Packet 05-03-06
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LEGACY
Plannedf]nit Development - Rezone Request
. Supplemental Exhibit Booklet
PREPARED FOR:
East Carmel,LLC
11711 Pimnsylvania Avenue
. Suitf; 260 .
Carm~d, Indiana 46032
(317) 580-9693
. PREPARED BY:
Dermis D. Olmstead, PLS '. .
Stoeppelwerth .~ Associates, Inc,
9940 Allisonville Road
Fishers, Indiana 46038
(317) 849-5935
DATE PREPARED:
May 3, 2006
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Sponsor:
ORDINANCE NO. Z- -06
Legacy
PLANNED UNIT DEVELOPMENT
DISTRICT
2nd DRAFT 05-1-06
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TABLE OF CONTENTS
AND SCHEDULE OF EXHIBITS
TABLE OF CONTENTS
Page
Section 1. Applicability of Ordinance ................................................................................................. 1
Section 2. Definitions and Rules of Construction. ............................................................................ 2
Section 3. Permitted Primary Uses............. ......... ......................................................................6
Section 4. Accessory Buildings and Uses ........................................................................................... 8
Section 5. Communication Equipment................................................................................................ 8
Section 6. Platting......................... ...........................................................................................8
Section 7. Residential Development.................................................... ....... ......................................... 9
Section 8. Commercial Development......................... ...........................................................11
Section 9. Recreational Development. ............... ...... ....... ......................................................13
Section 10. Streets......................... ........................................................................................13
Section 11. Architectural Design Requirements ...............................................................................13
Section 12. Landscaping and Open Space .....................................................................................14
Section 13. Lighting........................... ................... ........... ........................ ................. ............16
Section 14. Signs......................... ..........................................................................................16
Section 15. Parking......................... .......................................................................................17
Section 16. Homeowners Association and Declaration of Covenants .............................................17
Section 17. Approval Process ............................................................................ ...................... .......... 17
Section 18. Controlling Developer's Consent ..................................................................................19
Section 19. Violations .. ........ .................................. ..... ................. ................. ..................................... 20
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SCHEDULE OF EXHIBITS
Legal Description
Concept Plan / Primary Plat
Landscaping Plan
Mixed Use Area and Single-family Area map
Character Exhibit - Residential Block I
Character Exhibit - Residential Block 2 and 3
Character Exhibit - Residential Block 4
Character Exhibit - Residential Block 5, 6A and 6B
Character Exhibit - Mixed Use Area (T) - Townhome Blocks
Character Exhibit - Mixed Use Area (MF) - Multi-family Area
Character Exhibit - Mixed Use Area (AL) - Assisted Living Block
Character Exhibit - Mixed Use Area (NR) - Neighborhood Retail Blocks
Character Exhibit - Mixed Use Area (0) - Office Blocks
Typical Street Lighting
Typical Single-family Area Signage
Amenity Area Plan and Details
Open Space Area - Site Details
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Sponsor: Councilor
ORDINANCE NO.
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISIDNG
THE LEGACY
PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, Section 31.6.4 of the Cannel/Clay Zoning Ordinance Z-289 (the "Zoning
Ordinance"), provides for the establishment of a Planned Unit Development District in
accordance with the requirements ofI.C. ~ 36-7-4-1500 et seq.;
WHEREAS, the Commission has given a recommendation to the
ordinance set forth herein (the "Legacy Ordinance") which establishes the Legacy Planned Unit
Development District (the "Legacy District").
NOW, THEREFORE, BE IT ORDAINED by the Council, that (i) pursuant to IC ~36-7-
4-1500 et seq., it adopts this Legacy Ordinance, as an amendment to the Zoning Ordinance and
it shall be in full force and effect from and after its passage, (ii) all prior ordinances or parts
thereof inconsistent with any provision of this Legacy Ordinance and its exhibits are hereby
inapplicable to the use and development of the Real Estate, (Hi) all prior commitments and
restrictions applicable to the Real Estate shall be null and void and replaced and superseded by
this Legacy Ordinance, and (iv) this Legacy Ordinance shall be in full force and effect from and
after its passage and signing by the Mayor.
Section 1
Aoolicability of Ordinance:
Section 1.1 The Official Zoning Map of the City of Carmel and Clay Township, a part
of the Zoning Ordinance, is hereby changed to designate the Real Estate as a Planned
Unit Development District to be known as Legacy District (the "Legacy District")..
Section 1.2 Development in the District shall be governed entirely by (i) the
provisions of this Legacy Ordinance and its exhibits, and (ii) those provisions of the
Zoning Ordinance specifically referenced in this Legacy Ordinance. In the event of a
conflict between this Legacy Ordinance and the Zoning Ordinance, the provisions of this
Ordinance shall apply.
Section 1.3 Any capitalized term not defined herein shall have the meaning as set forth
in the Carmel/Clay Zoning Ordinance in effect on the date of the enactment of this
Legacy Ordinance.
Section 2
Definitions and Rules of Construction:
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Section 2.1 General Rules of Construction. The following general rules of construction
and definitions shall apply to the regulations ofthis Legacy Ordinance:
A.
The singular number includes the plural and the plural the singular, unless
the context clearly indicates the contrary.
B.
Words used in the present tense include the past and future tenses, and the
future the present.
C.
The word "shall" is a mandatory requirement. The word "may" is a
permissive requirement. The word "should" is a preferred requirement.
Section 2.2
Ordinance:
Definitions. The following definitions shall apply throughout this Legacy
Accessory Structure: A structure subordinate to a building or use located on the Real
Estate which is not used for permanent human occupancy.
Accessory Use: A use subordinate to the main use, located on the Real Estate or in the
same building as the main use, and incidental to the main use.
Alley. A private way or easement located through the interior of blocks and providing
vehicular and service access to the side or rear of properties.
Apartment. A dwelling intended primarily for rental.
Apartment house. More than four apartments placed one on top of another and/or side by
side and sharing common walls and common floors and ceilings, and which are located
on a block or a single lot of record.
Assisted Living Unit. A dwelling located in or constructed in association with,
maintained as part of and entitled to the benefits of a congregate housing facility.
Dwellings mayor may not be attached to the primary building.
Attached Dwelling. Rowhouse, townhouse, flats, duplex, triplex, or quadriplex
dwellings, developed side by side for sale as condominiums, or as fee simple dwellings
where land is sold with the dwelling. Attached Dwellings may be sold as condominiums
or as individually deeded lots. Apartments shall not be within the definition of Attached
Dwellings and, as such, all references, in this Legacy Ordinance, to Attached Dwellings
shall exclude apartments.
