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HomeMy WebLinkAboutZ-484-05 As Amended 116th St. Centre PUDORDINANCE Z-484-05 AS AMENDED SPONSOR: Councilor Sharp AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL, 1NDIANA, ESTABLISHING THE 116th STREET CENTRE PLANNED UNIT DEVELOPMENT DISTRICT WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z-289 (the "Carmel/ Clay Zoning Ordinance"), provides for the establishment ora Planned Unit Development District in accordance with the requirements of I.C. § 36-7-4-1500 etseq.; and WHEREAS, the Carmel/Clay Plan Commission (the "Commission") has given a favorable recommendation, to the ordinance set forth herein (the "PUD Ordinance") which establishes the 116th Street Centre Planned Unit Development District (the "District"). NOW, THEREFORE, BE iT ORDAINED by the Common Council of the City of. Carmel, Indiana (the "Council"), that pursuant to iC § 36-7-4-1500 et seq., it adopts tl~is PUD Ordinance as an amendment to the Cannel/Clay Zoning Ordinance. Section 1 Applicability of Ordinance Ttte Official Zoning Map of the City of Carmel and Clay Township, a part of the Carmel/Clay Zoning Ordinance, is hereby changed to designate the land described · in Exhibit "A" attached hereto (the "Real Estate"), as a Planned Unit Development District to be known as 116th Street Centre. ].2. Development in the District shall be governed entirely by (i) the provisions of this PUD Ordinance and its exhibits, and (ii) those provisions of the Cannel/Clay Zoning Ordinance specifically referenced in this PUD Ordinance. In the event of a conflict between this PUD Ordinance and the Carmel/Clay Zoning Ordinance or the Sign Ordinance, the provisions of this PUD Ordinance shall apply. Section 2 Permitted Uses and Development Requirements for Neighborhood-serving Use Area. All new construction, alterations and additions to buildings within the Neighborhood-serving Use Area shall be in accordance with the following guidelines: Permitted Uses. The uses set forth on Exhibit "B" attached hereto are permitted in the Neighborhood-serving Use Area (the "Permitted Neighborhood-serving Use Area Uses"). VERSION A 11/18/05 2.2. 2.4. 2.5, 2,7. 2.8, Maximum Building Height. Building Height shall not exceed fifty (50) feet. Maximum Building Mass. The maximum square footage of any single Building shall not exceed forty thousand (40,000) square feet. Architectural and Design Elements. Architectural and design elements on all Buildings shall be coordinated and should contain common elements. Attached hereto as Exhibit "C" and Exhibit "D" are renderings of proposed Building elevations and exteriors. The final development of the outlots as depicted on the Conceptual Site Plan attached hereto as Exhibit "I" shall be subject to the ADLS process. Roofs. All roofs Shall not be a substantially visible part of Buildings. Details. All Buildings shall have an articulated Cornice at the top of the Facade wall. Set Backs. Front Set Back. Buildings shall be set back no more than fiPty (50) feet from the front property line along 116th Street and no more than seventy- five (75) feet along College Avenue. Side Set Back. There are no minimum side Set Backs; however, mid- block pedestrian access to rear parking shall be a minimum of six (6) feet wide. Storefronts. Storefronts may be internally illuminated with spot or other lighting, so as to display prominently and attractively the business or its products. Exterior lighting may be affixed to the building. Any glass incorporated into storefroots for first-floor spaces with retail uses shall be transparent so as to allow views into and out of the spaces. 2.9. Permanent Signs, Awnings and Murals. Maximum sign area: Ground Floor occupants shall be allowed a total of one and a half (1-1/2) square feet of sign for each linear foot of street frontage. Building signs shall fit within the horizontal and vertical elements of the building and may not obscure details of the building. Signs may be perpendicular or flat-mounted, including separately mounted letters. Perpendicular signs shall not extend more than five (5) feet from the face of the building.. 2 VERSION A 11/18/05 D. No sign shall e>~tend above the Comice line of the building. Allowable signs may also be painted in graphics in storefr6nt or upper Story windows, provided that such signs do not exceed thirty percent (30%) of the total window pane. Signs may also be imprinted on awnings. Signs may also be painted on the sides of buildings. All such signs will be included in the calculations for maximum sign area. Retractable or fixed fabric awnings are allowed but shall only be supported with building-mounted hardware. 