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"1:.--21,::.. ...2.,. „- -i .0 2- i'i : MIDTOWN . , --, 's' -_,/0.., . • • -.7- ' Z.- .--... .............s..... . . • 4 MIDTOWNCARMEL - PROPOSAL FOR REZONE applicant: Old Town Development L.L.C. -,.....;..,..,„/ ,,-....tA.3 u ra III ••• k '' Old Town Development L.LC. & .-- , ' '...' 1132 S Rangeline Road,Suite 200 Itiiiiii of Carmel, IN 46032 Illuite1111111111111 lib 317 341.5909 OLD TOWN DEVELOPMENT EXPLANATION OF REQUEST TO REZONE Old Town Development L.L.C., ("Old Town") is proposing the development of a mixed use development to be known as Midtown Carmel on approximately 13.626± acres of real estate (the "Property") located between the Monon Trail and Rangeline Road, in the City of Cannel, Indiana ("City"). The Property is identified on the aerial photographs that are included in this application packet under Exhibit B. The Property is currently zoned as B-1/Commercial B2/Commercial, and I-1/Industrial and is surrounded by I-1/Industrial to the South (Mohawk/Monon Square Center) B-1/Commercial and B2/Commercial to the North, Rangeline Road to the East, and the Monon Trail to the West. Old Town and its sister company Old Town Design Group LLC ("OTDG") has been designing and building custom homes and subdivisions in Cannel since 2008. Due to the demand for OTDG's specialized homes and neighborhoods,the company has grown and is now excited to be able to bring this unique, work, live and play, mixed use development to Midtown Cannel. Implementing OTDG's quality and detailed design expertise in an urban neighborhood,that shall include commercial, residential and retail development, has created something truly special for the City in an area that is in desperate need for redevelopment. The Old Town team has spent time with multiple City residents, City of Cannel staff, Cannel businesses and local stakeholders in trying to pay homage to the diverse history of the site with its industrial roots along a rail corridor. Old Town collaborated with experts from an array of disciplines including land planning urban design, architecture, environmental design, and multi-mode transportation design, and are pleased to share our vision for the redevelopment of this Property. The real estate is quite unique and the location within the urban industrial core of Cannel demanded that we spend considerable time and effort to design a development that would fit appropriately between Main Street and City Center. The goal is to help connect the development to both of the areas to the North (Main Street/Arts & Design District) and South (City Center/Palladium) by creating a live, work, and play atmosphere. We've invested significant time and effort in understanding how to appropriately develop this infill opportunity and we attempted to follow the City's regulating plan of the area in its design. This new development offers a range of living options, as well as enhances the location and history of the area. We feel we have created a timelessly designed community while respectfully incorporating the industrial setting of the past that will benefit its residents and local businesses as well as a site plan that integrates commercial,office and retail within the district effectively and efficiently. The majority of the proposed uses within the Midtown Cannel Ordinance are General Office, Commercial and Attached Residential. The entire site is bordered to the West by the Monon Trail with a proposed large community plaza area with open green space that will include a Monon Trail connection in the northwestern corner of the Property. We have filed this request to. rezone the Property to a PUD/Planned Unit Development District because of the unique location and the opportunity to develop the property with a contextually appropriate mix of residences, general office, active greenspaces and light retail business. This PUD shall be known as the Midtown Cannel PUD, and will consist of a mix of single family attached, multi-family residential, general office and retail space as detailed within this application. Included in this request for approval of a PUD Ordinance are (i) proposed concept plan and all associated landscape, street, and path networks, (ii)architectural and development standards, (iii) the Midtown Cannel PUD Ordinance and associated exhibits. Old Town looks forward to presenting and discussing this request as well as the development and construction of the Midtown Cannel neighborhood. MIDTOWN CARMEL PUD TEXT-TABLE OF CONTENTS Section 01: Applicability of Ordinance 01 Section 02: Definitions and Rules of Construction 02 Section 03: Concept Plan 07 Section 04: Permitted Primary Uses 07 Section 05: Building Height,Setback,and Construction Requirements 07 Section 06: Parking Requirements 07 Section 07: Communication Equipment 09 Section 08: Streets 09 Section 09: Platting 10 Section 10: Architectural Design Requirements 10 Section 11: Landscaping Requirements 13 Section 12: Lighting 18 Section 13: Signs 18 Section 14: Development Procedure 19 Section 15: Controlling Developer's Consent 20 Section 16: Violations and Enforcement 20 Section 17: Exhibits 20 Exhibit A:Legal Description Exhibit B:Regulating Plan Exhibit C: Character Images Exhibit D:Schedule of Uses Sponsors: Councilors Seidensticker, Finkam, Rider and Snyder ORDINANCE NO. Z-599-15 AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA,ESTABLISHING THE MIDTOWN CARMEL PLANNED UNIT DEVELOPMENT DISTRICT WHEREAS, Section 31.06.04 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 IC 36-7-4-1500 et. seq.; WHEREAS, Old Town Development L.L.C., an Indiana limited liability company ("OTD"), submitted an application to the CannelClay Plan Commission (the "Plan Commission") to adopt a PUD District Ordinance for certain real estate located in the City of Cannel, Hamilton County, Indiana, as legally described in Exhibit A attached hereto (the "Real Estate"); WHEREAS, OTD's application is consistent with the provisions of the Zoning Ordinance and the PUD Statute; WHEREAS, after proper notice, and pursuant to the provisions of the PUD Statute and the Zoning Ordinance, the Plan Commission conducted a public hearing concerning OTD's application for a PUD District Ordinance on November 18, 2014 at 6:00 p.m.; WHEREAS, the Plan Commission has given a favorable recommendation to the ordinance set forth herein which establishes the Midtown Cannel Planned Unit Development District(the"Midtown Cannel District"). NOW, THEREFORE,BE IT ORDAINED by the common council of the City of Carmel, Indiana (the "Council"), that pursuant to IC 36-7-4-1500 et. seq., (i) it adopts this Midtown Carmel District as an amendment to the Zone Map, (ii) all prior ordinances (including but not limited to the Rangeline Road Overlay and Cannel Drive Overlay) or parts thereof inconsistent with any provision of this Midtown Cannel District Ordinance and its exhibits are hereby 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 Midtown Cannel District Ordinance, and (iv) this Midtown Carmel District Ordinance shall be in full force and effect from and after its passage and signing. Section 1. Applicability of Ordinance. Section 1.1 The Official Zoning Map of the City of Cannel, Indiana, a part of the Zoning Ordinance, is hereby changed to designate the Real Estate as a Plan Unit Development District to be known as the Midtown Cannel District. Section 1.2 Development in the Midtown Carmel District shall be governed entirely by (i) the provisions of this Midtown Cannel District Ordinance and its exhibits, and (ii) 1 Midtown Cannel PUD 2015.1.5 those provisions of the Zoning Ordinance and Subdivision Control Ordinance specifically referenced in this Midtown Cannel District Ordinance. In the event of a conflict between the Midtown Carmel District Ordinance and the Zoning Ordinance or the Subdivision Control Ordinance, the provisions of this Midtown Cannel District Ordinance shall apply. Any provisions of the Subdivision Control Ordinance not addressed herein,to the extent applicable and not inconsistent with the terms hereof, shall be deemed incorporated herein by this reference. Section 1.3 Amendments to the Subdivision Control Ordinance and/or Zoning Ordinance after the enactment of this Ordinance shall not apply to the Midtown Carmel District unless the Director determines that the amendment does not materially or negatively impact the ability to develop the Real Estate pursuant to this Midtown Carmel District Ordinance and that the amendment is consistent with the Midtown Cannel District's intent. 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 Midtown Cannel District Ordinance: A. The singular number includes the plural and the plural the singular, unless the context clearly indicates the contrary. B. Any capitalized term not defined herein shall have the meaning as set forth in the Zoning Ordinance in effect on the date of the enactment of this Midtown Cannel District Ordinance. C. Words used in the present tense include the past and future tenses, and the future the present. D. The word "shall" indicates a mandatory requirement, while the word "may" indicates a permissive requirement. Section 2.2 Definitions. Capitalized terms used in this Midtown Carmel District Ordinance shall have the following definitions: ADLS: The architecture, design, exterior lighting, landscaping and signage associated with a Building. ADLS Approval: Approval by the Plan Commission of architecture, design, exterior lighting, landscaping and signage (ADLS) pursuant to Chapter 24 of the Zoning Ordinance and the Development Requirements. Accessory Structure: A structure which is subordinate to a Building located on the Real Estate. 