HomeMy WebLinkAboutPacket 6-20-06
. .
, .t"'o,
'C~...
JA
~.-~1
Jfi.~
GRHlllER[V
City of Carmel
Plan Commission
June 20, 2006
Buckingham Companies
!""'\ - ,,~! iJ
..... 'l~"":"
\~. ......' .--
o
D
o
o
o
o
o
o
u
u
o
D
D
D
D.
D.
o
o
D
GHHmEH[V
City of Carmel
Plan Commission
June 20, 2006
Buckingham Companies
~fr~ v'.vr,- ~r"""'~.
~ , ,.", ~i "= II 11
Y ,ell'.. "L \J ~~ Lsl[)
1)
a
D
o
D
o
Q
D
D
o
o
o
o
o
o
o
D
u
o
GRHmER[V
v=-~.. ~~"~~-:-- -= =::-'='~~_ -
A REQUEST FOR ZONING CHANGE TO
PLANNED UNIT DEVELOPMENT (PUD)
CJ~~i;"'
~
....
",
Ilt
R
III
Ii!
~
I
BUCKINGHAM
COMPANIES
~~-...
.......~. ..
~ ',",
II
.-:...
J;
DOCKET #05120025 Z
THE CITY OF CARMEL, INDIANA
PLAN COMMISSION
JUNE 20, 2006
1
;?
PETITIONER:
BUCKINGHAM PROPERTIES, INC
DAVID E LEAZENBY, VICE PRESIDENT
333 N. PENNSYLVANIA STREET, 10TH FLOOR
INDIANAPOLIS, IN 46204
PHONE 317 974-1234 X241
FAX 317 974-1238
ATTORNEY:
NELSON & FRANKENBERGER
JAMES E 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 317826-7163
FAX 317826-7200
MASTER PLAN:
LOONEY RICKS KISS ARCHITECTS
175 TOYOTA PLAZA, SUITE 600
MEMPHIS, TN 38103
PHONE 901 521-1440
FAX 901 525-2760
ARCHITECT:
WEAVER DESIGN GROUP, INC
6201 CARROLLTON AVENUE
INDIANAPOLIS, IN 46220
PHONE 317 202-0661
FAX 3\7 202-0662
o
D
Development Statement
II
'KamHrY
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have become out-of-date, and a plan for the property's future is necessary.
o
D
D
~
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.
o
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 Februaty 21, 2006, and
was discussed by the Special Studies Committee at seven meetings. The Gramercy PUD District petition received a
unanimous favorable recommendation from the Special Studies Committee on June 6, 2006. In addition to the Com-
mittee meetings and Staff meetings, we have 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 since the original
submittal, as well as additional Exhibits pertaining to Permitted Uses, Use Areas, and Building Height. We have
also included a variety of conceptual renderings and images in order to provide an idea of the architectural character
of Gramercy, including the perimeter areas on 126th Street and E. Auman Drive. The PUD and its Exhibits reflect
comments received from Committee members, City Staff, and neighbors. Additions and revisions to these docu-
ments address phasing, uses, building height, commercial square footage, landscaping, street standards, construction
traffic, perimeter transitions, and a variety of other comments received.
D
D
o
D
D
D
D
We are pleased to present the enclosed documents and images as our vision for the redevelopment of Mohawk Hills
into Gramercy.
Respectfully Submitted,
D
David E. Leazenby
Vice President, Land Development, Buckingham Properties, Inc
D
it
D
D
~
fl
1M
f".-H'4jJlRl -1'llu
t:~\ ....,~. . )~~(;N!.,l
r.:' . ~':"'W . 'J"i~'~~P.Iu~
C':~~~t
~~ ;Jt'~~'
~ ~:,....,~, :~~1;;5~rt..
~
J
o
o
o
a
o
D
o
~
~
o
D
o
o
a
~
D
D
~
Q
Aerial Photograph II
6HHmEHY
I
J
Q
~
~
D
~
~
~
~
D
D
o
~
~
o
~
~
a
~
D
Site Context
II
6BBmEHY
The site is located within walking distance of City Center,
the Old Town Arts & Design District, and the Manon Trail.
trl
~ . .'~t!:~~
~ tl' ;'''\:~\, &1:,' " ]," .
~' I '" ........ . ;~~ ".
..... , ','
.' . .111 "r:,
~'Ir III ~ I,
Old Town Carmel
City Center
Arts & Design District
Monon Trail
D
~
~
a
~
~
D
a
Q
D
o
~
o
D
D
~
~
~
~
Consistency with Carmel's Plans
II
&HHIDEHV
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 it proposes a neighborhood that:
+ Is pedestrian-oriented
+ Has a mixture of uses and building types
l! + 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
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.
a
~
~
D
o
D
..cif'!l' "-
III
r/tr Ill; I'
~f'1
-".~
t"
~
Q
~
~
~
~
~
c..~
,~
:~f'
~
:~ k
ill ;~
Jlj
~
" ~:~ 1( ,"';. ~
',:,_ _Ii Blk:'R"'oute
. 'rd;,~;
iJ.lJ .....~.
~,..,.,
~ ' ~I~ 0
i!')
~
Fu ,~,~":;:i...-.:;~;" ~ ~i ;J.~~ ·
\~ ti.: i 0\ J ~ , f t!
.. .," I'D - . tIS
f ~..... l~ - r ," / ~ I
l".... ~If~~ ,.. ':t'''' ",gi'~~
D ",.. ~ If"'" ~ .w" ~ "'~. of
I _ ~'\: i;j do! \. (. :; E~
~ ~"..'.!.''s~':'~ l8t:~~
... "'f ~5"~JT'",,~"'i;.~ ~ ~ Carmel Drive
~
~
~
~
Circulation
II
6HRIDEHY
t:I
. '.' .Ii] E'. ,"
,:t'!\Il\ '
.' f' " f' ... "'....
II" J" .'. t:'
}.,m~'.-L~ ,.,' "
~'h~ ~ ~ "'-let j
,~..",.>l..; ~ ..er !~i.' ,f '
.., , \ '" -t 1 ,
\ ~ ',",T' .I
~
~
il
~
~
~
"
'to.
~
'i,
'"
Pedestrians
~"
III
'"'
:.
'"
:l
<:
!!;
<(
~: 41
,,,iil:
.<,13;"
~
~
" I',
~
r;;.
...
ill C'
"
1"
Bicycles
l1!! iIi>
'l;
II
..II:'! ili
I:;l
~
II'
~
tl
Automobiles
o
o
o
o
o
o
o
o
D
o
o
o
o
o
o
o
o
o
o
Sponsor:
ORDINANCE NO.
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING THE
GRAMERCY
PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z-289 (the
"Carmel/Clay Zoning Ordinance"), provides for the establishment of a Planned Unit
Development District in accordance with the requirements ofI.C. ~ 36-7-4-1500 et seq.;
WHEREAS, the Carmel/Clay Plan Commission (the "Commission") has given a
favorable recommendation to the ordinance set forth herein ("Gramercy") which
establishes the Gramercy Planned Unit Development District (the "District"), which shall
also be referred to as the "Gramercy Ordinance."
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana (the "Council"), that (i) pursuant to IC ~36-7-4-1500 et seq., it adopts
this Gramercy Ordinance, as an amendment to the Carmel/Clay Zoning Ordinance and it
shall be in full force and effect from and after its passage, (ii) all prior commitments shall
be null and void and replaced and superseded by this Gramercy Ordinance, and (iii) this
Gramercy Ordinance shall be in full force and effect from and after its passage and
signing by the Mayor.
Section 1 Applicability of Ordinance
1.1. The Official Zoning Map of the City of Carmel and Clay Township, a part
of the Carmel/Clay Zoning Ordinance, is hereby changed to designate the
land described in Exhibit "A," 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
- 1 -
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
between the Gramercy Ordinance and the (i) Carmel/Clay Zoning
Ordinance, (ii) the Sign Ordinance, or (iii) Subdivision Control Ordinance,
the provisions of this Gramercy Ordinance shall apply.
1.3. Any capitalized term not defined herein shall have the meaning as set forth
in the Carmel/Clay Zoning Ordinance in effect on the date of the
enactment of this Gramercy Ordinance.
Section 2 Current Conditions and Structures. Attached hereto and incorporated
herein by reference as Exhibit "B" is an aerial photograph depicting the boundaries of the
Real Estate and the Existing Apartments and Existing Apartment Accessory Uses. The
Existing Apartments and the Existing Apartment Accessory Uses shall be permitted to
remain in their current conditions and shall not be subject to the terms and conditions of
this Gramercy Ordinance and the Gramercy Design and Development Standards.
However, as redevelopment of the Real Estate occurs and a portion or portions of either
the Existing Apartments and/or the Existing Apartment Accessory Uses are intentionally
removed or demolished in order to accommodate the redevelopment, the newly
constructed buildings and structures shall be subject to this Gramercy Ordinance and the
Gramercy Design and Development Standards. All improvements in existence as of the
date of this Ordinance may be maintained, remodeled, and reconstructed, including
reconstruction after fire or other casualty.
Section 3 Plattin2. 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 Desi2D 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
-2-
D
o
o
o
D
D
D
D
o
D
D
o
o
o
o
o
o
o
o
4.2.
Development Standards.
A. Gramercy DeveloDment. Phasine. 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.l(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. As part of the ADLS and Development Plan process,
the number and location of any access points to East Auman Drive
and/or Shoshone Drive shall be reviewed and approved by the Plan
Commission. Unless specifically required by the Plan
Commission, Department of Community Services, Department of
Engineering and/or the Board of Public Works, the Developer shall
not permit more than two access points onto East Auman Drive
and/or Shoshone Drive. Access point locations shall be
determined in cooperation with the Department of Community
Services, Department of Engineering and/or Board of Public
Works.
Permitted Uses and Use Areas. Exhibit "E", which is attached hereto and
incorporated herein by reference, sets forth the general locations of Use
Areas A, B and C (as defined below). Exhibit "F", which is attached
hereto and incorporated herein by reference, sets forth the Permitted
District Uses for each Use Area, subject to the other requirements and
standards of this Gramercy Ordinance, including the provisions contained
in Sections 4.2(D) and 4.2(E) 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
- 3 -
D
o
o
o
o
o
D
o
D
D
o
D
o
o
o
o
o
o
o
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
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.
Limitations on Uses. Within the Gramercy District, no more than
one hundred fifty thousand (150,000) square feet shall contain
permitted uses listed in Exhibit "F" in the following categories: (i)
"Office Uses"; (ii) "Retail & Service Uses".
E.
126m Street/Kevstone 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(E), the maximum Building Height may be
modified.
F.
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.
G.
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.
H.
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
-4-
D
D
D
D
D
D
D
D
o
D
D
D
o
o
o
o
o
D
D
4.3.
4.4
Carmel's rules and ordinances governing Model Homes.
I. Temporary Uses. Temporary Uses shall be permitted as listed in
Exhibit "F" and shall be governed by the City of Carmel's rules
and ordinances governing Temporary Uses.
Building Height. Exhibit "D", which is attached hereto and incorporated
herein by reference, sets forth the general locations of the Perimeter
Transitional Area, the Interior Transitional Area, the Core Transitional
Area, and the Core Area (as defmed below).
A. Perimeter Transitional Area. The "Perimeter Transitional Area"
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 "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 defmed 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. Core Transitional Area: The "Core Transitional Area" shall be
defIned as the area generally depicted as the Core Transitional
Area on Exhibit "D." The maximum Building Height within the
Core Transitional Area shall be sixty-fIve feet (65').
O. Core Area: All areas of the Real Estate not specifIcally identifIed
or described as part of a Transitional Area on Exhibit "0" shall
constitute the Core Area. The maximum Building Height within
the Core Area shall be one hundred feet (100').
Perimeter Setbacks.
A. Western Property Line: There shall be a minimum setback of
fIfteen feet (15') from the western property line of the Real Estate.
B. Northern Property Line: There shall be a minimum setback of
fIfteen feet (15') from the northern property line of the Real Estate.
C. Eastern Property Line: There shall be a minimum setback of thirty
feet (30') 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.
- 5 -
D
D
o
o
o
o
D
o
o
D
o
D
o
D
o
o
o
o
o
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
(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. Streets
shall remain open and accessible to the public and shall not be gated or
access-controlled, unless otherwise approved through the ADLS and
Development Plan process by the Plan Commission.
Section 5 Accessory Buildine:s. All Accessory Buildings and Accessory Uses shall
be permitted except that any detached accessory building shown in any Development
Plan shall on all sides be architecturally compatible with the principal building(s) with
which it is associated.
Section 6 LandscaDine:. 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 Parkine:. Parking shall be required in accordance with the standards
contained in Exhibit "G", the Gramercy Design and Development Standards.
Section 9 Sie:nae:e. Signage shall be required in accordance with the standards
contained in Exhibit "G", the Gramercy Design and Development Standards.
.6-
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
Section 10 ADDroval 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. ~ 36-7-4-1509(a)(2). As permitted
under I.C. ~ 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 PlatlDevelol'ment 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 or Development Plan, review and approval of the
amended plans shall be made by the Commission, or a Committee thereof,
pursuant to the Commission's rules of procedure. Minor Alterations may
be approved by the Director. Notwithstanding anything herein to the
contrary, neither ADLS approval or Development Plan approval shall alter
the specific development requirements contained in this Gramercy
Ordinance unless agreed to by the Developer, and compliance with the
specific development requirements set forth in this Gramercy Ordinance
shall not be the basis for denial of ADLS approval or a Development Plan
for a Section.
10.3. Approval or Denial ofSecondarv Plat.
A. The Director shall have the sole and exclusive authority to approve
without conditions, approve with conditions, or disapprove the
Secondary Plat (the "SP") for the Gramercy Ordinance; provided,
however, that the Director shall not unreasonably withhold or
delay the Director's approval of the SP that is in substantial
conformance with the Development Plan and Primary Plat and is in
conformance with this Gramercy Ordinance and the Gramercy
Design and Development Standards. If the Director disapproves
any SP, the Director shall set forth in writing the basis for the
disapproval. Upon receipt of such written disapproval, the
applicant may either amend the Secondary Plat to address the
stated reasons for denial and resubmit the amended Secondary Plat
or schedule the request for approval of the SP for a hearing before
- 7 -
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
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,
erosion control, utilities, streets and building information.
10.4. Additional Notification Reauired. In addition to the public notice required
by law for any ADLS, Development Plan, or Variance Petition submitted
for any Section(s) of the District or any building(s) within the District, the
Developer shall provide the same notification via USPS mail to the
following individuals: (i) President of the Homeowner's Association,
Enclave subdivision, (ii) President of the Homeowner's Association or
other appointed representative, Auman subdivision, and (iii) President of
the Homeowner's Association or other appointed representative, Newark
Village subdivision.
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, ordinances, and technical specifications 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 direct construction traffic away from residential
neighborhoods, subject to the direction of the City of Carmel Board of Public Works
and/or the City of Carmel Department of Engineering. Unless otherwise approved or
required by the City of Carmel Board of Public Works and/or the City of Carmel
Department of Engineering, construction work hours shall be between the hours of 7:00
am and 7:00 pm, and no work shall be performed on the following days: New Years Day,
Memorial Day, Independence Day, Labor Day, Thanksgiving Day, and Christmas Day.
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:
- 8 -
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
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.
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. Conceptual Plan: Conceptual Plan shall mean and refer to a general plan
for the development of the Real Estate showing the conceptual layout of
blocks, streets, and open spaces pursuant to the Gramercy Planned Unit
Development Ordinance (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
- 9-
o
D
D
D
D
D
o
D
o
o
o
D
o
o
o
D
D
D
D
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
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
- 10-
o
o
D
D
o
o
o
o
o
o
o
D
o
o
o
D
o
o
o
Live/W ork 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. 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
ADLS approval, Development Plan and/or Primary Plat approval (the "DP
Approval").
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
- 11 -
o
D
o
D
o
D
o
D
D
D
o
o
o
o
o
o
D
D
o
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-
o
D
D
o
D
o
o
o
D
D
o
D
o
o
o
D
o
D
o
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 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
Gmmerey PUD Ver6 6-20-06
- 13 -
o
o
D
D
D
o
o
o
o
o
D
D
D
o
D
D
o
o
o
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 Corner of said Northeast Quarter; thence So~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 of the 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 Corner of the Northwest Corner 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 ofa 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
o
o
o
o
o
o
o
o
o
o
o
ALSO:
Part of the Northwest Quarter of Section 31, Township 16 North, Range 4 East in Hamilton
County, Indiana, more part~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 degi:ees 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
D
Q
Q
o
~
~
D
D
D
~
~
~
~
D
D
D
U
~
D
Exhibit "B" - Existing Conditions and Structures
~
D
~
o
o
Q
Q
D
D
D
~
a
~
D
D
~
D
~
~
Exhibit "C" - Conceptual Plan
t ~ #
;.