Block: Block 1, Block 2, Block 3, Block 4, Block 5, Block 6A, or Block 6B, as
delineated in the Conceptual Plan.
Building Height: The vertical distance when measuring from the first finished floor
elevation to the mean height between eaves and ridges.
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City: The City of Carmel, Indiana.
Commission: The Carmel Plan Commission.
Concept Plan. This Legacy Ordinance and the plan for the Development, including the
primary plat, all drawings and plans approved by the Commission, as the same may be
modified from time to time pursuant to Section 17.
Condominiums: A residential living unit or units as defined in and governed by the
Indiana Code, Sections 32-25-1 to 32-25-9-2, inclusive.
Controlling Developer: Shall mean East Carmel, LLC, its successors and assigns, until
such time as East Carmel, LLC transfers its rights as Controlling Developer. Such Rights
may be transferred by the Controlling Developer, in its sole discretion, in whole or in
part. To transfer all or any portion of its rights as Controlling Developer, East Carmel,
LLC may (i) name each individual owner of parcels within the Real Estate as Controlling
Developer solely with respect to such parcels owned by each such individual owner, (ii)
establish a committee of individual owners of the Real Estate within the Real Estate to
act as Controlling Developer with respect to such parcels owned by all such owners, or
(iii) use either method described in (i) and (ii) above with respect to different portions of
the Real Estate.
Council: The City Council of the City of Carmel, Indiana.
County: Hamilton County, Indiana.
Declaration of Covenants: A Declaration of Covenants, Conditions and Restrictions for
the Real Estate which shall be recorded in the office of the Recorder of Hamilton County,
Indiana, and which may, from time to time, be amended.
Department. The Department of Community Services of the City of Carmel, Indiana.
Detached Dwelling. A dwelling that is developed with no party-walls and with open
yards on at least three sides, but not including manufactured homes, mobile homes,
modular homes or recreational or motor vehicles.
Developer. A person engaged in development of one or more phases of the
Development.
Development. The Real Estate may be developed in accordance with the Development
Requirements.
Development Requirements: Development standards and any requirements specified in
this Legacy Ordinance which must be satisfied in connection with the approval of a Final
Development Plan.
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Director: Director, or Administrator, of the Department of Community Services for the
City of Carmel, Indiana. "Director" and "Administrator" shall include hislher authorized
representatives.
Eligible Title Holder. East Carmel, LLC and its successors and assigns.
Final Development Plan. A specific plan for the development of the Real Estate that is
submitted for approval showing proposed facilities, buildings, and structures. This plan
review includes general landscaping, parking, drainage, erosion control, signage, lighting,
screening and building information for the site.
Gross Residential Density. The number of Dwellings (exclusive of Assisted Living
Units) in relation to the total, gross number of acres within the Real Estate.
Landscape Plan. The general design for landscaping in the District included as part of the
Conceptual Plan.
Landscaping. Trees, shrubs, hedges, flowers, ground covers, grasses, other plant
materials and associated structures and improvements.
Material Alteration: Any change to an approved plan of any type that involves the
substitution of one material, species, element, etc. for another.
Minor Alteration: Any change to an approved plan of any type that involves the revision
of less than ten percent (10%) of the plan's total area or approved materials and can not
include a decrease in the minimum open space or amenities, elimination of required
plantings, or the addition of living units identified in the Concept Plan.
Mixed Use Area. That part of the District more particularly delineated on the Conceptual
Plan as the "Mixed Use Area." The Mixed Use Area consists of five sub areas: Mixed
Use Area (AL), Mixed Use Area (MF), Mixed Use Area (NR), Mixed Use Area (0) and
Mixed Use Area (T)
Mixed Use Area (AL). That part of the Mixed Use Area delineated on the Conceptual
Plan and containing primarily Assisted Living Units.
Mixed Use Area (MF). That part of the Mixed Use Area delineated on the Conceptual
Plan and containing primarily Apartments.
Mixed Use Area (NR). That part of the Mixed Use Area delineated on the Conceptual
Plan and containing primarily retail uses.
Mixed Use Area (0). That part ofthe Mixed Use Area delineated on the Conceptual Plan
and containing primarily general office uses.
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Mixed Use Area (T). That part ofthe Mixed Use Area delineated on the Conceptual Plan
and containing primarily Attached Dwellings.
Open Space. Open space shall comprise (i) the River Flood Parcel and (ii) a parcel, or
parcels, of land, an area of water, or a combination of land and water, including flood
plain and wetland areas within the Development designed and intended for the use and
enjoyment of some or all of the residents of the Development and, where designated, the
community at large. Except as otherwise provided herein, common open space does not
include any area which is divided into building lots, streets (except the landscaped
medians of boulevards) or rights of way (except tree lawns). The area of parking
facilities serving the activities in the open space and paths or sidewalks located therein
may be included in the required area computations.
Parcel Coverage: The total ground area, within the Real Estate, covered by buildings and
accessory structures which are greater than eighteen (18) inches above grade level,
excluding fences and walls not attached in any way to a roof, divided by the total
horizontal area within the Real Estate boundaries.
Path. A paved or otherwise cleared way intended as a jogging trail or a bikeway located
in open space, an easement or a right-of-way.
Open Space Area. That part of the District more particularly delineated on the
Development Plan as the "Open Space Area" and containing primarily open space and is
east of River Road.
Real Estate: The Real Estate shall mean and refer to all of the Real Estate described in
Exhibit "A".
Right-of- Way: An area of land permanently dedicated to provide light, air and access.
River Parcel: That portion of the real estate located east of River Road, comprising
approximately of 95.82 acres, and legally described in Exhibit "A-2" (page 2 of Exhibit
"A").
River Flood Parcel: That portion of the River Parcel which is within the floodways
and/or the floodplains.
River Developable Parcel: A parcel of land which may exist, not to exceed 15 acres in
size which, after excluding the River Flood Parcel, remains within the River Parcel.
fugn: Any type of sign as further defined and regulated by this Legacy Ordinance and the
Sign Ordinance for Carmel-Clay Township, Ordinance Z-196, as amended.
Single Family Area (SF). That part of the District more particularly delineated on the
Development Plan as the "Single Family Area" and containing primarily detached
dwellings within more that two sub-areas.
