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City of Carmel
Plan Commission Special Studies Committee
June 6, 2006
Buckingham Companies
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A REQUEST FOR ZONING CHANGE TO
PLANNED UNIT DEVELOPMENT (PUD)
DOCKET #05120025 Z
THE CITY OF CARMEL, INDIANA
PLAN COMMISSION SPECIAL STUDIES COMMITTEE
JUNE 6, 2006
GRHIUER[V
PETITIONER:
BUCKINGHAM PROPERTIES, INC.
DAVID E LEAZENBY, VICE PRESIDENT
333 N. PENNSYLVANIA STREET, 10TH FLOOR
INDIANAPOLIS, IN 46204
PHONE 317 974-1234 X241
FAX 317 974-1238
ATIORNEY:
NELSON & FRANKENBERGER
JAMES E SHINAVER
3105 EAST 98TH STREET, SUITE 170
INDIANAPOLIS, IN 46280
PHONE 317 844-0106
FAX 317 846-8782
ENGINEER:
THE SCHNEIDER CORPORATION
GARY MURRAY, PE
8901 OTIS AVENUE
INDIANAPOLIS, IN 46216
PHONE 317 826-7163
FAX 317826-7200
MASTER PLAN:
LOONEY RICKS KISS ARCHITECTS
175 TOYOTA PLAZA, SUITE 600
MEMPHIS, TN 381m
PHONE 901 521-1440
FAX 901 525-2760
I
ARCHITECT:
WEAVER DESIGN GROUP, INC.
6201 CARROLLTON AVENUE
INDIANAPOLIS, IN 46220
PHONE 317 202-0661
FAX 317 202-0662
BUCKINGHAM
COMPANIES
Table of Contents
DEVELOPMENT STATEMENT AND OVERVIEW
REVISED GRAMERCY PUD WITH ALL EXHIBITS (CLEAN)
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
REVISED GRAMERCY PUD WITHOUT EXHIBITS
(REDLINED FROM ORIGINAL SUBMISSION)
REVISED DESIGN & DEVELOPMENT STANDARDS
(REDLINED FROM ORIGINAL SUBMISSION)
126TH STREET AND E. AUMAN DRIVE
CONCEPTUAL RENDERINGS
CONCEPTUAL IMAGES
STREETSCAPE & LIGHTING
COMMITMENT TO PUBLIC ART
TRAFFIC ANALYSIS EXECUTIVE SUMMARY
HOmEHY
1
2
3
4
5
6
7
8
9
10
Development Statement
I
GaDmn[Y
The Gramercy Planned Unit Development District is a proposed framework for the long-term redevelopment of
the Mohawk Hills Apartment Complex, which is located on 116 acres between Keystone Avenue to the east, E. Au-
man Drive to the west, 126th Street to the north, and E. Carmel Drive to the south. The property was originally
constructed in the early 1970's as townhome apartments, and was acquired by Buckingham Companies in 2004 after
suffering from years of disinvestment from an out-of-state owner. Today, Mohawk Hills' units, amenities, and layout
have become out-of-date, and a plan for the property's future is necessary.
The property consists of four parcels with the R2 and R4 zoning designations. The petitioner desires to rezone the
entire property to the Gramercy PUD District, which would provide the necessary tools and standards so that the
property can be redeveloped over time in a manner that is consistent with the City of Carmel's vision for the area.
The property is located in a unique position within the central core of Carmel, an area that has been identified by the
City as a location for urban neighborhoods and a mixture of uses. The plan for Gramercy is built upon the public
investment that the City of Carmel has made over the past ten years in this area, such as City Center, the Old Town
Arts & Design District, and the numerous streetscape projects and design standards initiated by the City.
The Gramercy PUD District petition was originally presented to the Plan Commission on February 21, 2006, and
since then it has been discussed by the Special Studies Committee at six meetings. In addition to the Committee
meetings, we have met on numerous occasions with Staff from the Department of Community Services, Depattment
of Engineering, and the Urban Forester. We have also held seven formal neighborhood meetings with representatives
from the Auman/Newark neighborhoods, the Enclave, Cool Creek, and Hunter's Glen, and we continue to have an
active and productive dialogue with these groups on a regular basis.
Contained in this brochure are revisions to the PUD and the Design and Development Standards, as well as ad-
ditional Exhibits pettaining to Permitted Uses, Use Areas, and Building Height. We have also included a variety of
conceptual renderings and images which we have presented to the Committee at past meetings in order to provide an
idea of the architectural character of Gramercy, including the perimeter areas on 126ch Street and E. Auman Drive.
The PUD and its Exhibits reflect comments received from Committee members, City Staff, and neighbors. Addi-
tions and revisions to these documents address phasing, uses, building height, landscaping, street standards, construc-
tion traffic, perimeter transitions, and a variety of other comments received.
We are pleased to present the enclosed documents and images as our vision for the redevelopment of Mohawk Hills
into Gramercy.
Respectfully Submitted,
David E. Leazenby
Vice President, Land Development, Buckingham Properties, Inc.
Aerial Photograph
II
6BUIDERC'
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1
Site Context
II
&BBmEKCY
The site is located within walking distance of City Center,
the Old Town Arts & Design District, and the Monon Trail.
Old Town Carmel
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City Center
Arts & Design District
Monon Trail
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Consistency with Carmel's Plans
II
&HRmEHY
The proposed Gramercy PUD is consistent with Carmel's masterplan and
its Urban Design Initiative. The site is in a unique infilllocation within
Carmel's central core, adjacent to existing infrastructure and amenities.
CARMEL'S COMPREHENSIVE PLAN
Gramercy's location and proposed character
are consistent with the City of Carmel's
Comprehensive Plan guidelines for high-
intensity residential development in the
following ways:
. It is located in and adjacent to the CBD
. It is a parr of an intensive mixed-use
project
. Regional access is directly available
. Access to the site is via regional serving
roadways and does not pass through low-
intensity residential areas
. It is near to neighborhood commercial
centers, parks and playgrounds, schools,
bicycle and pedestrian trails, and police, fire
and public safety.
URBAN DESIGN INITIATIVE
Carmel's Urban Design Initiative has set
out principles to guide the development
of Carmel's central core over time, and has
identified the Mohawk Hills site as a future
community (or neighborhood) extension
within Carmel's central core. The Gramercy
PUD is consistent with the guiding
principles of the Urban Design Initiative
because ir proposes a neighborhood that:
. Is pedestrian-oriented
. Has a mixture of uses and building types
. Connects to the surrounding community
. Provides public gathering spaces and focal
elements to establish neighborhood identity
. Provides streets to be shared by pedestrians,
bicyclists, and automobiles
. Provides parks and open spaces
. Ensures high standards of design and
architecture
Circulation
II
6BBffiEHY
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Gramercy's streets will be shared by pedestrians, bicyclists, and automobiles.
Streets and sidewalks will be designed with the primary purpose of pedestrian
use, while accommodating automobiles at the same time. Efforts will be made to
connect the site to existing off~site pedestrian and bicycle routes.
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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 ofl.C. ~ 36-7-4-1500 et seq.;
WHEREAS, the Carmel/Clay Plan Commission (the "Commission") has given a
favorable recommendation to the ordinance set forth herein ("Gramercy") which
establishes the Gramercy Planned Unit Development District (the "District"), which shall
also be referred to as the "Gramercy Ordinance."
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana (the "Council"), that (i) pursuant to IC ~36-7-4-1500 et seq., it adopts
this Gramercy Ordinance, as an amendment to the Carmel/Clay Zoning Ordinance and it
shall be in full force and effect from and after its passage, (ii) all prior commitments shall
be null and void and replaced and superseded by this Gramercy Ordinance, and (iii) this
Gramercy Ordinance shall be in full force and effect from and after its passage and
signing by the Mayor.
Section 1 Applicability of Ordinance
1.1. The Official Zoning Map of the City of Carmel and Clay Township, a part
of the Carmel/Clay Zoning Ordinance, is hereby changed to designate the
land described in Exhibit "A," 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) CarmeVClay 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 CarmeVClay 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 Plattine:. 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-D), 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 Desie:n and Development 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. 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 4.1(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: Streets located on the Real Estate that
approach and ultimately intersect with East Auman Drive shall
incorporate appropriate traffic calming techniques in their design,
including but not limited to jogs in the street alignment within the
Real Estate.
4.2. 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 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 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". 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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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. 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.
4.3. 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 (I) 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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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. 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" shall
constitute the Core Area. The maximum Building Height within
the Core Area shall be one hundred feet (100').
4.4 Perimeter Setbacks.
A. Western Property Line: There shall be a IllinImUm 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.
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
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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 (such as alleys) that shall connect to publicly
dedicated streets, as determined by the Developer and approved through
the ADLS and Development Plan process by the Plan Commission.
Streets shall be designed 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.
Section 9 Si2na2e. Signage shall be required in accordance with the standards
contained in Exhibit "G", the Gramercy Design and Development Standards.
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 as provided under I.c. ~ 36-7-4-l509(a)(2). As permitted
under I.C. ~ 36-7-4-l509(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
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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 of Secondary Plat.
A. The Director shall have the sole and exclusive authority to approve
without conditions, approve with conditions, or disapprove the
Secondary Plat (the "SP") for the Gramercy Ordinance; provided,
however, that the Director shall not unreasonably withhold or
delay the Director's approval of the SP that is in substantial
conformance with the Development Plan 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
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,
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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 Carmel/Clay Zoning Ordinance.
Section 14 Definitions
14.1. Alteration. Minor: Any change to an approved plan of any type that
involves the revision ofless 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.
14.4. City: The City of Carmel, Indiana.
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14.5. Commission: The Carmel/Clay Plan Commission.
14.6. Council: The Common Council of the City of Carmel, Indiana.
14.7. County: Hamilton County, Indiana.
14.8. Conceotual 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 (the "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 District 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. Develooer: Buckingham Properties, Inc. and its successors and assigns. .
14.11. Develooment: 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 Aoartments: 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 Aoartment Accessory Uses: The Existing Apartment Accessory
Uses are depicted on Exhibit "B" which is attached hereto and
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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/Work Dwelling.
14.19. ODen SDace: A land or water surface within the Development designed
and intended for the use and enjoyment of some or all of residents of the
Development and, 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. Secondarv 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
- 10-
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/or Primary Plat approval (the "DP
Approval").
14.27. Shm Ordinance: The City of Carmel Sign Ordinance, Section 25.07 of the
City of Carmel Zoning Ordinance.
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
- 11 -
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
- 12-
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 0' 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
Timothy Ochs
ICE MILLER
One American Square, Box 82001
Indianapolis, IN 46282
Gramercy PUD Ver5 6-6-06
- 13 -
Exhibit "A" - Legal Description
Part of the Northwest Quarter and part of the Northeast Quarter of Section 31, Township 18
North, Range 4 East, in Hamilton County, Indiana, more particularly described as follows:
-Beginning at the Northwest Comer of the Northeast Quarter of Section 31, Township 18 North,
Range 4 East; thence South 90 degrees 00 minutes 00 seconds East (assumed bearing) on and
along the North line of said Northeast Quarter 657.90 feet; thence South 00 degrees 15 minutes
20 seconds East 2657.80 feet to the South line of said Northeast Quarter; thence South 89
degrees 56 minutes 10 seconds West on and along aforesaid South line 660.00 feet to the
Southwest Comer of said Northeast Quarter; thence SOl1;th 90 degrees 00 minutes 00 seconds
West on and along the South line of the Northwest Quarter of said Section 31, 660.00 feet;
thence North 00 degrees .12 minutes 35 seconds West parallel with the East line of said
Northwest Quarter 2081.30 feet to a point which is 577.50 feet South and 00 degrees 12 minutes
35 seconds East ofthe North line of said Northwest Quarter; thence South 89 degrees 58 minutes
35 seconds East parallel with the North line of said Northwest Quarter 379.50 feet; thence North
00 degrees 12 minutes 35 seconds West parallel with the East line of said Northwest Quarter
577.50 feet to the North line thereof; thence South 89 degrees 58 minutes 35 seconds East on and
along aforesaid North line 280.50 feet to_the Place of Beginning.
ALSO:
Part of the Northeast Quarter of Section 31, Township 18 North, Range 4 East, in Hamilton
County, Indiana, more particularly described as follows:
Beginning 657.90 feet North 90 degrees 00 minutes 00 seconds East (assumed bearing) of the
Northwest Comer of the Northwest Comer of the Northeast Quarter of Section 31, Township 18
North, Range 4 East, and on the North line thereof; thence South 00 degrees 15 minutes 20
seconds East 2657.80 feet to the South line of said Northeast Quarter, distant 660.00 feet
Easterly from the Southwest Comer thereof; thence North 89' degrees 56 minutes 10 seconds
East on and along aforesaid South line 476.85 "feet to the West right of way line of State Road
#431; thence on and along aforesaid West right of way line of said State Road #431 the
following Nine (9) courses; thence North 05 degrees 26 minutes 50 seconds East 157.45 feet;
thence North 01 degree 43 minutes 42 seconds East 200.42 feet; thence North 10 degrees 24
minutes 02 seconds East 150.56 feet; thence North 05 degrees 26 minutes 50 seconds East
462.20 feet to the point of Curvature of a curve to the left with a radius of 19,011.59 feet; thence
Northerly on and along said curve to the left 1,580.57 feet through a central angle of 04 degrees
45 minutes 48 seconds; thence North 38 degrees 59 minutes 10 seconds West 98.58 feet; thence
North 89 degrees 56 minutes 05 seconds West 200.00 feet; thence North 67 degrees 03 minutes
20 seconds West 54.27 feet; thence North 00 degrees 03 minutes 55 seconds East 16.14 feet to
the North line of said Northeast Quarter; thence North 90 degrees 00 minutes 00 seconds West
on and along aforesaid North line 353.27 feet to the Place of Beginning.
Page 1 of 2
ALSO:
Part of the Northwest Quarter of Section 31, Township 16 North, Range 4 East in Hamilton
County, Indiana, more parti.cularly described as follows:
Beginning at a point on the North line of the Northwest Quarter of Section 31, Township 18
North, Range 4 East, which is 280.50 feet North 89 degfees 58 minutes 35 seconds West
(assumed bearing) of the Northeast Corner of said Northwest Quarter; thence South 00 degrees
12 minutes 35 seconds East parallel with the East line of said Northwest Quarter 577.50 feet;
thence North 89 degrees 58 minutes 35 seconds West parallel with the North line of said
Northwest Quarter 379.50 feet; thence North 00 degrees, 12 minutes 35 seconds West parallel
with the East line of said Northwest Quarter 577.50 feet to the North line thereof; thence South
89 degrees 58 minutes 35 seconds East on and along aforesaid North line 379.50 feet to the Place
of Beginning.
Page 2 of 2
Exhibit "B" - Existing Conditions and Structures
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GRAMERCY}- CONCEPTUA[ DEVELOPMENT PLAN
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Exhibit "F" ~ Schedule of Permitted Uses
Version 5, 6-6-06
P = Permitted, "Blank" = Prohibited,
SU = Special Use
Area A Area B Area C
Residential Uses
Single Family Dwelling P P P
Two Family Dwelling P P P
Multiole Family Dwelling' P P P
Detached Dwelling P P P
Accessory Dwelling P P P
Attached Dwelling P P P
Home Occuoation P P P
Bed & Breakfast Inn P
Model Home P P P
Guest House P P
Boarding or Lodging House P
Nursing/Retirement/Convalescent Facility P
Private Swimming Pool, etc P P
Live/Work Dwelling P P
, 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.
Office Uses
Clinical or Medical Health Center P
Research Laboratory or Facility P
General Offices P P
Professional Offices P P
Training Facility P
nstltutlonal Uses
Church/Temole/Places of Worship SU
Hosoital SU
Surgery Center P
Urgent Care Facility P
Rehabilitation Facility P
Physical/Occupational Care P
Library P P
Post Office P P
Public Service Facility P P
IEducatlonal Uses
School, Trade or Business P P
College or University P P
Day Nursery/Day Care P P
Kindergarten/Preschool P P
School of General Elementary or Secondary Education P P
Retail & Service Uses
General Retail Sales
General Service
Automobile Service Station
AutomobilelTruck Reoair (indoor)
Cafe
Delicatessen
Coffee Shoo
Commercial Kennel
Dry Cleaning Establishment (wi on-site olant)
Dry Cleaning Establishment (w/out on-site olant)
Equipment Sales/Repair (indoor)
Financial Institution (with drive-thru)
Financial Institution (without drive-thru)
Automated Teller Machine (ATM)
P
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P
P
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P
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10f2
P = Permitted, "Blank" = Prohibited,
SU = Special Use
Area A Area B Area C
Food Stand P
Funeral Home/Mortuarv/Crematorv SU
Roadside Sales Stand P
Self-Service Laundrv P P
Veterinary Hosoital with commercial kennel P
Veterinary Hospital without commercial kennel P
Wholesale Sales P
Cultural/Entertainment Uses
Art Gallery P P
Art & Music Center P P
Hotel P
Hotel (full service) P
Indoor Theater P
Outdoor Theater P
Caterinq Establishment P P
Restaurant, without drive-thru sales P P
Restaurant, with walk-uo/drive-thru food sales P
Meetina or Partv Hall P
Museum P P
Tavem/Niqht Club P
Establishment
Recreational
Commercial Recreational Facility, Indoor P P
Commercial Recreational Facility, Outdoor P
Communitv Center P P
Country Club P
Golf Course P
Health/Fitness Facility P P
Private Club or Lodqe P P
Private Recreational Facilitv P P
Park, Public P P P
Miscellaneous
Artificial Lake or Pond (non-Dlalted) P P P
Commercial Parking Lot SU
Commercial Parkinq Structure P
Private Parkina Structure P P
Temporary Uses
Construction Facilitv P P
Display, Outdoor P P
Model Homes P P P
Sales, Outdoor P P
Sales, Seasonal Outdoor P P
Special Event, Outdoor P P
TransDortation & 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 Helicooter Landinq/Service Facilitv SU
, 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)
20f2
GHUmEH[V
Gramercy Design and Development Standards
Exhibit "0"
City of Carmel, Indiana Ordinance No. _______
Oramercy Planned Unit Development District
Version 4, Revised June 6, 2006
.
I ~~CMKpI~~~~~
weaver design group
residential architecture and planning
Mempbb N_hYiIIe Princeton
Celebration RoseIlllU'V Beach Dallas
1\n:hitccrur.,.Pl.nnine" Inttrion oRca..ro
T a b 1 e 0 f
C 0 n t e n t s
Version 4, Revised 6-6-06
Introduction
3 ~ Overview
3 I Consistency with Carmel's Plans
3 # Vision and Intent
Section I. General Development Standards
5- Conceptual Plan
6- Open Spaces
8- Lighting
9- landscaping
11 . Parking
13 . Signage
15 . Streets
18 . Site Development Standards
Section II . Architectural Design Standards
@ 2006 Buckingham Companies, Inc.
