The URL can be used to link to this page

Packet for PC 12-13-22 Legacy PUD Amendment Ordinance Amendment Docket No. PZ-2022-00147 OA PUD Amendment CITY OF CARMEL, INDIANA December 13, 2022 Plan Commission Applicant: Advenir Oakley Development, LLC Attorneys: Nelson & Frankenberger, LLC Jim Shinaver, Attorney Jon C. Dobosiewicz, Land Use Professional 317-844-0106 TABLE OF CONTENTS 1. Updated Project Description – Project updates/modifications in blue. 2. Site Location Exhibit 3. Updated Concept Plan 4. Aerial Perspective and Streetscape Perspective 5. Cottage Building Elevations and Floor Plan Details Multi-story Building Elevations 6. Photographic Examples of Dwelling Details 146th Street Fence Detail 7. Signage Details – From 10/11 Committee 8. Build-By-Right Legacy PUD Summary - From 10/11 Committee 9. Site Line Exhibit Build-By-Right vs. Advenir Proposal - From 10/11 Committee 10. Amenity Comparison - From 10/11 Committee 11. Carmel Clay Schools Letter - From 10/11 Committee 12. Overlook HOA Support Letter - From 10/11 Committee 13. Traffic Study – Summary/Conclusions – Full Traffic Study is on file With DOCS Staff 14. Redline of Revised Legacy PUD – 2022 Amendment Ordinance 15. Legacy PUD – 2022 Amendment Ordinance TAB 1 LEO - Explanation - PC 12.13.22 EXPLANATION OF REQUEST A. Explanation of Request: The applicant, Advenir Oakley Development, LLC (“Advenir”) has filed a PUD Amendment application in order to amend portions of the Legacy PUD to construct a unique residential community to be known as “LEO Living Cottages and Multi-family”. The overall Legacy development is south of and adjacent to 146th Street and west of and adjacent to River Road. The site which is the subject of the proposed amendment is outlined in yellow on the aerial map included behind Tab 2 (the “Real Estate”). The subject Real Estate consist of approximately thirty-two (32) acres, is located South of and adjacent to East 146th Street and West of and adjacent to Community Drive. By way of general background, the Legacy PUD was approved by the City of Carmel’s Common Council on January 22, 2007 as Ordinance Z-501-07 and amended on December 17, 2018 under Ordinance Z-637-18 (the “Legacy PUD”). The Real Estate is zoned per the terms of the Legacy PUD under the Primary Office, Urban Residential and Village Core Use Blocks. This matter appeared before the Plan Commission on September 20, 2022 for a public hearing and then appeared before the Residential Committee on October 11, 2022. Project updates and modifications resulting from the October 11th and December 6th Residential Committee meetings are shown in blue text. Although Advenir conducted a Neighborhood Meeting September 12, 2022, in advance of the September 20, 2022 Plan Commission meeting, Advenir held a 2nd Neighborhood Meeting on October 20, 2022. For this 2nd Neighborhood meeting on October 20th, Advenir sent mailed notices to all owners withing the Legacy community – which included 627 mailed notices. The LEO Living Cottages and Multi-family community, will be a single-family-rental and traditional multi-family development with a focus on the new urbanism principle of walkability, incorporating pedestrian-friendly features that foster connectivity and community. As depicted on the enclosed updated Concept Plan behind Tab 3, the community will be a multi-family, residential development comprised of approximately two-hundred and thirty (230) single family attached and detached rental homes and one-hundred and twenty (120) traditional garden-style apartments available in 1, 2, and 3-bedroom residences located in three buildings adjacent to Community Drive. An internal sidewalk network will connect to the existing sidewalks surrounding the development and extend the existing Bicycle Promenade south of the site up to 146th Street. In addition to the residential component, the site includes an approximately 2-acre outparcel to provide for commercial/retail development at the corner of 146th Street and Community Drive. The community will continue the existing streets in the Legacy (Larson Drive, James Dean Drive and Hopewell Parkway) and provide an additional right-in, right-out connection to 146th Street at James Dean Drive. All private internal drives and parking areas, stormwater management systems, lighting, common areas (amenities and open spaces), landscaping, etc. are to be owned and maintained by the developer/property owner. A summary of the Concept Plan modifications include, but are not limited to, the following: conceptual re-design of the commercial/retail component at the northwest corner of 146th and Community Drive; inclusion of raised pedestrian crosswalks to serve as traffic calming devices along James Dean Drive; and, for the western perimeter of the Real Estate by Larson Drive, additional LEO - Explanation - PC 12.13.22 landscaping shall be included so that this western perimeter sidewalk as illustrated on the Concept Plan shall be planted with new trees and shrubs providing enhanced buffering between the Real Estate and the adjacent common (preserve) area of The Ridge at Legacy development. Included behind Tab 4 is a conceptual Aerial Perspective. As illustrated in the enclosed home renderings included behind Tab 5, the majority of the homes will feature front patios or porches, private rear yards, and multiple sides of windows. If not connected to the individual units, additional garages will be available. The variety of exterior building materials may include a combination of lap and/or board-and-batten siding, asphalt shingle, and/or standing-seam metal roof, and aluminum-clad and/or vinyl windows with trim. Also provided behind Tab 6 are photographic examples of the dwelling types and exterior are details. Two (2) amenity facilities, a 1,500 SF clubhouse – one containing the leasing office, and the other a fitness center which anchors an approximately 1,950 square foot pool which includes ample space for seating and grilling stations. Other thoughtful amenities, such as pocket parks, are strategically interspersed throughout the site. Again, all amenities, open spaces and landscaping will be owned and maintained by the developer/property owner. B. Explanation of Project/Text Amendment Modifications Resulting from the October 11th and December 6th Residential Committee Meetings: Included within this Brochure are the various Exhibits that were presented during the Residential Committee meetings which include the following: 1. 146th Street Perimeter Fence Exhibit – last exhibit behind Tab 6. 2. Masonry Wainscot Exhibit – first exhibit behind Tab 5. 3. Signage Details – Tab 7. 4. Build-By-Right Legacy PUD Summary – Tab 8. 5. Site Line Exhibit Build-By-Right vs. Advenir Proposal – Tab 9. 6. Amenity Comparison – Tab 10. 7. Carmel Clay Schools Letter – Tab 11. 8. Overlook HOA Support Letter – Tab 12. 9. Traffic Study’s Summary and Conclusions – Tab 13. A summary of the modifications and revisions to the Text Amendment Ordinance resulting from the Residential Committee meetings include, but are not limited to, the below: 1. Provided more specificity and detail on minimum front yard, rear yard and distance between buildings; 2. Added a requirement that the northern most multi-family building along Community Drive must contain a minimum of 6,000 square feet of additional commercial space; 3. Addressed DOCS Staff request for additional language regarding Maximum Unit Limitations to provide clarity and the allocation of Maximum Apartments and adding language to prohibit CCRC Dwellings on the Real Estate; LEO - Explanation - PC 12.13.22 4. Added a provision requiring a minimum of thirty percent (30%) of all cottage units shall have 18”-36” masonry wainscot; 5. Added a provision requiring that the first floor of the multi-story building will receive a masonry component; however, with the exception of the area allocated for retail usage, which will receive more appropriate retail storefront glazing; 6. Added a provision that for all signs for non-residential uses shall be subject to the sign standards of the UDO, as amended only by the Legacy PUD; 7. Added a provision requiring Dog DNA testing to be included as part of all lease agreements in order to control and monitor animal waste collection; 8. Added landscaping provisions, including that the western perimeter sidewalk as illustrated on the Concept Plan shall be planted with new trees and shrubs providing enhanced buffering between the Real Estate and the adjacent common (preserve) area. Additionally, a provision was added requiring all landscaping on the Real Estate shall be maintained in substantial compliance with the approved landscaping plan; however, alternative planting materials may be permitted subject to the approval by the Urban Forester; 9. Added ADA provisions, including that the design and layout for ADA access will include a ramp entrance to the main entrance of the amenity space. As well as a provision that all sidewalks/crosswalks/paths will be designed per ADA requirements; 10. Added additional windows to certain side and rear home elevations; 11. Addressed DOCS Staff request to clarify the front yard set back distances and the measuring point for the same; 12. Added provisions to address the Controlling Developer’s maintenance requirements and obligations and to provide for enforcement of the same via the UDO Enforcement provisions; 13. Added an exhibit to the Ordinance to show the character and design of the perimeter fence planned for the 146th Street frontage; 14. Added a provision to the Ordinance establishing the anti-monotony home design requirements; 15. Added a provision to the Ordinance regarding the requirement for raised pedestrian crosswalks that will serve as a traffic calming device along James Dean Drive; and, 16. Added an exhibit to the Ordinance regarding the requirements and general design of the masonry wainscot treatment for certain homes. LEO - Explanation - PC 12.13.22 Included behind Tab 14 and Tab 15, respectively, are the amended, red-lined Legacy 2022 Amendment Ordinance and an updated draft of Legacy 2022 Amendment Ordinance. C. Explanation of Text Amendment to Legacy PUD Ordinance: The Legacy PUD has provisions related to Use Blocks, Maximum Unit Limitations and Amenities. In order to allow the proposed Advenir community the following amendments and modifications to the Legacy PUD are being sought: 1. Use Block Map: A. The Use Block Map shall be amended by incorporating, in total, the area identified as Primary Office (PO) into the Urban Residential (UR) Use Block. This change will remove office and other commercial uses within the Primary Office area. Development in that area will be subject to the standards applicable within the Urban Residential (UR) Use Block and the remaining portion of the Real Estate will continue to be subject to the existing Village Core (VC) Use Block of the Legacy PUD as illustrated on the Zoning Map. B. A maximum of forty (40) dwellings (flats, Lofts, apartments) shall be permitted within each of the three (3) multi-story buildings along Community Drive and Equality Boulevard as illustrated on the Site Plan. C. Primary Uses on the first floor of at least one (1) of the two (2) multi-story buildings along Community Drive shall include but not be limited to leasing, gym, resident café (or similar) and co-working space. D. Architecture: All Residential Structures on the Real Estate shall be in substantial compliance with the Architectural Character Imagery as depicted in the enclosed renderings of the proposed home types. 2. Amending the Maximum Unit Limitations: The Original Legacy PUD permitted a maximum of 1,344 dwelling units, including a specific maximum number of permitted attached dwellings and apartment units. The amendment to the Legacy PUD in 2018 (i) reduced the maximum allowable dwelling units from 1,344 to 1,250, (ii) reduced the maximum number of permitted attached dwellings from 500 to 476 and (iii) increased the number of permitted apartment units from 300 to 389. In part, the above noted adjustments were intended to limit the number of families anticipated to use the amenity facility built in 2019 which includes, among other elements, a pool and playground. 153 additional dwellings have yet to be authorized within the Legacy PUD. As noted, the proposed number of dwellings on the Real Estate shall not exceed 350 dwellings (230 single-family attached and detached rental homes and 120 traditional garden-style apartments). With the addition of the Primary Office area along 146th Street and inclusion of three (3) apartment buildings along Community Drive, the maximum LEO - Explanation - PC 12.13.22 allowable dwelling units will be increased from 1,250 to 1,447. This is an increase of 197 dwellings (as 153 more dwellings are authorized in addition to all approved dwellings in the Legacy) and approximately 103 more dwellings than originally authorized in 2007. 3. Amenities: The Real Estate shall not be part of the Association entitled to the use of the existing amenity facility which serves the other neighborhoods within the Legacy PUD. Therefore, the number of future families served by the existing amenity facility will be reduced by approximately one-hundred and fifty-three (153) families. A. The proposed Amenity Area shall contain, at a minimum, the following improvements: 1. One (1) outdoor pool of an approximate size of one thousand nine hundred fifty (1,950) square feet; 2. Outdoor seating and grilling stations; and 3. A clubhouse with a minimum size of one thousand five hundred (1,500) square feet including changing rooms, fitness center and storage. B. In addition to the clubhouse, an additional 1,500 square foot building / area(s) will be constructed within one of the multi-story buildings along Community Drive which will include a leasing center and centralized mail delivery. C. Construction of the Amenity Area, clubhouse and leasing office buildings shall be completed prior to occupancy of the dwellings on the Real Estate by residents. We look forward to presenting this request to the Plan Commission at your December 13, 2022, meeting. Respectfully submitted, ________________ TAB 2 www.cimgroup.com | ©2018 CIM Group | TRADE SECRET / CONFIDENTIAL INFORMATIONAdvenir Oakley Capital2LEO at CarmelSite Location Map TAB 3 TAB 4 TAB 5 NEED NOT BE BUILT 1064 SQ FT Cottage - 2 Bedroom Elevation Main Level Private Yard B201 NEED NOT BE BUILT Duplex - 2 Bedroom Elevation Lower Floor Plan 1064 SQ FT NEED NOT BE BUILT Stacked Duplex - 2 Bedroom Elevation Upper Floor PlanLower Floor Plan 2173 SQ FT NEED NOT BE BUILT Carriage House - 2 Bedroom Int. Stair Elevation Upper Floor Plan Lower Floor Plan 2020 SQ FT NEED NOT BE BUILT 1372 SQ FTC400 Townhouse - 3 Bedroom Lower Level Upper Level Elevation Private Yard NEED NOT BE BUILT Townhouse Twin - 3 Bedroom 1372/1372 SQ FTC400/C400 Lower Level Upper Level Elevation Private Yard NEED NOT BE BUILT 2 Bedroom Cottage Attached Garage 1456 SQ FT Elevation Floor Plan NEED NOT BE BUILT 3 Bedroom Cottage Attached Garage 1456 SQ FT Elevation First Floor Plan Second Floor Plan Elevation 1 BR Loft - 754 SF 2 BR Loft - 1,102 SF NEED NOT BE BUILT 4 - Story Lofts -1 & 2 Bedroom NEED NOT BE BUILT Clubhouse Leasing 1456 SQ FT Elevation Floor Plan NEED NOT BE BUILT Clubhouse Fitness 1456 SQ FT Elevation Floor Plan Lofts at Carmel Conceptual Elevationl Conceptua Lofts at Carmel Conceptual Elevationl Conceptua TAB 6 www.cimgroup.com | ©2018 CIM Group | TRADE SECRET / CONFIDENTIAL INFORMATION Advenir Oakley Capital 10 Cottages at Old Monrovia Example Streetscape Note: CaOM is a property co-developed, co-owned, and operated by Oakley Group through a separate joint venture alongside another third party. CaOM is not developed, owned, or operated by Advenir Oakley Capital. www.cimgroup.com | ©2018 CIM Group | TRADE SECRET / CONFIDENTIAL INFORMATION Advenir Oakley Capital 11 Cottages at Old Monrovia Streetscape Note: CaOM is a property co-developed, co-owned, and operated by Oakley Group through a separate joint venture alongside another third party. CaOM is not developed, owned, or operated by Advenir Oakley Capital. www.cimgroup.com | ©2018 CIM Group | TRADE SECRET / CONFIDENTIAL INFORMATION Advenir Oakley Capital 12 Cottages at Old Monrovia Community Note: CaOM is a property co-developed, co-owned, and operated by Oakley Group through a separate joint venture alongside another third party. CaOM is not developed, owned, or operated by Advenir Oakley Capital. www.cimgroup.com | ©2018 CIM Group | TRADE SECRET / CONFIDENTIAL INFORMATION Advenir Oakley Capital 13 Cottages at Old Monrovia Community Note: CaOM is a property co-developed, co-owned, and operated by Oakley Group through a separate joint venture alongside another third party. CaOM is not developed, owned, or operated by Advenir Oakley Capital. www.cimgroup.com | ©2018 CIM Group | TRADE SECRET / CONFIDENTIAL INFORMATION Advenir Oakley Capital 14 Cottages at Old Monrovia Model Unit •Fenced and gated private patio and maintenance-free backyards •Pet Doors •Upgraded kitchen cabinetry •Luxurious, quartz and bath countertops •Upgraded kitchen and bath fixtures •Stainless steel appliances, including range, dishwasher, microwave and refrigerator •Full size washer/dryer •Upgraded window coverings •Energy efficient dual-pane windows •10ft. –16ft. high ceilings •Attractive wood tile flooring •Plentiful closet space with built-in shelving Note: CaOM is a property co-developed, co-owned, and operated by Oakley Group through a separate joint venture alongside another third party. CaOM is not developed, owned, or operated by Advenir Oakley Capital. www.cimgroup.com | ©2018 CIM Group | TRADE SECRET / CONFIDENTIAL INFORMATION Advenir Oakley Capital 15 Cottages at Old Monrovia Model Unit Note: CaOM is a property co-developed, co-owned, and operated by Oakley Group through a separate joint venture alongside another third party. CaOM is not developed, owned, or operated by Advenir Oakley Capital. www.cimgroup.com | ©2018 CIM Group | TRADE SECRET / CONFIDENTIAL INFORMATION Advenir Oakley Capital 16 Cottages at Old Monrovia Clubhouse Note: CaOM is a property co-developed, co-owned, and operated by Oakley Group through a separate joint venture alongside another third party. CaOM is not developed, owned, or operated by Advenir Oakley Capital. 