Ordinance Z-654-20_07-20-20
146th & Monon PUD
Townhome Community
Rezone Request
Z-654-20
REZONE REQUEST
CITY OF CARMEL, INDIANA
July 20, 2020
Carmel City Council
Applicant: Estridge Development Management, LLC
Attorneys: Nelson & Frankenberger, LLC
James E. Shinaver, Attorney
Jon C. Dobosiewicz, Professional Land Planner
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TABLE OF CONTENTS
1. Summary of Plan and PUD Ordinance Modifications
Plan Commission Certification of Favorable Recommendation
2. Site Location Map
3. Illustrative Site Plan
Illustrative Site Plan over Aerial
Engineered Site Plan over Aerial
4. Perspective Illustrations
5. Engineered Site Plan
6. Parking Plan Exhibit (Revised: 11-14 additional spaces)
7. AC, Mail and Trash Enclosure Exhibit
Fence Design and Location Exhibit
8. Distance and Context Exhibits
9. 146th & Monon PUD Ordinance (Z-654-20)
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TAB 1
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EXPLANATION
The Petitioner, Estridge Development Management, LLC, (“Estridge”) has filed an rezone
application pertaining to three (3) parcels of real estate that consist of approximately 1.258 acres
that are located south of and adjacent to 146th Street, west of and adjacent to Rolling Hill Drive and
east of and adjacent to Rohrer Road and the Monon Trail (collectively, the “Real Estate”). The Real
Estate is shown on the site location exhibit behind Tab 2.
Estridge is seeking to rezone the Real Estate from its current R-1 Residential zoning
classification to the “146th & Monon Planned Unit Development Ordinance” (“146th & Monon
PUD”) in order to develop a well-designed, high-quality for-sale residential townhome community
on the Real Estate that will consist of 15 townhomes with anticipated prices ranges of
approximately $400,000 to $500,000.
Behind Tab 3 is the revised conceptual site plan. A more detailed revised engineered site
plan is also provided behind Tab 5. Items of note regarding the site plan include: (i) while 3 curb
cuts currently exist onto 146th Street, access to the townhome community will be from an entryway
drive on Rolling Hill Drive; (ii) front elevations of the townhomes face the Monon Trail, 146th
Street and Rolling Hill Drive; (iii) each townhome will accommodate 2 cars in the garage, as well
as an additional 30 guest parking spaces outside of garages; and (iv) significant landscaping in the
form of foundation plantings, street trees and buffer planting are also provided and have been
enhances as noted in the summary on the following page. Behind Tab 4 are perspective renderings
of the townhomes. Primary building materials will consist of brick, masonry, hardi-plank and
significant window treatment. The 146th & Monon PUD (behind Tab 9), includes specific
architectural design requirements to ensure that the townhome design is unique and attractive.
Additionally, the standards of the Ordinance requires substantial compliance with design as shown
in the illustrations include behind Tab 4.
In regard to the Comprehensive Plan, an analysis is provided on the last page of this Tab 1
addressing the land use policies and objectives of the Comprehensive Plan. Additionally, the
Department Report dated June 16, 2020 provides a Comprehensive Plan analysis.
The request had a public hearing at the April 21, 2020 Plan Commission meeting. It was
further reviewed by the Residential Committee on May 5th and June 2nd. The review has resulted in
several enhancements and modifications to the plan and ordinance which are detailed on the
following pages.
The Request received a Favorable Recommendation from the Plan Commission on June 16,
2020 and we look forward to presenting the Request to you on July 20, 2020.
Respectfully submitted,
________________ _________________
Jim Shinaver Jon C. Dobosiewicz
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SUMMARY OF PLAN AND ORDINANCE MODIFICATIONS
On June 16, 2020, the Plan Commission voted to forward the Rezone request to the
Common Council with a Favorable Recommendation for adoption of the Rezone Request. As a
result of the Plan Commission review process, Estridge made the following project modifications
and enhancements:
1. Illustrative Site Plan and Engineered Site Plan: Behind Tab 3 is the revised Concept
Plan. A more detailed engineered site plan is provided behind Tab 5. Items of note
regarding the site plan modifications include:
a. The addition of fourteen (14) parking spaces. See item 4 below for a summary of
parking changes.
b. Significant landscaping enhancements along the south property line. See item 5
below for an additional summary of landscaping modifications. The addition of
landscaping along the south perimeter of the site and in the southeast corner along
Rolling Hill Drive assist if further screening parking and providing an appropriate
transition.
c. Mail delivery and trash pick-up have been addressed. Tab 7 includes a detail plan
illustrating the location for mail delivery and a trash enclosure has been added to the
plan. The trash enclosure will be constructed of masonry material to match the
dwellings. The common mail box has been position to permit a vehicle to stop and
collect mail.
d. The front elevations of the townhomes face the Monon Trail, 146th Street and
Rolling Hill Drive framing the view from the perimeter of the site. The development
is designed with sensitivity to the adjacent properties with the dwellings pulled up to
the street and oriented toward the Monon and 146th Street screening parking and
garages to the rear of the dwellings which is achieved by the proposed number of
dwellings and their placement. Overall the plan provides a transitional land use
between heavily travelled corridor of 146th Street to less intense residential uses to
the south and east of the Real Estate.
