HomeMy WebLinkAboutPacket 5-16-06
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City of Carmel
Plan Commission Special Studies Committee
May 18, 2006
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Buckingham Companies
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0 Table of Contents II
6RRmEHrY
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0 REVISED GRAMERCY PUD (CLEAN) 1
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0 REVISED GRAMERCY PUD (REDLINED) 2
0 REVISED DESIGN & DEVELOPMENT 3
STANDARDS (CLEAN, TEXT ONLY)
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0 REVISED DESIGN & DEVELOPMENT 4
STANDARDS (REDLINED, TEXT ONLY)
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BUILDING HEIGHT MAP 5
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0 USE MAP 6
0 SCHEDULE OF PERMITTED USES 7
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0 CONCEPTUAL PLAN 8
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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 on.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-l500 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be null and void and replaced and superseded by this Gramercy Ordinance, and (iii) this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 Applicabilitv 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," which is attached hereto and incorporated
herein by reference (the "Real Estate"), as a Planned Unit Development
District 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, standards and requirements in the Subdivision
Control Ordinance, including but not limited to provisions regarding
standards of design contained in Chapter 6 of the Carmel Subdivision
Control Ordinance and open space requirements contained in Chapter 7 of
the Carmel Subdivision Control Ordinance; provided, however, the
provisions regarding procedures for subdivisions, penalties and plat
certificates shall apply. In the event of a discrepancy and/or conflict
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between the Gramercy Ordinance and the (i) Carmel/Clay Zoning
Ordinance, (ii) the Sign Ordinance, or (iii) Subdivision Control Ordinance,
the provisions of this 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 a portion or portions of either
the Existing Apartments and/or the Existing Apartment Accessory Uses are intentionally
removed or demolished 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. All improvements in existence as of the
date of this Ordinance may be maintained, remodeled, and reconstructed, including
reconstruction after fire or other casualty.
Section 3 Plattinf!. The platting of the Real Estate into smaller Sections shall be
permitted but not required to split the Real Estate into smaller Sections. If platting
occurs, the Primary Plat and the Secondary Plat for any Section shall be approved
administratively, so long as (i) the proposed Primary Plat and Secondary Plat, as
applicable, complies with the requirements set forth in the attached Gramercy Design and
Development Standards, which is attached hereto and incorporated herein by reference as
Exhibit "G", (ii) the Primary Plat substantially complies with the approved Development
Plan and ADLS approval, and (iii) the Secondary Plat complies with the approved
Primary Plat, the approved Development Plan and the ADLS approvaL Primary Plat
approval or Primary Plat and Secondary Plat Approval for any Section may be obtained
concurrently with Development Plan and ADLS approvals. The creation of a new
property or boundary lines within the Real Estate shall not impose or establish new
development standards, including but not limited to the creation of required setbacks
other than the required Perimeter Setbacks provided in Section 4.4(A-C), 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. Except as
specifically provided for otherwise in this Gramercy Ordinance, the provisions regarding
procedures for subdivisions and plat certificates shall apply.
Section 4 Desif!n and Development Standards and Permitted Uses
4.1. Design and Development Standards. The design and development of the
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4.2.
Development Standards.
A. Gramercv Development. Phasing, and Access
1. Fifty percent (50%) of the total acreage of the Real Estate may be
developed pursuant to the standards and requirements of this
Gramercy Ordinance without vehicular access to Keystone Avenue
or Carmel Drive.
2. The total remaining acreage 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.
B. Auman Drive Access: Streets located on the Real Estate that
approach and ultimately intersect with East Auman Drive shall
incorporate appropriate traffic calming techniques in their design
and shall not be aligned with the right-of-ways of Nappa nee Drive,
Ute Drive, or Winona Drive.
Permitted Uses and Use Areas. Exhibit "E", which is attached hereto and
incorporated herein by reference, sets forth the general locations of Use
Areas A, Band C (as defmed below). Exhibit "F", which is attached
hereto and incorporated herein by reference, sets forth the Permitted
District Uses for each Use Area, subject to the other requirements and
standards of this Gramercy Ordinance, including the provisions contained
in Section 4.2(D) below.
A. Use Area A. "Use Area A" shall be defined as the first and second
rows of Buildings that are either (1) situated immediately along
and facing the western property line or (2) situated immediately
along and facing the northern property line as generally depicted
on Exhibit "E".
B. Use Area B. "Use Area B" shall be defmed as the third and fourth
rows of Buildings to the east and south of Use Area A as generally
depicted on Exhibit "E". Within Use Area B, a minimum of
seventy percent (70%) of the total gross floor area shall contain
uses which are listed in Exhibit "F" in the "Residential Uses"
category, provided, however, that any uses listed in Exhibit "F" in
the categories titled "Miscellaneous," "Transportation and
Communication Uses," and "Temporary Uses," as well as the
"Public Park" use shall be excluded from any calculation of gross
floor area.
C. Use Area C. "Use Area C" shall be defined as all areas of the Real
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4.3.
Estate not specifically identified or described as part of Use Areas
A or B, as generally depicted on Exhibit "E". Within Use Area C,
a minimum of fifty percent (50%) of the total gross floor area shall
contain uses which are listed in Exhibit "F" in the "Residential
Uses" category, provided, however, that any uses listed in Exhibit
"F" in the categories titled "Miscellaneous," "Transportation and
Communication Uses," and "Temporary Uses," as well as the
"Public Park" use shall be excluded from any calculation of gross
floor area.
D. 126!h StreetlKevstone Avenue Special Use & Height Area. In
addition to the uses permitted in Use Area A and Use Area B
respectively, all other uses identified in Exhibit "F" shall be
permitted as a Special Use, but only in the portions of these Use
Areas located to the east of the easternmost entrance to the Real
Estate from 126th Street. As part of a Special Use request pursuant
to this Section 4.2(D), the maximum Building Height may be
modified.