@ 2006 Looney Ricks Kiss, Inc. for portions of this document. Those
portions of the images, text, and captions that are the intellectual property
of Looney Ricks Kiss Architects, Inc. are authorized for use in association
with this project only, Looney Ricks Kiss Architects, Inc. shall be deemed
the author of those specific items of the document and shall retain all
common law, statutory and other reserved rights. including the copyright
over those items. The portion of this copyright pertaining to images is as
photographic works only and excludes any copyright for any portion of
the architectural, landscape and site designs contained within the work
designed by others.
20- Introduction
21 . Building Design
22. Windows
23- Entrances
24- Roofs and Cornices
25. Accents and Projections
Photographs and renderings are included to illustrate concepts only and
are not intended as acntal representations of the proposed Gramercy proj-
ect, buildings, design, materials, architecture, ete.
GRA.MERCY DESIGN AND DEVELOPMENT STANDA.RDS
Introduction
i. Overview
The standards contained in this document are intended to provide a masterplan framework for the redevelopment over time of the District
into a new urban neighborhood that is built upon traditional neighborhood planning principles. This new neighborhood will be called
"Gramercy. "
The new Gramercy community is designed to emerge over time on the site of the current Mohawk Hills Apartments. Located on 116
acres along Keystone Avenue, the property was originally constructed in the early 19705 as to\\'nhome aparmlcnrs. Today the property is
best represented as a moderately priced renral housing option with fewer amenities than the many other IlLxury 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.-ov,rned Buckingham Companies acquired the property which had suffered from years of disinvesm1ent by its out-of,state O\\'TIer. To
stabilize the property, Buckingham invested in new landscaping, renovated the clubhouse, and repaired various overdue maintenance items.
However, due to the property's age and condition, Mohawk Hills will need to be redeveloped over time.
---
The Design and Development Standards and
Conceptual Plan contained herein take into
consideration the site's unique position as an inHlI
location within the central core area of Carmel.
Bordered by Keystone Avenue to the east, 126th Street to
the north, Auman Drive to the west, and approximately
E. Carmel Drive to rhe south, the property is located
within Carmel's Central Business District ("CBD") and
is in dose proximity to Cannel City Center, the future
Performing Arts Center, the Arts & Design District, the
Monon Trail, and Old Town.
iL Consistency with Carmel's Plans
These Design and Development Standards and
Conceptual Plan provide the necessary rools for the
property's redevelopment. These tools are consistent
with the City of Carmel's plan for its central core and its
high standards for community design and planning. It
is also consistent with design principles of Traditional
Neighborhood Development, or New Urbanism.
Gramercy's location and proposed character are
consistent with the City of Cannel's Comprehensive
Plan guidelines for high,intensity residential
development in that: (I) 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,intensiry residential areas, (5) it is
near to neighborhood commercial centers, parks and
playgrounds, schools, bicycle and pedestrian trails, and
police, fire and public safety.
iiL Vision and Intent
Gra..mer..cy
Inspired by the great urban neighborhoods of the world,
Gramercy will be an engaging, urban community located near
the center of downtown Cannel. 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, distincrive
architecture, Main Street-style neighborhood stores, quiet parks
and a "ibranr central plaza.
grtl-mur'se
The word gramerr:y i" an interjection
dJat can be used to ~press
gratitude or surprise, It comes
from the French phrase grand
merei, meaning "great thanks".
At the heart of Gramercy's design is the simple notion of locating services close to where people live. Amenities, a
civic center, work, and recreational opporrunities will all be within a short walk. Oramercy 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 \\~ll
evolve over a period of years. A tasteful blend of residential and mixed.use buildings will be ser 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.
The Vision for Oramercy includes:
. A mixture of uses: residential, retail, hotel, office, senior living, civic spaces, parks and open spaces, walkways
and trails, cafes and other places for people to meet.
. The option of living and working in the same neighborhood.
. A visually pleasing and culrurally interesting mix of housing types and architecrural styles, including rental and
for,sale units. Residential housing types will include townhomes, condos, flats, lofts, and apartrnenrs-over,retai1.
. Tree-lined streets, front stoops and terraces.
. A central plaza and clock to\\'Cr 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..gcaled
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 imo Gramercy.
. Main Street:..sryle 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.
GRAMERCY DESIGN AND DEvELorMENj STANDARD~
1.5.1. General Parking Srandards
1.7.4. Conceprual Mixed-Use Streets
Section I:
General Development Standards
1.1. Conceprual Plan
1.6. Signage
1.2. Open Spaces
1.6.1. Exempr Signs
1.2.1. Parks
1.6.2. Prohibited Signs
1.2.2. Plazas
1.6.3. Permitted Signs
1.3. Lighring
1.6.4. Design Srandards for Signs
1.4. Landscaping
1.4.1. General Landscaping Standards
1.6.5. Premises Identification
1.6.6. Sign Maintenance
1.4.2. Perimeter Landscaping
1.6.7. Permit Procedures
1.4.3. Street Trees
1. 7. Streets
1.4.4. Building Landscaping
1.7.1. General Street Standards
1.4.5. Maintenance
1. 7.2. Pedestrian and Bicycle Circulation
1.5. Parking
1. 7.3. Materials and Furnirure
1.5.2. Computation of Minimum Parking Requirements
1.7.5. Conceprual Residential Streets
1.5.3. Parking Space Dimensions
1. 7.6. Conceprual One-Way Streets
1.5.4. Bicycle Parking
1.8. Site Development Standards
1.5.5. On-srreet Parking
1.5.6. Surface Parking Lots
1.5.7. Parking Srrucrures
1.5.8. Residential Parking Garages and Driveways
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"'~erf~RKMERCY - CONCEIITUAL DEVELOPMENT PLAN!
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The Conceptual Plan for Oramercy, along with these Design and Development Standards, shall provide a framework
for the design and layout of Oramercy 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.
Oramercy 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. 11,e street network shall
facilitate movement of cars, people, and bicycles throughout Oramercy. 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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11,e street network, parks, and plazas 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 rrees, 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 Oramercy. 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 Oramercy.
GRAMERCY DES10N AND DEVEtOI'MENT STANDARDS
Walking Radii
_ 5-minute walk from
central plaza
@
_ 2-minute walk from
park edges
.,
1.2.' Qpen. Spaces ". . . '1<"
Open Space within the District shall generally be of the
size and configuration and in the locations depicted on
the Conceptual Plan, subject to the provisions of these
Design and Development Standards. A minimum of
10% of the acreage wirhin the District as a whole shall be
provided as Open Space.
Examples of amenities that may be appropriate for
Gramercy's parks and plazas include but are not limited
to: fountains, public art, gardens. water feamres, benches,
play structures, gazebos, performance areas, recreational
areas, public buildings, and community buildings. Park
and plaza amenities shall be reviewed along with the
submission of any Development Plan.
1.2.1. Parks
Parks are a key component of Gramercy's design and
layout. Parks shall be provided throughour Oramercy
in order to provide open space, locations for neighbor
interaction, and narural feamres such as water, flowers,
and crees. Parks shall be diversified in size, location, and
character, and shall be designed to fosrer 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.
The parks and open spaces within Gramercy shall be
connected by sidewalks and/or paths, 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.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS
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1.2. Open Spaces (continuw), o. '.
. . .
1.2.2, Plazas
Plazas are hardscaped open spaces, generally located in mixed.use or commercial areas adjacent to public streets,
which provide open space for pedestrian use, Plazas within Gramercy shall have surface areas constructed of brick,
pavers, stone, or stamped concrete and may include features such as trees, planters, benches, lighting, and trash
receptacles. Cafe furniture, public art, fountains, kiosks, and special decorative features shall be permitted in
appropriate locations.
Gramercy shall have at least one plaza, generally located near the center of the site. This central plaza shall be
designed to serve as a center of community interaction. Buildings surrounding the plaza should be of high
architectural quality, and shall be of a consistent architectural character. A clock tower, which is taller than the
surtounding roof lines, shall be located on a building on the southern side of the plaza. Retail and commercial uses,
including outdoor cafes and outdoor displays of merchandise, shall be permitted and encouraged on the ground
floors of buildings surrounding the plaza in order to encourage pedestrian activity.
Streets leading into the central plaza shall be raised at the plaza edge so that the streets are at the same level as the
sidewalks within the plaza, thus encouraging pedestrians to use the entirety of the space. A surface material which
is different from that used on the surrounding streets, such as stamped concrete or brick shall be used on the streets
within the plaza and shall be designed to coordinate with the plaza architecture and hardscape materials.
GRAMERCY DESlGN AND DEVELOPMENT STANDARD5
Unique, decorative lighting fixtures that are appropriate to the area's
architectural style can be used to create identity for streets and
open spaces.
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The light fixtures used in Old Town are designed to accomodate
hanging flower baskets.
Example of the City of Carmel's standard light pole, as used in City
Center.
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1.3." Li<>hting ',,' ,.',.
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Streer lighring shall be provided as necessary to
provide adequare lighting for pedestrian and vehicular
safety. All street lighting fbmlres shall be of a design
per rhe adopted City style, or shall be of a design
thar is pedestrian-scaled and in keeping with rhe
archirecrural characrer of rheir surroundings.
Lighting shall be provided to illuminate building
facades, signs, architectural elemenrs/ornamenration,
storefront displays, public sidewalks, and public spaces
for the interest, security and comfort of pedestrians,
Lighting shall be limited to the amount and intensity
necessary for safety, security and to complimenr
architectural character. Exterior lighting of buildings
or on the site shall be designed so that light is not
directed off the site and light source is shielded from
direct off-site viewing. Site lighting fixtures shall be
selected and designed to focus lighting downward
into the zone of pedestrian activity without excessive
illumination of the upper residential stories of
buildings or of the night sky.
Exterior building lighting shall be architecturally
integrated with the building style, material and color.
Elecrric boxes, transformer utiliries, and conduits shall
be concealed from view,
The maximum height of light standards in parking
areas shall not exceed the building heighr, or twenty-
five (25) feet, whichever is less.
Street lights should be designed ro coordinate with
other street furniture, such as trash receptacles, signs,
benches, and bike racks.
GRAMERCY DESIGN AND DEVELOPMENT STAN!)ARD:;.
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Landscaping shall be integrated with other functional
and ornamental site design eletnents, where
appropriate, such as hardscape materials, paths,
sidewalks, fencing, or any water features.
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,1.4. La~0scap}ng ,.,.'., ~ '. ' "',, . v. ",. :', ,"'" " ,,'
The landscaping in Gramercy shall be designed
to compliment the architecture of the community
and the surrounding neighborhood, Street trees,
streetscape plantings, and buffer areas shall be used
to bring natural elements to the design patrern,
in consultation with the City of Carmel's Urban
Forester.
1.4.1. General Landscaping Standards
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.
Alternative or pervious paving materials shall be
considered, or alternative planting media shall be
considered, for urban areas were planting space is
limited by restrictions such as buildings, asphalt or
concrete paving, building parking decks, etc.
All trees, shrubs and ground covers shall be planted
according to the American Standard for Nursery
Stock (ANSI Z60.l), and following the standatds
and best management practices (BMPs) 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.
Shade trees shall be at least two and a half inches (2
V,") in caliper diameter when planted, Ornamental
trees shall be at least one and a half inch (I y,")
in caliper diameter when planted. Evergreen trees
shall be at least five feet (5') in height when planted.
Shrubs shall be at least eighteen inches (IS") in
height when planted. Ornamental grasses shall
atrain a mature height of at least three feet (3').
The Devebper 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
treeSj
. As is necessary for the installation of access
easements, rights-of.way, streets, paths, sidewalks,
and utilities and drainage improvements and
infrastructurej and
. As necessary for public health and safety as
determined in cooperation with the Urban
Forester.
Existing vegetation may be used to achieve project
landscaping requirements if (a) the vegetation located
on the subject parcel is of suitable quality and health,
and (b) the vegetation is proposed to be preserved
using accepted best management practices for tree
protection during construction.
1.4.2. Perimeter Landscaping
Perimeter landscaping along the western, northern,
and southern property lines shall be provided in
the form of either (a) street trees for portions of
the perimeter which abut a public right-of.way, or
(b) landscaping per the requirements of a Type "B"
Bufferyard (3 shade trees, 3 ornamental trees, and
15 shrubs per 100 lineal feet) for portions of the
perimeter which do no abut a public right-of-way.
Any street trees used to meet perimeter landscaping
requirements shall meet all other standards provided
in this Section 1.4.
Perimeter landscaping along rhe eastern property
line abutring Keystone Avenue shall be contained
within a landscaped planting area of at least ten (10)
feet in width, which may be contained within the
established fifteen (15) foot setback. The landscaping
within this planting area shall meet the requirements
of a Type "B" Bufferyard.
GRAMERCY DESIGN !..ND DEvELorMENT STANDARDf
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1.4. Landscaping (continued). " 0 . " :' '. '
1.4.3. Street Trees
Medium or large-growing shade trees shall be planted
parallel ro each street in planting strips or tree wells.
Street trees shall be planted a minimum of thirty (30)
feet and a maximum of eighty (80) feet on center. 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.
Srreet tree species shall be selected from the City of
Carmel's published list of recommended street trees.
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.
1.4.4. Building Landscaping
Building base landscaping shall be provided at the
base of buildings wherever possible to soften the
architectural lines of buildings, ftame the primary
views to buildings and public spaces, and blend
architectural designs with the landscape. Building
landscaping shall be designed ro appropriately
complement a building's use, setback, height, and
architectural features. Window boxes for flowers
and planters on front stoops and sidewalks are
encouraged in areas where landscaping cannot
be installed at the base of a building due to the
building's proximity to a sidewalk, path, street, right-
of-way or easement.
L
Building base landscaping shall contain a minimum
of I shade tree, I ornamental tree, and 9 shrubs
per 100 lineal feet of building perimeter. Shrubs,
ornamental grasses, or other alternate landscaping
techniques may be used to fulfill dle building base
landscaping requirements if approved by the City
of Carmel Department of Community Services. If
building base landscaping cannot be installed due
to a building's proximity to a sidewalk, path, street,
right-of-way, or easement, then landscaping may be
installed elsewhere on the site to fulfill the building
base landscaping requirements. Appropriate
alternate locations include but are not limited to:
interior courtyards, sidewalks (as additional street
trees), parks, plazas, parking lots, alleys, etc.
Landscaped interior courtyards are encouraged
within larger blocks.
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.
1.4.5. Maintenance
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 overgtown plantings with identical
varieties or a suitable substitute, and keeping the area
free of refuse, debris, and unsighdy, dead or diseased
vegetation and weeds.
GRAMERCV DESIGN AND DEVELOPMENT STANDARDS 10
Example of a surface parking lot located on the interior of a block
which includes landscaping and decorative streetscape details.
Example of a single-famHy residential garage and driveway that is
accessed from a rear alley.
These residential garages are accessed from an interior courtyard
area.
Parallel parking on commercial streets calms traffic, protects pe-
destrians. and provides additional visible and convenient parking
for retailers.
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1.5.- Parking '. . '. . ~, . .
1.5.1. General Parking Standards
Off-street and on-street parking shall be provided within any Section
according to the minimum requirements specified below.
Use
Single Family Dwelling
Two Family Dwelling
Derached Dwelling
Arrached Dwelling
Minimum Parking Requirement
2 spaces per dwelling unit
Multiple Family Dwelling
1.5 spaces per dwelling unir
Home Occupation
No additional spaces required
Live/Work Dwelling
2 spaces per dwelling unit
General Offices I space per 1,000 s.f. of floor area
Professional Offices
General Retail Sales
General Service
Cafe
Delicatessen
Coffee Shop
Dry Cleaning Establishmenr
Equipment Sales/Repair (indoor)
Financial Institution
Self-service laundry
Wholesale Sales
Art gallery
Art and music center
Tavern or night club
Community Center
Counrry Club
Privare club or lodge
Private recreational facility
Health/Fitness facility
Resraurant, wirh walk-up/ drive-rhru sales
Restaurant, without drive-thru sales
Bed & Breakfasr Inn
1 space per bedroom or suite
Other Permirred Uses
As specified in the City of Carmel Zoning Ordinance
GRAMERCY DESIGN ,..ND DEVELOPMENT STANL'ARDSo 11
Example of an unobtrusive entrance to a parking structure located
behind a retail main street.
Example of an entrance to a parking structure that is designed to
match the scale. proportions, and details of the building.
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1.5.2. Computation of Minimum Parking Requiremenrs
For any Section to be developed, on-street parking within
that Section as well as existing on-street parking within
two (2) blocks of that Section may be used in parking
calculations and to fulfill parking requirements. Private
garages may be used to fulfill parking requirements.
Off-street parking areas for two (2) or more different
uses may be provided collectively, if the total number of
spaces provided is not less than the total of the minimum
required spaces for each individual use. Sharing of off-
street parking areas is permitted where it is proved that
two (2) or more adjacent buildings have uses that require
parking at complementary times of the day or days of the
week.
1.5.3. Parking Space Dimensions
Parallel parking space dimensions shall be a minimum
of 20 feet in length by 8 feet wide. All other parking
dimensions shall be designed according to the standards
of the City of Carmel, provided, however, that the
minimum parking dimensions may be modified from
Carmel's standards if the modification is approved by
the Director.
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1. 5. Parkin!! (COlltIllUCd) _,' >. .'." . '
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1.5.4. Bicycle Parking
For Multiple Family Dwellings, a minimum of one (1)
bicycle parking space shall be provided for every five
dwelling units. Bicycle parking may be provided in
either: (a) outdoor bicycle parking areas, (b) indoor
bicycle parking areas, (c) private storage areas, (d)
dwelling units, or (e) a combination thereof.
Bicycle parking shall be provided for non-residential
and mixed-use buildings at a rate of five (5) bicycle
parking spaces per one hundted (100) required
automobile parking spaces, unless in a specific case the
Transportation Systems Coordinator had deemed that
less bicycle parking is needed.
Exceptions may be considered for establishments
or areas where it can be clearly demonstrated that it
is not a destination for the general public utilizing
bicycles, as determined by the Transportation Systems
Coordinator.
1.5.5. On-street Parking
On-street parking shall be provided on public streets,
unless otherwise approved consistent with any
Development Plan. Anyon-street parking wirhin the
public right-of-way shall not have spaces reserved for
individual businesses or residences.
1.5.6. Surface Parking Lots
. Surface parking lots shall be locared ro 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. A minimum of one (1) shade tree per every
ten (10) parking spaces provided shall be planted within
surface parking lots.
. The maximum widrh 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
include evergreens and shrubs to provide year-round
screening.
. Parking shall not extend past the esrablished building
line on a block.
1.5.7. Parking Structures
. 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 wirh street frontage shall comply
with all other building standards, including architectural
standards.
. Entrances to parking strucUlres shall be designed to
march the scale, proportion, and character of adjoining
facades.
. Ground floor commercial uses shall be encouraged in
any parking strucUlre with streer frontage in commercial
areas.
1.5.8. Residential Parking Garages and Driveways
Residential parking garages and driveways shall be
located at the rear of the buildings, and should be
accessed from an alley whenever possible. Exceptions
for special circumstances may be approved by the
Director of Community Services.
GRAMERCY DESIGN -,\ND DEVELOPMENT STANDARDS. 12
Blade slgnage extending pependicular to the facade can create an
unique identity for a business.