2. Dwelling Design: Behind Tab 4 (last page) is an additional rear elevation of the
townhome dwelling design. Primary building materials will consist of brick, masonry,
hardi-plank and significant window treatment. This additional illustration has been
added to the PUD Ordinance under Exhibit C and text was added to the PUD Exhibit D
specifying the standard as requested by Staff. The PUD Ordinance has specific
architectural design requirements to ensure that the townhome design is unique and
attractive. Additionally, the standards of the PUD Ordinance requires substantial
compliance with design as shown in Exhibit C of the PUD Ordinance where, as noted,
the illustration has been added.
3. Window Design: As requested by DOCS Staff the wrapping of windows in non-masonry
siding areas has been added to the PUD Ordinance under Exhibit D.
4. Additional Parking: As illustrated on the updated Parking Plan included under Tab 6
fourteen (14) additional parking spaces have been added to the Plan.
a. Each dwellings shall have a minimum two-car attached garage. No garage parking
shall later be converted into living space.
b. A minimum of thirty (30) parking spaces shall be provided (excluding private
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garages). Tandem parking spaces in front of garages and parking spaces along the
interior drive aisle shall count toward this requirement. Additionally, text was added
to the PUD Ordinance under Section 4.5(C) which specifies that parking behind a
garage is limited to that individual owner and their guest.
c. Three (3) additional parking spaces as illustrated with a dashed line on the Concept
Plan shall be land banked and may later be installed if the need of additional parking
arises. Text was added to the PUD under Section 4.5(C) that provides that the
developer pay the cost of the added parking and a trigger for its installation.
d. Subject to all required approvals from the City of Carmel, on-street parking along
Rolling Hill Drive shall be prohibited. The PUD text was modified to require that
the Developer make the request for this consideration at the time of Development
Plan Review.
5. Additional Landscaping: Buffer yard standards and planting requirements along the
south property line and area at the southeast corner of the site have been enhanced as
follows:
a. The buffer plantings within the south bufferyard shall include: eight (8) evergreen
trees, four (4) shade or ornamental trees, and thirteen (13) shrubs per one hundred
(100) linear feet.
b. The south bufferyard shall include a six (6) foot tall wood fence of the style and
location depicted on Exhibit E.
c. Eighteen (18) evergreen trees of the plantings required per Section (iv) above shall
be planted on the abutting parcel to the south of the Real Estate subject to an
agreement with the property owner.
d. Southeast Common Area: The common area at the southeast corner of the real estate
shall include a minimum of eighteen (18) shrubs and /or ornamental grasses and a
bench with pedestrian access to the sidewalk. These plantings shall be in addition to
the required south bufferyard.
6. Updated Ordinance: Tab 9 includes a clean updated version of the PUD Ordinance as
recommended by the Plan Commission.
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Comprehensive Plan Analysis
In regard to the Comprehensive Plan, the Real Estate is designated on the Comprehensive
Plan’s Land Use Plan map as “Suburban Residential” which is bordered on the east and south by
“Suburban Residential”, further to the east by “Regional Vitality Node” (Clay Terrace) and to the
west by “Vision 2020 Plan Low Intensity” residential. Although the Comprehensive Plan designates
the Real Estate as “Suburban Residential”, it is noteworthy that: (i) the Real Estate is located east of
and adjacent to Rohrer Road and the Monon Trail; (ii) the Real Estate is west of and in close
proximity Clay Terrace which includes intense retail and office uses; and, (iii) the Real Estate is
south of and adjacent to 146th Street, which is a major east/west corridor. The Real Estate is
approximately 1.258 acres and presents an appropriate opportunity for a more unique transitional,
in-fill residential development.
