Z-676-22/Flora PUD
Sponsors: Councilor Rider
CARMEL, INDIANA
Flora
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-676-22
April 18, 2022
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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 ....................................................................................... 7
Section 4. Development Standards .................................................................................................. 7
Section 5. Common Area Requirements ....................................................................................12
Section 6. Landscaping Requirements ........................................................................................12
Section 7. Signage Requirements ...............................................................................................19
Section 8. Additional Requirements and Standards ...................................................................... 19
Section 9. Procedural Provisions ...............................................................................................20
Section 10. Controlling Developer’s Consent .............................................................................21
Section 11. Violations and Enforcement .....................................................................................21
Section 12. Exhibits .....................................................................................................................21
Exhibit A Legal Description
Exhibit B Concept Plan
Exhibit C Architectural Character Imagery – Courtyard Homes
Exhibit D Architectural Character Imagery – Brownstones
Exhibit E Architectural Character Imagery – Two-family Homes
Exhibit F Architectural Character Imagery – Pitched Roof Townhomes
Exhibit G Architectural Character Imagery – Rooftop Deck Townhomes
Exhibit H Architectural Standards
Exhibit I Open Space Plan and Amenity Character Imagery
Exhibit J Street and Alley types, width and cross section Exhibits
Exhibit K Tree Preservation Exhibit
Exhibit L Pedestrian Plan and Bike Parking Character Imagery
Exhibit M Material and Color Palette Exhibit
Note: All of the above Exhibits (A-M) are attached to this Flora Ordinance, are incorporated by reference into this
Flora Ordinance and are part of this Flora Ordinance.
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Sponsors: Councilor Rider
ORDINANCE Z-676-22
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING
THE FLORA
PLANNED UNIT DEVELOPMENT DISTRICT
Synopsis:
Ordinance Establishes the Flora Planned Unit Development District Ordinance (the “Flora
PUD”). The Ordinance would rezone the real estate from S-2 Residential to a Planned Unit
Development district allowing the future development of a residential neighborhood laid out in
the style and character as depicted on the attached Concept Plan which includes single-family
attached homes and townhomes.
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, Pittman Partners, LLC (“Pittman”) and Onyx and East, LLC (“Onyx”),
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”); and
WHEREAS, the Pittman and Onyx application is consistent with the provisions of the
UDO and PUD Statute; and
WHEREAS, after proper notice, and pursuant to the provisions of the PUD Statute and
UDO, the Plan Commission conducted a public hearing on December 21, 2021 concerning the
Pittman and Onyx application for a PUD District Ordinance, which application was docketed as
PZ-2021-00204 PUD, and
WHEREAS, the Plan Commission, at its hearing on February 15, 2022, has given a
Favorable Recommendation to this Flora PUD (the “Flora Ordinance”), which establishes the
Flora Planned Unit Development District (the “Flora 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 Flora Ordinance, as an amendment to the Zone Map; (ii) all prior ordinances or parts thereof
inconsistent with any provision of this Flora Ordinance and its exhibits are hereby made
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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 Flora Ordinance; and, (iv) this Flora 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 Flora District.
Section 1.2 Development in the Flora District shall be governed entirely by (i) the
provisions of this Flora Ordinance and its exhibits, and (ii) those provisions of the UDO
specifically referenced in this Flora Ordinance. Where this Flora 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 Flora 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 Flora Ordinance, shall have the meanings
set forth below in this Section 2.2 and (ii) of all other capitalized terms included in this
Flora Ordinance and not defined below in this Section 2.2, shall be the same as set forth
in the UDO.
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.
“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.
Area(s): One or more of the following areas identified in the Flora Ordinance.
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Brownstone Area: The area identified as “Brownstones” on the Concept
Plan.
Courtyard Home Area: The area identified as “Courtyard Homes” on the
Concept Plan.
Pitched Roof Townhome Area: The area identified as “Pitched Roof
Townhomes” on the Concept Plan.
Rooftop Deck Townhome Area: The area identified as “Rooftop Deck
Townhomes” on the Concept Plan.
Two-family Home Area: The area identified as “Duplex Homes” on the
Concept Plan. All references to Duplex in this Flora Ordinance refer to
“Two-family dwellings(s)”.
Architectural Character Imagery: These comprise the elevations and perspectives,
attached hereto as Exhibit C (Architectural Character Imagery – Courtyard
Homes), Exhibit D (Architectural Character Imagery – Brownstone Homes),
Exhibit E (Architectural Character Imagery – Two-family Homes), Exhibit F
(Architectural Character Imagery – Pitched Roof Townhomes), and Exhibit G
(Architectural Character Imagery – Rooftop Deck Townhomes), and illustrate the
application of the Development Requirements and Architectural standards. The
Architectural Character Imagery shall be the basis for the development of final
building designs provided all applicable Development Requirements are met,
including ADLS Approval. 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.
Architectural Standards: The Architectural Standards incorporated herein under
Exhibit H (Architectural Standards).
Building: A structure having a roof supported by columns and walls, for shelter,
support, or a Dwelling.
Common Area(s): Common Areas (open space) shall comprise a parcel or parcels
of land, areas of water, or a combination of land and water, including flood plain
and wetland areas located within the Real Estate and designed by the Controlling
Developer. Common Areas do not include any area which is divided into
individual Dwelling lots or streets. Common Areas shall be in the areas generally
identified on the Open Space Plan.
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Concept Plan: The general plan for the development of the Real Estate, including
but not limited to lots, streets and common areas attached hereto as Exhibit B
(Concept Plan).
Controlling Developer: Shall mean Pittman Partners, LLC or the owner of the
Real Estate at the time of adoption of the Flora Ordinance, until such time as
Pittman Partners, LLC or the owner transfers or assigns, in writing, its rights as
Controlling Developer such as to an Owners 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 lots, streets and common areas.
“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 any written
requirements specified in this Flora Ordinance, which must be satisfied in
connection with the approval of a Development Plan and Building Permits.
Duplex: All references to Duplex in this Flora Ordinance are “Two-family
Dwellings(s)”.
