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HomeMy WebLinkAboutDraft Design & Development Standards 12-14-05 Gramercy Design and Development Standards Exhibit "B" City of Carmel, Indiana Ordinance No. ____ Gramercy Planned Unit Development District Draft Date: 12~ 14"()5 I BUCKINGHAM COMPANIES 333. N. Pennsylvania Street 10th Floor IndianaJXllis, IN 46204 . 182 Nassau Street, Suite 201 Princeton, New jelSey 08542 Telephone 609 683 3600 Fax 609 683 0054 Internet: www.lrkcom Memphis Nashville Princeton Celebration Rosemary Beach Dallas Ar<:hileel'U1'tc" Ihnnin&o interi<'>r. 0 R..urch ~ ~ $ . ~ ~ 1 ~ ~ ., 1 ! ~ i i . ~ j ;; , I ~ ~ ~ i , t , , , ] 1 i , ~ 1 I : ~ ! , ~ I i. .f. 1. , ~ E . ~ ~ ~ ~ 2 J ~ Q ~ ! Table of Contents Introduction Overview... ............ ........" ........ ....... ... ........... ... ............ .... ..... ii. Vision and Intent ................................................................ Section I . General Development Standards 1.1. Conceptual Plan................................................................ 1.2. Open Spaces. Parks ........................................................... 1.3. Open Spaces. Plazas ......................................................... 1.4. Lighting... .............................. ............................. ............... 1.5. Landscaping ..... ...... ....... .......... ...... ....... ....... ...................... 1.6. Parking ............................................................... ............... 1.7. Signage .............................................................................. 1.8. Street Standards ................................................................ Section II . Architectural Design Standards 2.1. Introduction.. ........... ..... ......... ...... .......... ..... ........ .............. 2.2. Building Design ................................................................ 2.3. Windows ........................................................................... 2.4. Entrances ...... ..... ........... ....... ................ ........ ............... ...... 2.5. Roofs and Cornices ..............~.................................. 2.6. Accents and projections~.......................................... ~~ ~ GRA""CY DE"GN AND DEVELD'"'NT STANDARD' 2' Illtl()cluLtll1l1 < i Ji ~ . i 1 ~ ~ i i ~ ~ i t i , I 1 ~ t , .Ii 1 , , ] ] ~ ~ 1 J! l: t . i , J1 I . f ~ i & ~ ~ J ~ j ~ i, Overview The standards contained in this document are intended to provide a masterplan framework and development standards for the redevelopment over time of the District into a new urban neighborhood that is buUt upon traditional neighborhood planning principles. This new neighborhood will be called "Oramercy." Context Plan - showing site, Old Town, City Center, etc. The new Gramercy community is designed to emerge over time on the site of the current Mohawk Hills Apartments and 9.hole golf course. Located on 116 acres along Keystone Avenue, the property was originally constructed in the early 19705 as lowJ.ensity rownhome apartments. Today d)e property is best represented as a moderately priced rental housing option with fewer amenities than the many other luxury aparnnents in Carmel. In addition, the property has deteriorating buildings and a confusing network of streets and building orientations. In the summer of 2004, locally-owned Buckingham Companies acquired the property which had suffered from years of disinvestment by its out- of ..,state owner. To stabilize the property, Buckingham invested in new landscaping, renovated the clubhouse, and repaired various overdue mainrenance items. However, due to the property's inherent age and condition, Mohawk Hills will need to be redeveloped over time. These Design and Development Standards and Conceptual Plan provide dle necessary tools for the property's redevelopment in a manner that is consistent with the City of Carmel's plan for its central core area and im high standards for community design and planning. It is also consistent with good design principles and Traditional Neighborhood Development, or New Urbanism. The Design and Development Standards and Conceptual Plan contained herein take into consideration the Site's unique position as an iofUl location within the central core area of Carmel. Bordered by Keystone Avenue to the East, 126th Street to the North, Auman Drive to the West, and approximately E. Carmel Drive to the South, the 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 Munon Trail, and Old Town. 