HomeMy WebLinkAboutDraft PUD ver 2 03-13-06
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Gramercy PUD Ver2 3-13-06
Sponsor:
ORDINANCE NO.
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CAR1'\iEL, INDIANA
ESTABLISHING THE
GRAMERCY
PLANNED UNIT DEVELOPWJENT DISTRICT
WHEREAS, Section 31.6.4 of the Cannel/Clay Zoning Ordinance Z-289 (the
"Cannel/Clay Zoning Ordinance"), provides for the establishment of a Planned Unit
Development District in accordance with the requirements ofI.C. S 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
Cannel, Indiana (the "Council"), that (i) pursuant to IC S36-7-4-1500 et seq., it adopts
this Gramercy Ordinance, as an amendment to the Carmel/Clay Zoning Ordinance and it
shall be in full force and effect from and after its passage, (ii) all prior commitments shall
be null and void and replaced and superseded by this Gramercy Ordinance, and (iii) this
Gramercy Ordinance shall be in full force and effect from and after its passage and
signing by the Mayor.
Section 1 Applicability of Ordinance
1.1. The Official Zoning Map of the City of Cannel 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 Cannel/Clay Zoning Ordinance specifically referenced in
this Gramercy Ordinance. Development in the District shall be exempt
from the provisions and requirements in the Subdivision Control
Ordinance, including but not limited to provisions regarding standards of
design and open space requirements; however, the provisions regarding
procedures for subdivisions, penalties and plat certificates shall apply. In
the event of a discrepancy and/or conflict between this Gramercy
Ordinance and the (i) Cannel/Clay Zoning Ordinance, (ii) the Sign
Ordinance, or (iii) Subdivision Control Ordinance, the provisions of this
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Gramercy PUD Ver2 3-13-06
Gramercy Ordinance shall apply.
The wording of this section is why it is critical that we have specific boundaries and limitations defined in
writing - codified. We do not want to find ourselves in the position, where if the council approves this change -
that we find down the road that we have agreed to things that we do not realize now. We do not want to rely on
the "good will" or verbal commitments of Buckingham, who may choose to sell the property to someone else at
some point to complete the development, or a City administration that may change before this project is
complete. We are asking that the Plan' Commission and the City of Carmel take a pro-active role in this project
to avoid problems we have seen and/or have experienced in like projects.
1.3. Any capitalized term not defined herein shall have the meaning as set forth
in the Cannel/Clay Zoning Ordinance in effect on the date of the
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enactment of this Gramercy Ordinance.
Section 2 Current Conditions and Structures.
Attached hereto and incorporated herein by reference as Exhibit "B" is an aerial
photograph depicting the boundaries of the Real Estate and the Existing Apartments and
Existing Apartment Accessory Uses. The Existing Apartments and the Existing
Apartment Accessory Uses shall be permitted to remain in their current conditions and
shall not be subject to the terms and conditions of this Gramercy Ordinance and the
Gramercy Design and Development Standards. However, as redevelopment of the Real
Estate occurs and either the Existing Apartments and/or the Existing Apartment
Accessory Uses are removed in order to accommodate the redevelopment, the newly
constructed buildings and structures shall be subject to this Gramercy Ordinance and the
Gramercy Design and Development Standards.
Section 3 Platting
The platting of the Real Estate into smaller Sections shall be permitted administratively,
so long as the proposed plat complies with the requirements set forth in the attached
Design and Development Standards, which is attached hereto and referred to herein as
Exhibit "c" ("Gramercy Design and Development Standards") and the creation of a new
property line within the Real Estate shall not impose or establish new development
standards beyond those specified below in the Gramercy Design and Development
Standards for the entirety of the Real Estate. However, the development of any Section
or Sections shall conform to the requirements set forth in the Gramercy Design and
Development Standards, and all other applicable requirements contained in this
Gramercy Ordinance.
Section 4 Design and Development Standards and Permitted Uses
4.1. Design and Development Standards. The design and development of the
District shall comply with the Gramercy Design and Development
Standards, which is attached hereto and referred to herein as Exhibit "C".
4.2. Permitted Uses. The Permitted Uses are set forth in what is attached
hereto and incorporated herein by reference as Exhibit "D" (hereafter
"Permitted District Uses"), subject to the requirements of subsection (A)
below.
A. Any building adjacent to, fronting on and oriented towards the
Western property line shall contain residential uses only.
