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HomeMy WebLinkAboutPacket 09-19-06 D .....,...~ - o BRENWICK $J Att'hr, .v(1ff^ ~. 8tp!:: Eft!.,1) fA .. ,) 2008 VaS o September 11, 2006 o Dear Plan Commission Member: o We are forwarding to you this packet of information submitted in connection with Brenwick TND Communities, LLC's three proposed modifications to the Development Requirements of the WestClay Village Planned Unit Development District. This item appeared at the August 15th Plan Commission Meeting as well as the September 5th Special Studies Committee Meeting and is on the agenda of the September 19th Plan Commission Meeting. D D To recap, the first modification would create a new lot category in the Village Center to accommodate detached single family homes. These custom homes will offer an upper end housing option in the Village Center. This request does not increase the density of the project. o o The second modification pertains to the boundaries of the Peripheral Retail Area and the Senior Housing parcel. During the later stages of design of the Stratford Senior Housing project it was determined that a Peripheral Retail Area parcel would be better suited to contain senior housing Villa units due to its proximity to the multi-story senior housing building. This change, which was for the betterment of the senior housing project and at the request of the senior housing developer, requires an alteration of the District Exhibit exchanging a portion of the Senior Housing area for a portion of the Peripheral Retail Area. This request does not materially change the acreage for either senior housing or retail, increase the permissible square footage of commercial uses located west of Towne Road or alter the number of units within the Stratford Senior Housing project. Tab 1 contains the letter from The Stratford Companies along with an exhibit showing the subject parcels of land. D o o The third modification would eliminate the maximum height of the letters, numbers or graphics permitted on wall-mounted, painted, projecting, awing and free-standing business signs in the Peripheral Retail Area. The maximum square footage requirements would not, however, be increased. The letter height limitation was a self imposed architectural restriction in the Village of WestClay. This change would make the WestClay PUD Ordinance similar to Carmel's Sign Ordinance regulating the maximum size of a sign, but not the height of lettering. o o At the Special Studies Committee meeting we agreed to a modification of our request regarding the height of letters on signage in the Peripheral Retail Area. We agreed with respect to buildings located adjacent to Towne Road that the height of letters, numbers or graphics shall not exceed 12 inches on a sign mounted on or extending from the fa~ade facing Towne Road. This revision is indicated on the redline version of the Proposed Modifications of Development Requirements in Tab 2. o o During the August 15th Plan Commission meeting a request was made for a redline version of the PUD ordinance indicating the proposed modifications. Tab 3 contains the redline version of the two sections of the ordinance that are affected by the proposed modification including the revision made at the Special Studies Committee meeting. o o o 12821 E. New Market St. Suite 200 . Carmel, Indiana 46032 . 317.574.3400 · 317.574.3919 fax brenwick@brenwick.com http://www.brenwick.com o o o D o o o D o D o o o o o o o o o In the event you have any questions regarding the information in this letter or packet, please feel free to contact me at your convenience. Sincerely, eith Lash, P.E. Executive Vice President BRENWICK l U D o U o D o 0"" ,,1 Dr'",.".." I ~,I~~~~.~ ~.~'. O]"1n, ""\1")'" . , . ..~ .~ " . " ". . D:\"\SiiVILLE o D U U o o ,r>,,! N!.tfth S\~l.:nnd Street Dsnite ~~;,j;~.~I';B'~\~::~: () 2 F:.l,.