HomeMy WebLinkAboutPacket 8-16-05
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
TABLE OF CONTENTS
1. Explanation
2. Aerial photograph
3. Aerial photograph showing Site Plan
4. Conceptual Site Plan
5. Conceptual Landscape Plan
6. Parking matrix
7. Planned Unit Development Ordinance with exhibits
8. Traffic Analysis
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
EXPLANATION
Buckingham Companies Overview
Buckingham Companies is a fu.11-service real estate development, management and
construction company with a focus on multi-family and mixed-use projects. In addition
to being very active in Carmel within the last decade, Buckingham's experience includes
development throughout the Midwest, Eastern and Southeastern United States.
Buckingham's role in the vision and planning of the Old Meridian Street corridor led to
our development of Providence at Old Meridian and the acquisition and repositioning of
the Arbors Apartments. Other recent acquisitions include Woodland Trace (now
Governor Square) and Mohawk Hills. Buckingham has also been involved in the
acquisition and entitlement of other high-profile locations with the ~ity, includi!lg the
'Tra-dition-s onthe,Mol10fi toWhh01tie'developriienf aria-'Monon and Main mixed-use
project. Buckingham intends to continue their efforts to create attractive and well-
designed places for the City of Carmel in our petition for Arden Townhomes, located
along Smokey Row Road. '
Revised Development Statement
Since this petition was first presented to the Plan Commission on June 21 st, Buckingham
Companies has revised the site plan, increased the number of parking spaces, lowered the
density, increased the open space allocation, added two amenity areas, and increased the
tree conservation area. Also, in response to concerns by the Plan Commission and
neighboring residents, Buckingham hired A & F Engineering to conduct a traffic analysis
of Smokey Row Road utilizing current data as well as data collected during the 2004-
2005 school year. This study, as presented to the Special Studies Committee,
demonstrates that there will not be any negative effect to the' current level of service of
Smokey Row Road or the nearby intersections as a result of approving the rezoning
petition for Arden Townhomes (see Executive Summary behind Tab 8).
The real estate, approximately 12.72 acres, is currently zoned R-l (residential).
However, located north of and adjacent to the real estate and west of and adjacent to the
real estate are numerous parcels that are zoned B-3 (Business). Also, located north of
and adjacent to the real estate is a large residential apartment complex known as the Cool
Creek Apartments. Further, located west of the real estate are additional parcels that are
zoned B-1 (Business), B-2 (Business), B-3 (Business), and I-I (Industrial).
Consequently, surrounding the real estate are uses zoned for business and a high intensity
residential apartment complex. Buckingham has filed a rezone petition requesting
permission to develop the real estate as residential townhomes.
Respectfully submitted,
David E. Leazenby
Vice President, Land Development
Buckingham Companies
Griffin. Matt L
From:
Sent:
To:
Cc:
Subject:
Duncan, Gary R
Tuesday, August 02, 2005 5:41 PM
Griffin, Matt L; Hollibaugh, Mike P
McBride, Mike T
Arden Townhomes Traffic Operations Analysis
The Department of Engineering (Engineering) has evaluated the Traffic Operations Analysis
for the proposed Arden Residential Development dated June 2005 prepared by A&F Engineering
Co., LLC. Engineering has no issues with the analysis that was conducted or it's findings.
Engineering is satisfied that the issues related to (1) the traffic data of June of 2005
not representing school traffic and (2) the Trip Generation numbers not representing the
traffic anticipated from the proposed development were adequately addressed.
It is apparent that the impact from the Arden and the Traditions on the Monon developments
will result in a modest increase in traffic along Smokey Row Road, Rangeline Road and
Keystone Avenue. It is also apparent that the proposed developments will not lower the
~urrent Level of ~rvice of the signalized intersections at Smokey Row Road and Rangeline
Road and Smokey Row Road and Keystone Avenue. However, Engineering needs to note that the
raffic generated from these developments will contribute to the long-term need for road
and intersection improvements in the area.
