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HomeMy WebLinkAboutOrdinance draft for PUD ~ ';.., 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 of I. 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in full force and effect from and after its passage, (ii) all prior commitments shall be null and void and replaced and superseded by this Gramercy Ordinance, and (iii) this Gramercy Ordinance shall be in full force and effect from and after its passage and signing by the Mayor.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 A pplicability of Ordinance 1.1. The Official Zoning Map of the City of Carmel and Clay Township, a part of the Carmel/Clay Zoning Ordinance, is hereby changed to designate the land described in Exhibit "A" (the "Real Estate"), as a Planned Unit Development District to be known as Gramercy. 1.2. Development in the District shall be governed entirely by (i) the provisions of this Gramercy Ordinance and its exhibits, and (ii) those provisions of the Carmel/Clay Zoning Ordinance specifically referenced in this Gramercy Ordinance. In the event of a conflict between this Gramercy Ordinance and the Carmel/Clay Zoning Ordinance or the Sign 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. - 1 - 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 Apartmbnt Accessory Uses. The Existing Apartments and the Existing Apartment Acce~sory Uses shall be permitted to remain in their current conditions and shall not be subj~t to the terms and conditions of this Grarnercy Ordinance and the Grarnercy Desig~ and Development Standards. However, as redevelopment of the Real Estate occurs and either the Existing Apartments and/or the Existing Apartment Accessory Uses kre removed in order to accommodate the redevelopment, the newly I constructed buildings and structures shall be subject to this Grarnercy Ordinance and the I Grarnercy Design and Development Standards. I . Section 3 ~latting The platting of the Real Estate into smaller Sections shall be permitted administratively, so long as the ptoposed plat complies with the requirements set forth in the attached Design and Devblopment Standards, which is attached hereto and referred to herein as Exhibit "c" ("drarnercy Design and Development Standards") and the creation of a new property line wiihin the Real Estate shall not impose or establish new development standards beyodd those specified below in the Grarnercy Design and Development Standards for ilie entirety of the Real Estate. However, the development of any Section I or Sections shall conform to the requirements set forth in the Grarnercy Design and Development Standards, and all other applicable requirements contained in this Grarnercy Ordi~ance. I Section 4 I;>esign and Development Standards and Permitted Uses 4.1. Design and Development Standards. The design and development of the District shall comply with the Grarnercy Design and Development I Standards, which is attached hereto and referred to herein as Exhibit "C". I I 4.2. Permitted Uses. The Permitted Uses are set forth in what is attached hereto and incorporated herein by reference as Exhibit "D" (hereafter I i'Permitted District Uses"), subject to the requirements of subsection (A) below. . I ~. I I I Any building adjacent to, fronting on and oriented towards the Western property line shall not contain any non-residential uses that are accessed from the building's westernmost facade. 4.3. Building Height. In order to maintain harmony with the nearby City Center redevelopment, no portion of a building or buildings in the District may extend greater than one hundred thirty (130) feet in height. In order to maintain harmony with the existing neighborhoods to the West and North of the District, no portion of a building or buildings that are adjacent to either the Northern or Western property lines shall be greater than forty (40) feet in height within fifty (50) feet of the Northern or Western ,property lines. - 2- Section 5 ALessory Buildings. All Accessory Buildings and Accessory Uses shall be permitted except that any detached accessory building shown in any DevelopJent Plan shall have on all sides the same architectural features or shall be architdcturally compatible with the principal building(s) with which it is . I assocIated. Section 6. LindSCaPing. Landscaping shall b~ required in accordance with the standardsl contained in Exhibit "C", the Gramercy Design and Development Standards. A Landscape Plan shall be submitted as part of any ADLS Approval I and Development Plan Approval for any section to be developed. I Section 7 Lighting. Lighting shall be required in accordance with the standards I contained in Exhibit "C", the Gramercy Design and Development Standards. A I Lighting Plan shall be submitted as part of any ADLS Approval and Development Plan Ap~roval for any section to be developed. Section 8 plrking. Parking shall be required in accordance with the standards I contained in Exhibit "C", the Gramercy Design and Development Standards. A I Parking Flan shall be submitted as part of any ADLS Approval and Development Plan Ap~roval for any section to be developed. I Section 9 Signage. Signage shall be required in accordance with the standards I contained in Exhibit "C", the Gramercy Design and Development Standards. A I Signage Plan shall be submitted as part of any ADLS Approval and Development Plan Approval for any section to be developed. Section 10 1pproval Process 10.1. lpproval or Denial of the Primary PlatJDevelopment Plan 1. 10.2. Exhibit "E",. which is attached hereto and incorporated herein by reference, shall serve as the Conceptual Plan (the "CP"). However, the CP does not constitute the approved development plan and primary plat for the Real Estate, nor does it constitute the approved architecture, design, lighting and landscaping for the Real Estate and the improvements thereon, considered in connection with the Gramercy Ordinance. Gramercy shall require further (i) ADLS approval and (ii) development plan/primary plat approval. The Secondary Plat approval procedures are set forth below in this Section 10. If there is a Substantial Alteration in the approved ADLS and development plan/primary plat, review and approval of the amended plans shall be made by the Commission, or a Committee thereof, pursuant to the Commission's rules of procedure. Minor Alterations may be approved by the Director. I I I I I I Approval or Denial of Secondary Plat I 4-. The Director shall have the sole and exclusive authority to approve - 3 - __~_I - ____ Section 11 11.1. without conditions, approve with conditions, or disapprove the Secondary Plat (the "SP") for the Gramercy Ordinance; provided, however, that the Director shall not unreasonably withhold or delay the Director's approval of the SP that is in substantial conformance with the development plan/primary plat and is in conformance with this Gramercy Ordinance and the Gramercy Design and Development Standards. If the Director disapproves any SP, the Director shall set forth in writing the basis for the disapproval and schedule the request for approval