Z-595-14 Grannan Grove PUD Sponsors: Councilor Rider
CARMEL, INDIANA
Grannan Grove
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-595-14
October 6, 2014
TABLE OF CONTENTS
Page
Section 1. Applicability of Ordinance 3
Section 2. Definitions and Rules of Construction 3
Section 3. Accessory Buildings and Uses 5
Section 4. Development and Architectural Standards 6
Section 5. Open Space Requirements 7
Section 6. Landscaping Requirements 8
Section 7. Signage Requirements 12
Section 8. Additional Requirements and Standards 12
Section 9. Procedural Provisions 13
Section 10. Controlling Developer's Consent 14
Section 11. Violations and Enforcement 14
Section 12. Exhibits 14
Exhibit A. Legal Description
Exhibit B. Development Plan/Primary Plat
Exhibit C. Architectural Standards
Exhibit D. Architectural Character Imagery
Note: All of the above Exhibits (A-D) are attached to this Grannan Grove Ordinance, are
incorporated by reference into this Grannan Grove Ordinance and are part of this Grannan Grove
Ordinance.
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Sponsors: Councilor Rider
ORDINANCE Z-595-14
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL,INDIANA
ESTABLISHING
THE GRANNAN GROVE
PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z-289, as amended
(the "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.; and
WHEREAS, the Plan Commission has given a favorable recommendation to this PUD
district ordinance (the "Grannan Grove Ordinance"), which establishes the Grannan Grove
Planned Unit Development District (the "Grannan Grove District") with respect to the real estate
legally described in Exhibit A(the "Real Estate").
NOW, THEREFORE, BE IT ORDAINED by the Council, that (i) pursuant,to IC §36-7-
4-1500 et seq., the Council adopts this Grannan Grove Ordinance, as an amendment to the Zone
Map, (ii) all prior ordinances or parts thereof inconsistent with any provision ofthis Grannan
Grove Ordinance and its exhibits are hereby made inapplicable to the use and development of the
Real Estate, (iii) all prior commitments and restrictions applicable to the Real Estate shall be null
and void and replaced and superseded by this Grannan Grove Ordinance, and (iv):this Grannan
Grove Ordinance shall be in full force and effect from and after its passage and sig'rifng.
Section 1. Applicability of Ordinance.
Section 1.1 The Zone Map is hereby changed to designate the Real Estate as a Planned
Unit Development District to be known as the Grannan Grove District.
Section 1.2 Development in the Grannan Grove District shall be governed entirely by
(i) the provisions of this Grannan Grove Ordinance and its exhibits, and (ii) those
provisions of the Zoning Ordinance and Subdivision Control Ordinance specifically
referenced in this Grannan Grove Ordinance.
Section 2. Definitions and Rules of Construction.
Section 2.1 General Rules of Construction. The following general rules of
construction and definitions shall apply to the Grannan Grove Ordinance:
A. The singular number includes the plural and the plural the singular, unless
the context clearly indicates the contrary.
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1014 SEP 26 A 9: Of
B. Words used in the present tense include the past and future tenses, and the
future the present.
C. The word "shall" indicates a mandatory requirement. The .word "may"
indicates a permissive requirement.
Section 2.2 Definitions. The definitions (i) of the capitalized terms set forth below in
this Section 2.2, as they appear throughout this Grannan Grove Ordinance, shall have the
meanings set forth below in this Section 2.2 and (ii) of all other capitalized terms
included in this Grannan Grove Ordinance and not defined below in this Section 2.2,
shall be the same as set forth in the Zoning Ordinance.
Accessory Structure: A structure which is subordinate to a Dwelling or use
located on the Real Estate and which is not used for permanent human occupancy.
Accessory Use: A use subordinate to the main use, located on the real estate or in
the same Dwelling as the main use, and incidental to the main use.
Architectural Character Imagery: These comprise the elevations and renderings,
attached hereto as Exhibit D (Architectural Character Imagery), and are intended
to generally and conceptually illustrate an application of the Development
Requirements. Architectural Character Imagery is general and not intended to
delineate the only final Dwelling designs that may be built. Dwellings will
comply with the Architectural Standards but may vary from the Architectural
Character Imagery.
Architectural Standards: The Architectural Standards incorporated herein as
Exhibit C (Architectural Standards).
Building: A structure having a roof supported by columns and walls, for the
shelter, support, or a Dwelling.
BZA: The Carmel Board of Zoning Appeals.
City: The City of Carmel, Indiana.
Controlling Developer: Shall mean Grannan Grove Developer, LLC until such
time as Grannan Grove Developer, LLC transfers or assigns, in writing, its rights
as Controlling Developer.