Inserted list from Exhibit "D"
Black = Permitted and/or Accessory Use
Red = Prohibited and/or Excluded Use
Green = Special Exception Use only
Blue = Special Use only
Residential Uses R-4 R-2 R-1 B-8 SR 431
Building Height 35' 35' 35' 50'
Density high low low
Residential Uses R-4 R-2 R-1 B-8 SR 431
Single Family Dwelling P P P
Two Family Dwelling P
Multiple Family Dwelling SU
Accessory Dwelling
"Attached Dwelling
Home Occupation A A A
Bed & Breakfast Inn
Model Home P P P
Guest House A A A
Bona Fide Servants Quarters A A A
Boarding or Lodging House SU
Nursing/RetiremenUConvalescent Facility SU P
Private Swimming Pool, etc. A A A
The only acceptable Residential Uses would be Single Family Dwelling, Two Family Dwelling, and "Attached
Dwelling"= limited to two or three units "attached"(Condominiums or Townhouses)
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
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Gramercy PUD Ver2 3-13-06
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 ofthe Northern or Western
property lines.
R-4 R-2 R-1 8-8
Residential Uses
Building Height 35' 35' 35' 50'
Density high low low
To be in harmony with the neighbors, you must take into account who/what they are:
Western and Northern Border
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8.00 R-2/Residence District.
8.00.01 Purpose and Intent.
The purpose of this district is to provide for medium density single-family residential
development where adequate public facilities are available. The preservation of natural features,
and encouragement of open space residential land-use patterns in this district is intended to
implement the Comprehensive Plan's Residential Community Objective. The R-2 District
corresponds to the Medium Intensity Residential Community on the Comprehensive Plan's Land
Use Map.
Eastern Border:
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8.00 R-2/Residence District.
8.00.01 Purpose and Intent.
The purpose of this district is to provide for medium density single-family residential development where
adequate public facilities are available. The preservation of natural features, and encouragement of open space
residential land-use patterns in this district is intended to implement the Comprehensive Plan's Residential
Community Objective. The R-2 District corresponds to the Medium Intensity Residential Community on the
Comprehensive Plan's Land Use Map.
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7.00 R-l/Residence District.
7.00.01 Purpose and Intent.
The purpose of this district is to provide for low-density single-family residential development where adequate
public facilities are available. The preservation of natural features, and encouragement of open space residential
land-use patterns in this district is intended to implement the Comprehensive Plan's Residential Community
Objectives. The R-I District corresponds to the Low Intensity Residential Community on the Comprehensive
Plan's Land Use Map.
Southern Border:
10.00 R-4/Residence District.
s10.00.0] Purpose and Intent.
The purpose of this district is to provide for high-density single-, two- and multiple-family
development on small lots in distinctly urbanized areas. The intent of this district is to protect
and conserve existing residential development, particularly in locations featuring marginally
standard housing and facing potential change from original uses, and to preserve natural features,
and encourage open space residential land-use patterns in this district is intended to implement
the Comprehensive Plan's Residential Community Objectives. The R-4 District corresponds to
the High Intensity Residential Community on the Comprehensive Plan's Land Use Map
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19.00 B-8/Business District. .
19.00.01 Purpose and Intent.
The purpose of this district is to provide for a variety of commercial and office uses to be developed in a
shopping center type environment which may include one or more unified shopping centers and/or one or more
commercial and office buildings.
**We want the maximum Building Height, as defined in Article 1: Zoning Code, Chapter 3: Definitions,
to be 30'. This is in keeping with the neighbors.
The Comparison should be more in keeping with the 96th Street/Westfield Blvd project from the new Urban
Design. This is a low density-residential area. The City Center is located in and are redeveloping commercial
land not low density residential area. The height limits, uses and intensity/density should reflect this.
CHAPTER 10: ZONING & SUBDIVISIONS
ARTICLE 1: ZONING CODE
CARMEL ZONING ORDINANCE
CHAPTER 23F: CARMEL DRIVE - RANGE LINE ROAD OVERLAY ZONE
23F-5
as adopted per Z-444-04; as amended per Z-486-06
Spring 2006 vl
A. Thirty-five (35) feet, or three stories, whichever is greater, if adjacent to single-family
residential zone.
4.4. Building Orientation. Any building situated along the portion of the Real
Estate directly adjacent to E. Auman Drive shall be oriented such that the
rear of the building does not face E. Auman Drive.
