HomeMy WebLinkAboutPacket 4-27-06
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~RHmEB[Y
City of Carmel
Plan Commission Special Studies Committee
April 27, 2006
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Buckingham Companies
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A REQUEST FOR ZONING CHANGE TO
PLANNED UNIT DEVELOPMENT (PUD)
DOCKET #05120025 Z
THE orr OF CARMEL, INDIANA
PLAN COMMISSION SPECIAL STUDIES COMMITTEE
APRIL 27, 2006
~RHrnER[V
PETITIONER:
BUCKINGHAM PROPERTIES, INC.
DAVID E LEAZENBY, VICE PRESIDENT
333 N. PENNSYLVANIA STREET, 10TH FLOOR
INDIANAPOLIS, IN 46204
PHONE 317 974-1234 X241
FAX 317 974-1238
ATTORNEY:
NELSON & FRANKENBERGER
JAMES E. SHINA VER
3105 EAST 98TH STREET, SUITE 170
INDIANAPOLIS, IN 46280
PHONE 317 844-0106
FAX 317 846-8782
ENGINEER:
THE SCHNEIDER CORPORATION
GARY MURRAY, PE
8901 OTIS AVENUE
INDIANAPOLIS, IN 46216
PHONE 317826-7163
FAX 317 826-7200
MASTER PLAN:
LOONEY RICKS KISS ARCHITECTS
175 TOYOTA PLAZA, SUITE 600
MEMPHIS, TN 38103
PHONE 901 521-1440
FAX 901525-2760
I
ARCHITECT:
WEAVER DESIGN GROUp, INC.
6201 CARROLLTON AVENUE
INDIANAPOLIS, IN 46220
PHONE 317 202-0661
FAX 317 202-0662
BUCKINGHAM
COMPANIES
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Explanation
6BBMEBCY
The Gramercy Planned Unit Development District is a proposed framework for the long~term
redevelopment of the Mohawk Hills Apartment Complex. The standards contained in the PUD
Ordinance and the Gramercy Design and Development Standards are intended to provide cer~
tainty as to vision of the project and the quality of its architecture and urban design, while permit~
ting flexibility so that Gramercy can evolve over the course of the redevelopment.
The Gramercy PUD District petition was originally presented to the Plan Commission on Feb~
ruary 21, 2006, and since then it has been discussed by the Special Studies Committee at three
meetings. In addition to the Committee meetings, we have met on numerous occasions with
Staff from the Department of Community Services, Department of Engineering, and the Urban
Forester. We have also held seven formal neighborhood meetings with representatives from the
Auman/Newark neighborhoods, the Enclave, Cool Creek, and Hunter's Glen, and we continue
to have an active and productive dialogue with these groups on a regular basis.
Contained in this brochure are revisions to the PUD, the Design and Development Standards,
and the Schedule of Permitted Uses, as well as additional information and exhibits pertaining
to Height, the Conceptual Development Plan, and Conceptual Views of 126th Street and East
Auman Drive. These revisions and additional information reflect comments received from Com~
mittee members, Staff and neighbors, and address phasing, uses, building height, landscaping,
street standards, construction traffic, and perimeter transitions, as well as many other comments
and issues.
We believe that these revisions will address the majority of the concerns and comments received
to date. We look forward to discussing the details of the PUD and the Design and Development
Standards with the Committee at its April 27th and May 4th meetings, and we hope to return to
the full Plan Commission on May 16th with a favorable recommendation from the Committee.
Respectfully Submitted,
David E. Leazenby
Vice President, Land Development
Buckingham Properties, Inc.
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Sponsor:
ORDINANCE NO.
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING THE
GRAMERCY
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 of a Planned Unit
Development District in accordance with the requirements ofI.C. ~ 36-7-4-1500 et seq.;
WHEREAS, the Carmel/Clay Plan Commission (the "Commission") has given a
favorable recommendation to the ordinance set forth herein ("Gramercy") which
establishes the Gramercy Planned Unit Development District (the "District"), 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 Ordinance, 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 (iii) this
Gramercy Ordinance shall be in full force and effect from and after its passage and
signing by the Mayor.
Section 1 Applicability 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. Development in the District shall be governed entirely by (i) the
provisions of this Gramercy Ordinance and its exhibits, and (ii) those
provisions of the Carmel/Clay Zoning Ordinance specifically referenced in
this Gramercy Ordinance. Development in the District shall be exempt
from the provisions and requirements in the Subdivision Control
Ordinance, including but not limited to provisions regarding standards of
design and open space requirements; however, the provisions regarding
procedures for subdivisions, penalties and plat certificates shall apply. In
the event of a discrepancy and/or conflict between the Gramercy
Ordinance and the (i) Carmel/Clay Zoning Ordinance, (ii) the Sign
Ordinance, or (iii) Subdivision Control Ordinance, the provisions of this
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Gramercy Ordinance shall apply.
1.3. Any capitalized term not defined herein shall have the meaning as set forth
in the Carmel/Clay Zoning Ordinance in effect on the date of the
enactment of this Gramercy Ordinance.
Section 2 Current Conditions and Structures. 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 Accessory Uses shall be permitted to
remain in their current conditions and shall not be subject to the terms 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 structures 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
permitted 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 "G" ("Gramercy 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 conform to the requirements set forth in the Gramercy
Design and Development Standards, and all other applicable requirements contained in
this Gramercy Ordinance.
Section 4 Design and Development Standards and Permitted Uses
4.1. Design 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 "G".
A. Gramercy Development. Phasing. and Access
1. Fifty percent (50%) of the Real Estate may be developed pursuant
to the standards and requirements of this Gramercy Ordinance
without vehicular access to Keystone A venue and Carmel Drive;
2. The remaining fifty percent (50%) of the Real Estate that is not
developed pursuant to Section 4.I(A)(l) above may be developed
and built pursuant to the standards and requirements of this
Gramercy Ordinance upon the acquisition of additional curb cuts
and/or additional real estate that can accommodate vehicular
access to either Keystone Avenue or Carmel Drive.
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4.2.
4.3.
B. Auman Drive Access:
1. Streets located on the Real Estate that approach and ultimately
intersect with East Auman Drive shall incorporate appropriate
traffic calming techniques in their design.
Permitted Uses. The Permitted Uses are set forth in what is attached
hereto and incorporated herein by reference as Exhibit "F" (hereafter
"Permitted District Uses"), subject to the requirements of subsection (4.3)
below and the other requirements and standards of this Gramercy
Ordinance, including all Exhibits attached hereto.
A. Use Map. Attached hereto and referred to herein by reference as
Exhibit "E" is a Use Map which sets forth the permitted uses for
the various areas of the Real Estate.
Building Height. Transitional Areas. Set Backs and Other General
Standards.
A. Auman Transitional Area: The Auman Drive Transitional Area is
conceptually depicted on Exhibit "D", which is attached hereto and
referred to herein. The transitional height limitation applicable to
the Auman Drive Transitional Area shall apply solely to the First
Row of Buildings situated immediately along and facing the
western property line and Auman Drive. Maximum building
heights, as measured to the cornice line, shall be 30'. Residential
buildings in the Auman Drive Transitional Area shall have sloped
roofs in order to reduce the visual appearance of building height.
There shall be a setback of 15 feet minimum from the western
property line along East Auman Drive. Any building situated
along the portion of the Real Estate directly adjacent to East
Auman Drive shall be oriented such that the rear of the building
does not face East Auman Drive. No trash enclosures, compacters,
dumpsters, or other permanent structure or structures for refuse or
recycling storage shall be located such that it is to be visible from
the properties adjacent to the west of the Real Estate.
B. 126th Street Transitional Area: The 126th Street Transitional Area
is conceptually depicted on Exhibit "D", which is attached hereto
and referred to herein. The transitional height limitation applicable
to the 126th Street Transitional Area shall apply solely to the First
Row of Residential Buildings situated west of the Eastern most
curb cut of the Gramercy Planned Unit Development and
immediately along and facing the Northern property line and 126th
Street. Maximum building heights, as measured to the cornice
line, shall be 30'. Along 126th Street, there shall be a setback from
the northern property line ranging from a minimum of 10 feet.
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Any building situated along the portion of the Real Estate directly
south of and adjacent to 126th Street shall be oriented in such a way
that the rear of the building does not face 126th Stret. No trash
enclosures, compacters, dumpsters, or other permanent structure or
structures for refuse or recycling storage shall be located such that
it is to be visible from the properties adjacent to the west of the
Real Estate.
C. Gramercy Perimeter Transitional Area: The Gramercy Perimeter
Transitional Area is conceptually depicted on Exhibit "D" attached
hereto and referred herein. The transitional height limitation
applicable to the Gramercy Perimeter Transitional Area shall apply
solely to the First Row of Residential Buildings situated
immediately adjacent to and east of the buildings identified as
being located in the Auman Transitional Area and immediately
south of the 126th Street Transitional Area. Maximum building
heights, as measured to the cornice line, shall be 45'.
D. Gramercy Interior Transitional Area: The Gramercy Interior
Transitional Areas is conceptually depicted on Exhibit "D", which
is attached hereto and referred to herein. The transitional height
limitation applicable to the Gramercy Interior Transitional Area
shall apply solely to the First Row of Residential Buildings
situated immediately adjacent to and east of the buildings
identified as being located in the Gramercy Perimeter Transitional
Area. Maximum building heights, as measured to the cornice line,
shall be 60'.
E. Gramercy Core Area: All areas of the Gramercy Planned Unit
Development not specifically identified or described as part of a
transitional area on Exhibit "D", which is attached hereto and referred
to herein, shall constitute the Gramercy Core Area and shall have a
maximum building height of 100' measured to the cornice line.
F. Transitional Area Height and Map: Attached hereto and incorporated
herein by reference as Exhibit "D" is a Transitional Area and Height
Map that depicts the permitted heights of structures within various
areas of the Real Estate.
Section 5 Accessory Buildings. All Accessory Buildings and Accessory Uses shall
be permitted 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.
Section 6 Landscaping. Landscaping shall be required in accordance with the
standards contained in Exhibit "G", the Gramercy Design and Development Standards.
A Landscape Plan shall be submitted as part of any ADLS Approval and Development
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Plan Approval for any section to be developed.
Section 7 Lighting. Lighting shall be required in accordance with the standards
contained in Exhibit "G", 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 "G", 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 Signage. Signage shall be required in accordance with the standards
contained in Exhibit "G", the Gramercy Design and Development Standards. A Signage
Plan shall be submitted as part of any ADLS Approval and Development Plan Approval
for any section to be developed.
Section 10 Approval Process
10.1. Approval or Denial of the Primary PlatJDevelopment Plan. Exhibit "C",
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, nor
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 plat, review and approval of the amended
plans shall be made by the Commission, or a Committee thereof, pursuant
to the Commission's rules of procedure. Minor Alterations may be
approved by the Director.
10.2. Approval or Denial of Secondary Plat.
A. The Director shall have the sole and exclusive authority to approve
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 plan/primary plat and is in
conformance with this Gramercy Ordinance and the Gramercy
Design and Development Standards. If the Director disapproves
any SP, the Director shall set forth in writing the basis for the
disapproval and schedule the request for approval of the SP for a
hearing before the full Plan Commission.
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B. An amendment to the SP, which is not determined by the Director
to be a Substantial Alteration or Material Alteration from the
approved development plan/primary 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 Committee thereof, for review and approval by the Commission
and/or a Committee thereof.
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 Construction Activity and Construction Traffic. Any Construction
activity and/or construction traffic that occurs within and upon the Real Estate shall be
subject to all relevant regulations and ordinances of the City of Carmel that govern such
activity. Unless specifically required by the City of Carmel Board of Public Works
and/or the City of Carmel Department of Engineering, the Developer shall not permit any
construction entrances and/or construction traffic onto East Auman Drive.
Section 12
Rules of Construction
12.1. General Rules of Construction. The following general rules of
construction and definitions shall apply to the regulations of this
Ordinance:
12.2. The singular number includes the plural and the plural the singular, unless
the context clearly indicates the contrary.
12.3. Words used in the present tense include the past and future tenses, and the
future the present.
12.4. The word "shall" is a mandatory requirement. The word "may" is a
permissive requirement. The word "should" is a preferred requirement.
Section 13 Violations. All violations of this Gramercy Ordinance shall be subject to
Section 34.0 of the Carmel/Clay Zoning Ordinance.
Section 14 Def"mitions
14.1. Alteration. Material: Any change to an approved ADLS/Development
Plan that involves the substitution of one material, species, element, etc.
for another, and which affects the greater than thirty percent (30%) of the
surface area of the structure.
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14.2. Alteration. Minor: Any change to an approved ADLS/Development Plan
that involves the revision ofless than ten percent (10%) of the plan's total
area or approved materials.
14.3. Alteration. Substantial: Any change to an approved ADLS/Deve10pment
Plan that involves the revision often percent (10%) or more of the plan's
total area or approved materials.
14.4. Building Height: 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.
14.5. City: The City of Carmel, Indiana.
14.6. Commission: The Carmel/Clay Plan Commission.
14.7. Cornice: The top part of an entablature, usually molded and projecting.
14.8. Council: The City Council of the City of Carmel, Indiana.
14.9. County: Hamilton County, Indiana.
14.10. Conceptual Plan: Conceptual Plan shall mean and refer to a general plan
for the development of the Real Estate showing the conceptual layout of
blocks, streets, and open spaces pursuant to the Gramercy Planned Unit
Development Ordinance "Gramercy Ordinance". All locations of streets
and open spaces are intended to facilitate the communication of standards
within the Gramercy Ordinance and are subject to modification by the
Developer. Final street and open space locations shall be generally
consistent in character with the Conceptual Plan and shall be determined
in accordance with each Section that is the subject of an ADLS and
Development Plan submittal or shall be approved by the Director. The
Conceptual Plan for the Gramercy Planned Unit Development is depicted
on Exhibit "C" which is attached hereto and incorporated by reference.
14.11. Condominiums: A residential living unit or units as defined in and
governed by the Indiana Code, Sections. 32-25-1-1 to 32-25-9-2,
inclusive.
14.12. 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.
14.13. Development: The Real Estate constituting the District as it may be
developed and improved in accordance with this Ordinance and the
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Development Requirements contained herein.
14.14. Development Requirements: Development standards and any
requirements specified in this Gramercy Ordinance which must be
satisfied in connection with the approval of a Secondary Plat.
14.15. Director: Director, or Administrator, of the Department of Community
Services for the City of Carmel, Indiana. "Director" and "Administrator"
shall include his/her authorized representatives.
14.16. District: Approximately 116.6 acres of land described in Exhibit "A"
attached hereto and incorporated herein.
14.17. Existing 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 structures and buildings on the Real
Estate.
14.18. Existing Apartment Accessory 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 courts, covered garage
structures, the apartment complex clubhouse and related structures, the
golf course, the golf course clubhouse, and all related golf course
improvements, structures and facilities.
14.19. Existing Development: The Existing Development consists of the
Existing Apartments, Existing Apartment Accessory Uses, and all other
improvements currently existing on the Real Estate.
14.20. First Row of Buildings: The First Row of Buildings shall mean and refer
to as only the first row of buildings that are directly adjacent and parallel
to the closest perimeter street.
14.21. LivelWork Dwelling: A type of Attached Dwelling in which the uses
permitted in the Office Uses, Educational Uses, Retail & Service Uses and
Cultural/Entertainment Uses that are set forth in the Schedule of Permitted
Uses that is attached to the Gramercy Ordinance as Exhibit "F" are
permitted in the LivelWork Dwelling. Both residential and non-residential
uses shall be permitted in a LivelWork Dwelling.
14.22. Mixed Use: The combination of any of the permitted uses, as applicable
and permitted in a specific area and as set forth in the schedule of
permitted uses attached as Exhibit "F" to the Gramercy Ordinance, within
a single building of two or more stories.
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14.23. 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 large. Grass and landscaped areas, hardscape materials,
paths and sidewalks may be included in any area calculations of open
space so long as they are associated with landscaping, planting areas, or
trees for shade.
14.24. Parking Lot. Commercial: Any area of land used or intended for off-street
surface or enclosed multi-level parking and operated for remuneration.
14.25. Parking Lot. Private: Any area of land used or intended for off-street
surface or enclosed multi-level parking, and privately owned.
14.26. Real Estate: The Real Estate shall mean and refer to all of the Real Estate
described in Exhibit "A".
14.27. 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
for approval showing proposed facilities, buildings, and structures. This
plan review includes general landscaping, parking, drainage, erosion
control, signage, lighting, screening and building information for the site.
14.28. 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 "DP Approval").