6'-0"CLEAR BETWEEN POSTSFinishedGrade6'-5"11CONCEPT ELEVATION of BOUNDARY FENCEScale: 1/2"=1' TAB 7 Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 1 Monument - Sign A Scale: 1/2” = 1’SW 2813 Downing Straw WhiteSW 7069 Iron Ore SW 6399 Chamomile SW 6229 Tempe Star Faux Wood Texture A) ILLUMINATED MONUMENT - DOUBLE SIDED 120” x 60” x 20” - Qty: 2 Aluminum structure w/ push-thru acrylic leering; Day/night vinyl in between wood planks (front and back) (Mount w/ 2 post footers per engineering) CLIENT TO CONFIRM PHONE # 120"60"76" 80"8"60"52"46"5"20" 18" 16" 12"8"SIDE A SIDE B 117.3” X 52” = 42.3 SQFT (912) 295-4189 (912) 295-4189 Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 2 Monument Post - Sign Ab Scale: 1” = 1’ WhiteSW 7069 Iron Ore SW 6229 Tempe Star Faux Wood Texture (912) 295-4189 Ab) NON-ILLUMINATED SECONDARY ENTRANCE (WHITSON AVE) 36” x 30” - Single sided - Qty: 1 .080 aluminum w/ direct print, ACC (Mount to 2-6’ posts - 4 caps)24"48"(912) 295-4189 Cap 153 Midnight Blue Cap 134 Brown Bronze Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 3 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE 24"72"Front B) SPEED LIMIT 10 MPH 12” x 18” - Single sided - Qty: 9 .080 aluminum w/ direct print, ACC and painted w/ logo backside (Mount to 8’ post - 2 caps) SPEED LIMIT 10 MPH BACKFRONT C) PRIVATE PROPERTY 18” x 24” - Single sided - Qty: 3 .080 aluminum w/ direct print, ACC and painted w/ logo backside (Mount to same post as B - 2 caps) BACKFRONT PRIVATE PROPERTY SOLICITING LOITERING TRESPASSING NO SPEED LIMIT 10 MPH PRIVATE PROPERTY SOLICITING LOITERING TRESPASSING NO Back Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 4 Scale: 1” = 1’ Sign Package Your neighborhood cared for by 36"30" TOP VIEW BACKFRONTSIDE VIEW 4"24"D) YOUR NEIGHBORHOOD CARE FOR BY ADVENIR LIVING 30” x 36” x 4” - Single sided - Qty: 1 Aluminum structure custom painted w/ contour cut PVC painted (Mount with 2 - 5’ aluminum posts) Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 5 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE E) FUTURE NEIGHBOR PARKING 18” x 20” - Double sided - Qty: 4 .75” PVC w/ direct print, ACC and painted sides and back (L-bracket mount to 8’ post) BACKFRONT FUTURE NEIGHBOR F) VINYL LOGO GRAPHIC 15” x 15” - Single sided - Qty: 4 2nd surface vinyl (Mount to entry glass doors)24"72"Front FUTURE NEIGHBOR Back Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 6 G) HOURS SIGN 20” x 26” - Single sided - Qty: 1 1st layer: Spacer & front panel - 1/8” acrylic, Sliders - 1/8” acrylic w/ print (white), 2nd layer: 1/4” acrylic w/ direct print and 1/4” PVC backer (SW 6529) (Mount to wall - 4 caps) MONDAY - FRIDAY 10:00AM - 5:00PM SATURDAY 10:00AM - 5:00PM 16"1.75"15.5" SUNDAY 12:00PM - 4:00PM12" Backer Spacer Front panel w/ individual plaques MONDAY - FRIDAY 10:00AM - 5:00PM SATURDAY 10:00AM - 5:00PM SUNDAY 12:00PM - 4:00PM COME VISIT US HOURS 912-295-4189 CLOSED 2nd Slider - Sunday Hours 9:00AM - 5:00PM 3rd Slider - Hours Change Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 7 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE H) LEASING OFFICE DIRECTIONAL 30” x 30” - Double sided - Qty: 2 1” PVC w/ direct print, ACC (Mount to 2 - 3” x 6’ posts - custom brackets) LEASING OFFICE 24"48"SIDE A LEASING OFFICE SIDE B LEASING OFFICE Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 8 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE Hb) LEASING OFFICE DIRECTIONAL 30” x 30” - Single sided - Qty: 1 1” PVC w/ direct print, ACC (Mount to 2 - 3” x 6’ posts - 4 caps) LEASING OFFICE FRONT BACK LEASING OFFICE BACKFRONT Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 9 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE N) MINDFUL FITNESS RULES 18” x 24” - Single sided - Qty: 1 .125” acrylic w/ direct print, white flood; .125” acrylic backer w/ direct print, white flood (Mount to wall - dst/sil) MINDFUL FITNESS • FITNESS CENTER HOURS: 4AM to 10PM • PROPER SHOES AND ATTIRE ARE REQUIRED • WIPE DOWN EQUIPMENT AFTER EACH USE • 20 MINUTE LIMIT ON MACHINES, WHEN OTHERS ARE WAITING • ACQUAINT YOURSELF WITH THE USE OF EACH MACHINE BEFORE USE • USE THIS EQUIPMENT AT YOUR OWN RISK • YOU MUST BE 18 YEARS OF AGE TO BE IN THE FITNESS CENTER • ALL FREE WEIGHTS MUST BE RETURNED TO THE RACK AFTER EACH USE • NO SMOKING OR FOOD PERMITTED IN THIS AREA • THIS FITNESS CENTER IS FOR THE USE OF RESIDENTS ONLY – NO GUESTS ALLOWED • MANAGEMENT IS NOT RESPONSIBLE FOR ANY ACCIDENTS OR INJURIES WHILE USING THIS FACILITY • IN CASE OF EMERGENCY, DIAL 911 M) MINDFUL FITNESS ID 8” x 5” - Single sided - Qty: 2 .125” non-glare acrylic w/ direct print, white flood, tacle and braille; .125” acrylic backer w/ direct print, white flood (Mount to wall - dst/sil) MINDFUL FITNESS BRAILLE J) OFFICE ID 8” x 5” - Single sided - Qty: 2 .125” non-glare acrylic w/ direct print, white flood, tacle and braille; .125” acrylic backer w/ direct print, white flood (Mount to wall - dst/sil) BRAILLE OFFICE L) PACKAGE ROOM ID 8” x 5” - Single sided - Qty: 1 .125” non-glare acrylic w/ direct print, white flood, tacle and braille; .125” acrylic backer w/ direct print, white flood (Mount to wall - dst/sil) PACKAGE ROOM BRAILLE K) WORK/BREAK ROOM ID 8” x 5” - Single sided - Qty: 1 .125” non-glare acrylic w/ direct print, white flood, tacle and braille; .125” acrylic backer w/ direct print, white flood (Mount to wall - dst/sil) WORK/BREAK ROOM BRAILLE I) MAIL CENTER ID 9” Tall - Single sided - Qty: 1 .25” aluminum contour cut painted, ACC (Pin mount to wall) SCALE: 1/2” = 1’9"MAIL CENTER 81.6" Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 10 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE P) BARK PARK PAWS 12” x 12” - Single sided - Qty: 10 .080 aluminum w/ direct print, ACC and painted backside (Mount to fence) BARK PARK MANNERS • NO ANIMALS OTHER THAN DOGS PERMITTED • SUPPLY WATER FOR YOUR DOG AT ALL TIMES • PERSONS UNDER 15 YEARS OF AGE MUST BE ACCOMPANIED BY AN ADULT • ALL DOGS MUST BE LEGALLY LICENSED AND VACCINATED AND SHALL WEAR A VISIBLE LICENSE AT ALL TIMES • DOG OWNERS MUST BE IN THE PARK AND WITHIN VIEW AND VOICE CONTACT OF THEIR DOG • DOGS EXHIBITING AGGRESSIVE BEHAVIOR MUST BE REMOVED FROM THE PARK IMMEDIATELY • DOGS MUST BE LEASHED WHEN EXITING AND ENTERING THE PARK • DOG OWNERS ARE SOLELY LIABLE FOR INJURIES OR DAMAGE CAUSED BY THEIR DOGS AND ENSURING THAT THEIR DOGS DO NOT ESCAPE THE FENCED AREA • MANAGEMENT IS NOT RESPONSIBLE FOR ANY ACCIDENTS OR INJURIES WHILE USING THIS FACILITY • IN CASE OF EMERGENCY, DIAL 911 BACKFRONT O) BARK PARK MANNERS 20” x 26” - Double sided - Qty: 1 .080 aluminum w/ direct print, ACC (Mount to 2 - 7’ posts - 6 caps)24"Front60"BARK PARK MANNERS • NO ANIMALS OTHER THAN DOGS PERMITTED • SUPPLY WATER FOR YOUR DOG AT ALL TIMES • PERSONS UNDER 15 YEARS OF AGE MUST BE ACCOMPANIED BY AN ADULT • ALL DOGS MUST BE LEGALLY LICENSED AND VACCINATED AND SHALL WEAR A VISIBLE LICENSE AT ALL TIMES • DOG OWNERS MUST BE IN THE PARK AND WITHIN VIEW AND VOICE CONTACT OF THEIR DOG • DOGS EXHIBITING AGGRESSIVE BEHAVIOR MUST BE REMOVED FROM THE PARK IMMEDIATELY • DOGS MUST BE LEASHED WHEN EXITING AND ENTERING THE PARK • DOG OWNERS ARE SOLELY LIABLE FOR INJURIES OR DAMAGE CAUSED BY THEIR DOGS AND ENSURING THAT THEIR DOGS DO NOT ESCAPE THE FENCED AREA • MANAGEMENT IS NOT RESPONSIBLE FOR ANY ACCIDENTS OR INJURIES WHILE USING THIS FACILITY • IN CASE OF EMERGENCY, DIAL 911 Back Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 11 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE Q) OUTDOOR KITCHEN ETIQUETTE 20” x 26” - Double sided - Qty: 1 .080 aluminum w/ direct print, ACC (Mount to 2 - 7’ posts - 6 caps) BACK OUTDOOR KITCHEN ETIQUETTE FRONT 24"Front60"Back • GRILL HOURS: 9AM to 9PM • GRILLS ARE FOR RESIDENTS AND THEIR GUESTS ONLY • GRILL MUST BE ATTENDED AT ALL TIMES • DO NOT USE CHARCOAL OR LIGHTER FLUID • BE SURE FIRE IS COMPLETELY EXTINGUISHED AND GRILL IS OFF BEFORE LEAVING THE AREA • CLEAN AREA AND GRILL AFTER EACH USE • DISPOSE OF TRASH IN APPROPRIATE RECEPTACLE • CHILDREN SHOULD BE ACCOMPANIED BY AN ADULT AT ALL TIMES WHEN USING GRILL AREA • REPORT ANY ISSUES WITH GRILL TO MANAGEMENT • MANAGEMENT IS NOT RESPONSIBLE FOR ANY ACCIDENTS OR INJURIES WHILE USING THIS FACILITY • IN CASE OF EMERGENCY, DIAL 911 OUTDOOR KITCHEN ETIQUETTE • GRILL HOURS: 9AM to 9PM• GRILLS ARE FOR RESIDENTS AND THEIR GUESTS ONLY• GRILL MUST BE ATTENDED AT ALL TIMES• DO NOT USE CHARCOAL OR LIGHTER FLUID• BE SURE FIRE IS COMPLETELY EXTINGUISHED AND GRILL IS OFF BEFORE LEAVING THE AREA• CLEAN AREA AND GRILL AFTER EACH USE • DISPOSE OF TRASH IN APPROPRIATE RECEPTACLE• CHILDREN SHOULD BE ACCOMPANIED BY AN ADULT AT ALL TIMES WHEN USING GRILL AREA• REPORT ANY ISSUES WITH GRILL TO MANAGEMENT• MANAGEMENT IS NOT RESPONSIBLE FOR ANY ACCIDENTS OR INJURIES WHILE USING THIS FACILITY• IN CASE OF EMERGENCY, DIAL 911 Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 12 BACK R) KID ISLAND - PLAYGROUND RULES 20” x 26” - Double sided - Qty: 1 .080 aluminum w/ direct print, ACC (Mount to 2 - 7’ posts - 6 caps) KID ISLAND MANNERS • HOURS: DAWN to DUSK • USE OF EQUIPMENT IS AT YOUR OWN RISK • RESERVED FOR RESIDENTS ONLY • ALL CHILDREN MUST BE ACCOMPANIED BY AN ADULT • NO LOITERING AT ANYTIME • NO PETS ALLOWED • NO ROUGH PLAYING OR YELLING PERMITTED • NO JUMPING OFF EQUIPMENT • NO GLASS PERMITTED IN THIS AREA • MANAGEMENT IS NOT RESPONSIBLE FOR ANY ACCIDENTS OR INJURIES WHILE USING THIS FACILITY • IN CASE OF EMERGENCY, DIAL 911 FRONT 24"Front60"Back KID ISLAND MANNERS • HOURS: DAWN to DUSK • USE OF EQUIPMENT IS AT YOUR OWN RISK • RESERVED FOR RESIDENTS ONLY • ALL CHILDREN MUST BE ACCOMPANIED BY AN ADULT • NO LOITERING AT ANYTIME • NO PETS ALLOWED • NO ROUGH PLAYING OR YELLING PERMITTED • NO JUMPING OFF EQUIPMENT • NO GLASS PERMITTED IN THIS AREA • MANAGEMENT IS NOT RESPONSIBLE FOR ANY ACCIDENTS OR INJURIES WHILE USING THIS FACILITY • IN CASE OF EMERGENCY, DIAL 911 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 13 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE BACKFRONT 24"Front60"Back FIRESIDE GATHERING ETIQUETTE S) FIRESIDE GATHERING ETIQUETTE 20” x 26” - Double sided - Qty: 2 .080 aluminum w/ direct print, ACC (Mount to 2 - 7’ posts - 6 caps) CLIENT TO PROVIDE COPY FIRESIDE GATHERING ETIQUETTE T) POOL GATE - KEEP GATE CLOSED AT ALL TIMES 18” x 12” - Single sided - Qty: 4 .080 aluminum w/ direct print, ACC and painted backside (Mount to gate - 4 caps) KEEP GATE CLOSED AT ALL TIMES Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 14 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE U) POOLSIDE MANNERS 36” x 48” - Single sided - Qty: 1 .080 aluminum w/ direct print, ACC and painted backside (Mount to fence - 8 caps) CLIENT TO CONFIRM HOURS & BATHER LOAD POOLSIDE MANNERS NO DIVING • SHOWER BEFORE ENTERING THE POOL • CHILDREN SHALL NOT USE POOL WITHOUT AN ADULT IN ATTENDANCE • ADULTS SHOULD NOT SWIM ALONE • ALL CHILDREN THREE (3) YEARS OR YOUNGER AND ANY CHILD NOT POTTY TRAINED MUST WEAR SNUG FITTING PLASTIC PANTS OR A WATER RESISTANT SWIM DIAPER • DO NOT SWIM IF SUCTION OUTLETS ARE MISSING, BROKEN, OR NOT CLEARLY VISIBLE FROM THE DECK • NO GLASS ARTICLES ARE ALLOWED IN OR AROUND POOL • DO NOT SWALLOW THE POOL WATER • DO NOT DIVE UNLESS DIVING AREA IS CLEAR OF OTHER BATHERS • DO NOT SWIM IF YOU HAD DIARRHEA WITHIN THE PAST TWO WEEKS • NO ANIMALS ARE ALLOWED IN THE POOL OR POOL ENCLOSURE, EXCEPT SERVICE ANIMALS ARE ALLOWED ON THE DECK 4"1"HOURS: 9AM to 9PM BATHING CAPACITY: ?? V) WARNING - NO LIFEGUARD ON DUTY 36” x 24” - Single sided - Qty: 2 .080 aluminum w/ direct print, ACC and painted backside (Mount to fence - 8 caps) WARNING NO LIFEGUARD ON DUTY4"W) SHALLOW WATER - NO DIVING 36” x 24” - Single sided - Qty: 2 .080 aluminum w/ direct print, ACC and painted backside (Mount to fence - 8 caps) NO DIVING ALLOWED SHALLOW WATER4"6" Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 15 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE RISK OF DROWNING SUPERVISE CHILDREN CLOSELY4"X) RISK OF DROWNING 36” x 24” - Single sided - Qty: 2 .080 aluminum w/ direct print, ACC and painted backside (Mount to fence - 8 caps) Y) PONDER TRAIL - WATER SAFETY 15” x 36” - Double sided - Qty: 4 .080 aluminum w/ direct print, ACC (Mount to 8’ post - 2 caps)24"72"Front PONDER TRAIL • ENTERING WATER IS PROHIBITED • NO SWIMMING • NO DIVING • FISHING IS PROHIBITED • CAUTION OF INSECTS AND SNAKES • BEWARE OF SNAPPING TURTLES • RESPECT WILDLIFE HABITAT Back BACKFRONT PONDER TRAIL • ENTERING WATER IS PROHIBITED • NO SWIMMING • NO DIVING • FISHING IS PROHIBITED • CAUTION OF INSECTS AND SNAKES • BEWARE OF SNAPPING TURTLES • RESPECT WILDLIFE HABITAT Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 16 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE CLUBHOUSE - RESTROOM ID 7” x 10” - Single sided - Qty: 5 .125” non-glare acrylic w/ direct print, white flood, tacle and braille; .125” acrylic backer w/ direct print, white flood (Mount to wall - dst/sil) MEN MEN Z) QTY: 1 A1) QTY: 1 B1) QTY: 3 WOMEN WOMEN RESTROOM RESTROOM E1) MECHANICAL ROOM ID 7” x 4” - Single sided - Qty: 1 .125” non-glare acrylic w/ direct print, white flood, tacle and braille (Mount to wall - dst/sil) MECHANICAL ROOM BRAILLE C1) AV ROOM ID 7” x 4” - Single sided - Qty: 1 .125” non-glare acrylic w/ direct print, white flood, tacle and braille (Mount to wall - dst/sil) AV ROOM BRAILLE F1) POOL PUMP ROOM ID 7” x 4” - Single sided - Qty: 1 .125” non-glare acrylic w/ direct print, white flood, tacle and braille (Mount to wall - dst/sil) POOL PUMP ROOM BRAILLE D1) ELECTRICAL/MECHANICAL ROOM ID 7” x 4” - Single sided - Qty: 1 .125” non-glare acrylic w/ direct print, white flood, tacle and braille (Mount to wall - dst/sil) ELECT./MECH. ROOM BRAILLE G1) STORAGE ROOM ID 7” x 4” - Single sided - Qty: 2 .125” non-glare acrylic w/ direct print, white flood, tacle and braille (Mount to wall - dst/sil) STORAGE ROOM BRAILLE Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 17 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE H1) GARAGE UNIT NUMBER 6” x 4” - Single sided - Qty: 108 .060 aluminum w/ direct print, ACC (Mount to wall - dst/sil) G -2 I1) UNIT NUMBER 8” x 5” - Single sided - Qty: 266 .25” non-glare acrylic w/ direct print, white flood, tacle and braille (Mount to wall - dst/sil) 1102 1102 J1) BLOCK NUMBER ID 12” x 12” - Single sided - Qty: TBD .060 aluminum w/ direct print, ACC (Mount to 2” x 2” x 5’ post - 2 caps)18"42"BLOCK 1 BACKFRONT Front Back BLOCK 1 Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 19 Scale: 3/4” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE L1) STOP 36” x 36” - Single sided - Qty: 3 .080 aluminum w/ DOT cerfied copy and painted 38” x 38” .080 aluminum backer (Mount to 10’ post - 2 caps) M1) STOP 24” x 24” - Single sided - Qty: 8 .080 aluminum w/ DOT cerfied copy and painted 26” x 26” .080 aluminum backer (Mount to 10’ post - 2 caps) BACKFRONT FRONT BACK Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 20 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE 24"96"24"96"N1) STREET BLADES 30” x 9” - Double sided - Qty: 20 .080 aluminum w/ direct print, ACC (Mount to same post as L1 & M1 - custom brackets) SOLAR DR SOLAR DR SOLAR DR Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 21 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE O1) CUSTOM HANDICAP 12” x 18” - Single sided - Qty: 3 .080 aluminum w/ DOT cerfied copy and painted 14” x 20” .080 aluminum backer (Mount to 10’ post - 2 caps) P1) CUSTOM HANDICAP RIDER 12” x 6” - Single sided - Qty: 2 .080 aluminum w/ DOT cerfied copy and painted 14” x 8” .080 aluminum backer (Mount to 10’ post - 2 caps) PARKING BY DISABLED PERMIT ONLY BACKFRONT BACKFRONT 24"96"PARKING BY DISABLED PERMIT ONLY Front Back Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 22 Scale: 1” = 1’ Sign Package Cap 150 California Blue SW 6529 Scanda PMS 2150 C SW 6797 Jay Blue PMS 2152 C WHITE Q1) LEASING OFFICE CUSTOM WALL DESIGN 36” x 36” - Single sided - Qty: 1 .080 aluminum w/ direct print, ACC (Mount to wall - 4 caps) Design TBD Sign JiveThank You For Choosing Sign Jive! Client Approval - Print Name:Signature:Date: These designs are the sole property of SignJive and may not be used for bidding purposes. Ownership of these designs will be transferred to the client upon purchase of these signs. PROPERTY NAME DESCRIPTION 06-08-22 DESIGN DATE INSTALL DT TBD JOB NUMBER TBD DESIGN/AM AA/CSLEO AT FLINT CROSSING SIGN PACKAGE PAGE 23 Caps 3” x 3” x 7’ Aluminum post Qty: 6 Painted with peak cap Mount 2’ below grade 3” x 3” x 8’ Aluminum post Qty: 10 Painted with peak cap Mount 2’ below grade 4” x 4” x 10’ Aluminum post Qty: 12 Painted with peak cap Mount 2’ below grade 3” x 3” x 6’ Aluminum post Qty: 8 Painted with peak cap Mount 2’ below grade 2” x 2” x 5’ Aluminum post Qty: TBD Painted with peak cap Mount 2’ below grade TAB 8 Existing Legacy PUD: Use Blocks and Development Standards Updated September 26, 2022 1. Primary Office Use Block – Area colored in pink on the attached Use Block Map adjacent to 146th to the north and The Ridge at Legacy to the west. (Approximately 9 acres). a. Permitted Uses: Office uses, limited retail uses, residential Lofts over retail or office, structured parking and other uses. b. Development Standards: i. 60-foot maximum building height (5-story buildings) throughout area ii. Minimum 2-story buildings required, but can go up to 5-story iii. no minimum front yard setback; iv. No limit on nonresidential square footage – estimate 150K office could be accommodated with additional Lofts and structured parking. c. Notes: 162 Lofts remain authorized overall, all of which may be for-rent. Lofts are an authorized dwelling type in addition to attached, detached and apartment dwellings noted below. Lofts are not permitted in all areas of The legacy. They are only permitted in the Primary Office, Village Core, Corner, and Urban Residential Use Blocks. Additionally, (i) they are restricted in the Village Core and Urban Residential Use Block, which are part of the subject parcel, and none were developed in the Corner use Block. Due to the restrictions and interpretation made by Staff that Lofts are only permitted on the top floor of a building (no multiple floors of Lofts) the most appropriate location for Lofts is the Primary Office use Block. 