E. Mixed Uses. For any uses that are permitted in any Use Area as
listed in Exhibit "F", those permitted uses may be contained in
different combinations within a single Building.
F. Leasing. For any Dwelling Unit within the District, the owner of
said Dwelling Unit shall be permitted to lease or rent the Dwelling
Unit to another person(s), subject to the rules and ordinances of the
City of Carmel and the rules of any applicable Homeowner's
Association.
G. Model Homes. Model Homes shall be permitted in any of the
areas as listed in Exhibit "F" and shall be governed by the City of
Carmel's rules and ordinances governing Model Homes.
H. Temporary Uses. Temporary Uses shall be permitted as listed in
Exhibit "F" and shall be governed by the City of Carmel's rules
and ordinances governing Temporary Uses.
Building Height. Exhibit "D", which is attached hereto and incorporated
herein by reference, sets forth the general locations of the Perimeter
Transitional Area, the Interior Transitional Area, the Keystone
Transitional Area, and the Core Area (as defined below).
A. Perimeter Transitional Area. The "Perimeter Transitional Area"
shall be defined as the first and second rows of Buildings that are
either (1) situated immediately along and facing the western
property line or (2) situated immediately along and facing the
northern property line as generally depicted on Exhibit "D." The
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4.4
4.5
4.6
maximum Building Height within the Perimeter Transitional Area
shall be thirty-five feet (35').
B. Interior Transitional Area: The "Interior Transitional Area" shall
be defined as the third and fourth rows of Buildings to the east and
south of the Perimeter Transitional Area as generally depicted on
Exhibit "D." The maximum Building Height within the Interior
Transitional Area shall be fifty feet (50').
C. Kevstone Transitional Area: The "Keystone Transitional Area"
shall be defined as the first row of Buildings that are situated
immediately adjacent to and west of Keystone Avenue as generally
depicted on Exhibit "D." The maximum Building Height within
the Keystone Transitional Area shall be sixty-five feet (65').
D. Core Area: All areas of the Real Estate not specifically identified
or described as part of a Transitional Area on Exhibit "D" shall
constitute the Core Area. The maximum Building Height within
the Core Area shall be one hundred feet (100').
Perimeter Setbacks.
A. Western Property Line: There shall be a mInImUm setback of
fifteen feet (15') from the western property line of the Real Estate.
B. Northern Property Line: There shall be a minimum setback of
fifteen feet (15') from the northern property line of the Real Estate.
C. Eastern Property Line: There shall be a minimum setback of
fifteen feet (15') from the eastern property line ofthe Real Estate.
D. Southern Property Line: There shall be no minimum setback from
the southern property line of the Real Estate.
E. Internal Setbacks: There shall be no minimum setbacks required
for any internal boundary lines created by platting or splitting the
Real Estate.
Building Orientation. Any building situated along the portion of the Real
Estate directly adjacent to either 126th Street or East Auman Drive shall be
oriented in such a way that the rear of the building does not face either
126th Street or East Auman Drive.
Trash Enclosures. No trash enclosures, compacters, dumpsters, or other
permanent structure or structures for refuse or recycling storage shall be
located such that it is visible from the properties (1) adjacent to the
western perimeter of the Real Estate and East of Auman Drive, (2)
adjacent to the northern perimeter of the Real Estate and 126th Street, or
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(3) adjacent to the eastern perimeter of the Real Estate and Keystone
Avenue.
4.7 Streets. New streets located within the Gramercy District may be either
(1) dedicated to the public through the platting process, or (2) maintained
in private access easements, as determined by the Developer. Street
design shall be done in accordance with the standards contained in Exhibit
"G", the Gramercy Design and Development Standards.
Section 5 Accessory Buildin2s. All Accessory Buildings and Accessory Uses shall
be permitted except that any detached accessory building shown in any Development
Plan shall on all sides be architecturally compatible with the principal building(s) with
which it is associated.
Section 6 Landscaoin2. 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
Plan approval for any Section to be developed.
Section 7 Li2htin2. 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 Parkin2. 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 Si2na2e. 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 Aooroval Process
10.1. Nature of Development Requirements. The development requirements set
forth in this Gramercy Planned Unit Development District are expressed in
detailed terms terms as provided under I.C. 9 36-7-4-1509(a)(2). As
permitted under I.C. 9 36-7-4-1509(e), the approval process contained in
this Section 10 shall be adhered to in order to obtain an Improvement
Location Permit.
10.2. Approval or Denial of the Primary Plat/Development 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 or Primary Plat for the Real Estate, nor
does it constitute the ADLS approval for the Real Estate and the
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improvements thereon, considered in connection . with the Gramercy
Ordinance. The development of any Section of Gramercy shall require
further (i) Architectural Design, Exterior Lighting, Landscaping and
Signage Regulations ("ADLS") approval pursuant to Chapter 24 of the
Carmel Zoning Ordinance and (ii) development plan approval pursuant to
Chapter 24 of the Carmel Zoning Ordinance ("Development Plan"), (iii)
Primary Plat approval, and (iv) Secondary Plat approval in accordance
with Section 10.3 below. If there is a Substantial Alteration in the
approved ADLS or Development Plan, review and approval of the
amended plans shall be made by the Commission, or a Committee thereof,
pursuant to the Commission's rules of procedure. Minor Alterations may
be approved by the Director. Notwithstanding anything herein to the
contrary, neither ADLS approval or Development Plan approval shall alter
the specific development requirements contained in this Gramercy
Ordinance unless agreed to by the Developer, and compliance with the
specific development requirements set forth in this Gramercy Ordinance
shall not be the basis for denial of ADLS approval or a Development Plan
for a Section.