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) region.al 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 plavgtQunds, OChOClls, bicycle and pedestrian trails, and police, fire and public safety. I ii. Vision and Intent Gramercy represents a vision for an engaging, urban community located near the center of downtown Carmel. Classic in character, traditional in design, with a forward-looking community vision, Oramercy is designed to offer architectural diversity and a modern lifestyle. It will be characterized by pedestrian-friendly, tree-lined sidewalks, distinctive architecture, Main Street:..,sr:yle neighborhood stores, quiet parks and a vibrant central plaza. At the heart of Gramercy's design is the simple notion of putting services dose to where people live. Amenities, a civic center, work, and recreational opportunities will all be within a short walk. The principle behind Gramercy is that of a welcoming community. Gramercy will be pedestrian.friendly, vibrant, with high-quality buildings, parks, a variety of housing types and a mixture of homes, shops, civic facilities and workplaces. The Mohawk HiUs property is uniquely situated to complement Carmel's careful area redevelopment and to provide modern, urban neighborhoods. A traditional, authentic neighborhood will evolve over a period of years, as Mohawk Hills is gradually redeveloped. A tasteful blend of residential and mixed-use buildings will be set in a walkable, distinctly urban living environment linked by a net\Wrk of green, open "'paces. At Gramercy's hub will be a plaza, surrounded by shops, restaurants and accented by a landtrutrk clock tower. Gramercy's plaza provides dle community with a significant identity, and serves as a centerpiece for neighborhood. functions, sodal events and a meeting place for neighbors. The Vision for Gramercy includes: . A mixture of uses: re&idential, retail, hotel office, senior living, civic spaces, parks and open spaces, walkways and trails, cafes and other places for people to meet. . The option of living and working in the same neighborhood. . A visually pleasing and culturally interesting mix of housing types and architectural styles, including rental and for..,sale units. Residential housing types will include townhomes, condos, flats, lofts, and aparnnents<IVer-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 tiidewalks, paths, public art, street furniture, pedestrian-scaled lighting, treeS, and outdoor cafes. . Businesses, such as restaurants, retail, offices, hotels, and services, provided for the use of the residenrs and as a way of i!Witing the surrounding community into GramercyA . Main Street..,style neighborhood s~or ~il~to the sidewalk, with curbside parking, engaging wind a' lays, and elegant signage to create dynamic streetscapes. . High standards of developm~i tain quality and architectural diversity in the community. \.. ~ .~ ~ GRAMHRCY DeSIGN AND DHVElOI'MHNT STANDARDS Section I: General Development Standards 1.1. Conceptu.1 Pl.n.................................................................... 1.2. Open Spaces - P.rks ............................................................. 1.3. Open Spaces. PI.zas ............................................................ 1.4. Lighting ............. ...... ........ ......... ........... ............. ............... ..... 1.5. Landscaping.. ..... ..:..... ............................... ......... ........ .......... 1.5.1. Gener.1 L.ndsc.ping St.ndards............................ 1.5.2. Street Trees ............................................................ 1.5.3. Building Landscaping Srandards........................... 1. 5.4. Maintenance.... ..... ..... ............... .............. ............... 1.6. P.rkillg ................................................................................. 1.6.1. On-Street Patking................................................... 1.6.2. Parking Lots ........................................................... 1.6.3. Parking Structutes.................................................. 1.6.4. Residential Garages and Driveways....................... 1. 7. Sigll.ge .............................................................................. 1.8. Street Standards ................................................................ 1.8.1. General Street Standards....................................... 1.8.2. Pedestri.n .nd Bicycle Circulation ....................... 1.8.3. Materials .nd Furniture ........................................ 1.8.4. Conceptu.l Mixed-Use Streets .............................. 1.8.5. Conceptu.l Residential Streets ............................. .~-~ @ ~ r' i li i , i ~ i ~ i 1 ~ i ~ i , i l ! i ~ , l j .l 1 , ! 