162 Lofts remain authorized within The Legacy, but as noted above not all Use Blocks (areas within Legacy), permit Lofts. 2. Village Core Use Block – Area colored in purple on the attached Use Block Map adjacent to 146th to the north and Community Drive to the east. (Approximately 9 acres). a. Permitted Uses: Retail uses, Apartments, general office uses; medical health uses, residential Lofts over retail or office, structured parking and other uses. b. Development Standards: i. 60-foot maximum building height (5-story buildings) throughout area ii. Minimum 2-story buildings required, but can go up to 5-story iii. no minimum front yard setback; 15 foot maximum front yard set back iv. 5-foot minimum front yard set back v. No limit on nonresidential square footage – estimate 180K non-residential could be accommodated with additional Lofts and structured parking. c. Notes: 120 Apartments remain authorized overall, within The Legacy PUD. Apartments are permitted in the Village Core, Corner, and Urban Residential Use Blocks. None were developed in the Corner Use Block. 120 remain authorized and could be developed in the Village Core and Urban Residential Use Blocks which are part of the subject parcel. 3. Urban Residential Use Block - Area colored in dark red on the attached Use Block Map south of the Primary Office Area, west of the Village Core Area and adjacent to The Ridge at Legacy. (Approximately 13 acres). a. Permitted Uses: Apartments, Attached and Detached Dwellings, Lofts and other uses. b. Development Standards: i. 60 feet maximum building height (5-story buildings) throughout area ii. 0 to 10 foot minimum front yard set back depending on Use c. Notes: A total of 153 dwellings (combined apartments, detached and attached dwellings) remain authorized overall, within The Legacy PUD. (if 120 apartments were build that would leave 33 detached or attached dwellings to be built). Only 120 Apartments remain authorized as noted above and in the Village Core Use Block summary. 4. Combined: The subject area is approximately 32 acres (less right-of-way) and comprised of the 3 districts (Use Blocks) noted above: a. Today, without amendment, as many as 315 dwellings (153 combined apartments and detached/attached dwellings and 162 Lofts) are permitted, by right, as authorized under the existing Legacy PUD. Advancing a plan including this format would include DP/ADLS review for compliance with Legacy PUD standards. b. 60-foot tall (5-story) buildings are permitted across the full extent of the subject area (adjacent to The Ridge at Legacy). 5. Advenir Oakley Proposal (Legacy PUD Amendment) a. Uses: “for-rent” detached and attached dwellings and multi-story apartments along Community Drive (total of 350 dwellings) and a 2-acre commercial/retail parcel at corner of 146th and Community Drive. b. Development Standards for LEO Living proposal: i. All cottages and amenities occupying the majority of the subject area will be a maximum of 1 and 2 stories in height (area next to The Ridge at Legacy). ii. Only taller buildings will be 4-story in height and adjacent to Community Drive. iii. The proposal doesn’t include general office uses, residential Lofts over retail or office, structured parking and other uses currently permitted in the Primary Office area next to The Ridge at Legacy. The cottages and amenities are proposed in this area. This should result in a significant reduction on the level of traffic currently anticipated based on the permitted uses with the Legacy PUD. iv. The proposal doesn’t include general office uses, residential Lofts over retail or office, structured parking and other uses currently permitted in the Village Core Area. The cottages and multi-family apartments are proposed in this area. This should result in a further reduction in the level of traffic currently anticipated based on the permitted uses with the Legacy PUD. v. The proposed Amendment requires Advenir Oakley to construct their own pool and club house and other amenities to serve the LEO Living residents, who will NOT use the Legacy Pool or Clubhouse. Otherwise, as zoned today under the Legacy PUD additional 153 dwellings may be included the number entitled to the use of the existing Legacy amenity facility. www.cimgroup.com | ©2018 CIM Group | TRADE SECRET / CONFIDENTIAL INFORMATIONAdvenir Oakley Capital3LEO at CarmelSite Zoning Map TAB 9 One and two Story 5-STORY RESIDENTIAL (120 UNITS) TOWNHOMES (33 UNITS) PARKING DECK PARKING DECK SENIOR HOUSING SENIOR HOUSING SENIOR HOUSING SENIOR HOUSING CONTINUTING CARE RETIREMENT COMMUNITY (225 UNITS) OFFICE, SERVICE, RETAIL USES (165 LOFTS - located on top floor)BY-RIGHT DENSITY TAB 10 Legacy Amenity Main Clubhouse 1,750 SF Cabana 850 SF Pool 2,175 SF Small Pool 286 SF Pool Deck 12,208 SF LEO Living Primary Fitness Center 1,500 SF Secondary Fitness 1,200 SF Leasing/Office/Community 1,500 SF Pool House 636 SF Pool 1,900 SF Pool Deck 10,000‐15,000 SF TAB 11 TAB 12 The Overlook HOA Board Evaluation of the Advenir Oakley Capital Proposed Development at The Legacy And Conclusions The Overlook HOA Board (Board) was not familiar with current Build To Rent (B2R) concepts, nor the current state of growth in this real estate segment. We were not familiar with Advenir Oakley Capital (AOC). We had a very general understanding of the existing Legacy PUD zoning. And we shared many of the concerns of Legacy residents regarding increased traffic, overloading of schools, and impact on community services. The Board decided to study all of the above.. The Board has five members. Two members have 30 - 40 year careers as senior executives in real estate related segments, one, in real estate finance and the other in developer services. Another member is an attorney and partner in an Indianapolis law firm. The fourth is a business owner in the medical services field and the fifth works for a major pharmaceutical company. The Board’s research spanned a wide range of sources and represents 65 - 75 hours of effort. Listed below are some, but not all, of the sources: ●Extensive internet search efforts to locate information on the B2R industry, key companies, studies, articles, market segments, growth potential, occupancy rates, etc. Specific efforts to learn about AOC and its existing properties, quality and performance. Specific efforts to learn about Carmel zoning, city planning and community services. ●Contact with The Urban Land Institute (ULI), a not for profit, independent think tank located in Washington D.C. with 45,000 members in 81 countries. This is a world class think tank with membership from all segments of community development, land planning professionals, elected public officials, municipal government, developers and institutions of higher education. ●Contact with industry trade associations in the apartment and home building industry. ●Contact with a former business associate that holds a PhD from Cornell University in City and Regional Planning and was the department head of Urban and Regional Planning at the University of Oregon for 13 years before starting his own business. ●Contact with a local apartment developer and a major HVAC and Plumbing contractor that generates a large portion of their revenues from the apartment, condominium and housing sector. ●Contact with Hamilton County and Carmel City employees. ●Several hours of phone contact with David Oakley of AOC. ●Several hours of phone contact with Jim Shinaver of Nelson & Frankenberger, LLC ●Contributions of knowledge and experience from the Board The Board chose not to tap into the extensive knowledge bases of two Overlook residents because of potential conflicts of interest or perceived bias. One is currently in City government and the second is a representative of The Legacy developer. After collecting and evaluating all of the data and information, the Board and those residents in The Overlook who expressed a concern or an interest to know more about the proposed AOC project,reached the following conclusion: The proposed changes in The Legacy PUD Zoning and AOC’s B2R project are a superior alternative to what can be built under the existing Legacy PUD Zoning. The impact from traffic will be more severe under existing Legacy PUD Zoning. The impact for schools and city services is about the same under both scenarios. The City of Carmel has planned for this growth since 2006 when The Legacy PUD was approved. Carmel elementary schools are currently 1000 students under capacity. The Board supports passage of the proposed zoning changes and approval of the AOC project. Supporting information follows: The Build to Rent Industry (B2R) ●B2R crosses the line between two major housing segments - apartments and single family residential housing. ●B2R is considered a major, “hot” growth segment in the U.S. Real Estate Industry ●Availability of quality apartment rentals is at an all time low. Most quality local apartment complexes are operating at near maximum occupancy rates. ●With the current rate of inflation, rates at 6.7% for a 30 year fixed mortgage and going up, plus the high costs of residential housing, a significant portion of the market that would like to buy a home no longer qualifies for a mortgage nor can they afford a home and the associated costs of home ownership. ●B2R meets the needs of a growing market segment that can’t buy a house and doesn’t want to continue living in a traditional apartment setting. B2R also meets the needs of another growing market segment that wants to sell their home and isn’t ready for a retirement community and finds traditional apartment living to confining. ●The B2R industry is currently divided into three segments.The first two segments are similar and have grown out of the residential, single family home market. The third segment is the newest and is a hybrid from residential housing and the apartment industry. ●The first and oldest segment is dominated by Wall Street Asset Management Companies and the business model is relatively simple, to buy all the single family homes possible in a defined area or community (usually a city or large urban area), place them under a local or common management company, and then dispose of the assets when a predetermined financial goal is reached or markets change and other assets become more alluring. Management and maintenance of these homes is difficult because they are widely dispersed within a city or urban area. It is difficult to establish a uniformed standard of quality across a diverse number and style of homes ●The second segment is a joint effort between the Asset Management Companies and other major players, with national home building companies such as Toll Brothers and Lennar. In this segment, the B2R companies buy entire subdivisions or communities from the national builder for rental purposes. Rental, management and maintenance of these homes is significantly easier than what is found in segment 1. This is a relatively new segment and has not reached maturity yet. ●Segment three is the newest segment and offers a major refinement to the B2R product mix. It is currently dominated by small private equity companies. Typical investments are made by individuals in the $100,000 to $1 million range. This B2R product features freestanding and multi-family residences specifically designed, scaled and integrated into a rental / apartment community. All the rental units feature upscale finishes and appliances, quality construction and an extensive amenity package not found in a traditional apartment complex. These projects usually have an onsite management team of 6 - 10 people to handle rentals, building maintenance, landscaping, trash removal, community events and classes, etc. Several of the companies in this segment are intent on establishing themselves as a branded product. Advenir Oakley Capital, LLC (AOC) ●AOC is a recently formed joint venture between two successful companies in this segment. The Advenir side of this joint venture is based in Miami, FL and is owned by two brothers, Steve and David Vecchitio. The Oakley side is owned by David Oakley and is based in Birmingham, AL. The Oakley Group is in charge of expanding, building and operating the type of projects described in B2R segment 3 above. It is intent on establishing a brand under the LEO name. ●AOC’s websites proved somewhat confusing in understanding the joint venture. They have yet to be updated and fully integrated. Visiting the two websites below will help understand the two firms' history and direction. ○advenir.net ○oakleygroup.com ●AOC-Oakley is a private equity firm, as previously described, with individual investors making commitments typically below one million dollars. They have two completed, operational, and leased LEO branded projects one in Savannah, GA and the other in Augusta, GA. Several more are under construction and in the planning stages. Other sites are in the active acquisition phase, such as the one in The Legacy. All sites will be marketed under the LEO brand, will follow a common theme, have the same quality standards, large amenity components and will be scaled to meet specific site requirements.. ●Google LEO at the Sanctuary and LEO at Augusta Commons and you will find the project site and other apartment rental sites that will give the viewer a full understanding of what a completed and operational LEO branded project looks like, extend of the amenity packages, management staff, activities, rental rates, unit availability, owner reviews, etc. ●The Board found David Oakley to be highly professional and willing to answer the myriad of questions posed to him during several hours of phone conversations. (He even answers his own phone).The Board found the Oakley Group team to be a highly motivated group of young professionals who has a strong belief in what it is creating and is intent on providing an enhanced rental living experience. ●The Board supports David Oakley and his team and believe they will produce a quality project within The Legacy. Summary Review And Comparison Of Requested Zoning Changes vs. Existing Legacy PUD Zoning ●AOC is proposing to change zoning in three use blocks of the existing Legacy PUD. The area is approximately 32 acres and is bordered to the north by 146th St., to the east by Community Dr., to the south by Equality Blvd., James Dean Dr., and Sunstone Place, and to the west by a portion of The Ridge subdivision with a common area as a buffer. ●The proposed Legacy PUD zoning changes would accommodate