Example of pin mounted signage.
L
All signs located within the District shall comply with the following
sign ret,TUlations:
1.6.1 Exempt signs: All signs designated as exempt in Section
25.7.01.3 of the Sign Ordinance.
1.6.2 Prohibited signs:
A. Signs on roofs, dormers, and balconies
B. Billboards
C. Signs painted or mounted upon the exterior side or rear
walls of any principal or accessory building or structure, except as
otherwise permitted herunder.
D. Signs prohibited by Section 25.7.01-4 of the Sign Otdinance,
except as otherwise permitted hereunder.
1.6.3 Permitted signs:
A. Signs permitted under Sections 2S.7.0M)], 25.7.02-05,
25.7.02-06, 25.7.03-04, 25.7.03-05, 25.7.03-06, 25.7.03-07, 25.7.04
and 25.7.05 of the Sign Ordinance.
B. One identification sign at each entrance to (i) the District,
(ii) a designated neighborhood within the District, (iii) an attached
dv.elling project containing more than six units in not less than [\.\ro
buildings, and (iv) a Multi-Family Dwelling, provided the following
standards are met:
(l) The design of the sign for any attached dwelling project or
apartment house shall be consistent with the architecrural style of
the project or apartment house to which it relates.
(2) The maximum sign area shall not exceed sevent)'-five (75)
square feet.
0) The area surrounding the sign shall be appropriately
landscaped in accordance with the requirements in Section 1.4.
(4) The sign may be illuminated.
(5) Matching signs which border either side of one entrance
shall be treated as one sign, but hoth sign faces shall be used to
calculate the total sign area.
C. One District identification ground sign to be located at
the northeast corner of the Real Estate at 126th Street and Keystone
Avenue.
(1) The sign shall contain only words identifying the District,
and shall not contain the names of any occupants of buildings located
in the District.
(2) The maximum heightshall be ten (10) feet and the maximum
sign area shall be the greater of (a) the sign area of the existing Mohawk
Hills sign located at the corner of 126th Street and Keystone A"'enue
or (b) tvoo hundred (200) square feet_
D. One District identification ground sign to be located at
the entrance to the Real Estate from Keystone Avenue, when said
entrance is constructed.
(1) The sign may contain the names of occupants of buildings
located in the District, provided that, unless otherwise approved by
the Commission: 0) the names of the occupants are all in the same
size letters and font, and (ii) the letter size does not exceed twelve (12)
inches.
(2) The maximum height shan be ten (10) feet and the maximum
sign area shall be two hundred (200) square feet.
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E. Existing Signs on any area of the Real Estate that has
not been submitted for Development Plan approval subject to the
Gramercy Ordinance shall be pt..'1'mitted to remain in place, and may
be repaired, maintained, or reconstmcted as necessary. Further,
signs identifying the Mohawk Hills apartment community shall be
pemlitted to be relocated antVor reconstructed in alternate locations
in order to maintain clear identification of the Existing Apartments
during the course of the redevelopment of the Real Estate. The
number of signs and their maximum height and square footage
shall be the same as the number, height, and square footage of the
existing sign(s) that is relocated or reconstructed.
F. Traffic directional signs, including signs directing traffic
and pedestrians to parking areas.
G. One development/marketing sign at each entrance to the
District and each designated neighborhood thereof, provided the
following standards are met:
(1) The maximum sign area shall be sixty-four (64) square
feet.
(2) The maximum height of each sign shall he eight (8) feet.
0) The sign may not be illuminated.
(4) The sign shall be removed within thirty (0) da.y"s after the
last lot/unit has been sold.
H. One construction sign for each street frontage of a lot
upon which construction (other than constntction of a detached
dwelling) is in progress, provided the following standards are met:
(I) The maximum sign atea shall be thitty-two (2) squate
feet.
(2) The maximum height of each sign shall he eight (8) feet.
(3) The sign may not be illuminated.
(4) The sign shall be removed within seven (7) days after the
beginning of the intended use of the building.
(5) Sign copy shall be limited to identification of the building,
architects, engineers, contractors and other persons involved \\<ith
the construction, bur shall not include any advertising or product
other than a rendering of the building being constructed.
I. Signs depicting the site plan of the District assuming
completion of development in accordance with the Development
Plan and indicating the location within the District of the person
viewing the sign, provided the following standards are met:
(l) The maximum sign area shall be thirty (30) square feet.
(2) The maximum height shall be eight (8) feeL
(3) Site plan signage within parks, plazas or other recreational
areas may be illuminated; elsewhere in the District, illumination is
not permitted.
(4) Site plan signage within parks, plazas or recreational areas
may be permanent; elsewhere in the District, site plan signage
shall he removed within rhirty (0) day'"S after last lot/unit has been
sold.
J. Signs containing a rendering of one (1) or more buildings
expected to be constructed on the lot, provided the following
standards are met:
(1) The maximum sign area shall be thirty-two (32) square
feet
(2) The maximum height of each sign shall be eight (8) feet.
(3) The sign may be illuminated.
(4) One sign will be permitted for each street frontage
of the lot upon which construction of the depicted building is
contemplated.
(5) Unless otherwise agreed by the Commission, the sign
shall be removed not later than thirty-six (36) months following
installation thereof unless construction of the building has
commenced prior to that date and, if construction commences, the
sign shall be removed within seven (7) days after the beginning of
the intended lIse of the building.
(6) Sign copy shall be limited to a rendering: of the proposed
building and information relating to the intended construction,
availability and use thereof.
K. Real estate sales and leasing signs, provided the following
standards are mer:
0) The maximum sign area shall be nventy (20) square feet.
(2) The maximum height of the sign shall be eight (8) feeL
0) Limited to one (1) sign for each street frontage of the lot,
\\-;th no more than two (2) sign faces per sign.
(4) The sign may not be illuminated.
(5) Sign copy shall be limited to announcement of the sale,
rental or lease of the premises and shall contain no advertising or
promotional material other than to indicate the party listing the
property for sale or lease.
(6) Signs shall he removed within seven (7) days after the date
the unit is leased, sold, or occupied.
L. Wall-mounted or painted signs, provided the following
standards are met:
(1) The sign shall be affIXed to the front fayade of the building,
and shall project outward from the wall to which it is attached no
more than (\\.'elve (12) inches.
(2) The area of the signboard shall not exceed twenty (20)
percent of the ground floor building fac;ade area of the wall to which
it is attached or forty-t1ve (45) square feet, whichever is less.
0) The maximum permitted height is fifteen (15) feet above
the front sidewalk elevation, and shall not extend above the base
of the second floor window sill, parapet, eave, or building fac;ade.
(4) The height of the lettering, numbers, or graphics shall not
exceed twelve (12) inches.
(5) Limited to one sign per business establishment on each
building fayade fronting a street.
M. One (1) walt-mounted sign, not exceeding six (6) square
feet in area, shall be permitted on any side or rear entrance open to
the public. Such wall signs may onlybe lighted during the operating
hours of the business.
GRAM-FRey DESIGN AND DEVElOPMENT STANDAR!:'IS 13
N. Wall-mounted building directory signs identifying the
occupants of a commercial building, including upper story business
uses, provided the following standards are met:
(1) The sign is located next to the entrance.
(2) The sign may not project outward more than six (6) inches
from the wall to which it is attached.
(3) The sign shall not extend above the parapet, eave, or building
fa<;ade.
(4) The area of the signboard shall not exceed ten (10) square
feet.
(5) The height of the lettering, numbers, or graphics shall not
exceed four (4) inches.
O. Applied letters may substitute for wall-mounted signs, if
constructed of painted wood, painted cast metal, bronze, brass,
or black anodized aluminum. Applied plastic letters shall not be
permitted. The height of applied letters shall not exceed twelve (12)
inches.
P. Projecting signs, including icon signs, mounted perpendicular
to the building wall, provided the following standards are met:
(1) The signboard shall not exceed an area of ten (10) square
feet unless a corner sign which shall not exceed an area of t\\.elve (12)
square feet.
(2) The distance from the ground to the lower edge of the
signboard shall be eight (8) feet or greater.
0) The height of the top edge of the signboard shall not exceed
(i) the height of the wall from which the sign projects, if attached
to a single story building, (ii) the height of the sill or bottom of any
second story window, if attached to a multi-story building and not
a comer sign or (Hi) fifty (50) percent of the distance between the
building cornice or room line and the sill or bottom of any second
story ""indow if a comer sign located on a multi-story building.
(4) The distance from the building wall to the signboard shall
not exceed six (6) inches.
(5) The width of the signboatd shall not exceed foUt (4) feet.
(6) 111e height of the lettering, numbers, or graphics shall not
exceed rn.-elve (12) inches.
(7) Limited to one (1) sign for each ground floor business
establishment. Projecting signs are not permitted in conjunction
with free-standing or tree lawn signs.
Q. Tree lawn signs, including icon signs, installed on a pole in
a tree lawn, provided the following standards are met:
(1) The sign is located in a tree lawn opposite the entrance to
the building.
(2) The signboard shall not exceed an area of six (6) square
feet.
(3) The distance from the ground to the lower edge of the
signboard shall be six (6) feet or greater.
(4) The height of the top edge of the signboard shall not e.xceed
the height of the wall of the building in front of which the sign is
located, if located opposite a single story building, or the height of
the sill or bottom of any second story window, if located opposite a
ll1ulti-story building.
(5) The width of the signboard shall not exceed two (2) feet.
(6) The height of the lettering, numbers, or graphics shall not
exceed eight (8) inches.
(7) Limited to one (1) sign for each ground floor business
establishments. Tree lawn signs are not permitted in conjunction
""ith free-standing or projecting signs.
R. Painted window or door signs, provided that the following
standards are met:
(1) The sign shall not exceed forty (40) percent of the window
or door area.
(2) The sign shall be silk screened or hand painted.
(3) The height of the lettering, numbers, or graphics shall not
exceed eight (8) inches.
(4) Limited to two (2) ....indow signs and one (1) door sign for
each ground floor business establishment.
S. A....ning signs, for ground floor uses only, provided that
the following standards are met:
(1) If acting as the main business sign, it shall not exceed fifteen
(15) square feet in area, and the height of the lettering, numbers, or
graphics shall not exceed twelve (12) inches.
(2) If acting as an auxiliary business sign, it shall be located
on the valance only, shall not exceed five (5) square feet in area, and
the height of the lettering, numbers, or graphics shall not exceed
eight (8) inches.
(3) Limited to tv.'O (2) such signs for each ground tloor business
establishment, on either 3\1;Tling or valance, but not on both.
(4) If acting as the main business sign, it shall not be in
addition to a wall-mounted sign, an applied letter sign or a projecting
sign which is not a comer sign.
T. Free-standing sign. provided that the following srandards
are met:
(1) The building, where the business to which the sign refers is
located, shall set back a minimum of five (5) feet from the frontage
line.
(2) The area of the signboard shall not exceed forty-five (45)
square feet.
(3) The height of the lettering, numbers, or graphics shall not
exceed tv.-elve (12) inches.
(4) The height of the top of the signboard, or of any posts,
brackets, or other supporting elements shall not exceed six (6) feet
from the ground.
(5) The signboard shall be architecturally compatible with the
style, composition, materials, colors, and details of the building.
(6) The sign shall he located within ten (10) feet of the main
entrance to the business or within ten (0) feet of the access drive
serving the lor. Its location shall not interfere with pedestrian or
vehicular circulation.
(7) limited to one (1) sign per building and shall not be in
addition to tree Ja"'TI or projecting signs, but may be in addition to
wall-mounted signs or applied letters.
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U. Business establishments located in corner buildings are
permitted signs for each street frontage as if each frontage were
a separate business establishment except that if a comet sign is
used, no free standing, tree lawn or additional projecting signs are
permitted on either frontage.
V. Businesses ""ith service entrances may identify these with
one (1) sign not exceeding two (2) square feet.
W. One (1) directional sign, facing a rear patking lot, is
permitted. This sign may be either wall-mounted or free standing
on the rear fa<;ade, but shall be limited to three (3) square feet in
area.
X. In addition to other signage, restaurants and cafes shall
be pem1itted the following, limited to one (1) sign per business
establishment:
(1) A wall-mounted display bOlring the actual menu as used
at the dining table, to be contained within a shallow wood or metal
case, and clearly visible through a glass front. The display case shall
be attached to the building wall, next to the main entrance, at a
height of approximately five (5) feet, shall not exceed a total area of
(\\-'0 (2) square feet, and may be lighted.
(2) A sandwich board sign, as follows:
i. The area of the signboard, single-sided, shall not exceed
five (5) square feet.
ii. The signboard shall be constructed of wood, chalkboard,
and! or finished metal.
Hi. Letters can be painted or handwritten.
lv. The sign shall be located within four (4) feet of the main
entrance to the business and its loc:uion shall not interfere with
pedestrian or vehicular circulation.
\'. The sign shall be removed at the end of the business
day.
0) A menu sign with a maximum sign area of sixteen (6)
square feet and a maximum height of six (6) feet for a ground
sign.
Y. Home Occupations and Live/Work Dwellings are
permitted. one (1) sign provided it complies with the requirements
of this Section 1.6.
Z. Ifhistorically appropriate to the type of business conducted
or the architectural style of the building in which it is located, a
retail business may display an illuminated window sign in addition
to other permitted signs provided the sign area does not exceed
twenty square feet. Neon signs are permitted as an illuminated
window sign.
M. Signs approved by the Commission are permitted in
the District in addition to the signs specifically authorized in this
Ordinance.
1.6.4 Design Standards for Signs:
A. Signs affixed to the exterior of a building shall be
architecturally compatible with the style, composition, materials,
colors, and details of the building, as well as "";th other signs used
on the building.
B. Sign colors should be compatible "";th the colors of the
building fa<;ade.
C. Signs shall not interfere with vision clearance.
D. Backlighting of signs is permitted.
1.6.5 Premises Identification:
A. The assigned premises identification of a building shall
be displayed in such a manner so that the numerals can readily
be seen from the street. Identification shall be displayed on the
building, on or near the main entrance door, or displayed on
a mailbo.x near the street in such a manner as they identify its
corresponding building.
B. Any dwelling or commercial building that abuts an alley
or secondary access that could be used by motor vehicles must not
only display the premises identification on the front, but shall also
display its premises identification visible from the alternate access
to the property.
C. When numerals representing premises identification are
removed or become illegible, such numerals shall be renewed or
replaced by the O\l1ner or occupant of the building.
1.6.6 Sign maintenance:
All signs and sign structures shall be kept and maintained in good
repair and in a safe condition.
1.6.7 Permit Procedures:
Section 25.7.07 of the Sign Ordinance shall apply to the signs in
the District.
GRAMERCY DESIGN AND DEVELOPMENT STAND.-'RDS 14
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1.7: Streets." '''tl, J It" .1 ,r),:.,.' ~ '~'-''''..!;, ~ Ii lio,.' ,I,' _}i,\.. ,,,' ~ ~', n.
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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.
1.7.1. General Street Standards
Gramercy shall have a variety of streer types in a range
of widrhs. In general, streets should be no wider rhan
necessary to accommodate safe traffic flow, parallel
parking, emergency vehicles, and adequate pedestrian!
bicycle circulation as appropriare ro 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, "ider streets require taller buildings
to maintain proper scale and proportion.
. One-way streets, alleys, and private streets shall be
permitted. Cul-de-sacs shall be prohibited, unless
designed as a court or square with a central green space
or plaza area. The minimum radius of such a court
sha II 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 and aligned with opposing intersections
whenever possible, consistent with any approved
Development Plan.
. 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, provided that safe sight
distance shall be accounted for.
. 111e 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. In the case of a 12 foot drive lane
width, parking shall not be allowed within that lane
adjacent to the entrance island.
. Safe sight distances shall be accounted for in the
design and location of streets, parking, and buildings.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 15
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1.7.2. Pedestrian and Bicycle Circulation
Srreets and sidewalks shall be designed to provide a safe,
comfortable, and convenient experience for pedestrians
and bicyclists. All residents and visitors should be able
to circulate through the site to open spaces, homes, and
businesses on-foot or by bicycle via roadways, sidewalks,
and paths. Efforts shall be made to connect pedestrian
and bicycle routes to adjoining off-site routes.
Sidewalks shall be provided along 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 arc 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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1.7.3. Materials and Furniture
Concrete, stone, concrete pavers, brick pavers and metal
grates are permitred materials for the sidewalks and plaza
spaces. Ceramic tile is permitted as an accent only in
locations such as building entries.
Newspaper vending machines, USPS mailboxes, and
public telephones shall be permitred in limited numbers
in plazas and main streets. Newspaper vending machines,
where provided, shall be consistent with the streetscape
decor.
Benches and trash receptacles shall be provided in parks,
plazas, and sidewalks that are within or in close proximity
to retail areas.
Retail shops shall be permitted to place decorative
benches, flower planters and/or sandwich boards on the
sidewalk in front of the srore entrance, as long as these
features do not impede pedestrian circulation.
GRAMER.CY DESIGN AND DEVELOPMENT STANDARDS 16
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Travel
Example: Conceptual Mb.:ed-Use Street
Setback Side-- Plan1- Park Travel
walk Ill!?
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Travel Park PlBnt- Side- Setback
;;:" walk
Example: Conceptual Residential Street
Setback Side- PIan'-
walk ~
Travel Park Pl8flf. Side- Setback
~ walk
Example: Conceptual One-Way Street
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1.7.4. Conceptual Mixed-Use Streets
Gramercy's mixed-use streets will be the primary
thoroughfares within the Gramercy neighborhood, and
will be designed to 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,
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.
Outdoor dining, cafe tables, and retail displays are
permitred, provided that they do not impede pedestrian
traffic, subject to the review and approval of the Director
of Community Services,
1. 7.5. 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.
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. Greater flexibility is provided for the front setbacks
of buildings on residential streets.
1. 7,6. Conceptual One-Way Streets
One-way flow is appropriate on narrow streets and streets
fronting on parks, plazas, and other open spaces. Parallel
parking should be provided on one or both sides of one-
way streets. Setbacks and other standards for one-way
streets should follow its use and character, Le., mixed-use
or residentiaL
GRAMERCY DESIGN AND DEVELOPMENT STANL'ARtlS 17
1.8.1. Stormwater Runoff
To be added - currently awaiting feedback from Dept.
of Engineering.
1.8.2. Stormwater Detention and Retention
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.
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.
GRAMERCY DESION AND DEVElOPMENT STANDARDS 18
Section II:
Architectural Design Standards
2.1. Inttoduction
2.2. Building Design
2.2.1. Building Design Standards
2.2.2. Fences and Screening
2.2.3. Materials
2.3. Windows
2.3.1. Window Standatds
2.3.2. Shutters
2.4. Entrances
2.5. Roofs and Cornices
2.5.1. Cornices and Parapet Walls
2.5.2. Roof Shape
2.5.3. Roofing Color
2.5.4. Mechanical Equipmenr and Appurtenances
2.6. Accents and Projections
2.6.1. Bays and Projections
2.6.2. Towers and Vertical Elements
2.6.3. Balconies
2.6.4. Awnings
2.1. Intru,lllltl<ln ,
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The architectural standards in this section describe exterior building elements and building composition that are
appropriate for a mixed-use, pedestrian-scaled traditional neighborhood. These standards are not presented as subjective
value judgments of style and architectural preferences, but instead are intended to illustrate the basics of architectural
design that will give Gramercy a diverse, yet complementary set of buildings that work with the streetscape and utban
design of the community. Individual buildings should be designed so as to contribute to the overall character of the
district and community. The intertwining of community architectural design values and individual architectural
contributions will ensure compatibility, authenticity, and quality within Gramercy as a whole.