Plan Commission: The City’s Plan Commission.
Porch: A hard surface located in front of a Dwelling's exterior door at a
maximum of 24" above grade that meets the following three requirements: 1) The
door is the front door of the Dwelling, 2) There is a roof over at least part of the
hard surface area, and 3) The hard surface area is large enough to allow furniture
for a minimum of two people to sit.
Real Estate: The Real Estate legally described in Exhibit A (Legal Description).
Setback, Minimum: The minimum setback a dwelling shall be from the property
line. Stoops, steps, and landings, may encroach into the required Minimum Front
Yard Setback. Decks and balconies may encroach into the required Minimum
Rear Yard Setback. The aforementioned encroachments may extend no further
than ten (10) feet into the required setback, except for stoops/steps/landings which
may extend to the front property line as required to access a door to enter the
Dwelling.
Sign: Any type of sign as further defined and regulated by this Flora Ordinance
and the UDO.
Stoop: A hard surface located in front of a Dwelling's exterior door at a maximum
of 24" above grade that does not meet all three requirements of a Porch.
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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 corresponding to the UDO.
Section 3. Accessory Buildings and Uses. All Accessory Structures and Accessory Uses
allowed under the S-1 Residential District of the Zoning Ordinance shall be permitted in the
Flora District; unless prohibited in the Declaration(s) of Covenants; provided, however, that any
detached Accessory Structure shall have on all sides the same level of architectural features and
shall be architecturally compatible with the principal building(s) with which it is associated.
Accessory Structures and Accessory Uses shall be permitted subject to the provisions of the
UDO.
Section 4. Development Standards.
Section 4.1 Permitted Uses:
A. Brownstone Area: Attached Dwellings (side by side, for sale fee-simple
dwellings, on individual deeded lots).
B. Courtyard Home Area: Single Family Dwellings (for sale fee-simple
dwellings, on individual deeded lots).
C. Two-family Home Area: Two-family Dwellings (for sale fee-simple two-
family dwellings on individual deed lots).
D. Pitched Roof Townhome Area: Attached Dwellings (side by side, for sale
fee-simple dwellings, on individual deeded lots).
E. Rooftop Deck Townhome Area: Attached Dwellings (side by side, for sale
fee-simple dwellings, on individual deeded lots).
F. Model Home(s).
G. Common Areas.
H. Maximum Dwellings: There shall be no more than one hundred twenty-
nine (129) Dwellings permitted within the Real Estate.
Section 4.2 Bulk Requirements:
A. Courtyard Lots:
1. Minimum Lot Area: Four-thousand one-hundred and twenty-five
(4,125) square feet.
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2. Minimum Lot Width at Building Line: Fifty-five (55) feet.
3. Minimum Lot Width at Right of Way: Forty-five (45) feet.
4. Minimum Front Yard Setback: Ten (10) feet (excludes porches, and
porticos, etc. which may encroach into the Front Yard Setback by a
maximum three (3) feet).
5. Minimum Side Yard Setback: Five (5) feet.
6. Minimum Rear Yard Setback: Twelve (12) feet.
7. Maximum Lot Coverage: Sixty-five (65) percent.
8. Maximum Building Height: Thirty-six (36) feet.
9. Minimum ground floor square footage (exclusive of garage, porches,
stoops and patios): Seven-hundred (700) square feet. The total
minimum square footage for a Courtyard Dwelling shall be one-
thousand and seven-hundred (1,700) square feet.
10. Pedestrian Access: All Dwellings shall provide a sidewalk connection
from the front door of each dwelling to sidewalk at the street or along
the perimeter of a common area.
B. Brownstone Lots:
1. Minimum Lot Area: One-thousand and sixty (1,060) square feet.
2. Minimum Lot Width at Building Line: Twenty (20) feet.
3. Minimum Lot Width at Right of Way: Twenty (20) feet.
4. Minimum Front Yard Setback: Three (3) feet (The front door of the
dwelling shall have a minimum five (5) foot Front Yard Setback).
5. Minimum Side Yard Setback: Zero (0) feet between attached units.
Five (5) feet where adjacent to another building or ten (10) foot
building separation. Three (3) feet on end units along a street or alley.
6. Minimum Rear Yard Setback: Three (3) feet.
7. Maximum Lot Coverage: Not applicable.
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8. Maximum Building Height: Forty-nine (49) feet.
9. Minimum ground floor square footage (including garage but exclusive
of porches, stoops and patios): Seven-hundred (700) square feet of
which a minimum of three hundred and fifty (350) shall be living area.
The total minimum square footage for a Brownstone Dwelling shall be
two-thousand and four-hundred (2,400) square feet.
10. Maximum number of Dwellings per building: Six (6).
11. Dwelling Orientation:
a. Dwellings shall face the Street.
b. Alleys shall be required for all Brownstone Homes and all
driveways shall access alleys (no direct driveway to street access
shall be permitted).
c. All Dwellings shall provide a sidewalk connection from the front
door of each dwelling to sidewalk at the street or along the
perimeter of a common area.
C. Two-family Dwelling Lots:
1. Minimum Lot Area: Two-thousand one-hundred and eighty (2,180)
square feet.
2. Minimum Lot Width at Building Line: Twenty-nine (29) feet.
3. Minimum Lot Width at Right of Way: Twenty-nine (29) feet.
4. Minimum Front Yard Setback: Five (5) feet.
5. Minimum Side Yard Setback: Five (5) feet applied to a Building.
6. Minimum Rear Yard Setback: Fifteen (15) feet.
7. Maximum Lot Coverage: Not applicable.
8. Maximum Building Height: Thirty-six (36) feet.
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9. Minimum ground floor square footage (including garage but exclusive
of porches, stoops and patios): Seven-hundred (700) square feet of
which a minimum of three hundred and fifty (350) shall be living area.
The total minimum square footage for a Two-family Dwelling shall be
two-thousand and three-hundred (2,300) square feet.
