HomeMy WebLinkAboutPacket 2-21-06
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A REQUEST FOR ZONING CHANGE TO
PLANNED UNIT DEVELOPMENT (PUD)
DOCKET #05120025 Z
TI-IE CITY OF CARMEl, INDIANA
PLAN COMMISION
FEBRUARY 21. 2006
GRRmER[V
PETITIONER:
BUCKINGHAM PROPERTIES, INC.
DAVID E. LEAZENBY, VICE PRESIDENT
333 N. PENNSYlANNIA STREFf. 10TH FLOOR
INDIANAPOLIS, IN 46204
PHONE 317 974-1234 X241
FAX 317 974-1238
AITORNEY:
NElSON & FRANKENBERGER
JAMES E. SHINAVER
3105 EAST 98'TH STREET. SUITE 170
INDIANAPOLIS, IN 46280
PHONE 317 844-0106
FAX 317 846-8782
ENGINEER:
nlE SCHNEIDER CORPORATION
GARY MURRAY, PE
8901 0115 AVENUE
INDIANAPOLIS, IN 46216
PHONE 317 826-7163
FAX 317 826-7200
MASTER PLAN:
LOON!:"), RICK'; KISS ARCHnr:crs
175 TOYOTA PlAZA, surlt: 600
MEMPHIS, 1N 38103
PHONE 901 521-1440
FAX 901 525-2760
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\;.. '\ ARCHITECT:
,.,Ii':C';::-'V~D \y/~.EAVER DESIGN GROUP, INC:
1\,__ ....I t 6201 CARROLLTON AVENUE
~- - \ INDIANAPOLIS, IN 46220
FEB 1 0 2006. ~'. -~ PHONE 317 202-0661
, \ J- FA.X 317 202-0662
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BUCKINGHAM
COMPANIES
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~ Table of Contents
~ GBDmEHrV
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~ TIlE VISION FOR GRAMERCY 1
Development Statement
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SITE DOCUMENTATION
~ Aerial Photograph
Parcel Map
~ Site Context
Consistency with CarrneYs Plans
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~ SITE PLAN &. CHARACTER 3
Conceptual Site Plan
Conceptual Renderings
~ Conceptual Images
~ PLANNED UNIT DEVELOPMENT 4
~ ORDINANCE WIlli EXlDBITS
Grarnercy Planned Unit Development Ordinance
~ Exhibit A: Legal Description
Exhibit B: Existing Conditions and Structures
Exhibit D: Permitted Uses
~ Exhibit E: Conceptual Plan
~ GRAMERCY DESIGN 8t DEVELOPMENT 5
~ STANDARDS (EXIllBIT C)
~ STREETSCAPE. LIGHTING &. SIGNAGE 6
Conceptual Streetscape
~ Conceptual Lighting
Conceptual Signage
~ ART 7
~ Commitment to Public Art
(;.;J CIRCULATION 8
Circulation Plan
~ City of Carmel Thoroughfare Plan
TrafIic Analysis Executive Summary
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Development Statement
6BBmEHrV
The Gramercy Planned Unit Development District is a proposed framework for the long-term redevelopment of
the Mohawk Hills Apartment Complex, which is located on 116 acres between Keystone Avenue to the east, Au-
man Drive to the west, 126th Street to the north, and E. Carmel Drive to the south. The property was originally
constructed in the early 1970's as townhome apartments, and was acquired by Buckingham Companies in 2004 after
suffering from years of disinvestment from an out-of-state owner. Today, Mohawk Hills' units, amenities, and layout
have become out-of-date, and a plan for the property's future is necessary.
The property consists of four parcels with the R2 zoning designation. The petitioner desires to rezone the entire
property to the Gramercy PUD District, which would provide the necessary tools and standards so that the property
can be redeveloped over time in a manner that is consistent with the City of Carmel's vision for the area.
The property is located in a unique position within the central core of Carmel, an area that has been identified by the
City as a location for urban neighborhoods and a mixture of uses. The plan for Gramercy is built upon the public
investment that the City of Carmel has made over the past ten years in this area, such as City Center, the Old Town
Arts & Design District, and the numerous streetscape projects and design standards initiated by the City.
Gramercy is inspired by the great urban neighborhoods of the world. Gramercy's plan is characterized by pedestrian-
friendly streets, tree-lined sidewalks, distinctive architecture, Main Street-style neighborhood stores, quiet parks and
a vibrant central plaza. As Mohawk Hills is gradually redeveloped, a traditional, authentic neighborhood will evolve
over a period of years. A tasteful blend of high-quality residential and mixed-use buildings will be set in a walkable,
urban living environment linked by a network of green, open spaces. Gramercy's parks, shops, and sidewalks will be
open for the Carmel community to use and enjoy.
We are pleased to present the enclosed documents and images as our vision for the redevelopment of Mohawk Hills
into Gramercy.
David E. Leazenby
Vice President, Land Development
Buckingham Properties, Inc.
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Aerial Photograph II
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Parcel Map
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GBOmERrY
The site is composed of four parcels which together make up the entirety of the
Mohawk Hills Apartment Complex. These four parcels are currently zoned R2.
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Site Context
The site is located within walking distance of City Center,
the Old Town Arts & Design District, and the Monon Trail.
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Old Town Carmel
City Center
Arts & Design District
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Monon Trail
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Consistency with Carmel's Plans
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68RIDER[Y
The proposed Gramercy PUD is consistent with Carmel's masterplan and
its Urban Design Initiative. The site is in a unique infilllocation within
Carmel's central core, adjacent to existing infrastructure and amenities.
CARMEL'S COMPREHENSIVE PLAN
Gramercy's location and proposed character
are consistent with the City of Carmel's
Comprehensive Plan guidelines for high-
intensity residential development in the
following ways:
+ It is located in and adjacent to the CBD
+ It is a part of an intensive mixed-use
project
+ Regional access is ditectly available
+ Access to the site is via regional serving
roadways and does not pass through low-
intensity residential areas
+ It is near to neighborhood commercial
centers, parks and playgrounds, schools,
bicycle and pedestrian trails, and police, fire
and public safety.
URBAN DESIGN INITIATIVE
Carmel's Urban Design Initiative has set
our principles to guide the development
of Carmel's central core over time, and has
identified the Mohawk Hills site as a future
community (or neighborhood) extension
within Carmel's central core. The Gramercy
PUD is consistent with the guiding
principles of the Urban Design Initiative
because it proposes a neighborhood that:
+ Is pedestrian-oriented
+ Has a mixture of uses and building types
+ Connecrs to the surrounding community
+ Provides public gathering spaces and focal
elements to establish neighborhood identity
+ Provides streets to be shared by pedestrians,
bicyclists, and automobiles
+ Provides parks and open spaces
+ Ensures high standards of design and
architecture
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Conceptual Site Plan
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Conceptual Renderings
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6BBmEHrY
The images below are conceptual representarions of Gramercy's character, These images are included ro illusrrare conceprs only
and are not actual representations of rhe proposed Gramercy project, buildings, design. marerials. archirecture. etc.
At Gramercy's hub will be a plaza, surrounded by shops, restaurants,
and accented by a landmark clock tower.
Gramercy's tree~lined streets and sidewalks will encourage walking and
enhance its sense of community.
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Conceptual Renderings
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6BRmERCY
The images below are conceprual representations of Gramercy's character. These images are included to illusttate concepts only
and are not actual representations of the proposed Gramefcy project, buildings, design, materials, architecture, etc.
A variety of parks and open spaces will be provided throughout Gramercy
so that everyone is within a few minutes walk of recreational opportunities.
Shops and amenities will be located close to where people live.
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Conceptual Images
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GRUEHtY
The images below are conceprual representations of Gramercy's character, These images are included to illusttate concepts only
and are not acrual representations of the proposed Gramercy project, buildings, design, matetials, architecrure, etc.
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Sponsor:
ORDINANCE NO.