14.29. Townhome: See TOWNHOUSE.
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PASSED by the Common Council of the City of Carmel, Indiana this
of , 2006, by a vote of ayes and nays.
day
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Richard L. Sharp,
President of Common Council
Ronald E. Carter
Brian D. Mayo
Fredrick J. Glaser
Mark Rattermann
Joseph C. Griffiths
Kevin Kirby
ATTEST:
Diana L. Cordray, IAMC, Clerk Treasurer
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Presented by me to the Mayor of the City of Carmel, Indiana the
, 2006, at 0' clock .M.
day of
Diana L. Cordray, IAMC, Clerk
Treasurer
Approved by me, Mayor of the City of Carmel, Indiana, this
, 2006, at o'clock _.M.
day of
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk Treasurer
This Instrument prepared by: David E. Leazenby and Sara N asuti
Buckingham Properties, Inc.
333 N. Pennsylvania St., 10th Floor
Indianapolis, IN 46204
This Instrument reviewed by: James E. Shinaver
NELSON & FRANKENBERGER
3105 East 98th Street, Suite 170
Indianapolis, IN 46280
H:\brad\Zoning & Real Estate MattersIBuckingbamIMohawk RezoneIPUD Ver 2.doc
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Applicabilitv of Ordinance
. _ - - -{ Formatted: Justified
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.
Sponsor: '10
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,
,
ORDINANCE NO.
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING THE
GRAMERCY
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 of a Planned Unit
Development District in accordance with the requirements of 1.c. ~ 36-7-4-1500 et seq.;
WHEREAS, the Carmel/Clay Plan Commission (the "Commission") has given a
favorable recommendation to the ordinance set forth herein ("Gramercy") which
establishes the Gramercy Planned Unit Development District (the "District"), 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 lC ~36-7-4-1500 et seq., it adopts
this Gramercy Ordinance, 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 (iii) this
Gramercy Ordinance shall be in full force and effect from and after its passage and
signing by the Mayor.
Section 1
1.1.
1.2.
Development in the District shall be governed entirely by (i) the
provisions of this Gramercy Ordinance and its exhibits, and (ii) those
provisions of the Carmel/Clay Zoning Ordinance specifically referenced in
this Gramercy Ordinance. Development in the District shall be exempt
from the provisions and requirements in the Subdivision Control
Ordinance. including but not limited to provisions regarding standards of
design and open space requirements: however. the provisions regarding
procedures for subdivisions. penalties and plat certificates shall apply. In ,
the event of a discrepancy and/or conflict between ~ Gramercy ,,'
Ordinance and the llL Carmel/Clay Zoning Ordinanc(>,,_ JUl =t!?~ = ~ig!l =""
Ordinance, or (iii) Subdivision Control Ordinance. the provisions of this I
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Gramercy Ordinance shall apply.
1.3. Any capitalized term not defined herein shall have the meaning as set forth
in the Carmel/Clay Zoning Ordinance in effect on the date of the
enactment of this Gramercy Ordinance.
Section 2 Current Conditions and Structures.. A.!~as.:~~d_ ~~r~~o_ ~l!<! !l!.c.9!Q~r~~esi: ';..< ~
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 Accessory Uses shall be permitted to
remain in their current conditions and shall not be subject to the terms 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 structures shall be subject to this
Gramercy Ordinance and the Gramercy Design and Development Standards.
Section 3 Plattinl!. .J}1~ _12.1~tJipg_ <2.( Q1~ _ ~~a) J~s.!'!t~ )!!-~o_ ~l!l~lle! _ ~~c.!i9!l~ )~~11 jJ~ _;-':: ~
permitted 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 ''.Q~ f~q~a!l!.e!~y' p_e~ig!l_ a_nst Q~':'.el<:>I2.l!l~l!t_ ~t~I]<!a!g() _apsi _ ; --
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 conform to the requirements set forth in the Gramercy
Design and Development Standards, and all other applicable requirements contained in
this Gramercy Ordinance.
Section 4
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Design and Development Standards. The design and development of the ' ,
District shall comply with the Gramercy Design and Development ,,',' /
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Standards, which is attached hereto and referred to herein as Exhibit ''!I''. )~' /
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A" G~amercy Development. Phasing. and A~cess _ _ _ _ _ _ _ _ _ _ _ _ _ _ f /
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_ Fifty 1?ercent (59%) of _the_ Real Estate may be developed pursuant_/
to the standards and requirements of this Gramercy Ordinance
without vehicular access to Keystone Avenue and Carmel Drive;
Design and Development Standards and Permitted Uses
4.1.
T.
.1.
2.
The remaining fifty percent (50%) of the Real Estate that is not
developed pursuant to Section 4.I(A)(l) above may be developed
and built pursuant to the standards and requirements of this
Gramercy Ordinance upon the acquisition of additional curb cuts
and/or additional real estate that can accommodate vehicular
access to either Keystone A venue or Carmel Drive.
B.
Auman Drive Access: ,
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, Deleted: Permitted Uses. 'The
" Permitted Uses are set forth in what is
" attached hereto and incorporated herein
by reference as Exhibit "0" (hereafter
"Permitted District Uses"), subject to the
requirements of subsection (
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Deleted: ) below.
, Deleted: <#>Any building adjacent to,
fronting on and oriented towards the
Western property line shall not contain
any non-residential uses that are accessed
from the building's westernmost facade. 'll
<#>Building Height. In order to maintain
harmony with the nearby City Center
redevelopment, no portion 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 Northern or
Western property lines shall be greater
than forty (40) feet in height within fifty
(50) feet of the Northern or Western
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Streets located on the Real Estate that approach and ultimately
intersect with East Auman Drive shaIl incorporate appropriate
traffic calming: techniques in their design.
4.2. Permitted Uses. The Permitted Uses are set forth in what is attached
hereto and incorporated herein by reference as Exhibit "F" (hereafter
"Permitted District Uses"), subject to the requirements of subsection (4.3)
below and the other requirements and standards of this Gramercy
Ordinance, including all Exhibits attached hereto.
A.
Use Map. Attached hereto and referred to herein by reference as
Exhibit "E" is a Use Map which sets forth the permitted uses for
the various areas of the Real Estate.
4.3. Building Height, Transitional Areas, Set Backs and Other General
Standards.
A.
Auman Transitional Area: The Auman Drive Transitional Area is
conceptuaIly depicted on Exhibit "D", which is attached hereto and
refered to herein. The transitional height limitation applicable to
the Auman Drive Transitional Area shall apply solely to the First
Row of Buildings situated immediately along and facing the
western property line and Auman Drive. Maximum building
heights, as measured to the cornice line, shall be 30'. Residential
buildings in the Auman Drive Transitional Area shall have sloped
roofs in order to reduce the visual appearance of building height.
There shaIl be a setback of 15 feet minimum from the western
property line along East Auman Drive. Any building situated
along the portion of the Real Estate directly adjacent to East
Auman Drive shall be oriented such that the rear of the building
does not face East Auman Drive. No trash enclosures, compacters,
dumpsters, or other permanent structure or structures for refuse or
recycling storage shall be located such that it is to be visible from
the properties adiacent to the west of the Real Estate.
B.
126th Street Transitional Area: The 126m Street Transitional Area
is conceptually depicted on Exhibit "D", which is attached hereto
and refered to herein. The transitional height limitation applicable
to the 126th Street Transitional Area shall apply solely to the First
Row of Residential Buildings situated west of the Eastern most
curb cut of the Gramercy Planned Unit Development and
immediately along and facing the Northern propertv line and 126th
Street. Maximum building heights, as measured to the cornice
line, shall be 30'. Along 126th Street, there shall be a setback from
the northern property line ranging from a minimum of 10 feet.
Anv building situated along the portion of the Real Estate directly
south of and adjacent to 126th Street shall be oriented in such a way
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that the rear of the building does not face l26th Stret. No trash
enclosures. compacters. dumpsters. or other permanent structure or
structures for refuse or recycling storage shall be located such that
it is to be visible from the properties adjacent to the west of the
Real Estate.
C.
Gramercy Perimeter Transitional Area: The Gramercy Perimeter
Transitional Area is conceptually depicted on Exhibit "0" attached
hereto and referred herein. The transitional height limitation
applicable to the Gramercy Perimeter Transitional Area shall apply
solelv to the First Row of Residential Buildings situated
immediately adjacent to and east of the buildings identified as
being located in the Auman Transitional Area and immediately
south of the 126th Street Transitional Area. Maximum building
heights. as measured to the cornice line. shall be 45'.
O. Gramercy Interior Transitional Area: The Gramercy Interior
Transitional Areas is conceptually depicted on Exhibit "0". which
is attached hereto and referred to herein. The transitional height
limitation applicable to the Gramercy Interior Transitional Area
shall apply solely to the First Row of Residential Buildings
situated immediately adjacent to and east of the buildings
identified as being located in the Gramercy Perimeter Transitional
Area. Maximum building heights. as measured to the cornice line.
shall be 60'.
E. Gramercy Core Area: All areas of the Gramercy Planned Unit
Oevelopment not specifically identified or described as part of a
transitional area on Exhibit "0". which is attached hereto and referred
to herein. shall constitute the Gramercy Core Area and shall have a
maximum building height of 100' measured to the cornice line.
F. Transitional Area Height and Map: Attached hereto and incorporated
herein by reference as Exhibit "0" is a Transitional Area and Height /
Map that depicts the permitted heights of structures within various I I
areas of the Real Estate. 1:'/
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Section 5 Accessory Buildings.....blL ~~~~s~<2ry_ ~~i!c!i!).g~ ~~c! b.~~t:s~<?I)'_l}~~s_ s]1~l(,"
be permitted except that any detached accessory building shown in any Development I'
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Plan shall have on all sides the same architectural features or shall be architecturally / I
compatible with the principal building(s) with which it is associated~ _ _ _ _ _ _ _ _ _ _ _ _ _ _ j /,
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Section 6 Landscaping. il:.apg~~apil!.~ ~~'!Il )_e_ !:e_qpir~Q )p_ ~(~.c_o.!~,!n_c~ _ ~ilt1_ tp~~{ ~
standards contained in Exhibit 'M', the Gramercy Design and Oevel<2Qment Standards.
A Landscape Plan shall be submitted -as -p-art- of any A-oLs Ap-pro~al and - De~elop~ent Y, - -
Plan Approval for any section to be developed.
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Section 7 Lighting. Lighting shall be required in accordance with the standards
contained in Exhibit "~,~M1e Gramercy-Design and Development- ~tandards.- A Lighting -<'~/: -
Plan shall be submittt!d~as part-of -any -ADLS-A pJlroval-and- Development- Plan -Appwval;" ",
for any section to be developed. '~,
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Section 8 Parkin!!:. 2'!f!.ctnlL ~~a]~ p~ _ r_eg~i.!~<! j~ _ ~c~~~d_a!l~~ _~i!l!. ..t~~ 3~a.!l~~~d~ ~
contained in Exhibit 'M:,_ tp~ _Qr~!.ll_e!<y_ p~~ig!l !l!l~ ]~l~y_e!.o"'p_II]~nJ: _SJ:~I!.d_~<!s..: _ ~ ):~a!!9.!lg\ I~ ::,-
Plan shall be submitted as part of any ADLS Approval and Development Plan Approval ~ \ '
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for any section to be developed. I~I I
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Section 9 Signage, _ _ ~igl!~ge_ ~l!a]l p~ _ r:.eg~i.!~<! jl!_ ~c~~~d_a!l~~ _~i!l!. ~~ 3~a.!l~~r:.d~ _ I
contained in Exhibit '~,_ t!I~ _Qril!.ll~!cY_l?~~igl!_a!lQ .R.e_v~lo'p'p:!e_n! .?!~n_d~!<!s.:. _ ~ _Sjgl!ag~ _ ",
Plan shall be submitted as part of any ADLS Approval and Development Plan Approval \, "
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Section 10
Approval Process
10.1.
Approval or Denial of the Primary PlatlDevelopment Plan., Exhibit 'k." ,+<-:. =
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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, nor
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 plat, review and approval of the amended
plans shall be made by the Commission, or a Committee thereof, pursuant
to the Commission's rules of procedure. Minor Alterations may be
approved by the Director.
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10.2.
Approval or Denial of Secondary Plat.
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A. The Director shall have the sole and exclusive authority to approve
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 plan/primary plat and is in
conformance with this Gramercy Ordinance and the Gramercy
Design and Development Standards. If the Director disapproves
any SP, the Director shall set forth in writing the basis for the
disapproval and schedule the request for approval of the SP for a
hearing before the full Plan Commission.
B.
An amendment to the SP, which is not determined by the Director
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to be a Substantial Alteration or Material Alteration from the
approved development plan/primary 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 Committee thereof, for review and approval by the Commission
and/or a Committee thereof.
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 Construction Activity and Construction Traffic. Any Construction
actiyity and/or construction traffic that occurs within and upon the Real Estate shall be
subiect to all relevant regulations and ordinances of the City of Carmel that govern such
activity. Unless specifically required by the City of Carmel Board of Public Works
and/or the City of Carmel Department of Engineering. the Deyeloper shall not permit any
construction entrances and/or construction traffic onto East Auman Drive.
Section 12
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Rules of Construction
Formatted: Bullets and Numbering
12.1. General Rules of Construction. The following general rules of
construction and definitions shall apply to the regulations of this
Ordinance:
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~The singular number includes the plural and the plural the singular, unless
the context clearly indicates the contrary.
12.3. Words used in the present tense include the past and future tenses, and the
future the present.
~The word "shall" is a mandatory requirement. The word "may" is a
permissive requirement. The word "should" is a preferred requirement.
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Section 13 Violations.. _ ~U _vl~I~!.i~l!s_ ~(tJ1!s_ 9!:~~~rs:y _Qr.9iI!a!l~~ !!~~IL !:?~ !!l!l?i~~t_ t9 - - - - - Formatted' No underline
Section 34.0 of the Carmel/Clay Zoning Ordinance. .
Section 14
Definitions
14.1.
Alteration, Material: Any change to an apl2royed ADLS/Deyelollment //
Plan that involves the substitution of one material, species. element. etc.
for another. and which affects the greater than thirty percent (30%) of the
surface area of the structure.
/ Deleted: <1I>Alli;y: A public or private
service way providing a secondary means
of access to a structure or area.'ll
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14.2. Alteration, Minor: Any change to an approved ADLSlDevelopment Plan
that involves the revision of less than ten percent (10%) of the plan's total
area or approved materials.
14.3. Alteration, Substantial: Any change to an approved ADLSlDevelopment
Plan that involves the revision of ten percent (10%) or more of the plan's
total area or approved materials.
14.4.
Building Height: 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.
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14.6.
14.5. City: The City of Carmel, Indiana.
Commission: The Carmel/Clay Plan Commission.
Cornice: The top part of an entablature, usually molded and projecting.
Council: The City Council of the City of Carmel, Indiana.
County: Hamilton County, Indiana.
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Conceptual Plan: TConceptual Plan shall mean and refer to a .s~~~r~~ pl_ap_/ / /
for the development of the Real Estate ~~~~ipg_ Q1~ _c9P~e.pJ~~ }~Y~l!.t _oJ _ ~ ~ ~ -{ Deleted: that is submitted for approval
blocks, streets~ and open spaces pursuant to the Gramercy Planned Unit
Development Ordinance "Gramercy Ordinance". All locations of streets
and open spaces are intended to facilitate the communication of standards
within the Gramercy Ordinance and are subiect to modification by the
Developer. Final street and open space locations shall be generally
consistent in character with the Conceptual Plan and shall be determined
in accordance with each Section that is the subiect of an ADLS and
Development Plan submittal or shall be approved by the Director. The
Conceptual Plan for the Gramercy Planned Unit Development is depicted
on Exhibit ''i::~' _~~i~~ 1s_ '!t~a~!.I~<! !.I~r~~o_ '!l!.d_ ip~2I]J.9!'!t~4 ~Y I~f~!:e_n~~._ _ _ _~ :: = ~ Deleted: E
Deleted: herein
Condominiums: A residential living unit or units as defined in and
governed by the Indiana Code, Sections. 32-25-1-1 to 32-25-9-2,
inclusive.
14.10.
14.12. 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.
14.13. Development: The Real Estate constituting the District as it may be
developed and improved in accordance with this Ordinance and the
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14.7.
14.8.
14.9.
14.11.
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Development Requirements contained herein.
14.14. Development Requirements: Development standards
requirements specified in this Gramercy Ordinance which
satisfied in connection with the approval of a Secondary Plat.
and any
must be
14.15. Director: Director, or Administrator, of the Department of Community
Services for the City of Carmel, Indiana. "Director" and "Administrator"
shall include hislher authorized representatives.
14.16. District: Approximately 116.6 acres of land described in Exhibit "A"
attached hereto and incorporated herein.
14.17.
14.18.
14.19.
14.20.
14.21.
14.22.
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Li velW ork Dwelling: A type of Attached Dwelling in which the uses"<' -:: ,
Formatted: Bullets and Numbering
permitted in the Office Uses, Educational Uses, Retail & Service Uses and
Cultural/Entertainment Uses that are set forth in the Schedule of Permitted
Uses that is attached to the Gramercy Ordinance as Exhibit ':E.' _ ~r~ _ _ _ - -{ Deleted: D
permitted in the LivelWork Dwelling. Both residential and non-residential
uses shall be permitted in a LivelWork Dwelling.