Declaration(s) of Covenants: Declaration(s) of Covenants, Conditions and
Restrictions, if any, applicable to the Real Estate, or any portion thereof, which
may be prepared and recorded by the Controlling Developer in its discretion in
the office of the Recorder of Hamilton County, Indiana, and which may, from
time to time, be amended.
Development Plan/Primary Plat: The Development Plan/Primary Plat (DP/PP)
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attached hereto and incorporated herein by reference as Exhibit B (Development
Plan/Primary Plat) which is the primary plat of the Real Estate.
Development Requirements: Written development standards and any written
requirements specified in this Grannan Grove Ordinance, which must be satisfied
in connection with the approval of the Secondary Plat and Building Permits.
Dwelling: A detached single-family residence or a Building.
Legal Description: The description of the Real Estate included in Exhibit A.
Masonry: Brick, stone and manufactured or synthetic stone.
Open Space: Open Space shall comprise a parcel or parcels of land, areas of
• water, or a combination of land and water, including flood plain and wetland
areas located within the Real Estate and designed by the Controlling Developer.
Except as otherwise provided herein, open space does not include any area which
is divided into individual Dwelling lots or streets. Open Space shall be in the
areas identified on the Exhibit B (Development Plan/Primary Plat).
Own er s Association (s): Owners Association(s) established by the Declaration(s)
of Covenants.
Plan Commission: The City's Plan Commission.
Primary Roof: The roof on a Dwelling which has the longest ridge line.
Real Estate: The Real Estate legally described in Exhibit A(Legal Description).
Sign: Any type of sign as further defined and regulated by this Grannan Grove
Ordinance and Section 25.07: Sign Ordinance of the Zoning Ordinance.
Subdivision Control Ordinance: The City's Subdivision Control Ordinance,
Ordinance Z-160, as amended.
Zone Map: The City's official Zone Map corresponding to the Zoning Ordinance.
Zoning Ordinance: The Zoning Ordinance, Ordinance Z-289, of the City of
Cannel, Hamilton County, Indiana, as amended.
Section 3. Accessory Buildings and Uses. All Accessory Structures and Accessory Uses
allowed under the S-1 Residential District of the Zoning Ordinance shall be permitted in the
Grannan Grove District; unless prohibited in the Declaration(s) of Covenants; provided,
however, that any detached accessory building shall have on all sides the same level of
architectural features and shall be architecturally compatible with the principal building(s) with
which it is associated. All Accessory Structures and Accessory Uses shall be subject to the
provisions to Chapter 25 of the Zoning Ordinance.
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Section 4. Development and Architectural Standards.
Section 4.1 Permitted Uses:
A. Single-family Dwellings.
B. Open Space.
C. Model Home.
D. There shall be no more than fourteen(14) Dwellings permitted within the Real
Estate.
Section 4.2 Bulk Requirements:
A. Minimum Lot Width at Building Line: One Hundred (100) feet. Lot
number 1 shall be permitted the lot width as identified on the
Development Plan in order to accommodate an Open Space area along
141st Street.
B. Minimum Lot Area: Sixteen thousand—five hundred(16,500) square feet.
Lot number 1 as identified on the Development Plan shall be subject to a
minimum lot area of fifteen thousand(15,000) square feet in order to
accommodate an Open Space area along 141st Street.
C. Minimum Front Yard Setback: Twenty-five (25) feet.
D. Minimum Side Yard Setback: Ten(10) feet with a minimum aggregate of
side yards of twenty (20) feet.
E. Minimum Rear Yard Setback: Twenty(20) feet.
F. Maximum Lot Coverage: Thirty-five (35)percent.
G. Maximum Building Height at the mean of Primary Roof: Thirty-five (35)
feet.
H. Minimum ground floor square footage of one-story Dwelling (exclusive of
porches,terraces, and garages: Two thousand,two hundred (2,200) square
feet.
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I. Minimum ground floor square footage of two-story Dwelling (exclusive of
porches,terraces, and garages: One thousand,two hundred(1,200) square
feet.
Section 4.3 Applicable landscaping requirements are contained in Section 6 of this
Grannan Grove Ordinance.
Section 4.4 Applicable signage requirements are contained in Section 7 of this Grannan
Grove Ordinance.
Section 4.5 Applicable additional requirements and standards are contained in Section 8
of this Grannan Grove Ordinance.
Section 4.6 The Real Estate shall be developed per the layout shown in Exhibit B
(Development Plan/Primary Plat).