AOC’s proposed project as follows: ○Approximately 350 “for rent” detached and attached dwellings, including three muli-story apartment buildings facing Community Dr. and the existing J.C. Hart apartment complex, along with a 2 acre commercial / retail parcel at the corner of 146th St. and Community Dr. ○All cottages and amenities occupying the majority of the 32 acre parcel will be a maximum of 1 or 2 stories in height. The 3 proposed apartment buildings along Community Dr. can be 4 stories in height. ○The proposal does not include general office uses, residential Lofts over retail or offices, parking garage structures and other currently permitted uses within the 32 acres in question. ○The proposed amendment does require AOC to construct their own pool, clubhouse and amenities. And AOC residents will not be allowed to access The Legacy PUD amenities. ●The Existing Legacy PUD Zoning allows, without amendment, the following: ○The building of 315 dwelling (rental) units, as much as 330,000 square feet of office / retail space, and multi-story garage structures. ○The minimum structure height is 2 stories and the maximum structure height throughout the 32 acre parcel is 5 stories. ○Setback requirements are minimal throughout the 32 acre parcel ●Detail and Observations: ○Existing Legacy PUD Zoning allows a much more densely developed 32 acres than the AOC proposal. ○The existing office / retail component at The Legacy after four plus years remains only partially leased. One restaurant failed and another never opened. The mix of current tenants is less than stellar. Out-parcels remain available. Amazon changed the way we shop. Covid changed where and how we work. The supply chain shortages and disruptions have impacted every business in America, and the labor shortage makes it increasingly more difficult to operate a small business profitably. Add in the current rate of inflation and you have a very difficult environment for small businesses to survive. The existing office / retail component at The Legacy should be sufficient to serve our needs in the future. ○Several owners in The Ridge subdivision could be looking up at 5 story retail / office and rental unit buildings, or down on 1 and 2 story residences masked by landscaping and common area separation under the AOC proposal. ○Both scenarios will generate about the same amount of additional residential traffic through The Legacy. However the office and retail components of the existing Legacy PUD Zoning will add a large additional component of non-resident traffic to the equation. ○Both scenarios will introduce approximately the same number of school age children to the Carmel Clay school system. Carmel Clay schools indicate they are running under capacity by 1000 students and can absorb the inflow from a 315 - 350 unit rental / apartment project. It was also noted that the number of school age children per unit living in a rental / apartment project is lower than the number of students, per unit in a traditional single family residential subdivision. Carmel High School sees no problem with absorbing this increase in students. ■It should also be noted that the Carmel Clay School System plugged the impact of student growth from The Legacy PUD into their planning matrix back in 2006 when The Legacy PUD was approved by the City of Carmel, and has been updating those projections periodically ever since ○The Legacy has a growing traffic problem that can only be partially corrected by the City of Carmel with increased enforcement of traffic laws, additional signage, restrictive traffic measures, etc. The existing Legacy PUD Zoning will add more cars to the issue than the proposed rezoning by AOC. ■The overall “macro” traffic problem we face is only going to grow as traffic increases on Allisonville Rd., River Rd. and 146th St. and as development continues along both sides of 146th St from I-69 to Meridian St. Add in the Conner Prairie expansion, and we are going to experience massive traffic issues and, eventually, as the problem is addressed massive, road construction issues. It will take the joint efforts of Carmel, Fishers, Noblesville, Westfield and probably Hamilton County and The State to correct this problem. It will take a long time to correct this problem, and the Board sees this as the major issue facing the entire area surrounding The Legacy. ■The development of the 32 acres in question is only a small part of the overall problem, but still a thorn in the side of Legacy residents. ○The City of Carmel can no longer expand by annexation. Its future growth will come from higher density projects on undeveloped parcels or via redevelopment of areas like Home Place, that will include higher density components. ■The City of Carmel has incurred a significant debt load to provide us with the incredible array of facilities, services and lifestyle that we all enjoy. Expansion must continue to pay this debt down or those of us already living in Carmel will experience a heavy increase in tax rates over time. ■Not developing the 32 acres in question is not an option for the Legacy Developer or the City of Carmel. ■Rezoning the 32 acres as single family residential may not even be possible, but if it were rezoned as such, it would not be economically feasible based on the current value of the 32 acres in question. Additionally, putting a limited number (80 or less) of very expensive homes fronted on a major thoroughfare and surrounded by office / retail, apartments, a daycare and townhomes violates every planning principle in PUD design. They simply would not sell. ○Carmel City Services (fire and police primarily) also plugged in planning numbers when the Legacy PUD was approved in 2006, and is well equipped to handle current Carmel growth projections. When all of the above was taken into consideration, the Board decided to support the proposed Legacy PUD zoning changes and the building of a quality B2R community at The Legacy by AOC. TAB 13 Traffic Impact Study Cottages at Carmel - Carmel, Indiana Weihe Engineers, Inc. October 20, 2022 The Power of Commitment The Power of Commitment TRAFFIC IMPACT STUDY STATEMENT OF CERTIFICATION "I certify that this TRAFFIC IMPACT STUDY has been prepared by me or under my immediate supervision and that I have experience and training in the field of traffic and transportation engineering. Eric J. Tripi, P.E., PTOE Indiana Registration #11400547 GHD Services Inc. Project name Cottages at Carmel Document title Traffic Impact Study | Cottages at Carmel - Carmel, Indiana Project number 12591020 File name 12591020-RPT-1 TIS_10-20-2022.docx Status Code Revision Author Reviewer Approved for issue Name Signature Name Signature Date [Status code] [Status code] [Status code] [Status code] [Status code] GHD 26850 Haggerty Road, Farmington Hills, Michigan 48331, United States T +1 248 893 3400 | F +1 248 893 3454 | E info-northamerica@ghd.com | ghd.com © GHD 2022 GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study i Contents 1. Introduction 3 1.1 Purpose of this report 3 1.2 Scope and limitations 3 2. Existing Conditions 4 2.1 Area Roadway System 4 2.2 2022 Existing Traffic Volumes 4 3. Background Conditions 5 3.1 Background Traffic Volumes 5 4. Projected Traffic 6 4.1 Site Trip Generation 6 4.2 Trip Generation Comparison 6 4.3 Trip Distribution 7 4.4 Trip Assignment 8 5. Analysis 8 5.1 Capacity Analysis 8 5.2 Auxiliary Turn Lane Analysis 13 6. Conclusions 14 Table index Table 3.1 Windward at Legacy Townhomes Development - Peak Hour Site Trip Generation 5 Table 4.1 Peak Hour Site Trip Generation – Cottages at Carmel 6 Table 4.2 Peak Hour Site Trip Generation – By-Right 7 Table 4.3 Peak Hour Site Trip Generation with Commercial Land Use – Cottages at Carmel 7 Table 4.4 Direction of Approach 7 Table 5.1 Level of Service Criteria for Unsignalized Intersections 9 Table 5.2 Level of Service Criteria for Signalized Intersections 9 Table 5.3 2022 and 2024 Capacity Analysis Results for Study Intersections (continued on next page) 10 Table 5.4 2034 Capacity Analysis Results for Study Intersections (continued on next page) 12 GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study ii Figure index Figure 1: Site Location 16 Figure 2: Site Layout Plan 17 Figure 3: 2022 Existing Traffic Volumes 18 Figure 4: 2024 Background Traffic Volumes – Windward at Legacy Townhomes Development 19 Figure 5: 2024 Background Traffic Volumes – Milhaus Development (E. 146th Street and River Road) 20 Figure 6: 2024 Background Traffic Volumes 21 Figure 7: 2024 New Site Generated (Primary) Trips – Cottages at Carmel 22 Figure 8: 2024 Future Traffic Volumes 23 Figure 9: 2034 Background Traffic Volumes 24 Figure 10: 2034 Future Traffic Volumes 25 Appendices Appendix A - Traffic Counts Appendix B - Synchro Reports Appendix C - SimTraffic Queueing Reports GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study 3 1. Introduction 1.1 Purpose of this report GHD Services, Inc. (GHD) has prepared a Traffic Impact Study for a proposed multi-family residential development, to be located on the south side of E. 146th Street and west side of Community Drive in Carmel, Hamilton County, Indiana. The site location is shown on Figure 1. (Note, all figures are compiled at the end of this report, before the appendices.) The developer is proposing to construct 343 multi-family residential units. One right-in/right-out (RIRO) access drive is proposed on 146th Street and one full access drive is proposed on Community Drive. There are three proposed connections to existing streets on the south end of the site which will provide access to Cherry Creek Boulevard and east to Community Drive. It should be noted that the proposed RIRO access drive on E. 146th Street has already been approved by the City. The proposed site layout is shown on Figure 2. The purpose of this study was to determine the traffic impacts to area roadways and intersections resulting from the new site trips generated by the development. 1.2 Scope and limitations This report: has been prepared by GHD for Weihe Engineers, Inc. and may only be used and relied on by Weihe Engineers, Inc. for the purpose agreed between GHD and Weihe Engineers, Inc. as set out in section 1.1 of this report. GHD otherwise disclaims responsibility to any person other than Weihe Engineers, Inc. arising in connection with this report. GHD also excludes implied warranties and conditions, to the extent legally permissible. The services undertaken by GHD in connection with preparing this report were limited to those specifically detailed in the report and are subject to the scope limitations set out in the report. The opinions, conclusions and any recommendations in this report are based on conditions encountered and information reviewed at the date of preparation of the report. GHD has no responsibility or obligation to update this report to account for events or changes occurring subsequent to the date that the report was prepared. The opinions, conclusions and any recommendations in this report are based on assumptions made by GHD described in this report. GHD disclaims liability arising from any of the assumptions being incorrect. Accessibility of documents If this report is required to be accessible in any other format, this can be provided by GHD upon request and at an additional cost if necessary. GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study 4 2. Existing Conditions 2.1 Area Roadway System The primary area roadways serving the development are E. 146th Street, Community Drive, and Cherry Creek Boulevard. These roadways are described below:  E. 146th Street is a four-lane median-divided roadway west of Community Drive and a five-lane roadway with a two-way center left turn lane east of Community Drive. At its intersection with Community Drive, E. 146th Street contains exclusive eastbound and westbound left and right turn lanes. E. 146th Street has a posted speed limit of 45 miles per hour (mph), is classified by the Indiana Department of Transportation (INDOT) as a ‘principal arterial – other’ and is under the jurisdiction of Hamilton County. The roadway has a 2021 two-way annual average daily traffic (AADT) volume of 32,393 vehicles according to the data provided at location ID 29W088, which is located just west of Allisonville Road, in INDOT’s Traffic Count Database System (TCDS).  Community Drive is a north-south two-lane local roadway that provides access to both residential and commercial developments. Community Drive extends from its signalized intersection with E. 146th Street approximately 0.7 miles south to its terminus at River Road. The roadway is under the jurisdiction of the City of Carmel and has a posted speed limit of 25 mph north of Cherry Creek Boulevard and a speed limit of 30 mph south of Cherry Creek Boulevard. Community Drive contains on-street parking along most of the site frontage and a roundabout at its intersection with Cherry Creek Boulevard.  Cherry Creek Boulevard is an east-west two-lane median divided local roadway that provides residential access and extends from its intersection with Hazel Dell Parkway approximately 1.72 miles east to its terminus at River Road. The roadway is under the jurisdiction of the City of Carmel and has a posted speed limit of 30 mph. Cherry Creek Boulevard’s intersections with Hazel Dell Parkway, Community Drive, and River Road are controlled by roundabouts. Based on GHD’s discussion with the City, the below intersections were deemed critical to study for this analysis.  E. 146th Street at Community Drive (signalized)  E. 146th Street at RIRO Site Drive (unsignalized)  Equality Boulevard at Community Drive (unsignalized)  Hopewell Parkway at Community Drive (unsignalized)  Larson Drive at Cherry Creek Boulevard (unsignalized) 2.2 2022 Existing Traffic Volumes Peak hour traffic turning movement counts were conducted at the study intersections on Tuesday, September 13, 2022 from 7:00 A.M. to 9:00 A.M. and from 4:00 P.M. to 6:00 P.M. Passenger cars and trucks were included in the counts. It was determined the peak hours of traffic occurred from 7:00 A.M. to 8:00 A.M. and 5:00 P.M. to 6:00 P.M. Figure 3 presents the 2022 existing traffic volumes. The traffic count data is contained in Appendix A. GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study 5 3. Background Conditions 3.1 Background Traffic Volumes Background traffic takes into account the future traffic conditions of the roadways, before the addition of new site traffic. The Background analyses consider the following situations: i. The additional traffic on the roadway system that will be generated by approved developments in the area that may be completed by the time the build-out of the site occurs ii. Traffic generated by other developments not known at this time iii. The inherent growth in traffic The estimated buildout year for the site is 2024. To address part i above, discussions were held with the City of Carmel to determine if there were any approved developments that would be constructed by 2024 in the study area; it was found that the Windward at Legacy development was approved to be located just south of the subject site, however, the City did not have a traffic impact study for this development. Therefore, the trip generation for this development, which will contain 142 residential townhomes, was calculated by GHD and provided in Table 3.1. (The trip generation calculation methodology is explained in Section 4.) Figure 4 illustrates the site traffic volumes for the Windward at Legacy development. Additionally, the Milhaus mixed-use development is proposed to be located east of the Cottages at Carmel site in the northwest quadrant of the River Road and E. 146th Street intersection, The traffic study for this site, completed by Kimley-Horn in November 2021, was obtained and included in this study. The Milhaus development site traffic volumes are presented on Figure 5. Table 3.1 Windward at Legacy Townhomes Development - Peak Hour Site Trip Generation Land Use Code AM Peak Hour PM Peak Hour In Out Total In Out Total LU 215 – Single Family Attached Housing (142 DUs) 21 47 68 46 35 81 To address situations ii and iii above, the Indy MPO was contacted to obtain a typical growth factor in the study area. For this study, two background development scenarios were evaluated, buildout 2024 and a horizon year 2034. The Indy MPO developed and provided traffic volumes in the study area for years 2022, 2030 and 2040 based on their travel demand model. An annual growth rate of 1.5% was derived from the provided traffic forecasts from 2022 to 2040. Furthermore, historical traffic volume growth from INDOT’s TCDS were analyzed. INDOT’s TCDS data showed historical traffic volume growth varied between 0% and 2% from 2015 to 2019 (pre-COVID) on E. 146th Street and River Road in the site vicinity. Thus, it was deemed reasonable to assume a 1.5% per year growth factor to develop the background traffic volume scenarios. The 2022 existing traffic volumes (Figure 3) were