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. 2 Midtown Cannel PUD 2015.1.5 Alley. A public way or easement located within the interior of blocks and providing vehicular and service access to the side or rear of properties. Apartment. Four (4) or more dwellings placed on top of another and/or side by side and sharing common walls and common floors and ceilings, and which are located on a block or single lot of record. Apartments are purpose built"for rent" housing. Architectural Form: The Architectural Form is comprised of the elevations and renderings attached hereto as Exhibit C. and are intended to generally and conceptually illustrate an application of the Development Requirements. Architectural Form is general and not intended to delineate the only final Dwelling designs that may be built. Dwellings shall substantially comply with the Architectural Standards. Attached Dwelling. Row house, townhouse, flats, duplex, triplex, or quadruplex dwellings, developed side by side for sale as Condominiums, or as fee simple dwellings where land is sold with the dwelling. Attached Dwellings may be sold as Condominiums or as individually deeded lots. Apartments shall not be within the definition of Attached Dwellings and, as such, all references in the Midtown Cannel District Ordinance,to Attached Dwellings shall exclude Apartments. Architectural Standards: The Architectural Standards incorporated herein Section 10 of this Midtown Cannel District Ordinance. Block: Blocks are areas of land containing one or more lots or parcels of land. Blocks are intended to illustrate larger areas of land that could have similarities and/or uniqueness of use, design, proximity or other characteristics. The Blocks of Midtown Cannel District are as delineated in the Concept Plan attached herein as Exhibit B. Building(s). The primary use structure(s) located on a lot of record. Building Envelope. The buildable area of a lot of record that is free and clear of setback and easement encumbrances. A Building Envelope is the area where primary and accessory structures can be built. A Building Envelope is not the actual footprint of proposed structures, but rather the area in which they can be located upon the lot. 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 mansard roof, and to the mean height between the eaves and ridges for gable, hip, and gambrel roofs. BZA: The Cannel Board of Zoning Appeals. City: The City of Cannel, Indiana. Commission: The Cannel Plan Commission. 3 Midtown Cannel PUD 2015.1.5 Concept Plan: This Midtown Carmel District Ordinance and the plan for the Development, including all drawings and plans approved by the Commission, as the same may be modified from time to time pursuant to Section 3 herein below. 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. One or more structures, each structure having two (2) or more dwelling units or other units for occupancy, wherein provisions have been made for separate ownership of each individual dwelling unit or occupancy unit. Controlling Developer: Shall mean Old Town Development L.L.C. Such rights as designated herein may be transferred by the Controlling Developer, in its sole discretion, in whole or in part. To transfer all or any portion of its rights as Controlling Developer Old Town Development L.L.C.,may(i)name each individual owner of parcels within the Real Estate as Controlling Developer solely with respect to such parcels owned by each such individual owner, (ii) establish a committee of individual owners of the Real Estate within the Real Estate to act as Controlling Developer with respect to such parcels owned by all such owners,or(iii)use either method described in (i)and(ii)above with respect to different portions of the Real Estate. Council: The City Council of the City of Carmel, Indiana. County: Hamilton County, Indiana. Declaration of Covenants: A Declaration of Covenants, Conditions and Restrictions for the Real Estate, or any portion thereof,which shall be recorded in the office of the Recorder of Hamilton County, Indiana,and which may, from time to time, be amended. Department: The Department of Community Services of the City of Carmel, Indiana. Detached Dwelling: A Dwelling that is developed with no party-walls and with open yards on at least three sides, but not including manufactured homes, mobile homes,modular homes,or recreational/motor vehicles. Developer: A person engaged in development of one or more phases of the Development. Development: The Real Estate developed in accordance with the Development Requirements. Development Plan Approval or DP Approval: A specific plan for the development of the Real Estate, or any portion thereof, which is submitted for approval, showing proposed locations of Buildings and Structures. Development Requirements: Written development standards and any requirements specified in this Midtown Cannel District Ordinance, which must be satisfied in connection with the approval of a Primary Plat, Development Plan, ADLS, and/or Building Permits. 4 Midtown Cannel PUD 2015.1.5 Director: The Director, or Administrator, of the Department of Community Services for the City of Carmel, Indiana. "Director" and "Administrator" shall include his/her authorized representatives. Dwelling: A structure intended for occupancy by a single family. A Dwelling includes an Attached Dwelling, a Detached Dwelling, a Condominium and an Apartment. Gross Residential Density: The number of Dwellings divided by and in relation to the total, gross number of acres within the Real Estate or designated Block boundary. Landscape Plan: The design for landscaping in the Midtown Cannel District included as part of the Open Space and Landscape Plan. Landscaping: Trees, shrubs, hedges, flowers, ground cover, grasses, other plant materials, and associated structures, hardscapes,and improvements. Masonry: Brick, stone, manufactured or synthetic stone or brick, limestone, natural stone, and cultured stone. 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 involves the revision of less than ten percent (10%) of the plan's total area or approved materials and cannot include a decrease in the minimum open space or amenities, or the elimination of required plantings. Non-Conforming Use: Permitted uses of land, building(s) or structure(s) currently located within the Real Estate that are a part of the Midtown Cannel District but would not be permissible as approved primary uses per Exhibit D except for the fact that they existed prior to the Midtown Cannel District Ordinance becoming effective. Open Space: Open space shall comprise a parcel or parcels of land, an area of water, or a combination of land and water, including streams, wetlands, and associated natural features located within the Real Estate and designated by the Controlling Developer for the use and enjoyment of the residents of the Development and,where designated by the Controlling Developer, for the use and enjoyment of the community at large. Except as otherwise provided herein, common Open Space does not include any area which is divided into building lots, streets (except the landscaped medians of boulevards) or rights of way (except tree lawns). Parking Space: An area unenclosed or enclosed in a Building or in Accessory Building, utilized for the temporary storage of one automobile and connected with a street. 5 Midtown Cannel PUD 2015.1.5 Path: A paved, or otherwise cleared way intended as a walking, jogging, or a bikeway and located in Open Space. Primary Façade: Those facades facing major elements, and/or most prominent rights of way which shall include the Monon Trail,4th Street SW and Rangeline Road. It is possible that a building can have more than one primary façade (ex: facing street and Monon Trail). Real Estate: That certain real estate located in the City and County as legally described on Exhibit A attached hereto and incorporated herein. Regulating Plan: Exhibit B of this document. The Regulating Plan is a comprehensive set of images and diagrams that present, and explain the physical layout, scale, and intensity of Midtown Cannel District. The Regulating Plan includes the Concept Plan for the entire Real Estate within the Midtown Cannel District,as well as individual Block concepts. ROW/Right-of-Way: An area of land permanently dedicated to the City in order to provide access. Secondary Façade: Any façade that is not a Primary Façade. Siding: Exterior material for use in cladding buildings, structures, and accessories of such. Siding can be horizontal lap, panels, or board and batton in design/installation. Sign: Any type of sign as further defined and regulated by this Midtown Cannel District Ordinance and Section 25.07: Sign Ordinance of the Zoning Ordinance. Any structure, fixture, placard, announcement, declaration, devise demonstration or insignia used for direction, information, identification or to advertise or promote any business,product, goods, activity, services or any interests. Street Typology: The Street Typology shall be the detailed public and private street designs as provided in the Regulating Plan, Exhibit B,which is attached hereto and incorporated herein. Subdivision Control Ordinance: The City's Subdivision Control Ordinance, Ordinance Z-160, as amended and in effect on the date of the enactment of this Ordinance. Substantial Alteration: Any change to an approved plan of any type that involves the revision of ten percent (10%) or more of the plan's total area or approved materials. Transportation Plan: Part 4 of the Cannel Clay Comprehensive Plan that sets forth the location, alignment, dimensions, identification, and classification of existing and proposed vehicular, bicycle,pedestrian,and mass transit thoroughfares and