hadley perserve pud - revised 8-20-19 · (“hadley preserve pud”), filed with the commission...

HADLEY PRESERVEPLANNED UNIT DEVELOPMENT

PAUL MUNOZ

ARBOR HOMES9225 Harrison Park Court Indianapolis, IN 46216

AUGUST 19, 2019

1 Hadley Preserve PUD

Table of Contents

I. Statement of Intent …………………………… 2 II. PUD Ordinance ………………………………. 3 III. PUD Standards ………………………………. 4 IV. Exhibit A - Legal Description ……………….. 13 V. Exhibit B – Concept Plan …………………….14 VI. Exhibit C – Landscaping Plan……………….. 15 VII. Exhibit D – Character Exhibits …...………… 16


Statement of Intent:

Arbor Homes (“Petitioner”) seeks to rezone approximately 141 acres of land adjacent and contiguous to Plainfield, Indiana. The property is zoned by Hendricks County as AG – Agricultural. Arbor is proposing to rezone the property to the Hadley Preserve PUD. The property is located at approximately 6369 South County Road 600 South, also known as Hadley Road. The property is adjacent to residential use to the West and North. There is a natural barrier/creek to the East and agricultural use to the South. The proposed development will include approximately 27 lots for an Enclave of custom/executive single-family detached homes reserved for designated builders. The Gardens section will include approximately 104 lots for +55 age-targeted homes. The remaining 74 lots shall be designed for single-family detached homes.

In our opinion, the proposed development is consistent with the goals and objectives of the Town of Plainfield Comprehensive Plan. The development is located to the southwest of the Town and is listed as single-family detached residential in the Future Land Use Map. The Residential Areas Framework Plan indicates this area as a Secondary Growth Area, which is consistent with Single Family Detached land uses. The property is contiguous to the Town boundary for annexation, which prevents piece-meal development. Both of those factors are key objectives to not only the growth and annexation plans but also the expansion of infrastructure and transportation objectives.

The Comprehensive Plan and the new Housing Study for the Town both list housing affordability as part of the key strengths and assets for the Town. Hadley Preserve will improve on the ability of the Town to continue to provide access to a broad range of high quality, housing options appropriate for all levels of income. The homes built by Arbor Homes within Hadley Preserve will meet and/or exceed the estimated median home value as projected for 2019 in the Comprehensive Plan.

Conservation of open space and environmental features are key issues addressed within the Comprehensive Plan. Hadley Preserve will conserve nearly 75 acres (53%) of the total property for open space. A portion of the open space between the Enclave and Gardens districts is a natural ridge with existing mature trees and habitat. This area will be preserved as a natural transition between zoning districts. The open space to the east as depicted on the Proposed Site Plan will be used for preserving the natural floodplain area, improving stormwater management practices and the extension of the Town’s multi-use trail at Hummel Park. The extension will traverse the natural landscape of this space. This will provide for improved conservation and public enjoyment of the riparian corridor and natural habitat along the White Lick Creek.


ORDINANCE NO. _______

AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF PLAINFIELD, HENDRICKS COUNTY, INDIANA AMENDING ORDINANCE NO. _______, THE

ZONING ORDINANCE FOR THE TOWN OF PLAINFIELD, INDIANA

WHEREAS, the Town Council of the Town of Plainfield, Indiana (the “Town Council”), has heretofore adopted Ordinance No. ______ as the Town of Plainfield, Indiana Zoning Ordinance (the “Zoning Ordinance”) pursuant to its authority under the laws of the State of Indiana, Indiana Code § 36-7-4 et seq., as amended; and

WHEREAS, the Town of Plainfield, Indiana (the “Town”) is subject to the Zoning Ordinance; and

WHEREAS, the Town Advisory Plan Commission (the “Commission”) considered a petition (“Hadley Preserve PUD”), filed with the Commission requesting an amendment to the Zoning Ordinance and to the Zoning Map with regard to the subject real estate more particularly described in Exhibit A attached hereto (the “Real Estate”);

WHEREAS, the Commission forwarded Docket _______, after a public hearing held on the ___day of ________, 2019, to the Town Council with a favorable recommendation by a vote of ____ in accordance with Indiana Code § 36-7-4-608, as required by Indiana Code § 36-7-4-1505;

WHEREAS, the Secretary of the Commission certified the action of the Commission to the Common Council on the ____day of __________, 20___; and

WHEREAS, the Town Council is subject to the provisions of Indiana Code § 36-7-4-1507 and Indiana Code § 36-7-4-1512 concerning any action of this request.