\": }q"7t:l~CJ;~l)f o STRATFORD C:C)MP 1\T ES August 17, 2006 Mr. Keith Lash Executi ve Vice President Brenwick Development Company 12821 E. New Market Street- Suite 200 Carmel, IN 46032 RE: The Stratford at WestClay Seniors Housing Site Plan Dear Keith: This letter will confirm our conversation in October of last year requesting a relocation of 2 of the bungalow pads for our Seniors Housing Campus. The original site plan you submitted for rezoning purposes illustrated 2 of our 4-unit (quadraplex) bungalow buildings located to the northeast of our campus site and very close to Towne Road. This location was very inconvenient and potentially hazardous for some of our senior residents. The residents in these bungalows will need to travel to the Main Residence and Commons building (see attached site plan) for daily meals, services, community transportation and events. This location is quite a distance for our 70+ year-old residents to travel on a daily basis. As we have discussed, we are proceeding with the relocation of the 2 quadraplex buildings to the southwestern location of the site, more closely accessible to the Main Residence and Commons Building. Thank you again for your understanding and cooperation in this matter. We are delighted to bring the Stratford of WestClay to your development. Please call me with any questions. Best Regards, fJ/~~ Stevan Armstrong Chief Development and Construction Officer The Stratford Companies Cc: Bruce A. Russell Wendy S. Horn D ~ ~ ~ ~ ~ ~ Q o D D o D D ~ a o o a Peripheral Retail Area and Senior Housing Parcel Modification 1 31 st Street o Senior Housing to Peripheral Retail Area o Peripheral Retail Area to Senior Housing I ~~..~~ :! "'0 m o j~ Ie ~ o I- il Q ~ The Village of West Clay Proposed Modifications of Development Requirements ~ In accordance with Section 4.1 of Ordinance Z-330 (last amended February 7, 2005) (the "Ordinance") establishing the WestClay Village Planned Unit Development District (the "District"), Brenwick TND Communities, LLC hereby requests the following modifications to the Development Requirements, including Development Plan, pertaining to The Village of West Clay: ~ I. Modification of the area and bulk regulations set forth in Sections 15.1 and 15.3 of the Ordinance to provide that the following will apply to any single family detached dwelling in the ViII age Center: Q (a) Minimum lot area: 3,500 square feet o (b) Minimum lot width at the build to line: 30 feet (c) Minimum lot depth: 80 feet a (d) Minimum yard dimensions: (i) Build to line: 5 feet unless othe~'yvise indicated on an approved final plat ~ (ii) Front yard: 5 feet u (iii) Side yard: aggregate 12% of the lot width at the build-to line with a minimum (one side only) of 3 feet. (iv) Rear yard: none u (v) Maximum building height: 50 feet D (vi) Maximum building coverage: 80% (vii) Garage required o D 2. Modification of the Development Plan to change the boundaries of the Peripheral Retail Area by adding to it land that was previously designated Primary Area-Senior Housing and by removing from it land to be designated Primary Area-Senior Housing so that each area is as depicted on the attached Exhibit A. A comparison of the existing and proposed district exhibits is attached as Exhibit A-I. ~ 3. Modification to the Development Requirements to provide that the limitations on the height of the lettering, numbers or graphics contained in Sections 18.3.A(4), 18.3.E(6), 18.3.H(1) and 18.3.1.(3) of the Ordinance shall not apply to permitted wall-mounted, painted, projecting, awing and free-standing business signs in the Peripheral Retail Area, provided this modification shall not affect the maximum permitted size or height of such permitted signage and, provided further, that with respect to buildings located adjacent to Towne Road, the height of the lettering, numbers or graphics of a sign mounted on or extending from the fa~ade facing Towne Road shall not exceed twelve (12) inches. i1 ~ D Q -:..'::.~'~":..."-C"-l:.:: I U.......'...... . . ,./ / . / 0/ U D D D o U U U o U o U U o o D o Village of WestClay EXHIBIT A LEGEND m LiJ"" .".. "0. . .. "0 . . 00 o. 0:_.0:::.....: ............ . .0, . . D....... .. .. .. ... .. . .. . .. .. . . . . . . ; . . . -. . . . .' D. .. . '" : .'" . "'.. . PRIMARY AREA (SH) PRIMARY AREA (MU) PRIMARY AREA (RU) PERIPHERAL RETAIL AREA I ! -~- I ASSUI.tED NORlH NOT TO SCALE OWNERISUBDMDER BREN'MCK THO COlIloIUNllIES. LLC. 12821 EAST NEW loIARKET ST.. SlL 200 tARloIa INDIANA 460J2 (317) 574-J400 ~:t SURVEYOR THE SOiNElDER CORPORA nON . . 12821 EAST NEW MARKET ST., Slt. 100 Sc:t .eider CARloIa IN 46032 · (JI7) 569-8112 126th STREET N: \1238\001 \DWGS\EXlBITS\EXHIB146.DWG Dee 6/12/06 LJ LJLJCJ~EJLJLJLJEJLJEJEJEJEJCJEJ m w..:.:;'....' .. . t,..... .. :;', , .... r7l ~ ~ LEGEND PRIMARY AREA (SH) PRIMARY AREA (MU) EXHIBIT A-I Village of WestClay OLD DISTRICT EXHIBIT PRIMARY AREA (RU) . SECONDARY AREA 1'-- ' . ~1 PERIPHERAl RETAIL AREA I ! I . -l\t- I ASSUl.IEDNORlH NOT 10 5CAl! OWlIEAISUIDMDElI ~~~wa.tti lIlI CNlIlIl. to"". 46O.U (lI7)m-)4OQ . ~:) '1IlM'l'OR . H >l:lIOO OOlI'alAlDI 12121 [.1ST ICI uAAIco ST. SIE. 1110 Sc:h__ ~:.f2 , , , 126lh STREET m w..:..