10.3. Approval or Denial ofSecondarv 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 and 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 Upon receipt of such written disapproval, the
applicant may either amend the Secondary Plat to address the
stated reasons for denial and resubmit the amended Secondary Plat
or 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
to be a Substantial Alteration from the approved Development Plan
and 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 between the approved
Development Plan and or 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 of the
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Real Estate or a Section 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, streets 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. The
Developer shall make its best reasonable efforts to avoid routing construction traffic
through residential neighborhoods, subject to the direction of the City of Carmel Board of
Public Works and/or the City of Carmel Department of Engineering.
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:
A. The singular number includes the plural and the plural the singular,
unless the context clearly indicates the contrary.
B. Words used in the present tense include the past and future tenses,
and the future the present.
C. The word "shall" is a mandatory requirement. The word "may" is
a permissive requirement. The word "should" is a preferred
requirement.
Section 13 Violations. All violations of this Gramercy Ordinance shall be subject to
Section 34.0 of the CarmeVClay Zoning Ordinance.
Section 14 Definitions
14.1. Alteration. Minor: Any change to an approved plan of any type that
involves the revision of less than ten percent (10%) of the plan's total area
or approved materials.
14.2. Alteration. Substantial: Any change to an approved plan of any type that
involves the revision of ten percent (10%) or more of the plan's total area
or approved materials.
14.3. Building Height: The vertical distance from the lot ground level to the
highest point of the roof for a flat roof, to the deck line of a mansard roof
and to the mean height between eaves and ridges for gable, hip and
gambrel roofs.
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14.4. City: The City of Carmel, Indiana.
14.5. Commission: The CarmeVClay Plan Commission.
14.6. Council: The Common Council of the City of Carmel, Indiana.
14.7. County: Hamilton County, Indiana.
14.8. 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 herein by
reference.
14.9. Condominium: 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. Developer: Buckingham Properties, Inc. and its successors and assigns.
14.11. Development: The Real Estate constituting the District as it may be
developed and improved in accordance with this Ordinance and the
Development Requirements contained herein.
14.12. Development Reauirements: Development standards and any
requirements specified in this Gramercy Ordinance which must be
satisfied in connection with the approval of a Secondary Plat.
14.13. 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.
14.14. District: Approximately 116.6 acres of land described in Exhibit "A"
which is attached hereto and incorporated herein by reference.
14.15. 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.
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14.16. 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 and all other improvements
currently existing on the Real Estate.
14.17. General Service: An establishment or place of business primarily engaged
in the provision of services, and with little or no retail sales.
14.18. LivelW ork Dwelling: A type of Building in which the uses permitted in
the Office Uses, Educational Uses, Retail & Service Uses and
CulturallEntertainment Uses that are set forth in the Schedule of Permitted
Uses that is attached to the Gramercy Ordinance as Exhibit "F", which is
attached hereto and incorporated by reference, are permitted in the
LivelW oik Dwelling. Both residential and non-residential uses shall be
permitted in a LivelWork Dwelling.
14.19. 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.
14.20. Parking Lot. Commercial: Any area ofland used or intended for off-street
surface parking and operated for remuneration.
14.21. Parking Structure. Commercial: Any building, facility or structure used as
an enclosed off-street parking facility and operated for remuneration.
14.22. Parking Structure. Private: Any building, facility or structure used as an
enclosed off-street parking facility, and privately owned.
14.23. Permitted District Uses: The Permitted District Uses shall mean and refer
to the permitted uses set forth in Exhibit "F", the Schedule of Permitted
Uses, which is attached hereto and incorporated herein by reference.
14.24. Real Estate: The Real Estate shall mean and refer to all of the Real Estate
described in Exhibit" A", which is attached hereto and incorporated herein
by reference.
14.25. Secondary Plat: A specific plan for the development of the Real Estate, a
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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.
14.26. Section: A specific area or parcel of the Real Estate that is submitted for
ADLS approval, Development Plan and Primary Plat approval (the "DP
Approval").
List of Exhibits:
Exhibit "A" - Legal Description
Exhibit "B" - Existing Conditions and Structures
Exhibit "C" - Conceptual Plan
Exhibit "D" - Building Height Map
Exhibit "E" - Use Map
Exhibit "F" - Schedule of Permitted Uses
Exhibit "G" - Design and Development Standards
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PASSED by the Common Council of the City of Carmel, Indiana this _ day
of , 2006, by a vote of ayes and nays.
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 _ day of
,2006, at o'clock .M.
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 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:\bradlZoning & Real Estate MattersIBuckingbamIMohawk RezonelPUD Ver 3 050106.OOc
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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 Cannel/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 ofl.C. ~ 36-7-4-1500 et seq.;
WHEREAS, the Cannel/Clay Plan Commission (the "Commission") has given a
favorable recommendation to the ordinance set forth herein ("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 Cannel/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 Auulicabilitv of Ordinance
1.1. The Official Zoning Map of the City of Cannel and Clay Township, a part
of the Cannel/Clay Zoning Ordinance, is hereby changed to designate the
land described in Exhibit "A," which is attached hereto and incorporated
herein by reference (the "Real Estate"), as a Planned Unit Development
District te-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 Cannel/Clay Zoning Ordinance specifically referenced in
this Gramercy Ordinance. Development in the District shall be exempt
from the provisions. standards and requirements in the Subdivision
Control Ordinance, including but not limited to provisions regarding
standards of design contained in Chapter 6 of the Carmel Subdivision
Control Ordinance and open space requirements; contained in Chapter 7 of
the Cannel Subdivision Control Ordinance: provided. however, the
provisions regarding procedures for subdivisions, penalties and plat
certificates shall apply. In the event of a discrepancy and/or conflict
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between the Gramercy Ordinance and the (i) Carmel/Clay Zoning
Ordinance, (ii) the Sign Ordinance, or (iii) Subdivision Control Ordinance,
the provisions of this 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 Oramercy 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 as a legal B0fteenfofffti.Bg use 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 a
portion or portions of either the Existing Apartments and/or the Existing Apartment
Accessory Uses are intentionally removed or demolished 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.-All
improvements in existence as of the date of this Ordinance mav be maintained.
remodeled. and reconstructed. including reconstruction after fire or other casualty.