NOW, THEREFORE, BE IT ORDAINED by the Town Council of the Town of Plainfield, Hendricks County, Indiana, meeting in regular session, that the Subdivision Control Ordinance and Zoning Map are hereby amended as follows:


Section 1. Applicability of Ordinance.

1.1. The Zoning Ordinance and Zoning Map are hereby changed to designate the Real Estate as a Planned Unit Development to be known as the “Hadley Preserve PUD District” (the “District”).

1.2. Development of the Real Estate shall be governed by (i) the provisions of this Ordinance and its exhibits, and (ii) the provisions of the Zoning Ordinance, as amended and applicable to the Underlying Zoning District (as defined herein) or Planned Unit Development, (iii.) the Residential Design Guidelines, except as modified, revised, supplemented or expressly made inapplicable by this Ordinance.

1.3. As the property is subject to concurrent annexation, the property is not presently zoned within the Town. Except as modified, revised, supplemented or expressly made inapplicable by this Ordinance, the standards of the Town of Plainfield Zoning Ordinance applicable to Single Family Residential District 3 (R3) shall apply.

1.4. Section (“Section”) cross-references of this Ordinance shall hereafter refer to the section as specified and referenced in the Town of Plainfield Zoning Ordinance.

1.5. All provisions and representations of the Town of Plainfield Zoning Ordinance that conflict with the provisions of this Ordinance are hereby made inapplicable to the Real Estate and shall be superseded by the terms of this Ordinance.

Section 2. Definitions. Italicized terms not otherwise defined in this Ordinance shall have the meanings ascribed to them in Article 13 of the Town of Plainfield Zoning Ordinance. Section 3. Preliminary Development Plan. The Preliminary Development Plan, attached hereto as Exhibit B, is hereby incorporated in accordance with Article 6: Planned Unit Developments. The Real Estate shall be developed in substantial compliance with the Concept Plan. Section 4. Permitted Uses. The permitted uses, as defined by the Town of Plainfield Zoning Ordinance, for the Real Estate are described below, all uses not listed below, shall be considered prohibited.

4.1. Single-Family Dwellings 4.2. All accessory structures, buildings, and uses and temporary uses in the R3 Single Family Residential District shall be permitted unless otherwise prohibited in this Ordinance.


Section 5. Development Standards. The standards of Section 2: Single Family and Two-Family Guidelines in the Residential Design Guidelines, attached hereto as Exhibit E, shall apply to the development of the Real Estate, except as otherwise modified or enhanced by this Ordinance.

A.) The Enclave at Hadley Preserve District (the “Enclave”): Development Standards.

The purpose of the Enclave is to provide a reserved section for executive/custom detached single-family Dwellings. The number of individual residential platted Lots shall not exceed 27.

1. The following standards for The Enclave shall be applied to the Areas as depicted on

the Concept Plan:

Standard The Enclave

Minimum Lot Area 12,500 sq. ft. Minimum Lot Frontage 62’ Minimum Building Setback

Front Yard 30’ Side Yard / Minimum Separation 12’ / 25’ Rear Yard 25’

Minimum Lot Width 100’ Maximum Primary Building Height 35’ Minimum Living Area (Total) *900 sq. ft. Min. Ground Floor Area

Single Story 1,700 sq. ft. Two Story* 1,800 sq. ft.

2. Lighting: All Dwellings in the Enclave shall have dusk-to-dawn carriage lights. This is not in lieu of an approved street lighting plan.