1 ~ ! !. ;: ~ t , ;: , ~ 'j ~ ~ ! , ~ j , , i ; .. .. ! ~ 1 & ~ . ., ~ " J I-- ~ 0 ~ ~ 1.1. Conceptual Plan The Conceptual Plan for Gramercy, along with these General Development Guidelines, shall provide a framework for the design and layout of GmmeTey 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. The street network of Gramercy 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 through and throughout Gramercy from north to south and east to west. The street connections shall allow for the creation of cohesive neighborhoods and districts while ensuring permeability and accessibility throughout the site. The street network, open spaces, and other features shall be generally as indicated on the Conceptual Plan, provided, however, that their locations may be adapted as appropriate to the Site's topography, unique natural features, environmental opportunities/constraints, soil conditions, existing trees, and existing water features. Flexibility shall be permitted as to the ultimate placement of streets, buildings, parks, open spaces, water features, and other design elements in order to meet the standards of these Design Guidelines, provide for maximum sun exposure to open spaces and buildings, accommodate a variety of product types and market conditions, and take into consideration the locations of open spaces, gateways, monuments, and vistas, so long as the Conceptual Plan remains consistent with the vision and intent of Gramercy. Flexibility shall also be permitted within the layout and the future development of the Real Estate to allow for the short-term preservation of existing buildings that can be maintained during early phases of the development of Gramercy. ~~ ~~ ~ GRAMERCY DESIGN AND DEVELOPMENT STANDARDS .,-'--" @ , ~ , .. ~ ~ ~ 1 -! ~ , 1 ~ ~ ~ . .l ~ , I i ~ i ~ . ~ . , , .l i '" ~ ! " ~ 1 . t , i ; .. f. ., ~ ~ 1 8. ~ .l t ~ 1 ..-- ~ 0 I 1 I'" Walking Radii 5-minute walk from central plaza 1.2. Open Spaces - Parks Parks are a key component of Gramercy's design and layout. Parks shall be provided throughout Grametey in order to provide open space, locations for neighbor interaction, and natural features such as water, flowers, and trees. Parks shall be diversified in size, location, and character, and shall be designed to foster a unique sense of identity for each space. Small pocket parks located on the interior of blocks or on main streets are encouraged. Larger parks should have decorative benches, trash receptacles, and lighting. Decorative fencing, such as wrought. iron style, is encouraged for parks in residential neighborhoods. ~<\ ~~ ~ GRAM'ERCY DESIGN AND DEVELOPMENT STANDARDS ~,=.~ ",~ --"',.>,- ",,, ".V,_- '.'''''-.'~- '--",,", ,,~~ '"'_''''.,,1'>.''' , , , ~." ,~, ".~-.,'.""-"""c.;>,' ".'."'Y'-,' ~~,., ",., ",.,.. .'" ,.."'n',~ -J>;, 7" .' .-""" _...-".....,..", ~"'. r";'!'_~, V'1"' c.' ., . ,_7<'.- ""'""'-' ~, ""., ,,~ ~~..' .",,'. ,~""'}''''''''''-'''::''"-"''"", ~ , ."", ,. '(-"0'- ..-'''''''' ~,< "''''..-",-!"'~~'''',,:,,'''''-''='' 2-minute walk from park edges , i .. 1 ~ , ~ ~ , , , ! f , i . I ] ~ , ! ~ -Ii ~ 8 !. , J t , !1 , 1 ! ~ ! t i , t , ~ 8 ii. t i 1 a Plaza rendering ~ ~ , .l ~ ~ ~ 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 constnlcted of brick, pavers, stone, or stamped concrete and shall include features such as trees, planters, benches, lighting, and trash receptacles. Cafe furniture, public art, fountains, kiosks, and special decorative features shall be pennitted in appropriate locations. Gramercy shall have at least onc 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 generate activity within the plaza. Streets leading into the cemal plaza shall be raised at the plaza edge so that the streets are at the same level as the sidewalks within the plaza, thus encouraging pedestrians to use the entirety of the space. A surface material which is different from that used on the surrounding streets, such as stamped Concrete or brick shall be used on the streets within the plaza and shall be designed to coordinate with the plaza architecture and hardscape materials. ~~ ~tr ~ GRAMERCY DESIGN AND DEVELOPMENT STANDA.RDS ~" i li 1 i :; 1 ~ ~ ., , I ~ i i i. I ] ~ Unique, decorative lighting fixtures that are appropriate to the area's ~ architectural style can be used to create identity for streets and 1 open spaces. ~ 8 a , ~ 1 8 , t ~ 1 i t ~ ~ ! , f , Ii. .<, ~ , i ., a ~ , ~ ~ ~ " J ~ Q I Lighting should not obstruct the right of way. Light fixtures in commercial areas should be designed to accomodate hanging flower baskets, such as those used in Old Town. Example of the City 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 fixmres 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 also 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. 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 architecntral 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. Site lighting fixtures shall be selected and designed to focus lighting downward into the zone of pedestrian activity without excessive illumination of the upper residential stories of buildings or of the night sky. <<-~ ~~ ~ GRAMERCY DESIGN AND DEVElOPMENT STANDARDS , ~ .. ~ ~ ~ 1 ~ ~ , , 1 ~ , ] ~ ~ , ~ , ! ~ ~ I i. , .I I , , , ~ 1 , ~ 1 i 1: -i , "i e s r ] & 1 ~ .