Section 3 Plattim!. The platting of the Real Estate into smaller Sections shall be
permitted but not required to split the Real Estate into smaller Sections. If platting
occurs. the Primary Plat and the Secondary Plat for any Section shall be approved
administratively, so long as (iLthe proposed J*at--Primary Plat and Secondary Plat. as
applicable. complies with the requirements set forth in the attached Gramercy Design and
Development Standards, which is attached hereto and incorporated herein by reference as
Exhibit "0", ftBtl-iliLthe Primary Plat substantially complies with the approved
Development Plan and ADLS approval. and (iii) the Secondary Plat complies with the
approved Primary Plat. the approved Development Plan and the ADLS approval.
Primary Plat approval or Primary Plat and Secondary Plat Approval for any Section may
be obtained concurrently with Development Plan and ADLS approvals. The creation of a
new property Itfteor boundary lines within the Real Estate shall not impose or establish
new development standards. including but not limited to the creation of required setbacks
other than the required Perimeter Setbacks provided in Section 4.4(A-C)' 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. Except as
specifically provided for otherwise in this Gramercy Ordinance. the provisions regarding
procedures for subdivisions and plat certificates shall apply.
Section 4 Desism and DeveloDment Standards and Permitted Uses
4.1. Design and Development Standards. The design and development of the
District shall comply with Exhibit "G", the Gramercy Design and
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Development Standards.
A. Gramercy Development. Phasing. and Access
1. Fifty percent (50%) of the total acreage of the Real Estate may be
developed pursuant to the standards and requirements of this
Gramercy Ordinance without vehicular access to Keystone Avenue
or Carmel Drive.
2. The total remaining acreage of the Real Estate that is not
developed pursuant to Section 4.1 (A)(1) 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.
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 and shall not be aligned
with the right-of-ways of Nappanee Drive, Ute Drive, or Winona
Drive.
Permitted Uses and Use Areas. Exhibit "E", which is attached hereto and
incorporated herein by reference, sets forth the general locations of Use
Areas A, B and C (as defined below). Exhibit "F", which is attached
hereto and incorporated herein by reference, sets forth the Permitted
District Uses for each Use Area, subject to the other requirements and
standards of this Gramercy Ordinance. including the provisions contained
in Section 4.2(D) below.
A. Use Area A. "Use Area A" shall be defmed as the fIrst and second
rows of Buildings that are either (1) situated immediately along
and facing the western property line or (2) situated immediately
along and facing the northern property line \;Ip to tais Area's
easternmost edge as generally depicted on Exhibit "E".
B. Use Area B. "Use Area B" shall be defIned as the third and fourth
rows of Buildings to the east and south of Use Area A as generally
depicted on Exhibit "E". Furthermere,Within Use Area B~
extea6 to the oortReast comer. a minimum of the Real Estate as
geftefally depictoo OR Exaibit "E". Withia Use ..'\rea B, flO ffi6fe
thM thirtyseventy percent (~70%) of the total gross floor area
shall contain uses which are listed in Exhibit "F" in the eategories
titled "Office"Residential Uses" category. provided. however. that
any uses listed in Exhibit "F" in the categories titled
"Miscellaneous." "Transportation andl{)r "Retail & 8erviee
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4.3.
Communication Use~." and "Temporary Uses." as well as the
"Public Park" use shall be excluded from any calculation of gross
floor area.
C. Use Area C. "Use Area C" shall be defined as all areas of the Real
Estate not specifically identified or described as part of Use Areas
A or B, as generally depicted on Exhibit "E". Within Use Area C,
IiO mere tha:aa minimum of fifty percent (50%) of the total gross
floor area shall contain uses which are listed in Exhibit "F" in the
0ategories titled "Offiee Uses" 8:fttiIor "Retail &
Service"Residential Use~" category. provided. however. that any
uses listed in Exhibit "F" in the categories titled "Miscellaneous."
"Transportation and Communication Uses." and "Temporary
Uses." as well as the "Public Park" use shall be excluded from any
calculation of gross floor area.
D. 126th Street/Keystone Avenue Special Use & Height Area. In
addition to the uses permitted in Use Area A and Use Area B
respectively. all other uses identified in Exhibit "F" shall be
permitted as a Special Use. but only in the portions of these Use
Areas located to the east of the easternmost entrance to the Real
Estate from 126th Street. As part of a Special Use request pursuant
to this Section 4.2(D)' the maximum Building Height may be
modified.
E. Mixed Uses. For any uses that are permitted in any Use Area as
listed in Exhibit "F", those permitted uses may be contained in
different combinations within a single Building.
F. Leasing. For any Dwelling Unit within the District, the owner of
said Dwelling Unit shall be permitted to lease or rent the Dwelling
Unit to another person(s), subject to the rules and ordinances of the
City of Carmel and the rules of any applicable Homeowner's
Association.
G. Model Homes. Model Homes shall be permitted in any of the
areas as listed in Exhibit "F" and shall be governed by the City of
Carmel's rules and ordinances governing Model Homes.
H. Temporary Uses. Temporary Uses shall be permitted as listed in
Exhibit "F" and shall be governed by the City of Carmel's rules
and ordinances governing Temporary Uses.
Building Height. Exhibit "D", which is attached hereto and incorporated
herein by reference, sets forth the general locations of the Perimeter
Transitional Area, the Interior Transitional Area, the Keystone
Transitional Area, and the Core Area (as defined below).
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A. Perimeter Transitional Area. The "Perimeter Transitional Area"
shall be defmed as the first fflWand second rows of Buildings that
are either (1) situated immediately along and facing the western
property line or (2) situated immediately along and facing the
northern property line 1:113 to this ;\rea's easternmost edge as
generally depicted on Exhibit "D." The maximum Building Height
within the Perimeter Transitional Area shall be thirty-five feet
(35').