Section 4.7 Architectural Standards:
A. The applicable Architectural Standards are contained in Exhibit C
(Architectural Standards) of this Grannan Grove Ordinance.
B. The applicable Architectural Character Imagery, indicating conceptually the
intended architecture and appearance of Dwellings are contained within
Exhibit D (Architectural Character Imagery).
Section 4.8 Lot Lighting: All Dwellings shall have a yard light fixture to provide lighting
of the driveway near the street. The light fixture shall match the style of the light fixtures
flanking the garage door and equipped with a photo cell so the light is on from dusk to
dawn.
Section 4.9 Street Lighting: Street lighting (lighting in the street right-of-way), when
provided, shall (i) be confined to the street intersection of 141st Street and (ii) meet all
applicable City standards and be reviewed by the City.
Section 4.10 Parking: Two (2) spaces per Dwelling unit are required. Parking Spaces (i)
within driveways and (ii) within garages shall count toward this requirement. Driveways
shall be a minimum of thirty (30) feet in length as measured from the street right of way
and vehicles shall not be parked in a location that encroaches onto the sidewalk.
Driveways shall be concrete, stamped concrete, brick, porous concrete, or stone or
pervious pavers. Asphalt driveways shall not be permitted.
Section 5. Open Space Requirements. Open space shall be in the areas identified on
Exhibit B (Development Plan/Primary Plat).
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Section 5.1 A minimum of 1.46 acres, approximately fifteen (15)percent, of the District,
shall be allocated to Open Space as conceptually illustrated on the Development
Plan/Primary Plat.
Section 6. Landscaping Requirements. A detailed landscape plan showing the size, location
and variety of all plantings, other than foundation and Lot plantings, shall be submitted and
approved as part of the Secondary Plat. Landscaping shall comply with the following standards:
Section 6.1. General Landscaping Standards. Landscaping shall be integrated with,
and complement other functional and ornamental site design elements, such as hardscape
materials,paths, sidewalks, fencing.
A. All trees, shrubs and ground covers shall be planted according to American
Standard for Nursery Stock (ANSI Z60.1), and following the standards and
best management practices (BMPs) published by the City's Urban Forestry
Program. Landscaping materials shall be appropriate for local growing and
climatic conditions. Plant suitability, maintenance and compatibility with site
construction features are factors that shall be addressed. The City's planting
details shall be used. All trees shall be selected from the City's recommended
tree list published by the City's s Urban Forestry Program or otherwise
approved by the Urban Forester.
B. Shade trees shall be at least 2.5 inches in planted.caliper when lanted. Ornamental
P
trees shall be at least 1.5 inches in caliper when planted. Evergreen trees shall
be 6 feet in height when planted. Shrubs shall be at least 18 inches in height
when planted. Ornamental grasses must obtain a mature height of at least 3
feet. The preservation of existing plant material is subject to the requirements
note in this Section 6.
C. Existing vegetation may be used to achieve project landscaping requirements
if(i) the vegetation located on subject parcel is of suitable quality and health,
(ii) the vegetation is required to be preserved using accepted best management
practices (BMP's) for tree protection during construction and (iii) the
vegetation is identified on an approved landscape plan as used to achieve
project landscaping requirements. Replacement of existing plant material
included on an approved landscape plan used to achieve project landscaping
requirements that later dies shall be subject to the same replacement standard
as proposed landscape material.
D. All landscaping approved as part of a Development Plan shall be installed
prior to issuance of the first Certificate of Occupancy for a dwelling in the
area of the Real Estate subject to a Secondary Plat; provided, however, that
when because of weather conditions, it is not possible to install the approved
landscaping before the issuance of a Certificate of Occupancy, the Controlling
Developer shall request a temporary Certificate Of Occupancy which shall be
conditioned upon a determined time to complete the installation of the
uninstalled landscape material.
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E. All landscaping is subject to Secondary Plat approval. No landscaping which
has been approved by the Director with the Secondary Plat may later be
substantially altered, eliminated or sacrificed without first obtaining further
approval from the Director or the Director's designee in order to conform to
specific site conditions.
F. It shall be the responsibility of the owner(s), with respect to any portion of the
Real Estate owned by such owner(s) and on which any landscaped area exists
per the requirements of this Grannan Grove Ordinance, to insure proper
maintenance of landscaping in accordance with the Grannan Grove
Ordinance. This maintenance is to include, but is not limited to (i) mowing,
tree trimming, planting, maintenance contracting, irrigation and mulching of
planting areas, (ii) replacing dead or diseased plantings with identical varieties
or a suitable substitute, and (iii) keeping the area free of refuse, debris, rank
vegetation and weeds.