'"
~
~_' ~'__~" UI. _~_~
.
e_"~
L
':::i~-lii1
I"
..
~
I!'JI
lIf!j..lJb f II': ~
...
.. ...
, ,
"-00I;I
J
~
f"I
"""'l..
"I
.-..
II
..
IClI
.r~ 10
E
~
I.:
c
t"J!!
J
~
, ,
..
Il..I
~
..~ ill"
-""""""0
I
~;7
I:!
:: t' ....
r "
~ iIt:+= l'II
,;;;
1
;;
~
..
~- !"i
.....
..
~,
11
!'!
~ ~ 'f
~
I,
I
· i
.....~i'''',
'''1
r-!
I!"';
.:! ~
"..., r
.IiIi *"
~
fioJ" .;A;i.
J
II
Ii
('l
it'
lIiIi ~
f
f"
r: -
~,-~,
~&o;.'t~ ~~~ ~~<;IIIIlA-iJ44" ..... .....~:""~.........,~ _~_~ _~;
,-~
~
~
.,.
Ii I
~ i
~
.-~ lfiiIi
4
j r
-"'I
· '1".
.
,t'
i
CI1
~
c:
CI1
~
,'IV
'c,
o
....
II)
,~
IV
~.
u
: ~ 1
"'...
?t:::
· J
"1
1iJ.'t;..
.'
ii
~
.....&
1
~
t' ~
I ll:: <f'
~ i# '-
!!, '0
~"'" ~ C
~l'G
.e
::s
'<
'" ~'. '.~ 0:;
cJl ,;~
'IlI"W
~
~
~
r- --
ilio
fl
. .- ',.
~ ~'"
iWi
~
r," <ii ~,,~
r 1;!' ~ ~~
.~
,
.~
~
"'"
Q
~
~
~
r
~
~
'Ill
& '" !iii, <
I
I
~
I
Q
Iii' ~
,~
r",,~
I ID ~
I' ~'ll"
. ""
i trP
~
Q
~
I
t ~ !;;
t
.t
t ;,"';
D
~
~
D
t",
if>- $1
~
I
I
f
~
~
o
;{\l
M
t'l'i ~
;e -.;;i
~
;:t'~
Exhibit liD" ~ Building Height Map
June 20, 2006
.k1: -..
7~-:: -7-- ~..-
liiiI r
j!;
~ ;\
.
'*
~
~
!
~
'"'"
""
'""
~ 11
'"
~
t~
~~ &i
"'!
~ .
M '~
~
a
~
x
1ft!
~~
~
~
~
~
iJli
iii>
~
r'-'
~
~~
~
,;
~
;1
.L
'", "
~
;is
~
~
j~
0:;; ,.
,if!
<.lJ ~
<'"
II?
ii.'iI
~~ q:
F:.:"~ll
~ "'"
o
D
o
o
o
o
o
D
o
D
D
D
D
D
o
o
D
a
o
r ~,
~
I
rill
'!l!
I
.
,
1
I
I
Exhibit tiE" ~ Use Map
June 20, 2006
_'_'~~'...4!WI l
III
-- ---1
I
'"
iii
~
r
j', .
;iiiiiI
~
l\l'
L
..'
i!R!
CI
~
~ ;a1
\'I
:1
.,
r: I. :.t:
:l~
lr~,
;1 ~
C-" n:s
II ....
/;:~l ~
",,'/' C ::S'" rm
/;/ .2 o~
v /;/ t) o~
/'/ <U C11..c;;;
:f :; 2_t- l~
II ... 0";' f'
II ~u~
II
or'
I
!
~l
"'~:l
l
...
!.,...:1'__'f .1(6
-.-----
m
~
l.-,
Schneider
1I'i'
Carmel Drive
~ ~
GRAMERCY - CONCEPTUAL DEVELOPMENT PLAN
!l'Ii\: ~""'" __ >fI!' _ . _ k_
>.
~i .. ",*" """"
--
~
I
'j I
~
~ i
,. I
t
I
d
,
.?M 1
1
I
.
r.;
I
d
I
I
I
I
t
~
i
.
J
i
Il'r
D
o
Exhibit "F" - Schedule of Permitted Uses
Version 5
o
o
P = Permitted, "Blank" = Prohibited,
SU = Special Use
Area A Area B Area C
o
Residential uses
Single Family Dwelling P P P
Two Familv Dwelling P P P
Multiple Familv Dwelling' P P P
Detached Dwelling P P P
Accessorv Dwelling P P P
Attached Dwelling P P P
Home Occupation P P P
Bed & Breakfast Inn P
Model Home P P P
Guest House P P
Boarding or LOdging House P
NursinalRetirementlConvalescent Facilitv 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.
o
o
o
o
IOffice Uses
Clinical or Medical Health Center P
Research Laboratory or Facility P
General Offices P P
Professional Offices P P
Training Facilitv P
o
Institutional Uses
ChurchfT empie/Places of Worshi p SU
Hospital SU
Surgery Center P
Urgent Care Facility P
Rehabilitation Facilitv P
Phvsical/Occupational Care P
Librarv P P
Post Office P P
Public Service Facilitv P P
o
o
o
o
IEducatlonaluses
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
o
Retail & Service Uses
General Retail Sales P P
General Service P P
Automobile Service Station P
Automobile/Truck Repair (indoor) P
Cafe P P
Delicatessen P P
Coffee Shop P P
Commercial Kennel P
Drv Cleaning Establishment (w/ on-site plant) P
Drv Cleaning Establishment (w/out on-site plant) P P
Equipment Sales/Repair (indoor) P P
Financial Institution (with drive-thru) P
Financial Institution (without drive-thru) P P
Automated Teller Machine (ATM) P P
o
o
o
1 of 2
o
o
o
o
- - -
Food Stand P
Funeral Home/Mortuary/Crematory SU
Roadside Sales Stand P
Self-Service Laundry P P
Veterinary Hospital with commercial kennel P
Veterinary Hospital without commercial kennel P
Wholesale Sales P
P = Permitted, "Blank" = Prohibited,
SU = Special Use
Area A Area B Area C
o
o
Cultural/Entertainment Uses
Art Gallery P P
Art & Music Center P P
Hotel P
Hotel (full service) P
Indoor Theater P
Outdoor Theater P
Catering Establishment P P
Restaurant, without drive-thru sales P P
Restaurant, with walk-up/drive-thru food sales P
Meetina or Party Hall P
Museum P P
Tavern/Niaht Club P
o
o
o
Establishment
o
Recreational
Commercial Recreational Facility, Indoor P P
Commercial Recreational Facilitv, Outdoor P
Community Center P P
Country Club P
Golf Course P
Health/Fitness Facility P P
Private Club or Lodge P P
Private Recreational Facility P P
Park, Public P P P
o
o
o
Miscellaneous
Artificial Lake or Pond (non-platted) P P P
Commercial Parkina Lot SU
Commercial Parkina Structure P
Private Parkina Structure P P
o
o
Temporarv Uses
Construction Facilitv P P
Disolav, Outdoor P P
Model Homes P P P
Sales, Outdoor P P
Sales, Seasonal Outdoor P P
Special Event, Outdoor P P
o
Transportation & Communication Uses
Antenna' P
Collocated Antenna' P P
Radio and/or Television Studio P P
RadiolTelevision Transmission Antenna' P
Wireless Telecommunications Antenna' P P
Private Helicopter Landina/Service Facility SU
o
o
, 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)
D
20f2
o
l:::::Jl:::::Jr:=Jr=J-=:=J-=:=JCJr=Jr:=Jr=Jr=Jl:::::Jl:::::Jl:::::Jl:::::Jr=Jr=Jr:=Jl:::::J
GRHmER[Y
Gramercy Design and Development Standards
Exhibit "0"
City of Carmel, Indiana Ordinance No. ________
Oramercy Planned Unit Development District
Version 5, Revised June 20, 2006
.
I BUCKINGHAM
COMPANIES
weaver design group
residential architecture and planning
Mempw Nashville Princeton
Celebration Rosemary Beach Dallu
Ard>lIttture.P1annine:olnter1oraoaeR.!rch
CJ
r::=J
r:=J
r=:J
~
@ 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 dlis 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 architecmral, landscape and site designs contained within the work
designed by others.
Photographs and renderings are included to illustrate concepts only and
are not intended as actual representations of the proposed Gramercy proj-
ect, buildings, design, materials, architecture, etc.
~
r:=J
r=J
r=:J
EJ
r=:J
l=:J
EJ
CJ
EJ
CJ
CJ
r=:J
CJ
T a b 1 e 0 f
C 0 n t e n t s
Version 5, Revised 6-2()..()6
Introduction
3 ~ Overview
3 ~ Consistency with Camlel's Plans
3 - Vision and Intent
Section 1- General Development Standards
5. Conceptual Plan
6 - Open Spaces
8 - Lighting
9 - Landscaping
II - Parking
13 - Signage
15 - Streets
18 - Site Development Standards
Section II - Architectural Design Standards
20. Introduction
21 - Building Design
22 - Windows
23. Entrances
24 - Roofs and Cornices
25 - Accents and Projections
GRAMIlRCY DeSIGN AND DEVElOPMIlNT STANDARDS
t:::J
I::J
-=:J
I:::J
I:::J
E::)
I::J
r::J
I::J
I!:J
r:::::J
I::J
Cl
EJ
Cl
I::J
Cl
I::J
I::J
IntnlLlllction
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 utban 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 townhome apartments. Today the property is
best represented as a moderately priced rental housing Opti011. 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.rState owner. To
stabilize the property, Buckingham invested in new landscaping, renovated the clubhouse, and repaired various overdue maintenance items.
However, due to the property's age and condition, Mohawk Hills will need to be redeveloped over time.
The Design and Development Standards and
Conceptual Plan contained herein take into
consideration the site's unique position as an infill
location within the central core area of Carmel.
Bordered by Keystone Avenue to the easr, 126th Street ro
the north, Auman Drive to the west, and approximately
E. Carmel Drive to the south, the property is located
within Carmel's Central Business District ("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 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 Carmel'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#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
Gra...mer...cy
Inspired by the great urban neighborhoods of the world,
Gramercy will be an engaging, urban community located near
the center of downtown CarmeL Classic in character, traditional
in design, this fonvardAooking community is designed to offer
architectural diversity and a modem lifestyle by relying on time~
tested design principles. Gramercy's plan will be characterized
by pedestrian~friendly streets, tree#lined sidewalks, distinctive
architecture, Main Street.rStyle neighborhood stores, quiet parks
and a vibrant central plaza..
gra-mur'se
The word gramercy is an interjection
that can be used to express
gratitude or surprise. It comes
from tI,e French phrase grand
mert.'~ 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 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. Ai; Mohawk HiUs is gradually redeveloped. a traditional, authentic neighborhood will
evolve over a period of years. A tasteful blend of residential and mixed-use buildings will be set in a walkable,
urban living environment containing multiple green, open spaces. At Gramercy's hub will be a plaza, surrounded
by shops, restaurants and accented by a landmark clock tower. Gramercy's plaza will provide the community with
a significant identity, and serve as a centerpiece for neighborhood functions, social events and a meeting place for
neighbors.
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 dock tower that give a unique identity to the community and provide a central meeting
area.
. A pedestrian-friendly network of streets with sidewalks, paths, public art, street furniture, pedestrian.rScaled
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.rStyle 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 DEVELOPMENT STANDARDS
~
r:=J
r=:J
r=:J
r:::::::J
EJ
CJ
CJ
CJ
CJ
CJ
CJ
CJ
r:::::::J
EJ
Section I:
General Development Standards
1.1. Conceptual Plan
1.2. Open Spaces
1.2.1. Parks
1.2.2. Plazas
1.3. Lighting
1.4. Landscaping
1.4.1. General Landscaping Standards
1.4.2. Perimeter Landscaping
1.4.3. Srreet Trees
1.4.4. Building Landscaping
1.4.5. Maintenance
1.5. Parking
1.5.1. General Parking Standards
1.5.2. Compuration of Minimum Parking Requirements
1.5.3. Parking Space Dimensions
1.5.4. Bicycle Parking
1.5.5. On-street Parking
1.5.6. Surface Parking Lors
1.5.7. Parking Structures
1.5.8. Residential Parking Garages and Driveways
1.6. Signage
1.6.1. Exempt Signs
1.6.2. Prohibited Signs
1.6.3. Permitted Signs
1.6.4. Design Standards for Signs
1.6.5. Premises Identification
1.6.6. Sign Mainrenance
1.6.7. Permit Procedures
1. 7. Streers
1. 7.1. General Street Standards
1. 7.2. Pedestrian and Bicycle Circulation
1. 7.3. Materials and Furniture
1.7.4. Conceptual Mixed-Use Stteets
1. 7.5. Conceptual Residential Streets
1. 7.6. Conceptual One.Way Stteers
1.8. Site Development Standards
CJ
CJ
CJ
CJ
t::J
K::J
I:::]
I::J
t::J
R::J
t::J
EJ
1::1
@
r-- .
...Ii;. . ..."~
iii' ..,
I.'. ""l.... ... '..........;
~ 'f,jj'fJ.J,
. ",[..([ ~
J" ~ .,
liIl.: ~"(",~
~;tf
~
=
..
.
.,t"
.~~T:.'" r ~~ ~...;." '14 ~.;~ rn
'-l.!' ~t~:: · ~/~. ,~ ~ J
Il: ,,)~ tt.... "}c t ..~/ 5 g""" ~ *'"
"",,:'..t>"".. "';., · \n~' ,'/ .. ~ ii"11 L ,.fitr'"
"" ",!'...r ;1. ~ ~,~ 'II> H ~Il\ ~~,l ""'n:1' !if'
.~'~':':,":; ~,;~rl~ ....uQ..!__ ," ~
~~'.Il 11'" ,I. " ...~. ~'" .,.
'~:~~!~~rr-~~"CdN~f~C:~DM~~~~f!-~~:wJ~ ~.
r
.1
,:
~
R.,.,,",ij
".'1
~.
~ I
;j
.~ 1'1
,A.
J
-1I:f'
-~41
'"
c:
_~if~
'QI
C
:r E
~
::
'':1.:1;
;1
tJ
Ri
I:::J
r::::J
I::J
t:::J
t:::J
I=:J
-=:1
If::J
If'!J
I::J
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, parks, and plazas shall be generally as indicated on the Conceptual Plan, provided, however,
that their locations may be adapted as appropriate to rhe 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 stteets, 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
rhe vision and intent of Gramercy. Aexibility shall also be permitted within the layout and the future development
of the Real Estate to allow for the short-term accommodation of existing buildings to be maintained during early
phases of the development of Gramercy.
~
1
GRAMIiRCY Dl!SIGN AND DEVELOPMENT STANDARDS
I::J
t=J
I::J
-=::l
I::J
El
E:J
E:J
a:::J
Walking Radii
_ 5-minute walk from
central plaza
@
:=:::::::I 2-minute walk from
park edges
E::J
a::::J
c:J
I::J
I:::l
E:]
r::::J
I:=:t
t::J
-=::J
1.2. Open Spaces
Open Space within the District shalt genetalty 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 within the
District as a whole shall be provided as Open Space. There shall
be at least one park within the District of at least two (2) acres
in size, generally located near the center of the site or in another
appropriate area as shown on an ADLS/Development Plan
submittal.
Examples of amenities that may be appropriate for Gramercy's
parks and plazas include but are not limited to: fountains,
public art, gardens, water features, benches, play structures,
gazebos, perfonnance 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 sh<lll be provided throughout Ciramercy 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.
The parks and open spaces within Gramercy shall be connected
by sidewalks and/or multi-use 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
E::l
I::J
I::J
I::J
I::J
E::J
t::J
I::J
L
I::J
I:=:l
t.:::J
E:J
r::::J
I::J
t::J
I::J
II::J
t::J
c:J
1.2. Open Spaces kolltIII lled1
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 permitred 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 \\~thin the plaza, thus encouraging pedestrians to use the entirety of the space. A sutface material which
is different from that used on the surrounding streets, such as stamped concrete or brick shall be used on the streets
within the plaza and shall be designed to coordinate with the plaza architecture and hardscape materials.