The standards contained in this 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.
VRAMERCY DESIGN AND DEVElOPMENT STANDARDS 20
2.2. Building Design
2.2.1. Building Design Standards
Buildings shall be generally orienred parallel and perpendicular
to the street. Flexibility shall be permitted in building
orientation to provide for maximum sun exposure to the street
and open spaces, or as the street layout dictates.
Pedestrian scale detailing shall be provided on the front
elevation of the building at the ground level.
End or comer segments of buildings should generally have an
additional level. decorative articulation or roof detail.
The first floor and all other floors shall have a coordinated
composition, which will usually be indicated by the alignmenr
of upper floor windows and other features \\;th openings and
features of the first floor.
In buildings containing ground.floor commercial uses, the
ground floor should generally be at least 12 feet to 14 feet high
and should be of a greater height than the upper floors.
Continuous facades more than fifty (50) feet wide shall be
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 he projecting, recessed, or may be a simple change in
building material or detailing.
2.2.2. Fences and Screening
Fences are permitted on residential buildings, subject to the
design standards of the City of Carmel.
Fence construction along the front facade shall be decorative,
such as ""Taught-iron style, decorative wood, or a courtyard wall.
Ground level mechanicaVtelecommunication equipment visible
from a public street shall be screened with suitable landscaping,
"""ails, or fencing in general architectural compatibility with the
building(s) with which it is associated.
Rooftop mechanical/telecommunication equipment shall be
fully screened on all sides using parapets, penthouse screens
or other similar methods which are integrated into the overall
building design.
2.2.3. Materials
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 ""ith and similar to those adjacent
buildings or shall not contrast conspicuously. Durable materials
are especially critical at the street level where pedestrian contact
will be considerable.
Exterior materials shall be durable and of high quality, such
as brick, stone, pre-cast concrete, and high-quality siding (in
wood or fiber-cement). Non-durable materials such as thin layer
synthetic stucco products shall not be used within eight (8) feet
of the ground.
The first floor and upper floors may be composed of different
materials.
The materials in the rear of the building must be coordinated
with the franc 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.
Appropriate materials for the following building elements are as
follow"
. Windows: \\-"001.1, vinyl clad ",,"Ood, 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).
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, simulated wood products, or another
decorative material.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 21
2.3. Windows
2.3.1. Window Standards
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 ernbeUished
with shutters must be consistent with the architectural
style of the strucmre.
Windows should be provided on all facades. Exceptions
shall be made for certain architectural styling, faux
\\.i.ndows (such as lltrompe l' ceil"), and other details
that imitate windows in locations where actual windows
arc not appropriate, provided, however, that any such
techniques shall be atchitecturally compatible with the
style, materials, color, derails and proportion of the
huilding. 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.
Windo,,~ shall generally be vertically proportioned.
Windows shall be rhythmically spaced in a pattern
compatible with the form of the building. Where
buildings are located on comers, the window style and
details shall complement the facades on the facing streets.
Windows shall be recessed in their openings and not flush
mounted with the wall. and shall appear as individually
"punched" through the wan rather than as adjacent
\\indov.rs separated by frames.
At street level, glazing shall be clear or slightly tinted glass
(not opaque nor highly reflective).
Metal screens or bars shall not be permitted [0 cover
window openings.
Special windows are allowed (ovals, hexagons, etc.) as
accents.
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
2Q..400/0 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.
Single shutters shall not be used on double or larger
windows.
Shutter materials should generally be wood, fiberglass, or a
high-qualiry composite. Plastic shutters are not permitted.
Shutters shall either be operable or appear to be operable
through the use of non.visible fasteners that create a slight
projection where the shutter is affixed to the outer edge of
the window.
GRAMERCY DESIGN AND DEVELOPMENT STANllAR!:tS .,')
2.4. Entrances
Primary entrances shall be defined and articulated by
dements such as lintels. pediments, pilasters, columns,
porticos, porches. canopies, and other design elements
appropriate to the architectural style and derails of the
building as a whole.
A corner entrance is permitted at comer buildings to
improve visibility and pe.destrian circulation, and to
accentuate the comer. Comet entrances should be angled
to address both streets.
Entrances to upper floors shall be clearly distinguished
from storefront entrances through differentiated
architecmral treamlent and materials.
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.
Where appropriate to the design and character of
the street, residential buildings in close proximity to
commercial areas should ha", a finished Hoot level of the
first Hoor that is approximately two (2) ro six (6) feet above
the sidewalk level in the front in order to create visual
privacy for windows on the street, and to create a rhythm
of stoops.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 23
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2.5. Roof.~ and Cornices
2.5.1. Cornices and Parapet Walls
. There shall be articulation and detailing where the
roof meets the wall, including cornices, eaves or rakes.
Moldings, brackets. and tlnials can be used as special
elements added to the cornice.
. Aat 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 architecrural features, such as the conlice
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.
2.5.2. Roof Shape
. Tradirional 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 fonns and proportions. False roofs
are generally inappropriate and should only be used in
limited sinIatious. In general. architecrural 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 rool).
. On comer sites, the roof and cornice design shall be
appropriate for both comer sides of the building.
2.5.3. Roofing Color
. 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.
2.5.4. Mechanical Equipment and Appurtenances
. ll1c form of the roof or cornice shall hide mechanical
equipment and roof penetrations, such as plumbing
stacks and vents, from "iew 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 shan not
be affixed to columns or other prominent building
elements.
. Downspouts shall be oriented so as to not discharge
V/'dter into pedestrian areas.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 24
2.6. Accents and Projections
2.6.1. Bays and Projections
. Steps. stoOps. porches, chimneys and bay windows lUay
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
tighrly frame an appropriately sized and styled window.
. Overhangs and eaves shall be shallower than the main
roof foml and be consistent on all sides.
. Cornices and eaves shall have a maximum projection of
four (4) feet or 15% of rhe building height, whichever is
less.
. Awnings, c..'lllopies, cornices, eaves, balconies and
building.mounted signage may extend into yard setbacks
and any rights-of..way, subject to the re\iew and approval
of the City of Cannel, but shall nor exceed rhe width of
the sidewalk below.
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2.6.2. Towers and Vertical Elements
. Towers and vertical elements afe encouraged on
prominent buildings, particularly those that serve as
street or view corridor temlinllS.
. Any vertical building elements shall be compatible with
the design of the building as a whole. Towets and vertical
elements should not overpower a building fa~ade and
shall be used only as an accent in spedallocations.
. Height requirements for buildings may be waived for
vertical building appurtenances such as chimneys,
spires, turrets, cupolas, belfries, and towers designed
for functional or ornamental purposes to articulate the
design of a building, especially if appropriate to a special
building type or historically-based style.
2.6.3. Balconies
. The use of flower boxes and plantings is encouraged on
balconies and windows.
. Deeper balconies that are intended to be usable may have
simple awnings, canopies, or trellises.
. Balcony railings shall be designed for transparency so
that the building wall can be seen from the meer.
2.6.4. Awnings
. Fixed or retractable awnings are pennitted if they
complement a building's architecrural style, material,
color, and details; do not impair facade composition; and
are designed as an integral part of the facade.
. Awnings shall be covered in natural cloth fabric like
canvas (not vinyl). Metal, aluminum or plastic awnings
are not permitted, provided, however, that high.quality
decorative metal elements that mimic awnings may be
pem1itted 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 sIDlcrure.
. Oversized and continuous a\\'nings are not permitted.
. Backlit or glowing awnings or canopies are not permitted.
. The lowest portion of any awning extending into a
right-of-way shall be a minimum of eight (8) feet from
the ground level in order to provide clear passage for
pedesttians.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 25
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 ofLe. 9 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 936-7-4-1500 et seq., it adopts
this Gramercy Ordinance, as an amendment to the Carmel/Clay Zoning Ordinance and it
shall be in full force and effect from and after its passage, (ii) all prior commitments shall
be null and void and replaced and superseded by this Gramercy Ordinance, and (iii) this
Gramercy Ordinance shall be in full force and effect from and after its passage and
signing by the Mayor.
Section 1 Applicability of Ordinance
1.1. The Official Zoning Map of the City of Carmel and Clay Township, a part
of the Carmel/Clay Zoning Ordinance, is hereby changed to designate the
land described in Exhibit "A?2.," which is attached hereto and incorporated
herein bv 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 Carmel/Clay Zoning Ordinance specifically referenced in
this Gramercy Ordinance. In the 6','cnt of a oonfliot bet'Neen this Grarnercy
Ordinance and the Carmel/Clay Zoning 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;
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provided, however, the provisions regarding procedures for subdivisions,
penalties and plat certificates shall apply. In the event of a discrepancy
and/or conflict between the Gramercy Ordinance and the (i) Carmel/Clay
Zoning Ordinance, (ii) the Sign Ordinance, or (iii) Subdivision Control
Ordinance, the provisions of this 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.
Seetion 2
Current Conditions and Structures.
Section 2 _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.
Seetion 1
Plattine
Section 3 .:.... 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 ffi.Jhe proposed ttlMPrimary 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 referred to incorporated herein by reference as
Exhibit "c" ("CralRerev Desicn and Deyelo1JlRent Standards") and the 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 anv Section may be obtained concurrently with
Development Plan and ADLS approvals. The creation of a new property IiBeor 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-D), 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
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otherwise in this Gramercy Ordinance, the provIsIOns regarding procedures for
subdivisions and plat certificates shall apply.
Section 4 Desi2n and Development 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
Development Standards, v/hich is attached hereto and refcrred to herein as
Exhibit "C".
Permitted Uses. The Permitted Uses are set forth in what is attached hereto and
incorporated herein by reference as Exhibit "D" (hereafter "Permitted District
Uses"), subject to the requirements of subsection (_A) belo'.v.. Gramercy
Development, Phasing, and Access
.^~. .^~ny bHilding adjacent to, fronting on and oriented tov.ards the
Western property line shall not contain any non residential uses
that are accessed from the building's westernmost facade.
6.2. Building Reicht. In order to maintain harmony with the nearby City
Center redEl'Il:llopment, no portion of a building or buildings in the District
may extend greater than one hundred thirty (130) feet in height. In order
to maintain harmony with the eKisting neighborhoods to the West and
North of the District, no portion of a building or buildings that are adjacent
to either the Northern or Western property lines shall be greater than forty
(10) feet in height within fifty (50) feet of the Northern or '.Vestern
property lines.
Seeti8R 7 l\eeess8FV BuildiRCs. .^JI .^~ccessory BHildinz:s and Aocessory Uses shall
be permitted except that any detached accessory building shown in any
Development Plan shall have on all sides the same architeotural features or shall
be architeoturally compatible '.'vith the principal building( s) with '.vhich it is
assooiated.
SeetioR 8 LaRdseapiR~. Landscapinc shall be required in accordance with the
standards oontained in Exhibit "C", the Gramercv Design and Development
Standards. A Landscape Plan shall be submitted as part of any f~DLS f~pproval
and Development Plan Approval f-or any section to be developed.
Seeti8R 9 Li~htiR~. Lighting shall be required in accordanoe '.vith the standards
contained in Exhibit "C", the Gramercy Design and Development Standards. f-
Lighting Plan shall be submitted as part of any ADLS f~pproval and Development
Plan Approval for anV' section to be developed.
SeetioR 10 ParkiR2. Parking shall be required in accordance with the standards
contained in Exhibit "C", the Grameroy Design and Deyelopment Standards. .^~
Parking Plan shall be submitted as part of any .\DLS .\porova1 and De'/elooment
Plan l\pproval for any section to be deyelooed.
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Signage. Signage shall be required in aeeordanee with the standards
eontained in Exhibit "C", the Cramerey Design and
Development Standards. ,A~ Signage Plan shall be submitted as
part of any ,'\DLS ,A Approval and Deyelopment Plan ,A~PfJro':al
for any seetion to be de';eloped.l. 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 A venue or Carmel Drive.
2. The total remaining acreage of the Real Estate that is not
developed pursuant to Section 4.l(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,
including but not limited to iogs in the street alignment within the
Real Estate.
4.2. 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 defined below). Exhibit "F", which is attached
hereto and incorporated herein by reference, sets forth the Permitted
District Uses for each Use Area, subiect 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 defined 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.
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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.
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. 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). subiect 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 bv the City of Carmel's rules
and ordinances governing Temporary Uses.
4.3. 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
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northern property line 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" 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. 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 A venue 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 (IOO').
4.4 Perimeter Setbacks.
A. Western Property Line: There shall be a mInImUm setback of
fifteen feet (IS') from the western property line of the Real Estate.
B. Northern Property Line: There shall be a minimum setback of
fifteen feet (IS') 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 l26th Street or East Auman Drive shall be
oriented in such a way that the rear of the building does not face either
l26th Street or East Auman Drive.
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)
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adiacent to the northern perimeter of the Real Estate and 126th Street, or
(3) adiacent to the eastern perimeter of the Real Estate and Keystone
A venue.
4.7 Streets. New streets located within the Gramercy District mav be either
(1) dedicated to the public through the platting process, or (2) maintained
in private access easements (such as alleys) that shall connect to publicly
dedicated streets, as determined by the Developer and approved through
the ADLS and Development Plan process by the Plan Commission.
Streets shall be designed in accordance with the standards contained in
Exhibit "G", the Gramercy Design and Development Standards.
Section 5 Accessory Buildill!.!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 Landscaoin!!:. 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 Li!!:htin!!:. 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 Parkin!!:. Parking shall be required in accordance with the standards
contained in Exhibit "G", the Gramercy Design and Development Standards.
Section 9 Si!!:nage. Signage shall be required in accordance with the standards
contained in Exhibit "G", the Gramercy Design and Development Standards.
Section 10 Approval Process
12.1. ;\.poro'lal or Denial of the Primary Plat/Development Plan
1 a.l. Exhibit "E", whioh is attaehed hereto and incorporated herein by
reference, shall serve as the Conceptual Plan (the "CP"). Ro',vever, the CP
does not constitute the approved development plan and primary plat for
the Real Estate, nor does it oonstitute the approved arohiteoture, design,
lighting and landscaping f{)f the Real Estate and the impro'lements
thereon, considered in connection with the Gmmercy Ordinance.
Gramercy shall require further (i) "A~DLS approval and (ii) development
plan/primary plat approval. The Secondary Plat appro';al procedures are
set fDrth below in this Seotion 1 a.Nature of Development Requirements.
The development requirements set forth in this Gramercy Planned Unit
Development District are expressed in detailed terms as provided under
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LC. & 36-7-4-1509(a)(2). As permitted under LC. & 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 and de'/elopment plan/primary plator 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 of Secondary Plat.
A. The Director shall have the sole and exclusive authority to approve
without conditions, approve with conditions, or disapprove the
Secondary Plat (the "SP") for the Gramercy Ordinance; provided,
however, that the Director shall not unreasonably withhold or
delay the Director's approval of the SP that is in substantial
conformance with the development plan/primary 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
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
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approved de'lelopment plan/primary platDevelopment 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 j\ltemtioR between
the approved dovelopmoHt plan/primary platDevelopment 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 eF-a
portion 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 Activity and Construction Traffic. Any construction
activity and/or construction traffic that occurs within and upon the Real Estate shall be
subiect to all relevant regulations and ordinances of the City of Carmel that govern such
activity. Unless specifically required by the City of Carmel Board of Public Works
and/or the City of Carmel Department of Engineering. the 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.
Section 13 Violations. All violations of this Gramercy Ordinance shall be subject to
Section 34.0 of the Carmel/Clay Zoning Ordinance.
Section 14
Definitions
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16.1. ~: "^~ public or private service ',yay providing a secondary means of
access to a structure or area.
16.2. Building Height: The vertical distance from the highest grade relative to
the Street frontage to the cornice line or to the roof edge line. The vertical
distance from the cornice line or the roof edge to the parapet of roof ridge
(includiFlg gables), aFld the height ofto'.Yers, steeples, cupolas and other
architeetural roof embellishments are not included in calculating building
height.
14.1. Alteration, Minor: Any change to an approved plan of any type that
involves the revision ofless 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 often 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.
14.4. City: The City of Carmel, Indiana.
14.5. Commission: The Carmel/Clay Plan Commission.
16.5. Cornice: The top part of an entablature, usually molded and projecting.
14.6. Council: The GityCommon Council of the City of Carmel, Indiana.
14.7. County: Hamilton County, Indiana.
16.8. Conceptual Plan: AConceptual Plan shall mean and refer to a general plan
for the development of the Real Estate that is submitted for approval
showing the conceptua11ayout of blocks, streets... and open spaces afld.-is
depicted on Exhibit "E" whieh is attached hereto and iflCorporated Herein
by ref-erence.
16.9. Condominiums: A residentia11iving unit or units as defined in and
governed by the Indiana Code, Sections. 32 25 1 1 to 32 25 9 2,
inclusive.
14.8. Developer: Buckingham Properties, Inc. and its suecessors and assigns, or
any person and/or entity engaged in development of one or more phases
and/or Sections of the pursuant to the Gramercy Planned Unit
Development Ordinance (the "Gramercy Ordinance"). All locations of
streets and open spaces are intended to facilitate the communication of
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standards within the Gramercy Ordinance and are subiect to modification
by the Developer. Final street and open space locations shall be generally
consistent in character with the Conceptual Plan and shall be determined
in accordance with each Section that is the subiect of an ADLS and
Development Plan submittal or shall be approved by the Director. The
Conceptual Plan for the Gramercy Planned Unit Development District 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 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
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in the provision of services, and with little or no retail sales.
14.18. Live/Work Dwelling: A type of Attached D'.vellingBuilding 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/Work Dwelling.
16.18. Mixed Use: The oombination of any of the Permitted Uses as set f{)rth in
the S.chedule of Permitted Uses attaohed as Exhibit "D" to the Gramercy
Ordinanoe within a single building of1:\'Io or more stories.
14.19. Open Space: A land or water surface within the Development designed
and intended to enhanoe for the use and enjoyment of some or all of
residents of the Development and, 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 or enclosed multi level parking and operated for remuneration.
16.21. Parking Lot, Pri';ate: Any area ofland used or intended f-or off street
surfaoe or enclosed multi level parking, and privately o\vned.
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?2", 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
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architeotural design, lighting, landscaping, and signage de'lelopment
ADLS approval (the ",illLS Approval") and development plan/primary
t*at, Development Plan and/or Primary Plat approval (the "DP
Approval").
