 38
APPROXIMATE SITE COVERAGE 62% 45%
Proposed # of Buildings 46 14
AMENITY PACKAGE
Fitness Center No Yes
Pool No Yes
Coffee Bar No Yes
Monon Trail Extension Yes Yes
Business Meeting Area /Wifi No Yes
Outdoor Cooking Area /Grills No Yes
RENTAL ALLOWED YES YES
REAR YARD SETBACK 10' 10' *
*Setback has remained unchanged, however, concept plan shows setbacks from 50'
to over 100'.
* *Landscaping Standards Remain Unchanged