B. Interior Transitional Area: The "Interior Transitional Area" shaH
be defmed as the secooo, third, and fourth rows of Buildings to the
east and south of the Perimeter Transitional Area as generally
depicted on Exhibit "D." The maximum Building Height within
the Interior Transitional Area shaH be fifty feet (50').
C. Keystone Transitional Area: The "Keystone Transitional Area"
shall be defined as the first row of Buildings that are situated
immediately adjacent to and west of Keystone Avenue as generally
depicted on Exhibit "D." The maximum Building Height within
the Keystone Transitional Area shall be sixty-five feet (65').
D. Core Area: All areas of the Real Estate not specifically identified
or described as part of a Transitional Area on Exhibit "D" shaH
constitute the Core Area. The maximum Building Height within
the Core Area shall be one hundred feet (100').
4.4
BuildingPerimeter Setbacks.
A. Western Property Line: There shall be a minimum setback of
fifteen feet (15') from the western property line of the Real Estate.
B. Northern Property Line: There shall be a minimum setback of
fifteen feet (15') from the northern property line of the Real Estate.
C. Eastern Property Line: There shall be a minimum setback of
fifteen feet (15') from the eastern property line of the Real Estate.
D. Southern Property Line: There shall be no minimum setback from
the southern property line of the Real Estate.
E. Internal Setbacks: There shall be no minimum setbacks required
for any internal boundary lines created by platting or splitting the
Real Estate.
4.5
Building Orientation. Any building situated along the portion of the Real
Estate directly adjacent to either 126th Street or East Auman Drive shall be
oriented in such a way that the rear of the building does not face either
126th Street or East Auman Drive.
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4.6 Trash Enclosures. No trash enclosures, compacters, dumpsters, or other
permanent structure or structures for refuse or recycling storage shall be
located such that it is visible from the properties (1) adjacent to the
western perimeter of the Real Estate and East of Auman Drive, (2)
adjacent to the northern perimeter of the Real Estate and 126th Street, or
(3) adjacent to the eastern perimeter of the Real Estate and Keystone
Avenue.
4.7 Streets. New streets located within the Gramercy District may be either
(1) dedicated to the public through the platting process. or (2) maintained
in private access easements. as determined by the Developer. Street
design shall be done in accordance with the standards contained in Exhibit
"G". the Gramercy Design and Development Standards.
Section 5 Accessorv Buildine:s. All Accessory Buildings and Accessory Uses shall
be permitted except that any detached accessory building shown in any Development
Plan shall on all sides be architecturally compatible with the principal building( s) with
which it is associated.
Section 6 LandsC8Dine:. 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 .A4l~fo'..alapproval and
Development Plan A~~roYalapproval for any seetionSection to be developed.
Section 7 Lie:htine:. 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 f..pprevalapproval and Development Plan
.A.:ppre'..alapproval for any seetianSection to be developed.
Section 8 Parkine:. 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 Appre'/alapproval and Development Plan
f~fl~f(walapproval for any seetianSection to be developed.
Section 9 Si2l182e. 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 Appravalapproval and Development Plan
f~ppf{)valapproval for any seetionSection to be developed.
Section 10 ADDroval Process
10.1. Approval ar Demal of the Primary Plat/De>;elopmoot PlfHl. Exhibit "C",
v;meh is a1:taehee hereto Me ineofPof8ted herein by refereftee, shall serve
as. tl1e Coneept\:lal Plan (the "CP"). However, the CP eaes ROt eonstitute
the aPf'f{)'ree devel0f)ffien.t ~IM !me ~rimary plat fer the Real Estate, nor
aaes it eaRStiMe the BWrovee aremtoomre, desiga, lighting !md
landseapmg f-or tlie Real Estate and the imprQvements tRerean., eonsiaered
in eaIlBectian. witli the Gi'amercy OFdinanee. Gramer{)y shall re(;}\:Iire
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further (i) ADLS approval aDa (ii) de'lelopment plan/primary plat
appro'.ral. The SeeeBdary Plat appreval proeedtires are set feI1h Belew in
this Seetion 10.Nature of Development Requirements. The development
requirements set forth in this Gramercy Planned Unit Development
District are expressed in detailed terms terms as provided under I.C. & 36-
7-4-1509(a)(2). As permitted under I.C. 9 36-7-4-1509(e). the approval
process contained in this Section 10 shall be adhered to in order to obtain
an Improvement Location Permit.
10.2. Approval or Denial of the Primary Plat/Development 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 or Primary Plat for the Real Estate, nor
does it constitute the ADLS approval for the Real Estate and the
improvements thereon. considered in connection with the Gramercy
Ordinance. The development of any Section of Gramercy shall require
further (i) Architectural Design, Exterior Lighting. Landscaping and
Signage Regulations ("ADLS") approval pursuant to Chapter 24 of the
Carmel Zoning Ordinance and (ii) development plan approval pursuant to
Chapter 24 of the Carmel Zoning Ordinance ("Development Plan"). (iii)
Primary Plat approval. and (iv) Secondary Plat approval in accordance
with Section 10.3 below. If there is a Substantial Alteration in the
approved ADLS liBd aevelepmeBt plan/primary plaror Development Plill1
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.
Notwithstanding anything herein to the contrary. neither ADLS approval
or Development Plan approval shall alter the specific development
requirements contained in this Gramercy Ordinance unless agreed to by
the Developer. and compliance with the specific development
requirements set forth in this Gramercy Ordinance shall not be the basis
for denial of ADLS approval or a Development Plan for a Section.
10.3. 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 develepment plea/primary platDevelopment
Plan and 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. Upon receipt of such written
disapproval. the applicant may either amend the Secondary Plat to
address the stated reasons for denial and resubmit the amended
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Secondary Plat or 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
to be a Substantial Alteration or Material Alteration from the
approved develOf'IHeflt )3lanlprimary )31atDevelopment Plan and
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 .A..lteration between
the approved Qe'/elOf'fluJRt )3lllBl)3rimary )3latDevelopment Plan and
or 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 6f-tl
)30rtioR of the Real Estate or a Section 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, streets and building
information.