10. Dwelling Orientation:
a. Driveways on Duplex Lots shall only access alleys (no direct
driveway to street access shall be permitted).
b. All Dwellings shall provide a sidewalk connection from the front
door of each dwelling to sidewalk at the street or along the
perimeter of a common area.
D. Townhome Lots (Pitched Roof Townhome and Rooftop Deck Townhome
Areas):
1. Minimum Lot Area: Nine hundred (900) square feet.
2. Minimum Lot Width: Twenty (20) feet.
3. Minimum Lot Width at Right of Way: Twenty (20) feet.
4. Minimum Front Yard Setback: Five (5) feet.
Four (4) feet where side of dwelling
is along right-of-way.
5. Minimum Side Yard Setback: Zero (0) feet between units. Five (5) feet
on end units.
6. Minimum Rear Yard Setback: Five (5) feet.
7. Maximum Lot Coverage: Not applicable.
8. Maximum Building Height:
Pitched Roof Townhome – Forty-two (42) feet.
Rooftop Deck Townhome – Forty-five (45) feet.
9. Minimum ground floor square footage (including garage but exclusive
of porches, stoops and patios): Seven-hundred (700) square feet of
which a minimum of three hundred and fifty (350) shall be living area.
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The total minimum square footage for a Townhome Dwelling shall be
one-thousand and six-hundred and fifty (1,650) square feet.
Section 4.3 Applicable landscaping requirements are contained in Section 6 of this Flora
Ordinance.
Section 4.4 Applicable signage requirements are contained in Section 7 of this Flora
Ordinance.
Section 4.5 Applicable additional requirements and standards are contained in Section 8
of this Flora Ordinance.
Section 4.6 Architectural Standards:
A. The applicable Architectural Character Imagery, indicating the intended
architecture and appearance of Dwellings are contained within Exhibit C,
Exhibit D, Exhibit E, Exhibit F, and Exhibit G as applicable subject to the
Dwelling type. 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. Dwelling Architecture: Applicable architectural requirements and standards
are contained in Exhibit H (Architectural Standards) of this Flora Ordinance.
Section 4.7 Lot Lighting: All Dwellings shall have (i) light fixtures flanking the garage
doors and equipped with a photo cell so the light is on from dusk to dawn and (ii) lights
at the front door of the dwelling.
Section 4.8 Street Lighting: Street lighting (lighting in the street right-of-way) shall be
provided, and shall comply with Section 7.33: Townhouse Subdivision Street Lighting
Standards of the UDO.
A. Appropriate lighting at pedestrian crosswalks shall be provided.
Section 4.9 Parking:
A. Two (2) spaces are required per Dwelling. Parking Spaces within driveways
and/or garages shall count toward required parking on each lot.
B. On street parking (within public rights-of-way) or additional parking within a
private alley shall be provided as generally illustrated on the Concept Plan.
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C. Driveways designed to permit parking shall be a minimum of twenty (20) feet
in length as measured from the street right of way and vehicles shall not be
parked in a location that encroaches onto a sidewalk or alley.
D. Driveways shall be concrete, stamped concrete, brick, porous concrete, or
stone or pervious pavers. Asphalt driveways shall not be permitted.
E. Bicycle parking: Bicycle parking will be provided at a ratio of 0.1 spaces per
bedroom. The parking stalls will be dispersed throughout the site to make
access convenient. Parking areas will meet design requirements as written in
Section 5.29 of the UDO.
Section 5. Common Area Requirements. Common Area shall be in the areas generally
identified on the Concept Plan.
Section 5.1 Open Space Standards. The development shall contain a minimum of
twenty-five (25) percent open space. Of this, twenty percent (20%) is made up of tree
preservation areas.
Section 5.2 Internal paths shall be of a width and location as generally depicted on
Exhibit L (Pedestrian Plan and Bike Parking Character Imagery). All internal paths not
located in right-of-way shall be located in a public pedestrian easement. The final
location of the internal trail is subject to existing easements and final engineering. If an
internal path is prevented from being installed as generally shown, then an alternative
path location may be provided that still provide access within the subject area of the Real
Estate. Upon request by the City or Park Board, Developer or HOA shall grant an
easement within an open space for the development of a public pathway should the open
space connect to a public park or greenway now or in the future.
Section 6. Landscaping Requirements. Landscaping shall comply with the following
standards:
Section 6.1. General Landscaping Standards. Landscaping shall be integrated with,
and complement other functional and ornamental site design elements, such as hardscape
materials, paths, sidewalks, and fencing.
A. All trees, shrubs and ground covers shall be planted according to American
Standard for Nursery Stock (ANSI Z60.1), and following the standards and
best management practices (BMPs) published by the City’s Urban Forestry
Program. Landscaping materials shall be appropriate for local growing and
climatic conditions. Plant suitability, maintenance and compatibility with site
construction features shall be addressed. The City’s planting details shall be
required on the landscape plan. All trees shall be selected from the City’s
recommended tree list published by the City’s Urban Forestry Program or
otherwise approved by the Urban Forester.
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B. Shade trees shall be at least 2.5 inches in caliper when planted. Ornamental
trees shall be at least 1.5 inches in caliper when planted. Evergreen trees shall
be 6 feet in height when planted. Shrubs shall be at least 18 inches in height
when planted. Ornamental grasses must obtain a mature height of at least 3
feet.
C. All landscaping approved as part of a Development Plan / Primary Plat shall
be installed prior to issuance of the first Certificate of Occupancy for a
dwelling in the area of the Real Estate subject to a Secondary Plat; provided,
however, that when because of weather conditions, it is not possible to install
the approved landscaping before the issuance of a Certificate of Occupancy,
the Controlling Developer shall request a temporary Certificate Of Occupancy
which shall be conditioned upon a determined time to complete the
installation of the uninstalled landscape material.
D. All landscaping is subject to Development Plan / Primary Plat approval. No
landscaping which has been approved by the Urban Forester with the Primary
Plat may later be substantially altered, eliminated or sacrificed without first
obtaining further approval from the Urban Forester in order to conform to
specific site conditions.