<....' .1.... I...... .... .' "0' ..~ D......... . " ... .... ...... .......... ~ ~ LEGEND PRIUARY AREA (SH) PRIUARY AREA (I.IU) PRIUARY AREA (RU) NEW DISTRICT EXHIBIT PERIPHERAl REf All AREA I ! -N- t AS9J\/EO Nallll NOI 10 $C.\LE CJ.......9J ~..............\.....'....::.: ....~~, 1261h STREET N; ,1l~,OOI\D'OCs\E"&I5\ElHmH6.D'"' (lob 11017) Dee 6/12/06 L_ o o D D ~ ~ ~ ~ D ~ ~ ~ ~ D ~ ~ ~ a Q Section 15. Area and Bulk Re2ulations. 15.1. Large lot single family detached dwellings in the Primary Area and outside of the Village Center. A. Minimum lot area: 8,400 square feet B. Minimum lot width at build-to line: 70 feet C. Minimum lot depth: 120 feet D. Minimum yard dimensions Build-to line: 20 feet unless otherwise specified on an approved final plat Front yard: minimum of 10 feet Side yard: minimum of 5 feet per side; aggregate 15 feet Rear yard: 20 feet (12 feet if access is available from an alley) E. Maximum building height: 35 feet F. Maximum building coverage: 50 percent G. Garage required 15.2. Large lot single family detached dwellings in the Secondary Area shall comply with the area and bulk regulations established for the R-2 District in the Zoning Ordinance, except as provided in Section 7.5 of this Ordinance and except as follows: A. Minimum lot width at the building setback line: 70 feet. B. Maximum building height: 35 feet. C. Minimum front yard: 20 feet. D. Minimum rear yard: 20 feet (12 feet if access is available from an alley) E. Maximum building coverage: 50 percent. F. Minimum ground floor area for a one-story dwelling: 2,000 square feet. G. Minimum ground floor area for a two-story dwelling: 1,200 square feet. 15.3. Small lot single family detached dwellings outside of the Village Center. A. Lot area: a minimum of 3,500 square feet B. Lot width at build-to line: minimum of 32 feet and a maximum of 69 feet C. Minimum lot depth: 90 feet D. Yard dimensions: Build-to line: 10 feet unless otherwise specified on an approved final plat Front yard: minimum of 0 feet; maximum of 25 feet Side yard: Aggregate 20 percent of the width of the lot at build-to line; minimum (one side only) of 3 feet Rear yard: 12 feet E. Maximum building height: 30 feet F. Maximum building coverage: 60 percent G. Garage required; alley required a o D ~ o o ~ ~ ~ ~ ~ D ~ D Q D ~ J :J 15.3.1. Senior housing detached dwellings. A. Lot area: a minimum of 3,000 square feet B. Lot width at the build-to line: a minimum of 30 feet C. Minimum lot depth: 80 feet D. Yard dimensions: Build-to line: 10 feet unless otherwise specified on an approved final plat Front yard: minimum of 0 feet; maximum of 20 feet Side yard: aggregate 20 percent of the width of the lot at build-to line; minimum (one side only) of 3 feet. Rear yard: minimum of 20 feet (12 feet if access is from an alley). E. Maximum building height: 30 feet F. Maximum building coverage: 60 percent G. Garage required; alley optional 15.3.2. Congregate Housing in the Primary Area (SH) A. Lot area: a minimum of 15,000 square feet B. Lot width at the build-to line: a minimum of 100 feet C. Minimum lot depth: 150 feet D. Yard dimensions: Build-to line: 10 feet unless otherwise specified on an approved final plat or other recorded instrument. Front yard: minimum of 10 feet; maximum of 25 feet Side yard: 10 feet. Rear yard: 10 feet. E. Maximum building height: 40 feet F. Maximum building coverage: 90 percent G. All off--street parking must be interior to the building, in rear yards, screened side yards or in common parking lots complying with Section 16. 15.3.3. Single family detached dwelling in the Village Center A. Minimum lot area: 3,500 square feet B. Minimum lot width at the build-to line: 30 feet C. Minimum lot depth: 80 feet D. Minimum yard dimensions: Build-to line: 5 feet unless otherwise indicated on an approved final plat Front yard: 5 feet Side yard: aggregate 12 percent of the lot width at the build-to line with a minimum (one side only) of 3 feet Rear yard: none E. Maximum building height: 50 feet F. Maximum building coverage: 80 percent G. Garage required o o o o o D D D o o o D o D o D D o D 15.4. Duplex. A. Lot area: minimum of 2,800 square feet per dwelling B. Lot width at build-to line: minimum of 30 feet per dwelling c. Minimum lot depth: 90 feet D. Yard dimensions Build-to line: 15 feet or as otherwise specified on an approved final plat Front yard: minimum of 0 feet and a maximum of 20 feet Side yard (one