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Subdivision Control Ordinance. Carmel/Clay Subdivision Control Ordinance, No. Z-
160, as amended.
Substantial Alteration: Any change to an approved plan of any type that involves the
revision often percent (10%) or more of the plan's total area or approved materials.
Townhouse. Two or more dwellings, arranged side by side, separated by common walls,
each having more than one story and intended for occupancy by a single family.
Zoning Ordinance. Cannel/Clay Zoning Ordinance Z-289, as amended from time to
time.
Section 3 Permitted Primary Uses:
3.1. Mixed Use Area - Assisted Living (AL). The following uses are permitted in the
Mixed Use Area (AL) or parts thereof as depicted on the Conceptual Plan (See
Exhibit "B"), subject to the applicable Development Requirements.
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A. The following residential uses:
1. Detached Dwellings
2. Attached Dwellings
3. Assisted Living Units
4. bed-and-breakfast
5. daycare facility (school age and adults)
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B. Recreational developments or facilities owned or operated by an Eligible Title
Holder, including clubhouses, parks, pools, ball courts and other recreational
spaces and recreational buildings.
C. Commercial uses ancillary to congregate housing and intended primarily for
the use of visitors to and residents of congregate housing.
D. Agricultural uses, except agri-business structures.
3.2.
Mixed Use Area - Multi-familv (MF). The following uses are permitted in the
Mixed Use Area (MF) or parts thereof as depicted on the Conceptual Plan (See
Exhibit "B"), subject to the applicable Development Requirements.
A. The following residential uses:
1. Detached Dwellings
2. Attached Dwellings
3. Apartments
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3.4.
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3.5.
B.
Recreational developments or facilities owned or operated by an Eligible
Title Holder, including clubhouses, parks, pools, ball fields, ball courts,
playgrounds and other recreational spaces, and recreational buildings.
C.
Agricultural uses, except agri-business structures.
3.3.
Mixed Use Area - Neighborhood Retail CNR). The following uses are permitted
in the Mixed Use Area (NR) or parts thereof as depicted on the Conceptual Plan
(See Exhibit "B"), subject to the applicable Development Requirements.
A. The following commercial uses:
1. retail sales of goods and services
2. restaurants, maximum of one use including drive-through service
3. grocery store, including drive-thru window service
4. drug store, including drive-thru window service
5. package liquor store
6. video sales or rental
7. sale of coffee, ice creams, baked goods and/or prepared foods for
consumption on or off the premises, including drive-thru window
service
8. financial institutions, including drive-through banking facilities
(provided such are located at the rear of a lot) and exterior A TMs.
9. offices, including general offices, professional offices
10. gym or exercise facility, including outdoor pool(s)
B. Agricultural uses, except agri-business structures.
Mixed Use Area - Office (0). The following uses are permitted in the Mixed Use
Area (0) or parts thereof as depicted on the Conceptual Plan (See Exhibit "B"),
subject to the applicable Development Requirements.
A. The following commercial uses:
1. financial institutions, including drive-through banking facilities
(provided such are located at the rear of a lot) and exterior A TMs
2. offices, including general offices, professional offices
3. clinics or medical health centers
4. Real Estate sales center
5. Daycare
B. Agricultural uses, except agri-business structures.
Mixed Use Area - Townhomes (T). The following uses are permitted in the
Mixed Use Area (T) or parts thereof as depicted on the Conceptual Plan (See
Exhibit "B"), subject to the applicable Development Requirements.
A. The following residential uses:
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1.
2.
Detached Dwellings
Attached Dwellings, not exceeding 8 Dwellings per building
B.
Recreational Developments or facilities owned or operated by an Eligible
Title Holder, including clubhouses, parks, pools, ball fields, ball courts,
playgrounds and other recreational spaces, and recreational buildings.
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C. Churches or other places of worship.
D. Agricultural uses, except agri-business structures.
3.6. Single-family Area (SF). The following uses are permitted in the Single-family
Area (SF) or parts thereof as depicted on the Conceptual Plan (See Exhibit "B"),
subject to the applicable Development Requirements.
A. The following residential uses:
I. Detached Dwellings
B. Recreational developments or facilities owned or operated by an Eligible
Title Holder, including clubhouses, parks, pools, ball fields, ball courts,
playgrounds and other recreational spaces, and recreational buildings.
C. Agricultural uses, except agri-business structures.
D. Churches or other places of worship.
3.7. Open Space Area (OS). The following uses are permitted in the Open Space Area
or parts thereof as depicted on the Conceptual Plan (See Exhibit "B"), subject to
the applicable Development Standards.
A. Open Space.
C. Agricultural uses, except agri-business structures.
Section 4 Accessory Buildin2s and Uses: All Accessory Structures and Accessory Uses
Allowed under the Zoning Ordinance shall be permitted except that any detached accessory
building shall have on all sides the same architectural features or shall be architecturally
compatible with the principal building(s) with which it is associated.
Section 5 Communication Equipment: Cell towers shall not be permitted. Home satellite
dishes shall be permitted.
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Section 6 Plattin2: The platting of the Real Estate into smaller tracts shall be permitted, so
long as the proposed plat complies with the area requirements set forth below in Section 7 or
Section 8, and the creation of a new property line within the Real Estate shall not impose or
establish new development standards beyond those specified below in Section 7 of Section 8 for
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the entirety of the Real Estate. However, the development of any parcel shall conform to all
Conceptual Development Plans and Final Development Plans which are approved or amended
per the terms of Section 17 below, and all other applicable requirements contained in this Legacy
Ordinance.
Section 7 Residential Development:
7.1. General Standards:
A. The gross residential density for the entirety of the Real Estate, exclusive
of Assisted Living Units, shall not exceed 2.7 units per acre.
B. Without the approval of the Commission, no more than 250 Apartments
shall be permitted.
C. A dwelling may be utilized as a staffed model, including temporary sales
office, during the course of build-out of the Development, subject to the parking
and signage requirements of the Zoning Ordinance. A Certificate of Occupancy
shall be required before the model is placed in service.
D. Fences or walls (i) in the front yard shall not be more than four feet high,
(ii) may not exceed six feet in height along rear and side yard lines and (iii) patio
enclosures located in the permitted building area of the lot may not exceed nine
feet in height.