4.5. Trash Enclosures. No trash enclosures, compacters, dumpsters, or other
permanent structure or structures for refuse or recycling storage shall be
located such that it is to be visible from the properties adjacent to the west
of the Real Estate.
Section 5 Accessory Buildings. All Accessory Buildings and Accessory Uses shall
be permitted except that any detached accessory building shown in any
Development Plan shall have on all sides the same architectural features or shall
be architecturally compatible with the principal building(s) with which it is
associated.
Section 6 Landscaping. Landscaping shall be required in accordance with the
standards contained in Exhibit "C", the Gramercy Design and Development
Standards. A Landscape Plan shall be submitted as part of any ADLS Approval
and Development Plan Approval for any section to be developed.
Section 7 Lighting. Lighting shall be required in accordance with the standards
contained in Exhibit "C", the Gramercy Design and Development Standards. A
Lighting Plan shall be submitted as part of any ADLS Approval and Development
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Plan Approval for any section to be developed.
Section 8 Parking. Parking shall be required in accordance with the standards
contained in Exhibit "C", the Gramercy Design and Development Standards. A
Parking Plan shall be submitted as part of any ADLS Approval and Development
Plan Approval for any section to be developed.
Section 9 Signage. Signage shall be required in accordance with the standards
contained in Exhibit "C", the Gramercy Design and Development Standards. A
Signage Plan shall be submitted as part of any ADLS Approval and Development
Plan Approval for any section to be developed.
Section 10 Approval Process
10.1. Approval or Denial of the Primary PlatlDevelopment Plan
A. 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
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Gramercy PUD Ver2 3-13-06
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.
10.2. Approval or Denial of Secondary Plat
A. The Director shall have the sole and exclusive authority to approve
without conditions, approve with conditions, or disapprove the
Secondary Plat (the "SP") for the Gramercy Ordinance; provided,
however, that the Director shall not unreasonably withhold or
delay the Director's approval of the SP that is in substantial
conformance with the development plan/primary 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.
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
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facility and structures to be constructed, as well as drainage,
erosion control, utilities, and building information.
Section 11 Rules of Construction
11.1. General Rules of Construction. The following general rules of
construction and definitions shall apply to the regulations of this
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Gramercy PUD Ver2 3-13-06
Ordinance:
A. The singular number includes the plural and the plural the singular,
unless the context clearly indicates the contrary.
B. Words used in the present tense include the past and future tenses,
and the future the present.
C. The word "shall" is a mandatory requirement. The word "may" is
a permissive requirement. The word "should" is a preferred
requirement.
Section 12 Violations. All violations of this Gramercy Ordinance shall be subject to
Section 34.0 of the Carmel/Clay Zoning Ordinance.
Section 13 Definitions
13.1. Alley: A public or private service way providing a secondary means of
access to a structure or area.
13.2. Building Height: The vertical distance from the highest grade relative to
the Street frontage to the cornice line or to the roof edge line. The vertical
distance from the cornice line or the roof edge to the parapet of roof ridge
(including gables), and the height of towers, steeples, cupolas and other
architectural roof embellishments are not included in calculating building
height.
City of Carmel Definition:
HEIGHT, BUILDING. The vertical distance from the lot ground level to the highest point of the TOoffor a
Flat roof, to the deck line of a mansard roof and to the mean height between eaves and ridges for
Gable, hip and gambrel roofs
I would prefer the height to be from lot ground level to the ridge of the roof. The designs I have seen differ greatly in the amount of
ornamentation, which affects the overall height.
13.3. City: The City of Carmel, Indiana.
13.4. Commission: The Carmel/Clay Plan Commission.
13.5. Cornice: The top part of an entablature, usually molded and projecting.
13.6. Council: The City Council of the City of Carmel, Indiana.
13.7. County: Hamilton County, Indiana.
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,
streets and open spaces and is depicted on Exhibit "E" which is attached
hereto and incorporated herein by reference.
13.9. Condominiums: A residential living unit or units as defmed in and
governed by the Indiana Code, Sections. 32-25-1-1 to 32-25-9-2,
inclusive. .
13.10. Developer: Buckingham Properties, Inc. and its successors and assigns, or
any person and/or entity engaged in development of one or more phases
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Gramercy PUD Ver2 3-13-06
and/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
Development Requirements contained herein.