Section 6.2. Areas to be Landscaped.
A. Perimeter Buffering.
1. The perimeter buffer width shall be a minimum of(i) ten (10) feet along
the east, south and west perimeter of the Real Estate and (ii) twenty (20)
feet along 141St Street.
2. Seven(7) shade or evergreen trees, three (3) ornamental trees, and twenty-
five (25) shrubs (per 100 linear feet) shall be provided within the
perimeter buffer area along the 141St Street perimeter of the Real Estate.
3. Four (4) shade or evergreen trees, two (2) ornamental trees, and fifteen
(15) shrubs (per 100 linear feet) shall be provided within the perimeter
buffer area along the east, south and west perimeter of the Real Estate.
4. Shade or evergreen trees may substitute in lieu of shrubbery on a 1:3 basis
(one (1) conifer equals three (3) shrubs). Shade trees may substitute in
lieu of required ornamental trees and/or evergreen trees on a 1:1 basis.
Substitutions shall be noted on the Landscape Plan.
5. Required perimeter buffer plantings may be grouped to allow a more
natural planting scheme, where appropriate, and required buffer plantings
may be computed as an average across the total linear footage of frontage.
However, no tree shall be (i) further than forty (40) feet from any other
tree along the east and west perimeter of the Real Estate and (ii) further
than fifteen (15) feet from any other tree along the south perimeter of the
Real Estate.
6. No perimeter buffering internal to the Real Estate shall be required
between individual parcels within the Grannan Grove District.
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B. Street Trees.
1. Large growing shade trees or ornamental trees shall be planted within
public street right-of-way, parallel to each street, in planting strips. Street
trees shall be planted a minimum of twenty-five (25) feet and a maximum
of forty (40) feet on center and are not required to be evenly spaced,
unless this spacing cannot be attained due to the location of driveways,
proposed utilities, or other obstructions as defined below in Section
6.2.B.2.
2. Per City standards,no street trees shall be planted in conflict with drainage
or utility easements or structures and underground detention (unless so
designed for that purpose), or within traffic vision safety clearances.
However, where the logical location of proposed utilities would
compromise the desired effect, the Controlling Developer may solicit the
aid of the City's Urban Forester in mediating an alternative.
3. Street tree species shall be selected from the City's published list of
recommended street trees.
C. Foundation and Lot Planting Standards. The following planting requirements
apply to all Single-family Dwellings:
1. All lots shall be required to plant two shade (2) trees included in a
minimum of four (4) trees in the front yard. Corner lots shall install two
shade (2) trees included in a minimum of four (4) trees per side facing a
street.
2. All lots shall have a minimum of twelve (12) shrubs and /or ornamental
grasses along the foundation facing a street. Corner lots shall install
g g g
twelve (12) shrubs per side facing a street. The minimum number of
required shrubs and /or ornamental grasses along the dwelling foundation
shall be eighteen (18) except for corner lots which shall have a minimum
of thirty (30).
D. Storm Water Retention Ponds. The primary landscaping materials used
adjacent to ponds shall be native aquatic shoreline species, trees, shrubs,
ground covers, and ornamental grasses appropriately sited for a natural rather
than engineered appearance utilizing primarily native plants.
Section 6.3 Tree Preservation. A Tree Preservation Areas shall be provided (i)
within ten(10) feet of the east, south and west perimeter of the Real Estate and (ii) within
the area identified on the Open Space Plan as Mature Woodland. Tree Preservation
Areas shall be regulated and well maintained in accordance with the following, however
subject to the rights of all utility and drainage easements therein.
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A. The following best management practices should be implemented with respect
to Tree Preservation Areas:
1. Removal of invasive species (e.g. bush honeysuckle) where appropriate,
including the use of professionals to apply herbicides or identify and
remove such invasive species.
2. Removal of an overabundance of combustible material (e.g. dead, fallen
trees, and leaves).
3. Removal of vines growing on and up a tree when tree growth is affected.
4. All maintenance activity shall be completed in accordance with industry
standards using the latest ANSI Z133.1 and A-300 approved practices and
methods.
B. The following activities shall be permitted within Tree Preservation Areas:
1. Planting of native trees, pursuant to the Indiana Native Tree List provided
by the city's Urban Forester.
2. Removal of hazardous, exotic and invasive vegetation pursuant to the
Indiana Exotic and Invasive Plant List provided by the City's Urban
Forester.
3. Removal of trees directed to be removed by municipal, county, state or
federal agencies or departments or by a public utility.