The proposed 146th & Monon for-sale townhome community, which will consist of
approximately 15 for-sale townhomes with a unique architectural design, meets the land use
suggestions found in the Comprehensive Plan for “Suburban Residential” development, including
but not limited to, providing enhanced architectural standards, positioning the fronts of dwellings
facing 146th Street, the Monon Trail and Rolling Hill Drive and by providing bicycle and pedestrian
connectivity to the Monon Trail. Townhome projects fall under the description for “Attached
Residential” classification under the Comprehensive Plan and are considered most appropriate near
major thoroughfares and vitality centers and are considered a Conditional Fit next to Suburban
Residential. Conditional Fits are deemed appropriate when the more intense development is
designed with sensitivity to the adjacent land classifications.
In addition to the Land Use Plan considerations, the proposed 146th & Monon townhome
community meets certain “City Wide Policies and North Central Polices” of the Comprehensive
Plan, including but not limited to: (i) providing a transition between the Monon Trail and 146th
Street to the less intense residential uses to the south and east of the Real Estate; (ii) the proposal
would provide additional housing opportunities close to where people work along the Meridian
Corridor; (iii) providing enhanced architectural quality; (iv) encouraging infill and/or
redevelopment of parcels; (v) providing a variety of housing options and styles within a close
walking or riding distance to commercial and retail services in the community; and, (vi) providing
both bicycle and pedestrian connectivity in the community.
The proposed development supports the policies and objectives of the Comprehensive Plan
by (i) providing a transitional land use between heavily travelled corridor of 146th Street to less
intense residential uses to the south and east of the Real Estate; and (ii) providing housing
opportunities for professionals and empty nesters near employment and retail corridors where there
is enhanced access to trails for bicyclists and pedestrians.
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TAB 2
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146th Street Site
Zoom-in Aerial PhotographRohrer RoadNORTH
SITE
146th Street
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TAB 3
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146th Street Townhomes
Conceptual Land Plan
15 May 2020
Not to Scale
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15 May 2020
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GRAPHIC SCALE
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TAB 4
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146th and Rolling Hill Drive
View Southwest from 146th –East end of Block
9
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146th and Rolling Hill Drive
View Southeast from 146th –West end of Block
4
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146th and Rolling Hill Drive
View East from 146th –West end of Block
5
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146th and Rolling Hill Drive
View Southeast from 146th
6
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146th and Rolling Hill Drive
View Southeast from 146th
7
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146th and Rolling Hill Drive
View on top of the bridge
8
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146th and Rolling Hill Drive
View South from 146th –Mid Block
35’ Max Building Height as viewed from 146th Street
2
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146th and Rolling Hill Drive
View North From Auto Court –Middle of Block
10
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TAB 5
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3961 Perry Boulevard Whitestown, IN 46075Ph. 317-769-2916 www.innovativeeci.comENGINEERING & CONSULTINGGRAPHIC SCALEN146th & MONONPLANNED UNIT DEVELOPMENT DISTRICTSITE PLANDocuSign Envelope ID: 8AA565CA-C360-4AD0-8A0F-1AC3C34066F2
TAB 6
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REVISIONS:3961 Perry Boulevard Whitestown, IN 46075Ph. 317-769-2916 www.innovativeeci.comENGINEERING & CONSULTINGC3a Parking PlanKnow what's
Call
below.
before you dig.
GRAPHIC SCALE
N
19122Rolling Hills TownhomesW. 146th St. & Monon Trail, Carmel, IndianaEstridge Development Management, LLC12965 Old Meridian StreetCarmel, IN 46032317-669-6209DocuSign Envelope ID: 8AA565CA-C360-4AD0-8A0F-1AC3C34066F2
TAB 7
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Rolling Hill Drive Townhomes
Mailbox and AC Unit Locations
21 May 2020
Legend
Gang Mailbox estimated location (1 total)
AC Unit estimated location (15 total)
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Exhibit B – Page 5 of 5
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15 May 2020
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TAB 8
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Rolling Hill Drive Townhomes
Site Context Map
30 April 2020
NTS
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Rolling Hill Drive Townhomes
Site Context Map
30 April 2020
NTS
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TAB 9
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Sponsors: Councilor Rider
CARMEL, INDIANA
146th & Monon
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-654-20
June 23, 2020
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TABLE OF CONTENTS
Page
Section 1. Applicability of Ordinance.............................................................................................. 4
Section 2. Definitions and Rules of Construction .......................................................................... 4
Section 3. Accessory Buildings and Uses ....................................................................................... 5
Section 4. Development Standards .................................................................................................. 6
Section 5. Additional Requirements and Standards ........................................................................ 9
Section 6. Procedural Provisions .................................................................................................9
Section 7. Violations and Enforcement .....................................................................................10
Section 8. Exhibits .....................................................................................................................11
Exhibit A Legal Description
Exhibit B Concept Plan
Exhibit C Architectural Character Imagery
Exhibit D Architectural Requirements
Exhibit E Fence Design and Location
Note: All of the above Exhibits (A-E) are attached to this 146th & Monon Ordinance, are
incorporated by reference into this 146th & Monon Ordinance and are part of this 146th &
Monon Ordinance.