side only): minimum of 5 feet Rear yard: minimum of 20 feet (12 feet if access is available from an alley) E. Maximum building height: 30 feet F. Maximum building coverage: 50 percent G. Garage required; alley optional 15.5. Attached Dwellings Other Than Duplexes A. Lot area: minimum of 1,500 square feet per dwelling B. Lot width at build-to line: a minimum of 18 feet per dwelling and a maximum of 45 feet per dwelling C. Minimum lot depth: 70 feet D. Yard dimensions Build-to line: 10 feet or as otherwise specified on an approved final plat Front yard: a minimum of 0 feet and a maximum of 20 feet Side yard (each end of row): minimum of 6 feet, maximum of 25 feet Rear yard: a minimum of 20 feet E. Maximum building height: 40 feet F. Maximum building coverage: 60 percent G. Garage and alley required except as otherwise provided in Section 16.5. 15.6. Accessory Dwellings. A. Except as otherwise provided in this Ordinance, an accessory dwelling, whether attached to or detached from the principal dwelling, shall comply with the standards specified in this Section 15 for the principal dwelling. B. The maximum building height of an accessory dwelling is 30 feet if accessory to a large lot single-family detached dwelling or a townhouse and 25 feet if accessory to any other type of dwelling. 15.7. Apartment House. A. Minimum lot area: 3,600 square feet B. Lot width at build-to line: minimum of 30 feet C. Lot depth: a minimum of 100 feet D. Yard dimensions o o o o o o o u o o o o o o o o o o o Build-to line: 10 feet or as otherwise specified on an approved final plat Front yard: minimum of 0 feet and a maximum of 20 feet Side yard (each side): minimum of 5 feet Rear yard: minimum of 20 feet unless located on a Village Center Block or adjacent to a common parking lot, in which event a minimum of 7 feet E. Maximum building height: 40 feet F. Maximum building coverage: 60 percent G. Minimum apartment size: 750 square feet H. On site parking at rear of Lot required; supplemental screened side yard parking permi tted 15.8. Commercial Uses, Mixed-Use and Vertical Dwelling Buildings in the Primary Area. A. Lot area: minimum of 1,000 square feet B. Lot width at build-to line: minimum of 25 feet C. Minimum lot depth: 40 feet D. Yard dimensions Build-to line (unless otherwise indicated on an approved final plat or in another recorded instrument): 5 feet Front yard: a minimum of 0 feet, a maximum of 20 feet Side yard: none Rear yard: a minimum of 20 feet unless abutting a common parking lot, in which event no rear yard is required E. Maximum building height: 50 feet F. Maximum building coverage: 100 percent G. All off-street parking must be to rear, in screened side yards or In common parking lots complying with Section 16. 15.8.1 Commercial uses in the Peripheral Retail Area. A. Lot area: minimum of 5,000 square feet B. Lot width at the build-to line: 50 feet C. Minimum lot depth: 100 feet D. Yard dimensions: Build-to line: 10 feet unless otherwise indicated on an approved final plat or in another recorded instrument. Front: 10 feet Side: 10 feet Rear: 10 feet E. Maximum building height: 40 feet F. On-site parking must comply with the requirements of Section 16.1 15.9. Civic Buildings (Exclusive of Day Care), Bed and Breakfast Establishments and Inns not located in a Community Area. A. Lot area: a minimum of 5,000 square feet o o o o o o o o o o o o o o o o o o o B. Lot width at build-to line: a minimum of 50 feet C. Minimum lot depth: 110 feet D. Yard dimensions Build-to line Community facilities, bed and breakfast establishments and inns: 15 feet Religious: 25 feet Institutional: 20 feet Front yard: minimum of 10 feet Side yard (each side): minimum of 15 feet Rear yard: a minimum of 20 feet unless abutting a common parking lot, in which event no rear yard is required E. Maximum building height: 50 feet if in the Village Center; otherwise, 45 feet. F. Maximum building coverage: 60 percent G. All required off-street parking must be in the rear yards, screened side yards or in common parking lots complying with Section 16. 15.10. Commercial Child Day Care and Elderly Day Care Facilities: as required by the Zoning Ordinance (exclusive of Section 25.0 thereof) to the extent not inconsistent with the specific provisions of this Ordinance. No front or side yard setback shall be required, but a rear yard of not less than 20 feet will be required unless abutting a common parking lot, in which event no rear yard is required. 