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISIIING THE
GRAMERCY
PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, Section 31.6.4 of the Cannel/Clay Zoning Ordinance Z-289 (the
"Carmel/Clay Zoning Ordinance'), provides for the establishm~nt of a Planned Unit
Development District in accordance with the requirements of I. C. ~ 36-7-4-1500 et seq.;
WHEREAS. the Cannel/Clay Plan Commission (the "Commission") has given a
favorable recommendation to the ordinance set forth herein ('Uramercy") which
establishes the Gramercy Planned Unit Development District (the "Dis1rict'j. which shall
also be referred to as the "Gramercy Ordinance."
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana (the "Council"). that (i) pursuant to IC ~36-7-4-1500 -et seq., it adopts
this Gramercy Otdinance, as an amendment to the Carmel/Clay Zoning Ordinance and it
shall be in full force and effect from and after its passage, (ii) all prior commitments shall
be null and 'Void and replaced and superseded by this Gramercy Ordinance, and (ill) this
Gt.1llnercy Ordinance shall be in full force and effect from and after its passage and
signing by the Mayor.
Section 1 Appli~ability of Ordinance
1.1. The 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" (the "Real Estate"), as a Planned Unit
Development District to be known as Gramercy.
1.2. Developmellt in the District shall be governed entirely by (i) the
provisions of this GTamercy Ordinance and its exhibits, and (ii) those
provisions of the Carmel/Clay Zoning Ordinance specifically referenced in
this Gramercy Ordinance. In the event of a conflict between this
Ordinance and the Carmel/Clay Zoning Ordinance or the Sig
the provisions of this Gramercy Ordinance shall apply.
1.3. Any capitalized term not defined herein shall have the m
in the Cannel/Clay Zoning Ordinance in effect on the d
enactment of this Gramercy Ordinance.
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Section 2 Current Conditions and Stxuctures.
Attached hereto and incorporated herein by reference as Exhibit "B" is an aerial
photograph depicting the boundaries of the Real Estate and the Existing Apartments and
Existing Apartment Accessory Uses. The Existing Apartments and the Existing
Apartment AccessOIy Uses shall be pennitted to remain in their current conditions and
shall not be subject to the tenns and conditions of this Gramercy Ordinance and the
Gramercy Design and Development Standards. However, as redevelopment of the Real
Estate occurs and either the Existing Apartments and/or the Existing Apartment
Accessory Uses are removed in order to accommodate the redevelopment, the newly
constructed buildings and structl;1res shall be subject to this Gramercy Ordinance and the
Gramercy Design and Development Standards.
Section 3 Platting
The platting of the Real Estate into smaller Sections shall be pennitted administratively,
so long as the proposed plat complies with the requirements set forth in the attached
Design and Development Standards, which is attached hereto and referred to herein as
Exhibit "c" ("Oramercy Design and Development Standards") and the creation of a new
property line within the Real Estate shall not impose or establish new development
standards beyond those specified below in the Gramercy Design and Development
Standards for the entirety of the Real Estate. However, the development of any Section
or Sections shall confonn to the requirements set forth in the Gramercy Design and
Development Standards, and all other applicable requirements contained in this
Gramercy Ordinance.
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Section 4 Design and De.elopment Standards and Permitted Uses
4.1. Desim and Development Standards. The design and development of the
District shall comply with the Gramercy Design and Development
Standards. which is attached hereto and referred to herein as Exhibit ''C''.
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4.2. Permitted Uses. The Permitted Uses are set forth in what is attached
hereto and incorporated herein by reference as Exhibit "D" (hereafter
"Permitted District Uses"), subject to the requirements of subsection (A)
below_
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Any building adjacent to. D.-onting on and oriented towards the
Western property line shall not contain any non-residential uses
that are accessed from the building's westernmost facade.
4.3. Building Height. In order to maintain harmony with the nearby City
Center redevelopment, no portian 'Of a building 'Or buildings in the District
may extend greater than one hundred thirty (130) feet in height. In order
to maintain harmony with the existing neighborhoods to the West and
North of the District, no portion of a building or buildings that are adjacent
to either the Northem ot Western property lines shall be greater than forty
(40) feet in height within fifty (50) feet of the Northern 'Or Western
property lines.
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Section 5 Accessory Buildings. All Accessory Buildings and Accessory Uses shall
be pennitted except that any detached accessory building shown in any
Development Plan shall have on all sides the same architectural features or shall
be architecturally compatible with the principal building(s) with which it is
associated.
SectiOll 6 Landscaping. Landscaping shall be required in accordance with the
standards contained in Exhibit "e", the Gramercy Design and Development
Standards. A Landscape Plan shall be submitted as part of any ADLS Approval
and Development Plan Approval for any section to be developed.
Section 7 Lighting. Lighting shall be required in accordance with the standards
contained in Exhibit "e", the Gramercy Design and Development Standards. A
Lighting Plan shall be submitted as part of any ADLS Approval and Development.
Plan Approval for any section to be developed.
Section 8 Parking. Parking shall be required in accordance with the standards
contained in Exhibit "C', the Gramercy Design and Development Standards. A
Parking Plan shall be submitted as part of any ADLS Approval and Development
Plan Approval for any section to be developed.
Section 9 SigDage. Signage shall be required in accordance with the standards
contained in Exhibit "e" ~ the Gramercy Design and Development Standards. A
Signage Plan shall be submitted as p81t of any ADLS Approval and Development
Plan Approval for any section to be developed.
Section 10 Approval Process
10.1. Ap,proval or Denial of the Primarv PlatJDevelopment Plan
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Exhibit ''E'', which is attached hereto and incorporated herein by
reference, shall serve as the Conceptual Plan (the "CP").
However, the CP does not constitute the approved development
plan and primary plat for the Real Estate~ Dor does it constitute the
approved architecture~ design, lighting and landscaping for the
Real Estate and the improvements thereon, considered in
connection with the Gramercy Ordinance. Gramercy shall require
further (i) ADLS approval and (ii) development plan/primary plat
approval- The Secondary Plat approval procedures are set forth
below in this Section 10. If there is a Substantial Alteration in the
approved ADLS and development plan/primary pla~ 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.
10.2. Approval or Denial of Secondary Plat
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The Director shall have the sole and exclusive authority to approve
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without conditions, approve with conditions, or disapprove the
Secondary Plat (the "SP') for the Gramercy Ordinance; provided,
however, that the Director shall not unreasonably withhold or
delay the Director's approval of the SP that is in substantial
conformance with the development planlprimary plat and is in
confo:rmance with this Gramercy Ordinance and the Gramercy
Design and Development Stand31'dS. If the Director disapproves
any SP, the Director shall set forth in writing the basis for the
disapproval and schedl.ue the request f01' approval of the SP for a
hearing before the f'Ull Plan Commission.
An amendment to the SP, which is not determined by the Director
to be a Substantial Alteration or Material Alteration from the
approved development planlprima1y plat, 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 development
plan/primary plat and any proposed SP, the Director may, at the
Director's discretion, refer the amended SP to the Commission, or
a COIDInittee thereof, for review and approval by the Commission
and/or a Committee thereof.
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C. The SP shall be a speCific plan for the development of all or a
portion of the Real Estate that is submitted for approval to the
Director, which shall include reasonable detail regarding the
facility and structures to be constructed, as well as drainage,
erosion control, utilities, and building information.
Section 11 Rules of Construction
11.1. General Rules of Construction.. The following general rules of
construction and definitions shall apply to the regulations of this
Ordinance:
A. The singular number includes the plural and the plural the singular,
unless the context clearly indicates the contrary_
B. Words used in the present tense include the past and future tenses,
and the future the present.
C. The word "shall" is a mandatory requirement. The word 'may" is
a permissive requirement. The word "should" is a preferred
requirement.
Section 12 Violations. All violations of this Gramercy Ordinance shall be subject to
Section 34.0 of the Cannel/Clay Zoning Ordinance.