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Sponsors: Councilor Rider
ORDINANCE Z-654-20
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING
THE 146th & MONON
PLANNED UNIT DEVELOPMENT DISTRICT
Synopsis:
Ordinance Establishes the 146th & Monon Planned Unit Development District Ordinance (the
“146th & Monon PUD”). The Ordinance would rezone the real estate from R1 Residential to a
Planned Unit Development district allowing the future development of the subject Real Estate for
attached single-family residential homes.
WHEREAS, Articles 4.02 and 9.05 of the Carmel Unified Development Ordinance,
Ordinance Z-625-17, as amended (the “UDO”), provides for the establishment of a Planned Unit
Development District in accordance with the requirements of I.C. § 36-7-4-1500 et seq. (the
“PUD Statute”); and
WHEREAS, Estridge Development Management, LLC, an Indiana limited liability
company (“Estridge”), submitted an application to the Carmel Plan Commission (the “Plan
Commission”) to adopt a PUD District Ordinance for certain real estate in the City of Carmel,
Hamilton County, Indiana, as legally described in Exhibit A attached hereto (the “Real Estate”);
WHEREAS, Estridge’s application is consistent with the provisions of the UDO and
PUD Statute;
WHEREAS, after proper notice, and pursuant to the provisions of the PUD Statute and
UDO, the Plan Commission conducted a public hearing on April 21, 2020 at 6:00 p.m.
concerning Estridge’s application for a PUD District Ordinance, which application was docketed
as 19120008 PUD;
WHEREAS, the Plan Commission, at its hearing on June 16, 2020, at 6:00 p.m., has
given a Favorable recommendation to this 146th & Monon PUD (the “146th & Monon
Ordinance”), which establishes the 146th & Monon Planned Unit Development District (the
“146th & Monon District”).
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana (the “Council”), that: (i) pursuant to IC §36-7-4-1500 et seq., the Council adopts
this 146th & Monon Ordinance, as an amendment to the Zone Map; (ii) all prior ordinances or
parts thereof inconsistent with any provision of this 146th & Monon Ordinance and its exhibits
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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 146th & Monon Ordinance; and, (iv) this 146th & Monon Ordinance
shall be in full force and effect from and after its passage and signing.
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 146th & Monon District.
Section 1.2 Development in the 146th & Monon District shall be governed entirely by:
(i) the provisions of this 146th & Monon Ordinance and its exhibits; and, (ii) only those
provisions of the UDO specifically referenced in this 146th & Monon Ordinance. Where
this 146th & Monon Ordinance is silent, the applicable standards of the UDO shall apply.
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 146th & Monon Ordinance:
A. The singular number includes the plural and the plural the singular, unless
the context clearly indicates the contrary.
B. Words used in the present tense include the past and future tenses, and the
future the present.
C. The word “shall” 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 146th & Monon Ordinance, shall have the
meanings set forth below and (ii) of all other capitalized terms included in this 146th &
Monon Ordinance and not defined below in this Section 2.2, shall be the same as set forth
in the UDO.
“ADLS”: The architecture, design, exterior lighting, landscaping and signage
associated with a Building.
“ADLS Approval”: Approval by the Plan Commission of architecture, design,
lighting and landscaping and signage pursuant to the procedures for ADLS review
of the UDO and the Development Requirements.
Architectural Character Imagery: These comprise the elevations and perspectives
attached hereto as Exhibit C (Architectural Character Imagery) digital images of
which are on file with the Carmel Department of Community Services. This
imagery is intended to illustrate an application of the Development Requirements.
The Architectural Character Imagery shall be the basis for the development of the
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final building designs that may be built provided all applicable Development
Requirements are met, including ADLS Approval.
Bulk Requirements: The Bulk Requirements of Section 4.2 of this 146th &
Monon Ordinance shall be applicable to the overall Tract of real estate.
Individual Lots, as a Lot applies to a smaller area of the Real Estate including an
individual attached residential dwelling, shall be subject only to the minimum
living area requirements of Section 4.2 of this 146th & Monon Ordinance.
Concept Plan: The general plan for the development of the Real Estate, including
but not limited to building, parking and landscaping areas attached hereto as
Exhibit B (Concept Plan).