~ a ~ " ~ f J ~ . I "..--< .-". -_.~., ,. 1.5. Landscaping The landscaping in Gramercy shall be designed to compliment the architecture of the community and the surrounding neighborhood. Street trees, stteetscape plantings, and buffer areas shall be used to bring natural elements to the design pattern. 1.5.1. General Landscaping Standards Landscaping shat! be integrated with other functional and ornamental site design elements, where appropriate, such as hardscape materials, paths, sidewalks, fencing, or any water features. Plantings along buildings and streets should be designed with repetition, structured patterns, and complementary texUlres 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. Existing trees located along the Keystone Avenue right-of-way shall be conserved, however, said trees may be removed under any of the foHowing circumstances: . AB is necessary to clear underbrush and dead trees; . As is necessary for the installation of access easements, rights~ of -way, streets, paths, sidewalks, and utilities and drainage improvements and infrastructure; and . As necessary for public health and safety. Fruit and seed-bearing trees are not permitted over or adjacent to hardsCdpe features. 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. The exact spacing will vary within the community. In general, street trees in residential areas should be spaced at thirty (0) feet on center and trees in mixed use/commercial areas should be spaced at no more than sixty (60) feet on center. Street trees shall be pruned to a height of six (6) feet minimum to allow free passage along the sidewalk and visibility to businesses. 1.5.3. Building Landscaping Standards Landscaping shall be used to soften the architecrurallines 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 for shade in summer months and greater sun exposure in the winter months. Evergreen trees should be used as windbreak.. to buffer northwest winds. Shrub masses and ground cover shall be the predominant plant materia! in the front yards of buildings. Window boxes for flowers and planters on front sroops and sidewalks in residential areas are encouraged. 1.5.4. Maintenance It shaH 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, but is not limited ro, irrigation and mulching of planting areas, replacing dead, diseased, or ovefj"rrown plantings with identical varieties or a suitable substitute, and keeping the area free of refuse, debris, rank vegetation and weeds. ~~ ~~ ~ GRAMERCY DESIGN AND DEVELOPMENT STANDARDS , ~ .. ~ F :; I ~ ~ , ~ , ! j, , ] ~ ! ~ ~ a I ~ ~ i & , .i 1 , , i Surface parking areas should be located on the interior of blocks, ] and should include landscaping and streetscape details. ~ ~ ! ~ a .i , i g , .f l 1 ~ .~ , ~ ~ ~ ~ " J ~ o I Parking entrances shall be designed to match the scale and pro- portions or storefronts. \.6. Parking 1.6.1. On-street Parking ) . On-street parking shall be provided on publk 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 be angled at a 45 degree or greater (inside corner) to allow for street cleaning and snow plowing. . On-street parking may be used to fulfill any parking requirements. 1.6.2. Parking Lots . Parking lots shall be located to the side or the rear of buildings and, where possible, shall be accessed from secondary streets, . Off-street parking lots shall 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. . In general, no more than 16 contiguous parking spaces should be allowed. . Drive\\<lYs to parking areas shall be no more than 24 feet wide and preferably 18 to 20 feet. . 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 Structures . Exterior walls of parking structures visible from public streets shall have an architecturally appropriate design facing the street. . Parking structures with street frontage shall comply with all other building standards, including architectural standards. . Entrances to parking structures shaH 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 f primary street. 1.6.4. Residential Parking Gar~ ;hd~veways . Residential parking gara~and\nvewaYs shall be located at the rear of the buildin . should be accessed from an alley whenever p~ ~ GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 10 , ~ ; ~ ~ ~ I ~ ~ "' 1 j ~ 1 '- ~ .l t , I ! ~ ! i. , " ~ ~ I i ! ~ ! i ;. 1 , !'