13.12. Development Requirements: Development standards and any
requirements specified in this Gramercy Ordinance which must be
satisfied in connection with the approval of a Secondary Plat.
13.13. Director: Director, or Administrator, of the Department of Community
Services for the City of Carmel, Indiana. "Director" and "Administrator"
shall include his/her authorized representatives.
13.14. District: Approximately 116.6 acres of land described in Exhibit "A"
attached hereto and incorporated herein.
13.15. Existing Apartments: The Existing Apartments are depicted on Exhibit
"B" which is attached hereto and incorporated herein by reference and
consists of all the current apartment structures and buildings on the Real
Estate.
13.16. Existing Apartment Accessory Uses: The Existing Apartment Accessory
Uses are depicted on Exhibit "B" which is attached hereto and
incorporated herein by reference and include, but are not limited to, all
accessory buildings, structures and improvements relating to the Existing
Apartments, such as streets, parking areas, landscaping, lighting, signage,
garage structures, covered garage structures, trash enclosures and trash
structures, clubhouse, swimming pool, tennis courts, covered garage
structures, the apartment complex clubhouse and related structures, the
golf course, the golf course clubhouse, and all related golf course
improvements, structures and facilities.
13.17. Existing Development. The Existing Development consists of the
Existing Apartments, Existing Apartment Accessory Uses, and all other
improvements currently existing on the Real Estate.
13.18. LivelWork Dwelling: A type of Attached Dwelling in which the uses
permitted in the Office Uses, Educational Uses, Retail & Service Uses and
Cultura1/Entertainment Uses that are set forth in the Schedule of Permitted
Uses that is attached to the Gramercy Ordinance as Exhibit "D" are
permitted in the LivelWork Dwelling. Both residential and non-residential
uses shall be permitted in a LiveIWork Dwelling.
13.19. Mixed Use: The combination of any of the Permitted Uses as set forth in
the Schedule of Permitted Uses attached as Exhibit "D" to the Gramercy
Ordinance within a single building of two or more stories.
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Gramercy PUD Ver2 3-13-06
13.20. Open Space: A land surface within the Development intended to enhance
the use and enjoyment of residents of the Development, and where
designated, the community at large. Grass and landscaped areas,
hardscape materials, paths and sidewalks may be included in any area
calculations of open space so long as they are associated with landscaping,
planting areas, or trees for shade.
13.21. Parking Lot, Commercial: Any area of land used or intended for off-street
surface or enclosed multi-level parking and operated for remuneration.
13.22. Parking Lot, Private: Any area of land used or intended for off-street
surface or enclosed multi-level parking, and privately owned.
13.23. Real Estate: The Real Estate shall mean and refer to all of the Real Estate
described in Exhibit "A".
13.24. Secondary Plat: A specific plan for the development of the Real Estate, a
portion of the Real Estate or a Section of the Real Estate that is submitted
for approval showing proposed facilities, buildings, and structures. This
plan review includes general landscaping, parking, drainage, erosion
control, signage, lighting, screening and building information for the site.
13.25. Section: A specific area or parcel of the Real Estate that is submitted for
architectural design, lighting, landscaping, and signage development
approval (the "ADLS Approval") and development plan/primary plat
approval (the "DP Approval").
13.26. Story and/or Stories. That part of any Building comprised between the
level 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
beams. A basement, although wholly or partially habitable, is not a story
unless more than fifty percent (50%) of the basement elevation is above
grade at the build-to line.
13.27. Townhome: See TOWNHOUSE.
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Gramercy PUD Ver2 3-13-06
PASSED by the Common Council of the City of Carmel, Indiana this _ day
of , 2006, by a vote of ayes and nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer Richard L. Sharp, President of Common Council
Ronald E. Carter Brian D. Mayo
Fredrick J. Glaser Mark Rattermann
Joseph C. Griffiths Kevin Kirby
ATTEST:
Diana L. Cordray, IAMC, Clerk Treasurer
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Gramercy PUD Ver2 3-13-06
Presented by me to the Mayor of the City of Carmel, Indiana the
, 2006, at 0' clock
day of
_.M.
Diana L. Cordray, IAMC, Clerk
Treasurer
Approved by me, Mayor of the City of Carmel, Indiana, this
, 2006, at 0' clock _.M.
day of
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk Treasurer
This Instrument prepared by: David E. Leazenby and Sara Nasuti
Buckingham Properties, Inc.