7.2. Height, Area and Square Footage Requirements:
A. Minimum lot/parcel area-
1. Block 1 - 12,500 square feet
2. Block 2 - 8,000 square feet
3. Block 3 - 7,500 square feet
4. Block 4 - 7,000 square feet
5. Block 5 - 5,000 square feet
6. Block 6A and 6B - 3,000 square feet
7. Mixed Use Area (T) - not applicable
8. Mixed Use Area (MF) - 5 acres
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B. Minimum lot/parcel frontage on street (public or private) -
1. Block 1 - 50 feet
2. Block 2 - 50 feet
3. Block 3 - 45 feet
4. Block 4 - 45 feet
5. Block 5 - 40 feet
6. Block 6A and 6B - 35 feet
7. Mixed Use Area (T) - not applicable
8. Mixed Use Area (MF) - 400 feet
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c. Minimum setback lines
1. Front yard - (comer lots are required two front yard setbacks)
a. Block 1 - 25 feet
b. Block 2 - 25 feet
c. Block 3 - 25 feet
d. Block 4 - 20 feet
e. Block 5 - 10 feet
f. Block 6A and 6B - 10 feet*
g. Mixed Use Area (T) - 10 feet
h. Mixed Use Area (MF) - 30 feet
* A Build-to-line may replace the setback line
2. Side yard - 0 feet,
a. a minimum distance of 6 feet between units for detached dwellings is
required
b. a minimum distance of 15 feet is required between structures containing
attached dwellings
c. Minimum distance of 15' between apartment buildings
3. Rear yard -
a. Block 1 - 20 feet
b. Block 2 - 20 feet
c. Block 3 - 15 feet
d. Block 4 - 15 feet
e. Block 5 - 15 feet
f. Block 6A and 6B - 10 feet
g. Mixed Use Area (T) - not applicable
h. Mixed Use Area (MF) - not applicable
4. Minimum lot width at building line -
a. Block 1 - 90 feet
b. Block 2 - 70 feet
c. Block 3 - 65 feet
d. Block 4 - 60 feet
e. Block 5 - 50 feet
f. Block 6A and 6B - 40 feet
g. Mixed Use Area (T) - not applicable
h. Mixed Use Area (MF) - not applicable
D. Maximum building height-
a. Block 1 - 35 feet
b. Block 2 - 35 feet
c. Block 3 - 35 feet
d. Block 4 - 35 feet
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e. Block 5 - 35 feet
f. . Block 6A and 6B - 35 feet
g. Mixed Use Area (T) - 40 feet
h. Mixed Use Area (MF) - 45 feet
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E. Minimum square footage (exclusive of porches, terraces, and garages)
1. Block 1 - 2,400 square feet
2. Block 2 - 2,200 square feet
3. Block 3 - 1,800 square feet
4. Block 4 - 1,600 square feet
5. Block 5 - 1,600 square feet
6. Block 6A and 6B - 1,400 square feet
7. Mixed Use Area (T) - 1,800 square feet
8. Mixed Use Area (MF) - 750 square feet
Section 8 Commercial Development:
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8.1. General Standards:
A. Without the approval of the Commission, the aggregate leasable square
footage of commercial space in the Mixed Use Area (NR) shall not exceed
100,000 square feet.
B. Without the approval of the Commission, the aggregate leasable square
footage of structures in the Mixed Use Area (0) shall not exceed 110,000 square
feet.
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C. Without the approval of the Commission, no restaurant located in the
Neighborhood Retail Area shall be open for business between the hours of 11:01
p.m. and 6:00 a.m. except that the closing time may be extended from 11:01 p.m.
to 12:00 a.m. on Friday and Saturday nights.
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D. Restaurants shall be permitted to operate outdoor cafes within or outside
the right-of-way, provided that pedestrian circulation and access to store entrances
are not impaired. Pedestrian ways of no less than five (5) feet in width shall be
provided.
E. All buildings and associated parking, landscaping, lighting and signage in
the Mixed Use Area (AL), Mixed Use Area (NR) and Mixed Use area (0) shall
require ADLS approval by the plan commission pursuant to Section 17.1.B ofthis
Legacy Ordinance.
8.2. Height, Area and Square Footage Requirements:
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A. Minimum lot/parcel area -
1. Mixed Use Area (AL) - 5 acres
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2. Mixed Use Area (NR) - not applicable
3. Mixed Use Area (0) - 20,000 square feet
B. Minimum lot frontage on road -
1. Mixed Use Area (AL) - 200 feet
2. Mixed Use Area (NR) - 200 feet
3. Mixed Use Area (0) - 100 feet
c. Minimum setback lines
1. Front yard - (comer lots are required two front yard setbacks)
a. Mixed Use Area (AL) -10 feet
b. Mixed Use Area (NR) -10 feet
c. Mixed Use Area (0) - 10 feet
2 Side yard -
a. Mixed Use Area (AL) - 5 feet
b. Mixed Use Area (NR) - 5 feet
c. Mixed Use Area (0) - 5 feet
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3. Rear yard -
a. Mixed Use Area (AL) - 5 feet
b. Mixed Use Area (NR) - 5 feet
c. Mixed Use Area (0) - 5 feet
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4. Minimum lot width at building line -
a. Mixed Use Area (AL) - not applicable
b. Mixed Use Area (NR) - not applicable
c. Mixed Use Area (0) - not applicable
D. Maximum building height -
1. Mixed Use Area (AL) - 45 feet
2. Mixed Use Area (NR) - 45 feet
3. Mixed Use Area (0) - 45 feet
E. Minimum square footage, exclusive of porches, terraces, and garages
1. Mixed Use Area (AL) - not applicable
2. Mixed Use Area (NR) - 2,500 square feet
3. Mixed Use Area (0) - 5,000 square feet
F. Maximum parcel coverage -
1. Mixed Use Area (AL) - not applicable
2. Mixed Use Area (NR) - not applicable
3. Mixed Use Area (0) - not applicable
Section 9 Open Space Area Development:
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9.1. The layout, landscaping and lighting standards for the Open Space Area shall be
as depicted on the Concept Plan (Exhibit "B") with details illustrated on Exhibit
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"Q" .
Section 10 Streets:
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10.1. The street layout (including rights-of-way, pavement widths, and design) within
the District shall be as indicated on the Concept Plan, adapted as appropriate to
the topography, unique natural features and environmental constraints of the site.
Streets shown on the Concept Plan may be eliminated or relocated as part of an
approved final plat to consolidate blocks for development as long as there is no
materially adverse impact on the flow of traffic within the District.