increased by 1.5 percent per year for two years and combined with the Windward at Legacy development (Figure 4) traffic volumes and the Milhaus development (Figure 5) traffic volumes to create the 2024 Background Traffic Volumes. These volumes are presented on Figure 6. The 2022 existing traffic volumes, which were previously grown to year 2024, were further increased by 1.5 percent per year for an additional ten years to horizon year 2034 and combined with the Windward at Legacy development and the Milhaus development traffic volumes to create the 2034 Background Traffic Volumes. These volumes are presented on Figure 9. GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study 6 4. Projected Traffic 4.1 Site Trip Generation The traffic volumes projected to be generated by the proposed Cottages at Carmel development were based on data contained in the Institute of Transportation Engineer’s (ITE) Trip Generation Manual, 11th Edition. The development proposes to construct the following:  Two-bedroom carriage houses (22 units)  Two and three-bedroom cottages with garages (67 units)  Two-bedroom cottages (118 units)  Three-bedroom townhouses (30 units)  Three 4-story multi-family residential buildings (110 units) ITE Land Use #210, Single-Family Detached Housing, ITE Land Use #215, Single-Family Attached Housing, and ITE Land Use #221, Multi-Family Housing – Mid Rise, were found to best represent site’s operation. Table 4.1 presents the trip generation for the site. Table 4.1 Peak Hour Site Trip Generation – Cottages at Carmel Land Use Code AM Peak Hour PM Peak Hour In Out Total In Out Total 2024 Trip Generation (Buildout) LU 210 – Single Family Detached Housing (55 DUs) 11 32 43 36 21 57 LU 215 – Single Family Attached Housing (182 DUs) 28 61 89 60 45 105 LU 221 – Multi-Family Housing – Mid Rise (110 DUs) 8 29 37 26 17 43 Total New Site Trips (Figure 7) 47 122 169 122 83 205 4.2 Trip Generation Comparison A comparative analysis was performed to determine how the trips generated by the proposed Cottages at Carmel development would compare to the trips generated by a by-right development of the site under existing zoning. The by-right development of the site allows for the following land uses:  Two-bedroom and three-bedroom townhouses (33 units)  One-bedroom, two-bedroom and three-bedroom lofts (162 units)  4-story multi-family residential buildings (120 units)  Senior adult apartments (225 units)  Four 5-story office buildings (320,000 SF) Table 4.2 presents the trip generation for the by-right zoning. The by-right development is projected to add 647 new trips during the A.M. peak hour (455 in / 192 out) and 667 new trips during the P.M. peak hour (209 in / 458 out). GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study 7 Table 4.3 presents the trip generation for the Cottages at Carmel development with some additional commercial land uses added. Note: This commercial development was not included in the traffic analysis – it is shown here for comparison purposes only. It can be seen that even with additional commercial development, the potential by-right development would generate approximately two times more peak hour trips than the proposed Cottages at Carmel development. Furthermore, no pass-by trips were deducted from the added-in retail/restaurant uses, so the by-right trip generation scenario actually would generate an even greater number of new trips than the Cottages. Table 4.2 Peak Hour Site Trip Generation – By-Right Land Use Code AM Peak Hour PM Peak Hour In Out Total In Out Total 2024 Trip Generation (Buildout) LU 210 – Single Family Detached Housing (33 DUs) 7 20 27 22 13 35 LU 215 – Single Family Attached Housing (162 DUs) 24 55 79 53 40 93 LU 221 – Multi-Family Housing – Mid Rise (120 DUs) 9 32 41 29 18 47 LU 225 – Senior Adult Housing – Multifamily (225 DUs) 15 30 45 31 25 56 LU 710 – General Office Building (320 ksf) 400 55 455 74 362 436 Total Site Trips 455 192 647 209 458 667 Table 4.3 Peak Hour Site Trip Generation with Commercial Land Use – Cottages at Carmel Land Use Code AM Peak Hour PM Peak Hour In Out Total In Out Total 2024 Trip Generation (Buildout) LU 210 – Single Family Detached Housing (55 DUs) 11 32 43 36 21 57 LU 215 – Single Family Attached Housing (182 DUs) 28 61 89 60 45 105 LU 221 – Multi-Family Housing – Mid Rise (110 DUs) 8 29 37 26 17 43 *LU 712 – Small Office Building (6.43 ksf) 9 2 11 5 9 14 *LU 822 – Strip Retail Plaza (<40k) (3.47 ksf) 8 6 14 18 19 37 *LU 822 – Strip Retail Plaza (<40k) (2.61 ksf) 7 5 12 15 15 30 *LU 932 – High Turnover Sit Down Restaurant (6.05 ksf) 32 26 58 33 22 55 Total Site Trips 103 161 264 193 148 341 *Vehicle trips from these land uses were not included in the traffic analysis 4.3 Trip Distribution Based on a review of the existing turning movement counts, knowledge of the area roadways, and logical traffic patterns, the following trip distribution was developed for the site traffic and shown in Table 4.4: Table 4.4 Direction of Approach To/From AM/PM E. 146th Street (West) 40% E. 146th Street (East) 40% Cherry Creek Boulevard (West) 15% Cherry Creek Boulevard (East) 5% Total 100% GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study 8 4.4 Trip Assignment The projected A.M. and P.M. new peak hour site trips were assigned to the adjacent street system based on the trip distribution described in Section 4.2. The new primary site trips were assigned as follows:  All of the site traffic from the west on E. 146th Street will enter the site via the RIRO site driveway on E. 146th Street. 50% of this site traffic will exit back to the west via the signalized intersection of E. 146th Street and Community Drive; the remaining site traffic will exit back to the west via the unsignalized intersection of Larson Drive and Cherry Creek Boulevard.  All of the site traffic from the east on E. 146th Street will enter/exit the site via the signalized intersection of E. 146th Street and Community Drive. Further, it is expected that 90% of this site traffic will enter/exit the site via Hopewell Parkway; the remaining site traffic will enter/exit the site via Equality Boulevard.  All of the site traffic from the west on Cherry Creek Boulevard will enter/exit the site via Larson Drive.  50% of the site traffic from the east on Cherry Creek Boulevard will enter/exit the site via Larson Drive. The remaining site traffic will enter/exit the site via Equality Boulevard.  It should be noted that some site traffic will likely enter/exit the site via James Dean Drive. No traffic was assigned to James Dean Drive since the intersection of Cherry Creek Boulevard and James Dean Drive was not included as part of this study. Therefore, a conservative analysis of the adjacent study intersections is provided. The 2024 new primary site trips are presented on Figure 7. When the 2024 new primary site trips (Figure 7) are added to the 2024 background traffic volumes (Figure 6), a 2024 future traffic scenario is created (Figure 8). Similarly, when the 2024 new primary site trips (Figure 7) are added to the 2034 background traffic volumes (Figure 9), a 2034 future traffic scenario is created (Figure 10). 5. Analysis 5.1 Capacity Analysis The study intersections were analyzed according to the methodologies published in the Highway Capacity Manual (HCM), 6th Edition. The analysis determines the “Level of Service (LOS)” of the intersections and is based on factors such as the number and types of lanes, signal timing, traffic volumes, pedestrian activity, etc. Levels of service are expressed in a range from “A” through “F,” with “A” being the highest level of service, and “F” representing the lowest level of service. Tables 5.1 and 5.2 show the thresholds for Levels of Service “A” through “F” for unsignalized and signalized intersections, respectively. GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study 9 Table 5.1 Level of Service Criteria for Unsignalized Intersections Level of Service Delay/Vehicle (seconds) Description A < 10.0 Little or no delay, very low main street traffic. B 10.1 to 15.0 Short traffic delays, many acceptable gaps. C 15.1 to 25.0 Average traffic delays, frequent gaps still occur. D 25.1 to 35.0 Long traffic delays, limited number of acceptable gaps. E 35.1 to 50.0 Very long traffic delays, very small number of acceptable gaps. F > 50.0 Extreme traffic delays, virtually no acceptable gaps in traffic. Table 5.2 Level of Service Criteria for Signalized Intersections Level of Service Delay/Vehicle (seconds) Description A < 10.0 Most vehicles do not stop at all. B 10.1 to 20.0 Some vehicles stop. C 20.1 to 35.0 The number of vehicles stopping is significant, although many pass through without stopping. D 35.1 to 55.0 Many vehicles stop. Individual cycle failures are noticeable. E 55.1 to 80.0 Considered to be the limit of acceptable delay. Individual cycle failures are frequent. F > 80.0 Unacceptable delay. The traffic engineering software Synchro 10 was used to perform the capacity analyses. The capacity analyses are discussed in the following paragraphs. The following traffic scenarios were analyzed in this study:  Year 2022 Existing Traffic – This scenario analyzed year 2022 existing traffic volumes at the study intersections in order to determine the existing intersection operating levels of service.  Year 2024 Background Traffic – This scenario analyzed the year 2024 traffic conditions of the study intersections with the Windward at Legacy and Milhaus development traffic volumes without the addition of new Cottages at Carmel site traffic volumes.  Year 2024 Future Traffic – This scenario analyzed the year 2024 background traffic conditions of the study intersections with the addition of new Cottages at Carmel site traffic volumes.  Year 2034 Background Traffic – This scenario analyzed the year 2034 traffic conditions of the study intersections with the Windward at Legacy and Milhaus development traffic volumes without the addition of new Cottages at Carmel site traffic volumes.  Year 2034 Future Traffic – This scenario analyzed year 2034 background traffic conditions of the study intersections and site driveways with the addition of new Cottages at Carmel site traffic volumes. GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study 10 The intersection of E. 146th Street and Community Drive is actuated and contains permitted protected left turns on all approaches. Given the actuated capabilities of the signal, the timing and signal phasing can vary based on the traffic demand. The results of the capacity analyses are summarized in Tables 5.3 and 5.4. The Synchro capacity analysis reports are contained in Appendix B. The SimTraffic queuing reports are contained in Appendix C. Table 5.3 2022 and 2024 Capacity Analysis Results for Study Intersections (continued on next page) Intersection Movement 2022 Existing Traffic 2024 Background Traffic 2024 Future Traffic Delay / LOS Delay / LOS Delay / LOS AM PM AM PM AM PM E. 146th Street and Community Drive (Signalized) Overall 16.6 / B 19.2 / B 19.0 / B 24.0 / C 22.2 / C 27.7 / C Eastbound Left 25.6 / C 12.3 / B 30.2 / C 13.8 / B 33.8 / C 14.2 / B Eastbound Through 16.9 / B 21.7 / C 18.0 / B 30.2 / C 20.9 / C 37.7 / D Eastbound Right 11.0 / B 10.9 / B 10.6 / B 11.4 / B 11.7 / B 12.0 / B Westbound Left 12.3 / B 15.3 / B 13.7 / B 18.0 / B 16.6 / B 24.8 / C Westbound Through 15.0 / B 17.0 / B 17.9 / B 19.3 / B 21.1 / C 19.8 / B Westbound Right 6.7 / A 9.6 / A 6.3 / A 9.7 / A 7.0 / A 9.9 / A Northbound Left 24.2 / C 24.5 / C 27.2 / C 25.3 / C 27.5 / C 25.1 / C Northbound Through/Right 31.3 / C 26.6 / C 41.1 / D 28.0 / C 18.4 / D 28.2 / C Southbound Left 25.4 / C 25.1 / C 28.0 / C 26.4 / C 27.9 / C 26.4 / C Southbound Through/Right 27.6 / C 27.1 / C 30.1 / C 28.5 / C 29.5 / C 28.5 / C Community Drive and Hopewell Parkway (Unsignalized) Westbound Shared 10.3 / B 10.4 / B 10.7 / B 10.9 / B 11.0 / B 11.4 / B Eastbound Shared -- -- -- -- 13.8 / B 14.3 / B Northbound Shared -- -- -- -- 0.0 / A 0.0 / A Southbound Through/Left 7.7 / A 7.6 / A 7.8 / A 7.6 / A -- -- Southbound Shared -- -- -- -- 7.8 / A 7.6 / A Community Drive and Equality Boulevard (Unsignalized) Westbound Shared 9.1 / A 10.5 / B 9.1 / A 10.7 / B 9.1 / A 10.8 / B Eastbound Shared 10.9 / B 11.5 / B 11.7 / B 12.4 / B 11.9 / B 12.6 / B Northbound Shared 7.6 / A 7.7 / A 7.6 / A 7.8 / A 7.6 / A 7.8 / A Southbound Shared 7.4 / A 7.4 / A 7.4 / A 7.4 / A 7.4 / A 7.4 / A GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study 11 Table 5.3 2022 and 2024 Capacity Analysis Results for Study Intersections (continued from previous page) Intersection Movement 2022 Existing Traffic 2024 Background Traffic 2024 Future Traffic Delay / LOS Delay / LOS Delay / LOS AM PM AM PM AM PM Larson Drive and Westbound Cherry Creek Boulevard (Unsignalized) Northbound Through/Left 10.1 / B 9.6 / A 10.4 / B 9.7 / A 11.1 / B 9.9 / A Southbound Through/Right 9.2 / A 8.9 / A 9.3 / A 9.0 / A 9.7 / A 9.2 / A Larson Drive and Eastbound Cherry Creek Boulevard (Unsignalized) Northbound Through/Right 11.1 / B 9.7 / A 11.2 / B 9.8 / A 11.4 / B 10.0 / B Southbound Through/Left 9.7 / A 9.7 / A 9.8 / A 9.8 / A 10.0 / B 10.0 / B E. 146th Street and RIRO Site Driveway (Unsignalized) Northbound Right -- -- -- -- 15.3 / C 20.0 / C i. 2022 Existing Traffic Conditions All approaches and movements at the study intersections are projected to operate at acceptable levels of service (LOS D or better) during both peak hours. It should be noted that the eastbound left turning movement was analyzed as permissive during the AM peak hour due to the low traffic volume (14 vehicles). These vehicles will likely be able to find sufficient gaps in traffic to complete their turn before triggering actuation of the protected turning phase. i. 2024 Background Traffic Conditions In 2024, with the addition of the background traffic, all approaches and movements at the study intersections are projected to operate at levels of service comparable to existing conditions (LOS D or better) during both peak hours with minor increases in delay. ii. 2024 Future Traffic Conditions In 2024, with the addition of the new site traffic, all approaches and movements at the study intersections are projected to operate at levels of service comparable to background conditions (LOS D or better) during both peak hours with minor increases in delay. Under 2024 future conditions, the 95th percentile queue length of the eastbound approach at the intersection of E. 146th Street and Community Drive is projected to be 260 feet and 327 feet during the AM and PM peak hours, respectively. Since the RIRO site driveway on E. 146th Street is located approximately 875 feet west of Community Drive, access to the site would be unaffected by the eastbound queuing on E. 146th Street. The results of the capacity analyses under 2034 background conditions and 2034 future conditions are summarized in Table 5.4. GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study 12 Table 5.4 2034 Capacity Analysis Results for Study Intersections (continued on next page) Intersection Movement 2034 Background Traffic 2034 Future Traffic Delay / LOS Delay / LOS AM PM AM PM E. 146th Street and Community Drive (Signalized) Overall 22.8 / C 23.0 / C 23.7 / C 24.8 / C Eastbound Left 40.7 / D 15.5 / B 40.8 / D 15.4 / B Eastbound Through 18.9 / B 26.9 / C 19.8 / B 28.5 / C Eastbound Right 9.8 / A 10.1 / B 10.0 / A 10.2 / B Westbound Left 16.7 / B 24.7 / C 18.9 / B 47.5 / D Westbound Through 24.8 / C 18.7 / B 24.8 / C 18.5 / B Westbound Right 5.7 / A 8.6 / A 5.7 / A 8.6 / A Northbound Left 31.2 / C 33.4 / C 32.9 / C 34.4 / C Northbound Through/Right 34.0 / C 36.9 / D 41.2 / D 38.7 / D Southbound Left 37.2 / D 33.4 / C 40.0 / D 33.8 / C Southbound Through/Right 34.7 / C 36.0 / D 34.7 / C 36.3 / D Community Drive and Hopewell Parkway (Unsignalized) Westbound Shared 11.2 / B 11.5 / B 11.6 / B 12.2 / B Eastbound Shared -- -- 15.0 / C 15.7 / C Northbound Shared -- -- 0.0 / A 0.0 / A Southbound Through/Left 7.9 / A 7.7 / A -- -- Southbound Shared -- -- 7.9 / A 7.7 / A Community Drive and Equality Boulevard (Unsignalized) Westbound Shared 9.2 / A 11.1 / B 9.2 / A 11.2 / B Eastbound Shared 12.5 / B 13.6 / B 12.7 / B 13.8 / B Northbound Shared 7.7 / A 7.8 / A 7.7 / A 7.9 / A Southbound Shared 7.4 / A 7.5 / A 7.4 / A 7.5 / A Larson Drive and Westbound Cherry Creek Boulevard (Unsignalized) Northbound Through/Left 10.4 / B 9.8 / A 11.3 / B 10.1 / B Southbound Through/Right 9.3 / A 9.1 / A 9.8 / A 9.3 / A GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study 13 Table 5.4 2034 Capacity Analysis Results for Study Intersections (continued from previous page) Intersection Movement 2034 Background Traffic 2034 Future Traffic Delay / LOS Delay / LOS AM PM AM PM Larson Drive and Eastbound Cherry Creek Boulevard (Unsignalized) Northbound Through/Right 11.3 / B 9.9 / A 11.6 / B 10.1 / B Southbound Through/Left 10.0 / B 10.0 / B 10.2 / B 10.2 / B E. 146th Street and RIRO Site Driveway (Unsignalized) Northbound Right -- -- 17.2 / C 24.0 / C iii. 2034 Background Traffic Conditions In 2034, with the addition of the background traffic, all approaches and movements at the study intersections are projected to operate at levels of service comparable to existing conditions (LOS D or better) during both peak hours with minimal increases in delay. iv. 2034 Future Traffic Conditions In 2034, with the addition of the new site traffic, all approaches and movements at the study intersections are projected to operate at levels of service comparable to background conditions (LOS D or better) during both peak hours with minimal increases in delay. Under 2034 future conditions, the 95th percentile queue length of the eastbound approach at the intersection of E. 146th Street and Community Drive is projected to be 309 feet and 390 feet during the AM and PM peak hours, respectively. Since the RIRO site driveway on E. 146th Street is located approximately 875 feet west of Community Drive, access to the site would be unaffected by the eastbound queuing on E. 146th Street. 