333 N. Pennsylvania St., IOthFloor
Indianapolis, IN 46204
This Instrument reviewed by: James E. Shinaver
NELSON & FRANKENBERGER
3105 East 98th Street, Suite 170
Indianapolis, IN 46280
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Exhibit "A" - Legal Description
Page 1 of2
Page 2 of 2
Exhibit "B" - Existing Conditions and Structures
EXHIBIT "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/Retirement/Convalescent Facility
Private Swimming Pool, etc
Apartments
LivelW ork Unit
Townhouses
Condominiums
Office Uses
Clinical or Medical Health Center
Research Laboratory/Facility
General Offices
Professional Offices
Training Facility
Institutional Uses
Church/femple/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
Kindergarten/Preschool
School of General Elementary or Secondary
Education
Retail & Service Uses
General Retail Sales
LumberlBuilding Materials Sales (enclosed)
General Service
Automobile Service Station
AutomobilelBoat Sales
Automobileffruck Repair (indoor)
Cafe
Delicatessen
Coffee Shop
Commercial Kennel
Dry Cleaning Establishment (wi 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 (ATM)
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 EstablishmentsRestaurant, without drive-tbru food sales
Restaurant, with walk-up/drive-thru food
sales
Meeting or Party Hall
Museum
Stadium or Coliseum
Tavern/Night Club
Industrial Uses
Light Industrial
Storage and/or Warehousing, Indoor
Storage and/or Sale of Petroleum Products
PrintinglPublishing 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
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
Radiorrelevision Transmission Antenna
Radiorrelevision Transmission Tower
Tower
Wireless Telecommunications Service
Tower
2of2
Black = Permitted and/or Acressory Use
Red = Prohibited and/or Excluded Use
Green = Special Exc.eption Use only
Blue = Special Use only
Residential Uses R-4 R-2 R-1 B-8 SR 431
Building Height 35' 35' 3S' SO'
Density high low low
Residential Uses R-4 R-2 R-1 B-8 SR 431
Single Family Dwelling P P P
Two Family Dwelling P
f4f>'-t , Multiple Family Dwelling SU
Accessory Dwelling
... Q IinJio "Attached Dwelling
,~.k5Lo:....~....l
Home Occupation A A A
Bed & Breakfast Inn
Model Home P P P
Guest House A A A
Bona Fide Servants Quarters A A A
Boarding or Lodging House SU
Nursing/Retirement/Convalescent Facility SU P
Private Swimming Pool, etc. A A A
Office Uses
Clinic or Medical Health Center SU SU SU SU
Research Laboratory I Facility
General Offices P
Professional Office P
Training Facility
Institutional Uses
ChurchlTemple/Place of Worship SU SU SU SU
~""'rf:'a....!
....s:.:,.~:~/ S::;t::,
~:n~ c::-:
Retrd~il;Lat.ivll r 6cititJ
Pflyi;le&Il0ea<.:;;ct;c;-;s: Tt:::repy
Library
Post Office
Public Service Facility
Educational Uses
-S"louul, T.",Jc:: o. Bu"i""""
Gellege-a-r-Br~1
Day Nursery/Day Care
l<i"J", Yd. te"lP, "*'-ct1'Ot1l-
SChool of ..con. Ele, '*' Second3ry Edbl,'
Retail & Service Uses
General Retail Sales
L-ur.ib~r/8:Ji;j:~g rv~c~::;-:~~J Sol:=:3 (~;";~:;)J:;:) ~
General Service
~Autemebile Service Station-.
A'..:t:~::::~:,/~:Et~ 08::3
--~tem8b:!::r':~_
Cafe
Delicatessen
Coffee Shop
~:~"';'"::.::-:;c: I<:.:;,,;;"'.:~-
Bry-eleaning"E5teblishment{wloll'sit~antr
Dry Cleaning Establishment (w%n-site plant)
~~:!::.'R:;:c;~ U;-;~:.\:.;) -
Financial Institution
SU SU SU SU
P
P P P P
SU
SU
SU SU SU
SU SU SU
P
E
P
P
E
P
P
E
E
E
p
Residential Uses
Automated Teller Machine (ATM)
FLtl,er.!llllomc/MortuQrytGrcmotorj
RO::id:ici: 8::ilc: Stcr.:.