GRAMERCY DESIGN AND DflVElOPMI!NT STANDARDS
I::J
E:::J
I::J
I::J
I!::l
Unique, decorative lighting fixtures that are appropriate to the area's
architectural style can be used to create identity for streets and
open spaces.
~I-'~
II~I
""I
-I :
1
i..I;....
Oi
~
i
~
-=::J
I:::J
EJ
-=:J
The light fixtures used in Old Town are designed to accomodate
hanging flower baskets.
I::J
r:::J
t::l
EI!:I
E!:J
Example of the C~y of Carmel's standard light pole, as used in City
Center.
I::J
t::J
t::J
I::J
r:J
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
architectutal character. Exterior lighting of buildings
or on the site shall be designed so that light is not
directed off the sire 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.
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.
GRAMERCY DI!SIGN AND DEVELOPMENT STANDARDS
I::J E:::J R::I B!I I::J I::l -=:J I::J E::J c:J E:J ED I::J EJ I:=:l ~'tl I.::J
I=:J
I::J
1.4. Lal1lbcaping
The landscaping in Gramercy shall be designed
ro compliment rhe archirecrure of the community
and rhe surrounding neighborhood. Streer trees,
streetscape plantings, and buffer areas shall be used
to bring narural elements to rhe design patrern,
in consultation with the City of Carn1el's Urban
Forester.
1.4.1. 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 fearures.
Plantings along buildings and streets should be
designed with strucrured patterns, a diversity of plant
types, and complementary texrures and colors, and
should teinforce 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 Z60.1), and following the standards
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 fearutes 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 (18") in
height when planted. Ornamental grasses shall
atrain a mature height 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 undet any of the following
circumstances:
. As is necessary to clear underbrush and dead
trees;
. As is necessary for the installation of access
easements, right,yof~way, streets, paths, sidewalks,
and utilities and drainage improvements and
infrastructure; and
. As necessary for public health and safety as
detetmined in cooperation with the Urban
Forester.
Existing vegetation may be used to achieve project
landscaping requirements if (a) the vegeration 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, norrhern,
and southern property lines shall be provided in
rhe 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 feer) for porrions of the
perimeter which do no abut a public right-of.way.
Any street trees used to meet perimeter landscaping
requirements shall meer all other standards provided
in this Section 1.4.
Perimeter landscaping along the eastern property line
abutring Keystone Avenue shall be contained within
a landscaped planting area of at least thirty (30)
feet in width, which may be contained within the
established setback from the eastern property line.
The landscaping within this planting area shall meet
the requirements of a Type "B" Bufferyard.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS
I::J
II::]
~
-=.J
~
~
I:::J
I::J
I:::)
-=:J
E:J
I::J
I::J
~
I:=:J
E:::l
t=l
C)
E:I
I::l
1.4. Land::;capll1g {continud)
1.4.3. Street Trees
Medium or large-growing shade trees shall be planted
parallel to 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 ro 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 eight (8)
feet minimum over sidewalks and twelve (12) feer
minimum over streets. In commercial and mixed~use
areas, street tree types and locations should allow for
visibility of businesses and business sign age.
1.4.4. Building Landscaping
Building base landscaping shall be provided at the
base of all building elevations that do not directly
abut planned hardscapes 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 to appropriately complement a
building's use, setback, height, and architectural
features. Window boxes for flowers and planters on
front stoops and sidewalks are encouraged 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.
Building base landscaping 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 building base
landscaping requirements if approved by the City
of Carmel Departrnent of Community Services. If
building base landscaping cannot be installed due
to abuilding's proximity to a sidewalk, path, street,
tight-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 Oramercy
Ordinance and best management practice standards.
This is to include, but is not limited to, n1owing,
tree trimming, planting, maintenance contracting,
irrigation and mulching of planting areas, replaCing
dead, diseased, or overgrown plantings with identical
varieties or a suitable substitute, and keeping the area
free of refuse, debris, and unsightly, dead or diseased
vegetation and weeds.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 10
-=:J
I::J
ICJ
-=:J
E::l
Example of a surface parking lot located on the interior of a block
which includes landscaping and decorative streetscape details.
Example of a single-family residential garage and driveway that is
accessed from a rear alley.
~
a=J
I:::=J
E:J
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.
II::J
I::J
-=:J
-=:J
I::J
-=:J
Ie]
I::l
II::J
-=:::J
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
Detached Dwelling
Attached Dwelling
Minimum Parking Requirement
2 spaces per dwelling unit
Multiple Family Dwelling
1.5 spaces per dwelling unit
Home Occupation
No additional spaces required
Live/Work DweUing
2 spaces per dwelling unit
General Offices 1 space per 1,000 s. f. of floor area
Professional Offices
General Retail Sales
General Service
Cafe
Delicatessen
Coffee Shop
Dry Cleaning Establishment
Equipment Sales/Repair (indoor)
Financial Institution
Self-service laundry
Wholesale Sales
Art gallery
Art and music center
Tavern or night dub
Community Center
Country Club
Private club or lodge
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 Zoning Ordinance
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 11
E::J
~
I::J
If::!
EJ
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.
I:::J
E::J
ICJ
I:::J
1.5.2. Computation of Minimum Parking Requirements
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 nor 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 orher parking
dimensions shall be designed according to the standards
of the City of Carmel, provided, however, that the
minimum parking dimensions may be modified fronl
Carmel's standards if the modification is approved by
the Director.
II::)
c=l
E::J
E::J
ED
IT-
I:::J
-=:J
1::::1
E:J
1.5. P,lrking (contZnlwl)
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,
subject to the review of the Transportation Systems
Coordinator.
Bicycle parking shall be provided for non-residential
and mixed-use buildings at a rate of five (5) bicycle
parking spaces per one hundred (l00) required
automobile parking spaces, unless in a specific case
the Transportarion Systems Coordinator had deemed
thar less bicycle parking is needed. Bicycle parking for
non-residential and mixed-use buildings that are located
adjacent to plazas may be provided within the plaza area,
as determined to be appropriate by the Transportation
Systems Coordinator.
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.
The location and design of bicycle parking spaces shall
follow the standards of the City of Carmel, however,
alternatives may be approved by the Department
of Community Services in consultation with 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 within 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 located to the side or
the rear of buildings.
. Parking areas shall be organized into a series of small
bays separated by landscaped islands consisting of trees
and shrubs. A minimum of one (I) shade tree per every
ten (10) parking spaces provided shall be planted within
surface parking lots.
. The maximum width of driveways to parking areas
shall be the greater of 24 feet wide, or the width of the
street they access.
. The perimeter of all parking lots shall be visually
screened from the street by walls, fences and!
or landscaping. If landscaping is used, it shall
include evergreens and shrubs to provide year-round
screening.
. Parking shall not extend past the established building
line on a block.
1.5.7. Parking Structures
. Exterior walls of parking structures visible from
public streets shall have an architecrurally appropriare
design facing the street and complement adjacent and
nearby buildings.
. Parking structures with street frontage shall comply
with all other building standards, including architectutal
standards.
. Entrances to parking structures shall be designed to
match the scale, proportion, and character of adjoining
facades.
. Ground floor commercial uses shall be encouraged in
any parking structure with street frontage in commercial
areas.
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 AND DEVELOPMENT STANDARDS 12
c:J
Cl
ICJ
I::J
I::J
Blade signage extending pependicular to the facade can create an
unique identity for a business.
Example of pin mounted signage.
I:::J
1::1
II::)
I::J
Any reference herein to the Sign Ordinance shall mean and refer to
the City of Carmel Sign Ordinance, Section 25.07 et al of the City
of Carmel Zoning Ordinance that is in effect as of the date of the
passage of the Gramercy Ordinance. The Developer shall cause to
be filed the current copy of the Sign Ordinance v.rith the Department
of Community Services in connection with the approved Gmmercy
Ordinance.
All 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. 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 hereunder.
[), Signs prohibited by Section 25.7.01-4ofrhe Si!:.'li Ordinance,
except as otherwise permitted hereunder.
1.6.3 Permitted signs:
A. Signs permirred under Sections 25.7.02'()3, 25.7.02'()5,
25.7.02'()6, 25.7.03'()4, 25.7.03'()5, 25.7.03'()6, 25.7.03'()7, 25.7.04
and 25.7.05 ofthe Sign Ordinance.
B. One identification sign at each entrance to (i) the District,
(ii) a designated neighborhood within the District, (Hi) an attached
dwelling project containing more than six units in not less than two
buildings, and (iv) a Multi-Family Dwelling, provided the following
standards are met:
(1) The design of the sign for any attached dwelling project or
aparnnent house shall be consistent with the architectural style of
the project or apamnent house to which it relates.
(2) 111e maximum sign area shall not exceed seventy-five (75)
square feet.
(3) 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 both sign faces shaH 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) 111e sign shall contain only words identifying the District,
and shall notcontain the names of any occupants of buildings located
in the District.
(2) The maximum heightshall be ten (10) reetand the maximum
sign area shall be the greater of (a) the sign area of the existing Mohawk
Hills sign located on Keystone Avenue or (b) two hundred (200) square
feet.
c::J
I::J
E::I
I[=:J
I::J
I::J
I::J
IC:I
I:::l
E:J
1.6, Signagc
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: (i) 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 shall be ten (10) 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 subject 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 and/or reconstructed in alternate locations
in order to maintain dear 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
exisring sign(s) that is relocated or recomtnlcted.
F. Traffic directional signs, including signs directing traffic
and pedestrians to parking areas.
G. One development/marketing sign at eacll 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 be eight (8) feet.
0) 111e sign may not be illuminated.
(4) The sign shall be removed within thirty (0) 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) 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 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 with
the construction, but shall not include any advertising or product
other than a rendering of the building being constructed.
l. Signs depicting the site plan of the District assuming
completion of development in accordance with the Development
Plan and indicating the location \vithin the District of the person
viewing the sign, provided the following standards are met:
(1) The maximum sign area shall be thirty (0) square feet.
(2) The maximum height shall be eight (8) feer.
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 use 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
sta nda rds a re met:
0) The maximum sign area shall be twenty (20) square feet.
(2) The maximum height of the sign shall be eight (8) feet.
(3) Limited to one (1) sign for each street frontage of rhe 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) Signs shall be removed within seven (7) days after the date
the unit is (eased, sold, or occupied.
L Wall-mounted or painted signs, provided the following
standards are met:
(1) The sign shall be affixed to thefrontfa<;ade of the building,
and shall project outward from the wall to which it is attached no
more than twelve (12) inches.
(2) The area of the signboard shall not exceed twenty (20)
percent of the ground floor building falTade 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 OS) feet above
the front sidewalk elevation, and shall not extend above the base
of the second floor window sill, parapet, eave, or building falTade.
(4) 111e height of the lettering, numbers, or graphics shall not
exceed twelve (12) inches.
(5) Limited to one sign per business cstablishment on each
building fa~de fronting a street.
M. One (1) 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 may only be lighted during the operating
hours of the business.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 13
I:::J I:::J I::J E::l II::J II::J I::J II::J E!J E::J I::J t::J c:J E:J E:J IEJ I::J I=:J E:J
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) TIle sign shall not extend above the parapet, eave, or building
fal;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,
Of 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 twelve (12)
square feet.
(2) The distance from the ground to the lower edge of the
signboard shall be eight (8) feet or greater.
(3) The height of the top edge of the signboard shall not exceed
(i) the height of the wall ftom which the sign ptojects, 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 (iii) fifty (50) percent of the distance between the
building cornice or room line and the sill or bottom of any second
story window if a corner 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 signboard shall not exceed four (4) feet,
(6) The height of the lettering, numbers, or graphics shall not
exceed twelve (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:
(I) The sign is located in a tree lawn opposite the entrance to
the buUding,
(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 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 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
with free-standing or projecting signs,
R, Painted window or door signs, provided that the following
standards are met:
(I) 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) window signs and one (l) door sign for
each ground floor business establishment,
S, Awning signs, for ground floor uses only, provided that
the following standards are met:
(I) 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 ty,'elve (12) inches.
(2) If acting as an auxiliary husine..s 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 two (2) such signs 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 projecting
sign which is not a comer sign.
T: Free-standing sign, provided that the following standards
are met:
(l) 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.
0) TIle height of the lettering, numbers, or graphics shall not
exceed twelve (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 be located within ten (0) feet of the main
entrance to the business or within ten (10) feet of the access drive
serving the lot, Its location shall not interfere with pedestrian or
vehicular circulation.
(7) Limited to one (I) sign per building and shaH not be in
addition to tree lawn or projecting signs, but may be in addition to
wall~mounted signs or applied letters.
1.6. Signagc (colltinttedJ
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 projecting signs are
permitted on either frontage.
V. Businesses with service entrances may identify these with
one (1) sign not exceeding two (2) square feet.
W. One (1) directional sign, facing a rear parking tot, is
permitted, This sign may be either wall~mounted or free standing
on the rear fa!j:ade, but shall be limited to three (3) square feet in
area.
X. In addition to other signage, restaurants and cafes shall
be pennitted the following, limited to one (l) 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 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
two (2) square feet, and may be lighted.
(2) A s,mdwich hoard sign, as follows:
i. TIle area of the signboard, single-sided, shall not exceed
five (5) square feet.
ii. TIle signboard shall be constructed of wood, chalkboard,
and/or finished metal.
Hi. 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 "";th
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. lfhistorically appropriate to the type of business conducted
or the arcllitectural 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 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 with other signs used
on the building.
B. Sign colors should be compatible with 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 mailbox 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
dispby 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 strucntres 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 STANDARDS 14
I::J
c::J
I::J
I:::J
-=:J
I::J
I::J
II!!:J
t=I
E::J
t::J
I::J
I::l
IEJ
IEJ
t::J
E:J
I:::J
I::J
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 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 street types in a range
of widths. In general, streets should be no wider rhan
necessary to accommodate safe traffic flow, parallel
parking, emergency vehicles, and adequate pedestrian!
bicycle circulation as appropriate to the character and
use of the area. Sidewalks should be widest in retail
areas, in front of restaurants/cafes, and next to plazas.
Sidewalks shall have a minimum clear passage width of
five (5) feet, accounting for outdoor seating and dining
areas. In general, wider streets require taller buildings
to maintain ptoper 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
shall be 15 feet.
. Head-in (90 degree) parking along public streets shall
only be permitred 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 bya 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 lengrh 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.
. The centerline of streets shall intersect at angles not
less than 30 degrees at the acute angle.
. For streets whose centerlines intersect at a 90 degree
angle, the curb radius shall be a minimum of 5 feet.
Minimum street centerline radii shall be 50 feet.
. Intersections of more than two streets at one point
shall be permitred, 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
II::)
CJ
I::J
E:J
c:J
I[:=)
t::l
c::J
E:J
I::l
I::J
I::J
t:::l
Cl
I::J
C]
I::J
Cl
1:::1
1.7. Streets kOlltlllllc"{)
1. 7.2. Pedestrian and Bicycle Circulation
1. 7.3. Materials and Furnitute
Streets, sidewalks and multi-use paths shall be designed
to provide a safe, comfottable, and convenient experience
for pedesttians and bicyclists. All tesidents 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 multi-use paths. Efforts shall
be made to connect pedestrian and bicycle routes to
adjoining off-site routes.
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. Newspaper vending machines,
where provided, shall be consistent with the stteetscape
decor.
,jc
,
Sidewalks or multi-use paths shall be provided along both
sides of all public streets, however, a park, plaza, or open
space may be substituted for a sidewalk or path along
one side of a street so long as hardscape connections are
maintained at intersections. Sidewalks and paths shall
be constructed ro the standards of the City of Carnlel,
subject to these Design and Development Standards.
t
b'
:SI
Benches and trash receptacles shall be provided in parks,
plazas, and sidewalks that are within or in close proximity
to retail areas.
"~
-:.1
.:1"
"1 ~_
,
Retail shops shall be permitred 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.
~
f
~tl
, OJ'
r "
I 2
J::
....fJ,.
is
~, ::18Ii~:uJ
. · i ./#'1
1,~ I'; """:.:..
y "."
1"' or
_...H *;.