Section 13 Definitions
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13.1. Alley: A public or private service way providing a secondary means of
access to a structure or area.
13.2. Building Reischt: The vertical distance from the highest grade relative to
the Street frontage to the cornice line or to the roof edge line. The vertical
distance from the cornice line or the roof edge to the parapet of roof ridge
(including gables), and the height of towers. steeples, cupolas and other
architectural roof embellishments are not included in calculating building
height.
13,3. City: The City of Carmel, Indiana.
13.4. Commission: The CarmeVday Plan Commission.
13.5. Cornice: The top part of an entablature, usually molded and projecting.
13.6. Council: The City Council of the City of Carmel. Indiana.
13.7. County: Hamilton County, Indiana.
13.8. Conceotual Plan: A general plan for the development of the Real Estate
that is submitted for approval showing the conceptual layout of blocks,
streets and open spaces and is depicted on Exhibit ~'E" which is attached
hereto and incorporated herein by reference.
13.9. Condominiums; A residential living unit or units as defmed in and
governed by the Indiana Code. Sections. 32.25-1~1 to 32-25-9-2,
inclusive.
13.10. Developer: Buckingham Properties, Inc. and its successors and assigns, or
any person and/or entity engaged in development of one or more phases
and/or Sections of the Development.
13.11. Development The Real Estate constituting the District as it may be
developed and improved in accordance with this Ordinance and the
Development Requirements contained herein.
13.12. Develooment Reauirements: Development standards and any
requirements specified in this Oramercy Ordinance which must be
satisfied in connection with the approval of a Secondary Plat.
13.13. Director: Director, or Administrator, of the Department of Community
Services for the City of Carmel, Indiana. ''Director'' and "Administrator"
shall include hislher anthori:ted representatives.
13.14. District: Approximately 116.6 acres of land described in Exhibit '~An
attached hereto and incorporated herein.
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13.15. Exison!.! Apartments: The Existing Apartments are depicted on Exhibit
"B" which is attached hereto and incorporated herein by reference and
consists of all the current apartment stmctures and buildings on the Real
Estate.
13.16. Existing Apartment Accessorv Uses: The Existing Apartment Accessory
Uses are depicted on Exhibit "B" which is attached hereto and
incorporated herein by reference and include, but are not limited to, all
accessory buildings, structures and improvements relating to the Existing
Apartments, such as streets, parking areas, landscaping, lighting, signage.
garage structures, covered garage structures, trash enclosures and trash
structures, clubhouse, swimming pool, tennis cow1:s, covered garage
structures, the apamnent complex clubhouse and related structures, the
golf course, the golf course clubhouse, and all related golf course
improvements, structures and facilities.
13.17. LivelW ork Dwellin~: A type of Attached Dwelling in which the uses
permitted in the Office Uses, Educational Uses, Retail & Service Uses and
CUlturallEntertainment Uses that are set forth in the Schedule ofPemritted
Uses that is attached to the Gramercy Ordinance as Exhibit "D" are
pexmitted in the LiveIWork Dwelling. Both residential and non-residential
uses shall be permitted in a LivelWork Dwelling.
13.18. Mixed Use: The combination of any of the Permitted Uses as set forth in
the Schedule of Permitted Uses attached as Exhibit "D" to the Gramercy
Ol'dinance within a single building of two or more stories.
13,J9. Open Space: A land surface within the Development intended to enhance
the use and enjoyment of residents of the Development, where designated,
the community at lal'ge. Grass and landscaped areas, hardscape materials,
paths and sidewalks may be included in any area calculations of open
space.
13.20. Parking Lot Commercial: Any area of land used or intended for off-street
surface or enclosed multi-level parking and opemted for remuneration.
13.21. Parking Lot. Private: Any area ofland used or intended for off-street
surface Ot enclosed multi-level parking, and privately owned.
13.22. Real Estate: The Real Estate shall mean and refer to all of the Real Estate
described in Exhibit "An.
13.23. Secondary Plat: A specific plan for the development of the Real Estate, a
portion of the Real Estate or a Section of the Real Estate that is submitted
fol' approval showing proposed facilities, buildings, and structures. This
plan review includes general landscaping, parking, drainage, erosion
control, signage, lighting, screening and building information for the site.
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13.24. Section; A specific area or parcel of the Real Estate that is submitted for
architectural design, lighting, landscaping, and signage development
approval (the "ADLS Approval") and development plan/primary plat
approval (the 'cOP Approval'').
13.25. S.:tory and/or Stories. That part of any Building comprised between the
level of one finished floor and the level of the next higher fInished floor
or, if there is no higher finished floor, that part of the Building comprised
between the level of the highest ftnished floor and the top of the roof
beams. A basement, although wholly or partially habitable, is not a story
unless more than fifty percent (50%) of the basement elevation is above
grade at the bui1d~to line.
13.26. Townhome: See TOWNHOUSE.
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PASSED by the Common Council of the City of Cannel, Indiana this _ day
of , 2006~ by a vote of ayes and nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Ronald E. Calter
Fredrick J. Glaser
Joseph C. Griffiths
A1TEST:
Diana L. Cordray, IAMe, Clerk Treasurer
Kevin Kirby, President of Common Council
Brian D. Mayo
Mark Rattennann
Richard L. Sharp
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Presented by me to the Mayor of the City of Carmel, Indiana the _ day of
,2006, at o'clock_.M.
Diana L. Cordray) lAMe, Clerk
Treasurer
Approved by me, Mayor of the City of Carmel, Indiana, this
, 2006. at 0' clock _.M.
day of
J ames Brainard, Mayor
ATTEST:
Diana L. Cordray, lAMe, Clerk Treasurer
This Instrument prepat-ed by: David E- Leazenby and Sara Nasuti
Buckingham Properties, Inc.
333 N. Pennsylvania St, 10th Floor
Indianapolis, IN 46204
This Instnlment reviewed by: James E. Shinaver
NELSON & FRANKENBERGER
3105 East 98th Street, Suite 170
Indianapolis, IN 46280
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Exhibit "A" - Legal Description
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Part of the Northwest Quarter and part of the Northeast Quarter of Section 31, Township 18
North, Range 4 East, in Hamilton County, Indiana, more particularly described as follows:
-Beginning at the Northwest Comer of the Northeast Quarter of Section 31, Township 18 North,
Range 4 East; thence South 90 degrees 00 minutes 00 seconds East (assumed bearing) on and
along the North line of said Northeast Quarter 657.90 feet; thence South 00 degrees 15 minutes
20 seconds East 2657.80 feet to the South line of said Northeast Quarter; thence South 89
degrees 56 minutes 10 seconds West on and along aforesaid South line 660.00 feet to the
Southwest Comer of said Northeast Quarter; thence South 90 degrees 00 minutes 00 seconds
West on and along the South line of the Northwest Quarter of said Section 31, 660.00 feet;
thence North 00 degrees .12 minutes 35 seconds West parallel with the East line of said
Northwest Quarter 2081.30 feet to a point which is 577.50 feet South and 00 degrees 12 minutes
35 seconds East ofthe North line of said Northwest Quarter; thence South 89 degrees 58 minutes
35 seconds East parallel with the North line of said Northwest Quarter 379.50 feet; thence North
00 degrees 12 minutes 35 seconds West parallel with the East line of said Northwest Quarter
577.50 feet to the North line thereof; thence South 89 degrees 58 minutes 35 seconds East on and
along aforesaid North line 280.50 feet to_the Place of Beginning.