E. It shall be the responsibility of the owner(s), with respect to any portion of the
Real Estate owned by such owner(s) and on which any landscaped area exists
per the requirements of this Flora Ordinance, to ensure proper maintenance of
landscaping in accordance with the Flora Ordinance. This maintenance is to
include, but is not limited to (i) mowing, tree trimming, planting, maintenance
contracting and mulching of planting areas, (ii) replacing dead or diseased
plantings with identical varieties or a suitable substitute, and (iii) keeping the
area free of refuse, debris, rank vegetation and weeds.
Section 6.2. Areas to be landscaped.
A. Street Trees.
1. Large growing shade trees shall be planted within public street right-of-
way, parallel to each street, in planting strips. Street trees shall be planted
a minimum of twenty-five (25) feet and a maximum of fifty (50) feet on
center and are not required to be evenly spaced, unless this spacing cannot
be attained due to the location of driveways, proposed utilities, or other
obstructions as defined below in Section 6.2.B.2.
2. Per City standards, no street trees shall be planted in conflict with drainage
or utility easements or structures and underground detention (unless so
designed for that purpose), or within traffic vision safety clearances.
However, where the logical location of proposed utilities would
compromise the desired effect, the Controlling Developer may solicit the
aid of the City’s Urban Forester in mediating an alternative.
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B. Foundation and Lot Planting Standards. The following planting requirements
apply to all Dwellings:
1. Courtyard Home Area
a. There shall be a minimum of two (2) shade or evergreen trees per
lot.
2. Brownstones Area
a. Continuous foundation planting beds: There shall be a continuous
foundation planting bed of a minimum width of five feet along the
front and side foundation walls of each building. The bed-lines
shall align in a cohesive manner from unit to unit for the entirety of
a building.
b. Front foundations: Within the front foundation planting bed of
each unit, there shall be a minimum of three (3) shrubs. The
remainder of the planting space should be a combination of shrubs,
ornamental grasses, and perennials. Trees are not required between
the public sidewalk and building face due to limited planting
space.
c. Side foundations: Within the side foundation planting bed of each
end unit, there shall be a minimum of five (5) shrubs. The
remainder of the planting space should be a combination of shrubs,
ornamental grasses, and perennials. There shall be a minimum of
one (1) ornamental OR one (1) columnar tree within fifteen (15)
feet of the side facade. Street trees do not satisfy this requirement.
d. Rear driveway areas: A combination of low shrubs, ornamental
grasses, and low perennials (with a maximum mature height of 36
inches) shall be provided where space is available between
driveways on the rear face of units, where sidewalks, stoops, AC
units, and other items allow it.
3. Two-family Home Area
a. Continuous foundation planting beds: There shall be a continuous
foundation planting bed of a minimum width of five feet along all
front foundations and along the outside foundation walls of the
outermost duplex buildings. For clarity, a planting bed is not
required on interior spaces between duplex buildings. The bed-
lines shall align in a cohesive manner from unit to unit for the
entirety of each duplex building.
b. Front foundations: Within the front foundation planting bed of
each unit, there shall be a minimum of six (6) shrubs per duplex
building. The remainder of the planting space should be a
combination of shrubs, ornamental grasses, and perennials. There
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shall be a minimum of one (1) ornamental OR one (1) columnar
deciduous tree within fifteen (15) feet of the side facade.
c. Side foundations: The outer side foundation planting beds of the
outermost duplex buildings shall contain a minimum thirteen (13)
shrubs. The remainder of the planting space should be a
combination of shrubs, ornamental grasses, and perennials.
d. Rear driveway areas: One (1) deciduous shade tree shall be
required between each duplex building. A combination of low
shrubs, ornamental grasses, and low perennials (with a maximum
mature height of 36 inches) shall be provided where space is
available between driveways on the rear face of units, where
sidewalks, stoops, AC units, and other items allow it.
4. Townhomes Area (General – not along south perimeter of Real Estate)
a. Continuous foundation planting beds: There shall be a continuous
foundation planting bed of a minimum width of three feet along
the front and side foundation walls of each building. The bed-lines
shall align in a cohesive manner from unit to unit for the entirety of
a building.
b. Front foundations: Within the front foundation planting bed of
each unit, there shall be a minimum of three (3) shrubs per unit.
The remainder of the planting space should be a combination of
shrubs, ornamental grasses, and perennials. There shall be a
minimum of one (1) ornamental OR one (1) columnar tree within
fifteen (15) feet of the front façade of each dwelling unit.
c. Side foundations: Within the side foundation planting bed of each
end unit, there shall be a minimum of twelve (12) shrubs. The
remainder of the planting space should be a combination of shrubs,
ornamental grasses, and perennials.
d. Rear driveway areas: A combination of low shrubs, ornamental
grasses, and low perennials (with a maximum mature height of 36
inches) shall be provided where space is available between
driveways on the rear face of units, where sidewalks, stoops, AC
units, and other items allow it. In addition, one (1) columnar tree
shall be located adjacent to the outer driveways on each end of
each building, when this does not obscure lines of sight for
vehicles.
5. Townhome Area (along south perimeter of Real Estate)
a. Continuous foundation planting beds: There shall be a continuous
foundation planting bed of a minimum width of five feet along the
front and side foundation walls of each building. The bed-lines
shall align in a cohesive manner from unit to unit for the entirety of
a building.
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b. Front foundations: Within the front foundation planting bed of
each unit, there shall be a minimum of three (3) shrubs per unit.
The remainder of the planting space should be a combination of
shrubs, ornamental grasses, and perennials. There shall be a
minimum of one (1) ornamental OR one (1) columnar tree within
fifteen (15) feet of the front facade.
c. Side foundations: Within the side foundation planting bed of each
end unit, there shall be a minimum of five (5) shrubs. The
remainder of the planting space should be a combination of shrubs,
ornamental grasses, and perennials.
d. Rear driveway areas: A combination of low shrubs, ornamental
grasses, and low perennials (with a maximum mature height of 36
inches) shall be provided where space is available between
driveways on the rear face of units, where sidewalks, stoops, AC
units, and other items allow it. In addition, one (1) deciduous tree
shall be located between each building and one (1) ornamental tree
shall be located adjacent to the outer driveways of end buildings.