!:i. '"
!l
~
~
,-
&I:
"
l
ii,
.'
llI!l9llll?'''!\.~i
"",HUt ~Ii
,,:
'.\D
...."'.#' 4!ii!.-
~-
Conceptual bicycle route through Gramercy
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 16
CJ
c::::J
E:J
-=:J
II::J
E:J
E:J
E:J
CJ
Example: Conceptual Mixed-Use Street
Setback Side- Plant- Park Travel
walk ~':IP
Travel Park P1ani- Side- Setback
;':p walk
Example: Conceptual Residential Street
Setback Side- Pian/-
walk i~
Snp
Travel Park Planf- Side. Setback
~ walk
Example: Conceptual One-Way Street
L
t::J
EJ
E:J
t::J
I::J
t:::1
I::J
C)
I::J
-=:J
1.7. Streets (c01ltl1lllf'/)
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 rhe 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 rabIes, and retail displays are
permitted, provided that they do not impede pedestrian
traffic, subject to the review and approval of the Director
of Community Services.
1.7.5. Conceptual Residential Streets
Gramercy's residential streets generally have little ro 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, i.e., mixed.use
or residential.
GR....MERCy DESIGN AND DEVELOPMENT STANDARDS 17
t:::J
t::J
>-
I:::J
I::J
IE=:I
I::J
t::J
I::::J
E1
I::=J
I:::J
1:=:1
I::J
I:::J
I:::J
a::::J
CJ
r::::J
I::J
1.8. Sitc Dc\-dopmcnt StandarJs
1.8.1. Stormwater Runoff
Gramercy' s stormwater runoff management systems and
the pre~ and post--construction stormwater treatment
systems shall conform to the requirements of the Carmel
City Engineer as project details become more evident
through the Development Plan approval process.
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 consttucted at sufficient depth and pipe
material to support loads of emergency vehicles. Above-
ground Stormwater Detention and Retention facilities
shall not be permitted within the public rights of way.
Porous pavets shall be permitted in areas such as on-street
parking, alleys, or any parking areas as parr of an overall
stormwater management system.
GRAMEIl.CY DIlSIGN AND DEVELOPMENT STANDARDS 18
t::J
I::J
I::J
t::J
t=J
I::J
II::)
I:::)
a:::J
t::J
I:::J
r:::J
t::J
CJ
I::J
t::J
Section II:
Architectural Design Standards
2.1. Introduction
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 Standards
2.3.2. Shutters
2.4. Entrances
2.5. Roof,.. and C..ornkes
2.5.1. Cornices and Parapet Walls
2.5.2. Roof Shape
2.5.3. Roofing Color
2.5.4. Mechanical Equipment and Appurtenances
2.6. Accents and Projections
2.6.1. Bays and Projections
2.6.2. Towers and Vertical Elements
2.6.3. Balconies
2.6.4. Awnings
I::J
t:::J
a:::J
I::=J
a:::::J
I::]
t::J
ICJ
I::J
I::J
E::I
E:J
c:J
a::::J
I::J
t:::J
t:::)
I:::J
I::J
c:J
c::J
II::]
2.1. I nrroLluctiol1
The archirectural srandards in rhis secrion describe exrerior building elements and building composirion rhat are
appropriate fot a mixed-use, pedestrian-scaled traditional neighborhood. These standards are not presenred 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 divetse, 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 intettwining of community architectural design values and individual architectural
contributions will ensure compatibility, authenticity, and qualiry within Gramercy as a whole.
The standards contained in this Section II are based on traditional design ptinciples pettaining 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" charactet, while allowing
flexibility fot a diversity of architectural expressions.
GRAMERCY DeSIGN AND DEVELOPMENT STANDARDS 20
E::J
E:J
I::J
t::J
I::J
.."
:?~
,
L
E:l
t::J
Ii!:]
E::l
I::J
a:::J
I::J
I::J
E:J
I::J
t::J
CJ
I::l
-=:J
2.2. Building Dcsl.l!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 aU 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 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 wrought-iron style, decorative wood, or a courtyard wall.
Ground level mechanical/telecommunication equipment visible
from a public street shall be screened with suitable landscaping,
walls, or fencing in general architectural compatibility with the
building{s) with which it is associated.
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
TIle visual appeal of a building's materials has a tremendous
impact on the perception of its quality. High-quality, robust and
tactile finish materials project feelings of warmth, permanence,
and timelessness. The relationship and use of materials,
textures, details and color of a new building's principal facades
shall be visually compatible with and similar to those adjacent
buildings or shall not contrast conspicuously. Durable materials
are especially critical at the street level where pedestrian contact
will be considerable.
Exterior materials shall be durable and of high quality, such
as brick, stone, pre-cast concrete, and high-quality siding (in
wood or fiber.-cement). Non-durable materials such as thin layer
synthetic stucco products shall not be used within eight (8) feet
of the ground.
TIle 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 derailed.
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, architecrural
asphalt shingles, slate and high-quality synthetic slate, rile, 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
I::l
c:J
-=:J
a=J
I::J
E:J
I::J
a::::J
t:::J
CJ
E:J
E::I
E::l
I::J
I:::J
E:J
E::l
I::J
I::J
2. 3. Windu\\'~
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 embellished
with shutters must be consistent with the architectural
style of the sttucture.
Windows should be provided on all facades. Exceptions
shall be made for certain architectural styling, faux
windows (such as "trompe l'oeil"), and other details
that imitate windows in locations where actual windows
are not appropriate, provided, however, that any such
techniques shall be architecturally compatible with the
style. materials, color, details and proportion of the
building. Appropriate techniques do not include the use
of shutters without glass. or the use of spandrel glass at the
street level or on residential buildings.
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 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 wall rather than as adjacent
windows separated by frames.
At stteet 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 arc allowed (ovals, hexagons, etc.) as
accents.
For buildings that are intended to have ground.f1oor
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.
Shutkr 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-quality composite. Plastic shutters are not permitted.
Shutters shall eirher 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 DIlVELOPMIlNT STANDARDS 22
I=:J
I::J
I::J
a:::J
r::J
I:::J
E:J
II::)
I::J
I::J
-=:=J
E:J
t::::)
I:::J
E:J
c:J
EJ
I::l
E:J
I
2.4. Entr,IIKL'~
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 comer 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" frame.,), however, painted
or varnished wood is preferable.
'Where appropriate to the design and character of
the street, residential buildings in dose proximity to
commercial areas should have a finished floor level of the
first floor 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
I::J
c=I
E:I
t=l
K:l
"
I::l
E:J
II::J
I::J
I::J
EJ
I:::J
EJ
E:I
I::J
EJ
I::J
E:J
II::)
2.5. RuuL, ,1l1d Curnice~
2.5.1. Cornices and Parapet Walls
. There shall be articulation and detailing whete 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 patapets, 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 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 arc 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 41,in,12" and
12",in,12". Mansard, gambrel, and domed roofs shall
adhere to traditional forms and proportions. False roofs
are generally inappropriate and should only be used in
limited situations. 10 general, architectural solutions
shall be used to best conceal mechanical equipment,
particularly in rooftop applications.
. Sloped toof heights from eave to peak shall not exceed
the height from grade to eave (the roof shall not be
taller than the building wall supporting the roof).
. On comer sites, the roof and cornice design shall be
appropriate for both con1er sides of the building.
2.5.3. Roofing Color
. Visible toof materials should be muted in colot (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 Ot cornice shall hide mechanical
equipment and roof penetrations) such as plumbing
stacks and vents, from view from streets and sidewalks.
. Downspouts can be used where appropriate for the
architectural design of the building.
. Gutters ~lld 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 DFJSIGN AND DEVELOPMENT STANDARDS 24
I::J
t::J
K::J
I::J
E!l
1:::1
CJ
E:l
r:::J
If:)
11::::1
EJ
I::J
-=:J
E:J
I::J
I:!:J
c:J
E:J
2.6. Accents ,lI1d Projections
2.6.1. Bays and Projections
. Steps, stoops, porches, chimneys and bay windows may
extend into yard setbacks up to the property line.
. Bay windows and storefronts are permitted to project
thtee (3) feet ftom the main building faloade.
. Bay windows shall be vertically proportioned and shall
tightly frame an approptiately 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 the building height, whichever is
less.
. Awnings, canopies, cornices, eaves, balconies and
building#mounted signage may extend into yard setbacks
and any rights.-of-way, subject to the review and approval
of the City of Carmel, but shall not exceed the width of
the sidewalk or multi~use path below. The lowest portion
of any projection 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 pedestrians and
bicyclists.
"..-_r
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 cncouraged 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 abuilding's architectural style, material,
color, and details; do not impair facade composition; and
are designed as an integral part of the facade.
. Awnings shall be covered in natural cloth fabric like
canvas (not vinyl). Metal, aluminum or plastic awnings
are not permitted, provided, however, that high-quality
decorative metal elements that mimic awnings may be
permitted in commercial areas if they are consistent with
the building design and area character.
. 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.
GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 25
o
~
o
D
o
~
~
D
a
~
Q
D
D
D
~
D
~
~
D
Sponsor:
iSponsor:
ORDINANCE NO.
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING THE
GRAMERCY
PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, Section 31.6.4 of the Cannel/Clay Zoning Ordinance Z-289 (the
"Carmel/Clay Zoning Ordinance"), provides for the establishment of a Planned Unit
Development District in accordance with the requirements ofLC. 9 36-7-4-1500 et seq.;
WHEREAS, the Cannel/Clay Plan Commission (the "Commission") has given a
favorable recommendation to the ordinance set forth herein ("Gramercy") which
establishes the Gramercy Planned Unit Development District (the "District"), which shall
also be referred to as the "Gramercy Ordinance."
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana (the "Council"), that (i) pursuant to IC 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 Cannel/Clay Zoning Ordinance, is hereby changed to designate the
land described in Exhibit "A~," which is attached hereto and incorporated
herein by reference (the "Real Estate"), as a Planned Unit Development
District te-be-known as Gramercy.
1.2. Development in the District shall be governed entirely by (i) the
provisions of this Gramercy Ordinance and its exhibits, and (ii) those
provisions of the Carmel/Clay Zoning Ordinance specifically referenced in
this Gramercy Ordinance. In the event of a conflict between this Gramer'Cy
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 Cannel Subdivision Control Ordinance;
- 1 -
~
D
D
D
~
D
o
o
D
a
a
o
D
~
D
Q
o
~
a
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 4
Plattin2:
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 Ulthe proposed platPrimarv 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 bv reference as
Exhibit "c" ("Cramerey Desi2n and Development 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 any 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
- 2 -
D
o
o
o
~
o
o
D
D
D
Q
o
D
D
o
~
D
~
D
otherwise in this Gramercy Ordinance, the provIsIons regarding procedures for
subdivisions and plat certificates shall apply.
Section 4 Desilm 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, which is attached hereto and referred to herein as
Exhibit "C".
Permitted Uses. The Permitted Uses are set f{)rth in what is attaehed hereto and
incorporated herein by reference as Exhibit "D" (hereafter "Permitted District
Uses"), subject to the requirements of subsection (_A) belo",... Gramercy
Development, Phasing, and Access
A
J....
fJlY building adjacent to, fronting on and oriented towards the
VI estern property line shall not contain any non residential uses
that are accessed from the bl:lilding's Vlestemmost facade.
6.2. Building Height. In order to maintain harmony with the nearby City
Center redevelopment, no portion of a buildiag or buildings in the District
may extend greater than one hundr~d thirty (130) feet in height. In order
to maintain harmony with the existiag neighborhoods to the 'tVest and
North of the District, no portion ofa building or buildings that ar~ adjacent
to either the Northern or .Western property lines shall be greater than forty
(40) feet in height within fifty (50) f-cet of the Northern or 'Nestem
property lines.
Seetion 7 }..eeessory Buihlin2s. All f..ccessofY Buildinl!s and f..ccessorv Uses shall
be permitted cm.cept that any detached accessory building shown in any
Development Plan shall ha'/e on all sides the same architectural features or shall
be amhitecturallv compatible ':lith the principal building(s) with which it is
associated.
Section 8 LandsesoiB2. Landscaping shall be required in accordance with the
standards contained in E}d1ibit "C", the Gramerc'i Desil!n and De'lelopment
Standards. f.. Landscape Plan shall be submitted as part of any ADLS ApDfOval
and De';clopmeBt Plan Approval for any section to be developed.
SeetioB 9 Li2ktin!!. Lighting shall be required in accordance with the standards
contained in Exhibit "C", the Gramercy Design afld De'/elopment Standards. f..
Lighting Plan shall be submitted as part of any ADLS :\ppr<lYal and Development
Plan f..pproval for any section to be developed.
Seetion 10 Parkin!!. Parking shall be required in accordance with the standards
contained in Exhibit "C". the Gramercy Design and De'/elopment Stafldards. f..
Parking Plan shall be submitted as part of any .\DLS .^..ppro';al and Development
Plan f.:pproval for any section to be developed.
- 3 -
D
D
a
o
o
D
~
U
o
o
D
D
U
o
C
Q
o
D
a
4.2.
Signage. Sigaage shall be required ia aeeordaaee with the staBdards
eontaiaed in Exhibit "C", the Cramerey Desigo and
Developmeat Staadards. L~'" Sigaage Plaa shall be submitted as
part of aay ADLS Appro~/al aad Developmeat Plaa Approval
far aay seeDoa to be developed. I. 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.HA)(I) 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. As part of the ADLS and Development Plan process.
the number and location of any access points to East Auman Drive
and/or Shoshone Drive shall be reviewed and approved by the Plan
Commission. Unless specifically required by the Plan
Commission. Department of Community Services. Department of
Engineering and/or the Board of Public Works. the Developer shall
not permit more than two access points onto East Auman Drive
and/or Shoshone Drive. Access point locations shall be
determined in cooperation with the Department of Community
Services. Department of Engineering and/or Board of Public
Works.
Permitted Uses and Use Areas. Exhibit "E". which is attached hereto and
incorporated herein by reference. sets forth the general locations of Use
Areas A B and C (as defined below). Exhibit "F". which is attached
hereto and incorporated herein by reference. sets forth the Permitted
District Uses for each Use Area. subi ect to the other requirements and
standards of this Gramercy Ordinance. including the provisions contained
in Sections 4.2(D) and 4.2(E) 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
-4-
o
o
D
D
D
D
~
~
D
D
D
D
D
o
D
D
D
D
D
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
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.
Limitations on Uses. Within the Gramercy District no more than
one hundred fifty thousand (150,000) square feet shall contain
permitted uses listed in Exhibit "F" in the following categories: (i)
"Office Uses": (ii) "Retail & Service Uses".
E.
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 l26th Street. As part of a Special Use request pursuant
to this Section 4.2(E), the maximum Building Height may be
modified.
F.
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.
G.
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.
H.
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
- 5 -
D
D
D
a
u
D
D
o
o
o
u
o
u
o
o
o
D
D
D
4.3.
4.4
Carmel's rules and ordinances governing Model Homes.
1. Temporary Uses. Temporary Uses shall be permitted as listed in
Exhibit "F" and shall be governed by the City of Carmel's rules
and ordinances governing Temporary Uses.
Building Height. Exhibit "D", which is attached hereto and incorporated
herein by reference, sets forth the general locations of the Perimeter
Transitional Area, the Interior Transitional Area, the Core Transitional
Area, and the Core Area (as defined below).
A. Perimeter Transitional Area. The "Perimeter Transitional Area"
shall be dermed as the first and second rows of Buildings that are
either (1) situated immediately along and facing the western
property line or (2) situated immediately along and facing the
northern property line as generally depicted on Exhibit "D." The
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. Core Transitional Area: The "Core Transitional Area" shall be
dermed as the area generally depicted as the Core Transitional
Area on Exhibit "D." The maximum Building Height within the
Core Transitional Area shall be sixty-five feet (65').
D. Core Area: All areas of the Real Estate not specifically identified
or described as part of a Transitional Area on Exhibit "D" shall
constitute the Core Area. The maximum Building Height within
the Core Area shall be one hundred feet (100').
Perimeter Setbacks.
A. Western Property Line: There shall be a mmnnum 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 thirty
feet (30') from the eastern property line ofthe Real Estate.
D. Southern Property Line: There shall be no minimum setback from
the southern property line of the Real Estate.
- 6-
o
D
D
D
o
D
D
D
D
D
D
o
D
D
D
D
D
o
D
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 adiacent 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
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) adiacent to the
western perimeter of the Real Estate and East of Auman Drive. (2)
adiacent to the northern perimeter of the Real Estate and l26th Street. or
(3) adiacent 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. Streets
shall remain open and accessible to the public and shall not be gated or
access-controlled. unless otherwise approved through the ADLS and
Development Plan process by the Plan Commission.