Developer: Shall mean Estridge Development Management, LLC until such time
as Estridge Development Management, LLC transfers or assigns, in writing, its
rights as Developer such as to a Home Owner’s Association.
“Development Plan” or “DP”: A specific plan for the development of the Real
Estate, or any portion thereof, which is submitted for approval, showing proposed
locations of facilities, Buildings, and Structures.
“Development Plan Approval” or “DP Approval”: A Development Plan
Approved by the Plan Commission pursuant to the procedures for DP Approval of
the UDO.
Development Requirements: Written development standards and requirements
specified in this 146th & Monon Ordinance or as specified in the UDO, which
must be satisfied in connection with the approval of a Development Plan and
Building Permits.
Plan Commission: The Carmel Plan Commission.
Real Estate: The Real Estate legally described in Exhibit A (Legal Description).
Tandem Parking Space: A parking space adjacent to a garage and behind another
parking space located within a garage.
Tract: The Real Estate less any right-of-way dedication.
Unified Development Ordinance (or “UDO”): The Unified Development
Ordinance, Ordinance Z-625-17, of the City of Carmel, Hamilton County,
Indiana, as amended.
Zone Map: The City’s official Zone Map accompanying and made part of the
UDO.
Section 3. Accessory Buildings and Uses.
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Section 3.1 Accessory Structures. Accessory Structures shall be prohibited.
Section 3.2 Accessory Uses. All Accessory Uses permitted under the R-1 Residential
District of the Zoning Ordinance shall be permitted in the 146th & Monon District.
Section 4. Development Standards.
Section 4.1 Permitted Uses:
A. Attached Dwellings (side by side, for sale fee-simple dwellings, on
individually deeded lots). The maximum number of Dwellings shall not
exceed fifteen (15).
B. Single Family Dwelling (Existing).
Section 4.2 Bulk Requirements:
A. Minimum Tract Size Required for Development Plan: Approximately
1.25 acres (the Real Estate).
B. Maximum Building Height (measured grade to top of parapet): Thirty-
five (35) as measured from the 146th Street side of the buildings and thirty-
eight (38) feet as measured from the rear of the building.
C. Minimum Front Yard Building Setback (146th Street): Five (5) feet.
D. Minimum Front Yard Building Setback (Rolling Hill Drive): Fifteen (15)
feet Minimum.
E. Minimum Side Yard Building Setback (west perimeter of Tract): Fifteen
(15) feet (approximately forty-five (45) feet from the centerline of the
Monon).
F. Minimum Rear Yard Building Setback (south perimeter of Tract):
Eighteen (18) feet.
G. Maximum Tract Coverage: Eighty (80) percent.
H. Minimum Living Area per Dwelling: One-Thousand Five Hundred
(1,500) square feet (excludes basement).
Section 4.3 Building Architecture Requirements: Building Architecture shall be
regulated per the terms of Exhibit D of this 146th & Monon Ordinance.
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Section 4.4 Landscaping Requirements: Landscaping shall comply with the Landscape
Plan, General Provisions, Plant Material, and Installation and Maintenance Standards of
the UDO, except as otherwise modified below.
A. Perimeter Bufferyard:
i. No Bufferyard shall be required along the north and east perimeter
of the Real Estate (146th Street and Rolling Hill Drive).
Foundation planting and street trees shall be required along these
street frontages.
ii. The Bufferyard along the west perimeter of the Real Estate shall be
fifteen (15) feet in width and planted with foundations planting
along the western most building illustrated on the Concept Plan
and shade or evergreen trees planted at a rate of five (5) per one
hundred (100) feet.
iii. The Bufferyard along the south perimeter of the Real Estate shall
be a minimum of fifteen (15) feet in width except for along the
south edge of the parking spaces illustrated on the Concept Plan
where a minimum of nine and one-half (9.5) feet shall be required.
iv. The buffer plantings within the south bufferyard shall include:
eight (8) evergreen trees, four (4) shade or ornamental trees, and
thirteen (13) shrubs per one hundred (100) linear feet.
v. The south bufferyard shall include a six (6) foot tall wood fence of
the style and location depicted on Exhibit E.
vi. Eighteen (18) evergreen trees of the plantings required per Section
(iv) above shall be planted on the abutting parcel to the south of
the Real Estate subject to an agreement with the property owner.
B. Southeast Common Area: The common area at the southeast corner of the
real estate shall include a minimum of eighteen (18) shrubs and /or ornamental
grasses and a bench with pedestrian access to the sidewalk. These plantings
shall be in addition to the required south bufferyard.
C. Street Trees: Street Trees shall only be required along 146th Street and
Rolling Hill Drive subject to the standards of the UDO.