includes the Thoroughfare Plan, Bicycle and Pedestrian Facility Plan,and Transit Plan. 6 Midtown Carmel PUD 2015.1.5 Zone Map: The City's official Zone Map corresponding to the Zoning Ordinance. Zoning Ordinance: The City's Zoning Ordinance, Ordinance Z-289, of the City of Carmel, Hamilton County, Indiana,as amended. Section 3. Concept Plan. Section 3.1 The Concept Plan provides a general vision for the development of the Midtown Cannel District which illustrates conceptual layouts of lots, internal drives, uses, Open Space, thoroughfares, and Building(s) that are permitted by this Midtown Cannel District Ordinance. The Concept Plan is only conceptual. The final layout and site plans shall be subject to the terms and conditions of this Midtown Cannel District Ordinance and may vary slightly from the Concept Plan. The Concept Plan and block detail concepts are seen in Exhibit B (the Regulating Plan). Section 4. Permitted Primary Uses. Section 4.1 The Midtown Cannel District shall provide a mix of compatible uses that may include office, retail, hotel, Apartments, Detached Dwelling(s) and Attached Dwelling(s). The specific uses that are allowed within the Midtown Cannel District are specified in Exhibit D. Only one (1) restaurant with drive thru shall be allowed within the Midtown Carmel District and it must limit its vehicular access to a side street(Type C Street per Exhibit B). Notwithstanding anything contained herein to the contrary, any current use of buildings, land and/or structures within the Midtown Cannel District that were established prior to the Midtown Cannel District Ordinance going into effect shall be allowed as a Non-Conforming Use until such time as redevelopment of any specific building, land or structure commences. Furthermore any Non-Conforming Use shall only be permitted and apply to any building(s), land and/or structure(s) that existed at or before the Midtown Cannel District Ordinance is effective and any such right shall not be extended to other areas of the Real Estate where it is not pre-existing without a full rezoning and/or variance application. Section 5. Building Height, Setback and Construction Requirements. Section 5.1 All height, setback, scale, lot coverage, character, and other such physical considerations are as proposed and detailed in Exhibit B (the Regulating Plan). Section 6. Parking Requirements. Section 6.1 All off-street parking, except for temporary parking during construction phases (per Section 6.9), shall be paved with asphalt or concrete, and curbed using poured-in-place concrete curbing. Alternatives to poured-in-place curbing and paving surface may be approved by the Commission when conflicts arise with tree preservation issues and/or if accepted by the City Department of Engineering. Section 6.2 Parking areas shall be located at the rear or side of the Primary Facades of Building(s), and screened consistently with Section 11. 7 Midtown Cannel PUD 2015.1.5 Section 6.3 Parking space dimensions shall either be 9' x 20', or 10' x 18', and include two(2) feet for bumper overhang. Section 6.4 Adjacent/adjoining parking lots shall be interconnected either by alley or internal driveway. Section 6.5 Surface parking shall have at minimum drive aisle widths of no less than twenty-two (22)feet. Section 6.6 Bicycle Parking. A. Bicycle Parking shall be provided in compliance with Article 27.06 of the Zoning Ordinance at the time of the adoption of this ordinance. Alterations and amendments to Article 27.06 shall affect subsequent Development Plan submissions within the boundaries of this Midtown Cannel District Ordinance. B. For Apartments, a minimum of one-fourth (1/4) of the required bicycle parking spaces shall be provided as covered, long-term bicycle parking. Long term bicycle parking may be a part of a covered parking structure and/or include an indoor storage area and/or exterior bicycle lockers, and shall be identified on the final Development Plan. Section 6.7 Unless mentioned below, parking requirements shall be as per the City's Zoning Ordinance, Ordinance Z-289, of the City of Cannel, Hamilton County, Indiana, as amended. A. Detached/Attached Dwellings: Two (2)parking spaces per unit. i) Parking shall be paved and/or located in an attached or detached enclosed garage, off site, in paved lots or within parking structures in the Midtown Cannel District. B. Apartments: One and one-half(1.5) parking space per unit; however this will not include on-street parking on public streets. C. Restaurant: One (1) parking space for every two hundred and fifty (250) square feet of leasable area. D. Hotel: One (1)parking space per room or suite. E. Retail / Commercial / Office: One (1) parking space for every four hundred(400)square feet of leasable area. F. Off Street Shared Parking: Off-street parking spaces may be located on an area within three hundred (300) feet of said building and two or more owners of buildings may join together in providing the required parking spaces. Where the required parking spaces are not located on the same lot 8 Midtown Cannel PUD 2015.1.5 with the building or use served, the usage of the lot or tract upon which said parking spaces are provided shall be restricted by an instrument of record describing the premises for which said parking is provided and assuring the retention of such parking so long as required. Section 6.8 On-street parking shall count toward the total number or required parking spaces for Commercial, Hotel, Retail and Office uses. Section 6.9 Temporary parking facilities may be allowed during development of the Midtown District and may utilize gravel and/or other acceptable asphalt alternatives for the temporary parking's surface material(s). Section 7. Communication Equipment. Section 7.1 Cell towers, antennae, home satellite dishes, E-911, and other such communication devices shall be permitted within Midtown Carmel District and shall be governed by prevailing Federal Communications Commission regulations. Notwithstanding anything contained herein to the contrary, cell towers and E-911 would be required to petition the BZA for a variance allowing such uses as a special use in order to be permitted within the Midtown Carmel District. Section 8. Streets. Section 8.1 Public streets within the Midtown Cannel District shall comply with the Transportation Plan, unless otherwise noted herein. See the "Street Typology" section within Exhibit B (the Regulating Plan). Section 8.2 Public and private streets are permitted in the Midtown Carmel District. Right-of-way shall be dedicated as detailed in the "Street Typology" section within Exhibit B (the Regulating Plan). Private streets shall be built to City standards. Section 8.3 Public streets shall accommodate on-street parking, unless otherwise determined to be infeasible by the City Department of Engineering. Section 8.4 Cul-de-sacs shall be prohibited. Section 8.5 Alleys shall not form the boundary of a park, square, or greenbelt unless a Masonry wall,no less than three (3) feet in height, is used for separation. Section 8.6 The final location of curb cuts shall be reviewed at the time of DP/ADLS Approval. Section 8.7 Midtown shall comply with the Bicycle and Pedestrian Facility Plan of the Transportation Plan. Section 8.8 Sidewalks shall be installed on both sides of all public and private streets and private drives within the Midtown Cannel District. 9 Midtown Cannel PUD 2015.1.5 Section 9. Platting. Section 9.1 The platting of the Real Estate into smaller tracts shall be permitted. The creation of a new property line(s) within the Real Estate, shall not impose or establish new development standards beyond those specified within this Midtown Carmel District. However, the development of any parcel shall conform to all applicable Primary Plats, Development Plans, and ADLS reviews which are approved or amended per the terms and all other applicable requirements contained in this Midtown Carmel District. Section 10. Architectural Design Requirements For All Building Types. Section 10.1 The architectural design of the District shall comply with the following standards: A. All Building design shall be consistent with Midtown Carmel District Character Images(see attached Exhibit C), and be generally representative of the styles, character, and scale of those images. This includes building materials, entry, and height. All Building(s) will be designed and constructed with complimentary building materials and colors. All exterior sides of the building will be finished in permitted materials. The selection of materials for the Midtown Carmel District will be evaluated based on their permanence, ability to withstand weather conditions and visual appearance. B. Buildings where the proposed architecture is the result of corporate or franchise architecture shall be prohibited. C. Building facades shall have a defined base or foundation, a middle or modulated wall, and a top formed by an articulated cornice, appropriate to the building style. D. Facades may be constructed of multiple materials to achieve the desired aesthetic of the Midtown Carmel District industrial redevelopment character. E. Permitted Materials: Any number of materials may be used in the Midtown Carmel District. The following is a list of permitted materials for exterior facades: i) Primary Materials a) Face Brick b) Smooth faced C.M.U. (concrete masonry units) c) Concrete brick d) Cast stone e) Limestone 10 Midtown Carmel PUD 2015.1.5 f) Metal&metal panels g) Glass(clear, color, sand blast,etched,etc.) h) Storefront(aluminum, wood, steel) ii) Accent Materials a) Fiber Cement Siding b) Stucco - Stucco shall not be installed within eight (8) feet of finished grade c) EIFS - EIFS shall not be installed within eight (8) feet of finished grade d) Wood and wood-like materials e) Porcelain and/or ceramic tile f) Simulated Stone iii) Roofing Materials a) Dimensional asphalt shingle roof b) Metal and metal panels. Any materials not listed above as Primary, Accent or Roofing materials may be approved as a part of an ADLS application provided that the Plan Commission finds that the material is of a quality that is equal or superior to the above listed materials. Accent Materials are limited to no greater than fifteen percent(15%)of Primary or Secondary Facades. F. Primary Facades: All Primary Facades of a building will be designed with consistent style,detail and trim features. i) Primary Facades will incorporate building elements such as lighting fixtures and change in wall surfaces such as awnings, canopies, arcades, colonnades, alcoves, accents, windows, a variety of entry configurations, cornices, pilasters, columns or other building elements that contribute to the human scale of the building. ii) At a minimum, every Primary Facade must have openings for windows on every floor. G. Secondary Facades: i) Secondary Facades will be finished in colors and materials compatible with the colors of the Primary Facades. 