16.25. Story and/or Stories. That part of any Building oomprised between the
IC'lol of one finished floor afld the level of the next higher finished floor
or, if there is no higher finished floor, that part of the Building oomprised
benveen the level of the highest finished floor and the top of the roof
beams. ,^~ basement, although vlholly or partially habitable, is not a story
unless more than fifty peroent (50%) of the basement elevation is above
grade at the build to line.
16.26. To',vnflome: See TO'.VNHOUSE.
14.27. Sign Ordinance: The City of Carmel Sign Ordinance, Section 25.07 of the
City of Carmel Zoning Ordinance.
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
- 13 -
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
KEl'liB Kirby, Richard L. Sharp,
President of Common Council
Presiding Officer
Ronald E. Carter
Brian D. Mayo
Fredrick J. Glaser
Mark Rattermann
I Joseph C. Griffiths
Richard L. SharpKevin Kirby
ATTEST:
Diana L. Cordray, lAMe, Clerk Treasurer
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1
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
Timothv Ochs
ICE MILLER
One American Square, Box 82001
Indianapolis, IN 46282
Gramercv pun Ver5 6-6-06
- 15 -
i
J
Gramercy Design & Development Standards
Exhibit 'G!G' - Gramercy Planned Unit Development District
Version 1: December 22, 2005Version 4: June 6. 2006
TABLE OF CONTENTS
Introduction
i. Overview
ii. Consistency with Carmel's Plans
iii. Vision and Intent
Section I - General Development Standards
1.1. Conceptual Plan
1.2. Open Spaces~
1.3. Opeft Spaees Plazas
H. Lighting
1.:31.. Landscaping
1.62. Parking
1.-t-Q. Signage
1.81. Streets
1.8. Site Development Standards
Section II - Architectural Desifm Standards
2.1. Introduction
2.2. Building Design
2.3. Windows
2.4. Entrances
2.5. Roofs and Cornices
2.6. Accents and Projections
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Introduction
i. Overview
The standards contained in this document are intended to provide a masterplan framework for the
redevelopment over time of the District into a new urban neighborhood that is built upon traditional
neighborhood planning principles. This new neighborhood will be called "Gramercy."
The new Gramercy community is designed to emerge over time on the site of the current Mohawk
Hills Apartments. Located on 116 acres along Keystone Avenue, the property was originally
constructed in the early 1970s as townhome apartments. Today the property is best represented as a
moderately priced rental housing option with fewer amenities than the many other luxury apartments
in Carmel. In addition, the property has deteriorating buildings and a confusing network of streets
and building orientations. In the summer of 2004, locally-owned Buckingham Companies acquired
the property which had suffered from years of disinvestment by its out-of-state owner. To stabilize the
property, Buckingham invested in new landscaping, renovated the clubhouse, and repaired various
overdue maintenance items. However, due to the property's age and condition, Mohawk Hills will
need to be redeveloped over time.
The Design and Development Standards and Conceptual Plan contained herein take into
consideration the site's unique position as an 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.
ii. Consistency with Carmel's Plans
These Design and Development Standards and Conceptual Plan provide the necessary tools for the
property's redevelopment. These tools are consistent with the City of Carmel's plan for its central
core and its high standards for community design and planning. It is also consistent with design
principles of Traditional Neighborhood Development, or New Urbanism.
Gramercy's location and proposed character are consistent with the City of Carmel's Comprehensive
Plan guidelines for high-intensity residential development in that: (1) it is located in and adjacent to
the CBD, (2) it is a part of an intensive mixed-use project, (3) regional access is directly available, (4)
access to the site is via regional serving roadways and does not pass through low-intensity residential
areas, (5) it is near to neighborhood commercial centers, parks and playgrounds, schools, bicycle and
pedestrian trails, and police, fire and public safety.
iii. Vision and Intent
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Inspired by the great urban neighborhoods of the world, Gramercy will be an engaging, urban
community located near the center of downtown Carmel. Classic in character, traditional in design,
this forward-looking community is designed to offer architectural diversity and a modern lifestyle by
relying on time-tested design principles. Gramercy's plan will be characterized by pedestrian-friendly
streets, tree-lined sidewalks, distinctive architecture, Main Street-style neighborhood stores, quiet
parks and a vibrant central plaza.
At the heart of Gramercy's design is the simple notion of locating services close to where people live.
Amenities, a civic center, work, and recreational opportunities will all be within a short walk.
Gramercy grows out of the belief that it is important that we plan our communities sensibly and
responsibly so that they will be used and cherished by future generations. As Mohawk Hills is
gradually redeveloped, a traditional, authentic neighborhood will evolve over a period of years. A
tasteful blend of residential and mixed-use buildings will be set in a walkable, urban living
environment linked by II netv.urk ofcontaininQ' 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.
The Vision for Gramercy includes:
· A mixture of uses: residential, retail, hotel, office, senior living, civic spaces, parks and open
spaces, walkways and trails, cafes and other places for people to meet.
· The option of living and working in the same neighborhood.
· A visually pleasing and culturally interesting mix of housing types and architectural styles, including
rental and for-sale units. Residential housing types will include 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
1.1 Conceptual Plan
The Conceptual Plan for Gramercy, along with these Design and Development Standards, shall
provide a framework for the design and layout of Gramercy and ensure that it will be designed and
developed according to traditional neighborhood planning principles. Land development shall be
generally consistent with the form and framework set out in the Conceptual Plan.
Gramercy shall be organized by an interconnected network of streets. This network shall be designed
to create an interesting and diverse urban grid with interconnected streets, alleys, and public spaces.
The street network shall facilitate movement of cars, people, and bicycles throughout Gramercy. The
street connections shall allow for the creation of cohesive neighborhoods and districts while ensuring
permeability and accessibility throughout the site.
The street network, open spll.cesparks, and other fell.turesplazas 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
ll.ccomodll.tionaccommodation of existing buildings to be maintained during early phases of the
development of Gramercy.
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1.2 Open Spaces-
Open Space within the District shall e-enerallv be of the size and confie-uration and in the locations
depicted on the Conceptual Plan. subiect to the provisions of these Design and Development
Standards. A minimum of 10% of the acreae-e within the District as a whole shall be provided as
Open Space.
Examples of amenities that may be appropriate for Gramercv's Darks and plazas include but are not
limited to: fountains. public art. gardens. water features. benches. play structures. gazebos.
performance areas. recreational areas. public buildin(!s. and community buildine's. Park and plaza
amenities shall be reviewed alone- with the submission of any Development Plan.
1.2.1. 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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OfJeR Seaees
The narks and onen spaces within Gramercv shall be connected bv sidewalks and/or naths. subject to
the provisions of these Design and Development Standards. Where possible and appropriate.
additional connections between narks and open snaces should be provided through the interior of
blocks.
1.2.2. Plazas
Plazas are hardscaped open spaces, generally located in mixed-use or commercial areas adjacent to
public streets, which provide open space for pedestrian use. Plazas within Gramercy shall have
surface areas constructed of brick, pavers, stone, or stamped concrete and may include features such
as trees, planters, benches, lighting, and trash receptacles. Cafe furniture, public art, fountains,
kiosks, and special decorative features shall be permitted in appropriate locations.
Gramercy shall have at least one plaza, generally located near the center of the ~site. This central
plaza shall be designed to serve as a center of community interaction. Buildings surrounding the
plaza should be of high architectural quality, and shall be of a consistent architectural character. A
clock tower, which is taller than the surrounding roof lines, shall be located on a building on the
southern side of the plaza. Retail and commercial uses, including outdoor cafes and outdoor displays
of merchandise, shall be permitted and encouraged on the ground floors of buildings surrounding
the plaza in order to encourage pedestrian activity.
Streets leading into the central plaza shall be raised at the plaza edge so that the streets are at the same
level as the sidewalks within the plaza, thus encouraging pedestrians to use the entirety of the space.
A surface material which is different from that used on the surrounding streets, such as stamped
concrete or brick shall be used on the streets within the plaza and shall be designed to coordinate
with the plaza architecture and hardscape materials.
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1.3 Lighting
Street lighting shall be provided as necessary to provide adequate lighting for pedestrian and
vehicular safety. All street lighting fixtures shall be of a design per the adopted City style, or shall be
of a design that is pedestrian-scaled and in keeping with the architectural character of their
surroundings.
Lighting shall be provided to illuminate building facades, signs, architectural
elements/ornamentation, storefront displays, public sidewalks, and public spaces for the interest,
security and comfort of pedestrians.
Lighting shall be limited to the amount and intensity necessary for safety, security and to compliment
architectural character. Exterior lighting of buildings or on the site shall be designed so that light is
not directed off the site and light source is shielded from direct off-site viewing. Site lighting fixtures
shall be selected and designed to focus lighting downward into the zone of pedestrian activity without
excessive illumination of the upper residential stories of buildings or of the night sky.
Exterior building lighting shall be architecturally integrated with the building style, material and
color.
Electric boxes, transformer utilities, and conduits shall be concealed from view.
Attached building or '....all pack lighting 3hall be 3crccned by thc building'3 architectural fcature3 or
3hall contain a thirty fi\e (35) degree cut off 3hield.
The maximum height of light standards in parking areas shall not exceed the building height, or
twenty-five (25) feet, whichever is less.
Street lights should be designed to coordinate with other street furniture, such as trash receptacles,
signs, benches, and bike racks.
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1.4 Landscaping
The landscaping in Gramercy shall be designed to compliment the architecture of the community and the
surrounding neighborhood. Street trees, streetscape plantings, and buffer areas shall be used to bring natural
elements to the design pattern. in consultation with the City of Carmel's Urban Forester.
1.~.1. General Landscaping Standards
Landscaping shall be integrated with other functional and ornamental site design elements, where appropriate,
such as hardscape materials, paths, sidewalks, fencing, or any water features.
Plantings along buildings and streets should be designed with repetition, structured patterns, a diversity of plant
~and complementary textures and colors, and should reinforce the overall character of the area.
Alternative or pervious pavinll materials shall be considered. or alternative plantinll media shall be considered.
for urban areas were plantinll space is limited bv restrictions such as buildinlls. asphalt or concrete paving.
building parkinll decks. etc.
All trees, shrubs and ground covers shall be planted according to accepted hortkulturalthe American Standard
for Nurserv Stock (ANSI Z60.D. and followinll the standards and best manallement practices (BMPs) published
bv the City 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.
Shade trees shall be at least two and a half inches (2 Vz") in caliper diameter when planted. Ornamental trees
shall be at least one and a half inch (1 Yz") in caliper diameter when planted. Evergreen trees shall be at least
five feet (5') in height when planted. Shrubs shall be at least eighteen inches (18") in heillht when planted.
Ornamental Ilrasses shall attain a mature heillht of at least three feet (3').
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.
Fmit al'!.asecd hearing trees are not permitted o.er or adjacent to hsrdscdpe fcatures.
Existinll velletation mav be used to achieve project landscapinll requirements if (a) the vegetation located on the
subiect parcel is of suitable Quality and health. and (b) the velletation is proposed to be preserved usinll accepted
best manallement practices for tree protection during construction.
1.~2. Street TrccsPerimeter Landscaping
Shaac treeG shall ee plamed .. ithin the street right of 'ua" parallel to each street, per the standards of the City of
Gttmteh
Street trees shall be plaRted Perimeter landscapinll along the western. northern. and southern property lines
shall be provided in the form of either (a) street trees for portions of the perimeter which abut a public rillht-of-
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way. or (b) landscapine per the requirements of a Type "B" Bufferyard 0 shade trees. 3 ornamental trees. and
15 shrubs per 100 lineal feed for porrions of the perimeter which do no abut a public deht-of-wav. Anv street
trees used to meet perimeter landscapine requirements shall meet all other standards provided in this Section
li
Perimeter landscapine alone the eastern property line abuttine Kevstone Avenue shall be contained within a
landscaped plantine area of at least ten (0) feet in width. which mav be contained within the established
fifteen (15) foot setback. The landscapine within this plantine area shall meet the requirements of a Tvpe "B"
Buffervard.
1.4.3. Street Trees
Medium or laree-erowine shade trees shall be planted parallel to each street in planting strips or tree wells.
Street trees shall be planted a minimum of thirty (0) feet and a maximum of eighty (80) feet on center. In
areas of high pedestrian and commercial activity, tree wells shall be covered with decorative grates-er, pavers....QI
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.
Street tree species shall be selected from the City of Carmel's published list of recommended street trees. Street
trees shall be pruned to a height of ~ieht (8) feet minimum to allaN free p!\':Ssage alclflg the side"alkover
sidewalks and twelve OZ) feet minimum over streets. In commercial and mixed-use areas. street tree types and
locations should allow for visibility feof businesses and business sienaee.
1.~ Building Landscaping Standards
LaRdseapingBuildine base landscapine shall be ~provided at the base ofbuildines wherever possible to
soften the architectural lines of buildings, frame the primary views to buildings and public spaces, and blend
architectural designs with the landscape.
Deciduous trees should be planted in locations to the smith and ,.est efbuildings to allo',". for shade in SUffiffier
ffionths aRd greater SUR exposure in the winter ffiondls.
E.ergreeR trees should be used!\':S ';;indbreaks to Buffer Rortfl " est "iRds.
Shrub ffi!\':Sses and ground eo.er shall be the predominaRt plaRt material iR the front yards of buildings.
Buildine landscapine shall be desiened to appropriatelv complement a buildine's use. setback. heieht. and
architectural features. Window boxes for flowers and planters on front stoops and sidewalks in residential areas
are encouraged in areas where landscapine cannot be installed at the base of a buildine due to the buildine's
proximity to a sidewalk. path. street. rieht-of-wav or easement.
Buildine base landscapine shall contain a minimum of 1~ shade tree. 1 ornamental tree. and 9 shrubs per 100
lineal feet of building perimeter. Shrubs. ornamental grasses. or other alternate landscaping techniques may be
used to fulfill the buildine base landscapine requirements if avproved by the City of Carmel Department of
Community Services. Ifbuildine base landscapine cannot be installed due to a buildine's proximity to a
sidewalk. path. street. rieht-of-way. or easement. then landscapine may be installed elsewhere on the site to
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fulfill the building base landscaping requirements. Approoriate alternate locations include but are not limited
to: interior courtvards. sidewalks (as additional street trees). parks. olazas. parking lots. allevs. etc.
Landscaoed interior courtvards are encouraged within larger blocks.
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.
1.4.~ Maintenance
It shall be the responsibility of the owners and their agents to insure proper maintenance of project landscaping
in llc:wrdiflllficcaccordance with the Gramercy Ordinance and best manaf.?emem oractice standards. This is to
include, but is not limited to. mowing. tree trim mine. olantin!!. 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 unsightlv. dead or diseased vegetation
and weeds.
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1.5 Parkin!:!
1.&1.1. Of! meetGeneral Parking Standards
o OR street !'larking shall Be !'lro ,ided 01'1 !'lublie streets.
o Primal") streets shulll:ltilite eme eulb euts te defi!'le tbe e!'l street !'larking Wfl.es a!'ld RurlO.. iRterseetions fur
!'ledestriaR eressings. The bulb O\:lES shall ee aRglcd at a 15 degree or greater (iRside corRer) to alIa.. for street
cleaRing a!'ld SRO'" fllo,ving.
o On street flarking m!t"i be used to fulfill any parldflg requirements.
1.6.2. Surfaee Parking Lots
o ParkiFlg 10ES satill be loeated to tae side Of the retir of buildings and, .. here flossible, shall be ticcessed from
secoFldary streets. ParldFlg lots should Flat Be flermitted in freRt of flrimaf) building fticadcs or tit comer
locations.
- Parking areas stall be organized if!OO a series of sfhall ba ,s se:parated b, lafl.dseape:d blaFldJ eonsisti!'lg of tree:s
and shrubs.
o Dri,e..a,s to !'larking areas shall geFluall, be: 18 feet 20 fea ..ide, but no Fl.ore than 21 fect ..ide.
o The perimeter of all parking loES JLall be ,buall, sereeFled from the street b, .. alls, fences and/or
landseaping. Iflafl.dseaping is used, iuLall generall, comist of e,ergree!'l3 rlaRt<:d ifl. a!'l intem,ined pattern
..id. a mif!imum height and spread of 21 inches at a time of planting to pro.ide ,ear fO\:l!'ld sCfcefl.i!'lg.
Off-street and on-street oarking shall be provided within any Section accordinl! to the minimum requirements
specified below.
Use
Sinl!le Family Dwelling
Two Family Dwellinl!
Detached Dwelling
Attached Dwellinl!
Minimum Parking: Requirement
2 spaces per dwellinl! unit
Multiple Family Dwellinl!
1.5 spaces per dwellinl! unit
Home Occuoation
No additional spaces required
Live/Work Dwellinl!
2 spaces per dwellin!i:' unit
General Offices
Professional Offices
General Retail Sales
General Service
Cafe
Delicatessen
Coffee Shoo
Drv Cleaning Establishment
Equipment Sales/Repair (indoor)
Financial Institution
Self-service laundry
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1 space per 1.000 s.f. of floor area
Wholesale Sales
Art ~allery
Art and music center
Tavern or ni[!ht club
Community Center
Country Club
Private club or lod[!e
Private recreational facility
Health/Fitness facility
Restaurant. with walk-up/ drive-thru sales
Restaurant. without drive-thru sales
Bed & Breakfast Inn
1 space per bedroom or suite
Other Permitted Uses
As specified in the City of Carmel Zonin[! Ordinance
] .5.2. Computation of Minimum Parkin[! Requirements
For anv Section to be developed. on-street parkin[! within that Section as well as existin[! on-street parkin[!
within two (2) blocks of that Section mav be used in parkin[! calculations and to fulfill parkin[! requirements.
Private g-ara[!es mav be used to fulfill parkin[! requirements.
Off-street parkin[! areas for two (2) or more different uses mav be provided collectively. if the total number of
spaces provided is not less than the total of the minimum required spaces for each individual use. Sharin[! of
off-street parkin[! areas is permitted where it is proved that two (2) or more adiacent buildin[!s have uses that
require parkin[! at complementary times of the day or days of the week.
1.5.3. Parkin[! Space Dimensions
. Parallel parkin[! space dimensions shall be a minimum of 20 feet in len[!th by 8 feet wide. All other parking-
dimensions shall be desi[!ned accordin[! to the standards of the City of Carmel. provided. however. that the
minimum parkin[! dimensions may be modified from Carmel's standards if the modification is approved by the
Director.
1.5.4. Bicycle Parkin[!
. For Multiple Family Dwellin[!s. a minimum of one (1) bicycle parkin[! space shall be provided for every five
dwellin[! units. Bicycle parkin[! may be provided in either: (a) outdoor bicycle parkin[! areas. (b) indoor
bicycle parking- areas. (c) private storag-e areas. (d) dwellin[! units. or (e) a combination thereof.
. Bicycle parkin[! shall be provided for non-residential and mixed-use buildin[!s at a rate of five (5) bicycle
parkin[! spaces per one hundred (100) required automobile parkin[! spaces. unless in a specific case the
Transportation Systems Coordinator had deemed that less bicycle parking- is needed.
. ExcePtions may be considered for establishments or areas where it can be clearly demonstrated that it is not a
destination for the [!eneral public utilizing- bicycles. as determined by the Transportation Systems
Coordinator.