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10.2. Alleys shall be permitted based on the following standards:
A. An alley shall be a perpetual easement or private way and shall not be
dedicated to the public.
B. Curbing is not required except at corners of intersections with other street
types. At such corner locations, curbing shall be required for the comer
radius to the path or sidewalk paralleling the intersecting street. A
concrete apron may serve as point of termination for the curb.
C. Utilities may be located within alleys.
10.3. All streets within the Legacy District which are to be dedicated for public use and
accepted for maintenance by the City of Carmel and shall be constructed to the
standards of the City as applicable at the time of the enactment of this Legacy
Ordinance, for depth and materials.
10.4. With the approval of the Commission, streets within the District may be private.
Section 11 Architectural Desie:n Reauirements:
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11.1. Building materials:
A.
A minimum of three (3) materials shall be used for Building exteriors
within the Mixed Use Area, from the following list: brick, cast stone,
stone, Hardi-Plank, stucco, glass, wood soffits, and vinyl windows and/or
the equivalents thereof for all of the foregoing.
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B.
A minimum of two (2) materials shall be used for Building exteriors
within the Single-family Area, from the following list: brick, cast stone,
stone, Hardi-Plank, stucco, glass, wood, and vinyl windows and/or the
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equivalents thereof for all of the foregoing. Vinyl siding shall only be
permitted for shake style accent areas.
11.2. Tvpical Building images. rendering and elevations:
A. Attached hereto and incorporated herein by reference as Exhibit "E". Exhibit
"F". Exhibit "G" and Exhibit "H" are typical images, renderings and
elevations, depicting the character of Detached Dwellings, to be constructed
upon the Real Estate.
B. Attached hereto and incorporated herein by reference as Exhibit "I" and
Exhibit "J" are typical images, renderings and elevations, depicting the
character of Attached Dwellings and Apartments, to be constructed upon the
Real Estate.
C. Attached hereto and incorporated herein by reference as Exhibit "K", Exhibit
"L". and Exhibit "M" are typical images, renderings and elevations, depicting
the character of Assisted Living, Neighborhood Retail and Office buildings, to
be constructed upon the Real Estate
11.3 Mechanical Equipment and Dumpster Enclosures: Any mechanical equipment
visible from an adjoining street shall be screened with suitable fencing or
landscaping and in general be architecturally compatible with the building(s) with
which it is associated. Dumpster Enclosures shall be screened with a wall and gate
of a material compatible with the primary building exterior.
Section 12 Landscapine: and Open Space Requirements:
Section 12.1 Landscape Plans:
A. The Landscape Plan shall consist of the landscape detail depicted on the
landscape plan which is attached hereto as Exhibit "C" (hereafter
"Landscape Plan"). Landscaping shall be installed per the Landscape
Plan.
B.
In addition to the landscaping illustrated on the Landscape Plan all uses
within Mixed Use Area (AL), Mixed Use Area (NR), Mixed Use Area
(0), and Mixed Use Area (MF) shall meet the landscaping requirements of
the Carmel Drive - Range Line Road Overlay Zone (Article 23F.ll of the
Zoning Ordinance).
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Section 12.2 Landscaping Standards:
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A. Materials: All plants proposed to be used in accordance with any
landscaping plan shall meet ANZI Z60-60.1-1996 and meet the following
specifications:
1. Shade trees: a minimum trunk diameter of 1.5 inches measured at
40 inches above grade, a minimum height of eight (8) feet, and a
branching height of not less than 1/3 nor more than 'li of tree
height.
2. Ornamental trees: a mInImUm trunk diameter of 1.5 inches
measured at 40 inches above grade, and a minimum height of six
(6) feet.
3. Shrubs: shrubs may be deciduous.or evergreen, and shall be
eighteen (18) inches in height at planting.
4. Evergreen Trees: shall be six feet (6') in height at planting.
Section 12.3 Landscaping Installation and Maintenance:
A. Maintenance: It shall be the responsibility of the owners and their agents
to insure proper maintenance of project landscaping and lake areas
approved in accordance with this Legacy Ordinance. This is to include,
but is not limited to, irrigation and mulching of planting areas, replacing
dead, diseased, or overgrown plantings with identical varieties or a
suitable substitute, and keeping the area free of refuse, debris, rank
vegetation and weeds.
Section 12.4 Open Space.
A. Not less than forty (40) percent of the land in the District shall be
allocated to and shall remain in open space in perpetuity. Open space
shall be used for social, recreational, detention and/or environmental
preservation or mitigation purposes; RLovided, howev~ that the River
Flood Parcel may be developed for ~n:y use permitted under the S-=.J..
(Residential) cl~sification ~ the Zoning Ordimm~_wh~ is ~t
prohibited by laws and ordinances governing flood way and flood plain
...:------
areas.
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7~
B. Open space in the District shall generally be of the size and
configuration and in the locations depicted on the Conceptual Plan.
C. The Developer may make improvements such as the cutting of
trails as depicted on the Concept Plan, the provision of picnic areas,
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removal of dead or diseased trees, ~nning of trees or other ve~etation to l'
encourage more desirable growth, an grading and seeding. --
~. Recreational buildings, structures, and imorovemen;s (for ~ )
pools, clubhouses, picnic structures, ball fields, tennis courts and
playground equipment) may be constructed in the open space in the areas
in the Real Estate as described in Exhibit A.
E. Stormwater quality/quantity treatment may be constructed in the
open space.
E. Trails shall be provided, where feasible, to link open space areas.
Trails shall be a minimum of six feet wide.
Section 13 Lie:htine::
Section 13.1. Residential lighting: Dusk to dawn yard lights shall be provided on all lots
containing Detached Dwellings.
Section 13.2 Commercial Lighting: All site lighting within the Mixed Use Area shall
comply with the standards of the Carmel Drive - Range Line Road
Overlay Zone (Article 23F.I2 ofthe Zoning Ordinance).
Section 13.3 Street lights shall be as depicted on Exhibit "N", and consistent with the
Real Estate.
Section 13.4 Street lights along all collector streets and within the Mixed Use Area
shall be provided at regular intervals. Street lighting on residential streets
may be confined to the intersections and comers.
Section 13.5 Only security lighting shall be permitted within the Recreation Area.
Section 13.6 Lighting in the Mixed Use Area (NR) and (0) parking lots shall be
designed and maintained so that it is reduced to the minimum amount
reasonably required for security purposes during the hours that retail
establishments are not open for business.