2.10. Parking Requirements. 2.11. A. Parking lots shall be located to the rear of the buildings. B. On-street parking may be used to fulfill parking requirements. Parking requirements may be reduced if businesses with substantially different peak hour requirements agree to sharo parking. A petition shall be filed with the application indicating the terms of agreement of parties to a shared parking arrangement. At least one (1) parking space shall be provided for every 275 square feet of floor area contained in the Buildings within the Neighborhood-serving Use Area. Bicycle parking shall be provided in accordance with the requirements of the proposed revisions to Section 27.06 - Bicycle Parking, of the City of Carmel Zoning Ordinance. Mechanical Equipment. Any mechanical equipment visible from an adjoining public street shall be screened with suitable landscaping or fencing in general architectural compatibility with the building(s) with which it is associated. Fencing materials may include brick, stone and other attractive masonry screening materials. To the extent practicable, mechanical equipment should be placed on the roof and screened by the parapet. Attached hereto as Exhibit "E" is a proposed rooftop mechanical equipment screening plan. Section 3 Permitted Uses and Development Requirements for Townhouse Area. Alt new construction, alterations and additions to buildings located in the Townhouse Area shall be in accordance with the following guidelines: 3.1. Permitted Uses. The following uses are permitted in the Townhouse Area: A. Attached Dwellings. B. Home Occupation. 3 VERSION A 11/18/05 3.2, 3.4. 3,6. Maximum Building; Height: The Building Height shall not exceed fifty (50) feet. Maximum Density. There shall be a maximum of eighty (80) Dwelling Units on the approximately five (5) acre Townhouse Area. Minimum Square Footage. The minimum square footage for an individual Dwelling Unit shall be one thousand four hu~dred (1400) square feet, exclusive of any garage. Attached hereto as Exhibit "F" are renderings of proposed Townhouse floorplans. Architectural and Design Elements.. Architectural and design elements on all Buildings shall be coordinated and should contain common elements. All Buildings shall be constructed with exteriors predominately comprised of brick, stone, EFIS, and other masonry materials. All Buildings shall have front and rear balconies. A Building shall contain windows and similar architectural and design elements on each side or exterior face. Attached hereto as Exhibit"G" are renderings of proposed Townhouse exteriors and elevations. Roofs. All roofs shall have a pitch of ten to twelve (10:12) or less. Parking. Each Dwelling Unit shall contain a minimum of a two (2) car garage. There shall be additional guest parking provided within on-street parking spaces and other spaces to be provided within the District as shown on the Final Development Plan. 3.8. 3.9. 3.10. Bicycle Parking. Bicycle parking shall be provided in accordance with the requirements of the proposed revisions to Section 27.06 -bicycle Parking of the City of Cannel Zoning Ordinance. Lighting Requirements. Each Dwelling Unit shall have one (1) light near the entry door, one (1) light between the garage doors, one (1) light near the front balcony, and one (1) light near the rear balcony. Attached hereto as Exhibit "H" are depictions of proposed light fixtures. Mechanical Equipment. Any mechanical equipment visible from an adjoining public street shall be screened with suitable landscaping or fencing in general architectural compatibility with the building(s) with which it is associated. Fencing materials may include brick, wood and other attractive screening materials. Homeowners Association and Declaration of Covenants. The Townhouse Area shall be subject to a Declaration of Covenants that shall contain various provisions regarding the Real Estate as determined by the Developer of the Townhouse Area, including, without limitation, provisions for mandatory assessments and maintenance of common areas. The Declaration of Covenants will also provide for the establishment of a Homeowners Association in which membership shall be mandatory. 