D. Foundation Plantings: A minimum of a five (5) foot wide planting area shall
be provided adjacent to no less than seventy-five (75) percent of the perimeter
of each building exclusive of porches and stoops and garage door / adjacent
vehicular circulation areas. A minimum of twenty (20) shrubs shall be planted
in the foundation planting area per one hundred (100) feet of foundation
planting area.
E. Existing Utility Conflicts: When conflicts arise between required plantings
and any utility lines or easements, the utility restrictions shall be followed, and
required plantings will be installed at the nearest available location.
Notwithstanding the above, landscaping shall be provided along the entire
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south edge of the parking spaces illustrated along the south side of the Real
Estate.
Section 4.5 Parking:
A. Parking shall meet the dimensional requirements of the UDO.
B. The minimum drive aisle width shall be twenty-four (24) feet.
C. Required Parking Spaces:
i. Each dwelling shall have a minimum two-car attached garage. No
garage parking shall later be converted into living space.
ii. A minimum of thirty (30) parking spaces shall be provided
(excluding private garages). Tandem Parking Spaces and parking
spaces along the interior drive aisle shall count toward this
requirement. The Conditions, Covenants and Restrictions
(“CCR’s”) for the Real Estate shall include restrictions which limit
the use of a Tandem Parking Space to the owner of the subject
dwelling unit and their guests.
iii. Three (3) additional parking spaces as illustrated with a dashed line
on the Concept Plan shall be land banked for potential future
installation (“Additional Parking Spaces”). The Conditions,
Covenants and Restrictions (“CCR’s”) that shall govern the
operation and maintenance of the Real Estate shall require the
Developer to deposit the necessary funds into the Home Owner’s
Association’s (“HOA”) operating account for the potential future
construction and installation of the Additional Parking Spaces by
the HOA. The Additional Parking Spaces shall be installed per the
following requirements: (i) the Department of Community
Services of the City of Carmel (“DOCS”) receives a request for the
installation of the Additional Parking Spaces; and, (ii) in the sole
and exclusive discretion of DOCS, DOCS determines that the
Additional Parking Spaces are necessary.
D. Subject to all required approvals from the City of Carmel on-street parking
along Rolling Hill Drive shall be prohibited. The request for no on-street
parking shall be made by the Developer at the time of Development Plan
review by the Plan Commission.
E. A minimum of five (5) Short Term Bicycle Parking spaces shall be
required.
F. Long Term Bicycle Parking shall be provided within each required
attached garage with a minimum of one (1) rack per garage.
Section 4.6 Site Lighting: All site lighting within the Real Estate shall comply with the
following standards.
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146th & Monon PUD 8 062320.doc 9
A. All site lighting is subject to ADLS approval.
B. All site lighting shall be coordinated throughout the Real Estate and be of
uniform design and materials.
C. Illumination levels shall not exceed 0.1 foot candles at all other property
lines.
D. Exterior lighting shall be architecturally integrated with the Building style,
material and color.
E. Exterior ground-mounted architectural, display and decorative lighting
shall be generated from concealed, low level fixtures.
F. Pole mounted lighting fixtures shall be prohibited.
Section 4.7 Signage:
A. All signage shall be subject to the requirements of the UDO.
B. A Ground Sign including the name of the subdivision, if utilized, shall be
permitted only along the 146th Street frontage of the site.
Section 5. Additional Requirements and Standards.
Section 5.1. Vehicular and Pedestrian Access.
A. The configuration of vehicular access into the Real Estate shall be
provided as illustrated on the Concept Plan. No vehicular access shall be
permitted from 146th Street.
B. Pedestrian connectivity shall be required internal to the site and between
the Buildings and adjacent street rights-of-way.
C. Internal (on site) sidewalks (i) serving three of fewer units shall be a
minimum of four (4) feet in width and (ii) if serving more than three the
width shall be a minimum of five (5) feet.
D. A five (5) feet sidewalk shall be required along Rolling Hill Drive.
E. A ten (10) foot path shall be required along the 146th Street right-of-way.
Section 5.2. Required right-of-way:
A. 146th Street: Sixty (60) foot half right of way.
B. Rolling Hill Drive: Existing.
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Section 5.3. Storm Water Retention: Underground Stormwater management is
anticipated and may be provided exclusively or in combination with other Stormwater
management techniques as approved by the engineer of jurisdiction.
Section 5.4. Trash Enclosure and Mail Delivery:
A. A trash enclosure shall be located as generally illustrated on the Concept
Plan and shall be screened on all sides with a wall matching the masonry
material on the dwellings.