Existing 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 structures and buildings on the Real
Estate.
Existing Apartment Accessory 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 courts, covered garage
structures, the apartment complex clubhouse and related structures, the
golf course, the golf course clubhouse, and all related golf course
improvements, structures and facilities.
Existing Development: The Existing Development consists of the
Existing Apartments, Existing Apartment Accessorv Uses, and all other
improvements currently existing on the Real Estate.
First Row of Buildings: The First Row of Buildings shall mean and refer
to as only the first row of buildings that are directly adiacent and parallel
to the closest perimeter street.
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Mixed Use: The combination of any of the,permitted uses, as apylicable_,",
and permitted in a specific area and as set forth in the ~chedule of_," /
permitted uses attached as Exhibit ':.E: ~<? !l!.e_ 9~'!..~~r~y _Qr9in_a!l~~.1_~i~l!i!l_ / / /
a single building of two or more stories.
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Deleted: Schedule of Permitted Uses
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14.23. 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 large. Grass and landscaped areas, hardscape materials,
paths and sidewalks may be included in any area calculations of open
space so long as they are associated with landscaping, planting areas, or
trees for shade.
]4.24. Parking Lot. Commercia]: Any area of land used or intended for off-street
surface or enclosed multi-level parking and operated for remuneration.
14.25. Parking Lot. Private: Any area of land used or intended for off-street
surface or enclosed multi-level parking, and privately owned.
14.26. Real Estate: The Real Estate shall mean and refer to all of the Rea] Estate
described in Exhibit "A".
14.27. Secondary Plat: A specific plan for the development of the Rea] Estate, a
portion of the Real Estate or a Section of the Rea] Estate that is submitted
for approval showing proposed facilities, buildings, and structures. This
plan review includes genera] landscaping, parking, drainage, erosion
control, signage, lighting, screening and building information for the site.
14.28. Section: A specific area or parcel of the Rea] Estate that is submitted for
architectural design, lighting, landscaping, and sign age development
approval (the "ADLS Approval") and development plan/primary plat
appro va] (the "DP Approva]").
14.29. TTownhome:_~~~ r9.!Y~!:tQQ~~:.. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _//
Deleted: <#>Storv and/or Stories. That
part of any Bnilding comprised between
the level of one finished floor and the
level of the next higher finisbed floor or,
if there is no higher finished floor, that
pan of the Building comprised between
the level of the highest finished 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
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of
PASSED by the Common Council of the City of Carmel, Indiana this _ day
, 2006, by a vote of ayes and nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
~ichardL.Sha'l?, _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ - Deleted: Kevin Kirby,
President of Common Council · - - - Formatted: Right: -0.5", Tabs: Not
at 6" + 6.5"
Ronald E. Carter
Brian D. Mayo
Fredrick J. Glaser
Mark Rattermann
I Joseph C. Griffiths
~evin Kirbv _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ - -{ Deleted: Richard L. Sharp
A ITEST:
Diana L. Cordray, IAMC, Clerk Treasurer
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Presented by me to the Mayor of the City of Carmel, Indiana the _ day of
, 2006, at 0' clock _.M.
.
Diana L. Cordray, IAMC, Clerk
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Treasurer
Approved by me, Mayor of the City of Carmel, Indiana, this
,2006, at o'clock_.M.
day of
.
James Brainard, Mayor
......>-::, - Deleted:
Formatted: Indent: Left: 0.5"
ATTEST:
Diana L. Cordray, IAMC, Clerk Treasurer
This Instrument prepared by: David E. Leazenby and Sara Nasuti
Buckingham Properties, Inc.
333 N. Pennsylvania St., 10th Floor
Indianapolis, IN 46204
This Instrument reviewed by: James E. Shinaver
NELSON & FRANKENBERGER
3105 East 98th Street, Suite 170
Indianapolis, IN 46280
H:\brad\Zoning & Real Estate Matters\Buckingbam\Mohawk Rezone\PUD Ver 2 Redline 042106.ctoc
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Gramercy Design & Development Standards
Exhibit 'G' . Gramercy Planned Unit Development District
Version 2: April 27, 2006
TABLE OF CONTENTS
Introduction
i. Ovetview
ii. Consistency with Carmel's Plans
Hi. Vision and Intent
Section I . General Development Standards
1.1. Conceptual Plan
1.2. Open Spaces. Parks
1.3. Open Spaces. Plazas
1.4. Lighting
1.5. Landscaping
1.6. Parking
1. 7. Signage
1.8. Streets
1.9. Site Development Standards
Section II. Architectural Design Standards
2.1. Introduction
2.2. Building Design
2.3. Windows
2.4. Entrances
2.5. Roofs and Cornices
2.6. Accents and Projections
Gramercy Development Standards Ver2 4-27"()6
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Introduction
i. . Overview
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The standards contained in this document are intended to provide a masterplan framework for the
redevelopment over time of the District into a new urban neighborhood that is built upon traditional
neighborhood planning principles. This new neighborhood will be called "Gramercy."
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The new Gramercy community is designed to emerge over time on the site of the current Mohawk
Hills Apartments. Located on 116 acres along Keystone Avenue, the property was originally
constructed in the early 1970s as townhome apartments. Today the property is best represented as a
moderately priced rental housing option with fewer amenities than the many other luxury apartments
in Carmel. In addition, the property has deteriorating buildings and a confusing network of streets
and building orientations. In the summer of 2004, locally-owned Buckingham Companies acquired
the property which had suffered from years of disinvestment by its out-of-state owner. To stabilize the
property, Buckingham invested in new landscaping, renovated the clubhouse, and repaired various
overdue maintenance items. However, due to the property's age and condition, Mohawk Hills will
need to be redeveloped over time.
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The Design and Development Standards and Conceptual Plan contained herein take into
consideration the site's unique position as an infilllocation within the central core area of Carmel.
Bordered by Keystone Avenue to the east, 126th Street to the north, Auman Drive to the west, and
approximately E. Carmel Drive to the south, the property is located within Carmel's Central Business
District ("CBD")and is in close proximity to Carmel City Center, the future Performing Arts Center,
the Arts & Design District, the Monon Trail, and Old Town.
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ii. Consistency with Carmel's Plans
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These Design and Development Standards and Conceptual Plan provide the necessary tools for the
property's redevelopment. These tools are consistent with the City of Carmel's plan for its central
core and its high standards for community design and planning. It is also consistent with design
principles of Traditional Neighborhood Development, or New Urbanism.
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Gramercy's location and proposed character are consistent with the City of Carmel's Comprehensive
Plan guidelines for high-intensity residential development in that: (1) it is located in and adjacent to
the CBD, (2) it is a part of an intensive mixed-use project, (3) regional access is directly available, (4)
access to the site is via regional serving roadways and does not pass through low-intensity residential
areas, (5) it is near to neighborhood commercial centers, parks and playgrounds, schools, bicycle and
pedestrian trails, and police, fire and public safety.
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Hi. Vision and Intent
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Inspired by the great urban neighborhoods of the world, Gramercy will be an engaging, urban
community located near the center of downtown Carmel. Classic in ch~racter, traditional in design,
this forward-looking community is designed to offer architectural diversity and a modem lifestyle by
relying on time-tested design principles. Gramercy's plan will be characterized by pedestrian-friendly
streets, tree-lined sidewalks, distinctive architecture, Main Street-style neighborhood stores, quiet
parks and a vibrant central plaza.
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At the heart of Gramercy's design is the simple notion of locating services close to where people live.
Amenities, a civic center, work, and recreational opportunities will all be within a short walk.
Gramercy grows out of the belief that it is important that we plan our communities sensibly and
responsibly so that they will be used and cherished by future generations. As Mohawk Hills is
gradually redeveloped, a traditional, authentic neighborhood will evolve over a period of years. A
tasteful blend of residential and mixed-use buildings will be set in a walkable, urban living
environment linked by a network of green, open spaces. At Gramercy's hub will be a plaza,
surrounded by shops, restaurants and accented by a landmark clock tower. Gramercy's plaza will
provide the community with a significant identity, and serve as a centerpiece for neighborhood
functions, social events and a meeting place for neighbors.
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The Vision for Gramercy includes:
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· A mixture of uses: residential, retail, hotel, office, senior living, civic spaces, parks and open
spaces, walkways and trails, cafes and other places for people to meet.
· The option of living and working in the same neighborhood.
. A visually pleasing and culturally interesting mix of housing types and architectural styles, including
rental and for-sale units. Residential housing types will include townhomes, condos, flats, lofts,
and apartments-over-retail.
· Tree-lined streets, front stoops and terraces.
· A central plaza and clock tower that give a unique identity to the community and provide a central
meeting area.
· A pedestrian-friendly network of streets with sidewalks, paths, public art, street furniture,
pedestrian-scaled lighting, trees, and outdoor cafes.
· Businesses, such as restaurants, retail, offices, hotels, and services, provided for the use of the
residents and as a way of inviting the surrounding community into Gramercy.
· Main Street-style neighborhood stores built up to the sidewalk, with curbside parking, engaging
window displays, and elegant signage to create dynamic streetscapes.
· High standards of development to maintain quality and architectural diversity in the community.
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Section I - General Development Standards
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1.1 Conceotual Plan
The Conceptual Plan for Gramercy, along with these Design and Development Standards, shall
provide a framework for the design and layout of Gramercy and ensure that it will be designed and
developed according to traditional neighborhood planning principles. Land development shall be
generally consistent with the form and framework set out in the Conceptual Plan.
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Gramercy shall be organized by an interconnected network of streets. This network shall be designed
to create an interesting and diverse urban grid with interconnected streets, alleys, and public spaces.
The street network shall facilitate movement of cars, people, and bicycles throughout Gramercy. The
street connections shall allow for the creation of cohesive neighborhoods and districts while ensuring
permeability and accessibility throughout the site.
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The street network, open spaces, and other features shall be generally as indicated on the Conceptual
Plan, provided, however, that their locations may be adapted as appropriate to the site's topography,
unique natural features, environmental opportunities/constraints, soil conditions, existing trees, and
existing water features. Flexibility shall be permitted as to the ultimate placement of streets,
buildings, parks, open spaces, water features, and other design elements in order to meet the
requirements of these Design and Development Standards, provide for maximum sun exposure to
open spaces and buildings, accommodate a variety of product types and market conditions, and take
into consideration the locations of open spaces, gateways, monuments, and vistas, so long as the
Conceptual Plan remains consistent with the vision and intent of Gramercy. Flexibility shall also be
permitted within the layout and the future development of the Real Estate to allow for the short-term
accommodation of existing buildings to be maintained during early phases of the development of
Gramercy.
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1.2 Open Spaces - Parks
Parks are a key component of Gramercy's design and layout. Parks shall be provided throughout
Gramercy in order to provide open space, locations for neighbor interaction, and natural features
such as water, flowers, and trees. Parks shall be diversified in size, location, and character, and shall
be designed to foster a unique sense of identity for each space. Small pocket parks located on the
interior of blocks or on main streets are encouraged. Larger parks should have decorative benches,
trash receptacles, and lighting. Decorative fencing, such as wrought-iron style, is encouraged for parks
in residential neighborhoods. Parks in commercial and mixed-use areas should be designed for active
use and may contain hardscape elements in addition to natural features.
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1.3 Open Spaces - Plazas
Plazas are hardscaped open spaces, generally located in mixed-use or commercial areas adjacent to
public streets, which provide open space for pedestrian use. Plazas within Gramercy shall have
surface areas constructed of brick, pavers, stone, or stamped concrete and may include features such
as trees, planters, benches, lighting, and trash receptacles. Cafe furniture, public art, fountains,
kiosks, and special decorative features shall be permitted in appropriate locations.
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Gramercy shall have at least one plaza, generally located near the center of the Site. This central plaza
shall be designed to serve as a center of community interaction. Buildings surrounding the plaza
should be of high architectural quality, and shall be of a consistent architectural character. A clock
tower, which is taller than the surrounding roof lines, shall be located on a building on the southern
side of the plaza. Retail and commercial uses, including outdoor cafes and outdoor displays of
merchandise, shall be permitted and encouraged on the ground floors of buildings surrounding the
plaza in order to encourage pedestrian activity.
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Streets leading into the central plaza shall be raised at the plaza edge so that the streets are at the same
level as the sidewalks within the plaza, thus encouraging pedestrians to use the entirety of the space.
A surface material which is different from that used on the surrounding streets, such as stamped
concrete or brick shall be used on the streets within the plaza and shall be designed to coordinate
with the plaza architecture and hardscape materials.
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1.4 Lil!htinl!
Street lighting shall be provided as necessary to provide adequate lighting for pedestrian and
vehicular safety. All street lighting fixtures shall be of a design per the adopted City style, or shall be
of a design that is pedestrian-scaled and in keeping with the architectural character of their
surroundings.
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Lighting shall be provided to illuminate building facades, signs, architectural
elements/ornamentation, storefront displays, public sidewalks, and public spaces for the interest,
security and comfort of pedestrians.
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Lighting shall be limited to the amount and intensity necessary for safety, security and to compliment
architectural character. Exterior lighting of buildings or on the site shall be designed so that light is
not directed off the site and light source is shielded from direct off-site viewing. Site lighting fixtures
shall be selected and designed to focus lighting downward into the zone of pedestrian activity without
excessive illumination of the upper residential stories of buildings or of the night sky.
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Exterior building lighting shall be architecturally integrated with the building style, material and
color.
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Electric boxes, transformer utilities, and conduits shall be concealed from view.
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Attached building or wall pack lighting shall be screened by the building's architectural features or
shall contain a thirty-five (35) degree cut-off shield.
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The maximum height of light standards in parking areas shall not exceed the building height, or
twenty-five (25) feet, whichever is less.
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Street lights should be designed to coordinate with other street furniture, such as trash receptacles,
signs, benches, and bike racks.
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1.5 LandscaoinlZ
The landscaping in Gramercy shall be designed to compliment the architecture of the community and the
surrounding neighborhood. Street trees, streetscape plantings, and buffer areas shall be used to bring natural
elements to the design patrern, in consultation with the City of Carmel's Urban Forester.
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1.5.1. General Landscaping Standards
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Landscaping shall be integrated with other functional and ornamental site design elements, where appropriate,
such as hardscape materials, paths, sidewalks, fencing, or any water features.
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Plantings along buildings and streets should be designed with structured patrerns, a diversity of plant types, and
complementary textures and colors, and should reinforce the overall character of the area.
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All trees, shrubs and ground covers shall be planted according to the American Standard for Nursery Stock
(ANSI Z60.1). Landscaping materials shall be appropriate to local growing and climatic conditions. Plant
suitability, maintenance and compatibility with site construction features are critical factors that should be
considered.
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The Developer shall implement reasonable efforts to conserve existing established trees located along the
Keystone Avenue right-of-way, however, said trees may be removed under any of the following circumstances:
· As is necessary to clear underbrush and dead trees;
· As is necessary for the installation of access easements, rights-of-way, streets, paths, sidewalks, and utilities
and drainage improvements and infrastructure; and
· As necessary for public health and safety as determined in cooperation with the Urban Forester.
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Certain fruit and seed-bearing trees that result in significant or nuisance droppings (such as female ginkgo trees,
fruiting mulberries, or sweet gums) are not permitred over or adjacent to hardscape features such as sidewalks
and roadways.
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1.5.2. Street Trees
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Medium or large-growing shade trees shall be planted parallel to each street in planting strips or tree wells. In
areas of high pedestrian and commercial activity, tree wells shall be covered with decorative grates, pavers, or
other suitable alternatives in order to maximize uninterrupted pedestrian pathways. Where ample passage area
is provided, tree planting areas shall be treated as planting beds to soften the hardscape.
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Street trees shall be pruned to a height of eight (8) feet minimum over sidewalks and twelve (12) feet minimum
over streets. In commercial and mixed-use areas, street tree types and locations should allow for visibility of
businesses and business signage.
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1.5.3. Building Landscaping
Landscaping shall be used to soften the architectural lines of buildings, frame the primary views to buildings
and public spaces, and blend architectural designs with the landscape. Building landscaping shall be designed
to appropriately complement a building's use, setback, height, and architectural features. Window boxes for
flowers and planters on front stoops and sidewalks are encouraged, especially in high-intensity areas with little
to no building base landscaping.
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Landscaped interior courtyards are encouraged within larger blocks.
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Deciduous trees should be planted in locations to the south and west of buildings to allow for shade in summer
months and greater sun exposure in the winter months.
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Evergreen trees should be used as windbreaks to buffer northwest winds.
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Shrub masses and ground cover shall be the predominant plant material in the front yards of buildings.