11 Midtown Cannel PUD 2015.1.5 ii) Secondary Facades will incorporate building elements such as pilasters, wainscots, accent banding or other building elements that contribute to the appropriate scale of the building. H. Building entrances shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, and other design elements appropriate to the architectural style and details of the building as a whole. I. All window design shall be compatible with the style, materials, color, details and proportion of the building. The number of panes, the way it opens, the trim around it and whether it is embellished with shutters must be consistent with the architectural style of the structure. J. Fixed or retractable awnings are permitted if they complement a building's architectural style, material, colors, and details; do not conceal architectural features (such as cornices, columns, pilasters, or decorative details); do not impair facade composition; are designed as an integral part of the facade; and are limited to the first floor(s)and roof top(s)only. K. Pedestrian scale detailing is required on the front elevation of the building at the ground level. Because the Building(s) are viewed very close up, all Building(s) should exhibit articulated detail and ornament that is scaled to the pedestrian. L. Rooftop mechanical and telecommunication equipment shall be fully screened from ground level ROW views, on all sides using parapets, penthouse screens or other similar method and which are integrated into the overall building design and approved by the Commission. M. Ground level mechanical/telecommunication equipment shall be screened from the street and adjoining residential zones or uses using walls, fencing, landscaping,or other method approved by the Commission. Section 10.2 The following architectural design standards will apply to Apartment, Condominiums and mixed use buildings: A. Building Entrances: For all Building(s) that face a public street, there must be at least one entrance on the front of the Building. All Building(s) must be accessible from both the front of the Building and the parking areas. B. Exterior walks, steps, stoops and paving must be Masonry or stone pavers, or poured or pre-cast concrete. C. For residential uses, the finished floor level of the first floor shall be two (2)to six(6) feet above sidewalk level in the front, but may be on grade in 12 Midtown Carmel PUD 2015.1.5 the rear. This is to create visual privacy for windows on the street, and to create a rhythm of stoops. Section 10.3 The following architectural design standards will apply to Attached and Detached Dwelling buildings: A. Exterior walks, steps, stoops and paving must be Masonry or stone pavers, or poured or precast concrete. Exterior stair handrails and other stair details may be stone,precast concrete or wrought iron. B. An articulated cornice must be provided where the roof meets the top of the building wall. C. The finished floor level of the first floor shall be two (2) to six (6) feet above sidewalk level in the front, but may be on grade in the rear. This is to create visual privacy for windows on the street, and to create a rhythm of stoops. D. The foundation should be articulated in a different material than the main facade. There may be windows in the foundation wall which respond to a partially below grade lower level. E. Low, wrought iron fences and stone or brick walls no taller than thirty-six (36) inches are allowed in the front yard setback. F. Wrought iron, shadow box wood fences, or other approved fence, or brick or stone walls up to six (6) feet tall are allowed in rear and side yards to create private yards. G. Attached Dwellings shall incorporate scale, massing, rhythm, facade composition, materials, and color complementary to the desired Midtown Carmel District architectural character. Section 11. Landscaping Requirements. Section 11.1 Landscape Plans. A detailed and complete Landscape Plan shall be submitted with a Primary Plat, Secondary Plat, Development Plan, and/or ADLS application (whichever is applicable per Ordinance). The Landscape Plan shall include, at a minimum,the following: A. Location and spacing of existing and proposed plant material. B. Types of plant material identified by botanical and common names. C. Size of material, in diameter and height, at installation and maturity. D. Quantity of each of the planting materials to be installed. 13 Midtown Carmel PUD 2015.1.5 E. Methods of installing landscaped areas. Section 11.2 Landscaping Standards. Landscaping installed pursuant to this Midtown Carmel District Ordinance and the City's planting standards and best management practices shall be integrated with other functional and ornamental site design elements, such as landscape materials,paths, sidewalks, or any water features. A. The Landscape Plan shall exhibit a design that is integral and coordinated with other corresponding improvements for the site and which clearly demonstrates the function, location, size and scale of plants in relation to Building(s) and other site improvements, and to minimize conflicts with commercial signage. (See City of Carmel's Sign Ordinance Visual Guide — Available from the Department of Community Services) Section 11.3 Plant Materials. Landscaping materials shall be appropriate to local growing and climate conditions, and shall meet the requirements of the ANZI 60.1 Standards. Plant health and suitability, maintenance, and compatibility with site construction features shall be considered. Plantings shall be designed with diversity, structured patterns, and complementary textures and colors, and should reinforce the overall character of the area. A. Shade trees shall be at least two and a half inches (2.5") in caliper diameter when planted. B. Ornamental trees shall be at least one and a half inch (1.5") in caliper diameter when planted. C. Evergreen trees shall be at least six feet(6') in height when planted. D. Shrubs shall be at least eighteen inches(18") in height when planted. E. Recommended and undesirable Trees: (See City of Carmel's Recommended Tree List - Available from the Department of Community Services) F. Ground cover shall be of live plant material. Bark, stone, gravel and similar materials may be used in combination with a vegetative cover. G. Condition: All plants shall be of specimen quality, healthy, vigorous, well branched, densely foliated when in leaf, free of disease and insects eggs or larvae and shall have well-developed root systems. They shall be free from damage or conditions that would prevent normal growth. H. Diversity: Tree genus and species selections for a site shall coincide with the following chart. To achieve certain design effects, a greater number of the same tree genus and/or species may be approved by the Director or 14 Midtown Carmel PUD 2015.1.5 his/her designee. The following chart represents tree genus and species variation for any given site. An appropriate and diverse mix of plant sizes and materials shall be provided for all other plant material. Number of Trees Maximum % of Maximum %of Any One Genus Any One Species 1-19 50% 50% 20-39 33% 25% 40-59 25% 15% 60+ 15% 15% Section 11.4 Planting Standards A. Unless otherwise specified in this Ordinance, the dimensions and design of any planting area shall be sufficient to contain the landscaping material planted therein and to provide for proper growth. The planting areas shall contain topsoil which is free of non-soil material, brick and other building and construction material. B. Parking Lot Planting: Parking lot perimeter plantings and parking lot interior plantings shall be landscaped as follows: i) On-site parking lots or structured parking located along the side or rear lot lines of subject parcel(s) must be separated from the adjacent use with a planting area no less than five (5) feet wide. The minimum planting unit for this area shall include: four (4) shade trees and twenty(20)shrubs per 100 linear feet. ii) Except for covered structured parking, Parking Lot Interior Plantings shall be located within parking lots as landscaped islands, medians, traffic delineators, at the end of all parking bays, and between rows or parking spaces in a manner such that no parking space is located more than sixty-six (66) feet from a shade tree. A minimum of one (1) shade tree and five (5) shrubs shall be planted for every ten (10)parking spaces provided. C. When trees are planted within hardscape areas, they shall be planted in tree wells with approved drainage systems and soil volume replacement technologies. When a tree grate is used it must be capable of expansion and be expanded to accommodate tree growth. The dimensions of the tree well and grate shall be at least six (6) feet by six (6) feet by six (6) feet in depth. D. A vegetative cover shall be used for all landscaped areas except for mulched plantings beds containing trees and/or shrubbery and inert stabilization in areas subject to severe runoff or erosion. 