15.11. Accessory buildings may be located in the rear yard and in the side yard behind the rear facade of the principal structure. Residential garages, whether attached or unattached to the principal dwelling structure, may be located in a rear yard if access thereto is afforded from an alley. An accessory building (including accessory dwellings) located in the Secondary Area may not exceed 25 feet in height. Accessory buildings (including accessory dwellings) located elsewhere in the District shall not exceed 35 feet in height. 15.12. Threshold elements may encroach into a front or side yard and shall not count against lot coverage limitations. In addition, architectural features such as cornices, eaves, bays, sills, belt courses, awnings, stoops, stairs, balconies, chimneys, gutters and fire escapes may encroach into an established or required yard up to (i) five feet if the lot is located in the Primary Area and (ii) three feet in the Secondary Area. 15.13. Lots may be consolidated as building sites, in which event the yard dimensions shall be applied to the consolidated building site and setbacks measured from the exterior lot lines of the consolidated building site. 15.14. Accessory uses such as public utility installations, private walks, driveways, retaining walls, mail boxes, nameplates, lighting fixtures, patios at grade, birdbaths and structures of a like nature are permitted in any required front, side or rear yard. 15.15. Where gasoline sales are permitted, pumps and light standards may be located in any yard. o o o o o D D D D o o o o o o o o D D 15.16. Fences and walls may be located in any yard subject to the provisions of Section 22. 15.17. Signs may be located in an established front setback or a side yard abutting a street as permitted by Section 18. 15.18. Off-street parking areas, maneuvering areas for parking and loading areas are prohibited in the established front building setback, in any established side yard abutting a street and in any required buffer or screen except as otherwise provided in this Ordinance. This restriction shall not apply to: A. a driveway which crosses a front or side yard, buffer or screen to provide access from the street to a parking area; or B. an individual driveway, including conventional appurtenances thereto such as basketball goals, designed also to serve as a parking area for a dwelling; or c. plazas associated with civic buildings that have been designed for occasional use as secondary parking areas; or D. civic spaces or recreational spaces; or E. the Peripheral Retail Area except as to the buffers required by Section 8.9. 15.19. Except as otherwise provided in this Ordinance, no outdoor storage of goods and materials or refuse containers shall be located in any established setback or established yard abutting a street, nor in any required buffer or screen, except for the temporary placement of refuse for scheduled curbside collection. 15.20. Terraces which do not extend above the level of ground (first) floor may project into a required yard, provided these projections are located at least two feet from the adjacent side lot line. 15.21. Lot width shall be measured along the build-to line or building set-back line, as applicable. Required yards shall be measured from lot lines. o o o D ~ ~ Q D o ~ ~ D o ~ ~ a D D o Section 18. Signs. All signs located within the District shall comply with the following sign regulations: 18.1. Exempt SIgns: All signs designated as exempt in Section 25.7.01-3 of the Sign Ordinance. 18.2. 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. D. Signs prohibited by Section 25.7.01-4 of the Sign Ordinance, except as otherwise permitted hereunder. 18.3. Permitted business signs: A. Wall-mounted or painted signs, provided the following standards are met: (1) The sign shall be affixed to the front facade of the building, and shall project outward from the wall to which it is attached no more than six inches in the Village Center and 12 inches in the Peripheral Retail Area. (2) The area of the signboard shall not exceed 20 percent of the ground floor building facade area or 45 square feet, whichever is less. (3) The maximum permitted height is 15 feet above the front sidewalk elevation, and shall not extend above the base of the second floor window sill, parapet, eave, or building facade. (4) The height of the lettering, numbers, or graphics shall not exceed 10 inches in the Village Center and 12 inches in the Peripheral Retail ,^.rea with respect to buildings located adjacent to Towne Road in the Peripheral Retail Area, the height shall not exceed 12 inches on a sign mounted on or extending from the fa<;ade facing Towne Road. (5) Limited to one sign per business establishment on each building facade fronting a street. In the Peripheral Retail Area, a fa9ade facing 131 st Street or Towne Road shall be deemed to be fronting such streets notwithstanding that the front facades face an interior street. B. One wall-mounted sign, not exceeding six 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. C. 