. ! e ~ i . .. t 1 1 8- ~ ,,~ "-";J II ~I~J' ~'~~t ,\~ .... ~~ '.', ~"'~~, ' \' ~" ., ',,~ :." _~'-x" l~ .", "'-l:',..... J ~ " . ! ~ ~ ~ ~ Wall mounted menu boards should be decorative and well-maintained, and should complement the storefront design. I. 7. Signage Signs are applied architectural elements that should be used to reinforce the architectural style of the building and express the presence of a unique retail establishment. Good sign designs will enliven and enrich the streetscape experience for pedestrians without detracting from the spatial coherence and quality of the streets and public spaces. . Signs shall not obscure architectural dements such as clerestory windows nor span across structural bays or columns. . The size of signs and letters on signs shall be in scale and proportion to the space in which they are located. . If present, the signage band shall be incorporated into the design of the facade, siruated above the storefront clerestory and below the second story windows. Lettering shall be in keeping with the architectural character of the building and not project out from the front facade more than 2 inches. . Signs illuminated by exterior wall-mounted fixtures, and individually back-lit opaque letters upon a brighter background are permitted, but limited to 24 inch tall letters. . Internally-lit signs, including \:an signs' (internally-lit boxes with translucent covers) and 'raceway signs' (individually-lit letters with translucent facing) are not permitted. " . Sign age in cornices or parapets shall be limired in size and incorporated as part of the architecture. . Exposed neon signs, where permitted, shall be mounted on the interior of storefront windows at the first floor only. . Sign illumination by bare floodlight, blinking or flashing bulbs is not permitted. . TI1e maximum area of sign age for ground floor businesses shall generally be 2 sq. ft. per lineal foot of street frontage with variances subject to consideration by the building architect. ~,.. . Freestanding permanent signs are not allowed. . 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 com~ce line of the building. . Retractable or fixed fabric awnings are allowed, but these must fit within the storefront glass area and may not obscure details of the building. Awnings may only be supported by building-mounted hardware. . Graphics painted on the sides of buildings that are essentially commercial in character or describe activities in the adjacent building will be considered "signs." Other graphics of a non- commercial nature, such as murals or "trompe l'oeW's, shall nl!t be considered "signs." . Directional signagc 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 ~ t .. , ~ :; 1 ~ ~ "' , I i i i K ~ .! ~ , ~ 'I ~ ~ i i. , .i t , , , ~ ! ~ j ~ ~ ! , i } [ , ~ o ", , ~ .i j ~ " . .! ~ . i 1.8. Street Standards Streets are the primary public spaces of Grametey and as such are an integral part of the design vision and intent. All streets and sidewalks in Gramercy shall be designed with the primary purpose of pedestrian use and experience. Automobiles, while 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 Standards Gramercy shall have a variety of street types in a range of widths, In general, streets should be no wider than necessary to accommodate safe traffic flow, parallel parking, and adequate pedesrrian/bicycle circulation as appropriate to the character and use of the area. Sidewalks should be widest in retail areas, in front of restaurants/ cafes, and next to plazas. Sidewalks shaH have a minimum dear passage width of five feet. In general, wider streets require taller buildings to maintaill proper scale and proportion. Cul~e-sacs tf;;:t~ ~ Alley/s~ not form the boundary of a park, square, or plaza unless a masonry wall, no less than four (4) feet in height, is used for separation. All public streets shall accomodate on'~treer parking. . fii"~ 4-~ ~ ft.Y~~1 b tM lA- .fi> fl? ~tJ1bdt? 1.8.2. Pedestrian and Bicycle Circulation Streets and sidewalks shall be designed to provide a safe, comfortable, and convenient experience for pedestrians and bicyclists. All residents and visitors should be able to circulate through the site to open spaces, homes, and businesses on-foot or by bicycle via roadways, sidewalks, and paths. Efforts shall be made to connect pedestrian and bicycle routes to adjoining off-site routes. Sidewalks shall be provided along alt.;...Uic streets, and shall be constructed to the standards of the City of Carmel, subject to the Design Guidelines. 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, tTI,lilboxcs, 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 and/or flower planters on the sidewalk in front of the store entrance, as long as these features do not impede pedestrian circulation. ~<<.. ~~ ~ GRAMERCY DESIGN AND D"VElOPMENT STANDARDS 12 ", ~ .. , ~ ~ 1 ~ ~ , , I 1. i ;. ~ .; t , ! ~ ~ I i. , .. :f, " , , ~ i ! ~ ! 1 ,[ . ~ .1 8 11 , R .. 1 , ~ ! & ~ .l ., j 1 ~ o ~ ~ 1.8. Street Standards 1.8.4. Conceptual Mixed-Use Streets Gramercy's mixecl;use streets will be the primary thoroughfares throughout the Gramercy site, and must accomodate 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 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. The following standards are provided as a general guide. Actual dimensions shall be consistent with the intent of these Design and Development Standards. Nominal Right-of-Way; 44 feet minimum Maximum determined in relation to height of adjacent buildings Street Width 34.44 feet (face of curb); Travel Lanes: 2-way flow, 10.14 foot lanes Parking: Parallel parking, both sides, 7-8 feet Sidewalk: S' minimum, wider in commercial areas ~~ ~~ ~ GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 13 i .. 