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 Landscapin2. Landscaping shall be required in accordance with the
standards contained in Exhibit "G". the Gramercv 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 Li2hting. Lighting shall be required in accordance with the standards
contained in Exhibit "G". the Gramercv Design and Development Standards. A Lighting
Plan shall be submitted as part of any ADLS approval and Development Plan approval
for any Section to be developed.
Section 8 Parking. Parking shall be required in accordance with the standards
contained in Exhibit "G". the Gramercy Design and Development Standards.
Section 9 Si2nage. Signage shall be required in accordance with the standards
contained in Exhibit "G". the Gramercy Design and Development Standards.
- 7 -
o
D
D
U
o
~
D
D
D
o
o
o
o
D
o
o
D
D
D
Section 10
Approval Process
12.1. .^..ppro'lal or Demal of the Primary PlatfDevelopment Plan
10.1. Exhibit "E", '.vhioh is attached hereto and incorporated herein by
reference, shall serve as the Conceptual Plan (the "CP"). However, the CP
does not constitute the approved development plan and primary plat for
the Real Estate, nor does it eonstitute the appmved architeoture, design,
lighting and landscaping for the Real Estate and the impro'iements
thereon, oonsidered in connection 'lIith the Gramcrey Ordinance.
Gramercy shall require further (i) ADLS appmval and (ii) development
plan/primary plat appro',al. The Secondary Plat appro',al prooedures are
set forth below in this Section IO.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. & 36-7-4-1509(a)(2). As permitted under I.C. & 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 en 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 development 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
- 8 -
D
D
o
D
o
D
D
D
D
D
o
a
D
D
D
o
D
D
D
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
approved development 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 :\ltcration between
the approved development 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--ft
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.
10.4. Additional Notification Required. In addition to the public notice required
by law for any ADLS. Development Plan. or Variance Petition submitted
for any Section(s) of the District or anv building(s) within the District. the
Developer shall provide the same notification via USPS mail to the
following individuals: (i) President of the Homeowner's Association.
Enclave subdivision. (ii) President of the Homeowner's Association or
other appointed representative. Auman subdivision. and (iii) President of
the Homeowner's Association or other appointed representative. Newark
Village subdivision.
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. ordinances. and technical specifications 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
- 9-
o
~
o
Q
o
D
a
o
I D
D
Q
o
o
o
D
D
D
D
o
Developer shall not permit any construction entrances and/or construction traffic onto
East Auman Drive. The Developer shall direct construction traffic away from residential
neighborhoods, subiect to the direction of the City of Carmel Board of Public Works
and/or the City of Carmel Department of Engineerin~. Unless otherwise approved or
required by the City of Carmel Board of Public Works and/or the City of Carmel
Department of Engineering, construction work hours shall be between the hours of 7:00
am and 7:00 pm, and no work shall be performed on the following days: New Years Day,
Memorial Day, Independence Day, Labor Day, Thanksgiving Day, and Christmas Day.
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 ofthe Carmel/Clay Zoning Ordinance.
Section 14
Definitions
16.1. ~: i'~ public or pri'late service way pro'.iding a secondary meBflfl of
access to a structure or area.
16.2. Building Height: The vertical distance fr-om 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 mof ridge
(including gables), and the height of towers, steeples, cupolas and other
architectural mor 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 00%) or more of the plan's total area
or approved materials.
- 10-
D
~
o
Q
D
D
D
U
D
Q
o
D
o
D
~
U
~
Q
D
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 entablana-e, 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 conceptual layout of blocks, streets~ and open spaces 8:Bd-is
depicted on Exhibit "E" '.vhich is attaehed hereto and incorporated herein
by reference.
16.9. CondominiUlIlB: fo. residential living unit or units as defined in and
gO'/emed by the Indiana Code, Sections. 32 25 lIto 32 25 92,
inclusi'/e.
14.8. DC'ieloper: Buckingham Properties, Inc. and its successors and assigns, or
any person and/or entity engaged in development of one or more phases
and!{)r Sections of the pursuant to the Gramercy Planned Unit
Development Ordinance (the "Gramercv 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. 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.
- 11 -
a
D
o
D
D
~
o
~
D
D
D
o
Q
D
Q
~
o
D
o
14.12. Development Requirements: Development standards and any
requirements specified in this Gramercy Ordinance which must be
satisfied in connection with the approval of a Secondary Plat.
14.13. Director: Director, or Administrator, of the Department of Community
Services for the City of Carmel, Indiana. "Director" and "Administrator"
shall include his/her authorized representatives.
14.14. District: Approximately 116.6 acres of land described in Exhibit "A"
which is attached hereto and incorporated herein by reference.
14.15. Existing Apartments: The Existing Apartments are depicted on Exhibit
"B" which is attached hereto and incorporated herein by reference and
consists of all the current apartment structures and buildings on the Real
Estate.
14.16. Existing Apartment Accessory Uses: The Existing Apartment Accessory
Uses are depicted on Exhibit "B" which is attached hereto and
incorporated herein by reference and include, but are not limited to, all
accessory buildings, structures and improvements relating to the Existing
Apartments, such as streets, parking areas, landscaping, lighting, signage,
garage structures, covered garage structures, trash enclosures and trash
structures, clubhouse, swimming pool, tennis courts, covered garage
structures, the apartment complex clubhouse and related structures, the
golf course, the golf course clubhouse, and all related golf course
improvements, structures and facilities and all other improvements
currently existing on the Real Estate.
14.17. General Service: An establishment or place of business primarily engaged
in the provision of services, and with little or no retail sales.
14.18. Live/Work Dwelling: A type of Attached Dv.ellingBuilding in which the
uses permitted in the Office Uses, Educational Uses, Retail & Service
Uses and CulturallEntertainment Uses that are set forth in the Schedule of
Permitted Uses that is attached to the Gramercy Ordinance as Exhibit
"f}!!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 combination OfllflY of the Permitted Uses as set forth in
the Sohedule of Permitted Uses attaehed as Exhibit "D" to the Gramerey
Ordinanoe within a single building of two or more stories.
14.19. Open Space: A land or water surface within the Development designed
and intended to enhance 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
- 12-
o
~
D
Q
~
~
D
D
D
o
~
~
~
o
~
u
a
Q
D
as they are associated with landscaping. planting areas. or trees for shade.
14.20. Parking Lot. Commercial: Any area of land used or intended for off-street
surface or enclosed multi level parking and operated for remuneration.
16.21. Parking Lot. Private: }JlY area ofland used or intended for off street
surface or enclosed multi level parking, and privately o';jned.
14.21. Parking Structure. Commercial: Any building. facility or structure used as
an enclosed off-street parking facility and operated for remuneration.
14.22. Parking Structure. Private: Any building. facility or structure used as an
enclosed off-street parking facility. and privately owned.
14.23. Permitted District Uses: The Permitted District Uses shall mean and refer
to the permitted uses set forth in Exhibit "F". the Schedule of Permitted
Uses. which is attached hereto and incorporated herein by reference.
14.24. Real Estate: The Real Estate shall mean and refer to all of the Real Estate
described in Exhibit "A!!". which is attached hereto and incorporated
herein by reference.
14.25. Secondary Plat: A specific plan for the development of the Real Estate, a
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
architectural design, lighting, landscaping, and signage development
ADLS approval (the "ADLS ,^.pproval") and development planlpflmlH)'
plat. Development Plan and/or Primary Plat approval (the "DP
Approval").
16.25. Story andl{)r Stories. That part of any Building comprised between the
level of one finished floor and the level of the next higher finished floor
or, inhere is no higher finished floor, that part of the Building comprised
between the level of the highest finished floor and the top of the roof
beaIllil. A basement, although wholly or partially habitable, is not a story
unless more than fifty percent (50%) of the basement eleyation is above
grade at the build to line.
16.26. Towooome: See TOWNHOUSE.
14.27. Sign Ordinance: The City of Carmel Sign Ordinance. Section 25.07 of the
City of Carmel Zoning Ordinance.
List of Exhibits:
- 13 -
o
o
D
Exhibit" A" - Le!!al Description
Exhibit "B" - Existin!! Conditions and Structures
Exhibit "C" - Conceptual Plan
Exhibit "D" - BuUdin!! Hei!!ht Map
Exhibit "E" - Use Map
Exhibit "F" - Schedule of Permitted Uses
Exhibit "G" - Desil!n and Development Standards
o
o
D
D
D
D
D
~
D
~
a
a
D
o
Q
- 14-
Q
...
o
o
~
Q
a
~
~
~
~
~
~
~
D
~
Q
o
a
~
D
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
Ke'.":.n Kirby, Richard L. Sharp,
President of Common Council
Ronald E. Carter
Brian D. Mayo
Fredrick 1. Glaser
Mark Rattermann
I Joseph C. Griffiths
Richard L. ShlH]JKevin Kirby
ATTEST:
Diana L. Cordray, lAMC, Clerk Treasurer
- 15 -
o
Q
~
a
~
~
~
~
~
D
~
a
~
~
o
~
~
~
o
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 N asuti
Buckingham Properties, Inc.
333 N. Pennsylvania St., 10th Floor
Indianapolis, IN 46204
This Instrument reviewed by: James E. Shinaver
NELSON & FRANKENBERGER
3105 East 98th Street, Suite 170
Indianapolis, IN 46280
Timothy Ochs
ICE MILLER
One American Square. Box 82001
Indianapolis. IN 46282
Gramercy pun Ver6 6-20-06
- 16-
o
a
Gramercy Design & Development Standards
Exhibit 'C!G' - Gramercy Planned Unit Development District
D
Version 1: DeGember 22, 2005Version 5: June 20. 2006
D
TABLE OF CONTENTS
~
Introduction
~
i.
ii.
iii.
Overview
Consistency with Carmel's Plans
Vision and Intent
D
D
Section I - General Develooment Standards
1.1. Conceptual Plan
1.2. Open Spaces~
1.3. Open Spaecs PlaLas
1.1. Lighting
LH. Landscaping
1.62. Parking
L1Q. Signage
1.8]. Streets
1.8. Site Develooment Standards
~
~
D
~
Section II - Architectural Desilm Standards
2.1. Introduction
2.2. Building Design
2.3. Windows
2.4. Entrances
2.5. Roofs and Cornices
2.6. Accents and Projections
~
D
~
~
~
D
Gramercy Development Standards Ver5 6-20-06 redlined to original
Page
Pal!e 14 -9i35
~
D
a
Introduction
i. Overview
o
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."
a
~
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.
~
Q
~
o
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.
o
~
ii. Consistency with Carmel's Plans
D
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.
D
~
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.
Q
~
Hi. Vision and Intent
D
o
Gramercy Development Standards VerS 6-20..Q6 redlined to original
Page
Page 24...clJS
~
D
a
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.
o
a
~
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 link-ed by a ften.ork of containing multiole 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.
~
o
D
D
The Vision for Gramercy includes:
D
· 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.
a
o
D
o
~
~
~
o
Gramercy Development Standards Ver5 6-20-D6 redlined to original
Page
Page 34 -2f..35
D
~
~
Section I - General Development Standards
o
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.
Q
~
~
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.
D
The street network, open Sp8:ccsparks, and other featuresolazas 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
aeeomodationaccommodation of existing buildings to be maintained during early phases of the
development of Gramercy.
D
~
D
a
o
o
o
o
~
o
Q
Gramercy Development Standards Ver5 6-20-D6 redlined to original
PS:ge
Page 4-ef- .2f..35
o
Q
D
1.2 Open Spaces-
Open Space within the District shall !!enerally be of the size and confi!!uration and in the locations
depicted on the Conceptual Plan. subiect to the provisions of these Desi!!n and Development
Standards. A minimum of 10% of the acrea!!e within the District as a whole shall be provided as
Open Space. There shall be at least one park within the District of at least two (2) acres in size.
!!enerally located near the center of the site or in another appropriate area as shown on an
ADLS/Development Plan submittal.
D
o
Q
Examples of amenities that may be appropriate for Gramercv's parks and plazas include but are not
limited to: fountains. public art. !!ardens. water features. benches. play structures. !!azebos.
performance areas. recreational areas. public buildings. and community buildin~s. Park and plaza
amenities shall be reviewed alon!! with the submission of any Development Plan.
~
D
D
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.
OeeR Sellees
The parks and open spaces within Gramercy shall be connected by sidewalks and/or multi-use paths.
subiect to the provisions of these Desi!!n and Development Standards. Where possible and
appropriate. additional connections between parks and open spaces should be provided throueh the
interior of blocks.
o
~
~
o
a
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.
o
D
Gramercy shall have at least one plaza, generally located near the center of the Site: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.
Q
D
Q
Gramercy Development Standards Ver5 6-20-06 redlined to original
Page
Page 5-ef- ~f..35
D
Q
~
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.
D
D
D
D
D
o
D
D
~
~
Q
D
~
o
Q
D
Gramercy Development Standards Ver5 6-20.{)6 redlined to original
Page
Page 64 _Q05
o
D
D
1.3 Lil!'htinl!'
Street lighting shall be provided as necessary to provide adequate lighting for pedestrian and
vehicular safety. All street lighting fixtures shall be of a design per the adopted City style, or shall be
of a design that is pedestrian-scaled and in keeping with the architectural character of their
surroundings.
Q
o
Q
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.
o
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.
o
D
Exterior building lighting shall be architecturally integrated with the building style, material and
color.
D
Electric boxes, transformer utilities, and conduits shall be concealed from view.
o
/\ttaened building or ..all plle:k lighting 3nllll be: 3<:re:ened by the: building'3 are:nireeturlll fellture3 or
shall conrs.in a thirty fp..'C (35) degree cut off shield.
o
The maximum height of light standards in parking areas shall not exceed the building height, or
twenty-five (25) feet, whichever is less.
D
Street lights should be designed to coordinate with other street furniture, such as trash receptacles,
signs, benches, and bike racks.
D
D
D
D
D
o
Gramercy Development Standards Ver5 6-20-06 redlined to original
Page
Pa!!'e 7*_9[35
D
o
D
1.4 Landscaoinf!
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 Citv of Carmel's Urban Forester.
D
Q
1.~.1. General Landscaping Standards
o
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.
o
Plantings along buildings and streets should be designed with repetition, structured patterns, a diversitv of plant
~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 bv restrictions such as buildings. asphalt or concrete paving.
building parking decks. etc.
D
D
All trees, shrubs and ground covers shall be planted according to accepted horticulturalthe American Standard
for Nurserv Stock (ANSI 260.1). and following the standards and best management practices (BMPs) published
bv the Citv of Carmel's Department of Community Services Urban Forestrv Section. Landscaping materials
shall be appropriate to local growing and climatic conditions. Plant suitability, maintenance and compatibility
with site construction features are critical factors that should be considered.
D
D
Shade trees shall be at least two and a half inches (2 Yz") in caliper diameter when planted. Ornamental trees
shall be at least one and a half inch (1 Yz") in caliper diameter when planted. EverQreen trees shall be at least
five feet (5') in height when planted. Shrubs shall be at least eighteen inches (18") in height when planted.
Ornamental grasses shall attain a mature height 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.
a
o
Fruit and seed hearing trces are not permitted o.er or adjacent t-o hard3cape feature3.
o
Existing vegetation mav be used to achieve proiect landscaping requirements if (a) the vegetation located on the
subiect parcel is of suitable qualitv and health. and (b) the vegetation is proposed to be preserved using accepted
best management practices for tree protection during construction.
o
1.~2. Street TrcesPerimeter Landscaping
o
Shade Efees shall he planted .lithin the SEfeet right ef ..aI' parallel re each stteet, per the standards of the City of
G8:fflteh
D
Street Efee3 shall be planred Perimeter landscaping along the western. northern. and southern propertv lines
shall be provided in the form of either (a) street trees for portions of the perimeter which abut a public right-of-
Gramercy Development Standards Ver5 6-20-D6 redlined to original
Page
Page 8* ~35
~
o
o
o
way, or (b) landscaping per the requirements of a Type "B" Buffervard 0 shade trees, 3 ornamental trees, and
15 shrubs per 100 lineal feet) for oortions of the perimeter which do no abut a oublic right-of-wav. Anv street
trees used to meet perimeter landscaping requirements shall meet all other standards provided in this Section
li
D
o
D
Perimeter landscaoing along the eastern orooerty line abuttin!] Kevstone Avenue shall be contained within a
landscaped olanting area of at least thirty (30) feet in width. which may be contained within the established
setback from the eastern property line. The landscaping within this olanting area shall meet the requirements
of a Type "B" Buffervard.