4 VERSION A 11/18/05 Section 4 4.2, 4,4. Uses and Development Requirements for the District Prohibited Uses. The following uses are prohibited in the District: B. C. D. E. F. G. H. I. J. K. Automobile Service Station. Automobile/Boat Sales. Automobile/Truck Repair. Recreational Vehicle/Mobile Home Sales. Manuf~actured Housing Sales. Lumber/Building Materials Sales. Shooting Gallery. Sexually Orienyed Business. Grain Elevator. Sanitary Landfill, Junk Yard, Salvage Yard. Penal or Correctional Institution. Accessory Buildings and Uses. All Accessory Buildings and Accessory Uses shall be permitted except that any detached Accessory Building shall have on all sides the same architectural features and shall be architecturally compatible with the. principal Building(s) with which it is associated. Materials. All Buildings shall use brick, stone, EFIS or other masonry materials and glass as the predominant (i.e. at least 50% of the exterior of each wall) exterior building materials. Exterior walks, steps, ramps and paving shall be masonry or stone pavers, or poured or pre-cast concrete. Minimum Building Separation. The minimum distance between Buildings,' measured from the exterior face of the foundation, shall be ten (10) feet. Trash Areas. Screened trash areas shall be provided to the rear of Buildings. Screening materials may include brick, stone, and other masonry materials and doors may be constructed of metal and/or wood. All doors must have automatic closure mechanisms such as spring loaded hinges. 5 VERSION A 11/18/05 4.6. 4,7, 4,8. Communications Equipment. Cell towers shall not be permitted in the District. Satellite dishes not exceeding thirty-six (36) inches in diameter shall be pemfitted 'in the District. Neighborhood-serving Use Area. The Final Development Plan shall serve as the primary plat and secondary plat for the Neighborhood-serving Use Area.. No further platting shall be required to sell any portion of the Neighborhood-serving Use Area. Townhouse Area Platting. The platting of the Real Estate into smaller tracts shall be permitted, so long as the proposed plat complies with the requirements set forth herein, and the creation of a new property line within the Real Estate shall not impose or establish new development standards beyond those specified herein for the entirety of the Real Estate. However, the development of any parcel shall conform with Section 5 below, and all other applicable requirements contained in this PUD Ordinance. Landscaping. Landscaping shall be required in accordance with the Landscape Plan for the Neighborhood-serving Use Area and Townhouse Area. All areas of the site not to be covered by buildings, hardscape materials or other improvements as shown on the Development Plan shall be planted with trees, shrubs, hedges, ground covers, and/or grasses, unless such area consists of attractive vegetation to be retained. Planting Standards. Landscaping shall be integrated with other functional and ornamental site design elements, where appropriate, guch as hardscape materials, paths, sidewalks, or any water features; and planted ht a ratio of six (6) shrubs per unit and (1) one tree per unit. Deciduous trees planted to satisfy the landscaping requirements of this Ordinance shall have at least a two (2) inch caliper and six (6) feet in height at the time of planting unless otherwise specified herein or other~vise indicated on the Landscape Plan. Evergreen trees shall be a minimum of six (6) feet in height at the time of planting. Shrubs shall be two (2) feet in height at the time of planting. All trees, shrubs and ground covers shall be planted according to accepted horticultural standards. Landscaping materials shall be appropriate to local growing and climatic conditions. Plant suitability, maintenance and compatibility with site construction features arc critical factors that should be considered. Plantings should be designed with repetition, structured patterns, and complementary textures and colors, and should reinforce the overall character of the area. Maintenance. It shall be the responsibility of the owners and their agents to insure proper maintenance of project landscaping approved in accordance with this PUD Ordinahce. This is to include, but is not limited to, irrigation and mulching of planting areas, replacing dead, diseased, or VERSION A 11/18/05 6 4.10. overgrown plantings with identical varieties or a suitable substitute, and keeping the area flee of refuse, debris, rank vegetation and weeds. Perimeter Planting/Buffer Yard. The perimeter planting and buffer yard planting shall be in accordance with Section 26.04 of the Carmel/Clay Zoning Ordinance. Lighting Requirements. Street lighting shall be provided near intersections of streets and alleyways 4.10. overgrown plantings with identical varieties or a suitable substitute, and keeping the area free of refuse, debris, rank vegetation and weeds. Perimeter Planting/Buffer Yard. The perimeter