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1.5.4. Maintenance
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It shall be the responsibility of the owners and their agents to insure proper maintenance of project landscaping
in accordance with the Gramercy Ordinance and best management practice standards. This is to include, but is
not limited to, mowing, tree trimming, planting, maintenance contracting, irtigation and mulching of planting
areas, replacing dead, diseased, or overgrown plantings with identical varieties or a suitable substitute, and
keeping the area free of refuse, debris, and unsightly, dead or diseased vegetation and weeds.
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1.6 Parkin2
1.6.1. On-stniet Parking
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· On-street parking shall be provided on public streets.
· On-street parking may be used to fulfill any parking requirements.
· Anyon-street parking within the public right-of-way shall not have spaces reserved for individual businesses.
1.6.2. Surface Parking Lots
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· Parking lots shall be located to the side or the rear of buildings and, where possible, shall be accessed from
alleys or 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.
· The maximum width of driveways to parking areas shall be the greater of 24 feet wide, or the width of the
street they acess.
· The perimeter of all parking lots 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
with a minimum height and spread of 24 inches at a time of planting to provide year-round screening.
· Parking shall not extend past the established building line on a block.
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1.6.3. Parking Structures
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· Exterior walls of parking structures visible from public streets shall have an architecturally appropriate design
facing the street and complement adjacent and nearby buildings.
· Parking structures with 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.
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1.6.4. Residential Parking Garages and Driveways
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· Residential parking garages and driveways shall be located at the rear of the buildings, and should be accessed
from an alley whenever possible.
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1. 7 Sie:nae:e
Signs are applied architectural elements that 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 streetscape experience for pedestrians without detracting from the spatial coherence
and quality of the streets and public spaces.
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· 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, the signage band shall be incorporated into the design of the facade, situated above the
storefront clerestory and below the second story windows. Lettering shall be 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 fixtures, and individually backlit opaque letters upon a
brighter background are permitted.
· Wall mounted menu boards shall be decorative and well-maintained, and should complement the
storefront design.
· Signage in cornices or parapets shall be limited in size and incorporated as part of the architecture.
· Exposed neon signs, where permitted, shall be mounted on the interior of storefront windows.
Neon may be used in limited quantities on exterior signs of high quality.
· Signs may be perpendicular or flat-mounted, including separately mounted letters. Perpendicular
signs may not extend more than five feet from the face of the building.
· No sign may extend above the cornice line of the building.
· Retractable 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-commercial
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
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1.8 Streets
Streets are the primary public spaces of Gr;1mercy 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 accommodated, shall be secondary to pedestrians
in the street design of Gramercy. All streets and buildings should be designed to encourage people to
use these public spaces and thereby support community interaction.
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1.8.1. General Street Standards
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Gramercy shall have a variety of street types in a range of widths. In general, streets should be no
wider than necessary to accommodate safe traffic flow, parallel parking, emergency vehicles, and
adequate pedestrian/bicycle 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 width of five feet, accounting for outdoor seating and dining areas. In
general, wider streets require taller buildings to maintain proper scale and proportion.
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. One-way streets, alleys, and private streets shall be permitted. Cul-de-sacs shall be prohibited,
unless designed as a court or square with a central green space or plaza area. The minimum
radius of such a court shall be 15 feet.
. Head-in (90 degree) parking along public streets shall only be permitted within plazas or
other appropriate areas.
. Minimum rights-of-way for two-way streets shall be 30 feet. Minimum rights-of-way for one-
way streets shall be 25 feet.
. The minimum lane width shall be 10 feet.
. Internal intersections shall be separated by a minimum of 50 feet.
. The minimum separation distance between an internal street intersection and an adjacent
perimeter street intersection shall be 100 feet.
. The minimum block length shall be 100 feet.
. The minimum distance of a driveway from a corner intersection shall be 20 feet.
. The centerline of streets shall intersect at angles not less than 30 degrees at the acute angle.
. For streets whose centerlines intersect at a 90 degree angle, the curb radius shall be a
minimum of 5 feet.
. Minimum street centerline radii shall be 50 feet.
. Intersections of more than two streets at one point shall be permitted, so long as proper
traffic and sight distance controls are provided.
. The maximum width of an entrance island shall be 40 feet. The maximum width of the
drive lane on each side of an entrance island shall be 18 feet and the minimum width shall
be 12 feet.
. Safe sight distances shall be accounted for in the design and location of streets, parking, and
buildings.
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1.8.2. Pedestrian and Bicycle Circulation
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Streets and sidewalks shall be designed to provide a safe, comfortable, 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-site routes.
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Sidewalks shall be provided along both sides of all public streets, however, a park, plaza, open space
or path may be substituted for a sidewalk along one side of a street. Sidewalks shall be constructed to
the standards of the City of Carmel, subject to these Design and Development Standards.
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1.8.3. Materials and Furniture
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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.
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Newspaper vending machines, mailboxes, and public telephones shall be permitted in limited
numbers in plazas and main streets. Where provided, these elements shall be confined to an area less
than one hundred square feet.
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Benches, bicycle racks and trash receptacles shall be provided in primary public spaces and retail
areas.
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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.
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1.8.4. Conceptual Mixed-Use Streets
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Gramercy's mixed-use streets will be the primary thoroughfares within the Gramercy neighborhood,
and will be designed accommodate a mixture of uses and needs. The height of adjacent buildings,
presence of ground-floor commercial uses, parallel parking, plazas, street furniture, and landscaping
elements will all have an impact on the final street width, sidewalk width, and other street
dimensions.
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Fronts 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.
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Outdoor dining, cafe tables, and retail displays are permitted, provided that they do not impede
pedestrian traffic, subject to the review and approval of the Director of Community Services.
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1.8.5. Conceptual Residential Streets
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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-use streets.
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Fronts 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.
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Greater flexibility is provided for the front setbacks of buildings on residential streets.
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1.8.6. Conceptual One-Way Streets
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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 both sides of one-way streets.
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Setbacks and other standards for one-way streets should follow its use and character, Le., mixed-use or
residential.
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1.9 Site Develooment Standards
1.9.1. Stormwater Runoff
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To be added - currently awaiting feedback from Dept. of Engineering.
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1.9.2. Stormwater Detention and Retention
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Underground Stormwater Detention and Retention facilities shall be permitted within the public
rights of way, but shall be consttucted at sufficient depth and pipe material to support loads of
emergency vehicles. Above-ground Stormwater Detention and Retention facilities shall not be
permitted within the public rights of way.
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Porous pavers shall be permitted in areas such as on-street parking, alleys, or any parking areas as part
of an overall stormwater management system.
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Section II: Architectural Design Standards
2.1 Introduction
The architectural standards in this section describe exterior building elements and building
composition that are appropriate for a mixed-use, pedestrian-scaled traditional neighborhood. These
standards are not presented as subjective value judgments of style and architectural preferences, but
instead are intended to illustrate the basics of architectural design that will give Gramercy a diverse,
yet complementary set of buildings that work with the streetscape and urban design of the
community. Individual buildings should be designed so as to contribute to the overall character of
the district and community. The intertwining of community architectural design values and
individual architectural contributions will ensure compatibility, authenticity, and quality within
Gramercy as a whole.
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The standards contained in this Section II are based on traditional design principles pertaining to
overall massing, proportions, and the contextual relationship to the street and neighboring buildings.
The architectural design standards establish consistent design elements for buildings within
Gramercy, ensuring its "timeless" character, while allowing flexibility for a diversity of architectural
expressions.
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2.2 Buildinl! Desil!n
2.2.1. Building Design Standards
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Buildings shall be generally oriented parallel and perpendicular to the street. Flexibility shall be permitted in
building orientation to provide for maximum sun exposure to the street and open spaces, or as the street layout
dictates.
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Pedestrian scale detailing shall be provided on the front elevation of the building at the ground level.
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End or corner segments of buildings should generally have an additional level, decorative articulation or roof
detail.
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The first floor and all other floors shall have a coordinated composition, which will usually be indicated by the
alignment of upper floor windows and other features with openings and features of the first floor.
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In buildings containing ground-floor commercial uses, the ground floor should generally be at least 12 feet to
14 feet high and should be of a greater height than the upper floors.
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Continuous facades more than fifty (50) feet wide shall be designed with vertical offsets at intervals which
evenly divide the facade into halves, thirds, or quarters, etc., or shall be designed at intervals not les than fifty
(50) feet, whichever is less. These offsets may be projecting, recessed, or may be a simple change in building
material or detailing.
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2.2.2. Fences, Decks, and Screening
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Fences are permitted on residential buildings, however, fences greater than sixty (60) inches tall are not
permitted along the front facade.
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Fence construction along the front facade shall be decorative, such as wrought-iron style, decorative wood, or a
courtyard wall. Shadow box wood fences are permitted on the rear and side facades only.
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Ground level mechanical/telecommunication equipment visible from a public street shall be screened with
suitable landscaping, walls, or fencing in general architectural compatibility with the building(s) with which it is
associated.
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Rooftop mechanical/telecommunication equipment shall be fully screened on all sides using parapets,
penthouse screens or other similar methods which are integrated into the overall building design.
2.2.3. Materials
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The visual appeal of a building's materials has a tremendous impact on the perception of its quality. High-
quality, robust and tactile finish materials project feelings of warmth, permanence, and timelessness. The
relationship and use of materials, textures, details and color of a new building's principal facades shall be
visually compatible with and similar to those adjacent buildings or shall not contrast conspicuously. Durable
materials are especially critical at the street level where pedestrian contact will be considerable.
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Exterior materials shall be durable and of high quality, such as brick, stone, pre-cast concrete, and high-quality
siding (in wood or fiber-cement). Non-durable materials such as thin layer synthetic stucco products shall not be
used within eight (8) feet of the ground.
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The first floor and upper floors may be composed of different materials.
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The materials in the rear of the building must be coordinated with the front facade, although they may be
different.
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Front and side facades of buildings located on corner lots shall be of the same materials and similarly detailed.
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Appropriate materials for the following building elements are as follows:
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· Windows: wood, vinyl clad wood, anodized aluminum, aluminum-clad wood.
· Doors: wood, anodized aluminum.
· Trim: wood, synthetics.
· Visible roofing: standing seam metal, zinc, architectural asphalt shingles, slate and high-quality synthetic
slate, and wood shake (for smaller residential buildings).
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Exterior walks, steps, stoops and paving shall be masonry or stone pavers, or poured or pre-cast concrete.
Exterior stair handrails and other stair details shall be stone, pre-cast concrete, wrought-iron style, or another
decorative material. Wood decking and wood handrails are allowed only in the rear of a building, or in other
locations when visually obscured or screened.
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2.3
2.3.1.
Windows
Window Standards
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All window design shall be architecturally compatible with the style, materials, color, details and
proportion of the building. The number of panes, the way the window opens, the trim around it and
whether it is embellished with shutters must be consistent with the architectural style of the structure.
Windows should be provided on all facades. Exceptions shall be made for certain architectural
styling and details that imitate windows. Faux windows may also be used to provide visual interest
where actual windows are not appropriate.
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Windows shall generally be vertically proportioned.
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Windows shall be rhythmically spaced in a pattern compatible with the form of the building. Where
buildings are located on corners, the window style and details shall complement the facades on the
facing streets.
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Windows shall be recessed in their openings and not flush mounted with the wall, and shall appear
as individually "punched" through the wall rather than as adjacent windows separated by frames.
At street level, glazing shall be clear or slightly tinted glass (not opaque nor highly reflective).
Metal screens or bars shall not be permitted to cover window openings.
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Special windows are allowed (ovals, hexagons, etc.) as accents.
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For buildings that are intended to have ground.floor commercial uses, at least sixty percent (60%) of
the total area of the first floor facade (up to the line of the second floor elevation) shall be transparent
vision glass. Upper floors of mixed-use and commercial buildings should have 20-40% transparency.
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2.3.2. Shutters
Where appropriate to the design of a building, paneled or louvered shutters shall be provided on all
windows visibly exposed to a street or common open space.
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Shutter style shall match the window and architectural style of the building, and shall be sized to
match actual window dimensions.
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Single shutters shall not be used on double or larger windows.
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Shutter materials should generally be wood, fiberglass, or a high-quality composite. Plastic shutters
are not permitted.
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Shutters shall either be operable or appear to be operable through the use of non-visible fasteners that
create a slight projection where the shutter is affixed to the outer edge of the window.
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2.4 Entrances
Primary entrances shall be defined and articulated by elements such as lintels, pediments, pilasters,
columns, porticos, porches, canopies, and other design elements appropriate to the architectural style
and details of the building as a whole.
A corner entrance is permitted at corner buildings to improve visibility and pedestrian circulation,
and to accentuate the corner. Corner entrances should be angled to address both streets.
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Entrances to upper floors shall be clearly distinguished from storefront entrances through
differentiated architectural treatment and materials.
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Anodized metal, bright aluminum, or stainless steel frames, or fully glazed (frameless) doors shall be
avoided. Finished frames may be metal with black anodized or painted finish (only "wide stile"
frames), however, painted or varnished wood is preferable.
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Where appropriate to the design and character of the street, residential buildings in close proximity
to commercial areas should have a finished floor level of the first floor that is approximately two (2)
to six (6) feet above the sidewalk level in the front in order to create visual privacy for windows on the
street, and to create a rhythm of stoops.
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2.5
2.5.1.
Roofs and Cornices
Cornices and Parapet Walls
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· There shall be articulation and detailing where the roof meets the wall, including cornices, eaves or
rakes. Moldings, brackets, and finials can be used as special elements added to the cornice.
· Flat roofs should have a parapet wall or similar decorative feature on the building's front and sides.
· In larger scale buildings, extended parapets, projecting cornices, pitched or slope roofs, or
decorative moldings of fourteen (14) inches or more are required to give the roof/cornice proper
visual weight and proportion to the building.
· Important architectural features, such as the cornice lines, shall be aligned from building to
building; but, provide adequate variation to allow for an organic quality to the architecture without
detracting from the coherence of the street wall.
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· Traditional roofs are typically "flat" (sloped l"-in-12" or less) hidden behind parapet walls.
However, some sloped roofs, including gable, hipped, and shed roofs are also acceptable if sloped
between 4"-in-12" and 12"-in-12". Mansard, gambrel, and domed roofs shall adhere to traditional
forms and proportions. False roofs are generally inappropriate and should only be used in limited
situations. In general, architectural solutions shall be used to best conceal mechanical equipment,
particularly in rooftop applications.
· Sloped roof heights from eave to peak shall not exceed the height from grade to eave (the roof shall
not be taller than the building wall supporting the roof).
· On corner sites, the roof and cornice design shall be appropriate for both corner sides of the
building.
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2.5.3. Roofing Materials and Color
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· If visible, roofs should be constructed of standing seam metals (painted aluminum & steel, zinc,
copper), slate or imitation slate, or architectural asphalt shingles. Wood shakes or shingle may only
be used on smaller, residential buildings.
· Visible roof materials should be muted in color (dark reds, browns and earth-tones, natural metal
colors including aluminum, dark anodized aluminum, zinc, tin and lead). White, bright, non-
fading and high-intensity colors, multicolored and bright metal finishes are inappropriate on visible
rooftops. However, colors should be considered in the context of the effect of heat absorption,
especially on flat roofs.
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· The form of the roof or cornice shall hide mechanical equipment and roof penetrations, such as
plumbing stacks and vents, from view from streets and sidewalks.
· Downspouts can be used where appropriate for the architectural design of the building.
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. Gutters and downspouts should be located to respect the architectural lines of the building and
shall not be affixed to columns or other prominent building elements.
· Downspouts shall be oriented so as to not discharge water into pedestrian areas.
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2.6.1.
Accents and Pro1ections
Bays and Projections
· Steps, stoops, porches, chimneys and bay windows may extend into yard setbacks up to the property
line.
· Bay windows and storefronts are permitted to project three (3) feet from the main building fa<;ade.
· Bay windows shall be vertically proportioned and shall tightly frame an appropriately sized and
styled window.
· Overhangs and eaves shall be shallower than the main roof form and be consistent on all sides.
· Cornices and eaves shall have a maximum projection of four (4) feet or 15% of the building height,
whichever is less.
· Awnings, canopies, cornices, eaves, balconies and building-mounted signage may extend into yard
setbacks and any rights-of-way pursuant to the governing building code.
2.6.2. Towers and Vertical Elements
· Towers and vertical elements are encouraged on prominent buildings, particularly those that serve
as street or view corridor terminus.
· Any vertical building elements shall be compatible with the design of the building as a whole.
Towers and vertical elements should not overpower a building fa<;ade and shall be used only as an
accent in special locations.
· Height requirements for buildings may be waived for vertical building appurtenances such as
chimneys, spires, turrets, cupolas, belfries, and towers designed for functional or ornamental
purposes to articulate the design of a building, especially if appropriate to a special building type or
historically-based style.
2.6.3. Balconies
· The use of flower boxes and plantings is encouraged on balconies and windows.
· Deeper balconies that are intended to be usable may have simple awnings, canopies, or trellises.