Section 14 Sie:ns:
Section 14.1. Single-family Area signs:
A. All signs shall meet the requirements of Article 25.7 of the Zoning
Ordinance
B. Typical signs depicted on Exhibit "0", which is attached hereto and
incorporated herein by reference.
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Section 14.2. Mixed Use Area Signs: All signs shall meet the requirements of Section
25.7 of the Zoning Ordinance.
Section 15 Parkine::
Section 15.1 Parking: Parking requirements shall comply with the requirements of the
Article 27 of the Zoning Ordinance.
Section 15.2 On-Street Parking. On-street parking may be counted toward all or part of
the parking requirement for a use. For the purpose of measuring parking spaces, one
parking space shall be counted for every 20' of parking area length.
Section 15.3 Loading and Service Areas.
A. Loading docks, solid waste facilities, recycling facilities, and other service areas
shall be placed to the rear or side of buildings.
B. Screening and landscaping shall prevent direct views of the loading areas and
their driveways from adjacent properties or from the public right-of-way.
Screening and buffering shall be achieved through walls, fences, and landscaping,
shall be a minimum of five feet tall, and shall be visually impervious. Recesses in
the building, or depressed access ramps may be used.
C. Trash collection areas shall be enclosed and screened as provided in Section 11.3.
Section 16 Homeowners Association and Declaration of Covenants:
Section 16.1 Declaration of Covenants and Homeowners Association: A Declaration of
Covenants shall be recorded which shall also contain various provisions regarding the
Real Estate, including provisions for an initiation fee, a budget requirement to fund
general reserves, the use of the Real Estate, and improvement approval requirements after
initial construction. The Declaration of Covenants will also provide for the establishment
of a Homeowners Association in which membership shall be mandatory. At the
discretion of the Developer, individual Associations may be established within each
district, each required to be a member of the overall Master Association. There may be
multiple Declarations of Covenants and Associations.
Section 17 Approval Process:
Section 17.1. Approval or Denial ofthe Concept Plan / Primary Plat and Final
Development Plan.
A. Exhibit "B", which is attached hereto and incorporated herein by
reference, shall serve as the Concept Plan. The Concept Plan constitutes
the Development Plan and primary plat for the Real Estate.
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B. All buildings and associated parking, landscaping, lighting and signage in
the Mixed Use Area (AL), Mixed Use Area (NR) and Mixed Use area (0)
shall require ADLS approval by the plan commission. If there is a
Substantial Alteration in the approved ADLS review and approval of the
amended plans shall be made by the Commission, or a Committee thereof,
pursuant to the Commission's rules of procedure. Minor Alterations may
be approved by the Director.
C. Final Development Plan approval for the Real Estate is required per the
procedure set forth below in this Section 17. If there is a Substantial
Alteration in the approved Development Plan/primary plat, review and
approval of the amended plans shall be made by the Commission, or a
Committee thereof, pursuant to the Commission's rules of procedure.
Minor Alterations and Material Alterations may be approved by the
Director.
D. The Director shall have the sole and exclusive authority to approve
without conditions, approve with conditions, or disapprove the Final
Development Plans/Secondary Plats (collectively, the "FDP") for Legacy
District; provided, however, that the Director shall not unreasonably
withhold or delay the Director's approval of the FDP that is in substantial
conformance with the Concept Plan and is in conformance with the
Development Requirements of this Legacy Ordinance. If the Director
disapproves any FDP, the Director shall set forth in writing the basis for
the disapproval and schedule the request for approval of the FDP for a
hearing before the full Plan Commission.
E. An amendment to the FDP, which is not determined by the Director to be
a substantial or material alteration from the approved Concept Plan, may
be reviewed and approved solely by the Director. However, in the event
the Director determines that there has been a Substantial Alteration or
Material Alteration between the approved Concept Plan and any proposed
FDP, the Director may, at the Director's discretion, refer the amended
FDP to the Commission, or a Committee thereof, for review and approval
by the Commission and/or a Committee thereof.
F. The FDP shall be a specific plan for the development of all or a portion of
the real estate that is submitted for approval to the Director, which shall
include reasonable detail regarding the facility and structures to be
constructed, as well as drainage, erosion control, utilities, and building
information.
Section 17.2. Modification of Development Requirements.
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A. The Commission may, upon petition of the Developer, modify any
requirements specified in this Legacy Ordinance other than those relating
to the uses authorized in Sections 3 and 4.
B. Modification of the Development Requirements requested by the
Developer may be approved by a hearing examiner or committee
designated by the Commission, after a public hearing held in accordance
with the Commission's Rules of Procedure. However, any decision of a
hearing examiner or committee which approves or denies any requested
modification may be appealed by the Director or any interested party
(including the Developer) to the Commission, also in accordance with the
Commission's Rules of Procedure,
C. Any proposed modification of the Development Requirements shall
comply with the following guidelines:
1. The modification shall be in harmony with the purpose and intent
of this Legacy Ordinance.
2. The modification shall not have an adverse impact on the physical,
visual, or spatial characteristics of the Development.
3. The modification shall not have an adverse impact on the
streetscape and neighborhood.
4. The modification shall not result in configurations of lots or street
systems which shall be unreasonable or detract materially from the
appearance of the Development.
5. The minimum lot size of any lot to be created shall not be reduced
below the requirements of this Legacy Ordinance.
D. When applying the Development Requirements the Commission shall
carefully weigh the specific circumstances surrounding the modification
petition and strive for development solutions that promote the spirit, intent
and purposes of this Legacy Ordinance.
E. If the Commission (acting through its hearing examiner or committee)
determines that the proposed modification will not have an adverse impact
on development in the Legacy District, it shall grant a modification of the
Development Requirements. In granting modifications, the Commission
may impose such conditions as will, in its reasonable judgment, secure the
objectives and purposes of this Legacy Ordinance.
Section 18 ControIlinl! Developer's Consent. Without the 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 ofthe Controlling Developer:
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A.
Improvement location permits for any improvements within the Real Estate;
B.
Sign permits for any signs within the Real Estate;
c.
Building permits for any buildings within the Real Estate;
D.
DP, ADLS, or primary or secondary plat approval for any part ofthe Real Estate;
and
Any text amendments or other variations to the terms and conditions of this
Legacy Ordinance.
E.
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Section 19 River Developable Parcel. Notwithstanding anything in this Legacy Ordinance
to the contrary, the River Developable Parcel shaH remain zoned S-l (Residential) under the
Zoning Ordinance, and the use and development of the River Developable Parcel shall be
governed by the S-l (Residential) classification of the Zoning Ordinance, and not by this Legacy
Ordinance.