5.2 Auxiliary Turn Lane Analysis An analysis was performed to determine the need for left and right turn lanes at the proposed site access drives on E. 146th Street and Community Drive. The determination of need for left and right turn lanes was based on guidelines contained in the 2013 Indiana Department of Transportation Design Manual (IDM). Right Turn Lane Analysis E. 146th Street and RIRO Site Driveway Under future traffic conditions, the eastbound projected peak hour right turning traffic volume from E. 146th Street into the RIRO site driveway is 19 and 49 vehicles during the AM and PM peak hours, respectively. Based on the right turn guidelines in Figure 46-4B of the IDM, the volume of traffic on E. 146th Street combined with the projected right turning site traffic volumes, an eastbound right turn lane would be required to serve the site in 2024. Community Drive and Hopewell Parkway Under future traffic conditions, the southbound projected peak hour right turning traffic volume from Community Drive onto Hopewell Parkway is 17 and 44 vehicles during the AM and PM peak hours, respectively. Based on the right turn guidelines in Figure 46-4A of the IDM, the volume of traffic on Community Drive combined with the projected right GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study 14 turning site traffic volumes onto Hopewell Parkway, a right turn lane would not be required to serve the site under 2024 or 2034 future traffic conditions. Community Drive and Equality Boulevard Under 2024 background traffic conditions, the southbound projected peak hour right turning traffic volume from Community Drive onto Equality Boulevard is 90 and 99 vehicles during the AM and PM peak hours, respectively. Based on the right turn guidelines in Figure 46-4A of the IDM, the volume of traffic on Community Drive combined with the projected right turning site traffic volumes onto Equality Boulevard, a southbound right turn lane would be required under 2024 background traffic conditions. Left Turn Lane Analysis Community Drive and Equality Boulevard Under 2024 future traffic conditions, the northbound projected peak hour left turning traffic volume from Community Drive onto Equality Boulevard is 17 vehicles during the AM peak hour and 23 vehicles during the PM peak hour. Based on the left turn lane guidelines in Figure 46-4C of the IDM, the volume of traffic on Community Drive combined with the projected left turning site traffic volumes, a left turn lane would not be warranted in 2024. Under 2034 future traffic conditions, the northbound projected peak hour left turning traffic volume from Community Drive onto Equality Boulevard is 21 vehicles during the AM peak hour and 27 vehicles during the PM peak hour. Based on the left turn lane guidelines in Figure 46-4C of the IDM, the volume of traffic on Community Drive combined with the projected left turning site traffic volumes, a left turn lane would not be warranted in 2034. 6. Conclusions Based on the results of the study, the conclusions and recommendations are as follows: Conclusions:  In 2024, the Cottages at Carmel development is projected to add 169 new trips during the A.M. peak hour (47 in / 122 out) and 205 new trips during the P.M. peak hour (122 in / 83 out).  Under 2024 background conditions, projected traffic volumes from two approved nearby developments were included in this study: the Windward at Legacy Townhomes development (142 dwelling units), which will be located just south of the subject site; and the Milhaus mixed-use development, which will be located in the northwest quadrant of the intersection of E. 146th Street and River Road.  In 2024, with the addition of the new site traffic, all approaches and movements at the study intersections are projected to operate at levels of service comparable to background conditions (LOS D or better) during both peak hours with minimal increases in delay.  In 2034, with the addition of the new site traffic, all approaches and movements at the study intersections are projected to operate at levels of service comparable to background conditions (LOS D or better) during both peak hours with minimal increases in delay.  E. 146th Street and RIRO Site Driveway  Based on the right turn guidelines in Figure 46-4B of the IDM, the volume of traffic on E. 146th Street combined with the projected right turning site traffic volumes, an eastbound right turn lane would be GHD | Weihe Engineers, Inc. | 12591020 | Traffic Impact Study 15 warranted under 2024 future conditions.  Community Drive and Hopewell Parkway  Based on the right turn guidelines in Figure 46-4A of the IDM, the volume of traffic on Community Drive combined with the projected right turning site traffic volumes, a right turn lane would not be warranted under 2024 or 2034 future conditions.  Community Drive and Equality Boulevard  Based on the right turn guidelines in Figure 46-4A of the IDM, the volume of traffic on Community Drive combined with the projected right turning site traffic volumes, a southbound right turn lane would be warranted under 2024 background conditions.  Based on the left turn lane guidelines in Figure 46-4C of the IDM, the volume of traffic on Community Drive combined with the projected left turning site traffic volumes, a northbound left turn lane would not be warranted under 2024 or 2034 future conditions. Recommendations:  E. 146th Street and RIRO Site Driveway  Based on the auxiliary lane design guidelines in Figures 46-4H, J and L of the IDM, a 435 foot (385 feet deceleration; 50 feet storage) eastbound right turn lane with a 100-foot taper is needed at this location.  Community Drive and Equality Boulevard  Based on the auxiliary lane design guidelines in Figures 46-4H, J and L of the IDM, a 300 foot (200 feet deceleration; 100 feet storage) southbound right turn lane with a 100-foot taper is needed at this location. Please do not hesitate to contact me should you have any questions regarding this analysis. Sincerely, GHD Services, Inc. Eric J. Tripi, P.E., PTOE Regional Transportation Leader TAB 14 Sponsor: Councilor ________ ORDINANCE Z-___-2223 AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA AMENDING THE LEGACY PLANNED UNIT DEVELOPMENT DISTRICT (Z-501-07) Synopsis: Ordinance establishes an Amendment to the Legacy Planned Unit Development District Ordinance, Ordinance Number Z-501-07 which Amendment shall be referred to as the 2022 Legacy PUD Amendment Ordinance (the “2022 Legacy PUD Amendment Ordinance”). The 2022 Legacy PUD Amendment Ordinance amends certain provisions of the original Legacy PUD Ordinance Number Z-501-07 (as amended), pertaining to the Use Blocks, Maximum Unit Limitations, and removing units from the future use of the existing Amenity Area within the Legacy. WHEREAS, the Carmel Unified Development Ordinance, Ordinance Z-625-17, as amended (the “Unified Development Ordinance”), provides for the establishment of a Planned Unit Development District in accordance with the requirements of I.C. § 36-7-4-1500 et seq.; and WHEREAS, the Common Council adopted the Legacy Planned Unit Development Ordinance, Ordinance Number Z-501-07, on January 22, 2007, which established the Legacy PUD District, and WHEREAS, the Common Council amended the Legacy Planned Unit Development ordinance, Ordinance Z-501-07 by the enactment of Ordinance Z-637-18, on December 17, 2018, (collectively, the “Legacy PUD”); and WHEREAS, Advenir Oakley Development, LLC (“Advenir Oakley”) submitted an application to the Carmel Plan Commission (the “Plan Commission”) to amend the Legacy PUD District Ordinance (the “2022 Legacy PUD Amendment’) 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 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 September 20, 2022 regarding the 2022 Legacy PUD Amendment, which application was docketed as PZ-2022-00147 OA, and 2 WHEREAS, the Plan Commission has given a __________ recommendation to this Legacy 2022 PUD Amendment Ordinance, which Legacy 2022 PUD Amendment Ordinance amends certain provisions of the Legacy PUD with respect to the Real Estate. NOW, THEREFORE, BE IT ORDAINED by the Council, that: (i) pursuant to IC §36-7- 4-1500 et seq., the Council adopts this 2022 Legacy PUD Amendment Ordinance, as an amendment to the Zone Map; (ii) all prior ordinances or parts thereof inconsistent with any provision of this 2022 Legacy PUD Amendment Ordinance and its exhibits are hereby made inapplicable to the use and development of the Real Estate; (iii) all prior commitments and restrictions applicable to the Real Estate or parts thereof inconsistent with any provision of this 2022 Legacy PUD Amendment Ordinance shall be null and void and replaced and superseded by this 2022 Legacy PUD Amendment Ordinance; and, (iv) this 2022 Legacy PUD Amendment Ordinance shall be in full force and effect from and after its passage and signing. Section 1. Applicability of Ordinance: A. Development of the Real Estate shall be governed entirely by (i) the provisions of this 2022 Legacy PUD Amendment Ordinance and its exhibits, and (ii) those provisions of the Legacy PUD, as amended by this 2022 Legacy PUD Amendment Ordinance. B. All provisions of the Legacy PUD not affected by this 2022 Legacy PUD Amendment Ordinance shall continue, unchanged, and the Legacy PUD Ordinance, as amended, shall remain in full force and effect. Section 2. Definitions and Rules of Construction: A. General Rules of Construction. The following general rules of construction and definitions shall apply to the 2022 Legacy PUD Amendment Ordinance: 1. The singular number includes the plural and the plural the singular, unless the context clearly indicates the contrary. 2. Words used in the present tense include the past and future tenses, and the future the present. 3. The word “shall” indicates a mandatory requirement. The word “may” indicates a permissive requirement. B. Definitions. The definitions (i) of the capitalized terms set forth below in this Section 2, as they appear throughout this 2022 Legacy PUD Amendment Ordinance, shall have the meanings set forth below in this Section 2.2 and (ii) of all other capitalized terms included in this 2022 Legacy PUD Amendment Ordinance and not defined below in this Section 2, shall be the same as set forth in the Legacy PUD and UDO. 3 Architectural Character Imagery: These comprise the elevations and perspectives, attached hereto Exhibit D (Architectural Character Imagery). The Architectural Character Imagery shall be the basis for the development of final residential building designs provided all applicable Development Requirements are met, including ADLS Approval. All Structures including residential Uses on the Real Estate shall be developed in substantial compliance with the Architectural Character Imagery subject to ADLS Approval by the Plan Commission. 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 C (Concept Plan). Controlling Developer: Shall mean Advenir Oakley Development, LLC or the owner of the Real Estate at the time of adoption of the 2022 Legacy PUD Amendment Ordinance, until such time as Advenir Oakley Development, LLC or the owner transfers or assigns, in writing, its rights as Controlling Developer. Development Requirements: Written development standards and any written requirements specified in this 2022 Legacy Amendment PUD Ordinance, which must be satisfied in connection with the approval of a Development Plan and Building Permits. Real Estate: The Real Estate legally described in Exhibit A (Legal Description). 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: Concept Plan: A. The Concept Plan, attached hereto as Exhibit C, is hereby incorporated by reference (the “Concept Plan). B. TheThe Residential Uses on the Real Estate shall be developed in substantial compliance with the Concept Plan 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. 4 Section 4: Use Blocks: A. Attached hereto as Exhibit B, is a copy of the Legacy PUD Use Block Map illustrating the Use Blocks within the Legacy PUD, as proposed with modifications identified below in this Section, and also identifying the Real Estate which is outlined in yellow, is hereby incorporated by reference (the “Use Block Map”). B. Section 7. (Primary Office Use Block) of the Original Legacy PUD is deleted. C. The Use Block Map shall be amended by incorporating, in total, the area identified as Primary Office (PO) into the Urban Residential (UR) Use Block area. D. Development of the Real Estate shall be subject to the Permitted Uses, Landscaping, Lighting, Parking and Signage as applicable within the Urban Residential (UR) Use Block and Village Core (VC) Use Block of the Legacy PUD. E. Detached Dwellings shall be subject to the Architectural Standards of Exhibit 8 of the Legacy PUD. Exhibit 8 Lot and Setback Development Standards, of the Legacy PUD, shall not apply. The Minimum Square footage shall be 1,000 square feet and the following shall apply: 1. Minimum Front Yard Setback: Eight (8) feet including covered porch. a. Eight (8) feet measured from covered porch or stoop to the sidewalk which runs parallel to a street, alley or parking area (space). b. A minimum of five (5) feet is permitted between the side of a Dwelling and a sidewalk which runs parallel to a street, or parking area (space). 2. Minimum Distance between buildings: Ten (10) feet. 3. Minimum Rear Yard Setback: Eight (8) feet except adjacent to alleys where the minimum setback shall not apply. F. Attached Dwellings shall be subject to (i) the Architectural Design Requirements of Section 6 of this 2022 Legacy PUD Amendment Ordinance, and (ii) the Development Standards of Exhibit 9 of the Legacy PUD. as amended below: 1. Minimum Front Yard Setback: 5 a. Eight (8) feet measured from covered porch or stoop to the sidewalk which runs parallel to a street, alley or parking area (space). b. Zero (0) setback shall be permitted from an alley where a garage door abuts the alley (see Concept Plan). c. A minimum of five (5) feet is permitted between the side of a Dwelling and a sidewalk which runs parallel to a street, or parking area (space). 2. Minimum Distance between buildings: Ten (10) feet. 3. Minimum Rear Yard Setback: Eight (8) feet except adjacent to alleys where the minimum setback shall not apply. G. Apartment Buildings shall not be subject to Section 6 of the Legacy PUD, however Apartment Buildings shall be subject to (i) the Architectural Design Requirements of Section 6 of this 2022 Legacy PUD Amendment Ordinance and (ii) the Development Standards of Exhibit 9 of the Legacy PUD. H. A maximum of forty (40) dwellings (flats, Lofts, apartments) are permitted per multi-story building along Community Drive and Equality Boulevard as illustrated on the Concept Plan. I. Primary Uses on the first floor of a minimum of one (1) of the two (2)northern-most multi-story buildingsbuilding along Community Drive shall (i) include but not be limited to leasing, gym, resident café (or similar) and), co-working space and other permitted commercial uses, (ii) and occupy a minimum of 6,000 square feet. Section 5. Maximum Unit Limitations: A. Section 17.1 (Primary Residential Density) of the Legacy PUD is replaced and superseded in its entirety by the following: Application of this Section 5, regarding maximum unit limitations, shall regulate all dwellings on the Real Estate as Apartments as all are for rent dwelling units, even though they take the form of an Attached or Detached Dwelling and are regulated per Section 6 – Architectural Design of this Ordinance. The total number of Detached Dwellings, Attached Dwellings, Apartments, and CCRC Cottages shall not exceed one thousand four hundred and forty-seven (1,447), may occur in any combination subject only to the limitation of Section 5 of this Ordinance, are referred in the 6 Chart in Section 17.3 of the Original Legacy PUD as “Base Units”, and may occur in any combination subject only to the limitations below: 1. Maximum Attached Dwellings. Without the approval of the Plan Commission, there shall be no more than fivefour hundred and eighty- eight (588seventy-six (476) Attached Dwellings. 