of the SP for a hearing before the full Plan Commission. B. An amendment to the SP, which is not determined by the Director to be a Substantial Alteration or Material Alteration from the approved development plan/primary plat, may be reviewed and approved solely by the Director. However, in the event the Director determines that there has been a Substantial Alteration or Material Alteration between the approved development plan/primary plat and any proposed SP, the Director may, at the Director's discretion, refer the amended SP to the Commission, or a Committee thereof, for review and approval by the Commission and/or a Committee thereof. I I C The SP shall be a specific plan for the development of all or a portion of the Real Estate that is submitted for approval to the Director, which shall include reasonable detail regarding the facility and structures to be constructed, as well as drainage, erosion control, utilities, and building information. I I . Rules of Construction i General Rules of Construction. The following general rules of cpnstruction and definitions shall apply to the regulations of this Ordinance: I I A.. I I The singular number includes the plural and the plural the singular, unless the context clearly indicates the contrary. I I B. I I I G. I I I Words used in the present tense include the past and future tenses, and the future the present. The word "shall" is a mandatory requirement. The word "may" is a permissive requirement. The word "should" is a preferred requirement. I Section 12 "yiolations. All violations of this Gramercy Ordinance shall be subject to Section 34.0 of the Carmel/Clay Zoning Ordinance. I I I Section 13 .Qermitions I -4- 13.1. Alley: A public or private service way providing a secondary means of acCess to a structure or area. 13.2. Blilding Height: The vertical distance from the highest grade relative to the Street frontage to the cornice line or to the roof edge line. The vertical di~tance from the cornice line or the roof edge to the parapet of roof ridge (iricluding gables), and the height of towers, steeples, cupolas and other arthitectural roof embellishments are not included in calculating building hdight. I 13.3. City: The City of Carmel, Indiana. 13.4. cbmmission: The Carmel/Clay Plan Commission. 13.5. cbrnice: The top part of an entablature, usually molded and projecting. 13.6. cbuncil: The City Council of the City of Carmel, Indiana. 13.7. cbunty: Hamilton County, Indiana. I I 13.8. Conceptual Plan: A general plan for the development of the Real Estate that is submitted for approval showing the conceptual layout of blocks, stteets and open spaces and is depicted on Exhibit "E" which is attached htreto and incorporated herein by reference. I 13.9. C6ndominiums: A residential living unit or units as defined in and g0verned by the Indiana Code, Sections. 32-25-1-1 to 32-25-9-2, iriclusive. . I 13.10. developer: Buckingham Properties, Inc. and its successors and assigns, or a~y person and/or entity engaged in development of one or more phases a~d/or Sections of the Development. 13.11. development: The Real Estate constituting the District as it may be developed and improved in accordance with this Ordinance and the ~evelopment Requirements contained herein. 13.12. Development Requirements: Development standards and any requirements specified in this Gramercy Ordinance which must be s~tisfied in connection with the approval of a Secondary Plat. 13.13. director: Director, or Administrator, of the Department of Community SFrvices for the City of Carmel, Indiana. "Director" and "Administrator" shall include hislher authorized representatives. I I 13.14. District: Approximately 116.6 acres of land described in Exhibit "A" attached hereto and incorporated herein. I I - 5 - I 13.15. Etsting Apartments: The Existing Apartments are depicted on Exhibit "13" which is attached hereto and incorporated herein by reference and cdnsists of all the current apartment structures and buildings on the Real I Estate. I 13.16. E*isting Apartment Accessory Uses: The Existing Apartment Accessory U~es are depicted on Exhibit "B" which is attached hereto and incorporated herein by reference and include, but are not limited to, all a9cessory 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 stfuctures, clubhouse, swimming pool, tennis courts, covered garage I structures, the apartment complex clubhouse and related structures, the gdlf course, the golf course clubhouse, and all related golf course iclprovements, structures and facilities. 13.17. LLe/Work Dwelling: A type of Attached Dwelling in which the uses permitted in the Office Uses, Educational Uses, Retail & Service Uses and C~ltura1lEntertainment Uses that are set forth in the Schedule of Permitted U ~es that is attached to the Gramercy Ordinance as Exhibit "D" are pdrmitted in the.Live/Work Dwelling. Both residential and non-residential u~es shall be permitted in a Live/W ork Dwelling. I 13.18. Mixed Use: The combination of any of the Permitted Uses as set forth in thb Schedule of Permitted Uses attached as Exhibit "D" to the Gramercy Otdinance within a single building of tw~ or more stories. 13.19. o~en Space: A land surface within the Development intended to enhance the use and enjoyment of residents of the Development, where designated, thb community at large. Grass and landscaped areas, hardscape materials, pJths and sidewalks may be included in any area calculations of open I snace. 13.20. piking Lot. Commercial: Any area of land used or intended for off-street , sqrface or enclosed multi-level parking and operated for remuneration. 13.21. plking Lot. Private: Any area of land used or intended for off-street sorface or enclosed multi-level parking, and privately owned. I 13.22. Real Estate: The Real Estate shall mean and refer to all of the Real Estate described in Exhibit "A". 13.23. SlCOndary Plat: A specific plan for the development of the Real Estate, a pbrtion of the Real Estate or a Section of the Real Estate that is submitted fo~ approval showing proposed facilities, buildings, and structures. This I plan review includes general landscaping, parking, drainage, erosion cqntrol, signage, lighting, screening and building information for the site. . I I - 6 - I I 13.24. sltion: A specific area or parcel of the Real Estate that is submitted for. ar~hitectural design, lighting, landscaping, and signage development ap~roval (the "ADLS Approval") and development plan/primary plat approval (the "DP Approval"). 