D
1.4.3. Street Trees
Medium or large-growing shade trees shall be olanted oarallel to each street in planting strips or tree wells.
Street trees shall be olanted 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-et', 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.
~
o
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 ~eight (8) feet minimum te aUe" free passage aleng the siae"alkover
sidewalks and twelve (12) feet minimum over streets. In commercial and mixed-use areas. street tree types and
locations should allow for visibility l'6of businesses and business signage.
D
a
1.~ Building Landscaping Standards
~
LmaseapingBuilding base landscaoing shall be tf5edprovided at the base of all building elevations that do not
directly abut planned hardscapes to soften the architectural lines of buildings, frame the primary views to
buildings and public spaces, and blend architectural designs with the landscape.
D
Deciaueus tree:! should be planted inleeati-ens t{) the seuth and ~est of buildings to allo... for shade in stimmer
mouths and greater sun exposure in the ..ifiter !i,outh:!.
E.-ergreen tree:! shotild be u:!ed as ..rindbreaks to buffer nortlY.,est "iflds.
o
Shrub masses and ground eo.er shall be the preaOftl.inllnt plaut ftl.aterilll in the front ,ards of buildings.
D
Building landscaoing shan be designed to aoprooriatelv comolemenr a building's use, setback. height. and
architectural features. Window boxes for flowers and planters on front stoops and sidewalks in residential areas
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.
D
D
Building base landscaoing shall contain a minimum of 1~ shade tree. 1 ornamental tree. and 9 shrubs oer 100
lineal feet of building perimeter. Shrubs. ornamental grasses. or other alternate landscaoing techniques may be
used to fulfill the building base landscaoing requirements if aooroved bv the City of Carmel Deoartment of
Community Services. rfbuilding base landscaoing cannot be installed due to a building's oroximity to a
sidewalk. oath, street, right-of-wav. or easement:. then landscaping may be installed elsewhere on the site to
D
o
Gramercy Development Standards Ver5 6-20.()6 redlined to original
Page
Page 94 -.cl..35
D
o
D
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.
D
Landscaped interior courtyards are encouraged within larger blocks.
u
Deciduous trees should be olanted 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.
o
1.4.~ Maintenance
o
It shall be the responsibility of the owners and their agents to insure proper maintenance of project landscaping
in aeeerdinaflccaccordance with the Gramercy Ordinance and best management practice standards. This is to
include, but is not limited to, mowing. tree trimming, planting, maintenance contracting. irrigation and
mulching of planting areas, replacing dead, diseased, or overgrown plantings with identical varieties or a
suitable substitute, and keeping the area free of refuse, debris, t'ttftbnd unsightly. dead or diseased vegetation
and weeds.
D
~
D
D
D
Q
D
o
a
o
o
D
Gramercy Development Standards VerS 6-20-06 redlined to original
Page
Page 104 .cl.35
D
o
o
1.5 ParkinI!'
1.6,.2.1. Of\. streetGeneral Parking Standards
o
. Oft street parking shall be pr<h idea em pl:lblie streets.
. Priffiliry streets shaR utili:oc curb bulb outs to define the em street parking Wfles ami narro.. interseeliems for
pedestrian crossiflgs. The bulb el:lts shall be angled at a 15 degree or greater (imide eerne!) 1'e allo.. fer street
cleaning and 3fllYN pIe .,ing.
. On street parking ffial' be used l'O fulfill any parking reql:liremeflts.
~
o
1.6.2. Sl:lrfll.ee Parking Lets
o
. Parking le1'5 shall be leeated 1'e the side er the rear efbuildings and, ..here possible, shall he accessed from
secondary streets. Parking lots should not be permitted in frclRt ef primary building facades er at eemer
loeariens.
. Parking areas shall be erganiocd inl'O a series of sffiall bayS separated by 1anasrepoo L~lands coflsisting of trees
ami shrubs.
. Dri.e..ays te parking areas shall generally be 18 feet 20 feet ..ide, but ne mere tftafl 21 feet .,ide.
. The periffieter ef all parking lots sha:ll be .isuaYy sereened from the street by ..alls, knees and/er
landscapiflg. If landscaping is usea, it shall gefletall>, eensist ef e. ergreens planted in an ifltertvlifiea pattern
.Ath a miniffium height and spread of 21 inches at a time of plaflting to pw..ide year wund sereening.
Off-street and on-street parking shall be provided within any Section according to the minimum reauirements
specified below.
D
o
D
~
Use
Single Family Dwellinll
Two Family Dwelling
Detached Dwelling
Attached Dwellinll
Minimum Parkinll Requirement
2 st;'aces per dwellinll unit
~
~
Multiple Familv Dwelling
1.5 spaces per dwellinll unit
D
Home Occupation
No additional spaces reauired
Live/Work Dwelling
2 spaces per dwelling unit
o
General Offices
Professional Offices
General Retail Sales
General Service
Cafe
Delicatessen
Coffee Shop
Drv Cleaning Establishment
Eauipment Sales/Repair (indoor)
Financial Institution
Self-service laundrv
Gramercy Development Standards Ver5 6-20-06 redlined to original
Page
Page 114..cl.35
1 s{lace oer 1.000 sJ. of floor area
D
o
o
Q
D
o
o
Wholesale Sales
Art gallery
Art and music center
Tavern or night club
Community Center
Country Club
Private club or lodge
Private recreational facility
Health/Fitness facility
Restaurant. with walk-up/ drive-thru sales
Restaurant. without drive-thru sales
D
o
a
D
Bed & Breakfast Inn
1 space per bedroom or suite
D
Other Permitted Uses
As specified in the City of Carmel Zoning Ordinance
D
1.5.2. Computation of Minimum Parking Requirements
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 oarking 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 adiacent buildings have uses that
require parking at complementary times of the day or days of the week.
D
D
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 oarking
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.
~
o
1.5.4. Bicvcle Parking
. For Multiple Familv Dwellings. a minimum of one (1) bicYcle parking space shall be provided for every five
dwelling units. Bicvcle parking mav 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. subiect to the
review of the Transportation Systems Coordinator.
· Bicvcle parking shall be provided for non-residential and mixed-use buildings at a rate of five (5) bicYcle
parking spaces per one hundred (100) required automobile parking spaces. unless in a specific case the
Transportation Svstems Coordinator had deemed that less bicYcle parking is needed. Bicvcle parking for
non-residential and mixed-use buildings that are located adiacent to plazas may be provided within the plaza
area. as determined to be appropriate by the Transportation Systems Coordinator.
. 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.
o
o
D
o
D
Gramercy Development Standards Ver5 6-20-06 redlined to original
Page:
Page 124..cl)5
a
D
o
o The location and design ofbicvcle parking spaces shall follow the standards of the City of Carmel. however.
alternatives may be approved bv the Department of Community Services in consultation with the
Transportation Svstems Coordinator.
o
~
1.5.5. On-street Parking
On-street parking shall be provided on public streets. unless otherwise approved consistent with anv
Development Plan. Anv on-street parking within the public right-of-wav shall not have spaces reserved for
individual businesses or residences.
o
1.5.6. Surface Parking Lots
o Surface parking lots shall be located to the side or the rear of buildings.
o Parking areas shall be organized into a series of small bavs separated bv landscaped islands consisting of trees
and shrubs. A minimum of one (1) shade tree per everv ten (10) parking spaces provided shall be planted
within surface parking lots.
o The maximum width of drivewavs to parking areas shall be the greater of 24 feet wide. or the width of the
street thev access.
o The perimeter of all parking lots shall be visuallv screened from the street bv walls. fences and/or
landscaping. If landscaping is used. it shall include evergreens and shrubs to provide vear-round screening.
o Parking shall not extend past the established building line on a block.
a
o
o
o
I .~ll Parking Structures
o
o Exterior walls of parking structures visible from public streets shall have an architecturally appropriate design
facing the street and complement adiacent and nearbv buildings.
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 th8.t ext:t:fltb eut t:e 8. prilft8:rywith
street frontage in commercial areas.
~
~
1.&.4:5.8. Residential Parking Garages and Driveways
D
o 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 mav be approved bv the Director of
Community Services.
D
~
o
D
o
Gramercy Development Standards Ver5 6-20-06 redlined to original
P8.ge
Page 134 -.cl..35
o
o
Q
~
1.6 Sienaee
Signs are applied arehiteetural elements that should be used to reinforce the architectural style of the
building aml express the presence of a unique retail estabLishment. Good sign designs ',vill enliven
and enrich the streets cape experience for pedestrians without detracting from the spatial coherence
and quality of the streets and public spaces.
D
. Signs shall not obscure architectural elements such as clerestory v;indO',\ls nor span aeross structural
bays or coLumns.
. The size of signs and letters on signs shall be in scale and proportion to the space in which they arc
located.
. If present, the signage band shall be ineorporatcd into the de3ign of the facade, situated abo'.'C the
storefront dcrest-ory and below the second story .. indow-s. Lettering shall be in k-eeping ',\lith the
architectl:lftll ehariicter of the building and not project out from the front facade more than 2
~
D
~
D
. Signs illuminated by exterior v;all mounted fixtures, and individually baCK Lit opaque letters upon a
brighter baekground are permitted.
. Wall mounted mcnu boards should be decorati'le and ',vell maintained, and should compLement
the storefront design.
. Signage in cornices or parapets shall be limited in size and incorporated as part of the architecture.
. Exposed ncon signs, where permitted, shall be mounted on the interior of storefront windm.vs.
Neon may be used in limited quantities on exterior signs of high quality.
. Signs ffi8:"f be perpendicular or flat mounted, including separately mount-cd letters. Perpendicular
signs may not extend more than five feet from the face of thc building.
. No sign ma-, extend above the cornice line of the building.
. Retractable or fixed fabric a.ming3 are allo'.ted, but these must fit within the storeffOnt gLass area
and may not obscure details of the building. h.vnings may onli be supported LYy' building mounted
hardvl8.re.
. Graphics painted on the sides of buildings that are essentially' commercial in character or describe
aeti.ities in the adjacent building ',viU be considered "signs." Othcr gIiiphics of a non commcrcial
nature, such as murals or "trompe l'oeil"s, shall not be considued "signs."
. DircetionaL signage shall be located help to clarify mO'.'Cment throughout the site and to key public
spaces and shopping areas.
. Signage shall be pro.ided to and from public parking garage and parking lot access points
Anv reference herein to the Si!m Ordinance shall mean and refer to the City of Carmel Si!m
Ordinance. Section 25.07 et aL of the City of Carmel Zonill!! Ordinance that is in effect as of the date
of the passag-e of the Gramercv Ordinance. The Developer shall cause to be filed the current copy of
the Sien Ordinance with the Department of Community Services in connection with the approved
Gramercv Ordinance.
~
~
o
~
a
D
D
D
~
D
All sims located within the District shall comply with the following- sig-n reg-ulations:
1.6.1 Exempt sig-ns: All sig-ns desig-nated as exempt in Section 25.7.01-3 of the Sig-n Ordinance.
1.6.2 Prohibited signs:
Gramercy Development Standards Ver5 6-20-06 redlined to original
Page:
Page 14* ..Q(35
o
D
o
D
~
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 hereunder.
D. Signs prohibited by Section 25.7.01-4 of the Sign Ordinance. except as otherwise
permitted hereunder.
1.6.3 Permitted signs:
A. 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 Sign Ordinance.
B. One identification sign at each entrance to en the District. (H) a designated
neighborhood within the District. (Hi) an attached dwelling proiect containing more
than six units in not less than two buildings. and Ciy) a Multi-Family Dwelling.
provided the following standards are met:
(1) The design of the sign for any attached dwelling project or apartment house
shall be consistent with the architectural style of the project 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 sign shall be appropriately landscaped in
accordance with the requirements in Section 104.
(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.
(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 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
on 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 enrrance 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: en
the names of the occupants are all in the same size letters and font. and (H)
the letter size does not exceed twelve (12) inches.
(2) The maximum height shall be ten (10) 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 identifyimi the Mohawk Hills apartment community shall be
permitted to be relocated and/or reconstructed in alternate locations in order to
Gramercy Development Standards Ver5 6-20-06 redlined to original
P8.ge
Page 154 -.cl.35
o
D
~
o
D
D
D
D
~
D
D
~
D
~
D
D
permanent: elsewhere in the District. site plan signage shall be removed
within thirty (30) days 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.
Gramercy Development Standards Ver5 6-20-06 redlined to original
Page
Palle 164 -.cl.35
D
D
~
D
D
~
D
D
D
~
o
o
a
D
~
~
o
o
F.
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 sauare footage shall be the same as the number. height. and sauare footage of
the existing sign(s) that is relocated or reconstructed.
Traffic directional signs. including signs directing traffic and pedestrians to parking
G.
areas.
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 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.
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) 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 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 with the construction. but
shall not include any advertising or product other than a rendering of the
building being constructed.
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) square 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.
Site plan sign age within parks. plazas or recreational areas may be
H.
1.
(4)
~
r
(5) Unless otherwise agreed bv the Commission. the silm shall be removed not
later than thirty-six (6) months followin!! installation thereof unless
construction of the build in!! has commenced prior to that date and. if
construction commences. the sign shall be removed within seven (7) days
after the be!!innin!! of the intended use of the building.
(6) Sign copy shall be limited to a rendering of the proposed building and
information relatin!! to the intended construction. availability and use
thereof.
Real estate sales and leas in!! signs. orovided the following standards are met:
(1) The maximum si!!n area shall be twenty (20) sauare feet.
(2) The maximum hei!!ht of the si!!n shall be ei!!ht (8) feet.
(3) Limited to one 0) si!!n for each street fronta!!e of the lot. with no more than
two (2) sign faces per sign.
(4) The sign may not be illuminated.
(5) Si!!n coov shall be limited to announcement of the sale. rental or lease of the
oremises and shall contain no advertisin!! or oromotional material other
than to indicate the parry listin!! the property for sale or lease.
(6) Signs shall be removed within seven (7) days after the date the unit is leased.
sold. or occuoied.
Wall-mounted or oainted si!!ns. orovided the followin!! standards are met:
(1) The si!!n 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 (12)
inches.
(2) The area of the si!!nboard shall not exceed twenty (20) oercent of the !!round
floor building facade area of the wall to which it is attached or forty-five (45)
square feet. whichever is less.
(3) The maximum oermitted hei!!ht 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 hei!!ht of the letterin!!. numbers. or !!raphics shall not exceed twelve (12)
inches.
(5) Limited to one si!!n oer business establishment on each buildin!! facade
fronting a street.
One 0) wall-mounted si!!n. not exceedin!! six (6) sauare feet in area. shall be
oermitted on any side or rear entrance ooen to the oublic. Such wall si!!ns may only
be lighted during the operating hours of the business.
Wall-mounted build in!! directory si!!ns identifvin!! the occuoants of a commercial
build in!!. includin!! uoper stOry business uses. provided the following standards are
met:
(1) The si!!n is located next to the entrance.
(2) The si!!n may not oroiect outward more than six (6) inches from the wall to
which it is attached.
Gramercy Development Standards VerS 6-20-06 redlined to original
Pllge
Page 17-ef- -2f.35
~
~
D
D
D
D
o
~
~
o
o
~
D
o
o
o
a
Q
K.
L.
M.
N.
~
D
a
a
D
a
D
D
D
D
D
~
a
o
D
D
~
D
(3)
(4)
(5)
o.
The sign shall not extend above the parapet. eave. or building facade.
The area of the silmboard shall not exceed ten (10) square feet.
The hei!!ht of the letterin!!. numbers. or !!raphics shall not exceed four (4)
inches.
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 hei!!ht of applied letters shall not exceed
twelve (12) inches.
P.
Proiectin!! signs. includin!! icon si!!ns. mounted peroendicular to the building walL
provided the followin!! standards are met:
(1) The si!!nboard shall not exceed an area of ten (10) square feet unless a
corner sign which shall not exceed an area of twelve (12) square feet.
(2) The distance from the ground to the lower ed!!e of the si!!nboard shall be
eight (8) feet or greater.
(3) The hei!!ht of the top ed!!e of the signboard shall not exceed en the height of
the wall from which the si!!n proiects. if attached to a sin!!le stOry build in!!.