1 -l . 1 ~ ~ , ~ , ! ~ -l , , . ~ .! -; , ~ I -! B 8. l: ~ :1- ~ , l: ~ "i ~ ~ ! 1 : ~ , 8 .r I t . ! [ ~ . I & V\cef-hA ti ~ '" ...,."..~ " trcct S tandards 1.8.5. Conce I ptua Residential Streets Gramercy' 5 tiS resldential str str:~:nd are therefore q:~~;:;neraIlY have hrrle to n ,mxed_use~~'dential srreeTs sh::~~ess active rhan t~~:~;edrclal eets. generally be-use e narrower than Fronts ofbmldings sho wIth excepti uld be positi d sr ons made wi h' one on the fr eps, balconies, garde th m 5 feet for the all ant properry line 05, ald,cape and lands owance of entries: Grearer flexibiliry is . cape fearures, ere. on residenti 1 provIded for th f a streets. e ront setbacks of b' . Th uddmgs . e follovving standar dImensions shall be ds are provided as and Develop consistent with h a. general guide A ment Standards t e mrent of tI . ctnal . lese Design tV 611 ~ rr> Nominal Right-of-Way: Approximately 37 - 64 feet Street Width (face of curb): Appromixatel 27 - 40 feet (~ 17.20 feet ( o-way streets) T mvel Utn,,, one.way 'tree") 2-way flow 10 1 l-way flow' - 2 foot lanes p p"mitred around p"k ",as arking: Parallel parkin feet g. one or both sides, 7.8 Side,,-oalk: 5 foot minimum 11M-"1/f V;e{~ 1 V'iJ'I~Jv.Jl'. ~~ <<;-~ ~ GRAMERCY DESIGN DEVELOPMENT STANDARDS 14 ^~~- 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. Shutrers. ..... ...... ........ ........ ........ ........ ................ ....... 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.. IntJ~odllction -, ,',: ~ .. I 1 ~ 1 ] I ~ , i t , I 1 ~ i & , ~ t , , ~ 1 ~ i ~ ! 1 , i .! 8 r " t ~ i [ ~ .l ~ ~ " j ~ o I 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 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 fle.xibility for a diversity of architectural expressions. <<,^'- <<;-~ ~ GRAMI!RCY DESIGN AND DEVELOPMENT STANDARDS 16 , i .. , t :; 1 ~ t 1 8 ~ 1 1 . ~ Jj 1 ! i ~ I , ~ t , , ~ ! ~ ! 1 t . l'. g , ]' l i. .., ! ~ 1 8. ~ ]' ., ~ 1 ~ o I ^,.,,,,,,,,, '.~ .- 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. Pedestrian scale detailing shaU be provided on the front elevation of the building at the ground level. End or corner segments of buildings should generally have an additional level, decorative .uticulation or roof detail that is 1/4 to 1 story taller than the adjacent roof lines. The first floor and aU other floors shat! have a coordinated composition, which wiH usually be indicated by the alignment of upper floor windows and other features with openings and features of the first floor. In buildings conraining ground~floor commercial uses, the ground floor should generally 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 thirty~six (36) inches tall are not permitted along the front facade. Fence construction shall be wrought~iron style, shadow box wood fences, or other approved material. Uncovered decks are not permitted along the front facade. Ground level mechanical/telecommunication equipment visible from a public street shall be screened with suitable landscaping, walls, or fencing in general architectural compatibility with the building(s) with which it is associated. Rooftop mechanical/telecommunication equipment shall be fully screened on all side.s using parapets, penthouse screens or other similar methods which are integrated into the overall building design. ~~Iq V~ t~t71 ..cl1D0V1( ~qelked ~ mylUv? ? . it1tAiJe-lAv1fR; tr fen, {;O (."/1 Ii o/,A~, ' ~ n ak&li tJltiIJ {/{jII ~ ck -fv;fl- 0( ~ { Ie- - .,-~, k ""'.' ~.....", " '. ~, ..... 2.2.3. Materials The viwal 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 shaH not contrast conspicuously. Durable materials are especially critical at the strect level whcre pedestrian contact will be considerable, Exterior materials shall be durable and of high quality, such as brick, stone, pre-cast concrete, and high-quality siding (in wood or fiber-cement). Non.Jurable materials such as thin layer synthetic stucco products shall not be used within eight (8) feet of the ground. The first floor and upper floors may be composed of different materials, Facades constructed of more than one material shall only change material along a horizontal line (not a vertical or diagonal line). 