3. Roof Pitch: All Dwellings in the Enclave shall feature a minimum of 6:12 primary

roof pitch. Ancillary roofs (including but not limited to porches, garage extensions, overhangs, sunrooms, and third car garages with separate roof structures) shall not be considered primary roof for the purposes of the 6:12 pitch requirement above.

4. Shingles: All Dwellings shall have dimensional or architectural grade shingles. 5. Additional Siding Materials: Those portions of a wall area not required to utilize a

brick or stone veneer may use other durable siding materials. Siding materials such as: "HARDIPLANK®" Siding by James Hardie, "Weatherboard®" by Certainteed, or other similar fiber cement products; wood clapboard siding; wood beaded siding; or, stucco / dryvit / EIFS, shall be considered acceptable siding materials. Aluminum siding less than 0.024” thickness shall not be permitted (except in soffit areas). Vinyl siding shall not be permitted (except in soffit areas), unless complying with the provisions of Table 7A – Specifications for Use and Installation of Vinyl Siding.


6. Private Sidewalk. A sidewalk from the door to the street, non-inclusive of the

driveway, shall be required. 7. Garages. Garages with front facing garage doors shall be set back a minimum of

ten (10’) feet from the front of the house. For the purposes of this measurement, the “front” of the house shall be determined as the part of the front façade on a frontage that is farthest from the front property lot line. Front facing garage doors shall not exceed thirty (30%) percent of the front façade.

8. Roof Overhang: All dwellings shall have a minimum of twelve (12”) inch gable

overhangs.

B.) The Gardens at Hadley Preserve District (the “Gardens”): Development Standards. The purpose of the Gardens is to provide 55+ age targeted, detached single-family Dwellings. The number of individual residential platted Lots shall not exceed 105.

1. The following standards for The Gardens shall be applied to the Areas as depicted

on the Concept Plan:

Standard The Gardens





2. Lighting: All Dwellings in the Gardens shall have dusk-to-dawn carriage lights. This is not in lieu of an approved street lighting plan.

3. Additional Siding Materials: Those portions of a wall area not required to utilize a

brick or stone veneer may use other durable siding materials. Siding materials such as: "HARDIPLANK®" Siding by James Hardie, "Weatherboard®" by Certainteed, or other similar fiber cement products; wood clapboard siding; wood beaded siding; or, stucco / dryvit / EIFS, and vinyl siding with a minimum thickness of 0.044” shall be considered acceptable siding materials. Aluminum siding less than 0.024” thickness shall not be permitted.


4. Two Car Garages. Two Car Garage doors shall not comprise more than forty-five (45%) percent of the linear length of the ground floor, street facing façade of the primary building containing the dwelling unit. The minimum area of two-car garages shall not be less than 400 square feet, with a minimum interior width of not less than nineteen (19’) feet.

5. Roof Pitch: All Dwellings in the Gardens shall feature a minimum of a 6:12

primary roof pitch. Ancillary roofs (including but not limited to porches, garage extensions, overhangs, sunrooms, and third car garages with separate roof structures) shall not be considered primary roof for the purposes of the 6:12 pitch requirement above.

6. Roof Overhang. All Dwellings shall have a minimum of a twelve (12”) inch gable

overhang on dwellings where the side consists of the siding at the eave and a minimum of an eight (8”) inch gable overhang on dwellings where the side consists of brick at the eave.

7. Shingles: All Dwellings shall have dimensional or architectural grade shingles. 8. Private Sidewalk. A sidewalk from the door to the street, non-inclusive of the

driveway, shall be required. 9. Front Elevations. All Dwellings shall have masonry on a minimum of fifty (50%)

percent of the front elevation (excluding windows, doors, garage doors, and areas above roof line). When the elevation includes a front porch roof, the home shall have a minimum masonry of at least thirty (30%) percent. All front elevations shall have not less than eleven (11) total points from the combined categories as listed in Section 2. Single Family and Two-Family Guidelines. Table 2A: Residential Design Features Front Facades.

10. Side and Rear Elevations. All Dwellings side and rear elevations shall have not

less than four (4) total points from the combined categories as listed in Section 2. Single and Two-Family Guidelines, Table 2B. Residential Design Features – Side and Rear Elevations.