2. Maximum Apartments. [unchanged] Without the approval of the Plan Commission, there shall be no more than threesix hundred eighty- nine (389nineteen (619) Apartments. B. Section 17.2 (Ancillary Use Limitations) of the Original Legacy PUD is amended to replace “one thousand two hundred fifty (1,250)” with the limitation amended above, “one thousand four hundred and forty-seven (1,447)”. The regulation of Ancillary Units is otherwise unchanged and remains regulated per Section 17.2 and Section 17.3 of the Legacy PUD. However, no CCRC Dwellings shall be permitted on the Real Estate. C. The totalmaximum number of Detached Dwellings, Attached Dwellings, and Apartments, permitted on the Real Estate shall not exceed three hundred and fifty (350). D. There shall be no more than one-hundred and twenty (120) Apartments located within in the three (3), multi-story, buildings located along Community Drive and Equality Boulevard. Section 6. Architectural Design: A. All Residential Structures on the Real Estate shall be in substantial compliance with the Architectural Character Imagery hereby incorporated and attached as Exhibit D subject to ADLS Approval by the Plan Commission. Substantial compliance shall be regulated in the same manner as the “substantially or materially altered” provisions of the UDO as it applies to Architectural Design. B. Use of Masonry: 1. A minimum of thirty (30) percent of all cottage units will have 18”-36” masonry wainscot. In satisfaction of this standard, masonry shall not be required on a façade enclosed by a fence within a private courtyard space. 2. On the multi-story, with the exception of the area allocated for retail usage, which will receive more appropriate retail storefront glazing, the first floor of the multi-story building will receive a masonry component. 7 3. Only one (1) type and color of masonry shall be used on a Dwelling (no stone / brick combinations shall be used on a Dwelling by way of example). C. The number of windows shall be provided as illustrated on the Dwelling elevations provided on Exhibit D. D. Anti-monotony: No Dwelling design shall repeat across a 6-unit run along a street. Section 7. Signage: A. Section 15.1 (Residential Signs) of the Legacy PUD is replaced and superseded in its entirety byshall not apply to the residential uses on the Real Estate, rather the following shall apply: 1. Signs as depicted in Exhibit E shall be permitted (“Permitted “Signs). 2.1. Permitted Signs shall be consistent with the type and style of Signs depicted in Exhibit E subject to (i) ADLS Approval by the Plan Commission. and (ii) compliance with the UDO standards regarding number, type, size and height. Monument sign(s) shall not require a cap design element as specified in the UDO. 3.2. Modifications to Permitted Signs may be approved by the Plan Commission as part of the review of an ADLS or ADLS Amendment Application. 3. All signs for non-residential uses shall be subject to the standards of UDO as amended only by the Legacy PUD. Section 8. Amenity Area: A. The Controlling Developer shall construct an amenity area (the “Amenity Area”) on the Real Estate. B. The Amenity Area shall contain, at a minimum, the following improvements: 1. One (1) outdoor pool of a minimum size of one thousand nine hundred fifty (1,950) square feet; 2. Outdoor seating and grilling stations. 3. A clubhouse with a minimum size of one thousand five hundred (1,500) square feet including changing rooms, fitness center and storage; 8 C. In addition to the clubhouse an additional 1,500 square foot building / area(s) will be constructed as part of the Amenity Area or within one of the multi-story buildingbuildings along Community Drive which will include a leasing center and centralized mail delivery. D. The Controlling Developer shall complete construction of the Amenity Area, clubhouse and leasing office buildings prior to occupancy of the dwellings on the Real Estate by residents. E. The Amenity Area shall serve residents of the Real Estate. The Real Estate shall not be part of the association entitled to the use of the other amenity areas which serve the other neighborhoods within the Legacy PUD. F. Dog DNA testing will be included as part of all lease agreements in order to control animal waste collection. Section 9. Additional Standards. A. Landscaping: 1. The western perimeter sidewalk as illustrated on the Concept Plan shall be planted with new trees and shrubs providing enhanced buffering between the Real Estate and the adjacent common (preserve) area. 2. All landscaping on the Real Estate shall be maintained in substantial compliance with the approved landscaping plan; however, alternative planting materials may be permitted subject to the approval by the Urban Forester. B. ADA: 1. The design and layout for ADA access will include a ramp entrance to the main entrance of the amenity space. 2. All sidewalks/crosswalks/paths will be designed per ADA requirements. C. There shall be a minimum of three (3) raised pedestrian crosswalks included on the Real Estate as traffic calming measures. D. Fence Design along 146th Street: The fence that runs generally parallel with 146th Street along the north side of the residential use shall be in substantial compliance with the Fence Character Example hereby incorporated and attached as Exhibit D subject to ADLS Approval by the Plan Commission. 9 Section 10. General Maintenance and Maintenance Enforcement: A. All landscaping and all vertical improvements (including but not limited to, buildings, fencing, light poles, common area amenities, pool facilities, etc.) that are installed on the Real Estate by the Controlling Developer shall be properly maintained by either the Controlling Developer or the Controlling Developer’s successors, transferees and/or assigns in interest. This includes but is not limited to the repair, removal and timely replacement of missing, damaged or dilapidated materials. B. The maintenance obligations set forth above shall be subject to the Article 10 Enforcement provisions of the City of Carmel’s Unified Development Ordinance, as may be amended from time to time. Section 11. This 2022 Legacy Amendment Ordinance Number Z-___-2223 shall be in full force and effect from and after its passage by the Common Council and signing by the Mayor. Section 1012. Exhibits. All of the Exhibits (A-EF) on the following pages are attached to this 2022 Legacy PUD Amendment Ordinance, are incorporated by reference into this 2022 Legacy PUD Amendment Ordinance and are part of this 2022 Legacy PUD Amendment Ordinance. The remainder of this page is left blank intentionally. 10 Exhibit A Real Estate A PART OF THE NORTHWEST QUARTER OF SECTION 23, TOWNSHIP 18 NORTH, RANGE 4 EAST, HAMILTON COUNTY, INDIANA, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF COMMON AREA #2 IN THE RIDGE AT THE LEGACY SECTION 1 (AKA THE RESIDENTIAL PHASE ONE, SECTION ONE), AS RECORDED IN INSTRUMENT NUMBER 2013002737 IN THE OFFICE OF THE RECORDER OF HAMILTON COUNTY, INDIANA; THE FOLLOWING 4 COURSES FALL ON AND ALONG THE SOUTH RIGHT-OF-WAY OF 146TH STREET AS DESCRIBED IN INSTRUMENT NUMBER 2001065741 IN SAID RECORDER’S OFFICE; (1) SOUTH 84 DEGREES 03 MINUTES 06 SECONDS EAST, 15.14 FEET; (2) NORTH 87 DEGREES 46 MINUTES 14 SECONDS EAST, 197.10 FEET; (3) SOUTH 89 DEGREES 22 MINUTES 02 SECONDS EAST, 1246.72 FEET; (4) SOUTH 88 DEGREES 09 MINUTES 51 SECONDS EAST, 328.47 FEET TO THE WEST RIGHT-OF-WAY OF COMMUNITY DRIVE AS DESCRIBED IN INSTRUMENT NUMBER 2008043636 IN SAID RECORDER’S OFFICE; THE FOLLOWING 7 COURSES FALL ON AND ALONG SAID WEST RIGHT-OF-WAY OF COMMUNITY DRIVE; (1) SOUTH 00 DEGREES 00 MINUTES 14 SECONDS EAST, 224.10 FEET; (2) ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 435.43 AND AN ARC LENGTH OF 34.61 AND HAVING A LONG CHORD BEARING OF S02°07'37"W AND A DISTANCE OF 34.60'; (3) SOUTH 04 DEGREES 21 MINUTES 13 SECONDS WEST, 242.38 FEET; (4) ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 544.50' AND AN ARC LENGTH OF 41.41 AND HAVING A LONG CHORD BEARING OF S02°10'29"W AND A DISTANCE OF 41.40; (5) SOUTH 00 DEGREES 00 MINUTES 14 SECONDS EAST, 88.34 FEET; (6) ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 544.50' AND AN ARC LENGTH OF 29.30 AND HAVING A LONG CHORD BEARING OF S01°32'44"E AND A DISTANCE OF 29.30'; (7) SOUTH 03 DEGREES 05 MINUTES 13 SECONDS EAST, 135.88 FEET TO THE NORTH RIGHT-OF-WAY LINE OF EQUALITY BOULEVARD AS DESCRIBED IN INSTRUMENT NUMBER 2015002813 IN SAID RECORDERS OFFICE; THE FOLLOWING 2 COURSES FALL ON AND ALONG SAID NORTH RIGHT-OF- WAY OF EQUALITY BOULEVARD; (1) SOUTH 86 DEGREES 54 MINUTES 36 SECONDS WEST, 146.59 FEET; (2) SOUTH 89 DEGREES 59 MINUTES 46 SECONDS WEST, 212.88 FEET TO THE SOUTHEAST CORNER OF COMMON AREA #7 IN THE WINDWARD AT LEGACY TOWNHOMES, AS RECORDED IN INSTRUMENT NUMBER 2021066606 IN SAID RECORDER’S OFFICE; THE FOLLOWING 7 COURSES FALL ON AND ALONG THE NORTH AND EAST LINES OF SAID COMMON AREA #7; (1) NORTH 00 DEGREES 00 MINUTES 37 SECONDS WEST, 3.16 FEET; (2) ALONG A NON TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 232.00' AND AN ARC LENGTH OF 43.95' AND HAVING A LONG CHORD BEARING OF S84°33'51"W AND A DISTANCE OF 43.89'; (3) SOUTH 79 DEGREES 08 MINUTES 11 SECONDS WEST, 167.81 FEET; (4) ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 768.00' AND AN ARC LENGTH OF 145.48' AND HAVING A LONG CHORD BEARING OF S84°33'47"W AND A DISTANCE OF 145.26'; (5) SOUTH 89 DEGREES 59 MINUTES 23 SECONDS WEST, 140.35 FEET; (6) ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 15.00' AND AN ARC LENGTH OF 23.56' AND HAVING A LONG CHORD BEARING OF N45°00'37"W AND A DISTANCE OF 21.21'; (7) NORTH 00 DEGREES 00 MINUTES 37 SECONDS WEST, 174.27 FEET TO THE NORTH LINE OF SAID WINDWARD AT LEGACY TOWNHOMES; THENCE SOUTH 89 DEGREES 59 MINUTES 23 SECONDS WEST ON AND ALONG SAID NORTH LINE 891.32 FEET TO THE EAST LINE OF COMMON AREA #8 IN THE RIDGE AT THE LEGACY SECTION 3 AS DESCRIBED IN INSTRUMENT NUMBER 2014054239 IN SAID RECORDER’S OFFICE; THE FOLLOWING 3 COURSES FALL ON AND ALONG SAID EASTERN LOT LINE OF COMMON AREA #8; (1) NORTH 00 DEGREES 29 MINUTES 16 SECONDS WEST, 83.68 FEET; (2) NORTH 89 DEGREES 59 MINUTES 18 SECONDS WEST, 14.15 FEET; (3) NORTH 00 DEGREES 00 MINUTES 42 SECONDS EAST, 484.95 FEET TO THE SOUTHEAST CORNER OF SAID COMMON AREA #2 IN THE RIDGE AT THE LEGACY SECTION 1 (AKA THE RESIDENTIAL PHASE ONE, SECTION ONE); THENCE NORTH 00 DEGREES 00 MINUTES 40 SECONDS EAST, 109.86 FEET ON AND ALONG SAID EAST COMMON AREA LINE TO THE POINT OF BEGINNING. CONTAINING 30.70 ACRES OF LAND, MORE OR LESS. 11 Exhibit A Real Estate 12 Exhibit B Use Block Map 13 Exhibit C Concept Plan See Following Page 14 Exhibit D Architectural Character Imagery See Following 26 Pages 15 Exhibit E Fence Character Example See Following Page 16 Exhibit F Signage AddSee Following 23 Pages 17 PASSED by the Common Council of the City of Carmel, Indiana, this ____ day of ________, 20222023, by a vote of _____ ayes and _____ nays. COMMON COUNCIL FOR THE CITY OF CARMEL ___________________________________ Laura D. Campbell, President Sue Finkam, Vice-President ___________________________________ ____________________________________ H. Bruce Kimball Kevin D. Rider ___________________________________ ____________________________________ Anthony Green Jeff Worrell ___________________________________ ___________________________________ Tim Hannon Miles Nelson ___________________________________ Adam Aasen ATTEST: __________________________________ Sue Wolfgang, Clerk Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of _______________________ 20222023, at _______ __.M. ____________________________________ Sue Wolfgang, Clerk Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of ________________________ 20222023, at _______ __.M. ____________________________________ James Brainard, Mayor ATTEST: ___________________________________ Sue Wolfgang, Clerk This Instrument prepared by: James E. Shinaver, attorney at law, NELSON & FRANKENBERGER and Jon C. Dobosiewicz, land use professional, NELSON & FRANKENBERGER. 550 Congressional Blvd, Carmel, IN 46032. Legacy PUD - 2022 Amendment - Draft 4 0906227b 120822 TAB 15 Sponsor: Councilor ________ ORDINANCE Z-___-23 AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA AMENDING THE LEGACY PLANNED UNIT DEVELOPMENT DISTRICT (Z-501-07) Synopsis: Ordinance establishes an Amendment to the Legacy Planned Unit Development District Ordinance, Ordinance Number Z-501-07 which Amendment shall be referred to as the 2022 Legacy PUD Amendment Ordinance (the “2022 Legacy PUD Amendment Ordinance”). The 2022 Legacy PUD Amendment Ordinance amends certain provisions of the original Legacy PUD Ordinance Number Z-501-07 (as amended), pertaining to the Use Blocks, Maximum Unit Limitations, and removing units from the future use of the existing Amenity Area within the Legacy. WHEREAS, the Carmel Unified Development Ordinance, Ordinance Z-625-17, as amended (the “Unified Development Ordinance”), provides for the establishment of a Planned Unit Development District in accordance with the requirements of I.C. § 36-7-4-1500 et seq.; and WHEREAS, the Common Council adopted the Legacy Planned Unit Development Ordinance, Ordinance Number Z-501-07, on January 22, 2007, which established the Legacy PUD District, and WHEREAS, the Common Council amended the Legacy Planned Unit Development ordinance, Ordinance Z-501-07 by the enactment of Ordinance Z-637-18, on December 17, 2018, (collectively, the “Legacy PUD”); and WHEREAS, Advenir Oakley Development, LLC (“Advenir Oakley”) submitted an application to the Carmel Plan Commission (the “Plan Commission”) to amend the Legacy PUD District Ordinance (the “2022 Legacy PUD Amendment’) 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 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 September 20, 2022 regarding the 2022 Legacy PUD Amendment, which application was docketed as PZ-2022-00147 OA, and 2 WHEREAS, the Plan Commission has given a __________ recommendation to this Legacy 2022 PUD Amendment Ordinance, which Legacy 2022 PUD Amendment Ordinance amends certain provisions of the Legacy PUD with respect to the Real Estate. NOW, THEREFORE, BE IT ORDAINED by the Council, that: (i) pursuant to IC §36-7- 4-1500 et seq., the Council adopts this 2022 Legacy PUD Amendment Ordinance, as an amendment to the Zone Map; (ii) all prior ordinances or parts thereof inconsistent with any provision of this 2022 Legacy PUD Amendment Ordinance and its exhibits are hereby made inapplicable to the use and development of the Real Estate; (iii) all prior commitments and restrictions applicable to the Real Estate or parts thereof inconsistent with any provision of this 2022 Legacy PUD Amendment Ordinance shall be null and void and replaced and superseded by this 2022 Legacy PUD Amendment Ordinance; and, (iv) this 2022 Legacy PUD Amendment Ordinance shall be in full force and effect from and after its passage and signing. Section 1. Applicability of Ordinance: A. Development of the Real Estate shall be governed entirely by (i) the provisions of this 2022 Legacy PUD Amendment Ordinance and its exhibits, and (ii) those provisions of the Legacy PUD, as amended by this 2022 Legacy PUD Amendment Ordinance. B. All provisions of the Legacy PUD not affected by this 2022 Legacy PUD Amendment Ordinance shall continue, unchanged, and the Legacy PUD Ordinance, as amended, shall remain in full force and effect. Section 2. Definitions and Rules of Construction: A. General Rules of Construction. The following general rules of construction and definitions shall apply to the 2022 Legacy PUD Amendment Ordinance: 1. The singular number includes the plural and the plural the singular, unless the context clearly indicates the contrary. 2. Words used in the present tense include the past and future tenses, and the future the present. 3. The word “shall” indicates a mandatory requirement. The word “may” indicates a permissive requirement. B. Definitions. The definitions (i) of the capitalized terms set forth below in this Section 2, as they appear throughout this 2022 Legacy PUD Amendment Ordinance, shall have the meanings set forth below in this Section 2.2 and (ii) of all other capitalized terms included in this 2022 Legacy PUD Amendment Ordinance and not defined below in this Section 2, shall be the same as set forth in the Legacy PUD and UDO. 3 Architectural Character Imagery: These comprise the elevations and perspectives, attached hereto Exhibit D (Architectural Character Imagery). The Architectural Character Imagery shall be the basis for the development of final residential building designs provided all applicable Development Requirements are met, including ADLS Approval. All Structures including residential Uses on the Real Estate shall be developed in substantial compliance with the Architectural Character Imagery subject to ADLS Approval by the Plan Commission. 