111e heavier material shall always be placed beneath the lighter material. The materials in the rear of the building must be coordinated with the front facade, although they may be different. Front and side facades of buildings located on corner lots shall be of the same materials and similarly detailed. Appropriate materials for the following building elements are as follows: . Windows: wood, vinyl clad wood, anodized aluminum, aluminum-clad wood. . Doors: wood, anodized aluminum. . Trim: wood, synthetics. . Visible roofing: standing seam metal, zinc, architectural asphalt shingles, slate and high-quality synthetic slate, and wood shake (for smaller residential buildings). Exterior walks, steps, stoops and paving must be masonry or stone pavers, or poured or pre-cast cone ete. Exterior stair handrails and other stair details may stone, pre-cast concrete or wrought iron. Wood deckin~1 ha ails are allowed only in the rear of a building. "\.- -Q;;-~ ~ GRAMERCY DESIGN AND DEVELOPMENT STANDARDS 17 , ~ .. ~ ~ ~ 1 ~ ~ , ~ , I ~ j & g ~ 1 , I i ~ ! ~ " 1. " ~ ~ 1 r r, r (' ~ ~ ! t : ~ ! , .~ , E ~ 1 . o g i. ~ ~ ~ . " ! ~ ~ ~ .,.~~~,~ '.. ' . - _c.f"-~_<''''"'''''c .. , ~ ..;,~ .. ", ~ A I IIID ~ 'jl ~' L JJB]~-"~ ~- --- -, 1",,,,,'10 ,l~~ U I 4~~... ,,,..,Uih..iIit. . ':fj . q ". 11 Distinctive window style can be used to create a consistent design vocabulary among groups of attached homes. ~ ~ .' ,2.3. Windows ! '" . " .., ,,' ',,, ' i'd)', " j \- ~ ' ;/ 2.3.1. Window Standards All window design shall be architecturally compatible with the style, materials, color, details and proportion of the building, The number of panes, the way the window opens, the trim around it and whether it is embellished with shutters must be consistent with the architectural style of the structure. Windows shall generally be vertically proportioned, Where buildings are located on corners, the window style and details shall complement the facades on the facing streets. Windows shaH be rhythmically spaced in a pattern compatible with the form of the building. ~ 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. Glazing shall be dear or slightly tinted glass (not opaque nor highly reflective). Metal screens or bars shall not be permitted to cover window openings. Special windows are allowed (ovals, hexagons, etc.) as accents. % transparency/openings. need to add -'''' ,",' ',~'-'- ..=_ - ,'\Co """,.~.,,, > 2.3,2. Shutters Where appropriate to the design of a building, paneled or louvered shutters shall be provided on all windo\l.-'S visibly exposed to a street or common open space. Shutter style shall match the window and architectural style of the building. Shutters shall be sized to match actual window dimensions. Single shutters shall not be used on double or larger windows. Shutters shall either be operable or appear to be operable through the use of non-visible fasteners that create a slight projection where the shutter is affixed to the outer edge of the window. ~~ ~~ ~ GRAMERCY DI!SIGN AND DEVELOPMENT STANDARDS 18 "~--'''"'- ~. ~ "."~ .." '"~'~''' , '.," ". '. ""'''''''''~''''''.' -".,.-,,;0., ..0' w " , i .. , ~ :; 1 ~ ~ ., , , i ~ , 1 i , t , ! i ~ 1 K , ~ t , , .; i , ~ t .3 ~ ~ ! ~ ~ i . F. .~ , r , .. .f. " ! 1 .~ a ~ .l g' ~ ~ 2.4. Entrances TIle main entrances to all buildings shall face the major street, with seconda.ry entrances as necessary from the side or rear. Primary entrances shall be defined and articulated by elements such as lintels, pediments, pilasters, columns, porticos, porches, canopies, and other design elements appropriate to the architectural style and details of the building as a whole. A corner entrance is permitted at corner buildings to improve visibility and pedestrian circulation, and to accentuate the corner. Corner entrances should be angled to address both streets. Entrances to upper floors shall be dearly 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. Entries may have a stoop between grade and the first floor level, if the building and public entrances comply with ADA standards. ~/ , LDW(l ~lAtPt? ~ c;l."fu to fvtq~lo~ rvi V~ rJ t;iJ. {eVl 0. Vj ,...-.-- [ld 00 n 1iA ,- ~~ ~ <::)~ GRAMERCY DIlSION AND DEVElO~MENT STANDARDS 19 ""f!<"""'" .,~, ",""~"'~W1,~""",,,,,,,,,,.".,,",,,,,,,,,,,,,,,,.~~._,,,,,,,r-...,,,"",., _,,",",,"'" ',W""""",,,,,,!, ",."""'","d.'"..vr"'n""""""_""",,'~""''''',,',,",,,,,,','''''.Q",..,,,"'..,.~, ",~",o"","",,,,=_,,,=,,,,''''..'''>=....._'H.'''''''''r~.,..,''''''''''...,.~.."_..''W_=,_,.,,,.__. .....,,,.....,><.,""..~.-=.~,=_,=.c.,.....~,.,,,,.~~~,~,'''~''',',,'."'Ln'.",',,"'='''' , ~ .. "1 ~ ~ 1 ~ .; , , o ! , ~ ~ i. ! ~ ~ , i i ~ ~ i 8. I .. ~ . , I .. 1 ~ ~ ! 1 .~ .t , f t t ~ , ., , ~ ~ ~ " . J ~ Q 8 ! I ....'....... - ,- "", ,~..,.... /I ,iI" ~ I.... ,., \.~'.1. C'7 I r i,,,j t ..' t.. it . '0, 1'-, tT] i')'" ...... I~~ ~ 1 t! t. ..... I I .... J I...J .",--" ~~- 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 special elements added to the cornice. . Flat roofs must have a parapet wall on the building's front and sides. . In larger scale buildings, extended parapets, projecting cornices, pitched or slope roofs, or decorative moldings of 10 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 derracting from the coherence of the street wall. 25,2. 