· Balcony railings shall be designed for transparency so that the building wall can be seen from the
street.
2.6.4. Awnings
· Fixed or retractable awnings are permitted if they complement a building's architectural style,
material, color, and details; do not impair facade composition; and are designed as an integral part
of the facade.
· Awnings shall be covered in natural cloth fabric like canvas (not vinyl). Metal, aluminum or plastic
awnings are not permitted, provided, however, that high-quality decorative metal elements that
mimic awnings may be permitted in commercial areas if they are consistent with the building
design and area character.
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· In buildings with multiple storefronts or residential units, compatible awnings shall be used as a
means of unifying the structure.
· Oversized and continuous awnings are not permitted.
· Backlit or glowing awnings or canopies are not permitted.
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Gramercy Design & Development Standards
Exhibit 'C!-G' - Gramercy Planned Unit Development District
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Version 1: December 22, 2005Version 2: April 27. 2006
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TABLE OF CONTENTS
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Introduction
i. Overview
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ii.
Consistencv with Carmel's Plans
Vision and Intent
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Section I - General Development Standards
1.1. Concepmal Plan
1.2. Open Spaces - Parks
1.3. Open Spaces - Plazas
1.4. Lighting
1.5. Landscaping
1.6. Parking
1.7. Signage
1.8. Streets
1.9. Site Development Standards
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Section II - Architecmral Design Standards
2.1. Introduction
2.2. Building Design
2.3. Windows
2.4. Entrances
2.5. Roofs and Cornices
2.6. Accents and Projections
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Introduction
i. Overview
The standards contained in this document are intended to provide a masterplan framework for the
redevelopment over time of the District into a new urban neighborhood that is built upon traditional
neighborhood planning principles. This new neighborhood will be called "Gramercy."
The new Gramercy community is designed to emerge over time on the site of the current Mohawk
Hills Apartments. Located on 116 acres along Keystone Avenue, the property was originally
constructed in the early 1970s as townhome apartments. Today the property is best represented as a
moderately priced rental housing option with fewer amenities than the many other luxury apartments
in Carmel. In addition, the property has deteriorating buildings and a confusing network of streets
and building orientations. In the summer of 2004, locally-owned Buckingham Companies acquired
the property which had suffered from years of disinvestment by its out-of-state owner. To stabilize the
property, Buckingham invested in new landscaping, renovated the clubhouse, and repaired various
overdue maintenance items. However, due to the property's age and condition, Mohawk Hills will
need to be redeveloped over time.
The Design and Development Standards and Conceptual Plan contained herein take into
consideration the site's unique position as an in fill location within the central core area of Carmel.
Bordered by Keystone Avenue to the east, 126th Street to the north, Auman Drive to the west, and
approximately E. Carmel Drive to the south, the property is located within Carmel's Central Business
District ("CBD") and is in close proximity to Carmel City Center, the future Performing Arts Center,
the Arts & Design District, the Monon Trail, and Old Town.
ii. Consistency with Carmel's Plans
These Design and Development Standards and Conceptual Plan provide the necessary tools for the
property's redevelopment. These tools are consistent with the City of Carmel's plan for its central
core and its high standards for community design and planning. It is also consistent with design
principles of Traditional Neighborhood Development, or New Urbanism.
Gramercy's location and proposed character are consistent with the City of Carmel's Comprehensive
Plan guidelines for high-intensity residential development in that: (1) it is located in and adjacent to
the CBD, (2) it is a part of an intensive mixed-use project, (3) regional access is directly available, (4)
access to the site is via regional serving roadways and does not pass through low-intensity residential
areas, (5) it is near to neighborhood commercial centers, parks and playgrounds, schools, bicycle and
pedestrian trails, and police, fire and public safety.
iii. Vision and Intent
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Inspired by the great urban neighborhoods of the world, Gramercy will be an engaging, urban
community located near the center of downtown Carmel. Classic in character, traditional in design,
this forward-looking community is designed to offer architectural diversity and a modern lifestyle by
relying on time-tested design principles. Gramercy's plan will be characterized by pedestrian-friendly
streets, tree-lined sidewalks, distinctive architecture, Main Street-style neighborhood stores, quiet
parks and a vibrant central plaza.
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At the heart of Gramercy's design is the simple notion of locating services close to where people live.
Amenities, a civic center, work, and recreational opportunities will all be within a short walk.
Gramercy grows out of the belief that it is important that we plan our communities sensibly and
responsibly so that they will be used and cherished by future generations. As Mohawk Hills is
gradually redeveloped, a traditional, authentic neighborhood will evolve over a period of years. A
tasteful blend of residential and mixed-use buildings will be set in a walkable, urban living
environment linked by a network of green, open spaces. At Gramercy's hub will be a plaza,
surrounded by shops, restaurants and accented by a landmark clock tower. Gramercy's plaza will
provide the community with a significant identity, and serve as a centerpiece for neighborhood
functions, social events and a meeting place for neighbors.
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The Vision for Gramercy includes:
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· A mixture of uses: residential, retail, hotel, office, senior living, civic spaces, parks and open
spaces, walkways and trails, cafes and other places for people to meet.
· The option of living and working in the same neighborhood.
· A visually pleasing and culturally interesting mix of housing types and architectural styles, including
rental and for-sale units. Residential housing types will include townhomes, condos, flats, lofts,
and apartments-over-retail.
. Tree-lined streets, front stoops and terraces.
· A central plaza and clock tower that give a unique identity to the community and provide a central
meeting area.
· A pedestrian-friendly network of streets with sidewalks, paths, public art, street furniture,
pedestrian-scaled lighting, trees, and outdoor cafes.
. Businesses, such as restaurants, retail, offices, hotels, and services, provided for the use of the
residents and as a way of inviting the surrounding community into Gramercy.
. Main Street-style neighborhood stores built up to the sidewalk, with curbside parking, engaging
window displays, and elegant signage to create dynamic streetscapes.
. High standards of development to maintain quality and architectural diversity in the community.
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Section I - General Development Standards
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1.1 Conceptual Plan
The Conceptual Plan for Gramercy, along with these Design and Development Standards, shall
provide a framework for the design and layout of Gramercy and ensure that it will be designed and
developed according to traditional neighborhood planning principles. Land development shall be
generally consistent with the form and framework set out in the Conceptual Plan.
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Gramercy shall be organized by an interconnected network of streets. This network shall be designed
to create an interesting and diverse urban grid with interconnected streets, alleys, and public spaces.
The street network shall facilitate movement of cars, people, and bicycles throughout Gramercy. The
street connections shall allow for the creation of cohesive neighborhoods and districts while ensuring
permeability and accessibility throughout the site.
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The street network, open spaces, and other features shall be generally as indicated on the Conceptual
Plan, provided, however, that their locations may be adapted as appropriate to the site's topography,
unique natural features, environmental opportunities/constraints, soil conditions, existing trees, and
existing water features. Flexibility shall be permitted as to the ultimate placement of streets,
buildings, parks, open spaces, water features, and other design elements in order to meet the
requirements of these Design and Development Standards, provide for maximum sun exposure to
open spaces and buildings, accommodate a variety of product types and market conditions, and take
into consideration the locations of open spaces, gateways, monuments, and vistas, so long as the
Conceptual Plan remains consistent with the vision and intent of Gramercy. Flexibility shall also be
permitted within the layout and the future development of the Real Estate to allow for the short-term
aeeornodationaccommoclation of existing buildings to be maintained during early phases of the
development of Gramercy.
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1.2 Open Spaces - Parks
Parks are a key component of Gramercy's design and layout. Parks shall be provided throughout
Gramercy in order to provide open space, locations for neighbor interaction, and natural features
such as water, flowers, and trees. Parks shall be diversified in size, location, and character, and shall
be designed to foster a unique sense of identity for each space. Small pocket parks located on the
interior of blocks or on main streets are encouraged. Larger parks should have decorative benches,
trash receptacles, and lighting. Decorative fencing, such as wrought-iron style, is encouraged for parks
in residential neighborhoods. Parks in commercial and mixed-use areas should be designed for active
use and may contain hardscape elements in addition to natural features.
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1.3 Open Spaces - Plazas
Plazas are hardscaped open spaces, generally located in mixed-use or commercial areas adjacent to
public streets, which provide open space for pedestrian use. Plazas within Gramercy shall have
surface areas constructed of brick, pavers, stone, or stamped concrete and may include features such
as trees, planters, benches, lighting, and trash receptacles. Cafe furniture, public art, fountains,
kiosks, and special decorative features shall be permitted in appropriate Uocations.
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Gramercy shall have at least one plaza, generally located near the center of the Site. This central plaza
shall be designed to serve as a center of community interaction. Buildings surrounding the plaza
should be of high architectural quality, and shall be of a consistent architectural character. A clock
tower, which is taller than the surrounding roof lines, shall be located on a building on the southern
side of the plaza. Retail and commercial uses, including outdoor cafes and outdoor displays of
merchandise, shall be permitted and encouraged on the ground floors of buildings surrounding the
plaza in order to encourage pedestrian activity.
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Streets leading into the central plaza shall be raised at the plaza edge so that the streets are at the same
level as the sidewalks within the plaza, thus encouraging pedestrians to use the entirety of the space.
A surface material which is different from that used on the surrounding streets, such as stamped
concrete or brick shall be used on the streets within the plaza and shall be designed to coordinate
with the plaza architecture and hardscape materials.
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1.4 Lighting
Street lighting shall be provided as necessary to provide adequate lighting for pedestrian and
vehicular safety. All street lighting fixtures shall be of a design per the adopted City style, or shall be
of a design that is pedestrian-scaled and in keeping with the architectural character of their
surroundings.
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Lighting shall be provided to illuminate building facades, signs, architectural
elements/ornamentation, storefront displays, public sidewalks, and public spaces for the interest,
security and comfort of pedestrians.
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Lighting shall be limited to the amount and intensity necessary for safety, security and to compliment
architectural character. Exterior lighting of buildings or on the site shall be designed so that light is
not directed off the site and light source is shielded from direct off-site viewing. Site lighting fixtures
shall be selected and designed to focus lighting downward into the zone of pedestrian activity without
excessive illumination of the upper residential stories of buildings or of the night sky.
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Exterior building lighting shall be architecturally integrated with the building style, material and
color.
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Electric boxes, transformer utilities, and conduits shall be concealed from view.
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Attached building or wall pack lighting shall be screened by the building's architectural features or
shall contain a thirty-five (35) degree cut-off shield.
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The maximum height of light standards in parking areas shall not exceed the building height, or
twenty-five (25) feet, whichever is less.
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Street lights should be designed to coordinate with other street furniture, such as trash receptacles,
signs, benches, and bike racks.
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1.5 Landscavine
The landscaping in Gramercy shall be designed to compliment the architecture of the community and the
surrounding neighborhood. Street trees, streetscape plantings, and buffer areas shall be used to bring natural
elements to the design pattern. in consultation with the City of Cam1el's Urban Forester.
1.5.1. General Landscaping Standards
Landscaping shall be integrated with other functional and ornamental site design elements, where appropriate,
such as hardscape materials, paths, sidewalks, fencing, or any water features.
Plantings along buildings and streets should be designed with repetition, structured patterns, a diversity of plant
~and complementary textures and colors, and should reinforce the overall character of the area.
All trees, shrubs and ground covers shall be planted according to aeeep1:ea hortieulmr81 star.aanb.the American
Standard for Nurserv Stock (ANSI Z60.D. Landscaping materials shall be appropriate to local growing and
climatic conditions. Plant suitability, maintenance and compatibility with site construction features are critical
factors dut should be considered.
The Developer shall implement reasonable efforts to conserve existing established trees located along the
Keystone Avenue right-of-way, however, said trees may be removed under any of the following circumstances:
. As is necessary to clear underbrush and dead trees;
. As is necessary for the installation of access easements, rights-of-way, streets, paths, sidewalks, and utilities
and drainage improvements and infrastructure; and
. As necessary for public health and safety as determined in cooperation with the Urban Forester.
fftti:tCertain fruit and seed-bearing trees d1at result in sienificant or nuisance droppings (such as female einkgo
trees. fruiting mulberries. or sweet eums) are not permitted over or adjacent to hardscape features such as
sidewalks and roadwavs.
1.5.2. Street Trees
SftatleMedium or lar!;e-erowing shade trees shall be planted .. ithir. the street right ef ..a" parallel to each street;
per me SfftBaaraS of the 01) ef CarmeL
Street trees Sfl.811 be planted in planting strips or tree wells._ In areas of high pedestrian and commercial activity,
tree wells shall be covered with decorative grates-6t'~ pavers. or other suitable alternatives in order to ma.ximize
uninterrupted pedestrian pathways. Where ample passage area is provided, tree planting areas shall be treated
as planting beds to soften the hardscape.
Street trees shall be pruned to a height of ~ight (8) feet minimum t5 alle.. free passS:ge 8leBg the
siae..81kover sidewalks and twelve (12) feet minimum over streets. In commercial and mixed-use areas. street
tree types and locations should allow for visibility teof businesses and business signaee.
1.5.3. Building Landscaping Standards
Landscaping shall be used to soften the architectural lines of buildings, frame d1e primary views to buildings
and public spaces, and blend architectural designs with the landscape. Building landscapine shall be designed
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to aoorooriatelv comolement a buildine:'s use. setback. heie:ht. and architectural features. Window boxes for
flowers and olanters on front stooos and sidewalks are encourae:ed. especially in hie:h-intensitv areas with little
to no buildine: base landscaoine:.
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Landscaoed interior courtyards are encourae:ed within lare:er blocks.
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Deciduous trees should be planted in locations to the south and west of buildings to allow for shade in summer
months and greater sun exposure in the winter months.
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Evergreen trees should be used as windbreaks to buffer nordlwest winds.
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Shrub masses and ground cover shall be the predominant plant material in the front yards of buildings.
Window bOXC3 for flOWt:r3 and plant-eT3 on fr{)nt stoops and sidewalb in ff3idential affRS are encouraged.
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1.5.4. Maintenance
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It shall be me responsibility of the owners and meir agents to insure proper maintenance of project landscaping
in aeeonlinaflccaccordance with me Gramercy Ordinance and best manae:ement oractice standards. This is to
include, but is not limited to, mowine:. tree trim mine:, oIantine:. maintenance contractine:. irrigation and
mulching of planting areas, replacing dead, diseased, or overgrown plantings wim identical varieties or a
suitable substitute, and keeping the area free of refuse, debris, fllftk:and unsie:hdv, dead or diseased vegetation
and weeds.
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1.6 Parking
1.6.1. On-street Parking
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. On-street parking shall be provided on public streets.
a Pi"iItHlf) streets shaY \:ltHize e\:lrB b\:llb outs to define the Ol~ street parking zones and narrow imerseetioll3 for
pedesttiaR eI'ossiRgs. TIle Btlle O\:lts shall be aRwed at a 15 degree ar greatH (inside comer) te allo" for street
eleantRg aRd SR6" pio 1\ ing.
. On-street parking may be used to fulfill any parking requirements.
· Anv on-street parking within the public right-of-way shall not have spaces reserved for individual businesses.
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1.6.2. Surface Parking Lots
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. Parking lots shall be located to the side or the rear of buildings and, where possible, shall be accessed from
alleys or 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.
a Dri:l'ewa'",'s t-o parking areas shall genernlli be 18 feet 20 feet "tide, but Be lt1eff than 21 feet wide.
. The maximum width of driveways to parking areas shall be dle greater of 24 feet wide. or dle widdl of dle
street they acess.
. The perimeter of all parking lots shall be visually screen.ed from the street by walls, fences and/or
landscaping. If landscaping is used, it shall generally consist of evergreens planted in an intertwined pattern
with a minimum height and spread of 24 inches at a time of planting to provide year-round screening.
· Parking shall not extend past the established building line on a block.
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1.6.3. Parking Structures
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. Exterior walls of parking structures visible from public streets shall have an architecturally appropriate design
facing dle street and comolement adiacent and nearby buildings.
· Parking structures with 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.
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1.6.4. Residential Parking Garages and Driveways
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. Residential parking garages and driveways shall be located at dle rear of the buildings, and should be accessed
from an alley whenever possible.
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1. 7 Silmage
Signs are applied architectural elements that 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 streetscape experience for pedestrians without detracting from the spatial coherence
and quality of the streets and public spaces.
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· 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, the signage band shall be incorporated into the design of the facade, situated above the
storefront clerestory and below the second story windows. Lettering shall be 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 fixtures, and individually back-lit opaque letters upon a
brighter background are permitted.
· Wall mounted menu boards shouldshall be decorative and well-maintained, and should
complement the storefront design.
. Signage in cornices or parapets shall be limited in size and incorporated as part of the architecture.
· Exposed neon signs, where permitted, shall be mounted on the interior of storefront windows.
Neon may be used in limited quantities on exterior signs of high quality.
· Signs may be perpendicular or flat-mounted, including separately mounted letters. Perpendicular
signs may not extend more than five feet from the face of the building.