11. Corner Lot Elevations. All Dwelling corner lot elevations that are directly

adjacent to street Right-of-Way and shall require a minimum of two (2) different finish façade styles from the list below for said elevation. Where the roof has a gable, the corner lot elevation shall have not less than three (3) finished façade styles. A brick or stone wainscot is required as one of the finished façade materials. Should a full first-floor brick wrap be selected, said brick shall fully satisfy the intent of the Corner Lot Elevation standard.

Finished Façade Styles Brick Stone Horizontal Siding Vertical Siding Tudor Style Siding Cedar Shake Siding


C.) The Riverview at Hadley Preserve District (the “Riverview”): Development Standards. The purpose of this section is to provide detached single-family Dwellings. The number of individual residential platted Lots shall not exceed 89.

1. The following standards for The Riverview shall be applied to the Areas as depicted

on the Concept Plan:

Standard The Enclave





2. Lighting: All Dwellings in the Riverview shall have dusk-to-dawn carriage lights. This is not in lieu of an approved street lighting plan.

3. Additional Siding Materials: Those portions of a wall area not required to utilize a

brick or stone veneer may use other durable siding materials. Siding materials such as: "HARDIPLANK®" Siding by James Hardie, "Weatherboard®" by Certainteed, or other similar fiber cement products; wood clapboard siding; wood beaded siding; or, stucco / dryvit / EIFS, and vinyl siding with a minimum thickness of 0.044” shall be considered acceptable siding materials. Aluminum siding less than 0.024” thickness shall not be permitted. Vinyl Siding shall be prohibited in “Area C1” of the Riverview Section as depicted on the Concept Plan.

4. Two Car Garages. Two Car Garage doors shall not comprise more than forty-five (45%) percent of the linear length of the ground floor, street facing façade of the primary building containing the dwelling unit. The minimum area of two-car garages shall be not less than 400 square feet, with a minimum interior width of not less than nineteen (19’) feet.

5. Roof Pitch: All Dwellings in the Riverview shall feature a minimum of a 5:12

primary roof pitch. Ancillary roofs (including but not limited to porches, garage extensions, overhangs, sunrooms, and third car garages with separate roof structures) shall not be considered primary roof for the purposes of the 5:12 pitch requirement above.


6. Roof Overhang. All dwellings shall have a minimum of a twelve (12”) inch gable

overhang on dwellings where the side consists of the siding at the eave and a minimum of an eight (8”) inch gable overhang on dwellings where the side consists of brick at the eave.

7. Shingles. All Dwellings shall have dimensional or architectural grade shingles. 8. Front elevations. All Dwellings shall have masonry on a minimum of fifty (50%)

percent of the front elevation (excluding windows, doors, garage doors, and areas above roof line). When the elevation includes a front porch roof, the home shall have a minimum masonry of at least thirty (30%) percent. All front elevations shall have not less than eleven (11) total points from the combined categories as listed in Section 2. Single Family and Two-Family Guidelines. Table 2A: Residential Design Features Front Facades.

9. Side and Rear Elevations. All Dwellings side and rear elevations shall have not

less than four (4) total points from the combined categories as listed in Section 2. Single and Two-Family Guidelines, Table 2B. Residential Design Features – Side and Rear Elevations.

10. Corner Lot Elevations. All Dwelling corner lot elevations that are directly

adjacent to street Right-of-Way and shall require a minimum of two (2) different finish façade styles from the list below for said elevation. Where the roof has a gable, the corner lot elevation shall have not less than three (3) finished façade styles. A brick or stone wainscot is required as one of the finished façade materials. Should a full first-floor brick wrap be selected, said brick shall fully satisfy the intent of the Corner Lot Elevation standard.

Finished Façade Styles Brick Stone Horizontal Siding Vertical Siding Tudor Style Siding Cedar Shake Siding

D.) General Development Standards.

1. Street Width: With the exception of county road 725 East, all Streets within the District shall be designed with a Right-Of-Way of fifty (50’) feet with a minimum Street width of thirty (30’) feet from the back of curb to back of curb. There shall be a six (6’) feet wide planting strip from the back of curb to the front edge of the sidewalk.