4. Installation of access easements, rights-of-way, streets, paths, trails,
sidewalks,utilities and drainage improvements.
p
5. Community or common areas; provided any such use shall be designed to
avoid unnecessary impact or damage to Tree Preservation Areas.
C. The following activities shall be prohibited within Tree Preservation Areas:
1. Removal of living vegetation except as otherwise permitted in this Section
6.3.
2. Mowing any portion of existing, naturally vegetated areas, except along
trails,points of access or gathering points.
3. Dumping of leaves or other debris from areas other than the Tree
Preservation Area.
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4. Seeding, including grass seed, prairie mix seed, sod or the planting of any
type of vegetable garden unless otherwise approved by the city's Urban
Forester.
5. Active recreational activities that would adversely impact the Tree
Preservation Area such as the placement of playground equipment, paving
for basketball or tennis courts and swimming pools.
D. The following shall be required for all Tree Preservation Areas:
1. Signs identifying the Tree Preservation Area shall be posted every five
hundred (500) feet around the perimeter of all Tree Preservation Areas.
2. Barriers shall be utilized during site development and earth moving
activities, which shall be specified on landscape plans. Such barriers shall
remain in place during the site's construction activity.
Section 7. Signage Requirements. All signage on the Real Estate shall comply with
Chapter 25.7 of the Zoning Ordinance as amended.
Section 8. Additional Requirements and Standards.
Section 8.1. Premises Identification. Premises identification shall meet the
requirements of Article 25.14 of the Zoning Ordinance as amended.
Section 8.2. Home Occupations. Home Occupations shall meet the requirements of
Article 25.18 of the Zoning Ordinance as amended.
Section 8.3 Right-of-way widths.
A. The half right-of-way width for 141st Street shall be fifty (50) feet.
B. The minimum right-of-way width for the frontage place running parallel to
141st Street shall be (30) feet.
C. All other streets shall have a minimum right-of-way width of fifty-two (52)
feet.
Section 8.4. Sidewalks.
A. A sidewalk shall be required along the south side of internal frontage place as
shown of the Development Plan/Primary Plat.
B. Sidewalks shall be required along both sides of the internal street as shown on
the Development Plan/Primary Plat.
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C. A ten (10) foot wide asphalt path shall be required along the south side of
141st Street as shown of the Development Plan/Primary Plat.
Section 8.5. Site Access and Road Improvement Requirements. Development of the
Grannan Grove District shall meet all applicable Thoroughfare Plan related improvement
requirements as identified in and required under the Zoning Ordinance unless otherwise
provided for in this Grannan Grove Ordinance.
Section 8.6. Declaration(s) of Covenants and Owners Association(s). Declarations of
Covenant(s), if any, may be prepared by the Controlling Developer in its discretion and
recorded with the Recorder of Hamilton County, Indiana. There may be multiple
Declaration(s) of Covenants applicable to different portions of the Real Estate, and
multiple corresponding Owners' Association(s). The Declaration(s) of Covenants may
establish an Architectural Review Board, which shall establish guidelines regarding the
design and appearance of all Buildings.
Section 9. Procedural Provisions.
Section 9.1. Approval or Denial of the Development Plan / Primary Plat. The
Development Plan/Primary Plat has been reviewed and approved by the Commission, and
constitutes the approved Primary Plat and, as such, the Developer shall not be required to
return the Commission for Primary Plat approval.
Section 9.2 Secondary Plat Approval. The Director shall have sole and exclusive
authority to approve, with or without conditions, or to disapprove any Secondary Plat;
provided, however, that the Director shall not unreasonably withhold or delay the
Director's approval of a Secondary Plat that is in substantial conformance with the
Development Plan/Primary Plat and is in conformance with the Development
Requirements of this Grannan Grove Ordinance. If the Director disapproves any
Secondary Plat, the Director shall set forth in writing the basis for the disapproval and
schedule the request for hearing before the Commission.
Section 9.3. Changes Requiring Council Approval. Changes that shall require
amendment of this Grannan Grove Ordinance through the standard rezone process
include the following: Increases in density or intensity; Changes in the proportion or
allocation of land uses; Changes in the list of approved uses; Changes in the locations of
uses; and/or Changes in the functional uses of open space, where such change constitutes
an intensification of use of the open space.
Section 9.4. Modification of Development Requirements (Zoning Waiver). The Plan
Commission may, after a public hearing, grant an applicant a waiver subject to the
requirements of Chapter 31.04.06.12 of the Zoning Ordinance.
Section 9.5. Variance of Development Requirements: The BZA may authorize
Variances from the terms of the Grannan Grove Ordinance, subject to the procedure
prescribed in Chapter 30 of the Zoning Ordinance.