planting and buffer yard planting shall be in accordance with Section 26.04 of the Carmel/Clay Zoning Ordinance. Lighting Requirements. Street lighting shall be provided near intersections of streets and alleyways Section 5 Approval Process 5.1. Approval of the Development Plan. Tl4is PUD Ordinance expresses in detailed terms the development requirements applicable to the District. Exhibit "I" attached hereto shall serve as the Conceptual Plan. The Conceptual Plan does not constitute the approved Final Development Plan, nor does it constitute the approved architecture, design, lighting and landscaping for the Real Estate and the improvements thereon. The Final Development Plan app~Zoval procedures are set forth below in this Section 5. If there is a Substantial Alteration in the approved ADLS and approved Final Development Plan, review and approval of the amended plans shall be made by the Commission, or a committee thereof, pursuant to the Commission's rules of procedure. Minor Alterations may be approved by the Director. The Director shall have the sole and exclusive authority to approve without conditions, approve with conditions, or disapprove the Final Development Plan for the District; provided, however, that the Director shall not unreasonably withhold or delay the Director's approval of the Final Development Plan that is in substantial conformance with the Conceptual Plan and is in conformance with the Development Requirements of this PUD Ordinance. If the Director disapproves any Final Development Plan, the Director shall set forth in writing the basis for the disapproval and schedule the request for approval of the Final Development Plan for a lmaring before the Commission. An amendment to the Final Development Plan, which is not determined by the Director to be a Substantial Alteration or Material Alteration from the Conceptual Plan, may be reviewed and approved solely by the Director. However, in the event the Director determines that there has been a Substantial Alteration or Material Alteration between the approved Conceptual Plan and any Final Development Plan, the Director may, at the Director's discretion, refer the amended Final Development Plan to the Commission, or a committee thereof, for review and approval by the Commission and/or a committee thereof. 7 VERSION A 11/18/05 7.6. 7.7. 7.8. 7.9. 7.10. 7.11. 7.12. 7.13. 7.14. 7.15. 7.16. Development Requirements. Development standards and any requirements specified in this PUD Ordinance which must be satisfied in connection with the approval of a Final Development Plan. District. Approximately 12.4 acres of land described in Exhibit"A" attached hereto. Final Development Plan. A specific plan for the development of the Real Estate that is submitted for approval showing proposed facilities, buildings, and structures. This plan review includes general landscaping, parking, drainage, signage, lighting and Building information for the site. Land~cape Plan. The gbneral design for landscaping in the District depicted on the Final Development Plan or other plan or drawing submitted to the Department. Material Alteration: Any change to an approved plan of any type that involves the substitution of one material, species, element, etc. for another. Minor Alteration: Any change to an approved plan of any type that involves the revision of less than ten percent (10%) of the plan's total area or approved materials. Modification. A change to the Development Requirements approved pursuant to Section 13'. Neighborhood-servina Use Area. That part of the District more particularly delineated in blue on the Exhibit "J" attached hereto. The line delineating the Neighborhood-serving Use Area boundaries may be adjusted by ten (10) feet in any direction. Real Estate. The Real Estate shall mean and refer to all of the Real Estate described in Exhibit "A" attached hereto. Set Back: The least measured distance between a Building or Structure, excluding, however, porches, patios, and the perimeter boundary of the Real Estate. For purposes of determining' Set Back, the perimeter boundary of the Real Estate (i) shall always mean and refer to the outside perimeter boundary line of the Real Estate and (ii) shall not be changed or reduced by reason of the platting or subdivision of the Real Estate into smaller parcels. Story and/or Stories. A habitable level and/or levels within a building no more than 16 feet in height from floor to ceiling. A basement, although wholly or partially habitable, is not a story unless more than fifl. y percent (50%) of the basement elevation is above grade at the build-to line. 9 VERSION A 11/18/05 7.17. 