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. J Q o D ~ ~ ~ o ~ ~ ~ D o D o o ~ o o o (2) The sign shall project outward from the wall to which it is attached no more than six inches. (3) The sign shall not extend above the parapet, eave, or building facade. (4) The area of the signboard shall not exceed 15 square feet. (5) The height of the lettering, numbers, or graphics shall not exceed five inches. D. Applied letters may substitute for wall-mounted signs, if constructed of painted wood, painted cast metal, bronze, brass, or black anodized aluminum. Applied plastic letters shall not be permitted. The height of applied letters shall not exceed 10 inches in the Village Center and 12 inches in the Peripheral Retail Area. E. 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 square feet unless a corner sign which shall not exceed an area of twelve square feet. (2) The distance from the ground to the lower edge of the signboard shall be eight feet or greater. (3) The height of the top edge of the signboard shall not exceed (i) the height of the wall from which the sign projects, if attached to a single story building, (ii) the height of the sill or bottom of any second story window, if attached to a multi-story building and not a corner sign or (iii) 50 percent of the distance between the building cornice or roof 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 inches. (5) The width of the signboard shall not exceed four feet. (6) The height of the lettering, numbers, or graphics shall not exceed 10 inches in the Village Center and 12 inches in the Peripheral Retail ,^.rea with respect to buildings located adjacent to Towne Road in the Peripheral Retail Area, the height shall not exceed 12 inches on a sign mounted on or extending from the fa~ade facing Towne Road. (7) Limited to one sign for each ground floor business establishment. Projecting signs are not permitted in conjunction with free-standing or tree lawn signs. F. Tree lawn signs, including icon signs, installed on a pole in a tree lawn, provided the following standards are met: (1) The sign is located in a tree lawn opposite the entrance to the building. (2) The signboard shall not exceed an area of six square feet. (3) The distance from the ground to the lower edge of the signboard shall be six 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 o Q D a ~ ~ D D ~ ~ a a o o D ~ Q D o 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 feet. (6) The height of the lettering, numbers, or graphics shall not exceed eight inches. (7) Limited to one sign for each ground floor business establishment. Tree lawn signs are not permitted in conjunction with free standing or projecting signs. G. Painted window or door signs, provided that the following standards are met: (1) The sign shall not exceed 30 percent of the window or door area except in the Peripheral Retail Area where the sign shall not exceed 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 five inches in the Village Center and eight inches in the Peripheral Retail Area. (4) Limited to two window signs and one door sign for each business establishment. (5) Painted window or door signs may be in addition to only two of the following: a wall-mounted sign, a free-standing sign, an applied letter sign, a projecting sign or a tree lawn sign. A painted window sign at the second or third floor level of a Commercial Structure may only be combined with a tree lawn sign. H. Awning signs, for ground floor uses only, provided that the following standards are met: (1) If acting as the main business sign, it shall not exceed fifteen square feet in area, and the height of the lettering, numbers, or graphics shall not exceed 10 inches in the Village Center and 12 inches in tAe Peripheral Retail i\rea with respect to buildings located adjacent to Towne Road in the Peripheral Retail Area, the height shall not exceed 12 inches on a sign mounted on or extending from the fa9ade facing Towne Road. (2) If acting as an auxiliary business sign, it shall be located on the valance only, shall not exceed five square feet in area, and the height of the lettering, numbers, or graphics shall not exceed five inches in the Village Center and eight inches in the Peripheral Retail Area. (3) Limited to two 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. 