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Section 10. Controlling Developer's Consent. Without the written consent of the
Controlling Developer, no other developer, user, owner, or tenant may obtain any permits or
approvals, whatsoever, with respect to the Real Estate or any portion thereof and, as such, and by
way of example but not by limitation, none of the following may be obtained without the
approval and consent of the Controlling Developer:
A. Improvement location permits for any improvements within the Real Estate;
B. Sign permits for any Signs within the Real Estate;
C. Building Permits for any Buildings within the Real Estate;
D. DP, Primary Plat or Secondary Plat approval for any part of the Real Estate;
and
E. Any text amendments, variances, modifications of development requirements
or other variations to the terms and conditions of this Grannan Grove
Ordinance.
Section 11. Violations and Enforcement. All violations and enforcement of this Grannan
Grove Ordinance shall be subject to Chapter 34 of the Zoning Ordinance.
Section 12. Exhibits. All of the Exhibits (A-D) on the following pages are attached to this
Grannan Grove Ordinance, are incorporated by reference into this Grannan Grove Ordinance and
are part of this Grannan Grove Ordinance.
The remainder of this page is left blank intentionally.
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Exhibit"A"
(Legal Description)
A part of the Southeast quarter.of Section 19, Township 18 North, Range 3 East, in Clay
Township, Hamilton County, Indiana more particularly described as follows:
Beginning at the Northwest corner of the East half of said Southeast quarter; thence North 89
degrees 24 minutes 07 seconds East 657.81 feet along the North line of said Southeast quarter;
thence South 00 degrees 20 minutes 18 seconds East 656.34 feet along the East line of the North
half of the North half of the East half of said Southeast quarter to the North line of Edgewood
Addition, a subdivision in Hamilton County, Indiana, the plat of which is recorded as Instrument
Number 11263, Book 3, Page 98-99, Dated: October 31, 1969 in the Office of the Recorder,
Hamilton County, Indiana; thence South 89 degrees 26 minutes 59 seconds West 657.49 feet
along said North line to the West line of the East half of said Southeast quarter;thence North 00
degrees 21 minutes 59 seconds West 655.79 feet along said West line to the place of beginning,
containing 9.905 acres, more or less.
EXCEPT
A part of the Southeast quarter of Section 19, Township 18 North,Range 3 East, in Clay
Township, Hamilton County, Indiana more particularly described as follows:
Commencing at the Northeast corner of said Southeast quarter; thence South 89 degrees 24
minutes 07 seconds West 680.86 feet along the North line of said Southeast quarter; thence
South 00 degrees 35 minutes 53 seconds East 16.50 feet to the POINT OF BEGINNING of this
description; thence South 80 degrees 12 minutes 06 seconds West 128.22 feet; thence South 89
degrees 24.minutes 07 seconds West 121.75 feet parallel with said North line; thence North 84
degrees 21 minutes 35 seconds West 188.65 feet; thence North 89 degrees 24 minutes 07
seconds East 435.85 feet parallel to said North line to the place of beginning, containing 0.131
acres, more or less.
•
Exhibit"A"—Page 1 of 1
•
Exhibit`B"
(Development Plan/Primary Plat)
Full size copies of the approved Development Plan/Primary Plat are on file with the
Department of Community Services. Below is a reduced version.
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•
Exhibit"B"Page 1 of 1
Exhibit"C"
(Architectural Standards)
The standards set forth below in this Exhibit C Architectural Standards apply to all lots and all
dwellings constructed on the Real Estate.
Section 1. Dwelling Design:
A. Permitted Building Materials: Masonry, Wood, Cementitious Board shall be
permitted siding materials subject to the following provisions:
1. A brick or stone masonry wainscot (a minimum of 3'0" from the top of the
exposed foundation to the window sill) shall be provided, at a minimum, on all
elevations.
2. Cementitious Board shall not be permitted in the required wainscot area.
3. Vinyl and aluminum siding shall be prohibited.
4. Masonry shall be provided as the siding material to the top of the first floor, at a
minimum, on the north façade of the Dwelling on Lot Number 1 as identified on
Exhibit B.
B. Building Scale and Massing: Dwellings shall not feature long, unbroken expanses of
wall. This may be accomplished by including,but not limited to, any of the following
features:
1. Variations in height and depth,
2. Windows and door openings,
3. Changes in roof line or height,
4. Details and trim appropriate to the style and mass of the building,
5. Use of different materials,textures, and material placement,
6. Placement of landscaping materials and street furniture,
7. Balconies, recessed entries, and covered porches, and
8. Bays and towers.
C. Required Window Openings:
Exhibit"C"Page 1 of 4
1. A minimum of two (2) windows per level, per façade (elevation) shall be
provided. In order to meet this requirement, each individual window, or set of
contiguous windows, must be a minimum of nine (9) square feet. A door on the
side of a Dwelling may substitute for one (1) window on the same side of the
Dwelling.