· No sign may extend above the cornice line of the building.
· Retractable 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-commercial
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
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1.8 Streets
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 accornodatcdaccommodated, shall be secondary
to pedestrians in the street design of Gramercy. All streets and buildings should be designed to
encourage people to use these public spaces and thereby support community interaction.
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1.8.1. General Street Standards
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Gramercy shall have a variety of street types in a range of widths. In general, streets should be no
wider than necessary to accommodate safe traffic flow, parallel parking, emergency vehicles. and
adequate pedestrian/bicycle 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 width of five feet. accounting for outdoor seating and dining areas. In
general, wider streets require taller buildings to maintain proper scale and proportion.
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. One-way streets, alleys, and private streets shall be permitted. -Cul-de-sacs shall be
prohibited. unless designed as a court or sauare with a central green soace or olaza area. The
minimum radius of such a coutt shall be 15 feet.
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. AllHead-in (90 degree) oarking along public streets shall accoffiodatc on street parkingonly be
permitted within plazas or other appropriate areas.
. Minimum rights-of-way for two-way streets shall be 30 feet. Minimum rights-of-way for one-
way streets shall be 25 feet.
. The minimum lane width shall be 10 feet.
. Intemal intersections shall be seuarated by a minimum of 50 feet.
. The minimum seoaration distance between an intemal street intersection and an adiacent
perimeter street intersection shall be 100 feet.
. The minimum block length shall be 100 feet.
. The minimum distance of a driveway from a comer intersection shall be 20 feet.
. The centerline of streets shall intersect at angles not less than 30 degrees at the acute angle.
. For streets whose centerlines intersect at a 90 degree angle. the curb radius shall be a
minimum of 5 feet.
. Minimum street centerline radii shall be 50 feet.
. Intersections of more than two streets at one ooint shall be oermitted. so long as Droner
traffic and sight distance controls are provided.
. The maximum width of an entrance island shall be 40 feet. The maximum width of the
drive lane on each side of an entrance island shall be 18 feet and the minimum width shall
be 12 feet.
. Safe sight distances shall be accounted for in the design and location of streets. parking. and
buildings.
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1.8.2. Pedestrian and Bicycle Circulation
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Streets and sidewalks shall be designed to provide a safe, comfortable, 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-site routes.
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Sidewalks shall be provided along both sides of all public streets, ftftdhowever. a park. plaza, open
space or path may be substimted for a sidewalk along one side of a street. Sidewalks shall be
constructed to the standards of the City of Carmel, subject to these Design and Development
Standards.
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1.8.3. Materials and Furnimre
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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.
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Newspaper vending machines, mailboxes, and public telephones shall be permitted in limited
numbers in plazas and main streets. Where provided, these elements 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.
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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 feamres do not impede pedestrian
circulation.
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1.8.4. Concepmal Mixed-Use Streets
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Gramercy's mixed-use streets will be the primary thoroughfares within the Gramercy neighborhood,
and ffiU3t aecomocllltcwill be designed accommodate a mixmre of uses and needs. The height of
adjacent buildings, presence of ground-floor commercial uses, parallel parking, plazas, street
furnimre, and landscaping elements will all have an impact on the final street width, sidewalk width,
and other street dimensions.
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Fronts 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
feamres, etc.
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Outdoor dining, cafe tables, and retail displays are permitted. orovided that they do not impede
oedestrian traffic. subiect to the review and aooroval of the Director of Community Services.
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1.8.5. Conceptual Residential Streets
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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-use streets.
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Fronts 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.
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Greater flexibility is provided for the front setbacks of buildings on residential streets.
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1.8.6. Conceptual One-Way Streets
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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 both sides of one-way streets.
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Setbacks and other standards for one-way streets should follow its use and character, Le., mixed-use or
residential.
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1.9 Site Development Standards
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1.9.1. Stormwater Runoff
To be added - currently awaiting feedback from Dept. of Engineering.
1.9.2. Stormwater Detention and Retention
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Underground Stormwater Detention and Retention facilities shall be permitted within the public
rights of wav. but shall be constructed at sufficient depth and pipe material to support loads of
emergencv vehicles. Above-ground Stormwater Detention and Retention facilities shall not be
permitted within the public rights of way.
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Porous pavers shall be permitted in areas such as on-street parking. alleys. or anv parking areas as part
of an overall stormwater management system.
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Section II: Architectural Design Standards
2.1 Introduction
The architectural standards in this section describe exterior building elements and building
composition that are appropriate for a mixed-use, pedestrian-scaled traditional neighborhood. These
standards are not presented as subjective value judgments of style and architectural preferences, but
instead are intended to illustrate the basics of architectural design that will give Gramercy a diverse,
yet complementary set of buildings that work with the streets cape and urban design of the
community. Individual buildings should be designed so as to contribute to the overall character of
the district and community. The intertwining of community architectural design values and
individual architectural contributions will ensure compatibility, authenticity, and quality within
Gramercy as a whole.
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The standards contained in this Section II are based on traditional design principles pertaining to
overall massing, proportions, and the contextual relationship to the street and neighboring buildings.
The architectural design standards establish consistent design elements for buildings within
Gramercy, ensuring its "timeless" character, while allowing flexibility for a diversity of architectural
expressions.
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2.2 Building Design
2.2.1. Building Design Standards
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Buildings shall be generally oriented parallel and perpendicular to the street. Flexibility shall be permitted in
building orientation to provide for maximum sun exposure to the street and open spaces, or as the street layout
dictates.
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Pedestrian scale detailing shall be provided on the front elevation of the building at the ground level.
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End or corner segments of buildings should generally have an additional level, decorative articulation or roof
detail.
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The first floor and all other floors shall have a coordinated composition, which will usually be indicated by the
alignment of upper floor windows and odler features with openings and features of the first floor.
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In buildings containing ground-floor commercial uses, the ground floor should generally be at least 12 feet to
14 feet high and should be of a greater height than the upper floors.
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Continuous facades more than fifty (50) feet wide shall be designed with vertical offsets at intervals which
evenly divide the facade into halves, thirds, or quarters, etc., or shall be designed at intervals not les than fifty
(50) feet, whichever is less. These offsets may be projecting, recessed, or may be a simple change in building
material or detailing.
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2.2.2. Fences, Decks, and Screening
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Fences are permitted on residential buildings, however, fences greater than sixty (60) inches tall are not
permitted along the front facade.
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Fence construction along the front facade shall be decorative, such as wrought-iron style, decorative wood, or a
courtyard wall. Shadow box wood fences are permitted on the rear and side facades only.
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Ground level mechanical/telecommunication equipment visible from a public street shall be screened widl
suitable landscaping, walls, or fencing in general architectural compatibility widl the building(s) with which it is
associated.
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Rooftop mechanical/telecommunication equipment shall be fully screened on all sides using parapets,
penthouse screens or other similar methods which are integrated into dle overall building design.
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2.2.3. Materials
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The visual appeal of a building's materials has a tremendous impact on the perception of its quality. High-
quality, robust and tactile finish materials project feelings of warmth, pennanence, and timelessness. The
relationship and use of materials, textures, details and color of a new building's principal facades shall be
visually compatible with and similar to those adjacent buildings or shall not contrast conspicuously. Durable
materials are especially critical at the street level where pedestrian contact will be considerable.
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Exterior materials shall be durable and of high quality, such as brick, stone, pre-cast concrete, and high-quality
siding (in wood or fiber-cement). Non-durable materials such as thin layer synthetic stucco products shall not be
used within eight (8) feet of the ground.
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The first floor and upper floors may be composed of different materials.
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The materials in the rear of the building must be coordinated with the front facade, although they may be
different.
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Front and side facades of buildings located on comer lots shall be of the same materials and similarly detailed.
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Appropriate materials for the following building elements are as follows:
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. Windows: wood, vinyl clad wood, anodized aluminum, aluminum-clad wood.
. Doors: wood, anodized aluminum.
· Trim: wood, synthetics.
. Visible roofing: standing seam metal, zinc, architectural asphalt shingles, slate and high-quality synd1etic
slate, and wood shake (for smaller residential buildings).
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Exterior walks, steps, stoops and paving shall be masonry or stone pavers, or poured or pre-cast concrete.
Exterior stair handrails and other stair details shall be stone, pre-cast concrete, wrought-iron style, or another
decorative material. Wood decking and wood handrails are allowed only in the rear of a building, or in od1er
locations when visually obscured or screened.
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2.3
2.3.1.
Windows
Window Standards
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All window design shall be architecturally compatible with the sryle, materials, color, details and
proportion of the building. The number of panes, the way the window opens, the trim around it and
whether it is embellished with shutters must be consistent with the architectural sryle of the structure.
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Windows should be provided on all facades. Exceptions shall be made for certain architectural
sryling and details that imitate windows. Faux windows may also be used to provide visual interest
where actual windows are not appropriate.
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Windows shall generally be vertically proportioned.
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Windows shall be rhythmically spaced in a pattern compatible with the form of the building. Where
buildings are located on corners, the window sryle and details shall complement the facades on the
facing streets.
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Windows shall be recessed in their openings and not flush mounted with the wall, and shall appear
as individually "punched" through the wall rather than as adjacent windows separated by frames.
At street level, glazing shall be clear or slightly tinted glass (not opaque nor highly reflective).
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Metal screens or bars shall not be permitted to cover window openings.
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Special windows are allowed (ovals, hexagons, etc.) as accents.
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For buildings that are intended to have ground-floor commercial uses, at least sixry percent (60%) of
the total area of the first floor facade (up to the line of the second floor elevation) shall be transparent
vision glass. Upper floors of mixed-use and commercial buildings should have 20-40% transparency.
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2.3.2. Shutters
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Where appropriate to the design of a building, paneled or louvered shutters shall be provided on all
windows visibly exposed to a street or common open space.
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Shutter sryle shall match the window and architectural sryle of the building, and shall be sized to
match actual window dimensions.
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Single shutters shall not be used on double or larger windows.
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Shutter materials should generally be wood, fiberglass, or a high-qualiry composite. Plastic shutters
are not permitted.
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Shutters shall either be operable or appear to be operable through the use of non-visible fasteners that
create a slight projection where the shutter is affixed to the outer edge of the window.
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2.4
Entrances
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Primary entrances shall be defined and articulated by elements such as lintels, pediments, pilasters,
columns, porticos, porches, canopies, and other design elements appropriate to the architectural style
and details of the building as a whole.
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A corner entrance is permitted at corner buildings to improve visibility and pedestrian circulation,
and to accentuate the corner. Corner entrances should be angled to address both streets.
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Entrances to upper floors shall be clearly distinguished from storefront entrances through
differentiated architectural treatment and materials.
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Anodized metal, bright aluminum, or stainless steel frames, or fully glazed (frameless) doors shall be
avoided. Finished frames may be metal with black anodized or painted finish (only "wide stile"
frames), however, painted or varnished wood is preferable.
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Where appropriate to the design and character of the street, residential buildings in close proximity
to commercial areas should have a finished floor level of the first floor that is approximately two (2)
to six (6) feet above the sidewalk level in the front in order to create visual privacy for windows on the
street, and to create a rhythm of stoops.
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2.5
2.5.1.
Roofs and Cornices
Cornices and Parapet Walls
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· There shall be articulation and detailing where the roof meets the wall, including cornices, eaves or
rakes. Moldings, brackets, and finials can be used as special elements added to the cornice.
· Flat roofs should have a parapet wall or similar decorative feature on the building's front and sides.
· In larger scale buildings, extended parapets, projecting cornices, pitched or slope roots, or
decorative moldings of fourteen (14) inches or more are required to give the roof/cornice proper
visual weight and proportion to the building.
· Important architectural features, such as the cornice lines, shall be aligned from building to
building; but, provide adequate variation to allow for an organic quality to the architecture without
detracting from the coherence of the street wall.
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2.5.2. Roof Shape
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· Traditional roofs are typically "flat" (sloped 1"-in-12" or less) hidden behind parapet walls.
However, some sloped roofs, including gable, hipped, and shed roofs are also acceptable if sloped
between 4"-in-12" and 12"-in-12". Mansard, gambrel, and domed roofs shall adhere to traditional
forms and proportions. False roofs are generally inappropriate and should only be used in limited
situations. In general, architectural solurions shall be used to best conceal mechanical equipment,
particularly in rooftop applications.
· Sloped roof heights from eave to peak shall not exceed the height from grade to eave (the roof shall
not be taller than the building wall supporting the roof).
· On corner sites, the roof and cornice design shall be appropriate for both corner sides of the
building.
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2.5.3. Roofing Materials and Color
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· If visible, roofs should be constructed of standing seam metals (painted aluminum & steel, zinc,
copper), slate or imitation slate, or architectural asphalt shingles. Wood shakes or shingle may only
be used on smaller, residential buildings.
· Visible roof materials should be muted in color (dark reds, browns and earth-tones, natural metal
colors including aluminum, dark anodized aluminum, zinc, tin and lead). White, bright, non-
fading and high-intensity colors, multicolored and bright metal finishes are inappropriate on visible
rooftops. However, colors should be considered in the context of the effect of heat absorption,
especially on flat roofs.
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2.5.4. Mechanical Equipment and Appurtenances
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· The form of the roof or cornice shall hide mechanical equipment and roof penetrations, such as
plumbing stacks and vents, from view from streets and sidewalks.
· Downspouts can be used where appropriate for the architectural design of the building.
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· Gutters and downspouts should be located to respect the architectural lines of the building and
shall not be affixed to columns or other prominent building elements.
· Downspouts shall be oriented so as to not discharge water into pedestrian areas.
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2.6
2.6.1.
Accents and Proiections
Bays and Projections
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· Steps, stoops, porches, chimneys and bay windows may extend into yard setbacks up to the property
line.
· Bay windows and storefronts are permitted to project three (3) feet from the main building fac;:ade.
· Bay windows shall be vertically proportioned and shall tightly frame an appropriately sized and
styled window.
· Overhangs and eaves shall be shallower than the main roof form and be consistent on all sides.
· Cornices and eaves shall have a maximum projection of four (4) feet or 15% of the building height,
whichever is less.
· Awnings, canopies, cornices, eaves, balconies and building-mounted signage may extend into yard
setbacks and any rights-of-way pursuant to the governing building code.
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2.6.2. Towers and Vertical Elements
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· Towers and vertical elements are encouraged on prominent buildings, particularly those that serve
as street or view corridor terminus.
· Any vertical building elements shall be compatible with the design of the building as a whole.
Towers and vertical elements should not overpower a building fac;:ade and shall be used only as an
accent in special locations.
· Height requirements for buildings may be waived for vertical building appurtenances such as
chimneys, spires, turrets, cupolas, belfries, and towers designed for functional or ornamental
purposes to articulate the design of a building, especially if appropriate to a special building type or
historically-based style.
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2.6.3. Balconies
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· The use of flower boxes and plantings is encouraged on balconies and windows.
· Deeper balconies that are intended to be usable may have simple awnings, canopies, or trellises.
. Balcony railings shall be designed for transparency so that the building wall can be seen from the
street.
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2.6.4. Awnings
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· Fixed or retractable awnings are permitted if they complement a building's architectural style,
material, color, and details; do not impair facade composition; and are designed as an integral part
of the facade.
· Awnings shall be covered in natural cloth fabric like canvas (not vinyl). Metal, aluminum or plastic
awnings are not permitted, provided, however, that high-quality decorative metal elements that
mimic awnings may be permitted in commercial areas if they are consistent with the building
design and area character.
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· In buildings with multiple storefronts or residential units, compatible awnings shall be used as a
means of unifying the structure.
· Oversized and continuous awnings are not permitted.
· Backlit or glowing awnings or canopies are not permitted.
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GRHmER[Y
Gramercy Design and Development Standards
Exhibit "c"
City of Carmel, Indiana Ordinance No. ________
Gramercy Planned Unit Development District
December 27,2005
.
I BUCKINGHAM
COMPANIES
weaver design group
residential architecture and planning
Memphis Nashville Princeton
Celebration Rosemary Beadt Dallu
Aichil<'CIU1'fc' Plll>ningo Jnterion-R.ol'"27Ch
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@ 2005 Buckingham Companies, Inc.
@ 2005 Looney Ricks Kiss, Inc. for portions of this document. Those
portions of the images, text, and captions that are the intellectual property
of looney Ricks Kiss Architects, Inc. are authorized for use in association
with this project only. Looney Ricks Kiss Architects, Inc. shall be deemed
the author of those specific items of the document and shall retain all
common law, statutory and other reserved rights. including the copyright
over those items. The portion of this copyright pertaining to images is as
photographic works only and excludes any copyright for any portion of
the architectural, landscape and site designs contained within the work
designed by others.
Photographs and renderings are included to illustrate concepts only and
are not intended as actual representations of the proposed Gramercy proj-
ect, buildings, design, materials, architecture, etc.