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 4~in~12 and 12~in~12. Mansard, gambrel, and domed roofs shall adhere to traditional forms and proportions. False roofs are generally inappropriate and shall 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). Refer to the pages in Section 5 for specific height restrictions by building classification. . On cotner sites, rhe roof and cornice design shall be appropriate for both public sides of the building. 2.5.3. Roofing Materials and Color . If visible, roofs shall be constructed of standing seam metals (painted alu~inum & steel, zinc, copper), slate or imitation slate, or architectural asphalt shingles. Wood shakes or shingle may only be used on smaller, residential buildings. Clay (flat or barreled), concrete rile, plastic, and fiberglass are ~ermitted for visible roof surfaces. . Visible roof materials shall be muted in color (dark reds, browns and earth~tones, natural metal colors including aluminum, dark anodized aluminum, zinc, tin and lead). White, bright, non-fading and high-intensity colors, multicolored and bright metal finishes are inappropriate on visible rooftops. However, colors should be considered in the context of the effect of heat absorption, especially on flat roofs, where lighter colors are acceptable. 2.5.4. Mechanical Equipment and Appurtenances . The fonn 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 shall be used where appropriate for the architectural design of the building. . Gutters and downspouts shall located ro respect the architecrurallines 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. ~'" ~~ -Q GRAMERCY DI!SION AND DEVELOPMENT STANDARDS 20 , ~ ; ~ ~ :; 1 ~ ~ ., , , 8 i 1 ;. j -; , , i ~ ! [ i ~ ~ " B , , ~ I ! ~ ! > ~ 1 , i .~ s J . .. f ~ l ~ " -1 J ~ o I - 1!'~__,..,...,." ~m- ".~'. .. "-,.",._"",,,.~, -,..,.~~ ,'~." '<,"__''._-..,_<_ r'.~"""''''~,"",,~ .!...."':. ,_,,~,.~, ~__., ~_=,^", ,,_, .....'-". __. .""." p..' "',~, .. - ,~, ,,~.~__~ ~'~'__'1c<., "'OAr 2.6. Accents and Projections 2,6,1. Bays and Projections . Steps, stoops, porches, chimneys and bay windows may extend into yard setbacks up to the property line. . Bay windows and storefronts are permitted to project three feet 0') from the main building fa~de. . Bay windows shall be vertically proportioned and shall tightly frame an appropriately sized and styled window. Overhangs and eaves shall be shallower that the main roof form and be consistent on all sides. . Cornices and eaves shall have a maximum projection of four feet (4') or 15% of the building height, whichever is less. . Awnings, canopies, cornices, eaves, balconies and building~ mounted signage may extend into yard setbacks and any rights-of-way pursuant to the governing building code. 2.6,2, Towers and Vertical Elements . Towers and vertical elements are encouraged on prominent buildings, panicularly 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 shall not overpower a building fayade and shall be used only as an accent in special locations. . The maximum height requirements for buildings may be waived for vertical building appurtenances such as chimneys, spires, turrets, cupolas, belfries, and towers designed for functional or ornamental purposes to articulate the design of a building, especially if appropriate to a special building type or historically-based style. 2.6.3. Balconies . Upper floor bays and balconies may encroach into the right- of-way. . The use of flower boxes and plantings is encouraged on shallow balconies as well as the deeper balconies. . Deeper balconies are intended to be usable and may have simple awnings or canopies. . Balco~y railings shall be designed for transparency so that the building wall can still be seen from the street. 2.6.4. Awnings . Fixed or retractable awnings are permitted if they complement a building's architectural style, material, color, and details; do not impair facade composition; and are designed as an integral part of the facade. . Awnings shall be covered in natural cloth fabric like canvas (not vinyl). Metal, alumuminum 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 wirh multiple storefronts or residential units, compatible awnings shall be used as a means of unifying the structure. . An 8 ft. clearance from the sidev.'3.lk to the underside of the awning is required. . Oversized and continuous awnings are not permitted. . Backlit or glowing awnings or canopies are not permitted. GRAMBRCY DESIGN AND DEVELOPMENT STANDARDS 21 ~J"'''''_, .,"", ,.,.".~"-~,..",, ....", ~.~.- ...,.,,---, ~,'_.,,,, "- ~,.. ,.., ..L"..; _ "__~ '"1'-"'"'0. ..,,, .,~ ."" ',"10""'-.'- """..,~..,,~.~:, .,~',,'