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ALSO:
Part of the Northeast Quarter of Section 31, Township 18 North, Range 4 East, in Hamilton
County, Indiana, more particularly described as follows:
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Beginning 657.90 feet North 90 degrees 00 minutes 00 seconds East (assumed bearing) of the
Northwest Comer of the Northwest Corner ofthe Northeast Quarter of Section 31, Township 18
North, Range 4 East, and on the North line thereof; thence South 00 degrees 15 minutes 20
seconds East 2657.80 feet to the South line of said Northeast Quarter, distant 660.00 feet
Easterly from the Southwest Corner thereof; thence North 89 degrees 56 minutes 10 seconds
East on and along aforesaid South line 476.8S'feet to the West right of way line of State Road
#431; thence on and along aforesaid West right of way line of said State Road #431 the
following Nine (9) courses; thence North 05 degrees 26 minutes 50 seconds East 157.45 feet;
thence North 01 degree 43 minutes 42 seconds East 200.42 feet; thence North 10 degrees 24
minutes 02 seconds East 150.56 feet; thence North 05 degrees 26 minutes 50 seconds East
462.20 feetto the point of Curvature of a curve to the left with a radius of 19,011.59 feet; thence
Northerly on and along said curve to the left 1,580.57 feet through a central angle of 04 degrees
45 minutes 48 seconds; thence North 38 degrees 59 minutes 10 seconds West 98.58 feet; thence
North 89 degrees 56 minutes 05 seconds West 200.00 feet; thence North 67 degrees 03 minutes
20 seconds West 54.27 feet; thence North 00 degrees 03 minutes 55 seconds East 16.14 feet to
the North line of said Northeast Quarter; thence North 90 degrees 00 minutes 00 seconds West
on and along aforesaid North line 353.27 feet to the Place of Beginning.
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ALSO:
Part of the Northwest Quarter of Section 31, Township 16 North, Range 4 East in Hamilton
County, Indiana, more particularly described as follows:
Beginning at a point on the North line of the Northwest Quarter of Section 31, Township 18
North, Range 4 East, which is 280.50 feet North 89 degrees 58 minutes 35 seconds West
(assumed bearing) of the Northeast Comer of said Northwest Quarter; thence South 00 degrees
12 minutes 35 seconds East parallel with the East line of said Northwest Quarter 577.50 feet;
thence North 89 degrees 58 minutes 35 seconds West parallel with the North line of said
Northwest Quarter 379.50 feet; thence North 00 degrees, 12 minutes 35 seconds West parallel
with the East line of said Northwest Quarter 577 .50 feet to the North line thereof; thence South
89 degrees 58 minutes 35 seconds East on and along aforesaid North line 379.50 feet to the Place
of Beginning.
Page 2 of 2
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Exhibit "B" - Existing Conditions and Structures
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EXHIBIT "D" - Schedule of Permitted Uses
The following is a Schedule of Permitted Uses pertaining to the use and development of the
Gramercy District:
Residential Uses
Single Family Dwelling
Two Family Dwelling
Multiple Family Dwelling
Detached Dwelling
Accessory Dwelling
Attached Dwelling
Home Occupation
Bed & Breakfast Inn
Model Home
Guest House
Bona Fide Servants Quarters
Boarding or Lodging House
NursinglRetirement/Convalescent Facility
Private Swimming Pool, etc
Apartments
Live/Work Unit
Townhouses
Condominiums
Office Uses
Clinical or Medical Health Center
Research Laboratory IF acility
General Offices
Professional Offices
Training Facility
Institutional Uses
Church/Temple/Place of Worship
Hospital
Surgery Center
Urgent Care
Rehabilitation Facility
Physical/Occupational Therapy
Library
Post Office
Public Service Facility
Educational Uses
School, Trade or Business
College or University
Day Nursery/Day Care
Kindergarten/Preschool
School of General Elementary or Secondary
Education
Retail & Service Uses
General Retail Sales
LumberIBuilding Materials Sales (enclosed)
General Service
Automobile Service Station
AutomobilelBoat Sales
Automobile/Truck Repair (indoor)
Cafe
Delicatessen
Coffee Shop
Commercial Kennel
Dry Cleaning Establishment (w/ on-site
plant)
Dry Cleaning Establishment (w/out on-site
plant)
Equipment SaleslRepair (indoor)
Financial Institution (with drive-thru)
Financial Institution (without drive-thruO
Automated Teller Machine (A TM)
Funeral Home/Mortuary/Crematory
Roadside Sales Stand
Self-Service Laundry
Veterinary Hospital with commercial kennel
Veterinary Hospital w/out commercial
kennel
Wholesale Sales
(Continued next page)
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Cultural/Entertainment Uses
Art Gallery
Art & Music Center
Carnivals, Fairs, Circuses, etc.
Hotel
Hotel (full service)
Indoor Theater
Outdoor Theater
Catering Establishment
Restaurant, without drive-thru food sales
Restaurant, with walk-up/drive-thru food
sales
Meeting or Party Hall
Museum
Stadium or Coliseum
Tavem/Night Club
Industrial Uses
Light Industrial
Storage and/or Warehousing, Indoor
Storage and/or Sale of Petroleum Products
Printing/Publishing Establishment
Light Manufacturing
Printing/Publishing Establishment
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A!!ricultural Uses
Commercial Greenhouse
Plant Nursery
Recreational
Commercial Recreational Facility, Indoor
Commercial Recreational Facility, Outdoor
Community Center
Country Club
Golf Course
Private Club or Lodge
Private Recreational Facility
Park, Public
Shooting Gallery
20f2
Miscellaneous
Artificial Lake or Pond (non-platted)
Cemetery
Commercial Parking Lot (surface)
Commercial Parking Lot (multi-level garage
structure)
Mixed-Use
Private Parking Lot (surface)
Private Parking Lot (multi-level garage
structure)
TransDortation & Communication Uses
Antenna
Collocated Antenna
Radio and/or Television Studio
Radio/Television Transmission Antenna
Radio/Television Transmission Tower
Tower
Wireless Telecommunications Service
Tower
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Exhibit "E" - Conceptual Plan
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OO~~UOUDOOOUUUOODDOO~O~UU
Example of a surface parking lot located on the interior of a block
which indudes landscaping and decorative streetscape details.
Example of a single-family residential garage and driveway that is
accessed from a rear alley.
These residential garages are accessed from an interior courtyard
area.
Parallel parking on commercial streets calms traffic, protects pe-
destrians, and provides additional visible and convenient parking
for retailers.
Exampte of an unobtrusive entrance to a parking structure located
behind a retail main street.
Example of an entrance to a parking structure that is designed to
match the scale, proportions, and details of the building.
[]
[][JIJ[][](]
'1,6, Parking' ,
'. '
1.6.1. On#street Parking
. On-street parking shall be provided on public stteets.
. Primary streets shall utilize curb bulb outs to define the on-
street parking zones and narrow intersections for pedestrian
crossings. The bulb outs shall be angled at a 45 degree or
greater (inside comer) to allow for street cleaning and snow
plowing.
. On-srreet parking may be used to fulfill any parking
requirements.
1.6.2. Surface Parking Lots
. Parking lots shall be located to the side or the rear of
buildings and, where possible, shall be accessed from
secondary streets. Parking lots should not be permitted in
front of primary building facades or at corner locations.
. Parking areas shall be organized into a series of small bays
separated by landscaped islands consisting of trees and
shrubs.
. Driveways to parking areas shall generally be 18 feet -10 feet
v,.;de, but no more than 24 feet wide.
. The perimeter of all parking lors shall be visually screened
from the street by walls, fences and/or landscaping. If
landscaping is used, it shall generally consist of evergreens
planted in an intertwined pattern \.\-ith a minimum height
and spread of24 inches at a time of planting to provide year-
round screening.
. Parking shall not extend past the established building line on
a block,
1.6..3. Parking Structures
. Exterior \\."'a.lls of parking structures visible from public streets
shall have an architecturally appropriate design facing the
streeL
. Parking structures v,.;th street frontage shall comply with all
other building standards, including architectural standards.
. Entrances to parking structures shall be designed to match
the scale, proportion, and character of adjoining facades.
. Ground floor commercial uses shall be encouraged in any
parking structure that extends out to a primary street.