1. Free-standing sign, provided that the following standards are met: (l) The building, where the business to which the sign refers is located, shall be set back a minimum of five feet from the frontage line. (2) The area of the signboard shall not exceed 45 square feet. D o o D ~ Q D D o D ~ ~ D D o D D D o (3) The height of the lettering, numbers, or graphics shall not exceed 10 inches in the Village Center and 12 inches iA the Peripheral Retail Area. (4) The height of the top of the signboard, or of any posts, brackets, or other supporting elements shall not exceed six feet from the ground. (5) If located in the Village Center, the signboard shall be constructed of wood, with wood or cast iron brackets. (6) The signboard shall be architecturally compatible with the style, composition, materials, colors, and details of the building. (7) The sign shall be located within 10 feet of the main entrance to the business except that in the Peripheral Retail Area, the sign may be located within ten (10) feet of the access drive serving the lot on which the business is located. In no event may the location of the sign interfere with pedestrian or vehicular circulation. (8) Limited to one sign per building. In the Village Center, a free-standing sign shall not be in addition to wall-mounted, applied letters, tree lawn or projecting signs. In the Peripheral Retail Area, a free-standing sign shall not be in addition to a tree lawn or projecting sign, but may be in addition to a wall mounted or applied lettering sign. J. Business establishments located in comer buildings are permitted signs for each street frontage as if each frontage were a separate business establishment except that if a comer sign is used, no free standing, tree lawn or additional projecting signs are permitted on either frontage. K. Businesses with service entrances may identify these with one sign not exceeding two square feet. L. One directional sign, facing a rear parking lot, is permitted. This sign may be either wall-mounted or free standing on the rear facade, but shall be limited to three square feet in area. M. In addition to other signage, restaurants and cafes shall be permitted the following, limited to one 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 feet, shall not exceed a total area of two square feet, and may be lighted. (2) A sandwich board sign, as follows: (a) The area of the signboard, single-sided, shall not exceed five square feet. (b) The signboard shall be constructed of wood, chalkboard, and/or finished metal. (c) Letters can be painted or handwritten. D o D D D D D o o o D o o u U D o o D 18.4. (d) The sign shall be located within four feet of the main entrance to the business and its location shall not interfere with pedestrian or vehicular circulation. (e) The sign shall be removed at the end of the business day. (3) In the Peripheral Retail Area only, a menu sign with a maximum sign area of 16 square feet and a maximum height of six feet for a ground sign. N. A home-based office is permitted one sign provided it complies with the requirements of Section 6.2(F). O. If historically appropriate to the type of business conducted or the architectural style of the building in which the business is located, a retail business may display in windows fronting a street an illuminated window sign in addition to other permitted signs provided the sign area of each sign does not exceed 10 square feet in the Village Center and 20 square feet in the Peripheral Retail Area. Neon signs are permitted as an illuminated window sign. Permitted Other Signs: A. Signs permitted 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 and 25.7.04 ofthe Sign Ordinance. B. One identification sign at each entrance to (i) the District, (ii) a designated neighborhood within the District, (iii) an attached or vertical dwelling project containing more than six units in not less than two buildings, (iv) an apartment house, and (v) the Peripheral Retail Area, provided the following standards are met: (1) The design of the sign for any attached or vertical 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 