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Tab 1 e
Conte
o f
n t s
Introduction
3 - Overview
3 - Consistency with Carmel's Plans
3 - Vision and Intent
Section I - General Development Standards
5 - Conceptual Plan
6 - Open Spaces - Parks
7 - Open Spaces - Plazas
8 - Lighting
9 - Landscaping
10 - Parking
11 - Signage
12 - Streets
Section II- Architectural Design Standards
15 - Introduction
16 - Building Design
17 - Windows
18 - Entrances
19 - Roofs and Cornices
20 - Accents and Projections
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS
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i. Overview
The standards contained in this document are intended to provide a masterplan framework for the redevelopment over time of the District
into a new urban neighborhood that is built upon traditional neighborhood planning principles. This new neighborhood will be called
"Gramercy. "
The new Gramercy community is designed to emerge over time on the site of the current Mohawk Hills Apartments. Located on 116
acres along Keystone Avenue, the property was originally constructed in the early 19705 as town home apartments. Today the property is
best represented as a moderately priced rental housing option with fewer amenities than the many other luxury apartments in Carmel. In
addition, the property has deteriorating buildings and a confusing network of streets and building orientations. In the summer of 2004,
locally-owned Buckingham Companies acquired the property which had suffered from years of disinvestment by its out-of-state owner. To
stabilize the property, Buckingham invested in new landscaping, renovated the clubhouse, and repaired various overdue maintenance items.
However, due to the property's age and condition, Mohawk Hills will need to be redeveloped over time.
The Design and Development Standards and
Conceptual Plan contained herein take into
consideration the site's unique position as an infill
location within the central core area of Carmel.
Bordered by Keystone Avenue ro the east, 126th Street ro
the north, Auman Drive to the west, and approximately
E. Carmel Drive to the south, the property is located
within Carmel's Central Business District and is in close
proximity to Carmel City Center, the future Performing
Arts Center, the Arts & Design District, the Monon
Trail, and Old Town.
ii. Consistency with Carmel's Plans
These Design and Development Standards and
Conceptual Plan provide the necessary tools for the
property's redevelopment. These tools are consistent
with the City of Carmel's plan for its central core and its
high standards for community design and planning. It
is also consistent with design principles of Traditional
Neighborhood Development, or New Urbanism.
Gramercy's location and proposed character are
consistent with the City of Carmel's Comprehensive
Plan guidelines for high.intensity residential
development in that: (1) it is located in and adjacent
to the CBD, (2) it is a part of an intensive mixed-use
project, (3) regional access is directly available, (4) access
to the site is via regional serving roadways and does
not pass through low~inten5ity residential areas, (5) it is
near to neighborhood commercial centers, parks and
playgrounds, schools, bicycle and pedestrian trails, and
police, fire and public safety.
iiL Vision and Intent
Gra..mer..cy
Inspired by the great urban neighborhoods of the world,
Gramercy will be an engaging, urban community located near
the center of downtown Carmel. Classic in character, traditional
in design, this forward-looking community is designed to offer
architectural diversity and a modern lifestyle by relying on time#
tested design principles. Gramercy's plan will be characterized
by pedestrian-friendly streets, tree-lined sidewalks, distinctive
architecture, Main Street#style neighborhood stores, quiet parks
and a vibrant central plaza.
gra-mur'se
The word gramercy is an interjection
that can be used to express
gratitude or surprue. It comes
from the French phrase grand
merci, meaning --great thanks".
At the heart of Gramercy's design is the simple notion of locating services close to where people live. Amenities, a
civic cenrer, work, and recreational opportunities will all be within a shorr walk. Gramercy grows out of the belief
that it is important that we plan our communities sensibly and responsibly so that they will be used and cherished
by future generations. As Mohawk Hills is gradually redeveloped, a traditional, authentic neighborhood will
evolve over a period of years. A tasteful blend of residential and mixed-use buildings will be set in a walkable,
urban living environment linked by a network of green, open spaces. At Gramercy's hub will be a plaza,
surrounded by shops, restaurants and accented by a landmark clock tower. Gramercy's plaza will provide the
community with a significant identity, and serve as a centerpiece for neighborhood functions, social events and a
meeting place for neighbors.
The Vision for Gramercy includes:
. A mixture of uses: residential, retail, hotel, office, senior living, civic spaces, parks and open spaces, walkways
and trails, cafes and other places for people to meet.
. The option of living and working in the same neighborhood.
. A visually pleasing and culturally interesting mix of housing types and architectural styles, including rental and
for-sale units. Residential housing types will include town homes, condos, flats, lofts, and apartments-over,retail.
. T ree,lined streets, front stoops and terraces.
. A central plaza and dock tower that give a unique identity to the community and provide a central meeting
area.
. A pedestrian,friendly network of streets with sidewalks, paths, public art, street furniture, pedestrian,scaled
lighting, trees, and outdoor cafes.
. Businesses, such as restaurants, retail, offices, hotels, and services, provided for the use of the residents and as a
way of inviting the surrounding community into Gramercy.
. Main Street-style neighborhood stores built up to the sidewalk, with curbside parking, engaging window
displays, and elegant signage to creare dynamic streetscapes.
. High standards of development to maintain quality and architectural diversity in the community.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS
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Section I:
General Development Standards
1.1. Conceptual Plan
1.2. Open Spaces - Parks
1.3. Open Spaces - Plazas
1.4. Lighting
1.5. Landscaping
1.5.1. General Landscaping Standards
1.5.2. Street Trees
1.5.3. Building Landscaping Standards
1.5.4. Maintenance
1.6. Parking
1.6.1. On-Street Parking
1.6.2. Surface Parking Lots
1.6.3. Parking Structures
1.6.4. Residential Garages and Driveways
1. 7. Signage
1.8. Streets
1.8.1. General Street Srandards
1.8.2. Pedestrian and Bicycle Circulation
1.8.3. Materials and Furniture
1.8.4. Conceptual Mixed-Use Streets
1.8.5. Conceptual Residential Streets
1.8.6. Conceptual One-Way Streets
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1.1. Conceptual Plan
The Conceptual Plan for Gramercy, along with these Design and Development Standards, shall provide a framework
for the design and layout of Gramercy and ensure rhat it will be designed and developed according to traditional
neighborhood planning principles. Land development shall be generally consisrent with the form and framework ser
out in the Conceptual Plan.
Gramercy shall be organized by an interconnected network of streets. This network shall be designed to create an
interesting and diverse urban grid with interconnected streets, alleys, and public spaces. The street network shall
facilitate movement of cars, people, and bicycles throughout Gramercy. The street connections shall allow for the
creation of cohesive neighborhoods and districts while ensuring permeability and accessibility throughout the site.
The street network, open spaces, and other features shall be generally as indicated on the Conceptual Plan, provided,
however, that their locations may be adapted as appropriate to the site's topography, unique natural features,
environmental opportunities/constraints, soil conditions, existing trees, and existing water features. Aexibility shall
be permitred as to the ultimate placement of streets, buildings, parks, open spaces, water features, and other design
elements in order to meet the requirements of these Design and Development Standards, provide for maximum sun
exposure to open spaces and buildings, accommodate a variety of product types and market conditions, and take into
consideration the locations of open spaces, gateways, monuments, and vistas, so long as the Conceptual Plan remains
consistent with the vision and intent of Gramercy. Flexibility shall also be permitted within the layout and the future
development of the Real Estate to allow for the short-term accomodation of existing buildings to be maintained
during early phases of the development of Gramercy.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS
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Walking Radii
_ 5-minute walk from
cenlral plaza
_ 2-minule walk from
park edges
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1.2. Open Spaces - Parks
Parks are a key component of Gramercy's design
and layout. Parks shall be provided throughout
Gramercy in order to provide open space, locations
for neighbor interaction, and natural features such
as water, flowers, and trees. Parks shall be diversified
in size, location, and character, and shall be designed
to foster a unique sense of identity for each space.
Small pocket parks located on the interior of blocks
or on main streets are encouraged. Larger parks
should have decorative benches, trash receptacles,
and lighring. Decorative fencing, such as wrought-
iron style, is encouraged for parks in residential
neighborhoods. Parks in commercial and mixed-
use areas should be designed for active use and may
contain hardscape elements in addition to natural
features.
GRAMERCY DESION AND DEVELOPMENT STANDARDS
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1.3. Open Spaces - Plazas
Plazas are hardscaped open spaces, generally located in mixed-use or commercial areas adjacent to public streets,
which provide open space for pedestrian use. Plazas within Gramercy shall have surface areas constructed of brick,
pavers, stone, or stamped concrete and may include features such as trees, planters, benches, lighting, and trash
receptacles. Cafe furniture, public art, fountains, kiosks, and special decorative features shall be permitted in
appropriate locations.
Gramercy shall have at least one plaza, generally located near the center of the Site. This central plaza shall
be designed to serve as a center of community interaction. Buildings surrounding the plaza should be of high
architectural quality, and shall be of a consistent architectural character. A clock tower, which is taller than the
surrounding roof lines, shall be located on a building on the southern side of the plaza. Retail and commercial uses,
including outdoor cafes and outdoor displays of merchandise, shall be permitted and encouraged on the ground
floors of buildings surrounding the plaza in order to encourage pedestrian activity.
Streets leading into the central plaza shall be raised at the plaza edge so that the streets are at the same level as the
sidewalks within the plaza, thus encouraging pedestrians to use the entirety of the space. A surface material which
is different from that used on the surrounding streets, such as stamped concrete or brick shall be used on the streets
within the plaza and shall be designed to coordinate with the plaza architecture and hardscape materials.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS
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Unique, decorative lighting fixtures that are appropriate to the area's
architectural style can be used to create identity for streets and
open spaces.
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Example of the C~y of Canmel's standard light pole, as used in City
Center.
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1.4. Lighting
Street lighting shall be provided as necessary to
provide adequate lighting for pedestrian and vehicular
safety. All street lighting fixtures shall be of a design
per the adopted City style, or shall be of a design
that is pedestrian-scaled and in keeping with the
architectural character of their surroundings.
Lighting shall be provided to illuminate building
facades, signs, architectural elements/ornamentation,
storefront displays, public sidewalks, and public spaces
for the interest, security and comfort of pedestrians.
Lighting shall be limited to the amount and intensity
necessary for safety, security and to compliment
architectural character. Exterior lighting of buildings
or on the site shall be designed so that light is not
directed off the site and light source is shielded from
direct off.site viewing. Site lighting fixtures shall be
selected and designed to focus lighting downward
into the zone of pedestrian activity without excessive
illumination of the upper residential stories of
buildings or of the night sky.
Exterior building lighting shall be architecrurally
integrated with the building style, material and color.
Electric boxes, transformer utilities, and conduits shall
be concealed from view.
Attached building or wall pack lighting shall be
screened by the building's architectural features or
shall contain a thirty.five (35) degree cut-off shield.
The maximum height of light standards in parking
areas shall not exceed the building height, or twenty-
five (25) feet, whichever is less.
Street lights should be designed to coordinate with
other street furniture, such as trash receptacles, signs,
benches, and bike racks.
GRAMIiRCY DESIGN AND DEVELOPMENT STANDARDS
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I. 5. Landscaping
The landscaping in Gramercy shall be designed to compliment
the architecture of the community and the surrounding
neighborhood. Street trees, streetscape plantings, and buffer
areas shall be used to bring narural elements to the design
pattern.
1.5.1. General Landscaping Standards
Landscaping shall be integrated with other functional and
ornamental site design elements, where appropriate, such as
hardscape materials, paths, sidewalks, fencing, or any water
features.
Plantings along buildings and streets should be designed with
repetition, structured patterns, and complementary texrures and
colors, and should reinforce the overall character of the area.
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 are critical factors that should be considered.
The Developer shall implement reasonable efforts to conserve
existing established trees located along the Keystone Avenue
right-of~ay, however, said trees may be removed under any of
the following circumstances:
. As is necessary to clear underbrush and dead trees;
. As is necessary for the installation of access easements, rights;
of -way, streets, paths, sidewalks, and utilities and drainage
improvements and infrastructure; and
. As necessary for public health and safety as determined in
cooperation with the Urban Forester.
Fruit and seed-bearing trees are not permitted over or adjacent
to hardscape features.
1.5.2. Street Trees
Shade trees shall be planted within the street right-of-way,
parallel to each street, per the standards of the City of Carmel.
Street trees shall be planted in planting strips or tree wens. In
areas of high pedestrian and commercial activity, tree wells shall
be covered with decorative grates or pavers in order to maximize
uninterrupted pedestrian pathways. Where ample passage area
is provided, tree planting areas shall be treated as planting beds
to soften the hardscape.
Street trees shall be pruned to a height of six (6) feet minimum
to allow free passage along the sidewalk and visibility to
businesses.
1.5.3. Building Landscaping Standards
Landscaping shall be used to soften the architectural lines of
buildings, frame the primary views to buildings and public
spaces, and blend architectural designs with the landscape.
Deciduous trees should be planted in locations to the south
and west of buildings to allow for shade in summer months and
greater sun exposure in the winter months.
Evergreen rrees should be used as windbreaks ro buffer
northwest winds.
Shrub masses and ground cover shall be the predominant plant
material in the front yards of buildings.
Window boxes for flowers and planters on front stoops and
sidewalks in residential areas are encouraged.
1.5.4. Maintenance
It shall be the responsibility of the owners and their agents
to insure proper maintenance of project landscaping in
accordinancc with the Gramercy Ordinance. This is to include,
but is not limited to, irrigation and mulching of planting areas,
replacing dead, diseased, or overgrown plantings with identical
varieties or a suitable substitute, and keeping the area free of
refuse, debris, rank vegetation and weeds.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS
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Example of a surface parking lot located on the interior of a block
which includes landscaping and decorative streetscape details.
Example of a single-family residential garage and driveway that is
accessed from a rear alley.
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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.
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Example 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.
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1.6. Parking
1.6.1. On-street Parking
. On-street parking shall be provided on public streets.
. 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 corner) to allow for street cleaning and snow
plowing.
. On.street 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 ~ 20 feet
wide, but no more than 24 feet wide.
. The perimeter of all parking lots 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 with a minimum height
and spread of 24 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 walls of parking strucUues visible from public streets
shall have an architecturally appropriate design facing the
street.
. Parking structures with. 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 facaJes.
. 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 Driveways
. Residential parking garages and driveways shan be located
at the rear of the buildings, and should be accessed from an
alley whenever possible.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 10
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Example of a high-quality neon sign.
Example of pin mounted signage.
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Blade signage extending pependlcular to the facade can create an
unique identity for a business.
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Goose-neck features not only provide light to a sign, but also add
an extra decorative element.
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1.7. Signagc
Signs are applied architectural elements that 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 streetscape
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, the sign age band shall be incorporated into
the design of the facade, situated above the storefront
clerestory and below the second story windows.
Lettering shall be in keeping with the architectural
character of the building and not project our from rhe
front facade more than 2 inches.
. Signs illuminated by exterior wall~mounted fixtures,
and individually back.lit opaque letrers upon a brighter
background are permitred.
. Wall 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.
. Signage in cornices or parapets shall be limited in size
and incorporated as part of the architecture.
. Exposed neon signs, where permitted, shall be mounted
on the interior of storefront windows. Neon may be
used in limited quantities on exterior signs of high
quality,
. Signs may be perpendicular or t1at~mounted, including
separately mounted letters. Perpendicular signs may not
extend more than five feet from the face of the building.
. No sign may extend above the cornice line of the
building.
. Retractable 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-commercial 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
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 11
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Conceptual bicycle route through Gramercy
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1.8. Streets
Streets ate 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 Gramercy. 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 safe traffic flow, parallel parking, and adequate
pedestrian/bicycle 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 dear passage width 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 permitted.
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,
comfortable, 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-site 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 permltted materials for dle sidewalks and plaza spaces.
Ceramic tile is permitted as an accent only in locations such
as building entries.
Newspapervending machines. mailboxes, and public telephones
shall be permitted in limited numbers in plazas and main
streets. Where provided, these elements 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 feanlres do not
impede pedestrian circulation.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 12
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Example; Conceptual Mixed-Use Street
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Setback $ids- Plant- Park Travel
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Travel Park Plant- Side- Setback
s":%p walk
Example; Conceptual Residential Street
Setback Sidek Pfanl-
walk ::~
Travel Park Plant- Side- Setback
s~~ walk
Example; Conceptual One-Way Street
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1.8. Strel't~ kOlltllllll',!J
1.8.4. Conceptual Mixed-Use Streets
Gramercy' 5 mixed~use streets will be the primary thoroughfares
within the Gramercy neighborhood, and must accomodate a
mixture of uses and needs. The height of adjacent buildings,
presence of ground~f1oor commercial uses, parallel parking,
plazas, street furniture, and landscaping elements will all have
an impact on the final street width, sidewalk width, and other
street dimensions.
Fronts 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 tables, and retail displays ate
permitted.
1.8.5. Conceptual Residential Streets
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~u5e streets.