13.25. St1ry and/or Stories. That part of any Building comprised between the le~el of one finished floor and the level of the next higher finished floor or! if there 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 bebs. A basement, although wholly or partially habitable, is not a story udless more than fifty percent (50%) of the basement elevation is above gr~de at the build-to line.. I 13.26. Townhome: See TOWNHOUSE. - 7 - of PASSED I. by the Cornmon Council of the City of Carmel, Indiana this _ day , 2006, by a vote of ayes and nays. CbMMON COUNCIL FOR THE CITY OF CARMEL I I I i Presiding Office~ I I Kevin Kirby, President of Common Council Ronald E. Carter Brian D. Mayo Fredrick J. Glaset Mark Rattermann Joseph C. Griffiths Richard L. Sharp A TIEST: I I Diana L. Cordray, IAMC, Clerk Treasurer I I i I I - 8 - 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 I Approved by me, Mayor of the City of Carmel, Indiana, this I ,2006, at o'clock .M. day of i I , I I I , Diana L. Cordrax, IAMC, Clerk Treasurer I I I I I J ames Brainard, Mayor ATTEST: This Instrument prepared by: David E. Leazenby and Sara Nasuti I Buckingham Properties, Inc. I 333 N. Pennsylvania St., 10th Floor" j Indianapolis, IN 46204 This Instrument ,eviewed by: James E. Shinaver NELSON & FRANKENBERGER 3105 East 98th Street, Suite 170 Indianapolis, IN 46280 - 9 - 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 Corner 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 South 90 degrees 00 minutes. 00 seconds Weston and along the South line of the Northwest Quarter of said Section 31, 660.00 feet; thence North 00 degrees 012 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 degi-ees 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 Corner thereof; thence North 89 degrees 56 minutes 10 seconds East on and along aforesaid South line 476.850feet to the West right of way line of State Road #431; thence on and along aforesaid West right of way line of said State Road #431 the following Nine (9) courses; thence North 05 degrees 26 minutes 50 seconds East 157.45 feet; thence North 01 degree 43 minutes 42 seconds East 200.42 feet; thence North 10 degrees 24 minutes 02 seconds East 150.56 feet; thence North 05 degrees 26 minutes 50 seconds East 462.20 feet to the point of Curvature of a curve to the left with a radius of 19,011.59 feet; thence Northerly on and along said curve to the left 1,580.57 feet through a central angle of 04 degrees 45 minutes 48 seconds; thence North 38 degrees 59 minutes 10 seconds West 98.58 feet; thence North 89 degrees 56 minutes 05 seconds West 200.00 feet; thence North 67 degrees 03 minutes 20 seconds West 54.27 feet; thence North 00 degrees 03 minutes 55 seconds East 16.14 feet to the North line of said Northeast Quarter; thence North 90 degrees 00 minutes 00 seconds West on and along aforesaid North line 353.27 feet to the Place of Beginning. Page 1 of 2 ."",;1- ALSO: Part of the Northwest Quarter of Section 31, Township 16 North, Range 4 East in Hamilton County, Indiana, more particularly 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 degrees 58 minutes 35 seconds West (assumed bearing) of the Northeast Comer of said Northwest Quarter; thence South 00 degrees 12 minutes 35 seconds East parallel with the East line of said Northwest Quarter 577.50 feet; thence North 89 degrees 58 minutes 35 seconds West parallel with the North line of said Northwest Quarter 379.50 feet; thence North 00 degrees, 12 minutes 35 seconds West parallel with the East line of said Northwest Quarter 577.50 feet to the North line thereof; thence South 89 degrees 58 minutes 35 seconds East on and along aforesaid North line 379.50 feet to the Place of Beginning. Page 2 of 2 Exhibit "B" - Existing Conditions and Structures i.. l .\ " AI. ]1/ :>.. ~ '1, ] GRHmER[V Gramercy Design and Development Standards Exhibit "C" City of Carmel, Indiana Ordinance No. ________ Gramercy Planned Unit Development District December 27, 2005 . II BUCKINGHAM COMPANIES weaver design group resIdential arthltecture and Plannmg Menlphis Nashville Princeton Celebration Rosemary Beach Dallas Architectur.. Plol\lun,g" lntmo,.," ~mh -. - - ,,- -, .-- ------- . ,,~..._~'''-~.~ .~-- --_.. --<._- T a C 0 b 1 e o f n t e n t s lntroduction 3 ~ Overview 3 - Consistency with Catmel's Plans 3 ~ Vision and Intent Section 1- General Development Standards 5 - Conceptual Plan 6 - Open Spaces - Parks 7 - Open Spaces - Plazas 8 - Lighting 9 - Landscaping 10 - Parking 11 - Signage 12 - Strects Section II - Architectural Design Standards @ 2005 Buckingham Companies, Inc. 15 - Introduction @ 2005 Looney Ricks Kiss, Inc. for portions of this document. Those portions of the images, text, and captions that are the intellectual property of Looney Ricks Kiss Architects, Inc. are authorized for use in association with this project only. Looney Ricks Kiss Architects, Inc. shall be deemed the author of those specific items of the document and shall retain all common law, statutory and other reserved rights, including the copyright Over those items. The portion of this copyright pertaining to images is as photographic works only and excludes any copyright for any portion of the architectural, landscape and site designs contained within the work designed by others. 16 - Building Design 17 - Windows 18 - Entrances 19 - Roofs and Comices 20 ~ Accents and Projections Photographs and renderings are included to illustrate concepts only and are not inten.ded as actual representations of the proposed Gramercy proj- ect, buildings, design, materials, architecture, etc. GRAMERCY DESIGN AND DEVELOPMENT STANDARDS <'"ii- I ntroducrion i. Overview The standards contained in this document are intended to provide a masterplan framework for the redevelopment over time of the District into a new urban neighborhood rhat is built upon traditional neighborhood planning principles. This new neighborhood will be called nOramercy. " 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 rownhome 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.-statc 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 Conceprual 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 east, I26th Street to the north, Auman Drive to the west, and approximately E. Carmel Drive to the south, rhe property is located within Carmel's Central Business District and is in close proximity to Carmel City Center, the future Performing Arts Center, the Arts & Design District, the Monon Trail, and Old Town. ii. Consistency with Carmel's Plans These Design and Development Standards and Conceptual Plan provide the necessary tools for the property's redevelopment. These tools are consistent with the City of Carmel's plan for its central core and its high standards for community design and planning. It is also consistent with design principles of Traditional Neighborhood Development, or New Urbanism. Gramercy's location and proposed character are consistent with the City of Carmel's Comprehensive Plan guidelines for high-intensity residential development in that: (1) it is located in and adjacent to the CBD, (2) it is a part of an intensive mixed.use project, (3) regional access is directly available, (4) access to the site is via regional serving roadways and does not pass through low~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 lntent Gra..mer..cy Inspired by the great urban neighborhoods of the world, Gramercy will be an engaging, urban community located near the center of downtown Carmel. Classic in character, traditional in design, this forward~looking community is designed to offer architectural diversity and a modern lifestyle by relying on time- tested design principles. Gramercy's plan will be