7.18. 7.19. street.. The paved areas located in the District designed for vehicular traffic and labeled on a Final Development Plan as a street with a corresponding name. Substantial Alteration: Any change to an approved plan of any type that involves the revision of ten percent (10%) or more of the plan's total area, total square footage of all buildings, or approved materials. Townhouse Area. That part of the District mare particularly delineated in yellow on Exhibit "J" attached hereto. The line delineating the Townhouse Area boundaries may be adjusted by ten (! 0) feet to any direction. Section 8 Violations. All violations of this PUD Ordinance shall be subject to Section 34.0 of the Cannel/Clay Zoning Ordinance. Section 9 Cross-Easements. 116th Street Centre, LLC is the owner of the property situated at the northwest comer of the intersection of 116th Street and Guilford Avenue in Carmel, Indiana, which property was the subject of Docket No.040110l Z.(the "Phase I Site'.'). Situated between the Real Estate and the Phase I Site is a parcel containing approximately 5 acres (the "Schneider Parcel")..Petitioner agrees that it, and it will cause the owner of the Phase I Site, to grant cross-easements across all internal driveways situated on the Real Estate and the Phase I Site for purposes of ingress and egress between and among the Phase I Site, the Schneider Parcel and the Real Estate, to provide an internal roadway system providing access to the owners, tenants and their invitees for purposes of vehicular and pedestrian ingress and egress between l l6th Street, Guilford Avenue and College Avenue through the Phase I Site, the Schneider Parcel and the Real Estate. Provided, however, that as a condition to granting such cross- easements for the benefit of the Schneider Parcel, the owner of the Schneider Parcel shall pay its proportionate share, based upon gross acreage, of the cost (plus interest at the rote of Bank One "prime rate" plus 2% per annum from the date of expenditure) of installing and maintaining such internal roadways and, provided further, that the development of the Schneider Parcel shall have a common development theme (building materials and colors) and similar aesthetics as to those approved in connection with the development of the Phase I Parcel and the Real Estate which is the subject of this PUD. PASSED by the Common Council Of the City of Cannel, Indiana this ~l day of ~ ,2005, by a vote of ¢ ayes and O naysl 10 VERSION A 11/18/05 ' Joseph C. Griffiths (abstained) COMMON COUNCIL FOR THE CITY OF CARMEL -R-o/nald E. Carter - ATTEST: Diana L. Cordray, IAMC, Clerk-~rer ' , oIll Presented, by me to the Mayor of the City of Carmel, Indiana this ~ day of 2005, at //: 07 ~c.M. ,-.I Approved,byme, Mayor of the City of Carmel, Indiana, thiso~3 day of 1"4 2005, at/O.',~K- ~.M. ATTEST: Diana L. Cordray~asurer This Instrument prepared by: Zeff A. Weiss, Esq. ICE MILLER One American Square Box 82001 Indianapolis, IN 46282 1,1~ VERSION A 11/18/05 EXHIBIT "A" Legal Description Part of the Southeast Quarter of Section 35 and the Southwest Quarter of Section 36, in · Township 1'8 North, Range 3 East, Hamilton County, Indiana, described as follows: Commencing at the Southeast comer of said Southeast Quarter Section; thence South 88 degrees 49 minutes 34 seconds West (assumed bearing) along the South line of said Southeast Quarter . Section a distance of 23.00 feet; thence North 01 degrees 10 minutes 26 seconds West a distance of 100.00 feet to the intersection of the North line of 116th Street (per "Limited Warranty Deed" to the City of Carmel recorded as Instrument number 200400022719 in the Hamilton County Recorder's office) with the East right of way line of College Avenue (per "Dedication of Street Right-Of-Way" recorded as Instrument number 8742050), being the Point of Beginning, (the following five courses are along the East lines of said College Avenue per said "Dedication"), said point being on a non-tangent curve concave Easterly having a central angle of 20 degrees 02 minutes 28 seconds and a radius of 707.00 feet; 1) thence Northerly along the arc of said curve a distance of 247.30 feet (said arc being subtended by a chord having a bearing of North 08 degrees 50 minutes 15 seconds East and a length of 246.04 feet); 2) thence North 18 degrees 17 minutes 09 seconds East a distance of 100.00 feet; 3) thence North 18 degrees 51 minutes 31 seconds East a distance of 71.39 feet to a tangent curve concave Westerly having a central angle of 48 degrees 21 minutes 28 seconds and a radius of 162.00 feet; 4) thence