1.5.5. On-street Parkin~
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On-street oarking shall be orovided on oublic streets. unless otherwise approved consistent with any
Develooment Plan. Anv on-street oarking within the oublic right-of-wav shall not have spaces reserved for
individual businesses or residences.
1.5.6. Surface ParkinQ Lots
o Surface parkinQ lots shall be located to the side or the rear of buildings.
o ParkinQ areas shall be organized into a series of small bays separated bv landscaoed islands consisting of trees
and shrubs. A minimum of one (1) shade tree oer every ten (10) oarkinQ soaces provided shall be planted
within surface parkinQ lots.
o The maximum width of driveways to oarking areas shall be the Qreater of 24 feet wide. or the width of the
street they access.
o The perimeter of all parkinQ lots shall be visuallv screened from the street by walls. fences and/or
landscaping. If landscaping is used. it shall include evergreens and shrubs to orovide vear-round screeninQ.
o Parking shall not extend past the established building line on a block.
l.~ll Parking Structures
o Exterior walls of parking structures visible from public streets shall have an architecturally appropriate design
facing the street and comolement adiacent and nearbv buildinQs.
o Parking structures with street frontage shall comply with all other building standards, including architectural
standards.
o Entrances to parking structures shall be designed to match the scale, proportion, and character of adjoining
facades.
o Ground floor commercial uses shall be encouraged in any parking structure tflat c:xtendJ out to a I'lrifflal'ywith
street frontaQe in commercial areas.
I.M5.8. Residential Parking Garages and Driveways
. Residential parking garages and driveways shall be located at the rear of the buildings, and should be accessed
from an alley whenever possible. Exceotions for soecial circumstances mav be aooroved bv the Director of
Community Services.
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1.6 Silmage
Signs are applied architectural elements that should be used to reinforce the architectural style of the
building and express the presence of a unique retail establishment. Good sign designs will enliven
and enrich the streetscape experience for pedestrians without detracting from the spatial coherence
and quality of the streets and public spaces.
. Signs shall not obscure architeetural dements sueh as derestor)" windows nor span across structural
bays or columns.
. The site of sigRs aRa letters on signs shall be in scale and proportion to the spaee in "hich thef are
located.
. If preseRt, the sigmlge band shall be incorporated into the de3ign of the faeade, situated abo'.e the
storefront clere3tory and belo" the second story "indo"s. Lettering shall be in kceping with thc
architectural eharactcr of the building and not project out from the front faeade more than 2
~
. Signs illuminated by exterior "all mounted fixtures, and indi.idualh hack lit opaque letter3 upon a
brighter background arc permitted.
. Wall mouflted menu boards should be decorati. e and ,yell maintaifled, and should eomplemeflt
the storefront design.
. Sigflage ifl comiees or parapets shall bc limited in size and incorporated as part of the architecture.
. Exposed fleOR sigfls, "here !?erffiittea, shall be mounted Ofl the interior of storefroflt ';;ifldov/j.
Neon ma'l be u3ed in limited quantitie3 on exterior sigm of high qualit).
. Signs mal be perpendicular or flats ffiounte6, including separatc}{ mounted letter3.
PerpcRdicularAll signs located within the District shall comply with the following sign regulations:
1.6.1 Exempt signs: All signs designated as exempt in Section 25.7.01-3 of the Sign Ordinance.
1.6.2 Prohibited signs:
A. Sili!'ns on roofs. dormers. and balconies
B. Billboards
C. Signs painted or mounted upon the exterior side or rear walls of any principal or
accessory building or structure. except as otherwise permitted herunder.
D. Signs prohibited bv Section 25.7.01-4 of the Sign Ordinance. except as otherwise
permitted hereunder.
1.6.3 Permitted signs may not extend ffiore thafl fi.e feet froR~ the faee of the building,~
. No sigfl mal extend above the cornice line of the building.
A. . Retractable or fixed fabric a',vnings arc allo.,ed, but these ffiUSt fit" ithin the
storefront glass area afld ffiaf not obscure details of the builaiflg. ,^." fliflgs mal Signs
permitted under Sections 25.7.02-03. 25.7.02-05. 25,7.02-06. 25.7.03-04. 25.7.03-05.
25.7.03-06.25.7.03-07.25,7.04 and 25.7.05 of the Sili!'n Ordinance.
B. One identification sign at each entrance to (j) the District, (ii) a designated
neighborhood within the District. (Hi) an attached dwelling proiect containing more
than six units in not less than two buildings. and (iv) a Multi-Family Dwellinli!'.
provided the following standards are met:
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(1) The design of the shm for any attached dwelling proiect or apartment house
shall be consistent with the architectural style of the proiect or apartment
house to which it relates.
(2) The maximum sign area shall not exceed seventy-five (75) square feet.
(3) The area surrounding the si(."n shall be appropriately landscaped in
accordance with the requirements in Section 1.4.
(4) The sign may be illuminated.
(5) Matching signs which border either side of one entrance shall be treated as
one sign, but both sign faces shall be used to calculate the total sign area.
C. One District identification ground sign to be located at the northeast corner of the
Real Estate at 126th Street and Keystone Avenue.
The sign shall contain only be supported by building mounted hard..are.
(1) . Graphics painted on words identifying the District, and shall not
contain the ~names of any occupants of buildings that are esscntially
eommercial in eharaeter or describe aetititieslocated in the adjaccnt buildiflg
vAll be cOI'l3idered "sigm." Other graphics of a non commercial flature, such
as murals Of "trompe l' oeil"s, shall not be considered "signs." District.
. Directional signage shall be located help to elarify mo'v'ement throughout the site and to kef public
spaees and shopping areas.
. 8igfiage shall be prO"Jided te ana from 13ublic parking garage and parkiflg lot access points
(2) The maximum height shall be ten (10) feet and the maximum sign area shall
be the greater of (a) the sign area of the existing Mohawk Hills sign located
at the corner of 126th Street and Keystone Avenue or (b) two hundred (200)
square feet.
D. One District identification ground sign to be located at the entrance to the Real
Estate from Keystone Avenue, when said entrance is constructed.
(1) The sign may contain the names of occupants of buildings located in the
District. provided that. unless otherwise approved by the Commission: (j)
the names of the occupants are all in the same size letters and font. and (in
the letter size does not exceed twelve (12) inches.
(2) The maximum height shall be ten (0) feet and the maximum sign area shall
be two hundred (200) square feet.
E. Existing Signs on any area of the Real Estate that has not been submitted for
Development Plan approval subiect to the Gramercy Ordinance shall be permitted
to remain in place. and may be repaired. maintained. or reconstructed as necessary.
Further. signs identifying the Mohawk Hills apartment community shall be
permitted to be relocated andlor reconstructed in alternate locations in order to
maintain clear identification of the Existing Apartments during the course of the
redevelopment of the Real Estate. The number of signs and their maximum height
and square footage shall be the same as the number. height. and square footage of
the existing sign(s) that is relocated or reconstructed.
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F. Traffic directional signs. including signs directing traffic and pedestrians to parking
~
G. One development/marketing sign at each entrance to the District and each
desiQ'llated neighborhood thereof. provided the following standards are met:
(1) The maximum sign area shall be sixty-four (64) square feet.
(2) The maximum height of each sign shall be eight (8) feet.
(3) The sign may not be illuminated.
(4) The sign shall be removed within thirty (30) days after the last lot/unit has
been sold.
H. One construction sign for each street frontage of a lot upon which construction
(other than construction of a detached dwelling) is in progress. provided the
following standards are met:
(1) The maximum sign area shall be thirty-two (32) sauare feet.
(2) The maximum height of each sili'n shall be eight (8) feet.
(3) The sign may not be illuminated.
(4) The sign shall be removed within seven (7) davs after the be!,"inning of the
intended use of the building.
(5) Sign COpy shall be limited to identification of the building. architects.
engineers. contractors and other persons involved with the construction. but
shall not include any advertising or product other than a rendering of the
building being constructed.
1. Signs depicting the site plan of the District assuming completion of development in
accordance with the Development Plan and indicating the location within the
District of the person viewing the sign. provided the following standards are met:
(1) The maximum sign area shall be thirty (30) sauare feet.
(2) The maximum height shall be eight (8) feet.
(3) Site plan signage within parks. plazas or other recreational areas may be
illuminated: elsewhere in the District. illumination is not permitted.
(4) Site plan signage within parks. plazas or recreational areas may be
permanent; elsewhere in the District. site plan signage shall be removed
within thirty (30) davs after last lot/unit has been sold.
J. Signs containing a rendering of one (1) or more buildings expected to be constructed
on the lot. provided the following standards are met:
(1) The maximum sign area shall be thirty-two (32) square feet
(2) The maximum height of each sign shall be eight (8) feet.
(3) The sign may be illuminated.
(4) One sign will be permitted for each street frontage of the lot upon which
construction of the depicted building is contemplated.
(5) Unless otherwise agreed bv the Commission. the sign shall be removed not
later than thirty-six (36) months following installation thereof unless
construction of the building has commenced prior to that date and. if
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construction commences, the sifln shall be removed within seven (7) days
after the beflinninfl of the intended use of the building.
(6) Sign copy shall be limited to a rendering of the proposed building and
information relatinfl to the intended construction, availability and use
thereof.
K. Real estate sales and leasinfl siflns. provided the following standards are met:
(1) The maximum sign area shall be twenty (20) sauare feet.
(2) The maximum height of the sign shall be eight (8) feet.
(3) Limited to one (1) sim for each street frontae-e of the lot, with no more than
two (2) sign faces per sign.
(4) The sign may not be illuminated.
(5) Sign COPy shall be limited to announcement of the sale, rental or lease of the
premises and shall contain no advertising or promotional material other
than to indicate the party listing the property for sale or lease.
(6) Sie-ns shall be removed within seven (7) days after the date the unit is leased,
sold. or occupied.
L. Wall-mounted or painted siflns. provided the following standards are met:
(1) The sifln shall be affixed to the front facade of the building, and shall proiect
outward from the wall to which it is attached no more than twelve (2)
inches.
(2) The area of the signboard shall not exceed twenty (20) percent of the !!found
floor building facade area of the wall to which it is attached or forty-five (45)
square feet. whichever is less.
(3) The maximum permitted height is fifteen (5) feet above the front sidewalk
elevation, and shall not extend above the base of the second floor window
sill. parapet, eave. or building facade.
(4) The height of the lettering, numbers. or graphics shall not exceed twelve (2)
inches.
(5) Limited to one sign per business establishment on each building facade
fronting a street.
M. One 0) wall-mounted sign. not exceeding six (6) square feet in area, shall be
permitted on any side or rear entrance open to the public. Such wall signs mav only
be lighted during the operating hours of the business.
N. Wall-mounted building directory signs identifying the occupants of a commercial
building. including upper story business uses. provided the following standards are
met:
(1) The sign is located next to the entrance.
(2) The sign may not project outward more than six (6) inches from the wall to
which it is attached.
(3) The sign shall not extend above the parapet, eave. or building facade.
(4) The area of the signboard shall not exceed ten (10) square feet.
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(5) The heie-ht of the lettering. numbers. or graphics shall not exceed four (4)
inches.
O. Applied letters mav substitute for wall-mounted signs. if constructed of painted
wood. painted cast metal. bronze. brass, or black anodized aluminum. Applied
plastic letters shall not be permitted. The height of applied letters shall not exceed
twelve (2) inches.
P. Proiecting signs. includine- icon sie-ns, mounted perpendicular to the buildine- wall.
provided the following standards are met:
(1) The sie-nboard shall not exceed an area of ten (0) square feet unless a
corner sien which shall not exceed an area of twelve (12) square feet.
(2) The distance from the ground to the lower edge of the sie-nboard shall be
eieht (8) feet or greater.
(3) The height of the top edge of the sie-nboard shall not exceed (j) the height of
the wall from which the sign proiects. if attached to a single stOry building,
(ii) the height of the sill or bottom of any second story window, if attached
to a multi-story building and not a corner sign or (Hi) fifty (50) percent of the
distance between the building cornice or room line and the sill or bottom of
anv second stOry window if a corner sign located on a multi-story building.
(4) The distance from the buildine- wall to the sif?nboard shall not exceed six (6)
inches.
(5) The width of the signboard shall not exceed four (4) feet.
(6) The height of the lettering. numbers. or graphics shall not exceed twelve (2)
inches.
(7) Limited to one (1) sign for each ground floor business establishment.
Proiecting sie-ns are not permitted in coni unction with free-standing or tree
lawn signs.
Q. Tree lawn signs. including icon signs. installed on a pole in a tree lawn, provided the
followine- standards are met:
(1) The sign is located in a tree lawn opposite the entrance to the buildine.
(2) The sie-nboard shall not exceed an area of six (6) square feet.
(3) The distance from the ground to the lower edge of the sienboard shall be six
(6) feet or greater.
(4) The heieht of the top edge of the sienboard shall not exceed the height of
the wall of the building in front of which the sign is located. if located
opposite a single stOry building. or the height of the sill or bottom of any
second story window. if located opposite a multi-story buildine.
(5) The width of the signboard shall not exceed two (2) feet.
(6) The height of the lettering. numbers, or graphics shall not exceed eight (8)
inches.
(7) Limited to one 0) sign for each ground floor business establishments. Tree
lawn signs are not permitted in coniunction with free-standing or proiecting-
signs.
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R. Painted window or door signs. provided that the following standards are met:
(1) The sign shall not exceed forty (40) percent of the window or door area.
(2) The sign shall be silk screened or hand painted.
(3) The height of the lettering. numbers. or granhics shall not exceed eight (8)
inches.
(4) Limited to two (2) window signs and one (1) door sign for each ground floor
business establishment.
S. Awning signs. for ground floor uses only. provided that the following' standards are
met:
(1) If acting- as the main business sign. it shall not exceed fifteen OS) square feet
in area. and the height of the lettering. numbers. or granhics shall not
. exceed twelve (2) inches.
(2) If acting as an auxiliarv business sign. it shall be located on the valance only.
shall not exceed five (S) square feet in area. and the height of the lettering.
numbers. or granhics shall not exceed eight (8) inches.
(3) Limited to two (2) such si~ns for each ground floor business establishment.
on either awning or valance. but not on both.
(4) If acting as the main business sign. it shall not be in addition to a wall-
mounted sign. an applied letter sign or a proiecting sign which is not a
corner sign.
T. Free-standing sign. provided that the following standards are met:
(1) The building. where the business to which the sign refers is located. shall set
back a minimum of five (S) feet from the frontage line.
(2) The area of the signboard shall not exceed forry-five (4S) square feet.
(3) The height of the lettering. numbers. or graphics shall not exceed twelve (2)
inches.
(4) The height of the top of the signboard. or of any posts. brackets. or other
supporting elements shall not exceed six (6) feet from the ground.
(S) The signboard shall be architecturally compatible with the style.
comnosition. materials. colors. and details of the building.
(6) The sign shall be located within ten (10) feet of the main entrance to the
business or within ten (0) feet of the access drive serving the lot. Its
location shall not interfere with pedestrian or vehicular circulation.
(7) Limited to one (1) sign ner building and shall not be in addition to tree lawn
or projecting signs. but may be in addition to wall-mounted signs or applied
letters.
U. Business establishments located in corner buildings are permitted signs for each
street frontage as if each frontage were a separate business establishment except that
if a corner sign is used. no free standing. tree lawn or additional nroiecting signs are
nermitted on either frontage.
V. Businesses with service entrances may identify these with one (1) sign not exceeding
two (2) sauare feet.
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W. One (1) directional sign, facing a rear parking lot. is permitted. This sign may be
either wall-mounted or free standing on the rear facade. but shall be limited to three
(3) square feet in area.
X. In addition to other signage, restaurants and cafes shall be permitted the following,
limited to one (1) sign per business establishment:
(1) A wall-mounted display featuring the actual menu as used at the dining
table. to be contained within a shallow wood or metal case. and c1earlv
visible through a glass front. The display case shall be attached to the
building wall. next to the main entrance. at a height of approximately five (5)
feet. shall not exceed a total area of two (2) square feet. and may be lighted.
(2) A sandwich board sign, as follows:
1. The area of the signboard. single-sided. shall not exceed five (5) square
feet.
ii. The signboard shall be constructed of wood. chalkboard. and/or
finished metal.
iii. Letters can be painted or handwritten.
iv. The sign shall be located within four (4) feet of the main entrance to the
business and its location shall not interfere with pedestrian or vehicular
circulation.
v. The sign shall be removed at the end of the business day.
(3) A menu sign with a maximum sign area of sixteen (16) square feet and a
maximum height of six (6) feet for a ground sign.
Y. Home Occupations and Live/Work Dwellings are permitted one (1) sign provided it
complies with the requirements of this Section 1.6.
Z. If historically appropriate to the type of business conducted or the architectural style
of the building in which it is located, a retail business may display an illuminated
window sign in addition to other permitted signs provided the sign area does not
exceed twenty square feet. Neon signs are permitted as an illuminated window sign.
AA. Signs ap?roved by the Commission are permitted in the District in addition to the
signs specifically authorized in this Ordinance.
1.6.4 Design Standards for Si!.!ns:
A. Signs affixed to the exterior of a building shall be architecturally compatible with the
style. composition, materials. colors. and details of the build in!.!. as well as with other
sims used on the building.
B. Sign colors should be compatible with the colors of the building facade.
C. Signs shall not interfere with vision clearance.
D. Backlighting of signs is permitted.
1.6.5 Premises Identification:
A. The assigned premises identification of a building shall be displayed in such a manner so
that the numerals can readily be seen from the street. Identification shall be displayed
on the building. on or near the main entrance door. or displayed on a mailbox near the
street in such a manner as they identify its corresponding building.
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B. Any dwelling or commercial building that abuts an alley or secondary access that could
be used by motor vehicles must not only display the premises identification on the front,
but shall also display its premises identification visible from the alternate access to the
property.
C. When numerals representing premises identification are removed or become illegible.
such numerals shall be renewed or replaced by the owner or occupant of the building.
1.6.6 Sign maintenance: All signs and sign structures shall be kePt and maintained in good
repair and in a safe condition.
1.6.7 Permit Procedures: Section 25.7.07 of the Sign Ordinance shall apply to the signs in the
District.
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1. 7 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 aeeomodatedaccommodated, shall be secondary
to pedestrians in the street design of Gramercy. All streets and buildings should be designed to
encourage people to use these public spaces and thereby support community interaction.
1.8-1.1. General Street Standards
Gramercy shall have a variety of street types in a range of widths. In general, streets should be no
wider than necessary to accommodate safe traffic flow, parallel parking, emere-ency 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 .G.Lfeet. accounting for outdoor seating and dining areas. In
general, wider streets require taller buildings to maintain proper scale and proportion.
. One-way streets, alleys, and private streets shall be permitted. -Cul-de-sacs shall be
prohibited. unless designed as a court or square with a central e-reen space or plaza area. The
minimum radius of such a court shall be 15 feet.
. AllHead-in (90 degree) parkine- alone- public streets shall aeeomodate on street parkingonly be
permitted within plazas or other appropriate areas.