Fronts 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 flexibility 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 both sides of one-way
streets.
Setbacks and other standards for one-way streets should follow
its use and character, i.e., mixed.use or residential.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 13
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Section II:
Architectural Design Standards
2.1. Introduction
2.2. Building Design
2.2.1. Building Design Standards
2.2.2. Fences, Decks, and Screening
2.2.3. Materials
2.3. Windows
2.3.1. Window Standards
2.3.2. Shutters
2.4. Enrrances
2.5. Roofs and Cornices
2.5.1. Cornices and Parapet Walls
2.5.2. Roof Shape
2.5.3. Roofing Materials and Color
2.5.4. Mechanical Equipment and Appurtenances
2.6. Accents and Projections
2.6.1. Bays and Projections
2.6.2. Towers and Vertical Elements
2.6.3. Balconies
2.6.4. Awnings
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The architectural standards in this section describe exterior building elements and building composition that are
appropriate for a mixed-use, pedestrian-scaled traditional neighborhood. These standards are not presented as subjective
value judgments of style and architectural preferences, but instead are intended to illustrate the basics of architectural
design that will give Gramercy a diverse, yet complementary set of buildings that work with the streetscape and urban
design of the community. Individual buildings should be designed so as to contribute to the overall character of the
district and community. The intertwining of community architectural design values and individual architectural
contributions will ensure compatibility, authenticity, and quality within Gramercy as a whole.
The standards contained in this Secrion II are based on traditional design principles pertaining to overall massing,
proportions, and the contextual relationship to the street and neighboring buildings. The architectural design standards
establish consistent design elements for buildings within Gramercy, ensuring its "timeless" character, while allowing
flexibility for a diversity of architectural expressions.
GRAMERCY DItSIGN AND DEv6l0l'MENT STANDARDS 15
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2.2. Buildinl! Design
2.2.1. Building Design Standards
Buildings shaH be generally oriented parallel and perpendicular
to the street. Flexibility shall be permitted in building
orientation to provide for maximum sun exposure to the street
and open spaces, or as the street layout dictates.
Pedestrian scale detailing shall be provided on the front
elevation of the building at the ground level.
End or corner segments of buildings should generally have an
additional level, decorative articulation or roof detail.
The first floor and all other floors shall have a coordinated
composition, which wilt usually be indicated by the alignment
of upper floor windows and other features with openings and
features of the first floor.
In buildings containing ground~floor commercial uses, the
ground floor should generally be at least 12 feet to 14 feet high
and should be of a greater height than the upper floors.
Continuous facades more than fifty (50) feet wide shall be
des4,Tfled with vertical offsets at intervals which evenly divide the
facade into halves, thirds, or quarters, etc., or shall be designed
at intervals not les than fifty (50) feet, whichever is less. These
offsets may be projecting, recessed, or may be a simple change in
building material or detailing.
2.2.2. Fences, Decks, and Screening
Fences are permitted on residential buildings, however, fences
greater than sixty (60) inches tall are not permitted along the
front facade.
Fence construction along the front facade shall be decorative,
such as wrought;iron style, decorative wood, or a courtyard wall.
Shadow box wood. fences are permitted on the rear and side
facades only.
Ground level mechanicaVtelecommunication equipment visible
from a public street shall be screened with suitable landscaping,
walls, or fencing in general architectural compatibility with the
building(s} with which it is associated.
Rooftop mechanicaVtelecommunication equipment shall be
fully screened on all sides using parapets, penthouse screens
or other similar methods which are integrated into the overall
building design.
2.2.3. Materials
The visual appeal of a building's materials has a tremendous
impact on the perception of its quality. High-quality, robust and
tactile finish materials project feelings of warmth, permanence,
and timelessness. The relationship and use of materials,
textures, details and color of a new building's principal facades
shall be visually compatible with and similar to those adjacent
buildings or shall not contrast conspicuously. Durable materials
are especially critical at the street level where pedestrian contact
will be considerable.
Exterior materials shall be durable and of high quality, such
as brick, stone, pre.-cast concrete, and high-quality siding (in
wood or fiber<ement). Non-durable materials such as thin layer
synthetic stucco products shall not be used within eight (8) feet
of ,he ground.
The first floor and upper floors may be composed of different
materials.
The materials in the rear of the building must be coordinated
with the front facade, although they may be different.
Front and side facades of buildings located on comer lots shall
be of the same materials and similarly detailed.
Appropriate materials for the following building elements are as
follows,
. Windows: wood, vinyl clad wood, anodized aluminum,
aluminum-dad wood.
. Doors: wood, anodized aluminum.
. Trim: wood, synthetics.
. Visible roofing; standing seam metal, zinc, architectural
asphalt shingles, slate and high-qualiry synthetic slate, and
wood shake (for smaller residential buildings).
Exterior walks, steps, stoops and paving shaH be masonry or
stone pavers, or poured or pre..cast concrete. Exterior stair
handrails and other stair details shall be stone, pre-cast concrete,
wrought-iron style, or another decorative material. Wood
decking and wood handrails are allowed only in the rear of
a building, or in other locations when visually obscured or
screened.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 16
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2. '3. Windom,
2.3.1. Window Standards
All window design shall be architecmrally compatible
with the style, materials, color. details and proportion of
the building. The number of panes, the way the window
opens, the trim around it and whether it is embellished
with shutters must be consistent with the architectural
style of the structure.
Windows should be provided on all facades. Exceptions
shall be made for certain architecmral styling and details
that imitate windows. Faux windows may also be used
to provide visual interest where acrual windows are not
appropriate.
Windows shall generally be vertically proportioned.
Windows shall be rhythmically spaced in a patrern
compatible with the furm of the building. Where
buildings are located on comers, the window style and
details shall complement the facades on the facing streets.
Windows shall be recessed. in their openings and not flush
mounted with the wall, and shall appeat as individually
"punched" through the wall rather than as adjacent
windows separated by frames.
At street level, glazing shall be clear or slightly tinted glass
(not opaque nor highly reflective).
Metal screens or bars shall not be permitted to cover
window openings.
Special windows are allowed (ovals, hexagons, etc.) as
accents.
For buildings that are intended to have ground.f1oor
commercial uses, at leasr sixty percent (60%) of the toral
area of the first floor facade (up to the line of the second
floor elevation) shall be transparent vision glass. Upper
floors of mixed~use and commercial buildings should have
20-40% transparency.
2.3.2, Shutters
Where appropriate to the design of a building, paneled or
louvered shutters shall be provided on all windows visibly
exposed to a street or common open space.
Shutter style shall match the window and architectural style
of the building, and shall be sized to match acmal window
dimensions.
Single shutters shall not be used on double or larger
windows.
Shutter materials should generally be wood, fiberglass, or a
high-quality composite. Plastic shutters are not permitted.
Shutters shall either be operable or appear to be operable
through the use of non-visible fasteners that create a slight
projection where the shutter is affixed to the outer edge of
the window.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 17
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2.4. Enrrance'
Primary entrances shall be detlned and articulated by
elements such as lintels, pediments, pilasters, columns,
porticos, porches. canopies, and other design elements
appropriate to the architectural style and details of the
building as a whole.
A corner entrance is permitted at comer buildings to
improve visibility and pedestrian circulation, and to
accentuate the comer. Comer entrances should be angled
to address both streets.
Entrances to upper floors shall be clearly distinguished
from storefront entrances through differentiated
architectural treatment and materials.
Anodized metal, bright aluminum, or stainless steel
frames, or fully glazed (frameless) doors shall be avoided.
Finished frames may be meral with black anodized or
painted finish (only "wide stile" frames), however, painted
or varnished wood is preferable.
Where appropriate to the design and character of
the street, residential buildings in close proximity to
commercial areas should have a finished floor level of the
first floor that is approximately two (2) to six (6) feet above
the sidewalk level in the front in order to create visual
privacy for windows on the street, and to create a rhythm
of stoops.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 18
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2.5. Roofs and Cornices
2.5.1. Cornices and Parapet Walls
. There shall be articulation and detailing where the
roof meets the wall, including cornices, eaves or rakes.
Moldings, brackets, and finials can be used as special
elements added to the cornice.
. Flat roofs should have a parapet wall or similat
decorative featute on the building's front and sides.
. In larget scale buildings, extended patapets, projecting
cornices, pitched or slope roofs, or decorative moldings
of fourteen (14) inches or more are required to give the
roof/ cornke proper visual weight and proportion to the
building.
. Important architectural features, such as the cornke
lines, shall be aligned from building to building; but,
provide adequate vatiation to allow fOt an otganic
quality to the architecture without detracting from the
coherence of the street wall.
2.5.2. Roof Shape
. Traditional roofs are typically "flat" (sloped l".in.12"
or less) hidden behind parapet walls. Howevet, some
sloped roofs, including gable, hipped, and shed roofs
ate also acceptable if sloped between 4".in.12" and
12".in.12". Mansard, gambrel, and domed roofs shall
adhere to traditional forms and proportions. False roofs
are generally inappropriate and should only be used in
limited situations. In general, architectural solutions
shall be used to best conceal mechanical equipment.
particularly in rooftop applications.
. Sloped roof heights from eave to peak shall not exceed
the height from gtade to eave (the roof shall not be
tallet than the building wall suppotting the root).
. On corner sites, the roof and cornice design shall be
apptopriate for both comer sides of the building.
2.5.3. Roofing Materials and Color
. If visible, roofs should be constructed of standing seam
metals (painted aluminum & steel, zinc, copper), slate
or imitation slate, or architectural asphalt shingles.
Wood shakes or shingle may only be used on smaller,
residential buildings.
. Visible roof matetials should be muted in color (dark
reds, browns and earth~tones, natural metal colors
including aluminum, dark anodized aluminum, zinc,
tin and lead). White, bright, non.fading and high.
intensity colors, multicolored and bright metal finishes
are inappropriate on visible rooftops. However, colors
should be considered in the context of the effect of heat
absorption, especially on flat roofs.
2.5.4. Mechanical Equipment and Appurtenances
. The form of the roof or cornice shall hide mechanical
equipment and roof penetrations, such as plumbing
stacks and vents, from view from streets and sidewalks.
. Downspouts can be used where appropriate for the
architectural design of the building.
. Gutters and downspouts should be located to respect
the atchitectutallines of the building and shall not
be affixed to columns or other prominent building
elements.
. Downspouts shall be oriented so as to not discharge
water into pedestrian areas.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 19
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2.6. ACCI..'l1t' <ll1l! Projectiul1s
2.6.1. Bays and Projections
. Steps. stoops. porches, chimneys and bay windows may
extend into yard setbacks up to the property line.
. Bay windows and storefronts are permitted to project
three (3) feet from the main building fa,ade.
. Bay windows shall be vertically proportioned and shall
tightly frame an appropriately sized and styled window.
. Overhangs and eaves shall be shallower than the main
roof form and be consistent on all sides.
. Cornices and eaves shall have a maximum projection of
four (4) feet or 15% of the building height, whichever is
less.
. Awnings, canopies, cornices, eaves, balconies and
building-mounted sign age may extend into yard setbacks
and any rights-of.way pursuant to the goveming building
code.
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2.6.2. Towers and Vertical Elements
. Towers and vertical elements are encouraged on
prominent buildings, particularly those that serve as
street or view corridor terminus.
. Any vertical building elements shall be compatible with
the design of the building as a whole. Towers and vertical
elements should not overpower a building fa,ade and
shall be used only as an accent in special locations.
. Height requirements for buildings may be waived for
vertical building appurtenances such as chimneys,
spires, turrets, cupolas, belfries, and towers designed
for functional or ornamental purposes to articulate the
design of a building, especially if appropriate to a special
building type or historically.based style.
2.6.3. Balconies
. The use of flower boxes and plantings is encouraged on
balconies and windows.
. Deeper balconies that are intended to be usable may have
simple awnings, canopies, or trellises.
. Balcony railings shall be designed ror transparency so
that the building wall can be seen from the street.
2.6.4. Awnings
. Fixed or retractable awnings are permitted if they
complement a building's architectural style, material,
color, and details; do not impair facade composition; and
ate designed as an integral part of the facade.
. Awnings shall be covered in natural cloth fabric like
canvas (not vinyl), Metal, aluminum or plastic awnings
are not permitted, provided, however, that high--quality
decorative metal elements that mimic awnings may be
permitted in commercial areas if they are consistent with
the building design and area character.
. In buildings with multiple storefronts or residential units,
compatible awnings shall be used as a means of unifying
the strucrure.
. Oversized and continuous awnings are not permitted.
. Backlit or glowing awnings or canopies are not permitted.
GRAMERCY DESION AND DEVELOPMENT STANDARDS 20
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Schedule of Permitted Uses
Version 2, 4-27"()6
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Residential Uses
Sinale Familv Dwellina P P P
Two Family DwellinQ P P P
Detached Dwelling P P P
Accessory DwellinQ P P P
Attached Dwellina P P P
Home Occupation P P
Bed & Breakfast Inn P P
Model Home P P
Guest House P P
Bona Fide Servants Quarters P P
BoardinQ or LodQinQ House P P
Nursina/RetirementlConvalescent F acilitv P P
Private Swimmina Pool, etc P P
Apartments P P P
LivelWork Unit P P
Townhouses P P P
Condominiums P P P
P = Permitted, "Blank" - Prohibited
District A District B District C
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Office Uses
Clinical or Medical Health Center P P
Research Labaratory or Facility P P
General Offices P P
Professional Offices P P
TranininQ Facility P P
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IInstltutlonal Uses
ChurchlT empie/Places of Worship P P
Hospital P
Surgery Center P
Urgent Care Facility P
Rehabilitation Facility P
Physical/Occupational Care P P
Library P P
Post Office P P
Pulbic Service Facility P P
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IEducatlonal Uses
School, Trade or Business P P
Colleae or University P P
Dav Nurserv/Dav Care P P
Kindergarten/Preschool P P
School of General Elementary or Secondarv Education P P
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Retail & Service Uses
General Retail Sales P P
Lumber/BuildinQ Materials Sales (enclosed) P
General Service P P
Automobile Service Station P
Automobile/Boat Sales P
AutomobilelTruck Repair (indoor) P
Cafe P P
Delicatessen P P
Coffee Shop P P
Commercial Kennel P
Drv Cleanina Establishment {wI on-site olantl P
Dry CleaninQ Establishment (w/out on-site plant) P P
Eauipment Sales/Repair (indoor) P P
Financial Institution (with drive-thru) P P
Financial Institution (without drive-thru) P P
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Automated Teller Machine (ATM) P P
Funeral Home/Mortuary/Crematory P
Roadside Sales Stand P
Self-Service laundrv P P
Vetemary Hospital with commercial kennel P
Vetemary Hospital without commercial kennel P P
Wholesale Sales P
P = Permitted, "Blank" . Prohibited
District A District B District C
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Cultural/Entertainment Uses
Art Gallery P P
Art & Music Center P P
Carnivals, Fairs, Circuses etc. P
Hotel P P
Hotel (full service) P P
Indoor Theater P P
Outdoor Theater P P
Caterina Establishment P P
Restaurant, without drive-thru sales P P
Restaurant, with walk-up/drive-thru food sales P
Meetina or Party Hall P P
Museum P P
Stadium or Coliseum P
Tavern/Night Club P P
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Industrial Uses
Light Industrial
Storaae and/or Warehousina, Indoor P
Storage and/or Sale of Petroleum Products
Printina/Publishina Establishment P P
Light Manufacturing
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Agricultural Uses
Commercial Greenhouse I I 1
Plant Nursery I I I
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Recreational
Commercial Recreational Facility, Indoor P P
Commercial Recreational Facility, Outdoor P
Community Center P P
Country Club P
Golf Course P
Health/Fitness Facility P P
Private Club or lodae P P
Private Recreational Facility P P
Park, Public P P
Shootina Gallerv
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Miscellaneous
Artificial lake or Pond (non-platted) P P
Cemeterv
Commercial Parking lot (surface) P P
Commercial Parking lot (multi-level aaraae structure) P P
Mixed Use P P
Private Parkina Lot (surface) P P
Private Parking Lot (multi-level garaae structure) P P
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Temporary Uses
Construction Facility P P
Model Homes P P
Special Event, Outdoor P P
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TransDortation & Communication Uses
Antenna' P
Collocated Antenna P P
Radio and/or Television Studio P p
RadiolTelevision Transmission Antenna' P
RadiolTelevision Transmission Tower
Tower' P
Wireless Telecommunications Antenna' P P
Wireless Telecommunications Service Tower
P = Permitted, "Blank" - Prohibited
District A District B District C
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, if visually integrated with or camouflaged on or within another structure (such as a chimney stack,
church spire, light standard, monument, penthouse, power line support device, or clock tower)
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126th Street - Conceptual Elevation
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E. Auman Drive - Conceptual View
This image is intended to illustrate concepts only and is not an actual representation of the
proposed Gramercy project, buildIngs, design, materials, architecture, etc.