characterized by pedestrian.friendly streets, tree-lined sidewalks, distinctive architecture, Main Streer,style neighborhood stores, quiet parks and a vibrant central plaza. gra-mur'se The word gramercy is an interjection that can be llSed to express gratitude or surprise. It comes from the French phrase grand merei, meaning "great thanks". At the heart of Gramercy's design is the simple notion of locating services close to where people live. Amenities, a civic center, work, and recreational 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 furure generations. As Mohawk Hills is gradually redeveloped, a traditional, authentic neighborhood will evolve over a period of years. A tasteful blend of residential and mixed~use buildings will be set in a walkable, urban living environment linked by a network of green, open spaces. At Gramercy's hub will be a plaza, surrounded by shops, restaurants and accented by a landmark clock tower. Gramercy's plaza will provide the community with a significant identity, and serve as a centerpiece for neighborhood functions, social events and a meeting place for neighbors. The Vision for Gramercy includes: . A mixture of uses: residential, retail, hotel, office, senior living, civic spaces, parks and open spaces, walkways and trails, cafes and other places for people to meet. . The option of living and working in the same neighborhood. . A visually pleasing and culturally interesting mix of housing types and architectural styles, including rental and for-sale units. Residential housing types will include town homes, condos, flats, lofts, and apattments-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 furnirure, 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 streerscapes. . High standards of development to maintain quality and architectural diversity in the community. GRAMERCY DESIGN AND DEVELOPMENT STANDARDS Section I: General Development Standards 1.1. Conceptual Plan . 1.2. Open Spaces - Parks 1.3. Open Spaces - Plazas , 1.4. Lighting 1.5. Landscaping 1.5.1. General Landscaping Standards 1.5.2. Street Ttees 1.5.3. Building Landscaping Standards 1.5.4. Maintenance 1.6. Parking 1.6.1. On-Street Parking 1.6.2. Surface Parking Lots 1.6.3. Parking Structures 1.6.4. Residential Garages and Driveways 1.7. Signage 1.8. Streets 1.8.1. General Street Standards 1.8.2. Pedestrian and Bicycle Circulation 1.8.3. Materials and Furniture 1.8.4. Conceptual Mixed.Use Streets 1.8.5. Conceptual Residential Streets 1.8.6. Conceptual One.Way Streets ~> @ ~~t; 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 fot the creation of cohesive neighborhoods and districts while ensuring permeability and accessibility throughout the site. The stteet network, open spaces, and other features shall be generally as indicated on the Conceptual Plan, provided, however, that their locations may be adapted as appropriate to the site's topography, unique natural features, environmental opportunities/constraints, soil conditions, existing ttees, and existingwatet featutes. 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 illtent of Gramercy. Aexibility shall also be permitted within the layout and the future development of the Real Estate to allow for the short-term accomodation of existing buildings to be maintained during early phases of the development of Gramercy. GRAMERCY DESIGN AND DEVELOPMENT STANDARDS Walking Radii _ S.minule walk from . central plaza \ _ 2-minute walk from park edges / P:'L.'&' 1.2. Open Spaces - Parks Parks are a key componenr of Ora mercy's design and layout. Parks shall be provided throughout Oramercy 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, andcharacrer, 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. GRAMERCY DESIGN AND DEVELOPMENT STANDARDS ">/ 1.3. Open Spaces - Plazas Plazas are hardscaped open spaces, generally located in mixed.use or commercial areas adjacent to public streets, which provide open space for pedestrian use. Plazas within Gramercy shall have surface areas constructed of brick, pavers, srone, or stamped concrete and may include features such as trees, plantets, 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 rhat the streets are at the same level as the sidewalks within the plaza, thus encouraging pedestrians to use the enrirety of rhe space. A surface marerial which is different from that used on the surrounding streets, such as stamped concrete or brick shall be used on the streets within the plaza and shall be designed to coordinate with the plaza architecture and hardscape materials. GRAMERCY DESIGN AND DEVELOPMENT STANDARDS Unique, decorative lighting fixtures that are appropriate to the area's architectural style can be used to create identity for streets and open spaces. rl~:'!~. '~I:~ I 'lt~'~"f ,'IiI~ ~ .. ~;-=I '~ ~. . ....., ,~ ~.t> Example of the Ctty of Carmel's standard light pole, as used in City Center. 1.4. Lighting Street lighting shall be provided as necessary to provide adequate lighting for pedestrian and vehicular safety. All street lighting fixtures shall be of a design per the adopted City style, or shall be of a design that is pedestrian.scaled and in keeping with the architectural character of their surroundings. Lighting shall be provided to illuminate building facades, signs, architectural elements/ornamentation, storefront displays, public sidewalks, and public spaces for the interest, security and comfort of pedestrians. Lighting shall be limited to the amount and intensity necessary for safety, security and to compliment architectural character. Exterior lighting of buildings or on the site shall be designed so that light is not directed off the site and light source is shielded from direct off.site viewing. Site lighting fixtures shall be selected and designed to focus lighting downward into the zone of pedestrian activity without excessive illumination of rhe upper residential stories of buildings or of the night sky. Exterior building lighting shall be architecturally integrated with the building style, material and color. Electric boxes, transformer utilities, and conduits shall be concealed from view. Attached building or wall pack lighting shall be screened by the building's architectural features or shall contain a thirty.five (35) degree cut-off shield. The maximum height of light standards in parking areas shall not exceed the building height, or twenty. five (25) feet, whichever is less. Street lights should be designed to coordi~ate with other street furniture, such as trash receptacles, signs, benches, and bike racks. GRAMF.:RCY DESIGN AND DEVELOPMENT STANDARDS *4:;; 1.5. Landscapin,~ 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 element~ to the design pattern. 