1.6.4. Residential Parking Garages and Drivc\\'aYs
. Residential parking garages and driveways shall be located
at the rear of the buildings, and should be accessed from an
alley whenever possible.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 10
OU~Duoo~nooo~oo~~oOOUOC~~OOD~ODU
Example of a high-quality neon sign.
Example of pin mounted 5ignage.
Blade signage extending pependicular to the facade can create an
unique identity for a business.
Goose-neck features not only provide light to a sign. but also add
an extra decorative element.
, . .
.1.7. Signage "," ,,"~ ;, , .' .. }"
~ > . ,
Signs are applied archirecmral elements rhat should be
used to reinforce the architectural style of the building
and express the presence of a unique retail establishment.
Good sign designs will enliven and enrich the streerscape
experience for pedestrians without detracting from the
spatial coherence and quality of the streets and public
spaces.
. Signs shall not obscure architectural elements such as
clerestory windows nor span across structural bays or
columns.
. The size of signs and letters on signs shall be in scale
and proportion to the space in which they are located.
. If present. dle signage band shall be incorporared into
the design of the facade, situated above the storefront
clerestory and below the second story windO\\'s.
Lettering shall he in keeping with the architectural
character of the building and not project out from the
front facade more than 2 inches.
. Signs illuminated by exterior wall~mounted ftxtures,
and individually back-lit opaque letters upon a brighrer
background are permitted,
. Wan mounted menu boards should be decorative and
well~maintained, and should complement the storefront
design.
Example of metal used appropriately for a sign and awning.
. Sign.ge in cornices ot parapets shall be limited in size
and incorporated as part of the architecnlre.
. Exposed neon signs, where permitted, shall be mounted
on the interior of storefront windO\\'s. Neon may be
used in limited quantities on exterior signs of high
quality.
. Signs may be perpendicular or f1at~mounted, including
separately mounted letters. Perpendicular signs may not
extend more than five feet from the face of rhe building,
. No sign may extend above the cornice line of the
building.
. Retracrable or fixed fabric awnings are allowed, but
these must fit within the storefront glass area and may
not obscure details of the building. Awnings may only
be supported by building.mounted hardware.
. Graphics painted on the sides of buildings that are
essentially commercial in character or describe activities
in the adjacent building will be considered "signs."
Other graphics of a non-commerdal nature, such as
murals or "trompe l'oeil"s, shall not be considered
"signs."
. Directional signage shall be located help to clarify
movement throughout the site and to key public spaces
and shopping areas.
. Signage shall be provided to and from public parking
garage and parking lot access points
GRAM,;RCY DESiGN AND DEvHOPMEN7 STANDARDS 11
OCO~ODCDDDOODODDDUUOOUOUDD
Conceptual bicycle route through Gramercy
"
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[]
[J(][)[](]
1;8. ?treets' . e, ~ . ..'. . , . ."" "
h " " . ';:;'. .,
Streets are the primary public spaces of Gramercy and as
such are an integral part of the design vision and intent.
All streets and sidewalks in Gramercy shall be designed
with the primary purpose of pedestrian use and experience.
Automobiles, while accomodated, shall be secondary to
pedestrians in the street design of GramerC)'. All streets
and buildings should be designed to encourage people to
use these public spaces and thereby support community
interaction.
1.8.1. General Street Standards
Gramercy shall have a variety of street types in a range of
widths. In general, streets should be no wider than necessary
to accommodate sate traffic flow, parallel parking, and adequate
pedestrianJbicycle circulation as appropriate to the character
and use of the area. Sidewalks should be widest in retail areas,
in front of restaurants/cafes, and next to plazas. Sidewalks shall
have a minimum clear passage \\idth of five feet. In general.
wider streets require taller buildings to maintain proper scale
and proportion.
One-way streets, alleys, and private streets shall be pemlitted.
Cul-de-sacs shall be prohibited.
All public streets shall accomodate on-street parking.
1.8.2. Pedestrian and Bicycle Circulation
Streets and sidewalks shall be designed to provide a safe,
comtortable, and convenient experience for pedestrians and
bicyclists. All residents and visitors should be able to circulate
through the site to open spaces, homes, and businesses on~foot
or by bicycle via roadways, sidewalks, and paths. Efforts shall
be made to connect pedestrian and bicycle routes to adjoining
off...gite routes.
Sidewalks shall be provided along all streets, and shall be
constructed to the standards of the City of Carmel, subject to
these Design and Development Standards.
1.8.3. Materials and Furniture
Concrete, stone, concrete pavers, brick pavers and metal grates
are permitted materials for the sidewalks and plaza spaces.
Ceramic tile is permitted as an accent only in locations such
as building entries.
Newspaper'vending machines, mailboxes, and public telephones
shall be permitted in limited numbers in plazas and main
streets. Where provided, these e1elnents shall be confined to
an area less than one hundred square feet.
Benches, bicycle racks and trash receptacles shall be provided
in primary public spaces and retail areas.
Retail shops shall be permitted to place decorative benches,
flower planters and! or sandwich boards on the sidewalk in
front of the store entrance, as long as these features do not
impede pedestrian circulation.
ORAMERCY DESIGN AND DEVELOPMENT STANDARDS 12
(J(](][J[][J[](]IJ(](]IJ
[]
OODD(]DUD~(JDDD~O(JU~O
) .. ) 'C
Travel
Example: Conceptual Mixed.Use Street
Setback Side- Pf9nt- Park Travel
walk ~
Travel Park Plsm- Sids. Setback
~ walk
Example: Conceptual Residential Street
Setback Side- P/anf-
walk ::"
Travel Park Planl- Side- Setback
;::, walk
Example: Conceptual One-Way Street
, "
,1:8. Streets (contmHed)' , ,'. '
~ j '1 , .."'<: ?
1.8.4. Conceprual Mixed-Use Streen;
Gramercy's mixed-use streets will be the primary thoroughfares
within the Gramercy neighborhood) and must accomodate a
mixture of lISes and needs. The height of adjacent buildings,
presence of ground~floor commercial uses, parallel parking,
plazas. street fumintre, and landscaping elements \\ill an have
an impact on the final street width, sidewalk v.idth, and other
street dimensions.
Fronn; of buildings generally should be positioned on the
front property line. with exceptions made within 5 feet for
the allowance of entries, balconies, outdoor seating areas,
hardscape and landscape features, etc.
Outdoor dining, cafe tahles, and retail displays are
permitted.
1.8.5. Conceptual Residential Streen;
Gramercy's residential streets generally have little to no
commercial uses, and are therefore quieter and less active than
the mixed~use streets. Residential streets should generally be
narrower than mixed~lIse streets.
Fronn; of buildings generally should be positioned on the
front property line, with exceptions made within 10 feet for
the allowance of entries, steps, balconies, gardens, hardscape
and landscape features, etc.
Greater flexibiliry is provided for the front setbacks of
buildings on residential streets.
1.8.6. Conceptual One-Way Streets
One.way flow is appropriate on narrow streets and streets
fronting on parks, plazas, and other open spaces. Parallel
parking should be provided on one or borh sides of one-way
streets.
Setbacks and othet srandards for one-way streen; should follow
its use and character, i.e., mixed.use or residential.
GRAMERCY DESIGN AND DEVElOPMENT STANDARDS 13
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Conceptual Streetscape
II
GHRmEBrY
---
Gramercy will have a variety of street furniture and streetscape
details, including benches, trash receptacles, bicycle racks, bol~
lards, street signs, tree grates, planters, pavers, cafe furniture, etc.
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The images on this page are conceptual representations of possible streetscape elements for Gtamercy. These images are included
to illustrate concepts only and are nOt actual representations of the proposed Gramercy streetscape elements.
Distinctive decorative elements can be incorporated into the
streetscape features of Gramercy.
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Conceptual Lighting
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6HOmEHrY
Street lighting will be provided throughout Gramercy. Street lighting fixtures
will be of the adopted City style, or of a design that is pedestrian~scaled and in
keeping with the architectural character of their surroundings.