6. Foundation and Lot plantings shall be installed by the builder at the
time a Dwelling is constructed on the Lot(s).
C. Common Areas:
1. Overall Design: The common areas within the development shall be
integrated with the adjacent buildings along each side of the common area
perimeter.
2. Connectivity: Sidewalks shall be provided along the perimeter of
common areas. In addition, sidewalks shall provide connections from one
common area to another within the development. At locations where
sidewalks meet a street or intersection, crosswalks will be provided to
indicate a pedestrian crossing.
3. Vegetation: In areas where grading and development activity allow for
the preservation of existing native trees with a dbh of over 4-inches,
efforts will be made to retain said trees. The opportunities will be limited
due to construction and engineering realities. For all sidewalks, the
equivalent of at least one (1) deciduous tree will be provided for every
fifty (50) lineal feet of walk.
D. Native Vegetation Areas: Native vegetation shall be provided along the
perimeter of the pond as illustrated on the Concept Plan. Areas designated for
native vegetation, to comply with Stormwater Management Requirements,
must be protected from regular mowing and shall be maintained in accordance
with the project’s Stormwater Operation and Maintenance Manual.
E. Perimeter Buffer yards and Landscaping:
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1. Eastern perimeter: There shall be a minimum 10-foot buffer yard from the
eastern property line that contains a minimum of five (5) shade or
evergreen trees and one (1) ornamental tree per 100 lineal feet. Though
unlikely, attempts will be made to preserve existing trees in this yard if
possible. Any native trees that are preserved will count toward the
minimum number of trees required if they are over 4-inch dbh. Additional
wooded areas between the eastern property line and proposed trail provide
additional screening from Spring Mill Road.
2. Southern perimeter: There shall be a minimum fifteen (15) foot buffer
yard from the southern property line made up of a tree preservation area.
When grading and drives allow, this buffer will be widened to the extent
possible. Existing wooded areas south of the developed portion of the site,
as indicated on the “Tree Preservation Exhibit”, shall be preserved.
Section 6.3 Tree Preservation. Tree Preservation Areas shall be required as generally
illustrated on Exhibit K (Tree Preservation Exhibit). The Tree Preservation
Area shall be regulated and maintained in accordance with the Tree
Preservation Area Guidelines described below:
A. Best management practices for a tree preservation area:
1. There are two areas of tree preservation as indicated on Exhibit K - Full
Tree Preservation and Limited Tree Preservation. Full Tree Preservation
are areas where the entirety of the area is to be preserved from
development. Limited Tree Preservation is an open space area where
existing trees shall be preserved, if grading and utilities allow. A minimum
of twenty (20) percent of the development shall be Full Tree Preservation
and an additional one/half (0.5) percent of the development will be Limited
Tree Preservation
2. Trees to be preserved shall be those approved by the Urban Forester.
3. Removal of exotic and invasive species, e.g., bush honeysuckle. (See the
Indiana Exotic and Invasive Plant List provided by the City of Carmel. If
you are not able to identify exotic and invasive species, seek professional
assistance. Application of herbicide should be completed with professional
oversight.)
4. Removal of dead, hazardous and at risk trees.
5. Removal of vines growing on and up a tree.
6. Removal of an overabundance of fallen and cut trees.
7. Planting of native trees. (See the Indiana Native Tree List provided by the
City of Carmel.)
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8. Direct discharge of surface drainage of stormwater from the rear half of
any lot that is adjacent to a tree preservation area.
9. Establishment of access easements, unpaved trails, utility and drainage
improvements. This provision is intended to permit the crossing of the tree
preservation area and not one easement to fully occupy the area.
10. Complete maintenance activities by following industry standard using the
current American National Safety Institute (ANSI) Z-133 and A-300
approved practices and methods.
11. Existing vegetation and earth shall be allowed to be removed for the
purposes of constructing and maintaining paths (including pavement)
through the woodlot, provided that (i) all attempts be made to avoid routes
that would ultimately damage healthy hardwood tree species with a dbh
greater than twelve inches, (ii) that the width of the clearing path not
exceed ten feet.
12. Grass seeding (native or otherwise) and subsequent maintenance through
mowing shall be allowed within the easement in areas currently devoid of
trees and shrubs, areas (e.g. legal drains) required to be cleared by
governing agencies, and/or areas that will be cleared for path construction,
provided that such seeding/mowing along constructed paths be restricted to
a maximum width of three feet along either side of the path.
B. Unacceptable activities for a tree preservation area:
1. Removal of native vegetation except as necessary for constructing and
maintaining paths.
2. Mowing and clearing any portion of a tree preservation area.
3. Dumping of leaves and debris from outside locations into a tree
preservation area.
4. The construction of pools, sheds, garages, fences, playground equipment,
tree houses, fire pits and other permanent or semi-permanent structures
unless approved by the City of Carmel.
5. Recreational activities that adversely impact the health, structure and
integrity of a tree preservation area, including, playground equipment,
basketball or tennis courts and pools.
C. The following shall be required for all Tree Preservation Areas:
1. Permanent signs identifying the Tree Preservation Area shall be posted
every five hundred (500) feet around the perimeter of all Tree Preservation
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Areas. A minimum of two (2) of these signs shall (i) include a brief
explanation of why the tree preservation is in place (ii) the copy on the
sigh shall require the approval of the Urban Forester.
2. Barriers shall be utilized during site development and earth moving
activities, which shall be specified on landscape plans. Such barriers shall
remain in place during the site's construction activity.
Section 7. Signage Requirements. All signage on the Real Estate shall comply with the
UDO.
Section 8. Additional Requirements and Standards.
Section 8.1. Home Occupations. Home Occupations shall meet the requirements of the
UDO as amended.
Section 8.2. Rights-of-way standards.
A. The required right-of-way for Springmill road shall be variable, but a
minimum of forty (40) foot half right-of-way shall be required.