1.5.1. General Landscaping Standards Lmdscaping shall be integrated with other functional and ornamental site design elements, where appropriate, such as hardscape materials, paths, sidewalks, fencing, or any water fea tures. Plantings along buildings and streets should be designed with repetition, structured patterns, and complementary textures and colors, and should reinforce the overall character of the area. All trees, shrubs and ground covers shall be planted according to accepted horticultural standards. Landscaping materials shall be appropriate to local growing and climatic conditions. Plant suitability, maintenance and compatibility with site construction features are critical factors that should be considered. The Developer shall implement reasonable efforts to conserve existing established trees located along the Keystone Avenue right-of-way, however, said trees may be removed under any of the following circumstances: . As is necessary to clear underbrush and dead trees; . AI. is necessary for the installation of access easements, rights~ of -way, streets, paths, sidewalks, and utilities and drainage improvements and infrastructure; and . As necessary for public health and safety as determined in cooperation with the Urban Forester. Fruit and seed;bearing trees are not permitted over or adjacent to harclscape fel'ltures. 1.5.2. Street Trees Shade trees shall be planted within the street right-of-way, parallel to each street, per the standards of the City of Carmel. Street trees shall be planted in planting strips or tree wells. In areas of high pedestrian and commercial activity, tree wells shall be covered with decorative grates or pavers in order to maximize uninterrupted pedestrian pathways. Where ample passage area is provided, tree planting areas shall be treated as planting beds to soften the hardscape. Street trees shall be pruned to a height of six (6) feet minimum to allow free passage along the sidewalk and visibility to businesses. i.5.3. Building LandsGlping Standards Landscaping shall be used to soften the architectural lines of buildings, frame the primary views to buildings and public spaces, and blend architectural designs with the landscape. Deciduous trees should be planted in locations to the south and west of buildings to allow f~r shade in summer months and greater sun exposure in the winter months. Evergreen trees should be used as windbreaks to buffer northwest winds. Shrub masses and ground cover shall be the predominant plant material in the front yards of buildings. Window boxes for flowers and planters on front stoops and sidewalks in residential areas are encouraged. 1.5.4. Maintenance It shall be the responsibility of the owners and their agents to insure proper maintenance of project landscaping in accordinance with the Gramercy Ordinance. This is to include, bur is not limited to, irrigation and mulching of planting areas, replacing dead, diseased, or overgrown plantings with identical varieties or a suitable substitute, and keeping the area free of refuse, debris, rank vegetation and weeds. GRAMERCY DESIGN AND DEVELOPMENT STt\NDt\RDS 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. ~~~:~". 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. 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. 1.6. Parking 1.6.1. On-street Parking . On.,;tree, parking shall be provided on public streets. . Primary streets shall utilize curb bulb outs to define the on, street parking zones and narrow intersections for pedestrian crossings. The bulb outs shall he angled at a 45 degree or b'tfeater (inside corner) to allow for street cleaning and snow plowing. . On-street parking may be used to fulfill any parking requirements. 1.6.2. Surface Parking Lots . Parking lots shall be located to the side or the rear of buildings and, where possible, shall be accessed from secondary streets. Parking lots should not be permitted in front of primary building facades or at corner locations. . Parking areas shall be organized into a series of small bays separated by landscaped islands consisting of trees and shrubs. . Driveways to parking areas shall generally be 18 feet ~ 20 feet wide, but no more than 24 feet wide. . The perimeter of all parking lots shall be visually screened from the street by walls, fences and/or landscaping. If landscaping is used, it shall generally consist of evergreens planted in an intertwined pattern with a minimum height and spread of 24 inches at a time of planting to provide year~ round screening. . Parking shall not extend past the established building line on a block. 1.6.3. Parking Strucrures . Exterior walls of parking structures visible from public streets shall have an architecnlrally appropriate design facing the street. . Parking structures with street frontage shall comply with all other building standards, including architectural standards. . Entrances to parking structures shall be designed to match the scale, proportion, and character of adjoining facades. . Ground floor commercial uses shall be encouraged in any parking structure that extends out to a primary street. 1.6.4. Residential Parking Garages and Driveways . Residential parking garages and driveways shall be located at the rear of the buildings, and should be accessed from an alley whenever possible. GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 10 Example of a high-quality neon sign. Example of pin mounted signage. ~,,'.~ ,,,. "':'""""""".:'l~":"" ~ -~ -''''''-='''';:''.,""",' >",'....""'"B"'"""'''''''''('' -_"7""r.".....".... Blade signage extending pependicuJar to the facade can create an unique identity for a business. .', III Ii ....-. .11'. II t' .' f", PlI ~r:.,~~ ~ II! '" ~ ~ Goose.neck features nof only provide light to a sign. but also add an extra decorative element. _. ..~.,,..., ,..~ , ",...~~..."., 1.7. Signage Signs are applied architecrural elements that should be used to reinforce the architectural style of the building and express the presence of a unique retail establishment. Good sign designs will enliven and enrich the streetscape experience for pedestrians without detracting from the spatial coherence and quality of the streets and public spaces. . Signs shall not obscure architectural elements such as clerestory windows nor span across structural bays or columns. . The size of signs and letters on signs shall be in scale and proportion to the space in which th~y are located. . If present, the signage band shall be incorporated into the design of the facade, situated above the storefront clerestory and below the second story windows. Lettering shall be in keeping with the architectural character of the building and not project out from the front facade more than 2 inches. . SlgnS illuminated by exterior wall~mounted fixtures, and iildividually back-lit opaque letters upon a brighter backgroUl,d are permitted. . Wall mounted menu boards should be decorative and well~maintained, and should complement the storefront design. / Example of metal used appropriately for a sign and awning. fi.,_, ,~ - e""-. . Signage in cornices or parapets shall be limited in size and incorporated as part of the architecture. . Exposed neon signs, where permitted, shall be mounted on the interior of storefront windows. Neon may be used in limited quantities on exterior signs of high quality. . Signs may be perpendicular or flat~mounted, including separately mounted letters. Perpendicular signs may not extend more than five feet from the face of the building. . No sign may extend above the cornice line of the building. . Retractable or fixed fabric awnings arc allowed, but these must fit within the storefront glass area and may not obscure details of the building. Awnings may only be supported by building-mounted hardware. . Graphics painted on rhe sides of buildings that are essentially commercial in character or describe activities in the adjacent building will be considered "signs." Other graphics of a non-commercial nature, such as murals or "trompe l' oeil" s, shall not be considered "signs." . Directional signage shall be located help to clarify movement throughout the site and to key public spaces and shopping areas. . Signage shall be provided to and from public parking garage and parking lot access points GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 11 """..