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The images on rhis page are conceptual represenrations of possible lighting styles for Gramercy. These images are included ro
illusrrate conceprs only and are nor actual representations of rhe proposed Gramercy lighring.
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Conceptual Signage
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The images below are conceprual representations of possible sigtlage styles for Gramercy. These images are included ro illustrare
concepts only and are not acrual representations of the proposed Gramercy signs.
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Commitment to Public Art I
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In an effort to distinguish Gramercy in ways that enhance
its urban living, community~oriented plan, Buckingham
Companies is committed to including public art and design
elements throughout the project. Buckingham has invited
2nd Globe Studios to join its project team in order to
develop an Art Masterplan that will ensure that art and
design elements are a natural part of life in Gramercy. This
Commitment to Public Art has the following goals:
+ Use art and design as a means of enhancing
Gramercy's parks and plazas, and creating identity
for neighborhoods
+ Provide memorable pieces of interest that will
inspire curiosity and interaction and encourage
repeat visits
+ Provide art that will add value to the City of
Carmel beyond the cultural investment it represents
to Gramercy
+ Build upon and complement the City of Carmel's
plan for the Arts & Design District
The ideas and images that follow are conceptual in nature
and are presented as preliminary thoughts regarding options
for incorporating arts and design elements into the plan for
Gramercy. As the plan for Gramercy progresses, artwork
and design elements will be identified and designed for
specific locations and functions within Gramercy.
All images shown are conceprual and are rhe properry of 2nd Globe Srudios.
Bronze sculptures are placed
throughout Providence at
Old Meridian
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Commitment to Public Art
I
6BBIDERrY
The Plaza
Gramercy's plaza will be a gathering space for the community. Possible
features that can become integrated into the events and traditions of this
community gathering point include:
. Programming year~round
Farmer's Market
. Seasonally transforming element, such as a sculpture that would
morph with the change of the seasons and function as a sundial and
solar calendar
. Specially designed benches that encourage people to sit and stay
. Gazebo with winter heat that could provide a year~round outdoor
gathering space
. Music! performance/ speech stage
Park Themes
Gramercy will contain a variety of parks and open spaces which will
all have different characters. Art, design, and landscape elements can
all be used to give each park a unique identity. Possible ideas for parks
include:
. Earth mounds
. Wind designs
. Thermal designs
· Water activated sculpture (in a pond)
. Sound elements (wind and hand played)
. Time/mechanical sculpture
. Geometric designs
. Reflections/illusions
. Contemplative spaces
Preconstruction sculpture with integrated signage
An extraordinary piece of art can bring attention to the site, create a
buzz, and promise something unique and exciting for Gramercy as it is
developed.
Gateway entry elements
At least one major gateway is appropriate for the site, with secondary
pieces that relate to the main entry.
Street lights
Design additions to standard pedestrian light poles can make an
immediate impression, even in the daytime.
All images shown are conceprual and are the property of 2nd Globe Srudios.
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Circulation Plan
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Gramercy's streets will be shared by pedestrians, bicyclists, and automobiles.
Streets and sidewalks will be designed with the primary purpose of pedestrian
use, while accommodating automobiles at the same time. Efforts will be made to
connect the site to existing off~site pedestrian and bicycle routes.
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City of Carmellhoroughfare Plan
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The City of Carmel's Thoroughfare Plan shows a future north~south connection
from 126th Street to E. Carmel Drive through the Mohawk Hills Site.
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Proposed Existing Classification
- Alley
- Residential Street Lane (1)
- Residential Street Minor (2)
- - - Residential Street Major (3)
- -- - Collector Street
1_. _ - Secondary Arterial
- Primary Arterial
,_. - - SecondBl\' Parkway
- PrimaIY Parkway
Residential Parkwa.v
- Freeway /Interstate
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- State Highway
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TRAFFIC IMPACT ANALYSIS
PREPARED BY A&F ENGINEERING CO., LLC
GRAMERCY
BUCKINGHAM COMPANIES
KEYSTONE AVENUE
EXECUTIVE SUMMARY
FEBRUARY 2006
INTRODUCTION & PURPOSE
A Traffic Impact Analysis was prepared on behalf of the Buckingham Companies for a proposed mixed-
use development titled "Gramercy" that will be located along Keystone Avenue (U.S. 431) between 126th
Street (Mohawk Drive) and Carmel Drive in Carmel, Indiana. The purpose of the analysis was to
detenninc what effect traffic generated by the proposed development will have on the existing adjacent
roadway system.
DESCRIPTION OF THE PROPOSED DEVELOPMENT
The proposed development is to be located west of Keystone Avenue between 126th Street (Mohawk
Drive) and Carmel Drive in Carmel, Indiana. The traffic analysis was based on an estimated development
of approximately 700 multi-family dwelling units, approximately 1500 townhouse/condominium dwelling
units, senior housing with approximately 120 dwelling units, approximately 50,000 square feet of office
land use, approximately 80,000 square feet of retail land use and a hotel with approximately 120 rooms.
This infonnation represents a conceptual development plan that could vary due to market conditions.
As proposed, the site will have a right-in/right-out access along Keystone Avenue, four access drives
along 126th Street, an access with Carmel Drive through the extension of AAA Way and four access
drives along Auman Drive East. The attached Figure 1. is an area map showing the proposed site and the
approximate locations of the proposed access drives.
DESCRIPTION OF EXISTING MOHAWK HILLS APARTMENT COMPLEX
The mixed use development as proposed by Buckingham Companies will replace the existing Mohawk
Hills apartment complex and golf course. The existing complex has approximately 564 dwelling units.
The estimated existing traffic volumes that are associated with the existing 564 multi-family dwelling
units were subtracted from the generated traffic volumes of the proposed 700 multi-family dwelling units
in order to analyze the true impact of the proposed mixed use development.
STUDY AREA
The study area defined for this analysis included the following intersections:
Keystone Avenue and 126th Street (Mohawk Drive)
Keystone A venue and Carmel Drivc
Keystone Avenue and I 16th Street
Keystone Avenue and Proposed Right-InlRight-Out Access
In addition, recommendations have been made for the proposed access drives along 126th Street and
along Auman Drive East.
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TRAFFIC SCENARIOS
The following traffic scenarios were analyzed at the study intersections:
Scenario I - Existing Traffic
Scenario 2 - Existing Traffic + Proposed Development Traffic
Scenario 3 - Year 2016 Background Traffic (Horizon Year)
Scenario 4 - Year 2016 Background Traffic + Proposed Development Traffic
DESCRIPTION OF THE EXISTING INTERSECTION GEOMETRIeS
The following study intersections are currently controlled by a coordinated tranic signal system. The
existing intersection geometries are shown on Figure 2 and include the following:
Keystone Avenue and 126th Street (Mohawk Drive)
Northbound Approach: A left-turn lane, two through lanes and a right-turn lane.
Southbound Approach: A left-turn lane, two through lanes and a right-turn lane.
Eastbound Approach: A left-turn lane and a shared through/right-turn lane.
Westbound Approach: A left-turn lane and a shared through/light-turn lane.
Keystone Avenue and Carmel Drive
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, a through lane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
Keystone Avenue and 116th Street
Northbound Approach: A left-turn lane, two through lanes and a right-turn lane.
Southbound Approach: A left-turn lane, two through lanes and a right-turn lane.
Eastbound Approach: A left-turn lane, two through lanes and a right-turn lane.
Westbound Approach: A left-turn lane, two through lanes and a right-turn lane.
CAPACITY ANALYSIS RESULTS
The "efficiency" of an intersection is based on its ability to accommodate the traffic volumes that
approach the intersection. It is defined by the Level-of-Service (LOS) of the intersection. The LOS is
determined by a series of calculations commonly called a "capacity analysis". Input data into a
capacity analysis include traffic volumes, intersection geometry, number and use of lanes and, in the
case of signalized intersections, traffic signal timing. To determine the LOS at each of the study
intersections, a capacity analysis has been made using the recognized computer prowam Synchroi
which incorporates capacity calculations based on the Highway Capacity Manual (HCM/I.