. Minimum rights-of-way for two-way streets shall be 30 feet. Minimum ri€!hts-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 and alie-ned with opposing
intersections whenever possible. consistent with any approved Development Plan.
. The minimum separation distance between an internal street intersection and an adiacent
perimeter street intersection shall be 100 feet.
. The minimum block lene-th shall be 100 feet.
. The minimum distance of a driveway from a corner intersection shall be 20 feet. orovided
that safe sight distance shall be accounted for.
. The centerline of streets shall intersect at ane-Ies not less than 30 dee-rees at the acute ane-Ie.
. 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 lone- as proner
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. In the case of a 12 foot drive lane width. parking shall not be allowed within that
lane adiacent to the entrance island.
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. Safe sight distances shall be accounted for in the design and location of streets, parking,
buildings. driveways or other curbcuts or alleyways.
1.81.2. Pedestrian and Bicycle Circulation
Streets and sidewalks shall be designed to provide a safe, comfortable, and convenient experience for
pedestrians and bicyclists. All residents and visitors should be able to circulate through the site to
open spaces, homes, and businesses on-foot or by bicycle via roadways, sidewalks, and paths. Efforts
shall be made to connect pedestrian and bicycle routes to adjoining off-site routes.
Sidewalks shall be provided along both sides of all public streets, ftft€lhowever. 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.
1.81.3. Materials and Furniture
Concrete, stone, concrete pavers, brick pavers and metal grates are permitted materials for the
sidewalks and plaza spaces. Ceramic tile is permitted as an accent only in locations such as building
entries.
Newspaper vending machines, USPS mailboxes, and public telephones shall be permitted in limited
numbers in plazas and main streets. 'Where provided, these elements shall be confincd to an area less
than one hundred square f.cctNewspaper vending machines. where provided. shall be consistent with
the streetscape decor.
Benches, bicycle racks and trash receptacles shall be provided in primary public spacesparks. plazas,
and sidewalks that are within or in close proximity to retail areas, unless they cannot be
accommodated due to space constraints.
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.
1.81.4. Conceptual Mixed-Use Streets
Gramercy's mixed-use streets will be the primary thoroughfares within the Gramercy neighborhood,
and must aecomodatcwi!1 be designed to 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
"ithin 5 feet for the allo"anee of building's to be set back uo to five (5) feet to allow for entries,
balconies, outdoor seating areas, hardscape and landscape features, etc.
Outdoor dining, cafe tables, and retail displays are permitted. provided that they do not impede
pedestrian traffic. subject to the review and aooroval of the Director of Community Services.
1.81.5. 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.
Fronts of buildings generally should be positioned on the front property line, with exceptions made
within 10 fect for thc allo-;;ancc ofbuildings to be set back up to ten (0) feet to allow for entries,
steps, balconies, gardens, hardscape and landscape features, etc.
Greater flexibility is provided for the front setbacks of buildings on residential streets.
1.81.6. Conceptual One-Way Streets
One-way flow is appropriate on narrow streets and streets fronting on parks, plazas, and other open
spaces. Parallel parking should be provided on one or both sides of one-way streets.
Setbacks and other standards for one-way streets should follow its use and character, i.e., mixed-use or
residential.
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1.8 Site Develooment Standards
1.8.1. Stormwater Runoff
To be added - currently awaitinl! feedback from Debt. of Enl!ineerinl!.
1.8.2. Stormwater Detention and Retention
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-e'fOund Stormwater Detention and Retention facilities shall not be
permitted within the public riehts of way.
Porous pavers shall be permitted in areas such as on-street parking, alleys, or any parking areas as part
of an overall stormwater manaeement 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.
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: Desie:n
2.2.1. Building Design Standards
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.
End or corner segments of buildings should generally have an additional level, decorative articulation or roof
detail.
The first floor and all other floors shall have a coordinated composition, which will usually be indicated by the
alignment of upper floor windows and other features with openings and features of the first floor.
In buildings containing ground.floor commercial uses, the ground floor should generally be at least 12 feet to
14 feet high and should be of a greater height than the upper floors.
Continuous facades more than fifty (50) feet wide shall be 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.
2.2.2. Fences,.8eeb; and Screening
Fences are permitted on residential buildings, ha"e,er, fcnco greater thaft sixty (eO) i!'lehes tall are !'let
permitted alo!'lg' subiect to the from facadedesign standards of the City of Carmel.
Fence construction along the front. facade shall be decorative, such as wrought-iron style, decorative wood, or a
courtyard wall. Shado" 65X "ood fe!'lee3 are permitted on the rear and side facades {ml,.
Ground level mechanicaVtelecommunication equipment visible from a public street shall be screened with
suitable landscaping, walls, or fencing in general architectural compatibility with the building(s) with which it is
associated.
Rooftop mechanicaVtelecommunication equipment shall be fully screened on all sides using parapets,
penthouse screens or other similar methods which are integrated into the overall building design.
2.2.3. Materials
The visual appeal of a building's materials has a tremendous impact on the perception of its quality. High.
quality, robust and tactile finish materials project feelings of warmth, permanence, and timelessness. The
relationship and use of materials, textures, details and color of a new building's principal facades shall be
visually compatible with and similar to those adjacent buildings or shall not contrast conspicuously. Durable
materials are especially critical at the street level where pedestrian contact will be considerable.
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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.
The first floor and upper floors may be composed of different materials.
The materials in the rear of the building must be coordinated with the front facade, although they may be
different.
Front and side facades of buildings located on corner lots shall be of the same materials and similarly detailed.
Appropriate materials for the following building elements are as follows:
. Windows: wood, vinyl clad wood, anodized aluminum, aluminum-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).
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.
simulated wood products. or another decorative material. ~'ood deeking lIftd .,88.:1 hllftarails lire lIllo.,eel onl,
ift I:Le rear ef 1I euilding, er ift ottter le.elltiofts ., l.eft ,isulIll, ebseured or SHewed.
Gramercy Development Standards Ver4 6-6-06 redlined to original
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Pa!!e 284 -.cl.35
2.3
2.3.1.
Windows
Window Standards
All window design shall be architecturally compatible with the style, materials, color, details and
proportion of the building. The number of panes, the way the window opens, the trim around it and
whether it is embellished with shutters must be consistent with the architectural style of the structure.
Windows should be provided on all facades. Exceptions shall be made for certain architectural
styling. faux windows (such as "trompe l' oeil"), and other details that imitate windows~
"indo,/s may aho be U3ed to provide ,i3ual intcrc3tin 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 buildinf!. 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.
Windows shall generally be vertically proportioned.
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.
Windows shall be recessed in their openings and not flush mounted with the wall, and shall appear
as individually "punched" through the wall rather than as adjacent windows separated by frames.
At street level, glazing shall be clear or slightly tinted glass (not opaque nor highly reflective).
Metal screens or bars shall not be permitted to cover window openings.
Special windows are allowed (ovals, hexagons, etc.) as accents.
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.
Gramercy Development Standards Ver4 6-6-06 redlined to original
Page
Page 29* ~35
Single shutters shall not be used on double or larger windows.
Shutter materials should generally be wood, fiberglass, or a high-quality composite. Plastic shutters
are not permitted.
Shutters shall either be operable or appear to be operable through the use of non-visible fasteners that
create a slight projection where the shutter is affixed to the outer edge of the window.
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Pal!e 304 ~35
2.4 Entrances
Primary entrances shall be defined and articulated by elements such as lintels, pediments, pilasters,
columns, porticos, porches, canopies, and other design elements appropriate to the architectural style
and details of the building as a whole.
A corner entrance is permitted at corner buildings to improve visibility and pedestrian circulation,
and to accentuate the corner. Corner entrances should be angled to address both streets.
Entrances to upper floors shall be clearly distinguished from storefront entrances through
differentiated architectural treatment and materials.
Anodized metal, bright aluminum, or stainless steel frames, or fully glazed (frameless) doors shall be
avoided. Finished frames may be metal with black anodized or painted finish (only "wide stile"
frames), however, painted or varnished wood is preferable.
Where appropriate to the design and character of the street, residential buildings in close proximity
to commercial areas should have a finished floor level of the first floor that is approximately two (2)
to six (6) feet above the sidewalk level in the front in order to create visual privacy for windows on the
street, and to create a rhythm of stoops.
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Pa[!e 314..Q.(3 5
..
2.5
2.5.1.
Roofs and Cornices
Cornices and Parapet Walls
· There shall be articulation and detailing where the roof meets the wall, including cornices, eaves or
rakes. Moldings, brackets, and finials can be used as special elements added to the cornice.
· Flat roofs should have a parapet wall or 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.
2.5.2. Roof Shape
· Traditional roofs are typically "flat" (sloped 1"-in-l2" or less) hidden behind parapet walls.
However, some sloped roofs, including gable, hipped, and shed roofs are also acceptable if sloped
between 4"-in-l2" and l2"-in-l2". 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.
2.5.3. Roofing Materials and Color
. If visible, roofs should be constructed of standing scam mctals (psiBted alumiBum &. steel, ziBc,
copper), slate or imitB:tion slate, or architeeturalasphalt shingle3. 'Wood shakes Of shiflgle ffia, anI',.
be used on sffisller, re3idential 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.
2.5.4. Mechanical Equipment and Appurtenances
· The form of the roof or cornice shall hide mechanical equipment and roof penetrations, such as
plumbing stacks and vents, from view from streets and sidewalks.
· Downspouts can be used where appropriate for the architectural design of the building.
Gramercy Development Standards Ver4 6-6-06 red lined to original
Page
Paee 324..cl.35
· 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.
Gramercy Development Standards Ver4 6-6-06 redlined to original
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Pa~e 334..cl.35
2.6
2.6.1.
Accents and Proiections
Bays and Projections
· Steps, stoops, porches, chimneys and bay windows may extend into yard setbacks up to the property
line.
· Bay windows and storefronts are permitted to project three (3) feet from the main building fa~ade.
· Bay windows shall be vertically proportioned and shall tightly frame an appropriately sized and
styled window.
· Overhangs and eaves shall be shallower than the main roof form and be consistent on all sides.
· Cornices and eaves shall have a maximum projection of four (4) feet or 15% of the building height,
whichever is less.
· Awnings, canopies, cornices, eaves, balconies and building-mounted signage may extend into yard
setbacks and any rights-of-way pur3uant. subiect to the go.erning building eodereview and approval
of the City of Carmel. but shall not exceed the width of the sidewalk below.
2.6.2. Towers and Vertical Elements
· Towers and vertical elements are encouraged on prominent buildings, particularly those that serve
as street or view corridor terminus.
· Any vertical building elements shall be compatible with the design of the building as a whole.
Towers and vertical elements should not overpower a building fa~ade and shall be used only as an
accent in special locations.
· Height requirements for buildings may be waived for vertical building appurtenances such as
chimneys, spires, turrets, cupolas, belfries, and towers designed for functional or ornamental
purposes to articulate the design of a building, especially if appropriate to a special building type or
historically-based style.
2.6.3. Balconies
· The use of flower boxes and plantings is encouraged on balconies and windows.
· Deeper balconies that are intended to be usable may have simple awnings, canopies, or trellises.
· Balcony railings shall be designed for transparency so that the building wall can be seen from the
street.
2.6.4. Awnings
· Fixed or retractable awnings are permitted if they complement a building's architectural style,
material, color, and details; do not impair facade composition; and are designed as an integral part
of the facade.
· Awnings shall be covered in natural cloth fabric like canvas (not vinyl). Metal, aluminum or plastic
awnings are not permitted, provided, however, that high-quality decorative metal and glass elements
Gramercy Development Standards Ver4 6-6-06 redlined to original
Page
Paf!e 3~ ..Q[35
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.
· The lowest portion of any awning extendin~ into a right-oF-way shall be a minimum of ei~ht (8) feet
from the ground level in order to provide clear passage for pedestrians.
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Pal!e 354-2135
126th Street and E+ Auman Drive
II
GHBmEHY
The images below are conceprual representations of Gramercy's character. These images are included to illustrate concepts only
and are not actual representations of the proposed Gramercy project. buildings. design. materials, architecrure, erc,
126th Street character
E. Auman Drive character
E. Auman Drive
I
HBmEHV
---
The images below are conceprual represenrarions of Gramercy's character. These images are included to illusrrare concepts only
and are not actual represenrarions of the proposed Gramercy project, buildings, design, materials, architecrure, etc.
u
..
~
E. Auman Drive character
"
Ii:<
E. Auman Drive character
Conceptual Renderings
II
GBBIDERrY
The images below are conceprual representations of Gramercy's character, These images are included to illustrate concepts only
and are not actual representations of the proposed Gramercy project, buildings, design, materials, architecture, etc.
;;
At Gramercy's hub will be a plaza, surrounded by shops, restaurants,
and accented by a landmark clock tower.
Gramercy's tree~lined streets and sidewalks will encourage walking and
enhance its sense of community.
Conceptual Renderings
II
GBUmmV
The images below are conceptual representations of Grarnercy's character, These images are included to illustrate concepts only
and are not actual representations of the proposed Gramercy project, buildings, design, materials, architecture, etc.
A variety of parks and open spaces will be provided throughout Gramercy
so that everyone is within a few minutes walk of recreational opportunities.
f.':.
Shops and amenities will be located close to where people live.
Conceptual Images .- Perimeter Residential
II
6HUffiEHrY
---
The images below are conceprual representarions of Gramercy's character, These images are included to illustrare concepts only
and are nor acrual representations of the proposed Gramercy project, buildings, design, materials, archirecrure, etc.
Conceptual Images.. Interior Residential
II
6HRIDEHY
The images below are conceprual represenrarions of Gramercy's character, These images are included to illustrate concepts only
and are not actual reptesentations of the proposed Gramercy project, buildings, design, materials, architecture, etc.
1!0
Conceptual Images .- Parks, Green Spaces, Plazas
II
&HHIDERrY
The images below are conceptual representations of Gramercy's character. These images are included to iIIustrare concepts only
and are not actual representations of the proposed Gramercy project. buildings. design. materials. architecture. etc.
,;,
Conceptual Images -- Mixed--Use
II
6BRffiEBrY
The images below are conceptual representarions of Gramercy's character. These images are included to illustrate concepts only
and are not actual representations of the proposed Gramercy project, buildings, design, materials, architecture. etc.
(I
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f
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j
I
Conceptual Images ' Parking
II
'HUMfHeY
The images below are conceprual represenrations of Gramercy's character. These images are included to illustrate concepts only
and are nOt acrual representations of the proposed Gramercy project, buildings, design, materials, architecrure, etc.
M
~
Conceptual Images... Rears of Buildings
II
&RHIDEHV
The images below are conceprual represenrations of Gramercy's characrer. These images are included ro illustrate conceprs only
and are not acrual representations of the proposed Gramercy project, buildings. design. materials, architecrure. etc.
Conceptual Images... Interior Courtyards
II
6HHmEHrv
---
The images below are conceprual representations of Gramercy's character. These images are included to illustrate conceprs only
and are not acrual representations of the proposed Gramercy project, buildings, design, matetials, architecrure. etc,
w
Conceptual Streetscape
II
&BBmEHfV
Gramercy will have a variety of street furniture and streetscape
details, including benches, trash receptacles, bicycle racks, bol-
lards, street signs, tree grates, planters, pavers, cafe furniture, ete.
I!
The images on this page are conceptual representations of possible streetscape elements for Gramercy. These images are included
to illustrate concepts only and are not actual tepresentations of the proposed Gramercy streetscape elements.
Distinctive decorative elements can be incorporated into the
streetscape features of Gramercy.
Conceptual Lighting
II
&BBIDEHf
Street lighting will be provided throughout Gramercy. Street lighting fixtures
will be of the adopted City style, or of a design that is pedestrian~scaled and in
keeping with the architectural character of their surroundings.
The images on this page ate conceptual representations of possible lighting styles for Gramercy. These images are included to
illustrate concepts only and are not actual representations of the proposed Gramercy lighting.
Commitment to Public Art II
&Born my
In an effort to distinguish Gramercy in ways that enhance
its urban living, community-oriented plan, Buckingham
Companies is committed to including public art and design
elements throughout the project. Buckingham has invited
2nd Globe Studios to join its project team in order to
develop an Art Masterplan that will ensure that art and
design elements are a natural part of life in Gramercy. This
Commitment to Public Art has the following goals:
+ Use art and design as a means of enhancing
Gramercy's parks and plazas, and creating identity
for neighborhoods
+ Provide memorable pieces of interest that will
inspire curiosity and interaction and encourage
repeat visits
+ Provide art that will add value to the City of
Carmel beyond the cultural investment it represents
to Gramercy
+ Build upon and complement the City of Carmel's
plan for the Arts & Design District
The ideas and images that follow are conceptual in nature
and are presented as preliminary thoughts regarding options
for incorporating arts and design elements into the plan for
Gramercy. As the plan for Gramercy progresses, artwork
and design elements will be identified and designed for
specific locations and functions within Gramercy.
-...;.,~
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All images shown are conceptual and are the property of 2nd Globe Studios.
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throughout Providence at
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Commitment to Public Art II
~BBmER[Y
The Plaza
Gramercy's plaza will be a gathering space for the community. Possible
features that can become integrated into the events and traditions of this
community gathering point include:
+ Programming year-round
+ Farmer's Market
+ Seasonally transforming element, such as a sculpture that would
morph with the change of the seasons and function as a sundial and
solar calendar
+ Specially designed benches that encourage people to sit and stay
+ Gazebo with winter heat that could provide a year-round outdoor
gathering space
+ Music/ performance/ speech stage
Park Themes
Gramercy will contain a variety of parks and open spaces which will
all have different characters. Art, design, and landscape elements can
all be used to give each park a unique identity. Possible ideas for parks
include:
+ Earth mounds
+ Wind designs
+ Thermal designs
+ Water activated sculpture (in a pond)
+ Sound elements (wind and hand played)
+ Time/mechanical sculpture
Geometric designs
+ Reflections/illusions
+ Contemplative spaces
Preconstruction sculpture with integrated signage
An extraordinary piece of art can bring attention to the site, create a
buzz, and promise something unique and exciting for Gramercy as it is
developed.
Gateway entry elements
At least one major gateway is appropriate for the site, with secondary
pieces that relate to the main entry.
Street lights
Design additions to standard pedestrian light poles can make an
immediate impression, even in the daytime.
All images shown are conceptual and are the property of 2nd Globe Studios.
TRAFFIC IMPACT ANALYSIS
PREPARED BY A&F ENGINEERING CO., LLC
GRAMERCY
BUCKINGHAM COMPANIES
KEYSTONE AVENUE
EXECUTIVE SUMMARY
FEBRUARY 2006
INTRODUCTION & PURPOSE
A Traffic Impact Analysis was prepared on behalf of the Buckingham Companies for a proposed mixed-
use development titled "Gramercy" that will be located along Keystone Avenue (U.S. 431) between 126th
Street (Mohawk Drive) and Cannel Drive in Cannel, Indiana. The purpose of the analysis was to
determine what effect traffic generated by the proposed development will have on the existing adjacent
roadway system.