2. Street Signage: The Developer will be responsible for the cost of and the placement

of all street signage as required by the Town.

3. Sidewalks: All sidewalks within the District shall be concrete and four (4’) feet in width. The Developer will be responsible for the cost and placement of all sidewalks within the subdivision. Sidewalks will be built to Americans with Disabilities Act (ADA) standards.


4. Utilities: All utilities within the District shall be trenched and located behind the curb. Private utilities shall be placed in the utility easements and shall not be within the public Right-Of-Way.

5. Common Area Landscaping: The Common Area(s) located within the

development and Bufferyard shall contain undulating mounds to include trees and shrubs as depicted in Exhibit C. Landscape Plan. All Common Areas, Landscape Easements, and Easements not located on individual Lots shall be maintained by the Home Owner’s Association.

6. Perimeter Streetscapes: A Greenbelt/Landscape Easement shall be in place along

the south side of Hadley Road (County Road 600 S.) for the purpose of screening the portions of the Subdivision oriented toward Hadley Road. The Greenbelt shall be designed in accordance with the Perimeter Streetscapes: Greenbelt or Landscape Easement section of the Residential Single Family and Two-Family Guidelines

7. Floor Plans and Elevations: Character exhibits, attached hereto as Exhibit D.

Character Exhibits, are incorporated as a compilation of images designed to capture the intended quality of structures to be constructed in the District. Although the exhibits do not necessarily represent the final design or specify a required architectural style or element, they do hereby establish a benchmark for the quality and appearance of structures that are required to be constructed and that contribute to the District's intent and vision. It is not the intent to limit the architectural styles shown in Exhibit C, but to encourage diversity in architectural styles of Dwellings within the District.

8. Anti-Monotony: The same Dwelling elevation will not be constructed within two

adjacent Lots or directly across the Street so far as to ensure that significant architectural features will differentiate Dwellings within the District.

9. Maximum Lot Coverage: The maximum Lot Coverage shall be fifty (50%) percent

of the total Lot. 10. Sod and Seedings: All Dwelling shall have sod installed for the primary front

yard. Dwellings built on Corner Lots shall have sod installed on all sides having Street frontage.

11. Driveways: All Dwellings in the District shall have concrete driveways. The

driveway will be sixteen (16’) feet wide at the Right-of-Way Line. 12. Landscaping: All Dwellings in the District shall include at least two (2) front yard

trees, with corner lots to include an additional one (1) tree in the street side yard, with all being a minimum two (2”) inch caliper at time of planting. All Dwellings in the District will include a minimum of eight (8) shrubs or bushes in the front foundation planting bed and all shrubs or bushes will be at least eighteen (18”) inches in height at the time of planting. This shall constitute two (2) points toward the front elevation requirements under Table 2A. Residential Design Features Front Façade.


13. Street Trees: One (1) Canopy street tree shall be planted on an average of forty-

five (45’) feet of road frontage with a minimum of one (1) street tree per lot. The linear road frontage shall be calculated to figure the exact number of trees to be planted. Street trees shall be located in the planting strip between the street and the sidewalk.

14. Fence and Wall Standards: No fences or walls shall be allowed in any drainage

and/or utility easements on Lots. Fences shall have the non-structural side facing outward, and shall not exceed six (6’) feet in height. Fences may be placed in the side and rear yard only. Fences must be made of wood vinyl or rot iron. All fences must be approved by the Home Owner’s Association Architectural Review Committee.

15. Street Lighting: The developer is responsible for providing a streetlight plan. This

plan will detail locations, specifications, height, and placement schedule. The developer shall be responsible for the cost of erection and maintenance of the streetlights until the subdivision is turned over to the HOA. All street lighting shall be installed prior to the turnover to the HOA.

Section 6. Subdivision of Land. The standards of Chapter 153: Subdivision Control Regulations in the Code of Ordinances of the Town of Plainfield shall apply to the development of the Real Estate, except as otherwise modified or enhanced by this Ordinance.


