HomeMy WebLinkAboutPacket TAC 08-15-12 PlanlanPartnerS 6
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Dear Technical Advisory Committee Member,
Enclosed is the TAC packet for the text amendment to the Aramore PUD Ordinance Z-527-09.
We are primarily seeking an additional form of residential building type and we are limiting our
density to no more than 12 units per acre. Please contact me if you have any further questions.
Sin, ere ,
4 ,
Nick iiurchill
Pittman Partners _
(317) 573-6692 : ` M1 -
nick@pittmanpartners.com v; " =
`' AUG -7 2012 u
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P.O. Box 554•Carmel, IN 46082
(317)580-9693 •(317)580-9786 Fax
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AUG_,201?. .
iiramore
Submitted By: Pittman Partners,Inc
Submitted To: City of Carmel Plan Commission
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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inconsistent with any provision of this Aramore Ordinance and its exhibits are hereby repealed,
(iii)all prior commitments and restrictions shall be null and void and replaced and superseded by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 Carmel and Clay Township,a part
of the Carmel/Clay Zoning Ordinance, is hereby changed to designate the land described
in Exhibit"A" (the"Real Estate"), as a Planned Unit Development District to be known
as 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 Carmel/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.
Section 3 Accessory Buildings and Uses: All Accessory Structures and Accessory Uses
shall be permitted except that any detached accessory building shown in any development plan
shall have on all sides the same architectural features or shall be architecturally compatible with
the principal building(s)with which it is associated.
Section 4 Communication Equipment. Cell towers shall not be permitted. Home satellite
dishes shall be permitted.
Section 5 Platting: The platting of the Real Estate into smaller tracts shall be permitted,so
long as the proposed plat complies with the area requirements set forth below in Section 6, and
the creation of a new property line within the Real Estate shall not impose or establish new
development standards beyond those specified below in Section 6 for the entirety of the Real
Estate. However, the development of any parcel shall conform to all Preliminary Development
Plans and Final Development Plans which are approved or amended per the terms of Section
14.1 below,and all other applicable requirements contained in this Ordinance.
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 for Courthomes is
thirty (30) feet. The applicable development and architectural standards for detached
single family homes are specified in Exhibit "H" (Site Requirement Matrix). The
applicable development and architectural standards for Manor Buildings are specified in
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)feet.
Section 6.3 Minimum Building Separation. The minimum building distance between
Buildings, measured from the exterior face of the foundation, shall be Ten(10) feet for
Townhomes and Courthomes.
Section 6.4 Minimum Square Footage. ,Minimum square footage for Townhomes, Deleted:Square Footage of Townhome
Courthomes and Detached Single Family Homes are outlined in Exhibit "H" (Site not be less thanonet thousand two
not be less than one thousand two
Requirement Matrix). hundred square feet Square Footage of
Courthome Floor Plans for Product
Offenngs shall not be less than two
Section 6.5 Maximum Parcel Coverage and Density: thousand square feet
A. Maximum Parcel Coverage shall be fifty percent(50%).
B. There shall be a maximum of one hundred thirty one (131) Townhomes,
,seventy (70) Courthomes, one hundred sixty two (162) units in Manor {Deleted:and
Buildings on approximately twenty-pne and 46/100 QM acres. In no Deleted:seven
case shall the overall density exceed 12 units per acre. (j5 1.5 Deleted:35
u 013c S Deleted:27
t Deleted:35
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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.
D. Community mail box structure: Attached hereto and incorporated herein by
reference as Exhibit"D.03"is a rendering of the community mail box and master
mailbox plan as Exhibit"D.01".
Section 8 Landscaping Requirements:
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: 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 (2'/z") 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(1'/z")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 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)exterior
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.
D. Street Lighting: Attached hereto and incorporated herein by reference as
Exhibit"D.02" is a picture of the community street lighting fixtures and
master street lighting plan as Exhibit"D.01". All street lighting shall be
downcast fixtures/90 degree cut off.
E. Park Benches: Attached hereto and incorporated herein by reference as
Courtyard Bench Exhibit "G" is a picture of the community park bench
and master community bench plan as Exhibit"D.01".
Section 10 Signs
Section 10.1. Ground Signs and Entry Wall.
A. Type: One (1) Ground/Entryway Sign shall be permitted near each
entrance to the development, as is depicted conceptually on Exhibit "F",
which is attached hereto and incorporated herein by reference.
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. Parking spaces inside garages and outside and immediately adjacent to garages shall a two(2)car garage and each Courthome
shall have a two car garage,to addition,
count toward this requirement. 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 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
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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.
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
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the real estate that is submitted for approval to the Director, which shall
include reasonable detail regarding the facility and structures to be
constructed, as well as drainage, erosion control, utilities, and building
information.
Section 15 Definitions and Rules of Construction:
Section 15.1 General Rules of Construction. The following general rules of construction
and definitions shall apply to the regulations of this Ordinance:
A. The singular number includes the plural and the plural the singular,unless
the context clearly indicates the contrary.
B. Words used in the present tense include the past and future tenses,and the
future the present.
C. The word"shall"is a mandatory requirement. The word"may"is a
permissive requirement. The word"should"is a 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 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,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.
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1. 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 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 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.for another.
�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'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.
T. 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.
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