Section 11 Construction Activitv 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. The
Developer shall make its best reasonable efforts to avoid routing construction traffic
through residential neighborhoods. subiect to the direction of the City of Carmel Board of
Public Works and/or the City of Carmel Department of Engineering.
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:
A. The singular number includes the plural and the plural the singular,
unless the context clearly indicates the contrary.
B. Words used in the present tense include the past and future tenses,
and the future the present.
C. The word "shall" is a mandatory requirement. The word "may" is
a permissive requirement. The word "should" is a preferred
requirement.
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Section 13 Violations. All violations of this Gramercy Ordinance shall be subject to
Section 34.0 of the Cannel/Clay Zoning Ordinance.
Section 14 Definitions
14.1. Alteration. MaterialMinor: Any change to an approved
i.\DL8/De....elof'meftt Plftft that invol"/es the substiMionplan of efte
material, SfJeeies, elemoot, etc. for another.
14.1. .^..lteratien. Miner: .'\fly elllmge to 8fl ~foYed .^..DL8/DevelopmeBt
PlaBany type that involves the revision of less than ~en percent
(~10%) of the plan's total area or approved materials.
14.2. Alteration. Substantial: Any change to an approved i\DL8/DevelepmeBt
PleBplan of any type that involves the revision of ~en percent
(~1O%) or more of the plan's total area or approved materials.
14.3. Building Height: The vertical distance from the lot ground level to the
highest point of the roof for a flat roof, to the deck line of a mansard roof
and to the mean height between eaves and ridges for gable, hip and
gambrel roofs.
14.4. City: The City of Cannel, Indiana.
14.5. Commission: The Cannel/Clay Plan Commission.
14.6. Council: The Common Council of the City of Cannel, Indiana.
14.7. County: Hamilton County, Indiana.
14.8. 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 herein by
reference.
14.9. Condominium: A residential living unit or units as defmed in and
governed by the Indiana Code, Sections. 32-25-1-1 to 32-25-9-2,
inclusive.
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14.10. Developer: Buckingham Properties, Inc. and its successors and assigns,tH'
8:fJ:Y l'efSefl ftfuller eBtity en:gagea in aevelE>f'meBt of ODe or mere phases
8ftdI.or Sections ef the DevelopBleftt.
14.11. Development: The Real Estate constituting the District as it may be
developed and improved in accordance with this Ordinance and the
Development Requirements contained herein.
14.12. 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.
14.13. 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.
14.14. District: Approximately 116.6 acres of land described in Exhibit "A"
which is attached hereto and incorporated herein by reference.
14.15. 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.
14.16. 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 and all other improvements
currently existing on the Real Estate.
14.17. General Service: An establishment or place of business primarily engaged
in the provision of services. and with little or no retail sales.
14.18. Live/Work Dwelling: A type of Building 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", which is
attached hereto and incorporated by reference, are permitted in the
Live/Work Dwelling. Both residential and non-residential uses shall be
permitted in a Live/W ork Dwelling.
14.19. Open Space: A land surface within the Development intended to enhance
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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.
14.20. Parking Lot. Commercial: Any area ofland used or intended for off-street
surface parking and operated for remuneration.
14.21. Parking Structure. Commercial: Any building, facility or structure used as
an enclosed off-street parking facility and operated for remuneration.
14.22. Parking Structure. Private: Any building, facility or structure used as an
enclosed off-street parking facility, and privately owned.
14.23. Permitted District Uses: The Permitted District Uses shall mean and refer
to the permitted uses set forth in Exhibit "F", the Schedule of Permitted
Uses, which is attached hereto and incOlporated herein by reference.
14.24. Real Estate: The Real Estate shall mean and refer to all of the Real Estate
described in Exhibit "A", which is attached hereto and incorporated herein
by reference.
14.25. 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.
14.26. Section: A specific area or parcel of the Real Estate that is submitted for
aremteemral aesign, lightiag, 18.J.1dseapiRg, aRd sigRftge 6evelopment
ADLS approval (the "ADLS Approval") aAd develof'meAt pllm/'f'rimary
I*H. Development Plan and Primary Plat approval (the "DP Approval").
List of Exhibits:
Exhibit "A" - Legal Description
Exhibit "B" - Existing Conditions and Structures
Exhibit "C" - Conceptual Plan
Exhibit "0" - Building Height Map
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Exhibit "E" - Use Map
Exhibit "F" - Schedule of Permitted Uses
Exhibit "G" - Design and Development Standards
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PASSED by the Common Council of the City of Carmel, Indiana this _ day
of , 2006, by a vote of ayes and nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Richard L. Sharp,
President of Common Council
Ronald E. Carter
Brian D. Mayo
Fredrick 1. Glaser
Mark Rattermann
Joseph C. Griffiths
Kevin Kirby
AITEST:
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
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
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Gramercy Design & Development Standards
Exhibit 'G' . Gramercy Planned Unit Development District
Version 3: May 18, 2006
TABLE OF CONTENTS
Introduction
i. Overview
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 Desie:n 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 Ver3 5-18-06
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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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Gramercy Development Standards Ver3 5-18-06
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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 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 containing multiple 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 ODen SDaces . 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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The parks and open spaces within Gramercy shall be connected by sidewalks, subject to the
provisions of these Design and Development Standards. Where possible and appropriate, additional
connections between parks and open spaces should be provided through the interior of blocks.
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1.3 aDen 8Daces - 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 Lie:htine:
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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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 LandscaDinl!
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 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), and to at least the minimum standards published by the City of Carmel's Department of
Community Services Urban Forestry Section. 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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Within the established fifteen (15) foot setback from the eastern property line adjacent to Keystone Avenue, a
landscaped planting area of at least ten (10) feet in width shall be provided.