15 Midtown Carmel PUD 2015.1.5 E. Screening. i) General areas: All air conditioning units, utility boxes, pad mounted transformers, HVAC systems, exhaust pipes or stacks, and satellite dishes shall be integrated into the overall building design or screened from the Street Right-of- Way and adjoining residential zones by using walls, fencing, parapets, penthouse screens, landscaping, camouflage or other approved methods. Access to these areas for maintenance purposes shall be designed into the plan. ii) Screening of outdoor storage, refuse and loading areas: All outdoor storage, trash and refuse containers and loading areas shall be screened from all streets and adjacent residential properties. An opaque screen at least six (6) feet in height comprised of plants, trees, walls or other opaque materials must be provided and the screening shall be the minimum height of the dumpster/compactor plus two (2) feet. F. Street Trees. Shade trees shall be planted along all streets within the right- of-way, parallel to the street and installed per City standards. This standard includes, but may not be limited to, streets and medians to be built. One shade tree shall be installed for every thirty to fifty feet(30'-50') of ROW length. Street trees are not required to be uniformly spaced. As per City standards, no street trees shall be planted in conflict with drainage or utility easements or structures, underground detention (unless so designed for that purpose), or within traffic vision safety clearances. Species shall be chosen from the City's published list of recommended street trees.Tree lawns should be a minimum of six(6) feet in width. G. Bufferyards. Perimeter and interior bufferyards shall not be required within the Midtown Cannel District. H. Foundation Plantings. i) Foundation plantings shall occur within planting beds at least five (5) feet in width, with exceptions for appropriate Driveways, courtyards, plazas and pedestrian access to Building(s) and Building(s) entrances. ii) The primary landscaping materials used shall be shrubs, ornamental grasses and ground cover. Plantings shall cover a minimum of seventy-five percent(75%)of the planting area. Section 11.5 Landscape Installation and Maintenance. A. All landscaping approved as part of a Secondary Plat, Development Plan, or ADLS shall be installed, weather permitting, prior to issuance of a 16 Midtown Cannel PUD 2015.1.5 Certificate of Occupancy for the first Building constructed on the portion of the Real Estate that is the subject to the approval of the Urban Forester. If it is not possible to install the approved landscaping because of weather or seasonal conditions, a temporary Certificate of Occupancy, which shall be conditioned upon a specified time to complete the installation of all uninstalled landscape material, may be requested. B. All landscaping approved as part of a Secondary Plat, Development Plan, or ADLS shall not be substantially altered, eliminated or sacrificed without first obtaining further Plan Commission approval. However, Minor Alteration and Material Alterations in landscaping may be approved by the Director and/or Urban Forester or his or her designee in order to conform to specific site conditions. C. It shall be the responsibility of the owners and their agents to insure proper maintenance of project landscaping and pond areas approved in accordance with this Midtown Carmel District Ordinance. This may include, but is not limited to, irrigation and mulching of planting areas, replacing dead or diseased plantings according to the landscape plan or a suitable substitute per the Urban Forester, and keeping the area free of refuse,debris,rank vegetation and weeds. D. Conflict with Utilities. Notwithstanding anything herein to the contrary, no tree shall be planted in conflict with drainage or utility easements or structures, underground detention (unless so designed for that purpose), or other rules, regulations or ordinances of the City. 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. E. Trees and shrubs shall be carefully selected and properly planted and maintained whereas they will not: i) Impair pedestrian access to sidewalks and structures; ii) Cause damage to nearby buildings or adjoining public improvements; iii) Interfere with aboveground and underground utilities, including access to aboveground and underground utilities; iv) Conflict with vehicles when parked; and v) Restrict or impair sight distance of motorists and bicyclists entering or leaving the site. 17 Midtown Cannel PUD 2015.1.5 Section 12. Lighting. Section 12.1 Street lighting shall be provided as part of all projects, on both sides of the street and spaced no less than one hundred (100) feet apart, and of a design per the adopted Midtown Carmel District revitalized industrial character and style as shown in Exhibit C. Section 12.2 All exterior architectural, display, decorative and sign lighting shall be generated from concealed, low level fixtures, except where a taller building might incorporate lighting that illuminates a lower level or other adjacent building within the Midtown Carmel District. Section 12.3 The maximum height of light standards in parking areas shall not exceed the building height, or twenty-five(25) feet, whichever is less. When light standards abut or fall within ninety (90) feet of single-family residential, their height shall not exceed fifteen (15) feet. The standards for maximum footcandle limits for the property lines shall be determined through the ADLS process. Section 12.4 Parking area lighting and street lighting shall be of uniform design and materials. Section 12.5 Exterior lighting shall be architecturally integrated with the building style, material and color. Section 12.6 No lighting that has been approved by the Plan Commission may later be substantially altered or eliminated without first obtaining further approval from the Plan Commission or a Committee thereof. However, Minor Alterations and Material Alterations of lighting may be approved by the Director or the Director's designee. Section 12.7 Exterior lighting of the Building(s) shall be located so that (i) light is not directed off the site and(ii)the light source is shielded from direct offsite viewing. Section 12.8 All street and/or building pole mounted and wall mounted fixtures shall have 90-degree cut off and/or flat lenses. Building(s) accent lighting shall be exempt from this provision, but shall be designed so that light is fully directed at the building façade. Section 13. Signs Section 13.1 The District shall comply with Chapter 25.07 of the Zoning Ordinance except for the following: A. Painted Wall Signs. Painted wall signs can be used to identify the name of the Building(s). B. Painted Wall Signs can be approved through the ADLS process. Color, design quality, and long term aesthetic will be used in making approval decisions. 18 Midtown Carmel PUD 2015.1.5 C. Painted wall Signs shall not obscure any architectural details of buildings. D. See examples of appropriate and desired painted signs in Exhibit C. Section 14. Development Procedure. Section 14.1 Approval of the Development Plan and ADLS. The required Development Plan and ADLS shall follow the adopted process by the Commission as prescribed in the City of Cannel Zoning Ordinance and Subdivision Control Ordinance. Therefore a Development Plan and or ADLS (whichever is applicable and governing per City of Cannel Zoning Ordinance and Subdivision Control Ordinance) approval shall be required prior to issuance of an Improvement Location Permits for this Midtown Cannel District. Section 14.2 Modification of Development Requirements (Zoning Waiver).The Plan Commission may, after a public hearing, grant a Zoning Waiver of any of the dimensional standards by less than ten (10) percent of the specified standard. Modification of the Development Requirements requested by the Developer may be approved by a Hearing Examiner or Committee designated by the Commission, after a public hearing held in accordance with the Commission's Rules of Procedure. However, any decision of a Hearing Examiner or Committee which approves or denies any requested modification may be appealed by the Director or any interested party (including the Developer)to the Commission, also in accordance with the Commission's Rules of Procedure Any approval of such waiver is subject to the following criteria: A. The proposal shall be in harmony with the purposes and land use requirements contained in the Midtown Cannel District. B. The proposal shall complement the overall Primary Plat,Development Plan, Secondary Plat and/or ADLS and the adjoining streetscapes and neighborhoods. C. The proposal shall not produce a site plan or street/circulation system that would be impractical or detract from the appearance of the Midtown Carmel District, and must not adversely affect emergency access in the area. D. If the Commission(acting through its Hearing Examiner or Committee) determines that the proposed modification will not have an adverse impact on development in the Midtown Cannel District, it shall grant a modification of the Development Requirements. In granting modifications,the Commission may impose such conditions at