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Section 20 Violations. All violations of this Legacy Ordinance shall be subject to Section
34.0 of the Zoning Ordinance.
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PASSED by the Common Council of the City of Carmel, Indiana this _ day of
, 2006, by a vote of ayes and nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Richard L. Sharp, President
Ronald E. Carter
Brian D. Mayo
Fredrick J. Glaser
Mark Rattermann
Joseph C. Griffiths
Kevin Kirby
A TIEST:
Diana L. Cordray, IAMC, Clerk Treasurer
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Presented by me to the Mayor of the City of Carmel, Indiana the _ day of
, 2006, at 0' clock .M.
Diana L. Cordray, IAMC, Clerk Treasurer
Approved by me, Mayor of the City of Carmel, Indiana, this
,2006, at o'clock .M.
day of
James Brainard, Mayor
A TrEST:
Diana L. Cordray, IAMC, Clerk Treasurer
This Instrument prepared by: Jon C. Dobosiewicz, Indiana Land Group, 23 South 8th Street,
Noblesville, IN 46060.
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EXHIBIT At
Development Area
Legal Description
A part of the East Half ofthe Northeast Quarter of Section 22 and a part of Section 23, Township 18 North,
Range 4 East of the 2nd Principal Meridian, Clay Township, Hamilton County, Indiana described more
particularly as follows:
Commencing at the Northeast Comer of said Section 23 thence North 89 degrees 15 minutes 40 seconds West
along the north line of the Northeast Quarter of said Section 23 a distance of337.40 feet; thence South 20 degrees
07 minutes 12 seconds West a distance of 149.74 feet to the Point of Beginning being the southwest intersection
of the rights-of-way for 146tb Street and River Road as described in Instrument No. 200100065741 in the Office
of the Recorder of Hamilton County, Indiana, the following 12 courses along the westerly right-of-way of River
Road per said Instrument No. 200100065741; (1) South 20 degrees 07 minutes 21 seconds West a distance of
92.91 feet; (2) South 69 degrees 52 minutes 38 seconds East a distance of 16.50 feet; (3) South 00 degrees 07
minutes 41 seconds West a distance of 195.81 feet to a point on a non- tangent curve to the right having a radius
of688.98 feet, the radius point of which bears North 89 degrees 52 minutes 19 seconds West; (4) southerly along
said curve an arc distance of 426.40 feet to a point which bears South 54 degrees 24 minutes 43 seconds East
from said radius point; (5) South 35 degrees 35 minutes 17 seconds West a distance of 313.27 feet; (6) North 69
degrees 52 minutes 38 seconds West a distance of 16.50 feet; (7) South 20 degrees 07 minutes 28 seconds West a
distance of 119.41 feet; (8) North 69 degrees 52 minutes 38 seconds West a distance of 16.50 feet to a point on a
non-tangent curve to the left having a radius of 1574.80 feet, the radius point of which bears South 54 degrees 49
minutes 01 seconds East; (9) southwesterly along said curve an arc distance of367.82 feet to a point which bears
North 68 degrees 11 minutes 57 seconds West from said radius point; (10) South 21 degrees 48 minutes 03
seconds West a distance of 191.51 feet; (11) South 15 degrees 18 minutes 16 seconds East a distance of 82.28
feet; (12) South 68 degrees 12 minutes 11 seconds East a distance of 16.50 feet to the physical centerline of River
Road, the following 17 courses along the physical centerline of River Road; (1) South 21 degrees 14 minutes 47
seconds West a distance of243.57 feet; (2) South 21 degrees 20 minutes 03 seconds West a distance of 151.74
feet; (3) South 23 degrees 01 minutes 40 seconds West a distance of99.76 feet; (4) South 24 degrees 29 minutes
46 seconds West a distance of 51.87 feet to a point on a non-tangent curve to the right having a radius of 397.42
feet, the radius point of which bears North 66 degrees 03 minutes 44 seconds West; (5) southwesterly along said
curve an arc distance of 191.02 feet to a point which bears South 38 degrees 31 minutes 23 seconds East from
said radius point; (6) South 52 degrees 56 minutes 19 seconds West a distance of 64.43 feet; (7) South 56 degrees
48 minutes 58 seconds West a distance of 84.84 feet; (8) South 58 degrees 29 minutes 55 seconds West a distance
of204.22 feet; (9) South 59 degrees 38 minutes 13 seconds West a distance of213.74 feet; (10) South 59 degrees
38 minutes 43 seconds West a distance of 416.86 feet; (11) South 59 degrees 26 minutes 13 seconds West a
distance of210.95 feet; (12) South 59 degrees 08 minutes 15 seconds West a distance of205.20 feet to a point on
a non-tangent curve to the left having a radius of 1427.15 feet, the radius point of which bears South 29 degrees
09 minutes 29 seconds East; (13) southwesterly along said curve an arc distance of338.21 feet to a point which
bears North 42 degrees 44 minutes 11 seconds West from said radius point; (14) South 47 degrees 13 minutes 52
seconds West a distance of257.68 feet; (15) South 47 degrees 01 minutes 38 seconds West a distance of316.41
feet; (16) South 46 degrees 58 minutes 46 seconds West a distance of 613.46 feetto a point on a tangent curve to
the left having a radius of 1232.86 feet, the radius point of which bears South 43 degrees 01 minutes 14 seconds
East; (17) southwesterly along said curve an arc distance of 153.01 feet to a point which bears North 50 degrees
07 minutes 52 seconds West from said radius point; thence North 00 degrees 53 minutes 16 seconds West along
the southerly extension of the Carmel Clay School's land described in Instrument No. 9609651829 in the Office
ofthe Recorder, Hamilton County, Indiana a distance of78.51 feet to the south comer of said land being a point
on a non-tangent curve to the right having a radius of 1285.49 feet, the radius point of which bears South 47
degrees 28 minutes 47 seconds East; thence northeasterly along said curve and the east line of said land an arc
distance of 100.05 feet to a point which bears North 43 degrees 01 minutes 14 seconds West from said radius
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point; thence continuing North 46 degrees 58 minutes 46 seconds East along said east line a distance of613.46
feet to the northeast comer of said land; thence North 89 degrees 45 minutes 37 seconds West along the north line
of said land a distance of2114.73 feet to the west line of the Southwest Quarter of said Section 23; thence North
00 degrees 19 minutes 58 seconds East along said west line a distance of 1112.50 feet to the Northwest Comer of
said Southwest Quarter also the Southeast Comer of the East Half ofthe Northeast Quarter of Section 22;
thence South 89 degrees 39 minutes 16 seconds West along the south line of said East Half a distance of 1321.00
feet to the Southwest Comer of said East Half; thence North 00 degrees 02 minutes 32 seconds West along the
west line of said East Half a distance of2610.79 feet to the southerly right-of-way of 146th Street, the remaining
courses along said right-of-way; thence South 84 degrees 48 minutes 27 seconds East a distance of 396.84 feet;
thence South 88 degrees 44 minutes 54 seconds East a distance of 411.89 feet; thence North 86 degrees 49
minutes 33 seconds East a distance of200.04 feet; thence South 89 degrees 52 minutes 33 seconds East a distance
of295.28 feet; thence South 83 degrees 58 minutes 30 seconds East a distance of230.15 feet; thence North 87
degrees 45 minutes 46 seconds East a distance of 197.10 feet; thence South 89 degrees 22 minutes 30 seconds
East a distance of 1246.72 feet; thence South 88 degrees 10 minutes 19 seconds East a distance of 458.39 feet;
thence South 85 degrees 17 minutes 03 seconds East a distance of 696.40 feet; thence South 89 degrees 15
minutes 53 seconds East a distance of2161.67 feet to the Point of Beginning, containing 413.414 acres, more or
less.