Engineering recognizes that the existing roadways are presently heavily traveled during
the AM and PM peaks due to the High School traffic. The traffic from the developments
represent a modest increase in the peak hour traffic presently experienced on the roadway.
For the AM Peak, the traffic operations analysis indicates that traffic from both of the
developments will result in a 10% increase in westbound traffic and a 13.5% increase in
eastbound traffic. For the PM Peak, the traffic operations analysis indicated that traffic
from both developments would result in an 18.5% increase in the westbound traffic and a
10% increase in the eastbound traffic. Although the 18.5% increase in traffic is a
moderate increase, the total volume of traffic, including the increased traffic from both
developments, represents 46% of the total traffic in the westbound direction experienced
during the AM peak.
At this time, Engineering does not recommend that the Special Studies Committee request
that the developer provide additional modifications to the geometrics or cross section of
Smokey Row Road between Rangeline Road and Keystone Avenue besides those improvements
requested at the TAC meeting. The City would accomplish these improvements on a larger
scale when the entire road segment (including the bridge over Cool Creek) can be improved
as one project.
As it relates to the findings of the Traffic Operations Analysis that recommend that the
Arden entrance be configured to have two exiting lanes and an entrance lane, Engineering
will require that the entrance be configured such the width of the entrance be no wider
than 36-feet face-of-curb to face-of-curb. If a center island is proposed, the entrance
must be configured such that the left turn lane is placed in front of the center island to
reduce the overall width of the entrance.
Please note new email address below
Gary R Duncan Jr., P.E.
Assistant City Engineer
City of Carmel
Department of Engineering
One Civic Square
Carmel, Indiana 46032
(317) 571-2441
(317) 571-2439 (fax)
gduncan@carmel.in.gov
1
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Section 7.
Conceptual Building Types
Section 7.1 Architectural Design Requirements:
A. Building rendering and elevations: Attached hereto and incorporated
herein by reference as Exhibit "B" are conceptual building images of the
types of Buildings that may be constructed upon the Real Estate. All
Townhome Buildings constructed upon the Real Estate shall include
Masonry on seventy percent (70%) of the front and side building
elevations, excluding but not limited to, doors, soffits, trim, windows,
gables and roofs. Secondary building materials shall include, but not be
limited to, Hardi-plank and/or Hardi-board or the equivalent thereof.
Section 8
Landscaping
Attached hereto and incorporated herein by reference as Exhibit "c" is the conceptual landscape
plan (hereafter "Conceptual Landscape Plan").
Section 8.1 Planting Standards. Landscaping shall be integrated with other functional
and ornamental site design elements, where appropriate, such as hardscape materials,
paths, sidewalks, or any water features. Deciduous trees planted to satisfy the landscaping
requirements of this Ordinance shall have at least a two and one-half inch (2-1/2")
Caliper and seven foot (7') height at the time of planting, unless otherwise specified
herein or otherwise indicated on the Conceptual Landscape Plan, which is attached hereto
and referred to herein as Exhibit "C". Evergreen trees shall be a minimum of six feet (6')
in height at the time of planting. Shrubs shall be two (2) feet in height at the time of
planting. All trees, shrubs and ground covers shall be planted according to accepted
horticultural standards. Landscaping materials shall be appropriate to local growing and
climatic conditions. Plant suitability, maintenance and compatibility with site
construction features are critical factors that should be considered. Plantings should be
designed with repetition, structured patterns, and complementary textures and colors, and
should reinforce the overall character of the area.
Section 8.2 Maintenance. It shall be the responsibility of the owners and their agents
to insure proper maintenance of project landscaping approved in accordance with this
Arden 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 8.3 Building Base Landscaping. The building base landscaping around each
unit shall include a minimum of three (3) shrubs. Additionally, there shall be a minimum
of two (2) shade trees per unit between the unit and the sidewalk, if the necessary area for
planting is available. If a shade tree can not be planted between the unit and the
sidewalk, that shade tree will be planted at an alternate location on the site.