An analysis has then been made for the AM peak hour and PM peak hour for each of the study
intersections considering each of the previously mentioned traffic scenarios. The following tables
summarize the results of the capacity analysis for the study intersections.
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TABLE 1 - LEVEL OF SERVICE SUMMARY: KEYSTONE AVENUE AND 126u1 STREET (MOHAWK DRIVE)
AM PEAK HOUR
MOVEMENT SCENARIO
1 2 3A 3B 4
Northbound Approach C C D B C
Southbound Approach D D F D D
Eastbound Approach E E E D E
Westbound Approach E E F D E
Intersection D D E D D
PM PEAK HOUR
MOVEMENT SCENARIO
1 2 3A 3B 4
Northbound Approach C C C C C
Southbound Approach C C D D D
Eastbound Approach D D E D D
Westbound Approach D D F D D
Intersection D D D D D
DESCRIPTION OF SCENARIOS
Scenario 1:
Scenario 2:
Scenario 3:
Scenario 4:
Existing Traffic Volumes
Sum of Existing Traffic and Proposed Development Traffic
Year 2016 Background Traffic Volumes
Sum of Year 2016 Background Traffic and Proposed Development Traffic
NOTES:
. This intersection was analyzed as a coordinated signal system with the near-by intersections along
Keystone A venue. The existing system cycle lengths as provided by the Indiana Department of
Transportation were used to analyze the existing traffic volumes (Scenario 1). Optimized cycle
lengths were used when analyzing the remaining scenarios.
. Scenarios I and 3A were analyzed with the existing intersection geometries.
. Scenario 2 was analyzed with the addition of a continuous eastbound right-turn lane along 126lh
Street that starts 100 feet west of the western most proposed access (Access # 1) and continues
through the remaining access drives to Keystone Avenue.
. Scenario 3B was analyzed with the following improvements along Keystone Avenue:
1. The conversion of the northbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
2. The conversion of the southbound right-turn lane along Keystone A venue into a shared
through/right-turn lane.
. Scenario 4 was analyzed with the improvement along 126th Street as needed for Scenario 2 as well
as the improvements along Keystone Avenue as needed per Scenario 3B.
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TABLE 2 - LEVEL OF SERVICE SUMMARY: KEYSTONE A VENUE AND CARMEL DRIVE
AM PEAK HOUR
MOVEMENT SCENARIO
1 IA 2 3A 3B 4
Northbound Approach C C C C B B
Southbound Approach F C D E D D
Eastbound Approach D D D E D D
W cstbound Approach F E E F D D
Intersection E C D D C D
PM PEAK HOUR
MOVEMENT SCENARIO
1 lA 2 3A 3B 4
Northbound Approach B C C D C C
Southbound Approach E E E E E E
Ea'ltbound Approach D C D E C D
Westbound Approach E E D E E E
Intersection D D D E D D
DESCRIPTION OF SCENARIOS
Scenario 1:
Scenario 2:
Scenario 3:
Scenario 4:
Existing Traffic Volumes
Sum of Existing Traffic and Proposed Development Traffic
Year 2016 Background Traffic Volumes
Sum of Year 2016 Background Traffic and Proposed Development Traffic
NOTES:
. This intersection was analyzed as a coordinated signal system with the near-by intersections
along Keystone A venue. The existing system cycle lengths as provided by the Indiana
Department ofTran~'Portation were used to analyze the existing traffic volumes (Scenario I and
Scenario lA). Optimized cycle lengths were used when analyzing the remaining scenarios.
. Scenario 1 was analyzed with the existing intersection geometries.
. Scenarios lA, 2 and 3A were analyzed with the addition of a second northbound left-turn lane
along Keystone A venue.
. Scenarios 3B and 4 were analyzed with the second northbound left-turn lane along Keystone
Avenue as mentioned above as well as the following improvements:
1. The conversion of the northbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
2. The addition of a third southbound through lane along Keystone Avenue.
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TABLE 3 - LEVEL OF SERVICE SCl'vI;MARY: KEYSTONE AVENUE AND 116TH STREET
AM PEAK HOUR
MOVEMENT SCENARIO
1 2 3A 3D 4
Northbound Approach D D E D D
Southbound Approach D D E C D
Eastbound Approach E D E D D
W cstbound Approach E E F D E
Intersection D D E D D
PM PEAK HOUR
MOVEMENT SCENARIO
1 2 3A 3D 4
Northbound Approach D D E D E
Southbound Approach C D D C C
Eastbound Approach D D E D E
Westbound Approach D D D D D
Intersection D D E D D
DESCRIPTION OF SCENARIOS
Scenario 1 :
Scenario 2:
Scenario 3:
Scenario 4:
Existing Traffic Volumes
Sum of Existing Traffic and Proposed Development Traffic
Year 2016 Background Traffic Volumes
Sum of Year 2016 Background Traffic and Proposed Development Traffic
NOTES:
. This intersection was analyzed as a coordinated signal system with the near-by intersections
along Keystone A venue. The existing system cycle lengths as provided by the Indiana
Department of Transportation were used to analyze the existing traffic volumes (Scenario 1).
Optimized cycle lengths were used when analyzing the remaining scenarios.
. Scenarios 1,2 and 3A were analyzed with the existing intersection geometries.
. Scenarios 3B and 4 were analyzed with the following improvements:
1. The conversion of the northbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
2. The conversion of the southbound right-turn lane along Keystone Avenue into a shared
through/right-tum lane.
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TABLE 4 - LEVEL OF SERVICE SUMMARY: KEYSTONE AVENUE AND PROPOSED RIGHT-IN/RIGHT-OUT
ACCESS
AM PEAK HOUR
SCENARIO 2
E
SCENARIO 4
C
MOVEMENT
Eastbound Approach
PM PEAK HOUR
SCENARIO 2
C
SCENARIO 4
B
DESCRIPTION OF SCENARIOS
Scenario 2:
Scenario 4:
Sum of Existing Traffic and Proposed Development Traffic
Sum of Year 20]6 Background Traffic and Proposed Development Traffic
NOTES:
. This access is proposed as a right-inJright-out access. A median exists along Keystone Avenue
in the vicinity of the access.
. Scenario 2 was analyzed with the addition of a southbound right-turn lane along Keystone
Avenue. Per the Indiana Department of Transportation's Driveway Permit Manualiii, this turn
lane should have 550 feet of deceleration and a 100 foot taper. A 100 foot recovery taper is
also proposed at the access.
. When the existing traffic volumes are projected forward to the year 2016 based on an annual
growth rate, before the generated traffic is added to the roadway network, Keystone Avenue
will need to have six travel lanes (three in each direction) in order for the signalized study
intersections to operate at level of service "D" or better during the peak hours. The additional
travel lanes are not due to the proposed development as they are needed before the proposed
development traffic is added to the roadway network in order to accommodate the year 2016
background traffic volumes. Scenario 4 was then analyzed with an additional through lane in
both directions along Keystone Avenue as well the addition of the southbound right-turn lane
recommended for Scenario 2.
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RECOMMENDATIONS
Based on the results of the traffic study, the following recommendations are made to ensure that the
roadway system will operate at acceptable levels of service if the site is developed as proposed.
1. KEYSTONE AVENUE AND 126TH STREET (MOHAWK. DRIVE)
Year 2006 Conditions
A continuous eastbound right-turn lane is recommended along 126th Street that starts 100 feet west
of the western most proposed access (Access #1) and continues through the remaining access
drives to Keystone A venue. When the generated traffic volumes from the proposed development
are added to the existing traffic volumes, this intersection will operate at acceptable levels of
serVice during the peak hours with this improvement. The intersection geometries will then consist
of the following:
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, a through lane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
Year 2016 Conditions (Horizon Year)
When the existing traffic volumes are projected forward to the year 2016, before the generated
traffic volumes from the proposed development are added, the following improvements are needed
at this intersection in order to achieve level of service "D" or better during the peak hours:
. The conversion of the northbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
· The conversion of the southbound right-turn lane along Keystone A venue into a shared
through/right-turn lane.