(in the height of the sill or bottom of anv second stOry window. if attached
to a multi-story build in!! and not a corner si!!n or wn fifty (50) percent of the
distance between the buildin!! cornice or room line and the sill or bottom of
anv second stOry window if a corner si!!n located on a multi-story build in!!.
(4) The distance from the buildill!! wall to the signboard shall not exceed six (6)
inches.
(5)
(6)
Q.
The width of the signboard shall not exceed four (4) feet.
The hei!!ht of the letterin!!. numbers. or !!raphics shall not exceed twelve (12)
inches.
Limited to one (1) sign for each !!round floor business establishment.
Proiectin!! si!!ns are not permitted in coni unction with free-standin!! or tree
lawn si!!ns.
Tree lawn si!!ns. includin!! icon signs. installed on a pole in a tree lawn. provided the
following standards are met:
(1) The si!!n is located in a tree lawn opposite the entrance to the buildin!!.
(2) The signboard shall not exceed an area of six (6) square feet.
(3) The distance from the ground to the lower ed!!e of the si!!nboard shall be six
(6) feet or greater.
(4) The hei!!ht of the top ed!!e of the si!!nboard shall not exceed the hei!!ht of
the wall of the building in front of which the si!!n is located. if located
opposite a sin!!le stOry buildin!!. or the hei!!ht of the sill or bottom of anv
second stOry window. iflocated opposite a multi-story building.
(5) The width of the si!!nboard shall not exceed two (2) feet.
(6) The height of the lettering. numbers. or !!raphics shall not exceed eight (8)
inches.
(7)
~
Gramercy Development Standards Ver5 6-20-06 redlined to original
Page
Page 184 -.cl.35
D
o
a
D
D
D
~
~
Q
~
~
D
~
Q
D
~
D
D
~
R.
(7) Limited to one (1) sign for each ground floor business establishments. Tree
lawn signs are not permitted in conjunction with free-standing or proiecting
signs.
Painted window or door signs, provided that the following standards are met:
(1) The sign shall not exceed fortv (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) window signs and one (1) door sign for each ground floor
business establishment.
Awnine: signs. for e:round floor uses only, provided that the following standards are
met:
s.
T.
If actine: as the main business sie:n, it shall not exceed fifteen (1S) square feet
in area, and the height of the letterine:, numbers, or e:raphics shall not
exceed twelve (12) inches.
If actine: as an auxiliarY business sign, it shall be located on the valance only,
shall not exceed five (S) square feet in area, and the heie:ht of the letterine:,
numbers, or e:raphics shall not exceed eie:ht (8) inches.
Limited to two (2) such signs for each e:round floor business establishment,
on either awning or valance, but not on both.
If acting as the main business sign, it shall not be in addition to a wall-
mounted sie:n, an applied letter sie:n or a projecting sie:n which is not a
corner sie:n.
Free-standine: sie:n, provided that the followine: 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 ftom the frontage line.
(2) The area of the sie:nboard shall not exceed fom-five (4S) square feet.
(3) The heie:ht of the letterine:, numbers, or graphics shall not exceed twelve (12)
inches.
(1)
(2)
(3)
(4)
u.
(4) The height of the top of the sie:nboard. or of any posts, brackets, or other
supportinll elements shall not exceed six (6) feet from the e:round.
(5) The sie:nboard shall be architecturally compatible with the stvle,
composition. materials, colors, and details of the buildine:.
(6) The sie:n shall be located within ten (10) feet of the main entrance to the
business or within ten (10) feet of the access drive servine: the lot. Its
location shall not interfere with pedestrian or vehicular circulation.
(7) Limited to one (1) sie:n per buildine: and shall not be in addition to tree lawn
or proiectine: sie:ns, but may be in addition to wall-mounted signs or applied
letters.
Business establishments located in corner buildings are permitted signs for each
street ftontae:e as if each frontae:e were a separate business establishment except that
Gramercy Development Standards Ver5 6-20-06 redlined to original
Page
Paee 19-ef- -.cl..35
D
if a corner silm is used. no free standing. tree lawn or additional oroiecting signs are
permitted on either frontage.
Businesses with service entrances may identify these with one (1) sign not exceedine
two (2) square feet.
One (1) directional sien. facine a rear oarkine lot. is oermitted. This sign may be
either wall-mounted or free standine on the rear facade. but shall be limited to three
(3) square feet in area.
In addition to other sienaee. restaurants and cafes shall be permitted the followine.
limited to one (1) sign per business establishment:
(1) A wall-mounted disolay featurine the actual menu as used at the dinine
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
buildine wall. next to the main entrance. at a height of aporoximately five (5)
feet. shall not exceed a total area of two (2) sauare feet. and may be liehted.
(2) A sandwich board sign. as follows:
i. The area of the sienboard. sinele-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.
iv. The sien 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 sien shall be removed at the end of the business day.
(3) A menu sign with a maximum sign area of sixteen (16) sauare feet and a
maximum height of six (6) feet for a eround sien.
Y. Home Occuoations and Live/Work Dwellings are oermitted one (1) sien orovided it
comolies with the reauirements of this Section 1.6.
Z. If historically appropriate to the tvDe of business conducted or the architectural style
of the building in which it is located. a retail business may display an illuminated
window sien in addition to other oermitted siens provided the sien area does not
exceed twenty square feet. Neon signs are permitted as an illuminated window sign.
AA. Siens aooroved by the Commission are permitted in the District in addition to the
signs sl)ecifically authorized in this Ordinance.
1.6.4 Desien Standards for Siens:
A. Siens affixed to the exterior of a building shall be architecturally comoatible with the
style. comoosition. materials. colors. and details of the buildine. as well as with other
sims used on the buildine.
B. Sien colors should be compatible with the colors of the buildine facade.
C. Siens shall not interfere with vision clearance.
D. Backliehtine of siens is oermitted.
a
~
~
D
~
~
~
~
~
~
~
D
o
~
Q
D
o
v.
w.
x.
D
1.6.5 Premises Identification:
Gramercy Development Standards Ver5 6-20-06 redlined to original
Ps.ge
Page 20-ef- _Q.05
D
~
D
~
A. The assigned premises identification of a building shall be disolaved in such a manner so
that the numerals can readily be seen from the street. Identification shall be disolaved
on the building, on or near the main entrance door. or disolaved on a mailbox near the
street in such a manner as they identify its corresponding building.
B. Anv dwelling or commercial building that abuts an alley or secondary access that could
be used bv motor vehicles must not only display the premises identification on the front.
but shall also disolav its oremises 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 reo laced bv the owner or occuoant 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.
~
a
~
o
~
~
~
o
~
D
o
~
D
~
D
Gramercy Development Standards Ver5 6-20.06 redlined to original
Page
Page 21-ef. ..cl.35
D
D
D
D
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 accoffiodatedaccommodated, 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.
D
D
1.81.1. 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, emergency vehicles. and
adequate pedestrian/bicycle circulation as appropriate to the character and use of the area. Sidewalks
should be widest in retail areas, in front of restaurants/cafes, and next to plazas. Sidewalks shall have
a minimum clear passage width of five [2Lfeet. accounting for outdoor seat in!! and dining areas. In
general, wider streets require taller buildings to maintain proper scale and proportion.
o
~
. 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 !!reen space or plaza area. The
minimum radius of such a court shall be 15 feet.
o
o
. All-Head-in (90 degree) parkin!! along public streets shall accomodatc on street parkingonlv
be permitted within plazas or other appropriate areas.
o
1.8.2. Pedestrian and Bicycle Circulation
D
. 8ffeetsMinimum rights-of-way for two-way streets shall be 30 feet. Minimum ri!!hts-of-wav 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 len!!th shall be 100 feet.
. The minimum distance of a driveway from a corner intersection shall be 20 feet. provided
that safe si!!ht distance shall be accounted for.
. The centerline of streets shall intersect at angles not less than 30 de!!rees at the acute an!!'le.
. For streets whose centerlines intersect at a 90 degree an!!'le. 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.
D
D
~
D
o
o
Gramercy Development Standards VerS 6-20.06 redlined to original
Page
Page 22-ef. ...Q[3S
~
D
D
. 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,
buildings, driveways or other curbcuts or alleyWays.
D
o
o
1.7.2. Pedestrian and Bicycle Circulation
D
Streets, sidewalks and multi-use paths shall be designed to provide a safe, comforrable, 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 multi-use paths. Efforts shall be made to connect pedestrian and bicycle routes to
adjoining off-site routes.
D
~
Sidewalks or multi-use paths shall be provided along both sides of all public streets, ftftdhowever, a
park, plaza. or open space may be substituted for a sidewalk or path along one side of a street so Ion!!
as hardsca1;)e connections are maintained at intersections. Sidewalks and paths shall be constructed
to the standards of the City of Carmel, subject to these Design and Development Standards.
a
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 permitred 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. 'X'here prO";ided, these clements shall be confined to all area less
than one hundred square feetNewspaper vending machines, where provided. shall be consistent with
the streetscape decor.
Q
~
Benches, bicycle racks and trash receptacles shall be provided in priffillIy publie Sflacesparks, 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 enttance, as long as these features do not impede pedestrian
circulation.
D
D
I 1.81.4. Conceptual Mixed-Use Streets
o
Gramercy Development Standards Ver5 6-20-06 redlined to original
Page
Page 23-ef- ~35
o
~
o
Gramercy's mixed-use streets will be the primary thoroughfares within the Gramercy neighborhood,
and must aeeomodlltcwill be desifmed 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.
~
D
~
Fronts of buildings generally should be positioned on the front property line, with exceptions made
..ithin 5 feet for the allo..afl:cc of buildings to be set back up to five (5) feet to allow for entries,
balconies, outdoor seating areas, hardscape and landscape features, etc.
Q
Outdoor dining, cafe tables, and retail displays are permitted. provided that they do not impede
pedestrian traffic. subiect to the review and aooroval of the Director of Community Services.
~
1.81.5. Conceptual Residential Streets
o
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.
D
Fronts of buildings generally should be positioned on the front property line, with exceptions made
within 10 feet for the allO".Vfmee ofbuildine's to be set back up to ten (10) feet to allow for entries,
steps, balconies, gardens, hardscape and landscape features, etc.
~
o
Greater flexibility is provided for the front setbacks of buildings on residential streets.
1.81.6. Conceptual One-Way Streets
o
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.
o
Setbacks and other standards for one-way streets should follow its use and character, Le., mixed-use or
residential.
o
D
D
D
D
Gramercy Development Standards Ver5 6-20.{)6 redlined to original
Page
Palle 24-ef- -.cl.35
o
o
a
1.8 Site Development Standards
~
1.8.1. Stormwater Runoff
a
Gramercv's stormwater runoff manaf!ement systems and the pre- and post-construction stormwater
treatment systems shall conform to the requirements of the Carmel City Enf!ineer as proiect details
become more evident throuf!h the Development Plan approval process.
D
1.8.2. Stormwater Detention and Retention
~
Underground Stormwater Detention and Retention facilities shall be permitted within the public
rif!hts of way. but shall be constructed at sufficient depth and pipe material to support loads of
emerf!encv vehicles. Above-f!rolmd Stormwater Detention and Retention facilities shall not be
permitted within the public rif!hts of way.
~
~
Porous pavers shall be permitted in areas such as on-street parkinf!, alleys, or any parkinf! areas as part
of an overall stormwater manaf!ement system.
o
~
~
~
~
~
~
~
~
~
Gramercy Development Standards Ver5 6-20-06 redlined to original
Page
Paee 254 ~35
Q
a
~
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.
o
D
~
~
D
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.
D
D
~
a
~
D
~
~
o
D
D
Gramercy Development Standards Ver5 6-20.{)6 redlined to original
Page:
Pa!!'e 264 -2f..35
o
D
o
2.2 BuUdin!! Desi!!n
2.2.1. Building Design Standards
o
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.
o
Pedestrian scale detailing shall be provided on the front elevation of the building at the ground level.
o
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.
o
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.
o
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.
o
D
2.2.2. Fences,-8eeb; and Screening
D
Fences are permitted on residential buildings, he..e.n, fenees greater than sixt:y (60) inches tall are not
permitted along subiect to the front facaaedesign standards of the Citv of Carmel.
o
Fence construction along the front facade shall be decorative, such as wrought-iron style, decorative wood, or a
courtyard wall. Shaae.. box ..ood fenccs are permitted on the fcaf and side facades eflly.
D
Ground level mechanicaV telecommunication equipment visible from a public street shall be screened with
suitable landscaping, walls, or fencing in general architectural compatibility with the building(s) with which it is
associa ted.
~
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.
Q
2.2.3. Materials
o
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.
~
D
Gramercy Development Standards Ver5 6-20-06 redlined to original
Page
Page 274 S!i35
o
D
o
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.
o
The first floor and upper floors may be composed of different materials.
o
The materials in the rear of the building must be coordinated with the front facade, although they may be
different.
o
Front and side facades of buildings located on corner lots shall be of the same materials and similarly detailed.
D
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).
D
~
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. 'X'ood decking and ..eml handftlil:> alC sRe..ed enl,
in the n:ll:f ef s Building, el in other leesaefis ..hen JiSl:lsll, obscured or sereenea.
Q
D
o
o
D
~
o
D
D
Gramercy Development Standards Ver5 6-20.06 redlined to original
Psge
Pa\!e 28-ef. _clJ5
o
a
Q
2.3
2.3.1.
Windows
Window Standards
Q
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.
Q
D
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~
vlindows ffill"i also be used to pro'lidc 'lisual interc3tin locations where actual windows are not
appropriate. provided. however. that any such techniques shall be architecturally compatible with the
style. materials. color. details and oroportion of the buildinll. Approoriate techniques do not include
the use of shutters without glass. or the use of svandrel glass at the street level or on residential
buildinlls.
D
D
D
Windows shall generally be vertically proportioned.
o
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.
D
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.
D
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, ete.) as accents.
Q
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.
o
D
2.3.2. Shutters
D
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.
o
Shutter style shall match the window and architectural style of the building, and shall be sized to
match actual window dimensions.
o
Gramercy Development Standards VerS 6-20-06 redlined to original
Page
PaQe 294 ~35
o
~
~
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.
o
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.
~
~
~
~
~
D
D
D
o
o
D
a
~
D
Gramercy Development Standards Ver5 6-20-06 redlined to original
Page
Page 304 ~35
a
D
~
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.
~
o
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.
~
~
~
o
D
Q
~
D
~
o
Gramercy Development Standards Ver5 6-20-06 redlined to original
Page
PaQe 3l-ef. -.cl..35
D
~
Q
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.
~
a
~
D
2.5.2. Roof Shape
D
· Traditional roofs are typically "flat" (sloped 1" -in-12" or less) hidden behind parapet walls.
However, some sloped roofs, including gable, hipped, and shed roofs are also acceptable if sloped
between 4"-in-12" and 12"-in-12". Mansard, gambrel, and domed roofs shall adhere to traditional
forms and proportions. False roofs are generally inappropriate and should only be used in limited
situations. In general, architectural solutions shall be used to best conceal mechanical equipment,
particularly in roofrop 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 comer sides of the
building.
D
~
~
~
2.5.3. Roofing Matcrials and Color
~
. If visible, roofs should bc constructcd of standing scam mctals (painted aluminum & stcel, zinc,
copped, slate or imitation slate, or ltffhitccturalltsphalt shingles. Wood shakcs or shingle may only
bc used on smallcr, rcsidential 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.
o
D
D
2.5.4. Mechanical Equipment and Appurtenances
D
· 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 Ver5 6-20-06 redlined to original
Page
Page 32-ef- ~f..35
o
~
~
~
· 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.
~
~
~
~
~
~
~
~
~
~
o
o
~
o
D
~
Gramercy Development Standards VerS 6-20-D6 redlined to original
Page
Palle 334..Q[35
D
a
o
2.6
2.6.1.
Accents and Proiections
Bays and Projections
a
· 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 pmSlf8.nt. subject to the gOverning building eoaereview and approval
of the City of CarmeL but shall not exceed the width of the sidewalk or multi-use oath below. The
lowest portion of any projection extending into a right-of-way shall be a minimum of eight (8) feet
from the ground level in order to orovide clear oassage for oedestrians and bicyclists.
a
o
~
~
~
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.
D
a
~
~
2.6.3. Balconies
D
· 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.
a
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.
~
D
Gramercy Development Standards Ver5 6-20-D6 redlined to original
Page:
Page 344 -.cl.35
a
D
a
· 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 !!lass elements
that mimic awnings may be permitted in commercial areas if they are consistent with the building
design and area character.