-..~<>: -~~- <-~. "'- "1 Conceptual bicycle route through Gramercy ~k%' ; 1 J :Z \.8. Streets Streets are the primary public spaces of Gramercy and as such are an integral part of the design vision and intent~ All streets and sidewalks in Gtametcy shall be designed with the primary purpose of pedestrian use and experience. Automobiles, while accomodated, shall be secondary to pedestrians in the street design of Gramercy. All streets and buildings should be designed to encourage people to use these public spaces and thereby support community interaction. 1.8.1. General Street Standatds Gramercy shall have a variety of street types in a range of widths. In general, streets should be no wider than necessary to accommodate safe traffic flow, parallel parking, and adequate pedestrian/bicyde circulation as appropriate to the character and use of the area. Sidewalks should be widest in retail areas, in front of restaurants/cafes, and next to plazas. Sidewalks shall have a minimum clear passage width of five feet. In general, wider streets require taUer buildings to maintain proper scale and proportion. One~way streets, alleys, and private streets shall be permitted. Cul-de-sacs shall be probibited. All public streets shall accomodate on~street parking. 1.8.2. Pedesttian and Bicycle Citculation Streets and sidewalks shall be designed to provide a safe, comfortable, and convenient experience for pedestrians and bicyclists. All residents and visitors should be able to circulate through the site to open spaces, homes, and businesses on~foot or by bicycle via roadways. sidewalks, and patbs. Efforts sball be made to connect pedestrian and bicycle routes to adjoining off~site routes. Sidewalks sball be provided along all streets, and sball be constructed to the standards of the City of Carmel, subject to these Design and Development Standards. 1.8.3. Materials and Furniture Concrete, stone, concrete pavers, brick pavers and metal grates are 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, mailboxes, and public telephones shall be permitted in limited numbers in plazas and main streets. Where provided, these elements shall be confined to an area less than one hundred square feet. Benches, bicycle racks and trash receptacles shall be provided in primary public spaces and retail areas. Retail shops shall be permitted to place decorative benches, flower planters and/ot sandwicb boards on the sidewalk in front of the store entrance, as long as these features do not impede pedestrian circulation. GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 12 ~).III()III( )<< Sidewalk Park Travel Example: Conceptual Mixed.Use Street Setback Side- Plant- Park Travel walk '~ St,~ Travel Park Plant- Side~ Setback s~~ walk Example: Conceptual Residential Street Setback Side. Plant. walk /fig Stnp Travel Park Plant. Side- Setback ;:p walk Example: Conceptual One-Way Street .~;.'>:.' 1.8. Streets (C()!lttllUc,l) 1.8.4. Conceptual Mixed.Use Streets Gramercy's mixed.use streets will be the primary thoroughfares within the Gramercy neighborhood, and must accomodare a mixture of uses and needs. The height of adjacent buildings, presence of ground.floor commercial uses, parallel parking, plazas, street furniture, and landscaping elements will all have an impact on the final street width, sidewalk width, and other street dimensions. Fronts of buildings generally should be positioned on the front property line, with exceptions made within 5 feet for the allowance of entries, balconies, outdoor seating areas, hardscape and landscape features, etc. Outdoor dining, cafe tables, and retail displays are permitted. 1.8.5. Conceptual Residential Streets Gramercy's residential streets generally have little to no commercial uses, and are therefore quieter and less active man the mixed-use streets. Residential streets should generally be narrower than mixed~use streets. Fronts of buildings generally should be positioued on the front property line, with exceptions made within 10 feet for the allowance of entries, steps, balconies, gardens, hardscape and landscape features, etc. Greater flexibility is provided for the front setbacks of buildings on residential streets. 1.8.6. Conceptual One-Way Streets One~way flow is appropriate on narrow streets and streets fronting on parks, plazas, and other open spaces. Parallel parking should be provided on one or both sides of one-way streets. Setbacks and other standards for one-way streets should follow its use and character, i.e., mfxed~use or residential. GRAMERCY DESIGN AND DEVHlOPMENT STANDARDS 13 Section II: Architectural Design Standards 2.1. Introduction 2.2. Building Design 2.2.1. Building Design Standards 2.2.2. Fences, Decks, and Screening. 2.2.3. Materials 2.3. Windows 2.3.1. Window Standards 2.3.2. Shutters 2.4. Entrances 2.5. Roofs and Cornices 2.5.1. Cornices and Parapet Walls 2.5.2. Roof Shape 2.5.3. Roofing Materials and Color 2.5.4. Mechanical Equipment and Appurtenances 2.6. Accents and Projections 2.6.1. Bays and Projections 2.6.2. Towers and Vertical Elements 2.6.3. Balconies 2.6.4. Awnings ~~'" 2.1. Introduction The architectural standards in this section describe exterior building elements and building composition that are appropriate for a mixed-use, pedestrian-scaled traditional neighborhood. These standards are not presented as subjective value judgments of style and architectural preferences, but instead are intended to illustrate the basics of architectural design that will give Gramercy a diverse, yet complementary set of buildings that work with the streetscape and urban design of the community. Individual buildings should be designed so as to contribute to the overall character of the district and community. The intertwining of community architectural design values and individual architectural contributions will ensure compatibility, authenticity, and quality within Gramercy as a whole. The standards contained in this Section II are based on traditional design principles pertaining to overall massing, proportions, and the contextual relationship to the street and neighboring buildings. The architectural design standards establish consistent design elements for buildings within Gramercy, ensuring its "timeless" character, while allowing flexibility for a diversity of architectural expressions. GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 15 i~;'i ,~?", ,,,,"I'.,,)f7.Y.