S-elFService Laundry -
Veterinary: lospital-witlrc-ommetcial kCfine1-
-Vat€l'i.~,A;pits-l-wjtftetlk:::-:rr:::r:;!:l: 1(;::1:1(.1.
Wholesale Sales
Cultural/ Entertainment Uses
Art Gallery
Art & Music Center
Gan.ivals, rail:', Ci,l.-u",,,,,, ~ll.-. .
-+!ffiel--
Hctc~ ~;u:: Gei-,,;(,(;;/
.lndOOF-+heater-
OlitdGo~ Tneeter-'
GateFing-EstablisAment.
Restaurant, without drive-thru food sales
Restaurant. with walk-up/Elfive-thru-food-sales-
Meeting-or-Party.Hall-
--Mtr::.~m~
Sta4tll~H3r Cclic::..:;-n
l'avernINight-e,
Industrial Uses
I :;h: !~c:';::~6i--
:::;tvIO~c; C:a1i~/01 '\r.~ClIt,;:;tVU~~Jt~. ~i IOUUf
Stc:'"c;: :~ SG:,:"":''' r'\_+.....t-.~-?!"oduct:.
l::ght r,~8fiufaettiftrrg.
p..riotinalO"nliihing Eg,.,h!j~
Agricultural Uses
CommerciQ: 8. CC ~1~'Ci.ffl€-.
-ria.it Nur"'Sz--fY~
Recreational
B-ommercial-Reereat~
Commercial Recre3tiQn31 Facility, Outdoor
Gommur.ity C::1t:r
Country Club SU
Golf Course SU
Private Club or Lodge
Private Recreational Facility
Park. Public P
-5hooting--6aI1ery
Miscellaneous
Artificial Lake or Pond (non-platted) SU
-----GBmelefy--SU
Commercial Parking Lot
Temporary Uses
Model Home P
Transportation & Communication Uses
Antef:-mt4- SU
;:Collocated Antenna P
FtatiiuantltorT de v i::.iull S,uuiu-
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MIXED.USE or Mlxad Land UI" (RetaP. Commarclll. 0IIIce. Bullcllnll8 oriented Ie Maldmum 01 Six (8) P8IkIng In Ra. of MInImum ISO' C_ U88b1a. pubDc Roadway 8CC888 ID
Raeldentlal) with pedealrlan-frlendly urban fonnl. Itreet .dges Cl8811ng 8tarIas (80 Feel) on Buildings Iand8capel noleeI1Ight open lpaces auch .. K8yaIDlIa end 8ff'
TRANSIT CENTER awslkable 1OUIhe88l14 of lite Paltdng G8ragea buller when adj8canl plazea or cowtyarda. 8Ir8eI
p.cIel1rlan MaxImum of Four (4) Underground Partdng ID exlatIng raaldentlel ~ID Clty'1 InI8rlor IGIIdwIYl
.nvlronment SIDrte8 (50 Feel) on u.... Open Space oonneclad to
remelnlng llI'88 IIulferIng lhouk:t GuJdeIlne8 edjaoent U888
acoomm0d8t8 PadeIItrlan
pedealrfan..8I auch connectiolll via
.. petI\wayI. petI\wayIllI\d IraIIB
NEIGHBORHOOD Nelghborhood-eC8lad commercial..... luch OS Builclings orIenllld to Maximum of Thre. Paltdng In Ra. 01 MInImum ISO' C_ U88b1.. pubDc Int8rior roedw8ye
profesllon.' ofIIcel and epaela!1y retall1n (I.a or racing Itraet edgaa (3) SIorIaa (40 Feel) Bulldlnga landacepal nDlaalllght open lpaces auch 88 conneclad to
COMMERCIAL jeweler) creating 8 walk8ble 1n8l8ll Shared Palklng wllIl buller when adj8canl plazea or cowtyarda. edjaoent U888.