will, in its reasonable judgment, secure the objectives and purposes of this Midtown Cannel District. Section 14.3 Variances of Development Requirements. The BZA may authorize Variances from the terms of the Midtown Cannel District Ordinance, subject to the procedure prescribed in Chapter 30 of the Zoning Ordinance. Section 15. Controlling Developer's Consent. Without the written consent of the Controlling Developer, no other Developer, user, owner, or tenant may obtain any permits or 19 Midtown Cannel PUD 2015.1.5 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: Section 15.1 Improvement Location Permits for any improvements within the Real Estate; Section 15.2 Sign permits for any Signs within the Real Estate; Section 15.3 Building permits for any Building(s)within the Real Estate; Section 15.4 DP, ADLS, Primary Plat or Secondary Plat approval for any part of the Real Estate; and Section 15.5 Any text amendments, variances, modifications of development requirements or other variations to the terms and conditions of this Midtown Cannel District. Section 16. Violations and Enforcement. All violations and enforcement of this Midtown Cannel District Ordinance shall be subject to Chapter 34 of the Zoning Ordinance. Section 17. Exhibits. All of the Exhibits on the following pages are attached to this Midtown Cannel District Ordinance, are incorporated by reference into this Midtown Cannel District Ordinance and are part of this Midtown Cannel District Ordinance. [The remainder of this page has been intentionally left blank] 20 Midtown Carmel PUD 2015.1.5 EXHIBIT "A" LEGAL DESCRIPTION A part of the Southeast Quarter of Section 25, Township 18 North, Range 3 East of the Second Principal Meridian, Clay Township, Hamilton County, Indiana, more particularly described as follows: Commencing at the Southeast Corner of the Southeast Quarter of said Section 25, Township 18 North,Range 3 East;thence North 00 degrees 00 minutes 11 seconds West(Basis of Bearings: Indiana State Plane East Zone(NAD83)Coordinate System) 594.00 feet along the East Line of said Southeast Quarter to the easterly projection of the southern line of the tract of land granted to Hughey Construction Company("Hughey tract")(recorded as Deed Book 151,page 68 in the Office of the Recorder of Hamilton County, Indiana);thence South 89 degrees 12 minutes 20 seconds West 353.00 feet parallel with the South Line of said Southeast Quarter and along said projection to the southeastern corner of said Hughey tract, being the POINT OF BEGINNING of this description;thence continue South 89 degrees 12 minutes 20 seconds West 363.22 feet along the southern line of said Hughey tract and its westerly projection to the eastern right-of-way line of the Monon Trail as quitclaimed to the City of Carmel, Indiana("Monon Trail") (recorded as Instrument Number 200500010925 in said Recorder's Office) (the following four(4)courses are along the eastern right-of-way of said Monon Trail); (one)North 00 degrees 51 minutes 12 seconds West 380.83 feet; (two) South 89 degrees 12 minutes 20 seconds West 17.50 feet; (three)North 00 degrees 51 minutes 12 seconds West 262.27 feet; (four)North 89 degrees 12 minutes 20 seconds East 22.42 feet to the western line of said Hughey tract;thence North 00 degrees 51 minutes 12 seconds West 1.25 feet along the western line of said Hughey tract to the northwestern corner thereof;thence North 89 degrees 43 minutes 53 seconds East 1.75 feet along the northern line of said Hughey tract to the southwestern corner of the 0.50-acre tract of land granted to South Construction Company("South tract") (recorded as Instrument Number 2007016483 in the Office of the Recorder of Hamilton County, Indiana) (the next two(2) courses are along the boundary of said South tract); (one)North 00 degrees 53 minutes 13 seconds West 150.00 feet; (two) degrees 43 minutes 52 seconds East 35.00 feet;thence )North 89 de g e South 00 degrees 53 minutes 13 seconds East 150.00 feet parallel with the western line of said South tract to the southern line thereof, being the northern line of said Hughey tract;thence North 89 degrees 43 minutes 52 seconds East 288.05 feet along the northern line of said Hughey tract and the southern lines of said South tract and the southern line of the 0.50-acre tract of land granted to South Construction Company("Tract 1") (recorded as Instrument Number 2007052030 in said Recorder's Office);thence North 00 degrees 00 minutes 16 seconds West 149.99 feet along the eastern line of said Tract 1 to the northeastern corner thereof;thence South 89 degrees 43 minutes 52 seconds West 15.03 feet along the northern line of said Tract 1 to the 21 Midtown Cannel PUD 2015.1.5 southeastern corner of the 0.22-acre tract of land granted to South Construction Company("Tract 3")(recorded as Instrument Number 2007042813 on said Recorder's Office);thence North 00 degrees 15 minutes 00 seconds West 40.00 feet along the eastern line of said Tract 3 to the northeastern corner thereof;thence South 89 degrees 43 minutes 52 West 275.77 feet along the northern line of said Tract 3 and its westerly extension to the southwestern corner of the 0.04- acre tract of land granted to Reeder& Kline Machine Company("R&IK tract")(recorded as Instrument Number 2007042815 in said Recorder's Office);thence North 00 degrees 53 minutes 13 seconds West 47.75 feet along the western line of said R&K tract to the northwestern corner thereof, being the southeastern corner of the 1.75-acre tract of land granted to Carmel Rentals, Inc. ("Rental tract")(recorded as Deed Book 234,page 64 in said Recorder's Office);thence North 00 degrees 48 minutes 15 seconds West 114.18 feet(115.50 feet—Deed) along the western line of said Rental tract to the northwestern corner thereof,being the southwestern corner of the 0.1378-acre tract of land granted to Reeder&Kline Machine Company("Machine tract")(recorded as Deed Book 318,page 307 in said Recorder's Office);thence North 00 degrees 53 minutes 10 seconds West 100.00 feet along the western line of said Machine tract to the southern right-of-way line of Third Street SW;thence continue North 00 degrees 53 minutes 10 seconds West 30.10 feet to the intersection of the northern right-of-way line of said Third Street SW with the eastern right-of-way line of said Monon Trail, being the southwestern corner of the tract of land granted to Reeder and Kline Machine Company, Inc. ("Reeder tract") (recorded as Deed Book 340, page 480 in said Recorder's Office);thence continue North 00 degrees 53 minutes 10 seconds West 90.90 feet along the common line of said Monon Trail and said Reeder tract to the northwestern corner thereof;thence North 89 degrees 02 minutes 10 seconds East 327.64 feet parallel with the North Line of said Southeast Quarter and along the northern line of said Reeder tract and its easterly projection to the northerly projection of the western line of the tract of land granted to First One, LLC ("First tract")(recorded as Instrument Number 200400045237 in said Recorder's Office);thence South 00 degrees 29 minutes 37 seconds East 91.86 feet along said projection and said western line to the southwestern corner thereof;thence North 88 degrees 35 minutes 35 seconds East 24.38 feet along the southern line of said First tract to the western line of the tract of land granted to K& E Keltner, LLC ("Keltner tract")(recorded as Instrument Number 2007037748 in said Recorder's Office);thence South 00 degrees 00 minutes 11 seconds East 103.47 feet parallel with the East Line of said Southeast Quarter and along the western line of said Keltner tract to the northern line of the 0.16-acre tract of land granted to Julie L. Fernatt("Fernatt tract") (recorded as Instrument Number 200100056970 in said Recorder's Office);thence North 89 degrees 12 minutes 20 seconds East 96.43 feet parallel with the North Line of said Southeast Quarter and along the northern line of said Fernatt tract to the northeastern corner thereof, being the northwestern corner of the 0.39- acre tract of land granted to S &J Real Estate, LLC ("S&J tract") (recorded as Instrument Number 200500005055 in said Recorder's Office);thence South 00 degrees 00 minutes 11 seconds East 47.00 feet along the common line of said Fernatt and S&J tracts to a point lying 22 Midtown Cannel PUD 2015.1.5 22.00 feet(measured northerly in a perpendicular direction) from the southern line of said S&J tract;thence North 89 degrees 12 minutes 20 seconds East 243.55 feet parallel with said southern line to the East Line of said Southeast Quarter;thence South 00 degrees 00 minutes 11 seconds East 575.96 feet along said East Line to the POINT OF BEGINNING, containing 13.626 acres, more or less. 23 Midtown Carmel PUD 2015.1.5 EXHIBIT "B" REGULATING PLAN (SEE ATTACHED DOCUMENT) 24 Midtown Carmel PUD 2015.1.5 M 4 11 %\t0:4t, � OLD TOWN DEVELOPMENT - MIDTOWN CARMEL, IN I Regulating Plan ' Y Draft: 2014.12.11 tilif RATIO REGULATING PLAN ISITE BOUNDARY MAP t -. • . _ Iiii . i ` , m i ! : J1 • .. ' Z , W ri �.0 a r n o 41- 17 R 'ALLEY . A ,\\ A Q L 1 z . 1 � .. t s • � R / t" j �� 1��.- "'—��a w � 1 , ' x\� ' � T 4TH STREET SW . i '°""�' A, _ • c‘ ��rx .-sue _+ •'FFr 1 = 'r, . k ffvii i r W W � t SAG p O' Q 9, t t t i t ? • C r.