B. A central mailbox location shall be provided with adequate room for a
vehicle to stop and access the mailbox.
Section 6. Procedural Provisions.
Section 6.1. Development Plans and ADLS.
A. Development Plan (“DP”) and/or architectural design, exterior lighting,
landscaping and signage (“ADLS”) approval by the Plan Commission, as
prescribed in UDO, shall be required prior to the issuance of a Improvement
Location Permit to determine if the DP and ADLS satisfy the Development
Requirements specified within this 146th & Monon Ordinance.
B. The Real Estate shall be developed in substantial compliance with the
Concept Plan hereby incorporated and attached as Exhibit “B” subject to
Development Plan Approval by the Plan Commission. Substantial
compliance shall be regulated in the same manner as the “substantially or
materially altered” provisions of the UDO as it applies to Development
Plans.
C. All Structures on the Real Estate shall be in substantial compliance with the
Architectural Character Imagery hereby incorporated and attached as
Exhibit “C” subject to ADLS Approval by the Plan Commission.
Substantial compliance shall be regulated in the same manner as the
“substantially or materially altered” provisions of the UDO as it applies to
Architectural Design.
D. If there is a Substantial Alteration in any approved DP or ADLS, review and
approval of the amended plans shall be made by the Plan Commission, or a
Committee thereof, pursuant to the Plan Commission’s rules of procedure.
Minor Alterations may be approved by the Director.
Section 6.2. Primary Plat. A Development Plan approved by the Plan Commission
shall be, upon approval, the Primary Plat of the Real Estate.
Section 6.3. Secondary Plat Approval. The Director shall have sole and exclusive
authority to approve, with or without conditions, or to disapprove any Secondary Plat;
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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 146th & Monon 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 6.4 Modification of Development Requirements (Zoning Waiver). The Plan
Commission may, after a public hearing, grant an applicant a Zoning Waiver subject to
the requirements of the UDO. A wavier of the provisions of this 146th & Monon
Ordinance may be granted up to a maximum of thirty-five (35) percent of the specified
standard.
Section 6.5. Variance of Development Requirements. The BZA may authorize
Variances from the terms of the 146th & Monon Ordinance, subject to the procedures
prescribed in the UDO.
Section 7. Violations and Enforcement. All violations and enforcement of this 146th &
Monon Ordinance shall be subject to the requirements of the UDO.
Section 8. Exhibits. All of the Exhibits (A-E) on the following pages are attached to this
146th & Monon Ordinance, are incorporated by reference into this 146th & Monon Ordinance
and are part of this 146th & Monon Ordinance.
The remainder of this page is left blank intentionally.
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Exhibit “A” – Page 1 of 2
Exhibit “A”
(Legal Description - Page 1 of 2)
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Exhibit “A” – Page 2 of 2
Exhibit “A”
(Legal Description – Page 2 of 2)
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Exhibit “B” – Page 1 of 2
Exhibit “B”
(Concept Plan)
Larger copies of the Concept Plan are on file with the Department of Community Services. Above is
a reduced color version.
DocuSign Envelope ID: 8AA565CA-C360-4AD0-8A0F-1AC3C34066F2
Exhibit “B” – Page 2 of 2
Exhibit “B”
(Concept Plan)
Larger copies of the Concept Plan are on file with the Department of Community Services. Above is
a reduced color version.
DocuSign Envelope ID: 8AA565CA-C360-4AD0-8A0F-1AC3C34066F2
Exhibit “C” – Page 1 of 4
Exhibit “C”
(Architectural Character Imagery)
Larger copies of the Architectural Character Imagery are on file with the Department of Community
Services. Above is a reduced version.
DocuSign Envelope ID: 8AA565CA-C360-4AD0-8A0F-1AC3C34066F2
Exhibit “C” – Page 2 of 4
Exhibit “C”
(Architectural Character Imagery)
Larger copies of the Architectural Character Imagery are on file with the Department of Community
Services. Above is a reduced version.
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Exhibit “C” – Page 3 of 4
Exhibit “C”
(Architectural Character Imagery)
Larger copies of the Architectural Character Imagery are on file with the Department of Community
Services. Above is a reduced version.
DocuSign Envelope ID: 8AA565CA-C360-4AD0-8A0F-1AC3C34066F2
Exhibit “C” – Page 4 of 4
Exhibit “C”
(Architectural Character Imagery)
Rear Elevation looking northwest
Larger copies of the Architectural Character Imagery are on file with the Department of Community
Services. Above is a reduced version.