2. Habitable rooms, such as bedrooms and living rooms, shall have operable
windows with screens to take advantage of natural cross-ventilation.
3. A vent may be substituted for a window on an uninhabitable gable.
4. All windows shall be fully framed including a sill and/or cornice frame unless the
window is surrounded by Masonry material.
5. Windows shall be wood, vinyl-clad, vinyl, aluminum-clad wood, or painted
metal.
6. Where practical, shutters shall match in size the windows they are intended to
cover.
D. Garage Type:
1. Dwellings shall have garages that are court-loaded, side-loaded and/or split to
permit front facing garages. No exclusively front facing garages are permitted.
2. All garages shall be attached to the Dwelling.
3. No more than half the garage doors on a Dwelling shall face the street right-of-
way. By way of example a Dwelling may have four (4) garage doors or bays in
which case two (2) would be permitted to face the street right-of-way.
4. Courtyard garage styles (i) shall be limited in use to no more than five (5)
Dwellings and (ii) shall not be permitted on Dwellings on adjacent lots.
5. Courtyard garages shall not be considered front facing (facing the street) unless
the door is within 15 degrees of parallel to the street right-of-way.
6. All garages shall be designed as an integral part of the architecture of the
dwelling,with regards to materials,trim, and detail.
7. Garage doors shall have raised panels or other decorative panels (e.g., window
panels, carriage style panels, and decorative hardware).
8. All dwellings shall have a minimum of (i) a two car garage for a one-story
Dwelling and(ii) a three-car garage for a two-story Dwelling.
Exhibit"C"Page 2 of 4
E. Chimneys: Brick or stone masonry, only and extended fully to ground provided,
however, that chimneys which protrude from inside the Dwelling may also have
cementitious board, synthetic stucco, and/or EIFS as their exterior building material.
Direct vent gas fireplaces are not required to have chimneys, but if they do, they
cannot be shed style or cantilevered chimneys.
F. Porches and Entryways:
1. Porches are not required on all Dwellings. If a porch is provided, the porch shall
be at least six feet (6') deep with consistent materials/design with Dwelling. If no
porch is provided, the entryway shall be covered with a minimum area of sixteen
(16) square feet and deep enough to provide shelter at the front door, as well as
provide an appropriate and adequate level of detail.
2. Porches and/or entryways shall be clearly defined and should be visible as the
main focus of the front façade.
3. Porches and/or entryways shall be delineated by elements such as pilasters,
sidelights, columns,railings, etc.
G. Roofline:
1. Primary Roof shall have a minimum roof slope of 6 (vertical units); 12 (horizontal
units). Secondary roofs (e.g. porches, bays, garages, dormers) may have a lower
pitch.
2. The Primary Roof shall have an eleven inch (11") overhang after installation of
siding or an eight inch (8") overhang after installation of brick or stone masonry.
This measurement shall not include gutters.
3. All Dwellings shall include architectural-grade dimensional shingles, however,
cedar shake roofing or slate like roofing shall be a permitted alternative. Green
roofs are encouraged, as are recycled materials. Three-tab shingles are not
permitted.
4. If dormers are used, at least one (1) window or decorative louver per dormer is
required. Dormers and gables must have details such as attic bands, windows,
and/or decorative attic vents.
5. Ridge vents shall be required.
H. Fences: Fences are permitted on individual Lots and shall not be chain-link or coated
chain-link. Perimeter fences, enclosing large areas on a lot, such as a rear yard, shall
be black wrought iron or black wrought iron in appearance. Provided, however, that
other materials, such as wooden shadow box fencing, shall be allowed to screen
smaller areas, such as patios and hot tubs. Fences shall be a maximum of 42" in a
Exhibit"C"Page 3 of 4
front yard and a maximum of 6' in side or rear yards. Fences and/or walls shall not
be permitted in the twenty-foot buffer along 141St Street without ADLS approval
which may be granted for the entry Sign.
I. Architectural Character Imagery: The applicable character illustrations, indicating
conceptually the intended architecture and appearance of Dwellings are contained
within Exhibit D (Architectural Character Imagery) of the PUD.