4
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
of the SP that is in substantial conformance with the development
plan/primary plat and is in conformance with the Development
Requirements and Development Standards of this Arden Ordinance. If the
Director disapproves any 'SP, the Director shall set forth in writing the
basis for the disapproval and schedule the request for approval of the SP
for a hearing before the full Plan Commission.
C. An amendment to the SP, which is not determined by the Director to be a
Substantial Alternation or Material Alteration from the approved
development plan/primary plat, 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
development plan/primary plat and any proposed SP, the Director may, at
the Director's discretion, refer the amended SP to the Commission, or a
Committee thereof, for review and approval by the Commission and/or a
Committee thereof.
D. The SP 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 14
Definitions and Rules of Construction
Section 14.1 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 14.2 Definitions
A. Accessory Structure: A structure subordinate to a building or use located
on the Real Estate which is not used for permanent human occupancy.
B. Accessory Use: A use subordinate to the main use, located on the Real
Estate or in the same building as the main use, and incidental to the main
use.
C. Building Height: The vertical distance from the lot ground level to the
highest point of the roof for a flat roof, to the deck line of a mansurd roof
7
I
I EXHIBIT "A"
I Legal Description
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
12
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
EXHIBIT A
RECORD LEGAL DESCRIPTION
Quoted from Instr. No. 9103410
also contained in DB 263, PG 240
Part of the Southwest Quarter of Section 19, Township 18 North, Range 4 East, described as
follows, to-wit:
Beginning at a point 1036.3 feet East of the southwest corner of the Southwest Quarter of Section
19, Township 18 North, Range 4 East, measured on and along the south line of said quarter section,
said point being in the center of Cool Creek; thence East along said section line 365 feet to a point;
thence North on and along a fence line 1356.6 feet to a corner post; thence along a fence line 201.6
feet West to the intersection of the Southerly line of the Old I U T Traction Co's right of way; thence
southwesterly on and along said right of way line 201 feet to a point, said point being the southwest
corner of the west abutment of old I U T bridge over Cool Creek; thence south 11 degrees and 8
minutes West on and along a fence line 511.5 feet to a point, said point being 484 feet West of the
east line of said property; thence Southeastwardly along the center of said creek, 831 feet to the
place of beginning, containing 14 acres, more or less.
MODERNIZED LEGAL DESCRIPTION
A part of the Southwest Quarter of Section 19, Township 18 North, Range 4 East, of the Second
Principal Meridian, in Clay Township, Hamilton County, Indiana, more particularly described as
follows:
Commencing at the southwest corner of said quarter section; thence North 90 degrees 00 minutes
00 seconds East (assumed bearing) along the south line of said quarter section 1036.30 feet to a
point in the center of Cool Creek and the POINT OF BEGINNING of this description; thence North 90
degrees 00 minutes 00 seconds East along said south line 365.00 feet to the east line of a tract of
land described in DB 263, PG 240 in the Office of the Recorder of said Hamilton County; thence
North 00 degrees 01 minutes 47 seconds East along said east line 1356.60 feet to the northeast
corner of said tract of land; thence South 90 degrees 00 minutes 00 seconds West along the north
line of said tract of land 206.05 feet to the southeastern line of the Indiana Union Traction Company
("IUT") right-of-way (said line being 33 feet by parallel lines from the center line of said right-of-
way); thence South 66 degrees 24 minutes 54 seconds West along said southeastern line 201.00
feet to the southwest corner of the west abutment of the IUT bridge over Cool Creek; thence South
13 degrees 43 minutes 07 seconds West 511.50 feet to a point in the center of Cool Creek; thence
meandering said center of Cool Creek the following seven courses:
1) South 22 degrees 00 minutes 00 seconds East 140.00 feet;
2) South 09 degrees 00 minutes 00 seconds East 100.00 feet;
3) South 26 degrees 00 minutes 00 seconds East 300.00 feet;
4) South 03 degrees 00 minutes 00 seconds East 60.00 feet;
5) South 30 degrees 00 minutes 00 seconds West 65.00 feet;
6) South 19 degrees 00 minutes 00 seconds West 100.00 feet;
7) South 07 degrees 00 minutes 14 seconds East 70.94 feet
to the point of beginning, containing 12.721 acres, more or less.