DocuSign Envelope ID: 8AA565CA-C360-4AD0-8A0F-1AC3C34066F2
Exhibit “D” – Page 1 of 2
Exhibit “D”
(Architectural Requirements)
A. Architectural Design: The applicable Architectural Character Imagery, indicating the
architecture and appearance of Buildings are contained within Exhibit C (Architectural
Character Imagery). All Structures on the Real Estate shall be developed in Substantial
Compliance with the Architectural Character Imagery subject to ADLS Approval by
the Plan Commission.
B. Building Width:
i. Individual residential units shall be a minimum of eighteen (18) feet wide.
ii. A maximum of five (5) units may be joined together to form a single building.
C. Building Orientation.
i. The front door of residential units shall face a street or the Monon Trial (Rohrer
Road), as shown on the Concept Plan, and the front wall of the building must
generally face the street. The front door shall have a stoop raised minimum
twenty-four (24) inches above grade at building. A concrete or paver walkway
from stoop to front sidewalk is required.
D. Design Intention.
i. The design intention of the development is to create durable and high quality
housing.
ii. Individual units within a larger building shall be distinguishable from the adjacent
units but also share similar materials, patterns, and colors so that the entire
building is harmonious in appearance.
iii. The architectural details such as cornice line brackets, cornice line overhang fins,
masonry with limestone banding, and head and sill details will be provided as
shown in the Character Imagery.
E. Materials.
i. Acceptable exterior siding materials shall include brick, cast stone, smooth fiber
cement panels, smooth fiber cement lap siding, and smooth fiber cement trim.
ii. Brick and/or stone shall be the exterior siding material on 100% of the first floor
of the dwelling facing a street or the Monon Trail excluding bay window detailing
areas as illustrated on the Character Imagery. The minimum brick areas will be as
depicted on the Character Imagery. Additionally, brick wrap will be provided on
the rear elevation and side elevations at the garage level subject to the excluded
bay window area noted in this section.
iii. Chimney design: The lower half of all chimney elements will be masonry and the
upper half will transition to match the cornice line materials and façade color
pallet.
iv. Windows:
• Windows shall be vinyl in manufacturer’s standard color.
• All windows in non-masonry siding areas will be wrapped in 1x4 trim.
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Exhibit “D” – Page 2 of 2
• For middle units, the garage level will have a minimum of one (1) window,
the main level will have a minimum of five (5) windows and the top level will
have a minimum of five (5) windows. The required numbers of windows
include glass atrium door panels where provided.
v. Roof Standards:
• 90% of all roof elements shall be a flat roof.
• Visible roofs shall be asphalt or fiberglass shingle roofing.
• Low slope roofs that are not visible can be TPO, EPDM rubber or membrane
roofing.
• Porch roofs can be asphalt shingles, prefinished standing seam metal roofing
or membrane roof systems.
vi. Each dwelling shall have a covered entry a minimum of eight (8) square feet in
area with a door that opens (swings) into the dwelling and porches on fronts of
buildings shall be concrete with masonry or painted trim posts.
vii. Balconies on rears and sides of buildings shall be metal, wood, or fiber cement.
viii. All handrails at exterior steps shall be metal.
ix. Exterior doors, including overhead doors, shall be fiberglass, vinyl, or painted
metal in either smooth or paintbrush texture finish.
x. Rainwater management shall be in prefinished metal scuppers and gutters with
prefinished metal downspouts.
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Exhibit “E” – Page 1 of 1
Exhibit “E”
(Fence Design and Location)
DocuSign Envelope ID: 8AA565CA-C360-4AD0-8A0F-1AC3C34066F2
PASSED by the Common Council of the City of Carmel, Indiana, this ____ day of
________, 2020, by a vote of _____ ayes and _____ nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
___________________________________
Laura D. Campbell, President Sue Finkam, Vice-President
___________________________________ ____________________________________
H. Bruce Kimball Kevin D. Rider
___________________________________ ____________________________________
Anthony Green Jeff Worrell
___________________________________ ___________________________________
Tim Hannon Miles Nelson
___________________________________
Adam Aasen
ATTEST:
__________________________________
Sue Wolfgang, Clerk
Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of _______________________
2020, at _______ __.M.
____________________________________
Sue Wolfgang, Clerk
Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of ________________________
2020, at _______ __.M.
____________________________________
James Brainard, Mayor
ATTEST:
___________________________________
Sue Wolfgang, Clerk
This Instrument prepared by: James E. Shinaver, attorney at law, NELSON & FRANKENBERGER and Jon C.
Dobosiewicz, land use professional, NELSON & FRANKENBERGER. 550
Congressional Blvd, Carmel, IN 46032.
146th & Monon PUD 8 062320.doc
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