Northerly along the arc of said curve a distance of 136.73 feet (said arc being subtended by a chord having a bearing of North 05 degrees ~9 minutes 13 seconds West and a length of 132.71 feet); 5) thence on a tangent line North 29 degrees 29 minutes-57 seconds West a distance of 111.19 feet; thence North 89 degrees 09 minutes 48 seconds East parallel with the South line of said Southwest Quarter Section a distance of 596.48 feet; thence North 00 degrees 22 minutes 52 seconds West a distance of 58.02 feet; thence North 89 degrees 09 minutes 48 seconds East a distance of 220.00 feet; thence South 00 degrees 22 minutes 52 seconds East a distance of 725.72 feet to the North line of 116th Street (per "Limited Warranty Deed" to the City of Carmel recorded as Instrument number 200300127285 in the Hamilton County Recorder's office); (the remaining 4 courses being along the North lines of said 116th Street as conveyed to the City of Carmel reco~'ded as said Instrument number 200300127285, Limited Warranty Deed recorded as Instrument number 200300127280, Personal Representatives Deed recorded as Instrument number 200300088446 and said Instrument number 200400022719); 1) thence South 89 degrees 09 minutes 48 seconds West a distance of 494.22 feet; 2) thence North 82 degrees 18 minutes 4l seconds West a distance of 66.35 feet; 3) thence North 89 degrees 13 minutes 54 seconds West a distance of 261.39 feet; 4) thence North 57 degrees 22 minutes 41 seconds West along said North line a disthnce of 29.80 feet to the Point of Beginning. Containing 12.417 acres, more or less. VERSION A l 1/18/05 EXHIBIT "B" Neighborhood-serving Use Area Permitted Uses RESIDENTIAL Attached Dwelling Multiple Family Dwelling Home Occupation OFFICE Clinical or Medical Health Center Research Laboratory/Facility General Offices Professional Offices CUL TURAL/ENTERTAINMENT Art Gallery Art & Music Center Hotel Hotel (Full Service) Catering Establishment Restaurant, without drive-thru food sales, with full service bar and live musical entertainment Meeting or Party Hall INSTITUTIONAL Church/Temple/Place of Worship Library Post Office Public Service Facility EDUCATIONAL School, Trade or Business College or University Day Nursery/Day Care Kindergarten/Preschool RECREATIONAL Commercial Recreational Facility, Indoor Commercial Recreational Facility, Outdoor Country Club Golf' Course Private Club or Lodge Private Recreational Facility Park, Public MISCELLANEOUS Artificial Lake or Pond (non-platted) RETAIL. & SERVICE General Retail Sales General Service ' Caf6 Delicatessen Coffee Shop (with or without drive-thru) Dry Cleaning Establishment (w/o on-site plant) Financial Institution Automated Teller Machine (ATM) Funeral Home/Mortuary/Crematory Self-Service Laundry Veterinary Hospital w/o commercial kennel Wholesale Sales VERSION A 11/18/05 EXHIBIT "C" Neighborhood-serving Use Area Proposed Elevations VERSION A 11/18/05 O~ -ID EXHIBIT "D" Neighborhood-serving Use Area Proposed Exteriors VERSION A 11/18/05 ©~ Z~- EXHIBIT "E" Neighborhood-serving Use Area Mechanical Equipment Screening Plan VERSION A 11/18/05 EXHIBIT "F" Proposed Townhouse Floorplans VERSION A l 1/18/05 BELAIRE 1840 ..... BELAIRE 1840 UPPER LEVEL PLAN OPT, SECOND OWNERS SUITE OPT. POWDER ROOM O~P~_T...~ U E S T~B~ _T_H ::"> OPT, ~IJEST ROOM' LOWER LEVEL FLOOR PLAN OPT. STUDY BALCONY OPT. FIREPLACE AND MEDIA MID LEVEL FLOOR PLAN, UPPER LEVEL PLAN OPT. SECOND OWNERS SUITE .:,,-?1'-~c i' I OPT. GARDEN BATH WITH SECOND OWNERS SUITE OPT. GARDEN BATH OWNERS SUITE OPT. POWDER ROOM OPT. GUEST BATH ', OPT. GUEST.ROOM LOWER LEVEL FLOOR PLAN MID LEVEL FLOOR PLAN OPT. STUDY OPT. FIREPLACE LANGLEY 2227 uw~.s EXHIBIT "G" Proposed Townhouse Exteriors and Elevations VERSION A 11/18/05 Rear Load Row CENTEX I N D0404t020510406t0407 ~:~%%~." Centex Homes - Indianapolis ............ Rear Load NTr::X IN D0404/0205/04(: ~,, Centex Homes - indianapolis ............. il i .i i i I EXHIBIT "H" Proposed To~vnhouse Light Fixtures VERSION A 11/18/05 50 Ye~r~ of Home-building inJsh outdoor wall iVatts ~veled glass panels Exterior NOTE: Fixtures Moy Vary Per Pier, Entry .Soffit Width: 9 ½" Height: 5" 2 Lights x 60 Watts Two light ceiling fixture in Bktck with clear textured glc~s Rear Exfte'rior Width: 4 ½~ Height: 7 Extends 2 4" I Light x ~O Watts One light Bb~k.outdoor well bracket with clear beveled glos~ EXHIBIT "I" . Conceptual Site Plan VERSION A 11/18/05 Z Z~ qO3qlOO ~ .L33~LL$ H-LOL~ NVqd 3115 I I I I I I I I I ! EXHIBIT "J" Neighborhood-serving Use Area and Townhouse Area VERSION A 11/18/05 '3 Amended 1~ ~,, t jif 116m S~EET ~ COLLEGE A~NUE Il