I
I
1 9)f!W 'ap!J8~1I\I
I
:~:>arqns
::>~
:O.L
:~uas
:WOJ:J
S!SAleu't suo!JeJado ~!JJeJJ. saWOLlUMO J. uapJ't
J. a)t!l^J 'ap!J8~V'J
d a)t!V'J 'Ll6neQ!1I0H ~l JleV'J 'U!JJIJE:>
V'Jd ~ 1;':9 900(;' '(;0 Jsn6nv 'AepsanJ.
~ AleE) 'ue~una
I
.~~~~ a~~ U1 s~uaw~Ao~dw1 u01~~as~a~u1 PUE
p~o~ ~O~ paau w~a~-6u01 a~~ o~ a~nq1~~uo~ t11M s4uawd01aAap asa~~ WO~J p~~E~~u~6 ~1~~~~~
'a~~ ~~~~ a~ou o~ spaau 6u1~aau15u3 J~aAaMOH .anuaA~ auo~sAa~ PUE p~o~ MO~ A~~OWS PUE p~o~
aU1ta6u~~ PUE p~o~ MO~ Aa~ows ~~ su01~~as~a~u1 paz1t~u51s a~~ ~o a~l~as ~o 1aA~~ ~ua~~n~
a~~ ~aM01 ~ou 111M s~uawdOtaAap pasodo~d a~~ ~E~~ ~ua~~dd~ OStE sl ~I .~nu~A~ auo~sA~~
PUE P~o~ aU1ta5u~~ Jp~o~ MO~ Aa~ows 6u01~ ~1~~~~~ u1 as~a~~u1 ~sapow E u1 ~1ns~~ 111M
s~uawdoI~Aap uouow a~~ uo su01~lP~~~ a~~ PUE u~P~V a~~ wo~~ ~~~dw1 a~~ 4~~~ ~u~~EddE sl ~I
.pas~a~p~E AIa~~nbapE ~~aM ~u~WdOt~Aap pa~odo~d a~~ WO~} pa~Edi~l~UE ~1~~~~~
~~~ 5u1~u~sa~da~ ~ou s~aqwnu u01~~~auaD d1~~ a~~ (~) PUE ~l~}E~~ 10o~~s 6u1~uas~~da~ ~ou
soo~ ~o aun~ ~o E~~p ~1~~~~~ a~~ (1) o~ pa~~la~ s~nss1 a~~ ~~~~ pa1}sl~ES sl EU1~a~u16u3
.s5u1pu1~ sl~l ~o pa~~npuo~ S~M ~~~~ SlsAIEUE a~~ q~lM s~nss1 ou SEq 5u1~~au15ug\.~~~ J.o~
EU1~aau15u3 a~v Aq pa~Eda~d soo~ aun~ p~~Ep 4uawdolaAaa 1~1~uaplsa~ uap~v pasodo~d aq~ ~O~
SlSAIEUV su01~~~~do ~1~}E~~ ~q~ pa~Enl~Aa sEq (5u1~a~u16u~) 5ul~aau15u3 }O ~uam~~Ed~a a~~
I
I
I
I
.~Ead wv aq~ 5u1~np
pa~ua1~adx~ uOl~~a~lP punoq~s~M aq~ u1 ~l~}E~~ t~40~ aq~ ~o %9v s~uasa~da~ Js~uawd01aAap
~~oq wo~~ ~1~~E~4 pasEa~~u1 a~4 5ulpnIbu1 J~1~}E~4 ~o awn10A 1E~04 ~~~ JasE~~~u1 a~~~apow
,E sl ~1~~~~~ u1 aSEa~~u1 %5.81 ~q4 q5no~~t~ .~1~~E~4 punoq~sEa aq~ u1 aSE~~~u1 %Ot
E PUE ~1~~~~~ punoq4saM ~q~ u1 as~a~~u1 %5.81 UE u1 ~1nsa~ P1noM s4uawdotaA~p q~oq wo~~