· In buildings with multiple storefronts or residential units, compatible awnings shall be used as a
means of unifYing the structure.
· Oversized and continuous awnings are not permitted.
· Backlit or glowing awnings or canopies are not permitted.
a
~
o
~
~
~
~
~
~
~
~
~
D
D
o
D
Gramercy Development Standards Ver5 6-20.()6 redlined to original
Page
Page 354 ~35
~
D
~
D
D
D
D
D
o
~
o
D
D
o
o
~
I
I ~
~
~
D
The images below are conceptual representations.
II
6RRUHl
126th Street and E. Auman Drive
126th Street character
~
E. Auman Drive character
~
The images below are conceptual representations.
II
GBBmEHV
D
D
D
D
~
~
~
~
~
~
E. Auman Drive
~.
E. Auman Drive character
" .... ~
~
a
D
~
~
~
~
~
~
D
E. Auman Drive character
1
Q
D
D
0 t
0 North
~
0
D
D
0
U
D
D
Q
~
D
D
D
0
L
E. Auman Drive
II
6RRmEHV
The plan view below is conceptual.
E. Auman Drive conceptual plan view
u
U
D
~
U
o
~
~
D
D
~
~
D
D
D
D
~
~
~
The images below are conceptual representations.
II
6RHmEBrv
Conceptual Renderings
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.
~
D
o
~
~
o
~
~
D
~
~
Il
D
D
a
~
~
~
D
The images below are conceprual represenrarions.
II
&RRmnn
Conceptual Renderings
A variety of parks and open spaces will be provided throughout Gramercy
so that everyone is within a few minutes walk of recreational opportunities.
Shops and amenities will be located close to where people live.
D
D
~
~
~
D
a
D
D
a
~
~
~
o
~
~
a
D
~
The images below are conceptual representations.
II
6BBffimy
Conceptual Images ..- Perimeter Residential
iir
,AfI ~ '-'""
\.
~
D
~
~
~
D
D
~
D
~
~
~
~
~
~
~
~
~
D
D
The images below are conceptual representations.
I
6UIDEHY
Conceptual Images .- Interior Residential
~
D
D
D
~
~
Q
~
~
~
~
o
D
~
D
D
D
D
D
The images below are conceptual representations.
II
GRHIDEHV
Conceptual Images .- Parks, Green Spaces, Plazas
...
~
~
~
~
~
~
~
~
~
~
~
~
o
I
a
D
~
~
~
The images below are conceptual representations.
II
GRUHn
Conceptual Images -- Mixed--Use
,
Il!'l~
~
0
0
~
0
D
~
0
~
0
~
a
~
D !!;!l
~
~
~
a
~
D
The images below are conceptual representations.
II
6BBmEHY
Conceptual Images ... Parking
~.
~
~
~
~
~
~
~
~
o
~
~
~
~
~
~
~
~
~
D
D
The images below are conceptual representations.
II
6UmEBrY
Conceptual Images... Rears of Buildings
f""........."
,,- ~
~
Ii
~
~~
D
~
~
D
D
D
D
D
~
o
~
~
~
~
~
~
~
D
D
The images below are conceptual representations.
II
6HHmEHV
Conceptual Images ~ Interior Courtyards
r
~
D
D
D
o
D
o
D
o
D
a
D
D
~
D
Q
a
o
D
Conceptual Streetscape
II
60BmEBCY
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.
The images on this page are conceptual representations of possible ~treetscape elements for Gramercy.
Distinctive decorative elements can be incorporated into the
streetscape features of Gramercy.
~
D
o
o
D
D
~
o
D
D
o
D
D
o
D
Q
D
D
o
Conceptual Lighting
II
6HHmmV
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 are conceptual representations of possible lighting styles for Gramercy.
U
D
U
o
U
o
D
Q
D
I
o
U
o
o
u
o
a
o
o
Commitment to Public Art II
~BHrnEB[Y
In an effort to distinguish Gramercy in ways that enhance
its urban living, community~oriented plan, Buckingham
Companies is committed to including public art and design
elements throughout the project. Buckingham has invited
2nd Globe Studios to join its project team in order to
develop an Art Masterplan that will ensure that art and
design elements are a natural part of life in Gramercy. This
Commitment to Public Art has the following goals:
+ Use art and design as a means of enhancing
Gramercy's parks and plazas, and creating identity
for neighborhoods
+ Provide memorable pieces of interest that will
inspire curiosity and interaction and encourage
repeat visits
+ Provide art that will add value to the City of
Carmel beyond the cultural investment it represents
to Gramercy
+ Build upon and complement the City of Carmel's
plan for the Arts & Design District
The ideas and images that follow are conceptual in nature
and are presented as preliminary thoughts regarding options
for incorporating arts and design elements into the plan for
Gramercy. As the plan for Gramercy progresses, artwork
and design elements will be identified and designed for
specific locations and functions within Gramercy.
All images shown are conceproal and are the property of 2nd Globe Srodios.
Bronze sculptures are placed
throughout Providence at
Old Meridian
m
-'"j,
.~
~
e
D
Commitment to Public Art
I
&RHIDEBrY
o
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
Q
o
o
D
e
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
D
u
D
u
D
U
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.
u
D
Gateway entry elements
At least one major gateway is appropriate for the site, with secondary
pieces that relate to the main entry.
o
D
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 Srudios.
u
u
o
u
u
u
u
u
o
u
u
[j
u
u
u
u
u
u
u
o
TRAFFIC IMPACT ANALYSIS
PREPARED BY A&F ENGINEERING CO., LLC
GRAMERCY
BUCKINGHAM COMPANIES
KEYSTONE AVENUE
EXECUTIVE SUMMARY
FEBRUARY 2006
INTRODUCTION & PURPOSE
A Traffic Impact Analysis was prepared on behalf of the Buckingham Companies for a proposed mixed-
use development titled "Gramercy" that will be located along Keystone Avenue (U.S. 431) between 126th
Street (Mohawk Drive) and Carmel Drive in Carmel, Indiana. The purpose of the analysis was to
detennine what effect traffic generated by the proposed development will have on the existing adjacent
roadway system.
DESCRIPTION OF THE PROPOSED DEVELOPMENT
The proposed development is to be located west of Keystone Avenue between 126th Street (Mohawk
Drive) and Carmel Drive in Carmel, Indiana. The traffic analysis was based on an estimated development
of approximately 700 multi-family dwelling units, approximately 1500 townhouse/condominium dwelling
units, senior housing with approximately 120 dwelling units, approximately 50,000 square feet of office
land use, approximately 80,000 square feet of retail land use and a hotel with approximately 120 rooms.
This information 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 126th Street, an access with Carmel Drive through the extension of AAA Way and four access
drives along Auman Drive East. The attached Figure 1 is an area map showing the proposed site and the
approximate locations of the proposed access drives.
DESCRIPTION OF EXISTING MOHAWK HILLS APARTMENT COMPLEX
The mixed use development as proposed by Buckingham Companies will replace the existing Mohawk
Hills apartment complex and golf course. The existing complex has approximately 564 dwelling units.
The estimated existing traffic volumes that are associated with the existing 564 multi-family dwelling
units were subtracted from the generated traffic volumes of the proposed 700 multi-family dwelling units
in order to analyze the tme 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 Carmel 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 126th Street and
along Auman Drive East.
I
lJ
U
o
u
u
u
u
o
u
u
u
u
u
u
u
u
u
u
o
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 geometrics 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 prowam 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 study
intersections considering each of the previously mentioned traffic scenarios. The following tables
summarize the results of the capacity analysis for the study intersections.
2
u
o
u
o
[J
u
u
o
o
o
o
o
u
o
o
u
o
u
o
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 Depat1ment of
Transportation were used to analyze the existing traffic volumes (Scenario 1). Optimized cycle
lengths were used when analyzing the remaining scenarios.
. Scenarios 1 and 3A were analyzed with the existing intersection geometries.
. Scenario 2 was analyzed with the addition of a continuous eastbound right-turn lane along 126th
Street that starts 100 feet west of the western most proposed access (Access #1) and continues
through the remaining access drives to Keystone Avenue.
. Scenario 3B was analyzed with the following improvements along Keystone Avenue:
1. 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 126th Street as needed for Scenario 2 as well
as the improvements along Keystone Avenue as needed per Scenario 38.
3
U
lJ
o
U
u
u
u
o
u
o
o
u
o
u
o
u
o
o
u
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 1A). 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
A venue 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
u
u
o
o
u
u
o
u
u
u
u
u
o
u
u
u
u
u
o
TABLE 3 - LEVEL OF SERVICE SUMMARY: KEYSTONE AVENUE AND 116TH STREET
AM PEAK HOUR
MOVEMENT SCENARIO
1 2 3A 3B 4
Northbound Approach D D E D D
Southbound Approach B D E C D
Eastbound Approach E D E D D
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 D D E D E
Southbound Approach C D D C C
Eastbound Approach D D E D E
Westbound Approach D D D D D
Intersection D D E D D
DESCRIPTION OF SCENARIOS
Scenario 1:
Scenario 2:
Scenario 3:
Scenario 4:
Existing Traffic Volumes
Sum of Existing Traffic and Proposed Development Traffic
Year 2016 Background Traffic Volumes
Sum of Year 2016 Background Traffic and Proposed Development Traffic
NOTES:
. This intersection was analyzed as a coordinated signal system with the near-by intersections
along Keystone A venue. The existing system cycle lengths as provided by the Indiana
Department of Transportation were used to analyze the existing traffic volumes (Scenario 1).
Optimized cycle lengths were used when analyzing the remaining scenarios.
. Scenarios 1, 2 and 3A were analyzed with the existing intersection geometries.
. Scenarios 3B and 4 were analyzed with the following improvements:
1. The conversion of the northbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
2. The conversion of the southbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
5
u
o
D
o
o
u
u
u
u
u
o
u
o
u
o
o
o
u
o
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-in/right-out access. A median exists along Keystone Avenue
in the vicinity of the access.
. Scenario 2 was analyzed with the addition of a southbound right-turn lane along Keystone
Avenue. Per the Indiana Department of Transportation's Driveway Permit Manualiii, this turn
lane should have 550 feet of deceleration and a 100 foot taper. A 100 foot recovery taper is
also proposed at the access.
. When the existing traffic volumes are projected forward to the year 2016 based on an annual
growth rate, before the generated traffic is added to the roadway network, Keystone Avenue
will need to have six travel lanes (three in each direction) in order for the signalized study
intersections to operate at level of service "D" or better during the peak hours. The additional
travel lanes are not due to the proposed development as they are needed before the proposed
development traffic is added to the roadway network in order to accommodate the year 2016
background traffic volumes. Scenario 4 was then analyzed with an additional through lane in
both directions along Keystone Avenue as well the addition of the southbound right-turn lane
recommended for Scenario 2.
6
o
D
o
D
U
U
o
U
U
U
o
o
o
u
o
o
u
u
o
RECOMMENDATIONS
Based on the results of the traffic study, the following recommendations are made to ensure that the
roadway system will operate at acceptable levels of service if the site is developed as proposed.
1. KEYSTONE AVENUE AND 126TH STREET (MOHA WI{ 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 A venue into a shared
through/right-turn lane.
The improvements listed above are not due to the proposed development.
When the proposed development traffic is added to the year 2016 background traffic, the
continuous eastbound right-turn lane along 126th Street is recommended. The intersection
geometries will then consist of the following:
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
A left-turn lane, two through lanes and a shared through/right-
turn lane.
A left-turn lane, two through lanes and a shared through/right-
turn lane.
A left-turn lane, a through lane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
7
u
U
D
U
U
U
U
U
U
U
U
U
o
U
U
o
o
o
o
2. KEYSTONE A VENUE AND CARMEL DRIVE
Year 2006 Conditions
The addition of a second northbound left-turn lane is needed along Keystone A venue in o~der to
achieve level of service "D" or better during the peak hours with the existing traffic volumes. The
intersection geomettics 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 A venue.
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
U
D
o
U
D
U
U
U
U
U
U
U
U
U
o
o
o
o
o
3. KEYSTONE AVENUE AND 1 16TH STREET
Year 2006 Conditions
The existing intersection geometries will adequately accommodate the generated traffic from the
proposed development. Therefore, no improvements are needed at this intersection due to the
proposed development.
Year 2016 Conditions (Horizon Year)
When the existing traffic volumes are projected forward to the year 2016, before the generated
traffic volumes from the proposed development are added, the following improvements are needed
at this intersection in order to achieve level of service "D" or better during the peak hours:
. The conversion of the northbound right-turn lane along Keystone Avenue 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. With the improvements,
the intersection geometries will then consist of the following:
Northbound 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.
Southbound Approach:
Eastbound Approach:
Westbound Approach:
When the proposed development traffic is added to the year 2016 background traffic, the
intersection geometries listed above will accommodate the projected traffic volumes. Therefore,
no improvements are needed at this intersection due to the proposed development.
4. KEYSTONE AVENUE AND PROPOSED RIGHT-IN / RIGHT-OUT ACCESS
Year 2006 Conditions & Year 2016 Conditions (Horizon Year)
This access is proposed to be constructed as a right-inlright-out access. A median exists along
Keystone Avenue in the vicinity of the access. It is recommended to construct a southbound right-
turn lane along Keystone 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
u
o
u
o
o
o
u
o
u
u
u
u
u
U
D
o
o
o
o
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 126th Street:.
. Each unsignalized access controlled with the access drive stopping for 126th Street.
. Access #2 and Access #4 (the main access drives) each constructed with two outbound
lanes and one inbound lane. Access #1 and Access #3 each constructed with at least one
outbound lane and one inbound lane.
. The addition ofa continuous eastbound right-turn lane along 126th Street that starts 100 feet
west of the western most access (Access #1) and continues through the remaining access
drives to Keystone Avenue.
. The addition of a westbound left-turn lane along 126th Street at each access. Combined
with the existing eastbound left-turn lane at the Keystone 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 Avenue. A minimum of
100 feet of storage with a 100 foot taper is recommended for the westbound left-turn lane
serving Access #4. It is then recommended that the existing eastbound left-turn lane at the
Keystone A venue 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 126th
Street between the proposed access drives and the intersection of Keystone Avenue and 126th
Street. In addition, the recommended storage lengths for the auxiliary lanes will accommodate the
projected traffic volumes.
6. ACCESS DRIVES ALONG AUMAN DRIVE 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 (INDOn, 1996.
iv SImTraffic 6.0, Trafficware, 2003.
10
u
U
D
U
U
U
U
U
U
U
U
U
U ~
8
:!l
cl.
0
U :!
i
Q
~
...
U J.
i.li
::J.
~
~
D ~
I
:I
t
U ~
I
'"
6
~
U l
N
0
fI
DEVELOPMENT INFORMATION
LAND U811 ITII CODII 81Z11
_lIUl.lI-f'MllLY
-PIIllI'OSAL)
DISTDlII IIUU1-IMllLY
(D1STIN8 IIOIlAWlC HIllS)
AlllIlIIGNAl. lIU1.lI-f'MIILY
lIIIII_'-'
--
orner
RUAll.
IllI1II.
220
700011
220
-514 IlU
220
UlllU
1500 IlU
120 IlU
50,000 Sf
ao.aao Sf
120_
IJO
m
710
I2D
JIO
GRAMMERCY
BUCKINGHAM COMPANIES
CARMEL, INDIANA
All. DISTANC($ ARC APPROXlAlATC
FIGURE 1
AREA MAP
@A &c F EngIneerIng Co.. LLC 2006
"ALL RIghts Reserved"
U
i U
U
U
D
U
D
o
-u
o
D
o
D :
8
D1 ~
I
~
~
D I
D I
o ~
on
~
o !
o
M:HUI<< DII1I1II
:I-
Y
g
,.
t
CHANNEUZED
IGHT -TURN LANE
'1
" t
t
...
0#
0#
...
g
I
KEYSTONE A VENUE AND MOHAWK DRIVE KEYSTONE AVENUE AND CARMEL DRIVE
I I
:I-
"
"
g
.;
I I
KEYSTONE A VENUE AND 1161H STREET
GRAMMERCY
BUCKINGHAM COMPANIES
CARMEL, INDIANA
t
FIGURE 2
EXISTING INTERSECTION
SCHEMA TICS
@A a: F' Engineering Co., LLC 2006
-ALL RIghts Reserved-