B. Street shall be public and alleys private as illustrated on Exhibit J.
C. Internal Street width and cross-section shall be as illustrated on Exhibit J.
D. Alleys shall be of a width and cross section design as illustrated on Exhibit J.
Section 8.3. Sidewalks and Pedestrian Amenities.
A. A five (5) foot wide sidewalk shall be required along all internal streets except
along segments where ten (10) foot wide path is provided along subject
segment.
B. A five (5) foot wide sidewalk shall be required along both sides of internal
street rights-of-way except for the southern street running parrel with I-465
which will have sidewalk only on the north side of the street.
C. A ten (10) foot wide asphalt path shall be required along Springmill Road.
D. Internal paths shall be installed within the common area as generally shown
on Exhibit L including a path around the pond and an amenity feature
adjacent to the pond. Examples of the type of potential amenities, include a
viewing dock or rock formations including enhanced plantings as shown on
the Open Space Inspiration Character Imagery included in Exhibit L.
E. There is a raised pedestrian crossing shown in Exhibit I to connect a linear
open space as it crosses an alley.
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F. Small parks including pedestrian amenities and landscaping shall be provided
throughout the open space network, examples of which are generally
illustrated on Exhibit I. All benches shall be constructed of metal.
G. A minimum of two (2) bicycle parking features, the character of which is
generally illustrated on Exhibit L, shall be provided.
Section 8.4. Road Improvement Requirements. Development of the Real Estate shall
meet all applicable Thoroughfare Plan related improvement requirements as identified in
and required under the UDO unless otherwise provided for in this Flora Ordinance for
only the street connection to the 103rd and Springmill Roundabout.
Section 9. Procedural Provisions.
Section 9.1. 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 Flora 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. ADLS Approval by the Plan Commission shall be required for All
Dwellings.
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 shall be approved by the Director.
Section 9.2. Primary Plat. A Development Plan approved by the Plan Commission
shall be, upon approval, the Primary Plat of the Real Estate.
Section 9.3. Secondary Plat Approval. The Director shall have sole and exclusive
authority to approve, with or without conditions, or to disapprove any Secondary Plat;
provided, however, that the Director shall not unreasonably withhold or delay the
Director's approval of a Secondary Plat that is in substantial conformance with the
Development Plan/Primary Plat and is in conformance with the Development
Requirements of this Flora Ordinance. If the Director disapproves any Secondary Plat,
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the Director shall set forth in writing the basis for the disapproval and schedule the
request for hearing before the Plan Commission.
Section 9.4 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 Flora Ordinance may be
granted up to a maximum of thirty-five (35) percent of the specified standard.
Section 9.5. Variance of Development Requirements. The BZA may authorize
Variances from the terms of the Flora Ordinance, subject to the procedures prescribed in
the UDO.
Section 10. Controlling Developer’s Consent. Without the written consent of the
Controlling Developer, no other developer, user, owner, or tenant may obtain any permits or
approvals, whatsoever, with respect to the Real Estate or any portion thereof and, as such, and by
way of example but not by limitation, none of the following may be obtained without the
approval and consent of the Controlling Developer:
A. Improvement Location Permits for any site improvements within the Real
Estate;
B. Sign permits for any Signs within the Real Estate;
C. Improvement Location Permits for any Dwellings within the Real Estate;
D. Development Plan, Primary Plat or Secondary Plat approval for any part of
the Real Estate; and
E. Any text amendments, variances, modifications of development requirements
or other variations to the terms and conditions of this Flora Ordinance.
Section 11. Violations and Enforcement. All violations and enforcement of this Flora
Ordinance shall be subject to the requirements of the UDO.
Section 12. Exhibits. All of the Exhibits (A-L) on the following pages are attached to this
Flora Ordinance, are incorporated by reference into this Flora Ordinance and are part of this
Flora Ordinance.
The remainder of this page is left blank intentionally.
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Exhibit “A” – Page 1 of 2
Exhibit “A”
(Legal Description)
A part of the Southeast Quarter of Section 10, Township 17 North, Range 3 East of the Second
Principal Meridian, Clay Township, Hamilton County, Indiana, more particularly described as
follows:
Commencing at the Northeast Corner of the Southeast Quarter of said Section 10, Township 17
North, Range 3 East; thence South 00 degrees 19 minutes 41 seconds West (Basis of Bearings:
Indiana State Plane, East Zone, NAD 83) 395.19 feet along the East Line of said Southeast
Quarter to the southeastern corner of the 4.323-acre tract of land as granted to Mahvash
Khosrowyar Revocable Trust, dated May 19, 2006 (“Parcel 1”) (recorded as Instrument Number
2020079468 in the Office of the Recorder of Hamilton County, Indiana) (Note: all recording
information hereinafter refers to said Recorder’s Office), being the POINT OF BEGINNING of
this description; thence continue South 00 degrees 19 minutes 41 seconds West 350.90 feet along
said East Line to the northeastern corner of the tract of land as granted to Mahvash-K, LLC
(“Parcel III”) (Instrument Number 2018036126); thence South 89 degrees 55 minutes 33 seconds
West 25.96 feet parallel with the North Line of said Southeast Quarter to the 0.218-acre tract of
land granted to the State of Indiana (Instrument Number 9220612) (the following three courses
are along the boundary of said 0.218-acre tract); (one) thence North 00 degrees 19 minutes 10
seconds East 329.45 feet (329.28 feet – deed); (two) thence South 19 degrees 06 minutes 04
seconds West 105.62 feet; (three) South 00 degrees 19 minutes 41 seconds West 229.69 feet to a
northwestern corner of the 0.463-acre tract of land granted to the State of Indiana (also in said
Instrument Number 9220612) (the following five courses are along the boundary of said 0.463-
acre tract); (one) thence South 00 degrees 19 minutes 41 seconds West 320.31 feet (320.47 feet –
deed); (two) thence South 04 degrees 37 minutes 02 seconds West 200.56 feet; (three) thence
South 38 degrees 40 minutes 34 seconds West 40.09 feet (39.93 feet – deed); (four) thence South
89 degrees 29 minutes 27 seconds West 400.00 feet; (five) thence South 85 degrees 14 minutes
00 seconds West 269.39 feet to the northeastern corner of the 0.311-acre tract of land granted to
the State of Indiana (Instrument Number 9120033); thence South 89 degrees 29 minutes 27
seconds West 422.00 feet along the northern line of said 0.311-acre tract; thence North 00
degrees 19 minutes 41 seconds East 295.00 feet parallel with the East Line of said Southeast
Quarter; thence North 76 degrees 49 minutes 30 seconds East 322.74 feet; thence North 24
degrees 25 minutes 57 seconds East 260.01 feet; thence North 64 degrees 25 minutes 57 seconds
East 125.75 feet; thence North 00 degrees 19 minutes 41 seconds East 287.82 feet parallel with
said East Line to the southern boundary of said Parcel 1 (all of the remaining courses are along
the boundary of said Parcel 1); thence South 38 degrees 28 minutes 58 seconds East 70.00 feet;
thence South 48 degrees 36 minutes 12 seconds East 46.25 feet; thence South 62 degrees 51
minutes 57 seconds East 66.29 feet; thence North 19 degrees 38 minutes 28 seconds East 39.65
feet; thence North 44 degrees 56 minutes 04 seconds East 52.39 feet; thence South 85 degrees 39
minutes 13 seconds East 68.62 feet; thence North 26 degrees 44 minutes 42 seconds East 62.82
feet; thence South 86 degrees 10 minutes 19 seconds East 373.47 feet to the POINT OF
BEGINNING, containing 17.638 acres, more or less.