~l~~E~~ ~E~~ pa~~~lPu1 slSAtEUE su01~E~ado ~l~~~~~ a~~ J~Ead Wd aq~ ~oa .~l~~E~~ punoq4sE~
u1 ~sEa~~u1 %S.E1 E pu~ ~l~~E~~ punoq~saM u1 aSEa~~u1 tOt E u1 ~1nsa~ 111M s4uawdotaAap
aq~ ~o q~oq WO~} ~l~~E~~ ~E~~ sa~~~lPu1 SlsATEUE su01~E~ado ~1~~E~4 aq~J~Ead wv a~~ ~oa
.A~~pEO~ a~~ uo pa~ua1~adxa A1~uas~~d ~l~}E~~ ~noq ~Ead a~~ u1 aSEa~~ul ~sapow E ~u~sa~da~
s~uawdoIaAap aq~ wo~~ ~l~~E~~ aq~ .~l~~E~~ 100q~S ~51H aq~ o~ anp s~Ead Wd PUE WV aq~
5u1~np pa1aAE~4 AI1AEa~ A1~uasa~d a~E SAEMpEO~ 5u1~slxa a~4 ~~~~ saz1u60~a~ EU1~aau15u3
I
I
I
.~~a~o~d.auo SE
. 'p~Ao~dw1 aq UE~ (~aa~~ 100~ ~aAO aEp1~q a~~ 5ulpn1~ul) ~uaw5as pEO~ a~l~u~ aq4 uaqM aTE~s
. ~aE~El E uo s4uawaAo~dw1 asaq~ ~s11dwo~~E P1noM A~l~ aq~ .5u1~aaw ~~~ aq4 ~E pa~sanba~
s~uawaAo~dw1 asoq4 saP1saq anuaAV au04sAa~ PUE pEO~ aU11a5uE~ uaaM~aq pEO~ MO~ Aa~ows
}O u014~as SSo~~ ~o s~1~~awoa5 aq4 o~ su01~~~1~lPoW 1Euo141PpE ap1Ao~d ~ado1aAap aq~ 4Eq~
~sanba~ aa~~lwwo~ sa1pn~s 1E1~ads a~4 4Eq4 puawwo~a~ ~OU saop 5u1~aau1Eu3 Jaw14 81q4 ~~
I
I
.,a~UE~~u~ aq4 ~o q~P1M lIE~aAo aq~ a~npa~
04 pUE1s1 ~~4ua~ aq4 JO 4UO~~ u1 pa~~1d 81 aUE1 u~n4 4~a1 a~4 4Eq4 q~ns pa~n61~uo~ aq 4snw
a~uE~4ua aq4 Jpasodo~d 81 pUE1s1 ~~~U~~ E ~I .q~n~-~o-a~E~ o~ q~n~-~0-a~~~4aa~-9E UEq4
~ap1M ou aq a~UE~4ua a~~ ~o q~P1M aq4 q~n8 pa~n61~uo~ aq a~UE~4ua aq4 4Eq4 a~lnoa~ 111M
SU1~aaulSug JauEl a~UE~4ua U~ pu~ sau~l 6u~41xa OM4 aAEq 04 pa~n61Juo~ aq a~UE~4ua uap~v
aq4 4Eq4 puawwo~~~ 4Eq4 slsA1E~ 8uo14~~ado ~l~~E~~ aq4 ~o s6U1PUl} aq~ o~ sa~E1a~ 41 S~
I
I
MOIaq s8a~ppE 11Ewa Mau a~ou ~sEa1d
I
A06.u1.1aW~E~@uE~unp5
(XE ~ ) 6 E v ~ - 1 L 5 ( L 1 E )
Ivv~-IL5 (LIE)
~E09v EUE1puI J1aw~E~
a~Enbs ~lA1~ aUQ
6ul~aau16u3 ~o ~uaw4~Edaa
1aw~E~ ~o A~1=~
~~au16u3 A41~ 4uE4s1ss~
.3.d J.~~ uE~una ~ A~ED
I
I
I
'[