~",,<'" _'-"~ " ",_.=..-I'1i""'~......,.~, ~h>:",.-"__".,,,,,," .'~ ."_-,,,,,,,,,,,,,,,"., ...'!r, ':-ol-~~,'" ~..'0 "=-- .~ "..._". ." ~'., - ',__.t' ,__~__,-_~'''''''" . '-'"'"""''-''''.-','''''W_c'':'.''.'' .",..,., ""."=''''^'"'''',~'....-:\~_.'.~''_'__' ~ Y.., ,'-'.,';"~' h,' ."'=,-.j'~' '"""'",,~.'l''''' -');'>"."".1"'. ,. '~""""'.~~""'" ..""'-~. ..... . , ... .",,-," . ~, . "1 2.2. Building Design 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, decornrive articulation or roof detail. The first floor and all other floors shall have a coordinated composition, which will usually be indicated by the alignment of upper floor windows and other features with openings and features of the first floor. In buildings containing ground-floor commercial uses, the ground floor should generally be at least 12 feet to 14 feet high and should be of a greater height than the upper floors. Continuous facades more than fifty (50) feet wide shall be designed with vertical offsets at intervals which evenly divide the facade into halves, thirds, or quarters, etc., or shall be designed at intervals not les than fifty (50) feet, whichever is less. These offsets may be projecting, recessed, or may be a simple change in building material or detailing. 2.2.2. Fences, Decks, and Screening Fences are permitted on residential buildings, however, fences greater than sixty (60) inches tall are not permitted along the front facade. Fence construction along the front facade shall be decorative, such as wrought-iron style, decorative wood, or a courtyard wall. Shadow box wood fences are permitted on the rear and side facades only. Ground level mechanicaVtelecommunication equipment visible from a public street shall be screened with suitable landscaping, \'.-'311s, or fencing in general architectural compatibility with the building(s) with which it is associated. Rooftop mechanical/telecommunication equipment shall be fully screened on an sides using parapets, penthouse screens or other similar methods which are integrated into the overall building design. 2.2.3. Materials The visual appeal of a building's materials has a tremendous impact on the perception of its quality. High-quality, robust and tactile finish materials project feelings of warmth, permanence, and timelessness. The relationship and use of materials, textures, details and color of a new building's principal facades shall be visually compatible with and similar to those adjacent buildings or shall not contrast conspicuously. Durable materials are especially critical at the street level where pedestrian contact will be considerable. Exterior marerials shall be durable and of high quality, such as brick, stone, pre-cast concrete, anJ high-quality siding (in wood or fiber-cement). Non..cJurable materials sllch as thin layer synthetic stucco products shall not be used within eight (8) feet of the ground. The first floor and upper floors may be composed of different materials. TIle materials in the rear of the building must be coordinated with the front facade, although they may be different. Front and side facades of buildings located on corner lots shall be of the same materials and similarly detailed. Appropriate materials for the following building elements are as follows: . Windows: wood, vinyl clad wood, anodized aluminum, aluminum-clad wood. . Doors: wood, anodized aluminum. . Trim: wood, synthetics. . Visibl~ roofing: standing seam metal, zinc, architectural asphalt shingles, slate and high-quality synthetic slate, and wood shake (for smaller residential huildings). Exterior walks, steps, stoops and paving shall be masonry or stone pavers, or poured or pre-cast concrete. Exterior stair handrails and other stair details shall be stone, pre-cast concrete, wrought;iron style, or another decorative material. Wood decking and wood handrails are allowed only in the rear of a building, or in other locations when visually obscured or screened. GRAMERCY DESIGN AND DEVBLOPMENT STANDARDS 16 ,~ "". "'~,'~'. ,,"~M',," ,"""'4"'.-.,..~-"",,.,=.~ o_"'''!'''''!' ;- (I' (' r l~;,c, 2.3. Windows 2.3.1. Window Standards All window design shall be architecturally compatible with the style, materials, color, details and proportion of the building. The number of panes, the way the window opens, the trim around it and whether it is embellished with shutters must be consistent with the architectural sryle of the structure. Windows should be provided on all facades. Exceptions shall be made for certain architectural styling and details that imitate windows. Faux windows may also be used to provide visual interest where actual windows are not appropriate. Windows shall generally be vertically proportioned. Windows shall be rhythmically spared in a pattern compatible with the form of the building. Where buildings are located on corners, the window style and details shall complement the facades on the facing streets. Windows shall be recessed in their openings and not flush mounted with the wall, and shall appear as individually "punched" through the wall rather than as adjacent windows separated by frames. At stteet level, glazing shall be clear or slightly tinted glass (nor opaque nor highly reflective). Metal screens or bars shall not be permitted to cover window openings. Special windows are allowed (ovals, hexagons. ctc.) as accents. For buildings that are intended to have ground-floor commercial uses, at least sixry percent (60%) of the total area of the first floor facade (up to the line of the second floor elevation) shall be ttansparent vision glass. Upper floors of mixed~use and commercial buildings should have 2040% ttansparency. 2.3.2. Shutters Where appropriate to the design of a building, paneled or louvered shutters shall be provided on all windows visibly exposed to a street or common open space. Shutter sryle 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 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. GRAMIlRCY DESIGN AND DEVELOPMENT STANOr\RDS 17 ~'i-C" 2.4. Entrancc~ I 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. Comer entrances should be angled to address both streets. Entrances to upper floors shall be clearly distinguished from storefront entrances through differentiated architectural treatment and materials. Anodized metal, bright aluminum, or stainless steel frames, or fully glazed (frameless) doors shall be avoided. Finished frames may be metal with black anodized or painted finish (only "wide stile" frames), however, painted or varnished wood is preferable. Where appropriate to the design and character of the street, residential buildings in close- proximity to commercial areas should have a finished floor level of the first floor that is approximately two (2) to six (6) feet above the sidewalk level in the front in order to create visual privacy for windows on the street, and to create a rhythm of stoops. GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 18 " i!i,t :' :<''''''.''''. 