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 C (Concept Plan). Controlling Developer: Shall mean Advenir Oakley Development, LLC or the owner of the Real Estate at the time of adoption of the 2022 Legacy PUD Amendment Ordinance, until such time as Advenir Oakley Development, LLC or the owner transfers or assigns, in writing, its rights as Controlling Developer. Development Requirements: Written development standards and any written requirements specified in this 2022 Legacy Amendment PUD Ordinance, which must be satisfied in connection with the approval of a Development Plan and Building Permits. Real Estate: The Real Estate legally described in Exhibit A (Legal Description). 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: Concept Plan: A. The Concept Plan, attached hereto as Exhibit C, is hereby incorporated by reference (the “Concept Plan). B. The Residential Uses on the Real Estate shall be developed in substantial compliance with the Concept Plan 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. 4 Section 4: Use Blocks: A. Attached hereto as Exhibit B, is a copy of the Legacy PUD Use Block Map illustrating the Use Blocks within the Legacy PUD, as proposed with modifications identified below in this Section, and also identifying the Real Estate which is outlined in yellow, is hereby incorporated by reference (the “Use Block Map”). B. Section 7. (Primary Office Use Block) of the Original Legacy PUD is deleted. C. The Use Block Map shall be amended by incorporating, in total, the area identified as Primary Office (PO) into the Urban Residential (UR) Use Block area. D. Development of the Real Estate shall be subject to the Permitted Uses, Landscaping, Lighting, Parking and Signage as applicable within the Urban Residential (UR) Use Block and Village Core (VC) Use Block of the Legacy PUD. E. Detached Dwellings shall be subject to the Architectural Standards of Exhibit 8 of the Legacy PUD. Exhibit 8 Lot and Setback Development Standards, of the Legacy PUD, shall not apply. The Minimum Square footage shall be 1,000 square feet and the following shall apply: 1. Minimum Front Yard Setback: a. Eight (8) feet measured from covered porch or stoop to the sidewalk which runs parallel to a street, alley or parking area (space). b. A minimum of five (5) feet is permitted between the side of a Dwelling and a sidewalk which runs parallel to a street, or parking area (space). 2. Minimum Distance between buildings: Ten (10) feet. 3. Minimum Rear Yard Setback: Eight (8) feet except adjacent to alleys where the minimum setback shall not apply. F. Attached Dwellings shall be subject to (i) the Architectural Design Requirements of Section 6 of this 2022 Legacy PUD Amendment Ordinance, and (ii) the Development Standards of Exhibit 9 of the Legacy PUD as amended below: 1. Minimum Front Yard Setback: 5 a. Eight (8) feet measured from covered porch or stoop to the sidewalk which runs parallel to a street, alley or parking area (space). b. Zero (0) setback shall be permitted from an alley where a garage door abuts the alley (see Concept Plan). c. A minimum of five (5) feet is permitted between the side of a Dwelling and a sidewalk which runs parallel to a street, or parking area (space). 2. Minimum Distance between buildings: Ten (10) feet. 3. Minimum Rear Yard Setback: Eight (8) feet except adjacent to alleys where the minimum setback shall not apply. G. Apartment Buildings shall not be subject to Section 6 of the Legacy PUD, however Apartment Buildings shall be subject to (i) the Architectural Design Requirements of Section 6 of this 2022 Legacy PUD Amendment Ordinance and (ii) the Development Standards of Exhibit 9 of the Legacy PUD. H. A maximum of forty (40) dwellings (flats, Lofts, apartments) are permitted per multi-story building along Community Drive and Equality Boulevard as illustrated on the Concept Plan. I. Primary Uses on the first floor of the northern-most multi-story building along Community Drive shall (i) include but not be limited to leasing, gym, resident café (or similar), co-working space and other permitted commercial uses, (ii) and occupy a minimum of 6,000 square feet. Section 5. Maximum Unit Limitations: A. Section 17.1 (Primary Residential Density) of the Legacy PUD is replaced and superseded in its entirety by the following: Application of this Section 5, regarding maximum unit limitations, shall regulate all dwellings on the Real Estate as Apartments as all are for rent dwelling units, even though they take the form of an Attached or Detached Dwelling and are regulated per Section 6 – Architectural Design of this Ordinance. The total number of Detached Dwellings, Attached Dwellings, Apartments, and CCRC Cottages shall not exceed one thousand four hundred and forty-seven (1,447), may occur in any combination subject only to the limitation of Section 5 of this Ordinance, are referred in the 6 Chart in Section 17.3 of the Original Legacy PUD as “Base Units”, and may occur in any combination subject only to the limitations below: 1. Maximum Attached Dwellings. Without the approval of the Plan Commission, there shall be no more than four hundred and seventy-six (476) Attached Dwellings. 2. Maximum Apartments. Without the approval of the Plan Commission, there shall be no more than six hundred nineteen (619) Apartments. B. Section 17.2 (Ancillary Use Limitations) of the Original Legacy PUD is amended to replace “one thousand two hundred fifty (1,250)” with the limitation amended above, “one thousand four hundred and forty-seven (1,447)”. The regulation of Ancillary Units is otherwise unchanged and remains regulated per Section 17.2 and Section 17.3 of the Legacy PUD. However, no CCRC Dwellings shall be permitted on the Real Estate. C. The maximum number of Dwellings permitted on the Real Estate shall not exceed three hundred and fifty (350). D. There shall be no more than one-hundred and twenty (120) Apartments located within in the three (3), multi-story, buildings located along Community Drive and Equality Boulevard. Section 6. Architectural Design: A. All Residential Structures on the Real Estate shall be in substantial compliance with the Architectural Character Imagery hereby incorporated and attached as Exhibit D subject to ADLS Approval by the Plan Commission. Substantial compliance shall be regulated in the same manner as the “substantially or materially altered” provisions of the UDO as it applies to Architectural Design. B. Use of Masonry: 1. A minimum of thirty (30) percent of all cottage units will have 18”-36” masonry wainscot. In satisfaction of this standard, masonry shall not be required on a façade enclosed by a fence within a private courtyard space. 2. On the multi-story, with the exception of the area allocated for retail usage, which will receive more appropriate retail storefront glazing, the first floor of the multi-story building will receive a masonry component. 7 3. Only one (1) type and color of masonry shall be used on a Dwelling (no stone / brick combinations shall be used on a Dwelling by way of example). C. The number of windows shall be provided as illustrated on the Dwelling elevations provided on Exhibit D. D. Anti-monotony: No Dwelling design shall repeat across a 6-unit run along a street. Section 7. Signage: A. Section 15.1 (Residential Signs) of the Legacy PUD shall not apply to the residential uses on the Real Estate, rather the following shall apply: 1. Signs shall be consistent with the type and style of Signs depicted in Exhibit E subject to (i) ADLS Approval by the Plan Commission and (ii) compliance with the UDO standards regarding number, type, size and height. Monument sign(s) shall not require a cap design element as specified in the UDO. 2. Modifications to Permitted Signs may be approved by the Plan Commission as part of the review of an ADLS or ADLS Amendment Application. 3. All signs for non-residential uses shall be subject to the standards of UDO as amended only by the Legacy PUD. Section 8. Amenity Area: A. The Controlling Developer shall construct an amenity area (the “Amenity Area”) on the Real Estate. B. The Amenity Area shall contain, at a minimum, the following improvements: 1. One (1) outdoor pool of a minimum size of one thousand nine hundred fifty (1,950) square feet; 2. Outdoor seating and grilling stations. 3. A clubhouse with a minimum size of one thousand five hundred (1,500) square feet including changing rooms, fitness center and storage; C. In addition to the clubhouse an additional 1,500 square foot building / area(s) will be constructed as part of the Amenity Area or within one of 8 the multi-story buildings along Community Drive which will include a leasing center and centralized mail delivery. D. The Controlling Developer shall complete construction of the Amenity Area, clubhouse and leasing office buildings prior to occupancy of the dwellings on the Real Estate by residents. E. The Amenity Area shall serve residents of the Real Estate. The Real Estate shall not be part of the association entitled to the use of the other amenity areas which serve the other neighborhoods within the Legacy PUD. F. Dog DNA testing will be included as part of all lease agreements in order to control animal waste collection. Section 9. Additional Standards. A. Landscaping: 1. The western perimeter sidewalk as illustrated on the Concept Plan shall be planted with new trees and shrubs providing enhanced buffering between the Real Estate and the adjacent common (preserve) area. 2. All landscaping on the Real Estate shall be maintained in substantial compliance with the approved landscaping plan; however, alternative planting materials may be permitted subject to the approval by the Urban Forester. B. ADA: 1. The design and layout for ADA access will include a ramp entrance to the main entrance of the amenity space. 2. All sidewalks/crosswalks/paths will be designed per ADA requirements. C. There shall be a minimum of three (3) raised pedestrian crosswalks included on the Real Estate as traffic calming measures. D. Fence Design along 146th Street: The fence that runs generally parallel with 146th Street along the north side of the residential use shall be in substantial compliance with the Fence Character Example hereby incorporated and attached as Exhibit D subject to ADLS Approval by the Plan Commission. Section 10. General Maintenance and Maintenance Enforcement: 9 A. All landscaping and all vertical improvements (including but not limited to, buildings, fencing, light poles, common area amenities, pool facilities, etc.) that are installed on the Real Estate by the Controlling Developer shall be properly maintained by either the Controlling Developer or the Controlling Developer’s successors, transferees and/or assigns in interest. This includes but is not limited to the repair, removal and timely replacement of missing, damaged or dilapidated materials. B. The maintenance obligations set forth above shall be subject to the Article 10 Enforcement provisions of the City of Carmel’s Unified Development Ordinance, as may be amended from time to time. Section 11. This 2022 Legacy Amendment Ordinance Number Z-___-23 shall be in full force and effect from and after its passage by the Common Council and signing by the Mayor. Section 12. Exhibits. All of the Exhibits (A-F) on the following pages are attached to this 2022 Legacy PUD Amendment Ordinance, are incorporated by reference into this 2022 Legacy PUD Amendment Ordinance and are part of this 2022 Legacy PUD Amendment Ordinance. The remainder of this page is left blank intentionally. 10 Exhibit A Real Estate A PART OF THE NORTHWEST QUARTER OF SECTION 23, TOWNSHIP 18 NORTH, RANGE 4 EAST, HAMILTON COUNTY, INDIANA, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF COMMON AREA #2 IN THE RIDGE AT THE LEGACY SECTION 1 (AKA THE RESIDENTIAL PHASE ONE, SECTION ONE), AS RECORDED IN INSTRUMENT NUMBER 2013002737 IN THE OFFICE OF THE RECORDER OF HAMILTON COUNTY, INDIANA; THE FOLLOWING 4 COURSES FALL ON AND ALONG THE SOUTH RIGHT-OF-WAY OF 146TH STREET AS DESCRIBED IN INSTRUMENT NUMBER 2001065741 IN SAID RECORDER’S OFFICE; (1) SOUTH 84 DEGREES 03 MINUTES 06 SECONDS EAST, 15.14 FEET; (2) NORTH 87 DEGREES 46 MINUTES 14 SECONDS EAST, 197.10 FEET; (3) SOUTH 89 DEGREES 22 MINUTES 02 SECONDS EAST, 1246.72 FEET; (4) SOUTH 88 DEGREES 09 MINUTES 51 SECONDS EAST, 328.47 FEET TO THE WEST RIGHT-OF-WAY OF COMMUNITY DRIVE AS DESCRIBED IN INSTRUMENT NUMBER 2008043636 IN SAID RECORDER’S OFFICE; THE FOLLOWING 7 COURSES FALL ON AND ALONG SAID WEST RIGHT-OF-WAY OF COMMUNITY DRIVE; (1) SOUTH 00 DEGREES 00 MINUTES 14 SECONDS EAST, 224.10 FEET; (2) ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 435.43 AND AN ARC LENGTH OF 34.61 AND HAVING A LONG CHORD BEARING OF S02°07'37"W AND A DISTANCE OF 34.60'; (3) SOUTH 04 DEGREES 21 MINUTES 13 SECONDS WEST, 242.38 FEET; (4) ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 544.50' AND AN ARC LENGTH OF 41.41 AND HAVING A LONG CHORD BEARING OF S02°10'29"W AND A DISTANCE OF 41.40; (5) SOUTH 00 DEGREES 00 MINUTES 14 SECONDS EAST, 88.34 FEET; (6) ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 544.50' AND AN ARC LENGTH OF 29.30 AND HAVING A LONG CHORD BEARING OF S01°32'44"E AND A DISTANCE OF 29.30'; (7) SOUTH 03 DEGREES 05 MINUTES 13 SECONDS EAST, 135.88 FEET TO THE NORTH RIGHT-OF-WAY LINE OF EQUALITY BOULEVARD AS DESCRIBED IN INSTRUMENT NUMBER 2015002813 IN SAID RECORDERS OFFICE; THE FOLLOWING 2 COURSES FALL ON AND ALONG SAID NORTH RIGHT-OF- WAY OF EQUALITY BOULEVARD; (1) SOUTH 86 DEGREES 54 MINUTES 36 SECONDS WEST, 146.59 FEET; (2) SOUTH 89 DEGREES 59 MINUTES 46 SECONDS WEST, 212.88 FEET TO THE SOUTHEAST CORNER OF COMMON AREA #7 IN THE WINDWARD AT LEGACY TOWNHOMES, AS RECORDED IN INSTRUMENT NUMBER 2021066606 IN SAID RECORDER’S OFFICE; THE FOLLOWING 7 COURSES FALL ON AND ALONG THE NORTH AND EAST LINES OF SAID COMMON AREA #7; (1) NORTH 00 DEGREES 00 MINUTES 37 SECONDS WEST, 3.16 FEET; (2) ALONG A NON TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 232.00' AND AN ARC LENGTH OF 43.95' AND HAVING A LONG CHORD BEARING OF S84°33'51"W AND A DISTANCE OF 43.89'; (3) SOUTH 79 DEGREES 08 MINUTES 11 SECONDS WEST, 167.81 FEET; (4) ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 768.00' AND AN ARC LENGTH OF 145.48' AND HAVING A LONG CHORD BEARING OF S84°33'47"W AND A DISTANCE OF 145.26'; (5) SOUTH 89 DEGREES 59 MINUTES 23 SECONDS WEST, 140.35 FEET; (6) ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 15.00' AND AN ARC LENGTH OF 23.56' AND HAVING A LONG CHORD BEARING OF N45°00'37"W AND A DISTANCE OF 21.21'; (7) NORTH 00 DEGREES 00 MINUTES 37 SECONDS WEST, 174.27 FEET TO THE NORTH LINE OF SAID WINDWARD AT LEGACY TOWNHOMES; THENCE SOUTH 89 DEGREES 59 MINUTES 23 SECONDS WEST ON AND ALONG SAID NORTH LINE 891.32 FEET TO THE EAST LINE OF COMMON AREA #8 IN THE RIDGE AT THE LEGACY SECTION 3 AS DESCRIBED IN INSTRUMENT NUMBER 2014054239 IN SAID RECORDER’S OFFICE; THE FOLLOWING 3 COURSES FALL ON AND ALONG SAID EASTERN LOT LINE OF COMMON AREA #8; (1) NORTH 00 DEGREES 29 MINUTES 16 SECONDS WEST, 83.68 FEET; (2) NORTH 89 DEGREES 59 MINUTES 18 SECONDS WEST, 14.15 FEET; (3) NORTH 00 DEGREES 00 MINUTES 42 SECONDS EAST, 484.95 FEET TO THE SOUTHEAST CORNER OF SAID COMMON AREA #2 IN THE RIDGE AT THE LEGACY SECTION 1 (AKA THE RESIDENTIAL PHASE ONE, SECTION ONE); THENCE NORTH 00 DEGREES 00 MINUTES 40 SECONDS EAST, 109.86 FEET ON AND ALONG SAID EAST COMMON AREA LINE TO THE POINT OF BEGINNING. CONTAINING 30.70 ACRES OF LAND, MORE OR LESS. 11 Exhibit A Real Estate 12 Exhibit B Use Block Map 13 Exhibit C Concept Plan See Following Page 14 Exhibit D Architectural Character Imagery See Following 26 Pages 15 Exhibit E Fence Character Example See Following Page 16 Exhibit F Signage See Following 23 Pages 17 PASSED by the Common Council of the City of Carmel, Indiana, this ____ day of ________, 2023, by a vote of _____ ayes and _____ nays. COMMON COUNCIL FOR THE CITY OF CARMEL ___________________________________ Laura D. Campbell, President Sue Finkam, Vice-President ___________________________________ ____________________________________ H. Bruce Kimball Kevin D. Rider ___________________________________ ____________________________________ Anthony Green Jeff Worrell ___________________________________ ___________________________________ Tim Hannon Miles Nelson ___________________________________ Adam Aasen ATTEST: __________________________________ Sue Wolfgang, Clerk Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of _______________________ 2023, at _______ __.M. ____________________________________ Sue Wolfgang, Clerk Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of ________________________ 2023, at _______ __.M. ____________________________________ James Brainard, Mayor ATTEST: ___________________________________ Sue Wolfgang, Clerk This Instrument prepared by: James E. Shinaver, attorney at law, NELSON & FRANKENBERGER and Jon C. Dobosiewicz, land use professional, NELSON & FRANKENBERGER. 550 Congressional Blvd, Carmel, IN 46032. Legacy PUD - 2022 Amendment - Draft 7b 120822