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Exhibit “A” – Page 2 of 2
Exhibit “A”
(Legal Description)
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Exhibit “B” Page 1 of 1
Exhibit “B”
(Concept Plan)
See following page.
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Brownstones
Detention Pond
Interstate 465
Rooftop Deck Townhomes Courtyard Homes
OverlookDuplex Homes Pitched Roof Townhomes Spring Mill Road2
2
2
site plan exhibit
flora pud: site plan
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Exhibit “C” Page 1 of 1
Exhibit “C”
(Architectural Character Imagery – Courtyard Homes)
See following 4 pages.
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Exhibit “D” Page 1 of 1
Exhibit “D”
(Architectural Character Imagery – Brownstones)
See following 5 pages.
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Exhibit “E” Page 1 of 1
Exhibit “E”
(Architectural Character Imagery – Two-family Homes)
See following 7 pages.
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DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
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Exhibit “F” Page 1 of 1
Exhibit “F”
(Architectural Character Imagery – Pitched Roof Townhomes)
See following 10 pages.
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DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
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Exhibit “G” Page 1 of 1
Exhibit “G”
(Architectural Character Imagery – Rooftop Deck Townhomes)
See following 4 pages.
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DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
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Exhibit “H” Page 1 of 6
Exhibit “H”
(Architectural Standards)
I. Introduction and Procedure:
A. Character Imagery: Applicable Architectural Character Imagery indicating the
architecture and appearance of Dwellings are included in Exhibit C, Exhibit D,
Exhibit E, Exhibit F, and Exhibit G. 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.
II. Building Requirements Applicable to all Lots:
A. Building Orientation.
1. The front door of residential units shall face the public street and the
front wall of the building must generally be parallel with the public
street. The front door shall have a stoop raised minimum twelve (12)
inches above grade. The stoop shall be a minimum six (6) feet deep
and a minimum thirty (30) square feet. A concrete or paver walkway
from stoop to front sidewalk is required.
2. Buildings adjacent to a site amenity such as a pond or greenspace
shall have the option to face such amenity instead of the public
street.
B. Design Intention.
1. The design intention of the development is to create durable and high
quality housing.
2. 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.
3. All buildings shall have a different main body brick color and main
body siding color than adjacent buildings.
4. All units in the same building shall be offset from adjacent units by a
minimum one (1) foot or contain a bay within the unit that extends a
minimum one (1) foot from the front façade of the main body of the
unit.
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Exhibit “H” – Page 2 of 6
C. Materials.
1. Acceptable exterior siding materials shall include brick, cast stone,
limestone, smooth fiber cement panels, smooth fiber cement lap
siding, smooth fiber cement trim, and vertical-ribbed metal panels.
2. All buildings shall have a brick siding at grade along the entire
perimeter of the dwelling. Acceptable exceptions shall be bays or
recessed wall planes with a decorative or accent siding.
3. An exterior material and color palette is provided in Exhibit M.
Modifications to the pallet may be approved by the Plan
Commission as part of an ADLS request.
4. Windows shall be vinyl in manufacturer’s standard color. No
applied grids are allowed. Windows do not need to be framed in
trim or masonry surrounds. At all south walls of Dwellings adjacent
to I-465 acoustic performance vinyl windows with STC rating of 40
or better shall be required.
5. There shall be a minimum of two (2) windows and/or doors per floor
per dwelling unit on each exterior wall regardless of the dwelling
unit interior options selected. Acceptable exceptions shall be floors
with an overhead garage door.
6. Sound Mitigation: At all south walls of Dwellings adjacent to I-465:
Blown-in batt (BIB) insulation in the exterior wall shall be required.
7. Visible roofs shall be asphalt shingle roofing. Low slope roofs that
are not visible can be TPO or EPDM rubber roofing. Porch roofs
can be asphalt shingles or prefinished standing seam metal roofing.
8. Porches and stoops on fronts of buildings shall be masonry or
concrete. Balconies on fronts of buildings shall be metal or fiber
cement. Balconies on rears and sides of buildings shall be metal,
wood, or fiber cement. All handrails at exterior steps shall be metal.
9. Exterior doors, including overhead doors, shall be fiberglass, vinyl,
or painted metal in either smooth or paintbrush texture finish.
10. Rainwater management shall be in prefinished metal scuppers and
gutters with prefinished metal downspouts.
D. Enhanced Elevations: The side elevations next to internal streets and alleys of
building of the Brownstone, Two-family and all Townhomes building types shall
be enhanced with additional material variations as depicted in the Exhibits D,
Exhibit E, Exhibit F and Exhibit G respectively. The elevations where the
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Exhibit “H” – Page 3 of 6
noted enhancements shall be provided are reflected on the exhibit included on
page 6 of this Exhibit H.