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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 permitted 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, 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, and unsightly, dead or diseased vegetation and weeds.
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1.6 Parkine
1.6.1. On-street Parking
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· On-street parking shall be provided on public streets.
· For any Section to be developed, on-street parking within that Section as well as existing on-street parking
within two blocks of that Section may be used in parking calculations and to fulfill parking requirements.
· Any 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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· Surface parking lots shall be located to the side or the rear of buildings.
· 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 access.
· 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 with street frontage in
commercial areas.
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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 Sienaee
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 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 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 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 (5) 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 so long as hardscape connections
are maintained at intersections. 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, USPS mailboxes, and public telephones shall be permitted in limited
numbers in plazas and main streets. Newspaper vending machines, where provided, shall be
consistent with the streetscape decor.
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Benches, bicycle racks and trash receptacles shall be provided in primary public spaces and retail
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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
for buildings to be set back up to five (5) feet to allow for 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
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
for buildings to be set back up to ten (10) feet to allow for 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
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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 way, but shall be constructed 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.
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 subject to the design standards of the City of Carmel.
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Fence construction along the front facade shall be decorative, such as wrought-iron style, decorative wood, or a
courtyard wall.
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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.
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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.
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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, 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.
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, tile, 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, wood, or
another decorative material.
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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.
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Windows should be provided on all facades. Exceptions shall be made for certain architectural
styling, faux windows (such as "trompe l'oeil"), and other details that imitate windows in locations
where actual windows are not appropriate, provided, however, that any such techniques shall be
architecturally compatible with the style, materials, color, details and proportion of the building.
Appropriate techniques do not include the use of shutters without glass, or the use of spandrel glass
at the street level or on residential buildings.
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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.
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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.
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 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.
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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 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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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 solutions shall be used to best conceal mechanical equipment,
particularly in rooftop applic3;tions.
· 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 comer sites, the roof and cornice design shall be appropriate for both comer sides of the
building.
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2.5.3. Roofing Color
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· 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.
· 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 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, subject to the review and approval of the City of Carmel, but shall
not exceed the width of the sidewalk below.
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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 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.
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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 and glass elements
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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 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 'G' - Gramercy Planned Unit Development District
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Version 2: April 273: Mav 18, 2006
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TABLE OF CONTENTS
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Introduction
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Overview
Consistency with Carmel's Plans
Vision and Intent
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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
1.6. Parking
1. 7 . Signage
1.8. Streets
1.9. Site Development Standards
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Section II - Architectural Desi~n 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
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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 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 oflocating 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 link-ed by II network ofcontainine- multiple 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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The parks and ooen spaces within Gramercv shall be connected bv sidewalks, subject to the
provisions of these Desi!!'n and Develooment Standards. Where possible and appropriate, additional
connections between parks and open soaces should be provided throu!!'h the interior of blocks.
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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 &ite: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 Liehtioe
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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,^.ttae:hcd building or .vall pack lig1.tit,g g1.all bc gc~ccr,cd by the builel.ihg'g architectural fcature:3 or
sh[\ll contain a thirty fh'c (35) dcgr-cc 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 Landscaoine
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 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 patterns, 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 Z60.1t.-). and to at least the minimum standards published bv the Citv of Carmel's Department of
Community Services Urban Forestrv Section. 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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Within the established fifteen (15) foot setback from the eastern propertv line adiacent to Kevstone Avenue. a
landscaped planting area of at least ten (10) feet in width shall be provided.
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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 permitted over or adjacent to hardscape feattlres 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.
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, irrigation and mulching of planting
areas, replacing dead, diseased, or overgro~ 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 Parkin!!
1.6.1. On-street Parking
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· On-street parking shall be provided on public streets.
. GtTFor any Section to be developed. on-street parking within that Section as well as existing on-street parking
within two blocks of that Section may be used in parking calculations and to fulfillllfti"""parking requirements.
· Any 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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. ~Surface parking lots shall be located to the side or the rear of buildings m,d, ..here p033il:Jk, 3hall be
accc3:>ceI ff'0fllalle1s or sceOl.dal) street:>. Parkiflg lot:> sl,Quld fiot be 13crn,itted it', front of prillUIl) l:Juildir,g
facades or at eon,er loe;(tions.
· 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 fteeSSaccess.
· The perimeter of all parking lots shall be visually screened from the street by walls, fences and! or
landscaping. Iflandscaping 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 StruCUlres
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· Exterior walls of parking strucUlres visible from public streets shall have an architecrurally appropriate design
facing the street and complement adjacent and nearby buildings.
· Parking structures with street frontage shall comply with all other building standards, including architecrural
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 strucUlre that exocfi{h out to a priltu,rywith
street frontage in commercial areas.
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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 Shmal!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 back-lit 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 comices 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 comice 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 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 (2Lfeet, 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 so lon~ as hardscape connections
are maintained at intersections. 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, USPS mailboxes, and public telephones shall be permitted in limited
numbers in plazas and main streets. Where pro'<ided, theGe elemcnts shall be eonfined to an area less
than one hundred square f-cetNewspaper vendine: machines, where provided, shall be consistent with
the streetscape decor.
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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 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 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
',vithin 5 feet for the allov,ance ofbuildings to be set back up to five (5) feet to allow for 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 dp 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
',vithir, 10 feet for the allOWftt,ce ofbuildings to be set back up to ten (10) feet to allow for entries,
steps, balconies, gardens, hardscape and landscape features, ete.
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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
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To be added - currently awaiting feedback [rom 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 way, but shall be constructed at sufficient depth and pipe material to suppott 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 Buildine Desien
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, he."e'.'er, [enee:> grel'lter than sixty (60) iI.e!.e:> t2lllare r,ot
permittcd along subiect to the ffOnt f!teadcdesign standards of the City of Carmel.