DESCRIPTION OF THE PROPOSED DEVELOPMENT
The proposed development is to be located west of Keystone Avenue between 126th Street (Mohawk
Drive) and Cannel Drive in Cannel, Indiana. The traffic analysis was based on an estimated development
of approximately 700 multi-family dwelling units, approximately 1500 townhouse/condominium dwelling
units, senior housing with approximately 120 dwelling units, approximately 50,000 square feet of office
land use, approximately 80,000 square feet of retail land use and a hotel with approximately 120 rooms.
This infonnation represents a conceptual development plan that could vary due to market conditions.
As proposed, the site will have a right-inlright-out access along Keystone Avenue, four access drives
along l26th Street, an access with Cannel Drive through the extension of AAA Way and four access
drives along Auman Drive East. The attached Figure 1 is an area map showing the proposed site and the
approximate locations of the proposed access drives.
DESCRIPTION OF EXISTING MOHAWK HILLS APARTMENT COMPLEX
The mixed use development as proposed by Buckingham Companies will replace the existing Mohawk
Hills apartment complex and golf course. The existing complex has approximately 564 dwelling units.
The estimated existing traffic volumes that are associated with the existing 564 multi-family dwelling
units were subtracted from the generated traffic volumes of the proposed 700 multi-family dwelling units
in order to analyze the true impact of the proposed mixed use development.
STUDY AREA
The study area defined for this analysis included the following intersections:
Keystone Avenue and 126th Street (Mohawk Drive)
Keystone Avenue and Cannel Drive
Keystone Avenue and I 16th Street
Keystone Avenue and Proposed Right-InlRight-Out Access
In addition, recommendations have been made for the proposed access drives along l26th Street and
along Auman Drive East.
1
TRAFFIC SCENARIOS
The following traffic scenarios were analyzed at the study intersections:
Scenario I - Existing Traffic
Scenario 2 - Existing Traffic + Proposed Development Traffic
Scenario 3 - Year 2016 Background Traffic (Horizon Year)
Scenario 4 - Year 2016 Background Traffic + Proposed Development Traffic
DESCRIPTION OF THE EXISTING INTERSECTION GEOMETRICS
The following study intersections are currently controlled by a coordinated traffic signal system. The
existing intersection geometries are shown on Figure 2 and include the following:
Keystone Avenue and 126th Street (Mohawk Drive)
Northbound Approach: A left-turn lane, two through lanes and a right-turn lane.
Southbound Approach: A left-turn lane, two through lanes and a right-turn lane.
Eastbound Approach: A left-turn lane and a shared through/right-turn lane.
Westbound Approach: A left-turn lane and a shared through/right-turn lane.
Keystone Avenue and Carmel Drive
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, a through lane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
Keystone Avenue and 116th Street
Northbound Approach: A left-turn lane, two through lanes and a right-turn lane.
Southbound Approach: A left-turn lane, two through lanes and a right-turn lane.
Eastbound Approach: A left-turn lane, two through lanes and a right-turn lane.
Westbound Approach: A left-turn lane, two through lanes and a right-turn lane.
CAPACITY ANALYSIS RESULTS
The "efficiency" of an intersection is based on its ability to accommodate the traffic volumes that
approach the intersection. It is defined by the Level-of-Service (LOS) of the intersection. The LOS is
determined by a series of calculations commonly called a "capacity analysis". Input data into a
capacity analysis include traffic volumes, intersection geometry, number and use of lanes and, in the
case of signalized intersections, traffic signal timing. To determine the LOS at each of the study
intersections, a capacity analysis has been made using the recognized computer proW,:am Synchroi
which incorporates capacity calculations based on the Highway Capacity Manual (HCM;n.
An analysis has then been made for the AM peak hour and PM peak hour for each of the study1intersections considering each of the previously mentioned traffic scenarios. The following tables
summarize the results of the capacity analysis for the study intersections.
2
TABLE 1 - LEVEL OF SERVICE SUMMARY: KEYSTONE AVENUE AND 126TH STREET (MOHAWK DRIVE)
AM PEAK HOUR
MOVEMENT SCENARIO
1 2 3A 3B 4
Northbound Approach C C D B C
Southbound Approach D D F D D
Eastbound Approach E E E D E
Westbound Approach E E F D E
Intersection D D E D D
PM PEAK HOUR
MOVEMENT SCENARIO
1 2 3A 3B 4
Northbound Approach C C C C C
Southbound Approach C C D D D
Eastbound Approach D D E D D
Westbound Approach D D F D D
Intersection D D D D D
DESCRIPTION OF SCENARIOS
Scenario 1:
Scenario 2:
Scenario 3:
Scenario 4:
Existing Traffic Volumes
Sum of Existing Traffic and Proposed Development Traffic
Year 2016 Background Traffic Volumes
Sum of Year 2016 Background Traffic and Proposed Development Traffic
NOTES:
· This intersection was analyzed as a coordinated signal system with the near-by intersections along
Keystone A venue. The existing system cycle lengths as provided by the Indiana Department of
Transportation were used to analyze the existing traffic volumes (Scenario 1). Optimized cycle
lengths were used when analyzing the remaining scenarios.
. Scenarios I and 3A were analyzed with the existing intersection geometries.
. Scenario 2 was analyzed with the addition of a continuous eastbound right-turn lane along 126lh
Street that starts 100 feet west of the western most proposed access (Access # I) and continues
through the remaining access drives to Keystone Avenue.
. Scenario 3B was analyzed with the following improvements along Keystone Avenue:
I. The conversion of the northbound right-turn lane along Keystone A venue into a shared
through/right-turn lane.
2. The conversion of the southbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
. Scenario 4 was analyzed with the improvement along 126lh Street as needed for Scenario 2 as well
as the improvements along Keystone Avenue as needed per Scenario 3B.
3
TABLE 2 - LEVEL OF SERVICE SUMMARY: KEYSTONE AVENUE AND CARMEL DRIVE
AM PEAK HOUR
MOVEMENT SCENARIO
1 lA 2 3A 3B 4
Northbound Approach C C C C B B
Southbound Approach F C D E D D
Eastbound Approach D D D E D D
Westbound Approach F E E F D D
Intersection E C D D C D
PM PEAK HOUR
MOVEMENT SCENARIO
1 lA 2 3A 3B 4
Northbound Approach B C C D C C
Southbound Approach E E E E E E
Eastbound Approach D C D E C D
Westbound Approach E E D E E E
Intersection D D D E D D
DESCRIPTION OF SCENARIOS
Scenario 1:
Scenario 2:
Scenario 3:
Scenario 4:
Existing Traffic Volumes
Sum of Existing Traffic and Proposed Development Traffic
Year 2016 Background Traffic Volumes
Sum of Year 2016 Background Traffic and Proposed Development Traffic
NOTES:
. This intersection was analyzed as a coordinated signal system with the near-by intersections
along Keystone Avenue. The existing system cycle lengths as provided by the Indiana
Department of Transportation were used to analyze the existing traffic volumes (Scenario 1 and
Scenario lA). Optimized cycle lengths were used when analyzing the remaining scenarios.
. Scenario 1 was analyzed with the existing intersection geometries.
. Scenarios lA, 2 and 3A were analyzed with the addition of a second northbound left-turn lane
along Keystone A venue.
. Scenarios 3B and 4 were analyzed with the second northbound left-turn lane along Keystone
Avenue as mentioned above as well as the following improvements:
1. The conversion of the northbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
2. The addition of a third southbound through lane along Keystone Avenue.
4
TABLE 3 - LEVEL OF SERVICE SUMMARY: KEYSTONE A VENUE AND 116TH STREET
AM PEAK HOUR
MOVEMENT SCENARIO
1 2 3A 3B 4
Northbound Approach 0 D E D D
Southbound Approach B 0 E C 0
Eastbound Approach E 0 E 0 0
Westbound Approach E E F 0 E
Intersection 0 0 E 0 0
PM PEAK HOUR
MOVEMENT SCENARIO
1 2 3A 3B 4
Northbound Approach 0 0 E 0 E
Southbound Approach C 0 0 C C
Eastbound Approach 0 0 E 0 E
Westbound Approach 0 0 0 0 0
Intersection 0 0 E 0 0
DESCRIPTION OF SCENARIOS
Scenario 1:
Scenario 2:
Scenario 3:
Scenario 4:
Existing Traffic Volumes
Sum of Existing Traffic and Proposed Development Traffic
Year 2016 Background Traffic Volumes
Sum of Year 2016 Background Traffic and Proposed Development Traffic
NOTES:
. This intersection was analyzed as a coordinated signal system with the near-by intersections
along Keystone A venue. The existing system cycle lengths as provided by the Indiana
Department of Transportation were used to analyze the existing traffic volumes (Scenario I).
Optimized cycle lengths were used when analyzing the remaining scenarios.
. Scenarios 1, 2 and 3A were analyzed with the existing intersection geometries.
· Scenarios 3B and 4 were analyzed with the following improvements:
1. The conversion of the northbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
2. The conversion of the southbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
5
TABLE 4 - LEVEL OF SERVICE SUMMARY: KEYSTONE AVENUE AND PROPOSED RIGHT - IN/RIGHT-OUT
ACCESS
AM PEAK HOUR
SCENARIO 2
E
SCENARIO 4
C
PM PEAK HOUR
SCENARIO 2
C
SCENARIO 4
B
DESCRIPTION OF SCENARIOS
Scenario 2:
Scenario 4:
Sum of Existing Traffic and Proposed Development Traffic
Sum of Year 2016 Background Traffic and Proposed Development Traffic
NOTES:
. This access is proposed as a right-inlright-out access. A median exists along Keystone A venue
in the vicinity of the access.
. Scenario 2 was analyzed with the addition of a southbound right-turn lane along Keystone
Avenue. Per the Indiana Department of Transportation's Driveway Permit Manualiii, this turn
lane should have 550 feet of deceleration and a 100 foot taper. A 100 foot recovery taper is
also proposed at the access.
. When the existing traffic volumes are projected forward to the year 2016 based on an annual
growth rate, before the generated traffic is added to the roadway network, Keystone Avenue
will need to have six travel lanes (three in each direction) in order for the signalized study
intersections to operate at level of service "D" or better during the peak hours. The additional
travel lanes are not due to the proposed development as they are needed before the proposed
development traffic is added to the roadway network in order to accommodate the year 2016
background traffic volumes. Scenario 4 was then analyzed with an additional through lane in
both directions along Keystone Avenue as well the addition of the southbound right-turn lane
recommended for Scenario 2.
6
RECOMMENDATIONS
Based on the results of the traffic study, the following recommendations are made to ensure that the
roadway system will operate at acceptable levels of service if the site is developed as proposed.
1. KEYSTONE AVENUE AND 126111 STREET (MORA WK DRIVE)
Year 2006 Conditions
A continuous eastbound right-turn lane is recommended along 126lh Street that starts 100 feet west
of the western most proposed access (Access #1) and continues through the remaining access
drives to Keystone A venue. When the generated traffic volumes from the proposed development
are added to the existing traffic volumes, this intersection will operate at acceptable levels of
service during the peak hours with this improvement. The intersection geometries will then consist
of the following:
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, a through lane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
Year 2016 Conditions (Horizon Year)
When the existing traffic volumes are projected forward to the year 2016, before the generated
traffic volumes from the proposed development are added, the following improvements are needed
at this intersection in order to achieve level of service "D" or better during the peak hours:
. The conversion of the northbound right-turn lane along Keystone A venue into a shared
through/right-turn lane.
. The conversion of the southbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
The improvements listed above are not due to the proposed development.
When the proposed development traffic is added to the year 2016 background traffic, the
continuous eastbound right-turn lane along 126th Street is recommended. The intersection
geometries will then consist of the following:
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
A left-turn lane, two through lanes and a shared through/right-
turn lane.
A left-turn lane, two through lanes and a shared through/right-
turn lane.
A left-turn lane, a through lane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
7
2. KEYSTONE AVENUE AND CARMEL DRIVE
Year 2006 Conditions
The addition of a second northbound left-turn lane is needed along Keystone Avenue in ot:der to
achieve level of service "D" or better during the peak hours with the existing traffic volumes. The
intersection geometries will then consist of the following:
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
Two left-turn lanes, two through lanes and a right-turn lane.
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, a through lane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
When the proposed development traffic is added to the existing traffic, the intersection geometries
listed above will accommodate the projected traffic volumes. Therefore, no improvements are
needed at this intersection due to the proposed development.
Year 2016 Conditions (Horizon Year)
When the existing traffic volumes are projected forward to the year 2016, before the generated
traffic volumes from the proposed development are added, the following improvements are needed
at this intersection in order to achieve level of service "D" or better during the peak hours:
. The addition of the second northbound left-turn lane along Keystone Avenue as needed per
the existing traffic volumes.
. The conversion of the northbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
. The addition of a third southbound through lane along Keystone Avenue.
The improvements listed above are not due to the proposed development. With the improvements,
the intersection geometries will then consist of the following:
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
Two left-turn lanes, two through lanes and a shared through/right-
turn lane.
A left-turn lane, three through lanes and a right-turn lane.
A left-turn lane, a through lane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
When the proposed development traffic is added to the year 2016 background traffic, the
intersection geometries listed above will accommodate the projected traffic volumes. Therefore,
no improvements are needed at this intersection due to the proposed development.
8
3. KEYSTONE AVENUE AND 116Tl-I STREET
Year 2006 Conditions
The existing intersection geometries will adequately accommodate the generated traffic from the
proposed development. Therefore, no improvements are needed at this intersection due to the
proposed development.
Year 2016 Conditions (Horizon Year)
When the existing traffic volumes are projected forward to the year 2016, before the generated
traffic volumes from the proposed development are added, the following improvements are needed
at this intersection in order to achieve level of service "D" or better during the peak hours:
. The conversion of the northbound right-turn lane along Keystone A venue into a shared
through/right-turn lane.
. The conversion of the southbound right-turn lane along Keystone A venue into a shared
through/right-turn lane.
The improvements listed above are not due to the proposed development. With the improvements,
the intersection geometries will then consist of the following:
Northbound Approach:
Southbound Approach:
A left-turn lane, two through lanes and a shared through/right-turn
lane.
A left-turn lane, two through lanes and a shared through/right-turn
lane.
. A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, two through lanes and a right-turn lane.
Eastbound Approach:
Westbound Approach:
When the proposed development traffic is added to the year 2016 background traffic, the
intersection geometrics listed above will accommodate the projected traffic volumes. Therefore,
no improvements are needed at this intersection due to the proposed development.
4. KEYSTONE AVENUE AND PROPOSED RIGHT -IN I RIGHT-OUT ACCESS
Year 2006 Conditions & Year 2016 Conditions (Horizon Year)
This access is proposed to be constructed as a right-inlright-out access. A median exists along
Keystone Avenue in the vicinity of the access. It is recommended to construct a southbound right-
turn lane along Keystone A venue at the access drive. Per the Indiana Department of
Transportation's Driveway Permit Manual, this turn lane should have 550 feet of deceleration and
a 100 foot taper. A 100 foot recovery taper is also recommended at the access.
The traffic simulation program SimTrafficiv was used to visually model the anticipated traffic flow
operations when the generated traffic from the proposed development is added to the roadway
network. Based on the SimTraffic simulations and the proposed access location, adequate spacing
will be provided so that vehicles traveling southbound along Keystone A venue will not queue back
from Carmel Drive to the proposed right-inlright-out access.
9
5. ACCESS DRIVES ALONG 126TH STREET (MOHAWK DRIVE)
Year 2006 Conditions & Year 2016 Conditions (Horizon Year)
The following conditions are recommended for the proposed access drives along 1261h Street:.
. Each unsignalized access controlled with the access drive stopping for 1261h Street.
. Access #2 and Access #4 (the main access drives) each constructed with two outbound
lanes and one inbound lane. Access #1 and Access #3 each constructed with at least one
outbound lane and one inbound lane.
. The addition of a continuous eastbound right-turn lane along 1261h Street that starts 100 feet
west of the western most access (Access #1) and continues through the remaining access
drives to Keystone A venue.
. The addition of a westbound left-turn lane along 1261h Street at each access. Combined
with the existing eastbound left-turn lane at the Keystone A venue intersection, a continuous
left-turn lane would then be created along 126th Street in the vicinity of the site. A
minimum of 100 feet of storage is recommended for the left-turn lane serving Access #2. A
minimum of 50 feet of storage is recommended for each of the left-turn lanes serving
Access #1 and Access #3. There is approximately 460 feet of space for a left-turn lane
between the eastern most access drive (Access #4) and Keystone A venue. A minimum of
100 feet of storage with a 100 foot taper is recommended for the westbound left-turn lane
serving Access #4. It is then recommended that the existing eastbound left-turn lane at the
Keystone Avenue intersection be extended back so that it has 260 feet of storage.
The traffic simulation program SimTraffic was used to visually model the anticipated traffic flow
operations when the generated traffic from the proposed development is added to the roadway
network. Based on the SimTraffic simulations, adequate spacing will be provided along 1261h
Street between the proposed access drives and the intersection of Keystone A venue and 126th
Street. In addition, the recommended storage lengths for the auxiliary lanes will accommodate the
projected traffic volumes.
6. ACCESS DRIVES ALONG AUMAN DRNE EAST
Year 2006 Conditions & Year 2016 Conditions (Horizon Year)
The following conditions are recommended for the proposed access drives along Auman Drive
East:
. Each unsignalized access controlled with the access drive stopping for Auman Drive East.
. Each access constructed with at least one outbound lane and one inbound lane.
. These access drives will mainly serve the proposed residential homes that are located towards
the east edge of the site. However, the majority of the traffic to and from the development will
access the site via the drives that are located along the major roadways (i.e. along Keystone
Avenue, 126th Street and Carmel Drive). Based on the peak hour projected traffic volumes
determined in this study, the proposed development will most likely add 20 vehicles or less
during the peak hours in either direction along Auman Drive East. Considering the low
volume of projected traffic, the proposed development will have very little impact to Auman
Drive East. Therefore, improvements will not be needed along Auman Drive East due to the
low traffic volumes projected at the drives.
i Synchro 6.0, Trafficware, 2003.
ii Highway Capacity Manual (HCM), Transportation Research Board, National Research Council, Washington, DC, 2000.
iii Driveway Permit Manual, Indiana Department of Transportation (INDOT), 1996.
iv SImTraffic 6.0, Trafficware, 2003.
10
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DEVELOPMENT INFORMATION
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SENIOR ltOIISUllI m no 011 AREA MAP
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llETAIL 120 80.IlOO SF
110111. JIO 120_
GRAMMERCY
BUCKINGHAM COMPANIES
CARMEL, INDIANA
@A Ie F Engineering Co.. LLC 2006
"ALL Rights Reserved"
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KEYSTONE AVENUE AND MOHAWK DRIVE KEYSTONE A VENUE AND CARMEL DRIVE
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KEYSTONE A VENUE AND 116TH STREET
GRAMMERCY
BUCKINGHAM COMPANIES
CARMEL, INDIANA
FIGURE 2
EXISTING INTERSECTION
SCHEMA TICS
@A &: F' Engineering Co., LLC 2006
-ALL Rights Reserved-