60 square feet. (3) The area surrounding the sign shall be appropriately landscaped III accordance with the requirements of Section 19. (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. (6) The identification signs for the Peripheral Retail Area may contain the names of occupants of buildings located in the Peripheral Retail Area provided that, unless otherwise approved by the Commission: (i) the names D o D U o o D o o o D o o D D D o o D of the occupants are all in the same size letters and font, (ii) the letter size does not exceed 12 inches and (iii) and the height of the sign does not exceed six (6) feet. (7) An identification sign may be installed at only one of the two entrances to the Peripheral Retail Area from 131 st Street. c. Traffic directional signs. D. One development 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 64 square feet. (2) The maximum height of each sign shall be eight feet. (3) The sign may not be illuminated. (4) The sign shall be removed when 90 percent of the lots in the area to which the sign relates have been sold. E. 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 32 square feet. (2) The maximum height of each sign shall be eight feet. (3) The sign may not be illuminated. (4) The sign shall be removed within seven 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. F. 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 30 square feet. (2) The maximum height shall be eight feet. D D U U D o o o u o U D o D o o o o D (3) Site plan signage within the Primary Area and in open and recreational space may be illuminated; elsewhere in the District, illumination is not permitted. (4) Site plan signage shall be removed from the Secondary Area when 90 percent of the lots have been sold. G. Signs containing a rendering of one or more buildings expected to be constructed on the lot, provided the following standards are met: (1) The maximum sign area shall be 32 square feet. (2) The maximum height of each sign shall be eight 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 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 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. H. Real estate sales and leasing signs, provided the following standards are met: (1) The maximum sign area shall be 20 square feet. (2) The maximum height of the sign shall be eight feet. (3) Limited to one sign for each street frontage of the lot, with no more than two 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. o o o D D D D D D D D D D D D D D D o (6) Signs for detached dwellings and commercial structures shall be removed within seven days after the date the unit is leased, sold or occupied. (7) With respect to attached dwellings and apartment houses, when 80% of the dwellings are leased, sold or occupied, real estate signs are limited to a ground sign, a wall sign or a window sign of six square feet or less. I. One (1) general identification sign for the Peripheral Retail Area, provided the following standards are met: (1) The maximum sign area shall not exceed 75 square feet. (2) The design of the sign shall be compatible with identification slgnage elsewhere in the District. (3) The area surrounding the sign shall be appropriately landscaped In accordance with the requirements of Section 19. (4) The sign shall contain only the words, "WestClay Up Town." (5) The sign shall be located at the southwest comer of 131 st and Towne Road. (6) The sign may be illuminated at night. J. Signs approved by the Commission are permitted in the District in addition to the signs specifically authorized in this Ordinance. 18.5. 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 facade. C. Signs shall not interfere with vision clearance and shall comply with the requirements of Section 10.10. D. Backlighting of signs is permitted only in the Peripheral Retail Area. 18.6. 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 D o o o o o o o o o o 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 display its premises identification visible from the alternate access to the property. c. When numerals representing premises identification are removed or become illegible, such numerals shall be renewed or replaced by the owner or occupant of the building. 18.7. Sign maintenance: All signs and sign structures shall be kept and maintained in good repair and in a safe condition. 18.8. Permit Procedures: Division VI of the Sign Ordinance shall apply to signs in the District. o o o '0 o o o o