E. Garages: No Garage shall be used or converted into living space and shall
accommodate the parking of two (2) vehicles. Storage of household goods shall
not prevent the parking of two vehicles in a garage.
III. Building Requirements Applicable to Brownstone Area:
A. Building Width.
1. Individual residential units shall be a minimum nineteen (19) feet
and a maximum twenty-four (24) feet wide.
2. A maximum of six (6) units may be joined together to form a single
building.
B. Building Height.
1. Buildings shall be maximum four (4) stories and have outdoor living
space as part of the fourth floor.
2. Buildings shall have a minimum of two (2) different parapet wall
heights.
3. Buildings shall have an accent color band or brick soldier course
somewhere between the parapet wall cap and the third floor
windows.
C. Building Details: Building exteriors shall be a minimum twenty (20) percent
masonry and the rear elevation shall have brick on the full first floor (garage
level) as illustrated in Exhibit D.
IV. Building Requirements Applicable to Courtyard Home Area:
A. Building Width.
1. Dwellings shall be a minimum twenty (20) feet and a maximum
twenty-five (25) feet wide exclusive of garages.
2. Garages can be either attached or detached.
B. Building Height.
1. Buildings shall be maximum two (2) stories.
C. Garage Setback.
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Exhibit “H” – Page 4 of 6
1. Garages shall be set back a minimum of eight (8) feet from main
building front façade.
D. Building Details.
1. Building exteriors shall be a minimum twenty (20) percent masonry.
V. Building Requirements Applicable to Two-family Dwellings:
A. Building Width.
1. Individual residential units shall be a minimum twenty (20) feet and
a maximum twenty-four (24) feet wide.
2. A maximum of two (2) units may be joined together to form a single
building.
B. Building Height.
1. Buildings shall be maximum two (2) stories.
C. Building Details.
1. Building exteriors shall be a minimum twenty (20) percent masonry.
2. The Dwellings shall have a front porch substantially the same as the
applicable Architectural Character Imagery contained within Exhibit
E.
VI. Building Requirements Applicable to Pitched Roof Townhome Area:
A. Building Width.
1. Individual residential units shall be a minimum twenty (20) feet and
a maximum twenty-four (24) feet wide.
2. A maximum of six (6) units may be joined together to form a single
building.
B. Building Height.
1. Buildings shall be maximum three (3) stories.
C. Building Details.
1. Building exteriors shall be a minimum twenty (20) percent masonry.
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Exhibit “H” – Page 5 of 6
2. The Dwellings shall have a front porch substantially the same as the
applicable Architectural Character Imagery contained within Exhibit F.
VII. Building Requirements Applicable to Rooftop Deck Townhome Area (The use of the
Brownstone fourth floor as a living space makes it fall under the Indiana Building code
instead of the Indiana Residential Code like the Rooftop Townhomes. Therefore, they are
regulated under two separate categories).
A. Building Width.
1. Individual residential units shall be a minimum twenty (20) feet and
a maximum twenty-four (24) feet wide.
2. A maximum of six (6) units may be joined together to form a single
building.
B. Building Height.
1. Buildings shall be maximum four (4) stories and have outdoor living
space as part of the fourth floor.
2. Buildings shall have a minimum of two (2) different parapet wall
heights.
3. Buildings shall have an accent color band or brick soldier course
somewhere between the parapet wall cap and the Third Floor
windows.
C. Building Details.
1. Building exteriors shall be a minimum 20% masonry.
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Exhibit “H” – Page 6 of 6
ELEVATION ENHANCEMENT EXHIBIT
See following page.
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Exhibit “I” Page 1 of 1
Exhibit “I”
(Open Space Plan and Amenity Character Imagery)
See following 6 pages.
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Interstate 465 Spring Mill Roadopen space exhibit
flora pud: open space
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Top of intersection flush with adjacent walks
Top of intersection flush with adjacent walks
PLAN
SECTION
5% transition area outside crosswalk
5% transition area outside crosswalk
Vehicular lane height, 6” below
raised intersection
Vehicular lane height, 6” below
raised intersection
flora pud: raised crosswalk
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
AMENITIES + PROGRAMMING | PROJECT IMAGERY
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Exhibit “J” Page 1 of 3
Exhibit “J”
(Street and Alley width and cross sections)
See following page for Street Type Exhibit.
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Interstate 465 Spring Mill RoadPublic Street
Private Alley
Street typeS exhibit
flora pud: Street typeS
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Exhibit “J” – Page 2 of 3
Exhibit “J”
(Street and Alley type, width and cross sections)
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Exhibit “J” – Page 3 of 3
Exhibit “J”
(Street and Alley type, width and cross sections)
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Exhibit “K” Page 1 of 1
Exhibit “K”
(Tree Preservation Exhibit)
See following page for Tree Preservation Exhibit.
No encroachment per Carmel Ordinance
Z-___-22
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Full Tree Preservation Area Improved Tree Planting Area
Limited Tree Preservation Area
Interstate 465 Spring Mill Roadtree preservation exhibit
flora pud: tree preservation
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Exhibit “L” – Page 1 of 1
Exhibit “L”
(Pedestrian Plan and Bike Parking Character Imagery)
See following 2 pages.
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
5’ + Concrete Sidewalk Crushed Stone Path
10’ Asphalt Multi-Use Trail
Interstate 465
Raised Crosswalk
Spring Mill RoadPedestrian & bicycle exhibit
flora Pud: Pedestrian & bicycle Plan
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Mailbox shelter could be customized for bicycle storage
flora pud: covered bike parking character
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Exhibit “M” Page 1 of 1
Exhibit “M”
(Material and Color Palette Exhibit)
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
DocuSign Envelope ID: 342085EF-45C0-4F7A-8D0E-38F7973F2695
Opposed
Opposed
April
P
April
4:15
18th
3
P
5
Not Present
19th
19th
April
5:00
Opposed