Section 2. Dwelling Placement on Lots:
A. Dwellings on lots numbered 11, 12, 13 and 14 on the Development Plan / Primary
Plat shall face 141st Street.
B. The Dwelling on lot numbered 1 on the Development Plan / Primary Plat shall be
oriented with the garage doors facing away from 141st Street.
Section 3. Monotony Mitigation:
A. Front Façades: The front façade of a home on a Lot shall not be duplicated on any
other Lot in the subdivision.
B. Exterior Siding Color: No two side by side homes on contiguous lots shall have the
same exterior color on the primary structure of the home.
C. Exterior Masonry Color: No two side by side homes on contiguous lots shall have
the same masonry color.
Section 4 Lot Lighting: All Dwellings shall have a yard light fixture to provide lighting of the
driveway near the street. The light fixture shall match the style of the light fixtures flanking the
garage door and equipped with a photo cell so the light is on from dusk to dawn.
Section 5 Parking: Two (2) spaces per Dwelling unit are required. Parking Spaces (i) within
driveways and (ii) within garages shall count toward this requirement. Driveways shall be a
minimum of thirty (30) feet in length as measured from the street right of way and vehicles shall
not be parked in a location that encroaches onto the sidewalk. Driveways shall be concrete,
stamped concrete, brick, porous concrete, or stone or pervious pavers. Asphalt driveways shall
not be permitted.
The remainder of this page is left blank intentionally.
Exhibit"C"Page 4 of 4
Exhibit"D"
(Architectural Character Imagery)
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rd
ADOPTED by the Common Council of the City of Cannel, Indiana this .� day of
QA0 o e rn he r , 2014,by a vote of I ayes and .0 nays.
COMMON COUNCIL FOR THE CITY OF .0 A ' Ili I
c
A. ,figki
l
P/siding Officer -vin D. Rider
W. Eric Seidenst' ker, President empore Carol Schleif U
_,-,1(-- / -.- /4%,:ii,
Ro• . d E. Carter Richard L. Sharp
/
-
&—� /_
S nkam �Luci S der
ATTEST.,
r_-
Diana L. Cordray, IAMC, Clerk-Trea••rer
D
Presented by me to the M. •. of the City of Carmel, Indiana this D day of
(� e&KPridAlt 201', at 51:40 P.M.
1, ‘' ,,,,a, ,
, ..: a
Diana L. Cordray, IAMC, Clerk-Tr4.urer
Approved by me, Mayor of the City of Carmel, Indiana, this L/ day of
N 2014, at $ 90 .f .M.
, _ r_ ___p
J./.,
es Brainard,Mayor
ATTEST: iLL...60
A /' /
Diana L. Cordray, IAMC, Jerk-Treasur;
This Instrument prepared by: James E. Shinaver, attorney at law, NELSON &
FRANKENBERGER and Jon C. Dobosiewicz, land use professional, NELSON &
FRANKENBERGER. 3105 East 98th Street, Suite 170, Indianapolis, IN 46280.
Grannan Grove PUD-CC 100614
I
•
CERTIFICATION
OF THE CARMEL PLAN COMMISSION'S RECOMMENDATI.ON
ON THE PETITION TO THE CITY OF CARMEL
TO AMEND THE ZONING ORDINANCE
PURSUANT TO INDIANA CODE 36-7-4-605
• ORDINANCE
Z-595-14
Grannan Grove PUD Rezone with Primary Plat
To: The Honorable Common Council
Of the City of Carmel
Hamilton County,Indiana
Dear Members:
The Carmel Plan Commission offers you the following report on the application (Docket
No. 14060017—PUD Rezone), for approval to rezone 9.774 acres from S-1/Residence to
PUD/Planned Unit Development.
The Carmel Plan Commission's recommendation on the petition of the applicant is
`Favorable."
At its regularly scheduled meeting of September 16, 2014, the Carmel Plan Commission
voted Ten (10) in Favor, Zero (0) Opposed, One (1) Absent, to forward to the Common
• Council the proposed Ordinance No. Z-595-14 with a"Favorable Recommendation".
Please be advised that by virtue of the Plan Commission's Favorable Recommendation,
pursuant to IC 36-7-4-608(f), the Council has ninety (90) days to act on this petition
before it becomes effective as Certified by the Commission. Ninety days from the date of
the Certification is Thursday December 18,2014.
CARMEL PLAN COMMISSION
BY: 57--ff.)-C-1( =N+t-b
Steven R. Stromquist, President
ATTEST:
G-- -�
Lisa Motz, Secretary •
Cannel Plan Commission £11 .Z d b I d3S hIOZ
Dated: September 19,2014 • '
•