� I Z Z = F wl r ■ L$ e • 3 1�1�1�'L i r 3; ; - 1 W r ':, 1 ici W • . I # I _ • i 1 3 r ' - - - ^ 1 41 1. H 4Q _ ,'w �tm i Z` _ ,•ce r r _ j I •X 1 —::r II _ . .4 ■ , f brHSrPEEr Sw Legend 7' t- ` ' SITE BOUNDARY --, - MOM District Boundary t It 4" r CARMEL MIDTOWN DISTRICT [,'' i •_ • . (Not to Scale) N P 2 I Carmel Midtown Regulating Plan SUB - DISTRICTSIREGULATING PLAN The four Sub-Districts defined within the Carmel Midtown District describe the intensity, type of uses (in general) and the design intent of the PUD. The four Sub-Districts within Midtown are defined as follows: Block 1&2: Sub-District is a mixed-use commercial and office Sub-District with street and surface parking.This includes a total of 89,300 s.f.retail space and 189,800 s.f.office space.This Sub- District also includes features such as a 180'x 200'(36,000 s.f.) neighborhood park/plaza,connections to the Monon Trail/Monon Avenue and Typology B on 4th Street SW. Block 3:Sub-District is a residential district with a focus on multi- unit flat type units.This Sub-District is designed to accommodate 220 market-rate rental units and includes a parking structure which will provide 330 spaces for residents. Block 4: Sub-District is mixed-use retail and office wrapping a parking garage on Rangeline Road. This includes 25,500 s.f. of retail and 76,500 s.f.of office. Block 5: Sub-District is a 2 story retail and office development with 6,500 s.f.of retail and 6,500 s.f.of office space. The four Sub-Districts within the Carmel Midtown District each exhibit a mix of form typologies. Sub-District specific build-to lines, number of allowed building levels,curb cuts,and residential driveways are governed by both the Sub-District and associated road typology. As such,these are described in greater detail within the forthcoming pages. 9 9P 9 Not withstanding anything contained herein to the contrary, the Sub-Districts may incorporate any mixture of acceptable uses as defined in Exhibit D. S'd RATIO Draft:December 2014 1 3 REGULATING PLAN ISUB - DISTRICTS -.MI7 •,111Fri -; I 11 II i • 11,,,,l' '' ''''' '' II rn r '111 L., -- ., ,, e i - pimimoni41 • # A ' . . .V. ..z moo \ \ , ----------- . ,, 2ND STREET SW Iii . i......_.. ......„_ .. ...... i I • - ... _ 14 A ALLEY ft. ix .., .. .. .. . — .L. .1 6 1 g I°. BLOCK 1 I ;*4 r =-'',1',..4" •-■ 1 , . • rA I I r • ;1,III. -- \ ';‘,4 t ■ . . ' ' .■ ., i 3RD STREEsTii,STV.. 4...7,, " 1111111.11 t .''. ,i-..1■■-■ "ligt- idow..s g 2ii 1 I 4 k /111)11 Ilk-, -.--.: • i 4TH STREET SW 1:T________S. I D'i • i BLOCK 2 , v 1 • .00•6ire.miii6.....1.......lii BLOCK 4 z I , .., ,.„ z,..'_— ■ . __ _ map .11 L>' 5TH STREET SW BLOCK 5 , . : , .,,i ........ . 1 - . i i BLOCK 3 — 1 1 - , - c -1 . - t,., ..•,:t... 7 giii,:-.1 . - 1 ,.. t i fif . 0 , • ..- --, ....?1 ii 41, A 0 .4','■'4 ,' ? 1'..„. ,, , ;II;I. I C _ • - , • %,t, . _I.,. , , • " ,r,..11•4••••• • ir.`41.- .11 . TR .__- . J__ 11 -I - . WI 1 . - 6TH STREET SW r ,_, • •• •• a --- SITE BOUNDARY 1 - LEGEND r - 71 i I* ... ... . •1 MI 1= Site Boundary lit -- .... . ... ... I ME= Improvements in existing ROW • ____ , Improvements in new ROW . .. - A (Not to Scale) 41 Carmel Midtown Regulating Plan DEVELOPMENT CONCEPT I REGULATING PLAN 3 .,, 3 as '^ W o W D W cc z z n z W W Z u -y. W J a F.. N , a kE r LA ■ J • a W' I• o BLOCK o I r __ • __ Sw O, f' BLOCK Id 3 m z I • '. a ,.�.� 1 BLOCK 4 Z � 1 a . z I Ilr o 1 re) , SUBSTATION " STRUCTURE LEGEND 11�11u∎O= U 13 4U ... M.,-= ■1fis1mi Site Boundary • ; • 1 `-E, ' W 10-13-11 Property Line I _ZM ■ Building Area LOCK ._ ' •(Residential,Office&Retail) , , N Iflr Plaza Location ~ . Parking Structure BLOCK ---, i 1 Street Type ; • I > _ ii c Type a. Monon Avenue(see page 16) ) ' I I c I© Type b. 4th Street SW(see page 17) • I z o 0 m Type c. Side Street(seepages 18-19) d Type d. RangelineRoad • I On Street Parking I f IIIIIIIIIIIIIII Driveway Locations(ideal) • 1 martimiiti v r� Monon Trail �� —. - ry\ (Not to Scale) Note:The graphic depicted above is descriptive of how the regulations described within this plan would effect a development concept. Final block,building locations, and types are subject to change. ►VIle, RATIO Draft:December 2014 15 REGULATING PLAN I BLOCK 1 BLOCK 1:REGULATING PLAN I Illy - I I I 1 1 1 $ 1 0 0 i IJ Q r z Ilis z 0 2 0 mm 12 Em I ' i i• M i, an m Al ai l 0 i raw- am a. 4m)..... I ■ n . n IL,.img 9_g.is gal r■ ■ ami Iw It i. I 1 LEGEND PARKING STRUCTURE Emu= Site Boundary Street Type t t ,.m.... Property Line 0 Type a. Monon Avenue(see page 161 Building Area O Type b. 48iStreetSW(seepage 17) (Residential,Office&Retail) . Type c. Side Street(see pages 18-19) ;;T Plaza Location d Type d. Rangeline Road Parking Structure On Street Parking !muumuu Driveway Locations(ideal) (Not to Scale) MI Monon Trail Note:The graphic depicted above is descriptive of how the regulations described within this plan would effect a development concept. Final block,building locations, and types are subject to change. 61 Carmel Midtown Regulating Plan BLOCK 1 I REGULATING PLAN BLOCK 1:REQUIRED STANDARDS ■ I - gi 10' ® SH Tr FF This massing model is illustrative of the development standards in the table below. While the whole block isn't shown,this example is indicative of the requirements described below. LC LOT Max 100% COVERAGE I. — LA LOT AREA Min:None j; . LW LOT WIDTH Min.None I'. a tai. l y - Min:O'from ROW '1 MinFRONT FACADE Max'10'from ROW FF ZONE (Steps.porch's and other appurtenances excluded from measurement) f g_ _ Min:6'Wide LANDSCAPE (Specified by street YARD typologies starting on page 15) ! :10'Wide LS SIDEWALK Max None SW (Specified by street WIDTH typologies starting on page 15) I SH STREETWALL Min.•3story HEIGHT Mar 5MI' INDEX MAP Min:10'1st floor,9'all FH FLOOR CEILING other floor's HEIGHT Max:N/A Fe RATIO Draft:December 2014 17 REGULATING PLAN I BLOCK 2 BLOCK 2:REGULATING PLAN r ■ ice ■ MIME ■ =II I M - AMMO - IMIL.1111. _ Est A gtrfR7 0 0 .. BLOCK 2 1 i 1 ii 8 ■ - I ill f 1 I .: _ I II' 1 1 PARKING II 1 V V ' 1' 1 1• I / 1 4 r 1 ■ ■ I ■ ■ i ■ ■ ■ • • • ■ ■ ■ • . . ..: 1 LEGEND __ . ■1-1- Site Boundary Street Type _ I ,....... Property Line 0 Type a. Monon Avenue(see page 16) Building Area Cl) Type b. 40 Sheet SW(seepage 17) (Residential,Office&Retail) © Type c. Side Street(see pages 18-19) Plaza Location d Typed. Rangeline Road Parking Structure On Street Parking A/ \ (Not to Scale) IIIII1111111111 Driveway Locations(ideal) Monon Trail Note:The graphic depicted above is descriptive of how the regulations described within this plan would effect a development concept. Final block,building locations, and types are subject to change. 81 Carmel Midtown Regulating Plan BLOCK 2 I REGULATING PLAN BLOCK 2:REQUIRED STANDARDS _ It Nsh... _....______. �- -,_--_ 707\ cf -___ cfr gl SH \____ --- FF lirigellilillegiorc(3c53°. This massing model is illustrative of the development standards in the table below While the whole block isn't shown,this example is indicative of the requirements described below. LOT Max:100% _ 1: 1 ` ) r- g. ,i r , E I 1, r.-7-77. LC COVERAGE 4'_t ` ` LA LOT AREA Min:None I ." ,� .. -- ' LW LOT WIDTH Mina None -- Min:D'from ROW FRONT FACADE Max:10'fromROW FF ZONE (Steps,porch's and other appurtenances excluded from measurement) J _ Min:6'Wide ,�_ LANDSCAPE (Specified by street YARD typologies starting on f page 15) Min:10'Wide • • SIDEWALK Max None SW WIDTH (Specified by street typologies starting on page 15) STREETWALL Min::3story - SH HEIGHT Max 5story INDEX MAP Min:10'1st floor,9'all FH FLOOR CEILING other floor's HEIGHT Max.N/A IR RATIO Draft:December 20141 9 REGULATING PLAN I BLOCK 3 BLOCK 3:REGULATING PLAN r1 d 11 i i r i,4 SUBSTATION t 1,..( PARKING I I _ STRUCTURE ...i1i 1 I tr I 111 11- III __--_ Inlniinlln w r- .. -s wauimAARN (0 t r F s 4*s I , 0—' (--) ' '' — ;Ili 04 st BLOCK 3. 2 E - � E 101 , ' :1,04, , . • . --.. I onaig0 -- I --------- -- • LEGEND •i-u— Site Boundary Street Type ,....-.. Property Line . Type a. Monon Avenue(see page 16) Building Area ® Type b. 4th Street SW(see page 17) Residential,Office&Retail 0 Type c. Side Street(see pages 18-19) Plaza Location d Type d. RangelineRoad Parking Structure On Street Parking in lllilllllll l Driveway Locations(ideal) (Not to Scale) IIIIIII Monon Trail Note:The graphic depicted above is descriptive of how the regulations described 9 P P P 9 within this plan would effect a development concept. Final block,building locations. and types are subject to change. 10 1 Carmel Midtown Regulating Plan BLOCK 3 1 REGULATING PLAN BLOCK 3:REQUIRED STANDARDS _3 -- _ \\ 9' _.--- �� SH FH 9' _ --s" y` ,. LS 10, FF SW This massing model is illustrative of the development standards in the table below. While the whole block isn't shown,this example is indicative of the requirements described below. LC LOT Max. 100% 1_ COVERAGE • LA LOT AREA Min:None ''; LW LOT WIDTH Min:None t:; , , - - - - –. Min:0"from ROW FRONT FACADE Max. 10'from ROW FF (Steps,porch's and other 11,-1 ZONE appurtenances excluded 31 from measurement) r Min:6'Wide _ LANDSCAPE (Specified street (Spec ed bys ee t I I LS YARD typologies starting on 1 I page 15) Min:6'Wide I. SIDEWALK Max:None v. SW (Specified by street WIDTH typologies starting on page 15) • IJ SH STREETWALL Min:2Story HEIGHT Max:5story INDEX MAP Min.:10'1st floor,9'all FH FLOOR CEILING other floor's HEIGHT Max:N/A ►Y'5 RATIO Draft December 2014111 REGULATING PLAN I BLOCK 4 BLOCK 4: REGULATING PLAN ' 1111-�1 MID 1 OO u 1 BLOCK 4 I di, i1 1 SUBSTATION 1 11 1 1 PARKING STRUCTURE 111 it- i. . 1 tual-s—a III/-E-N-E—N-E-... 11111--•-•-•--•-•-•- i 111111111 Oil= LEGEND ■i m t m Site Boundary Street Type r.■..■■. Property Line Q Type a. Monon Avenue(see page 16) ■ Building Area O Type b. 4diStreetSW(seepage 17) (Residential,Office&Retail) ®C Type c. Side Street(see pages 18-19) ® Plaza Location ((d Typed. Rangeline Road Parking Structure On Street Parking A/ \ (Not to Scale) IIIIIIIIIIIIIII Driveway Locations(ideal) Monon Trail Note:The graphic depicted above is descriptive of how the regulations described within this plan would effect a development concept. Final block,building locations, and types are subject to change. 1 2 I Carmel Midtown Regulating Plan BLOCK 4 I REGULATING PLAN BLOCK 4:REQUIRED STANDARDS -11.