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EXHIBIT A2
Recreation Area
Legal Description
A part of Section 23 and Section 24, Township 18 North, Range 4 East of the 2nd Principal Meridian, Clay
Township, Hamilton County, Indiana, described more particularly as follows:
Commencing at the northeast corner of said Section 23 thence North 89 degrees 15 minutes 40 seconds West
(assumed bearing) along the north line of the Northeast Quarter of said Section 23 a distance of337.40 feet;
thence South 20 degrees 07 minutes 12 seconds West a distance of 149.74 feet to the southwest intersection of the
rights-of-way of 146th Street and River Road as described in Instrument No. 200100065741 in the Office ofthe
Recorder of Hamilton County, Indiana; thence South 86 degrees 23 minutes 21 seconds East a distance of 130.67
feet to the Point of Beginning being the southeast intersection of said rights-of-way for 146th Street and River
Road (the following eight courses being along the southerly right-of-way of 146th Street per said Instrument No.
200100065741); (1) thence South 89 degrees 15 minutes 53 seconds East a distance of 423.63 feet to a point on a
non-tangent curve to the left having a radius of 6650.26 feet, the radius point of which bears North 00 degrees 44
minutes 08 seconds East; (2) thence easterly along said curve an arc distance of 596.98 feet to a point which bears
South 04 degrees 24 minutes 28 seconds East from said radius point; (3) thence North 81 degrees 27 minutes 58
seconds East a distance of 136.79 feet to a point on a non-tangent curve to the right having a radius of 6482.94
feet, the radius point of which bears South 04 degrees 24 minutes 29 seconds East; (4) thence easterly along said
curve an arc distance of556.05 feet to a point which bears North 00 degrees 30 minutes 23 seconds East from
said radius point; (5) thence South 89 degrees 29 minutes 37 seconds East a distance of 126.94 feet; (6) thence
South 86 degrees 38 minutes 21 seconds East a distance of 558.90 feet; (7) thence North 84 degrees 36 minutes
40 seconds East a distance of 110.62 feet; (8) thence North 89 degrees 25 minutes 33 seconds East a distance of
238.80 feet; thence continuing on the easterly extension of said right-of-way North 89 degrees 25 minutes 33
seconds East a distance of 115.74 feet to the middle of White River (the following two courses being along the
middle of White River); (1) thence South 03 degrees 25 minutes 34 seconds West a distance of 868.05 feet;
(2) thence South 17 degrees 02 minutes 49 seconds West a distance of 564.64 feet; thence North 90 degrees 00
minutes 00 seconds West a distance of3212.80 feet to the easterly right-of-way of River Road per said Instrument
No. 200100065741 being a point on a non-tangent curve to the right having a radius of 1443.57 feet, the radius
point of which bears South 66 degrees 45 minutes 59 seconds East (the following five courses being along said
easterly right of way); (1) thence northeasterly along said curve an arc distance of311.27 feet to a point which
bears North 54 degrees 24 minutes 43 seconds West from said radius point; (2) thence North 35 degrees 35
minutes 17 seconds East a distance of 426.04 feet to a point on a tangent curve to the left having a radius of
820.21 feet, the radius point of which bears North 54 degrees 24 minutes 43 seconds West; (3) thence northerly
along said curve an arc distance of 507.62 feet to a point which bears South 89 degrees 52 minutes 19 seconds
East from said radius point; (4) thence North 00 degrees 07 minutes 41 seconds East a distance of258.32 feet; (5)
thence North 34 degrees 37 minutes 42 seconds East a distance of27.30 feet to the Point of Beginning,
containing 95.82 acres, more or less.
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LEGACY
01 CONCEPTUAL LANDSCAPE PLAN
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02 CONCEPTUAL OPEN SPACE PLAN
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11711 N,PENNSYLVANIAAVE. SUITE 260
CARMEL- IN 46032
P:317.573.6692
F;317.580.97SEi
E-MAIL: W'NW,PITTMANPARTNERS_COM
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EXHIBIT C
CF.RTTFICATION
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A PLANNED UNIT
DEVELOPMENT
CARMEL, INDIANA
CONCEPTUAL
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SINGLE-FAMILY RESIDENTIAL AREA J
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90' Slngl&-Faml1y RasldanUs! lois
711 Slngl&-Faml1y R_UsI lois
65' Slngl&-Faml1y R_UsI lois
60' Single Family ResldanUsI lois
50' Slngl&-Faml1y R_UsI lois
40' Slngl&-Faml1y R_UsI lois
Townhomes
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EXHIBIT D
Mixed-Use and Single-Family Area Diagram
Legacy: A Planned Unit Development
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EXIllBIT "N"
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Attach
39
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EXHIBIT "0"
Tvpical Sioe:le-familv Area Sie:oae:e
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EXHIBIT "Q"
Open Space - Site Details
Attach
H:\bradlZoning & Real Estate MatlersIPLA TNMIEarlhamlPUD Ordinance 042006(2).doc
42