2.5. Roofs and Cornices 2.5.1. Cornices and Parapet Walls . There shall be articulation and detailing where the roof meets the wall, including cornices, eaves or rakes. Moldings, brackets, and finials can be used as special elements added to the cornice. . Flat roofs should have a parapet wall or similar decorative feature on the building's front and sides. . In larger scale buildings, extended parapets, projecting cornices, pitched or slope roofs, or decorative moldings of fourteen (14) inches or more are required to give the roof/cornice proper visual weight and proportion to the building. . Important architectural features, such as the cornice lines, shall be aligned from building to building; but, provide adequate variation to allow for an organic quality to the architecture without detracting from the coherence of the street walL 2.5.2. Roof Shape . Traditional roofs are typically "flat" (sloped l".in.12" or less) hidden behind parapet walls. However, Some sloped roofs, including gable, hipped, and shed roofs are also acceptable if sloped between 4Jl,in,12" and 12".in.12". Mansard, gambrel, and domed r';,ots shall adhere to traditional forms and proportions. False roofs are generally inappropriate and should only be used in limited situations. In general, architectural solutions shall be used to best conceal mechanical equipment, particularly in rooftop applications. . Sloped roof heights from eave to peak shall not exceed the height from grade to eave (the roof shall not be taller than the building wall supporting the roof). . On corner sites, the roof and cornice design shall be appropriate for both corner sides of the building. ...- 2.5.3. Roofing Materials and Color . If visible, roofs should be constructed of standing seam metals (painted aluminum & steel, zinc, copper), slate or imitation slate, or architectural asphalt shingles. Wood shakes or shingle may only be used on smaller, residential buildings. . Visible roof materials should be muted in color (dark reds, browns and earth-tones, natural metal colors including aluminum, dark anodized aluminum, zinc, tin and lead). White, bright, non.fuding 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 Appurtenance, . The form of the roof or cornice shall hide mechanical equipment and roof penetrations, such as plumbing stacks and vents, from view from streets and. sidewalks. . Downspouts can be used. where appropriate for the architectural design of the building. . Gutters and downspouts should be located to respect the architectural lines of the building and shall not be affixed to columns or other prominent building elements. . Downspouts shall be oriented so as to not discharge water into pedestrian areas. GRAMERCY DESIGN AND DEVELOPMENT STANDARDS L9 ~~ ~\;i 2.6. Accents and Projections , 2.6.1. Bays and Projections . Steps, stoops, porches, chimneys and bay windows may extend into yatd setbacks up to the property line. . Bay windows and storefronts are permitted to project three (3) feet from the main building fa9ade. . 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 fotm 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,rnounted signage may extend into yard setbacks and any rights-of~way pursuant to the governing building code. ...... . '. ~~..,."...... ~.~;';" UiJ ~~ Illl. ill ~ 'I'i 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, mrrets, cupolas, belfries, and towers designed for functional or ornamental purposes to articulate the design of a building, especially if appropriate to a special building type or historically.based style. 2.6.3. Balconies . The use of flower boxes and plantings is encouraged on balconies and windows. . Deeper balconies that are intended to be usable may have simple awnings, canopies, or trellises. . Balcony railings shall be designed for transparency so that the building wall can be seen from the street. 2.6.4. Awnings . Fixed or retractable awnings are permitted if they complement a building's architecrural style, material, color, and detailsi do not impair facade compositioni and are designed as an integral parr 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 Df.lVElOPMENT STANDARDS 20 " EXHffiIT "D" - Schedule of Permitted Uses The following is a Schedule of Permitted Uses pertaining to the use and development of the Gramercy District: Residential Uses Single Family Dwelling Two Family Dwelling Multiple Family Dwelling Detached Dwelling Accessory Dwelling Attached Dwelling Home Occupation Bed & Breakfast Inn Model Home Guest House Bona Fide Servants Quarters Boarding or Lodging House Nursing/RetirementJConvalescent Facility Private Swimming Pool, etc Apartments LivelWork Unit Townhouses Condominiums Office Uses Clinical or Medical Health Center Research Laboratory/Facility General Offices Professional Offices Training Facility Institutional Uses Church/Temple/Place of Worship Hospital Surgery Center Urgent Care Rehabilitation Facility Physical/Occupational Therapy Library Post Office Public Service Facility Educational Uses School, Trade or Business College or University Day Nursery/Day Care KindergartenlPreschool School of General Elementary or Secondary Education Retail & Service Uses General Retail Sales Lumber/Building Materials Sales (enclosed) General Service Automobile Service Station Automobile/Boat Sales AutomobilelTruck Repair (indoor) Cafe Delicatessen Coffee Shop Commercial Kennel Dry Cleaning Establishment (w/ on-site plant) Dry Cleaning Establishment (w/out on-site plant) Equipment Sales/Repair (indoor) Financial Institution (with drive-thru) Financial Institution (without drive-thruO Automated Teller Machine (A TM) Funeral Home/Mortuary/Crematory Roadside Sales Stand Self-Service Laundry Veterinary Hospital with commercial kennel Veterinary Hospital w/out commercial kennel Wholesale Sales (Continued next page) CulturallEntertainment Uses Art Gallery Art & Music Center Carnivals, Fairs, Circuses, etc. Hotel Hotel (full service) Indoor Theater Outdoor Theater Catering Establishment Restaurant, without drive-thru food sales Restaurant, with walk-up/drive-thru food sales Meeting or Party Hall Museum Stadium or Coliseum TavernlNight Club Industrial Uses Light Industrial Storage and/or Warehousing, Indoor Storage and/or Sale of Petroleum Products Printing/Publishing Establishment Light Manufacturing Printing/Publishing Establishment Agricultural Uses Commercial Greenhouse Plant Nursery Recreational Commercial Recreational Facility, Indoor Commercial Recreational Facility, Outdoor Community Center Country Club Golf Course Private Club or Lodge Private Recreational Facility Park, Public Shooting Gallery 20f2 Miscellaneous Artificial Lake or Pond (non-platted) Cemetery Commercial Parking Lot (surface) Commercial Parking Lot (multi-level garage structure) Mixed-Use Private Parking Lot (surface) Private Parking Lot (multi-level garage structure) Transportation & Communication Uses Antenna Collocated Antenna Radio and/or Television Studio RadiolTelevision Transmission Antenna RadiolTelevision Transmission Tower Tower Wireless Telecommunications Service Tower Exhibit "E" - Conceptual Plan ~