PASSED AND ADOPTED THIS day of, 20___.

PLAINFIELD TOWN COUNCIL

Voting For Voting Against Abstain

Robin Brandgard Robin Brandgard Robin Brandgard

Bill Kirchoff Bill Kirchoff Bill Kirchoff

Dan Bridget Dan Bridget Dan Bridget

Kent McPhail Kent McPhail Kent McPhail

Lance Angle Lance Angle Lance Angle ATTEST:

Mark Todisco, Clerk-Treasurer


EXHIBIT A

Legal Description LEGAL DESCRIPTION Hadley Reserve Annexation Part of the Northwest Quarter of Section 11 and part of the Northeast Quarter of Section 10, all in the Township 14 North, Range 1 East of the Second Principal Meridian, Hendricks County, Indiana, more particularly described as follows: Commencing at the northeast corner of said Northwest Quarter; thence South 01 degree 07 minutes 07 seconds East (assumed basis of bearings) 990.00 feet along the east line of said Northwest Quarter to the POINT OF BEGINNING; thence continue South 01 degree 07 minutes 07 seconds East 1,222.34 feet along said east line to a point that is 467.28 feet north of the southeast corner of said Northwest Quarter; thence South 89 degrees 43 minutes 10 seconds West parallel with the south line of said Northwest Quarter 467.28 feet; thence South 01 degree 07 minutes 07 seconds East parallel with the east line of said Northwest Quarter 467.28 feet to said south line; thence South 89 degrees 43 minutes 10 seconds West 859.17 feet along said south line to the southeast corner of the West Half of said Northwest Quarter; thence South 89 degrees 50 minutes 11 seconds West 1,327.53 feet along the south line of said West Half to the southwest corner of said Northwest Quarter; thence South 88 degrees 43 minutes 39 seconds West 132.00 feet along the south line of the Southeast Quarter of said Northeast Quarter to the southwest corner of 8 rods off of the east side of said Southeast Quarter of the Northeast Quarter; thence North 01 degree 01 minute 18 seconds West 1,331.05 feet along the west line of 8 roads off the east side of said Southeast Quarter to the north line of said Southeast Quarter; thence North 88 degrees 41 minutes 47 seconds East 132.00 feet along said north line to the northwest corner of the Southwest Quarter of said Northwest Quarter; thence North 89 degrees 37 minutes 16 seconds East 510.02 feet to the southwest corner of the east 25 acres of the Northwest Quarter of said Northwest Quarter; thence North 01 degree 04 minutes 53 seconds West 1,275.56 feet along the west line of said east 25 acres to the south line of the parcel conveyed to the Town of Plainfield in Instrument Number 201212653, on file in the Office of the Recorder of Hendricks County, Indiana, the following three (3) courses are along said south line; 1)thence North 70 degrees 23 minutes 09 seconds East 18.51 feet; 2)thence North 89 degrees 11 minutes 48 seconds East 784.88 feet; 3)thence North 89 degrees 06 minutes 02 seconds East 15.00 feet to the southwest corner of the parcel conveyed to the Town of Plainfield in Instrument Number 201619993, on file in the Office of said Recorder, the following four (4) courses are along said south line; 1)thence North 89 degrees 06 minutes 28 seconds East 5.00 feet; 2)thence North 89 degrees 33 minutes 01 seconds East 637.28 feet; 3)thence South 86 degrees 55 minutes 27 seconds East 149.31 feet; 4)thence South 89 degrees 58 minutes 43 seconds East 80.19 feet; thence South 36 degrees 59 minutes 50 seconds East 478.21 feet; thence South 08 degrees 42 minutes 14 seconds East 549.95 feet; thence North 89 degrees 24 minutes 12 seconds East 99.00 feet to the POINT OF BEGINNING. Containing 139.02 acres, more or less.


EXHIBIT B

Concept Plan


EXHIBIT C

Landscape Plan

16Hadley Preserve PUD

EXHIBIT D

Character Exhibits

hadley perserve pud - revised 8-20-19 · (“hadley preserve pud”), filed with the commission...

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