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Fence consttuction along the front facade shall be decorative, such as wrought-iron style, decorative wood, or a
courtyard wall. S!.hdow box "ood fences hre pern.it\'t:d em the rChr !tr.d side f!tcsdcl anI,.
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Ground level mechanicaVtelecommunication equipment visible from a public stteet 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 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.
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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, 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 dlOse 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.
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, tile. 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, wood. or
another decorative material. ~'OOd decking IH,d ..5f,d hlu,araib ale lIUo..ed tmly ifl the rear of a huilding, or
in other IOffition3 ..ten .i3ually 5h3eured 5r 3t:recI,ed.
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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 struchlre.
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Windows should be provided on all facades. Exceptions shall be made for certain architectural
styling. faux windows (such as "ttompe l'oeil"). and other details that imitate windows~
',vindows Hilty also be used to pro'lidc '/isunl intcrcstin locations where actual windows are not
appropriate. provided. however. that any such techniques shall be architecturally compatible with the
style. materials. color. details and proportion of the building. Appropriate techniaues do not include
the use of shutters without glass. or the use of spandrel fIlass at the street level or on residential
buildings.
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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.
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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 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
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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 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.
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.
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A comer 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.
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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 rhat is approximately two (2)
to six (6) feet above the sidewalk level in the front in order to create visual privacy for windows 011 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 offourteen (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 I"-in-I2" or less) hidden behind parapet walls.
However, some sloped roofs, including gable, hipped, and shed roofs are also acceptable if sloped
between 4"-in-I2" and I 2"-in-I 2". 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 .isible, roof3 should be cOl,structed of standing scam. metah (painted aluminum. &. steel, Line,
copper), slate or imitation slate, or architectural asphalt shingles. 'Wood shakes or shingle may ody
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 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, subiect to the gcy.en-.ing btlilding codcreview and approval
of the City of Carmel. but shall not exceed the width of the sidewalk below.
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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 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.
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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 and glass elements
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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 structure.
· Oversized and continuous awnings are not permitted.
· Backlit or glowing awnings or canopies are not permitted.
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Exhibit 110" ~ Building Height Map
May 18, 2006
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~~GRAMERC~~;. CONCEP1UJ\L DEVELOPMENT RLAN
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Exhibit liE" ~ Use Map
May 18,2006
~126th Street
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GRAMERCY - CONCEPTUAL DEVELOPMENT PLAN
Carmel Drive
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Exhibit "F" ~ Schedule of Permitted Uses
Version 4, 5-18-06
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- - -
ReSidential uses
Sinale Familv Dwellina P P P
Two Familv Dwellina P P P
Multiole Familv Dwellina' P P P
Detached Dwellina P P P
Accessorv Dwellina P P P
Attached Dwellina P P P
Home Occupation P P
Bed & Breakfast Inn P
Model Home P P P
Guest House P P
Boardina or Lodaina House P
Nursina/RetirementlConvalescent Facilitv P
Private Swimmina Pool, etc P P
Live/Work Dwelling P P
P = Permitted, "Blank" = Prohibited,
SU = Special Use
Area A AreaB AreaC
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, Within District A, any Multiple Family Dwelling shall contain for-sale units only and the number of units
per Building shall be limited to 5 or less.
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Omce uses
Clinical or Medical Health Center P
Research Laboratorv or Facilitv P
General Offices P P
Professional Offices P P
Trainina Facility P
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IInstltutlonal uses
Church/Temole/Places of Worshio SU
Hosoital SU
Surgery Center P
Urgent Care Facilitv P
Rehabilitation Facilitv P
Phvsical/Occupational Care P
Librarv P P
Post Office P P
Public Service Facilitv 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
Kinderaarten/Preschool P P
School of General Elementarv or Secondarv Education P P
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Retail & Service Uses
General Retail Sales P P
General Service P P
Automobile Service Station P
Automobile/Truck Reoair (indoor) P
Cafe P P
Delicatessen P P
Coffee Shoo P P
Commercial Kennel P
Drv Cleaning Establishment (w/ on-site plant) P
Drv Cleanina Establishment (w/out on-site plant) P P
EQuioment Sales/Reoair {indoorl P P
Financial Institution {with drive-thrul P
Financial Institution (without drive-thrul P P
Automated Teller Machine (ATM) P P
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1 of 2
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- -
Food Stand P
Funeral Home/Mortuarv/Crematorv SU
Roadside Sales Stand P
Self-Service Laundrv P P
Veterinary Hospital with commercial kennel P
Veterinary Hospital without commercial kennel P
Wholesale Sales P
P = Permitted, "Blank" = Prohibited,
SU = Special Use
Area A AreaS AreaC
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Cultural/Entertainment Uses
Art Gallerv P P
Art & Music Center P P
Hotel P
Hotel (full service) P
Indoor Theater P
Outdoor Theater 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
Museum P P
Tavern/Niaht Club P
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Establishment
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Recreational
Commercial Recreational Facility, Indoor P P
Commercial Recreational Facilitv, 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 P
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Miscellaneous
Artificial Lake or Pond (non-platted) P P P
Commercial Parking Lot SU
Commercial Parking Structure P
Private Parkina Structure P P
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Temporary Uses
Construction Facility P P
Displav, Outdoor P P
Model Homes P P P
Sales, Outdoor P P
Sales, Seasonal Outdoor P P
Special Event, Outdoor P P
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Transportation & Communication Uses
Antenna' P
Collocated Antenna' P P
Radio and/or Television Studio P P
RadiolTelevision Transmission Antenna' P
Wireless Telecommunications Antenna' P P
Private Helicopter Landing/Service Facility SU
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, If visually integrated with or camouflaged on or within another structure (including but not limited to a
chimney stack, church spire, light standard, monument, penthouse, power line support device, or clock
tower)
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Exhibit "C" - Conceptual Plan
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