The improvements listed above are not due to the proposed development.
When the proposed development traffic is added to the year 2016 background traffic, the
continuous eastbound right-turn lane along 126th Street is recommended. The intersection
geometries will then consist of the following:
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
A left-turn lane, two through lanes and a shared through/right-
turn lane.
A left-turn lane, two through lanes and a shared through/right-
turn lane.
A left-turn lane, a through lane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
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2. KEYSTONE A VENUE AND CARMEL DRIVE
Year 2006 Conditions
The addition of a second northbound left-turn lane is needed along Keystone Avenue in o~der to
achieve level of service "D" or better during the peak. hours with the existing traffic volumes. The
intersection geometlics will then consist of the following:
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westhound Approach:
Two left-turn lanes, two through lanes and a right-turn lane.
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, a through lane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
When the proposed development traffic is added to the existing traffic, the intersection geometries
listed above will accommodate the projected traffic volumes. Therefore, no improvements are
needed at this intersection due to the proposed development.
Year 2016 Conditions (Horizon Year)
When the existing traffic volumes are projected forward to the year 2016, before the generated
traffic volumes from the proposed development are added, the following improvements are needed
at this intersection in order to achieve level of service "D" or better during the peak. hours:
. The addition of the second northbound left-turn lane along Keystone Avenue as needed per
the existing traffic volumes.
. The conversion of the northbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
. The addition of a third southbound through lane along Keystone Avenue.
The improvements listed above are not due to the proposed development. With the improvements,
the intersection geometries will then consist of the following:
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
Two left-turn lanes, two through lanes and a shared through/right-
turn lane.
A left-turn lane, three through lanes and a right-turn lane.
A left-turn lane, a through)ane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
When the proposed development traffic is added to the year 2016 background traffic, the
intersection geometries listed above will accommodate the projected traffic volumes. Therefore,
no improvements are needed at this intersection due to the proposed development.
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3. KEYSTONE AVENUE AND 1 16TH STREET
Year 2006 Conditions
The existing intersection geometries will adequately accommodate the generated traffic from the
proposed development. Therefore, no improvements are needed at this intersection due to the
proposed development.
Year 2016 Conditions (Horizon Year)
When the existing traffic volumes are projected forward to the year 2016, before the generated
traffic volumes from the proposed development are added, the following improvements are needed
at this intersection in order to achieve level of service "D" or better during the peak hours:
. The conversion of the northbound right-turn lane along Keystone A venue into a shared
through/right-turn lane.
. The conversion of the southbound right-turn lane along Keystone A venue into a shared
through/right-turn lane.
The improvements listed above are not due to the proposed development. With the improvements,
the intersection geometries will then consist of the following:
Northbound Approach:
Southbound Approach:
A left-turn lane, two through lanes and a shared through/right-turn
lane.
A left-turn lane, two through lanes and a shared through/right-turn
lane.
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, two through lanes and a right-turn lane.
Eastbound Approach:
Westbound Approach:
When the proposed development traffic is added to the year 2016 background traffic, the
intersection geometries listed above will accommodate the projected traffic volumes. Therefore,
no improvements are needed at this intersection due to the proposed development.
4. KEYSTONE A VENUE AND PROPOSED RIGHT-IN / RIGHT-OUT ACCESS
Year 2006 Conditions & Year 2016 Conditions (Horizon Year)
This access is proposed to be constructed as a right-inlright-out access. A median exists along
Keystone Avenue in the vicinity of the access. It is recommended to construct a southbound right-
turn lane along Keystone Avenue at the access drive. Per the Indiana Department of
Transportation's Driveway Permit Manual, this turn lane should have 550 feet of deceleration and
a 100 foot taper. A 100 foot recovery taper is also recommended at the access.
The traffic simulation program SimTrafficiv was used to visually model the anticipated traffic flow
operations when the generated traffie from the proposed development is added to the roadway
network. Based on the SimTraffic simulations and the proposed access location, adequate spacing
will be provided so that vehicles traveling southbound along Keystone A venue will not queue back
from Carmel Drive to the proposed right-inlright-out access.
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5. ACCESS DRNES ALONG l26TH STREET (MOHAWK. DRIVE)
Year 2006 Conditions & Year 2016 Conditions (Horizon Year)
The following conditions are recommended for the proposed access drives along l26th Street:
. Each unsignalizcd access controlled with the access drive stopping for 126th Street.
. Access #2 and Access #4 (the main access drives) each constructed with two outbound
lanes and one inbound lane. Access #1 and Access #3 each constructed with at least one
outbound lane and one inbound lane.
. The addition of a continuous eastbound right-turn lane along 126th Street that starts 100 feet
west of the western most access (Access #1) and continues through the remaining access
drives to Keystone A venue.
. The addition of a westbound left-turn lane along 126th Street at each access. Combined
with the existing eastbound left-turn lane at the Keystone Avenue intersection, a continuous
left-turn lane would then be created along 126th Street in the vicinity of the site. A
minimum of 1 00 feet of storage is recommended for the left-turn lane serving Access #2. A
minimum of 50 feet of storage is recommended for each of the left-turn lanes serving
Access #1 and Access #3. There is approximately 460 feet of space for a left-turn lane
between the eastern most access drive (Access #4) and Keystone Avenue. A minimum of
100 feet of storage with a 100 foot taper is recommended for the westbound left-turn lane
serving Access #4. It is then recommended that the existing eastbound left-turn lane at the
Keystone Avenue intersection be extended back so tbat it has 260 feet of storage.
The traffic simulation program SimTraffic was used to visually model the anticipated traffic flow
operations when the generated traffic from the proposed development is added to the roadway
network. Based on the SimTraffic simulations, adequate spacing will be provided along 126th
Street between the proposed access drives and the intersection of Keystone A venue and 126th
Street. In addition, the recommended storage lengths for the auxiliary lanes will accommodate the
projected traffic volumes.
6. ACCESS DRIVES ALONG AUMAN ORNE EAST
Year 2006 Conditions & Year 2016 Conditions (Horizon Year)
The following conditions are recommended for the proposed access drives along Auman Drive
East:
. Each unsignalized access controlled with the access drive stopping for Auman Drive East.
. Each access constructed with at least one outbound lane and one inbound lane.
. These access drives will mainly serve the proposed residential homes that are located towards
the east edge of the site. However, the majority of the traffic to and from the development will
access the site via the drives that are located along the major roadways (i.e. along Keystone
Avenue, 126th Street and Carmel Drive). Based on the peak hour projected traffic voltunes
determined in this study, the proposed development will most likely add 20 vehicles or less
during the peak bours in either direction along Auman Drive East. Considering the low
volume of projected traffic, the proposed development will have very little impact to Auman
Drive East. Therefore, improvements will not be needed along Auman Drive East due to the
low traffic volumes projected at the drives.
i Synchro 6.0, Traffieware, 2003.
ii Highway Capacity Manual (HCM), Transportation Research Board, National Research Council, Washington, DC, 2000.
ii. Driveway Permit Manual, lndiana Department of Transportation (INDOT), 1996.
iv SImTrq/fic 6.0, Traffieware, 2003.
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DEVELOPMENT "FORMATION
LAND .... IT. COD. .._
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FIGURE 1
AREA MAP
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GRAMMERCY
BUCKINGHAM COMPANIES
CARMEL, INDIANA
@A &: F [nglneering Co., LLC 2006
"ALL Rights Reserved"
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GRAMMERCY
BUCKINGHAM COMPANIES
CARMEL, INDIANA
FIGURE 2
EXISTING INTERSECTION
SCHEMA TICS
@A &: r Engineering Co., LLC 2006
"ALL Rights Reserved"