----411111111111111101r1 . -- s 4IM FF gp � - 7 2 LS -FH` , 1, y x_ This massing model is illustrative of the development standards in the table below. While the whole block isn't shown,this example is indicative of the requirements described below. �� LOT Max:100% COVERAGE • !: - LA LOT AREA Min:None • LW LOT WIDTH Min:None - .... Min:0'from ROW FRONT FACADE Max:10'fromROW FF ZONE (Steps,porch's and other �� appurtenances excluded from measurement): '. 71_ Min::6'Wide LS LANDSCAPE (Specified by street YARD typologies starting on 71 page 15) Min:10' SIDEWALK Max:N/A SW (Specified by street W I DTH typologies starting on page 15) • SH STREETWALL Min:2story HEIGHT Max::5story INDEX MAP Min:10'1st floor,9'all FH FLOOR CEILING other floor's HEIGHT Max:N/A El RATIO Draft:December 20141 13 1 REGULATING PLAN I BLOC < 5 BLOCK 5:REGULATING PLAN , 1 SUBSTATION " 1 1 ' 1 PARKING III I i STRUCTURE 0 O i i1i - - 1 o ® . . e iii i 1 1 1 2 aro ' BLOCK 5 a IL 1 1 I I , t , ll 1 I I Rill 0 . ._• -- a 1 LEGEND •u1 m Site Boundary Street Type I ,.-..-.. Property Line ® Type a. MononAvenue(seepage 76) ■ Building Area O Type b. 4th Street SW(seepage 171 (Residential,Office&Retail) © Type c. Side Street(see pages 18-19) Mr' Plaza Location d Typed. Rangeline Road Parking Structure On Street Parking A/ \ (Not to Scale) IIIIIIIIIIIIIII Driveway Locations(ideal) ION Monon Trail Note:The graphic depicted above is descriptive of how the regulations described within this plan would effect a development concept. Final block,building locations, and types are subject to change. 141 Carmel Midtown Regulating Plan BLOCK 5 I REGULATING PLAN BLOCK 5:REQUIRED STANDARDS 4 ea S( This massing model is illustrative of the development standards in the table below. While the whole block isn't shown,this example is indicative of the requirements described below. LOT Max:100% LC COVERAGE ,T`° LA LOT AREA Min:None 1 LW LOT WIDTH Min:None 1 6 I. Min:0'from ROW =i' I° Max:10'from ROW s FF FRONT FACADE (Steps,porch's and other ZONE appurtenances excluded from measurement) Min:6'Wide I :I - _ LS LANDSCAPE (Specified by street YARD typologies starting on page 15) Min:10'Wide SIDEWALK Max:N/A 1 SW (Specified by street WIDTH typologies starting on page 15) SH STREETWALL Min:2story HEIGHT Max:5story INDEX MAP Min:10'1st floor,9'all FH FLOOR CEILING other floor's HEIGHT Max.:N/A VISIRATIO Draft:December 2014 I 15 REGULATING PLAN I STREET TYPOLOGIES The three Street Typologies defined within the Carmel Midtown District contain the design intent of the street and are illustrated in the following pages. The three Street Typologies within Midtown are defined as follows: Type A: Monon Avenue. This street typology is designed to be constructed in phases and utilizes a 130' Right-Of-Way(65' Half ROW shown). This street allows both vehicular and pedestrian uses with the Monon Trail routed to the center.This typology also accommodates on street,parallel parking. Type B: 4th Street SW. This typology is designed with 4th Street SW as collector, thru street that will be the "Gateway to Midtown". This typology utilizes a 100' Right-Of-Way with on street parking,wide sidewalks and landscaped medians designed to instill a sense of place with active street life and neighborhood commercial core. Type C: Side Street (5th St SW, 6th St SW, 1st Avenue SW). This typology is designed to be accommodative and utilize a 70' Right-Of-Way. As depicted this street typology features a flexible design to accommodate on street parallel and perpendicular parking while still providing ample pedestrian space. NOTE: Option 2 of this typology will include a minimum of one planter box per every ten spaces. Type D: Rangeline Road. Shall be designed pursuant to transportation plan. 16 l Carmel Midtown Regulating Plan STREET TYPOLOGIES ' REGULATING PLAN STREET TYPOLOGY OVERVIEW t .-.. I , 1 -,. • 04 al I.• ' is•Ill- 2L" : _ 4 ce 6.1 " , z ...--e- f..1 , t _ -, 4 ce 1 2HCISTFtEETSW–--------T-- ri 161P--Al - 1_. • , , 11 A i A/-, .,;. v,' re"■■• .. IP "0,' I I I A 1 - ,,,, ,h, 1ALLEY- 0,7"--" 4 L,..t- ... ‘ t.'' - - 1 , r.,. vk.- Oa. !- -- 1 1 - ' 1 ''''''' 1- 47 z it- si- i in. 1 . :=,' -' \ \ o z - — 3RD STREETSW— -----, \ \ I 1 ' 0 , IN - ■ i2LaIneami,,-- .2—adts,1—,- . • .... . ,,, slik . = .....—■1■In.......... "022 ° i ... __. . .• .. ...,____ 1.:- , - 4TH STREET:SW '111 'r- 0 -•■■••••■ ...... ... ---M■1■1+.0•411■,,, - - h ■ 1 u., z ..... .......... -.. ->, 00161, i Al z imimINIIIIIIIIN •..,, --- • d • ' leamemo i , ,..:. .... J s*-i I 2 ' :; .■Fl." .. I Q I --,• . - .,.. =:-.':.1Zafft: .? 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F ur---ft— - , , , -------= t .. . . ii m1=1 Site Boundary I Al (Not to Scale) I ir li M5 RATIO Draft:December 2014 117 1 REGULATING PLAN I STREET TYPOLOGY A STREET TYPOLOGY A: MONON AVENUE r 3W ROW 2' 11' 2' B' 12' Drive Bumpout Sidewalk Lane (Parking Behind) ROAD TYPOLOGY 0 MONON AVENUE L (Not to Scale) 181 Carmel Midtown Regulating Plan STREET TYPOLOGY B ( REGULATING PLAN STREET TYPOLOGY B:FOURTH STREET SW A [i , A._*,,,, S LI . .. 12.5' 4' 8' 'r S' 11' 11' 8' z' 8' 4' 12.5' Sidewalk Open Parking/ Drive Drive Parking/ Open Sidewalk Space i Bumpout Lane lane Bumpout Space • ROAD TYPOLOGY I- b'—{ FOURTH STREET SW (Not to Scale) Note:4'area is additional paved flex space. El!.i. RAT I 0 Draft December 2014 119 REGULATING PLAN I STREET TYPOLOGY C STREET TYPOLOGY C: SIDE STREET(OPTION 1) 4_ a. i'r r r • 111111' "ter 15' 7' 2' 11• 11' 2 7' 15' Sidewalk/Flex Parking/ Drive Drive Parking/ Sidewalk/Flex Bumpout Lane Lane Bumpout ROAD TYPOLOGY 1—i c,--i SIDE STREET L_. (Not to Scale) 20 1 Carmel Midtown Regulating Plan STREET TYPOLOGY C ' REGULATING PLAN STREET TYPOLOGY C: SIDE STREET(OPTION 2) :w= ..:d 6' Z' 18' 11' 11' 1 B' 2' 6' Parking Drive Drive Parking Lane Lane ROAD TYPOLOGY I— c --1 SIDE STREET (Not to Scale) 2% RAT i 0 Draft Dezember 2014 21 EXHIBIT "C" CHARACTER IMAGES (SEE ATTACHED DOCUMENT) 25 Midtown Carmel PUD 2015.1.5 C/3 C C.73 . . . C/D .,,..--...•_- - ,.-_, ..... .• 9 i91 a".." V H G • -• —SMALL Ira —1=1 •_ 115p=NERmipir..1.,---, C13 ..._ -II ... ...., ..... . = 1 .'•. . ilt" .. .,, , . . ....1,,i • . . P • i ' ' 1 r I .._ CO !'-‘11fli ■I , •' . iie ilith;.' : 1 I - I : : i ,.. ___1_,. r ...... • 1=■ :•"-*-.:'-': "''- — ^-,----",7-.1...4. :',,,-.."0"" I C/3 911111 "1111 i.■.' .....:...t....1 ,:h-,- ',.f a] 1111:1',. ''' '• .: ' . :::::: ! 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Character Images ,..j, z EXHIBIT "D" SCHEDULE OF USES (SEE ATTACHED DOCUMENT) 26 Midtown Carmel PUD 2015.1.5 Use Table P=Permitted Use A=Accessory Use Residential Uses Single Family Dwelling P Two Family Dwelling P Multiple Family Dwelling P Accessory Dwelling P Attached Dwelling P Home Occupation A Residential Kennel A Bed & Breakfast Inn P Model Home P C/3 Boarding or Lodging House P Nursing/Retirement/Convalescent Facility P Continuing Care Retirement Community (CCRC) P Private Swimming Pool, etc. P Office Uses Clinic or Medical Health Center P 0 Research Laboratory / Facility P General Offices P Professional Office P Training Facility P Institutional Uses Public Service Facility P Q� Educational Uses School, Trade or Business P v College or University P C/] Day Nursery/Day Care P Retail & Service Uses General Retail Sales P General Service P Automobile/Truck Repair (indoor) Dry Cleaning Establishment (without on-site plant) P - Financial Institution (with or without drive-thru) P • Automated Teller Machine (ATM) P Food Stand P Roadside Sales Stand P u J Self-Service Laundry P Tattoo Studio P Veterinary Hospital without commercial kennel P Ad". MrlG TOWN ■ A N M F L Use Table P=Permitted Use A=Accessory Use Cultural / Entertainment Uses Art Gallery P Art & Music Center P Hotel P Hotel (Full Service) P Indoor Theater P Outdoor Theater P Q Catering Establishment P � Restaurant, without drive-thru food sales P Restaurant, with walk-up/drive-thru food sales P** Meeting or Party Hall P Museum P Tavern/Night Club P Industrial Uses Light Industrial P • Storage and/or Warehousing, Indoor P 0 Light Manufacturing P Printing/Publishing Establishment P ap Storage/Distribution Facility P Recreational Commercial Recreational Facility, Indoor P -Q Commercial Recreational Facility, Outdoor P Community Center P Private Club or Lodge P V Park, Public P Temporary Uses C/3 _Model Home P Sales, Outdoor P Sales, Seasonal Outdoor P 0 Special Event, Outdoor P -4--1 Parking Lot P - — Transportation/Communication Uses Private Parking Lot P • — Private/Public Parking Garage P Cell Tower P* X Antennas P I---I I *Cell Tower shall require a special use approval **See Section 4.1 for limitation 4"Ifilii. -ETA R P F E� This Ordinance shall be effective upon its passage by the Council and approval by the Mayor of the City,in accordance with Indiana Code 36-4-6 et seq. nQ' ADOPTED by the Common Council of the City of Cannel, Indiana this c day of lah 2015,by a vote of (o ayes and 0 nays. COMMON COUNCIL FOR THE C Y OF CARM Pr ding Of r K vin D.Rider President Pro emp r , ichard L. Sharp Carol Schlei Jr 1\i07- Po Es>r krr- R s . Carter W.Eric eid: sticker v►1 __ ...1■11 .m / uci Sn ,er / ATTES ' J Diana L. Cordray,IAMC, Clerk-Tr urer a Presented by me to the Mayor of the City of Carmel,Indiana this3 day of inotc_i_ 2015,at *:a9 A.M. /A/Litt-4-1A • 1 Diana L. Cordray, IAMC, Clerk-Trea- ;r Approved by me,Mayor of the City of Carmel,Indiana,this `l-day of n 2015,at l 0:aS A-.M. J es Brainard,Mayor ATTEST: /6--A4 k-4/0 d - e A Diana L. Cordray,]AMC, Clerk-Treasurer Prepared by: Andrew S. Greenwood,Esq., Old Town Development L.L.C., 1132 South Rangeline Road, Suite 200/Carmel, IN 46032/317-341-5909. 27 Midtown Carmel PUD 2015.1.5