pedealrian alher land .... ID exlatIng I8IIdentlaf ~IDClty'a PadeIItrlan
In MIxed.UBa .real, buildings with .GtIVe flrllt 1I00ra environment U888. Open Space oonn8Cllon8 via
(retaI~ omce) under omca Ind ....id.ml.l...ra. BuIl8fIng lhould Gutdellnes peIhwaya IlI\d 1raII8
acoommodate
pedealrfan U88I auch
II peIhwaya
MEDIUM DENSITY Medium Danlity R..ldenllal uee. ouch.. .mall.....t RGllldllltial unlll MaxImum of Three AccordIng ID ClIy of MInImum ISO' CII8l8 amanlllea for Ped88lrIan
lingle family delached unll8. dupMx unlla. or oriented to pubPc (3) SIDrte8 (40 Feel) Cannel Stendanla for Iand8a8pe/ noIaeI1Ight I8lIdent8 with pocket oonnecllona via
RESIDENTIAL attached tGWllhouo. unIla. 1tra41B or clU8lered Inlll'88 Re8IdanlIaI PerlcIng buller when 8djacanI partee, welIandB.nd peIhwaya end 1raII8
around courtyard or On-Btreat Pertdng ID exlatIng realdentlel opaIIllI'88I I..ogIcaIlnI8rlor
opar .pace arell. anooUl8g8d UIlll8. Adh_lIl Clty'a roadway ayatam
Butlattng lhouId Open Space ConaoIld8led
acccmmodate GuIdelfna8 entry/exll onto major
pedeaIrfan UI8I auch roadway 8yaf8m8
II peIhwaya (UmIIed Individual
curb cut drtveW8ya)
CIVIC I Clvtc Uses such as a community center, church. Oriented and Maximum 01 ThI8e Shared Parking wllIl MInImum ISO' UtIIlza IIta8 whlch Padaatrlen
Ichool, natura CIlIter whloh take edv.nteg. of irnagralad with (3) SIorIaa (40 Feel) MIxed lJoa llI'88 IandeclIp8/ nofuIIIght mJnImIz8 woodI8nd oonneclIona via
CONSERVATION proximity Ie propoaad loraatfporll 81'81I .. ....11 81 adj.cent Mlxad-Uaa In_ ParkIng for pubIJc buller when 8djaoanl removal peIhwaya and 1raII8
conn.ctlon to th. Monon T18I1. Oavelopmonl Pattem _1Il the Monen ID exl8llng I88fd8n118I Adh8I8IIC8 tll City'.
TI8U end proposed _. Open Space
FOI1IIIl Praaarva I Butlattng 8hould GuIdelfna8
p8JI( Area accornmocl8l8
pedealrfan USes luch
.. peIhwaya
RESIOENTliAL IIIaInI8l18nc. end Improvo'""nt 01 alngle family realdantlalland uael. GIn.... 1800mmendatlonl:
CONSERVATION InalalleldlW.lka and bua atop .ra.. on major neighborhood _
Promol8 home malnt.n.nce .nd ow_.hlp through nalghborhood organll8llona end ood8 enIon:eIMnf.
Promote addlllonal fraa growth and planting.
TRANSITIONAL
The Deportment raaognl.allhat the prIval8 .....1.1Ii8Ie market might dIaIre the radevaIopment 01-"" 8lngIeofemlly Iole In thew..... WhIle mlllnlalnlng and
Improving the .x1at1ng r.a1dentlll communlty.s ancouraged, conald.ratIon wUl be given to:
. Privata m.rk8l....mbly of conllguoua land for redevelopment, edjecent to 8 changing land 1188 III8lI on Wll8tIleId Blvd. or 8ff' 8trI8t, w111ch toIId 8
minimum 01 5 groaa .erel.
Should thla 0___. the Department would bag/n 8 .pocIaI ..view oIlhe land _milly, worlllllg to IIftdaNt8ncI dewIopmanl form. _aa and JI8I1dnll, and open
spaca "sues.
Ulbanm\xedoU8e
delllltl88 oiFloor
Area Rallo of 411l 8
UlIl8n m\xedoU8e
delllltl88 of F\oor
Area Rallo 013 10 4
R88ldantial dalllltl88
of 8 -14 unIt8 per
8CI8
InaIllulIonal88lllng
with front Iawna end
naturIIl 8lIIIlronment
KEYSTONE AVENUE
(US 421)
Implement propoeed l........ctIon Improvlllll8nlllt 8IIh/Key8toM.
Improve KeptDne roedway Ind redeIIgn drIv8 .... to allow e allp8l'8tlon of thru and Ioc8I
trIII'IID DOming to and fnIm _ IntaNeDllon.
Recommend tI1lIt 18th 8treeI tannInaIe lit KaylItone allowing on4t. right hand turn aouth.
Recommend tI1lIt future dIaIgna for the IntoneatIon at 81th 81nIlIt IRow far 11ft end right
hand tllmI heeding north and eouth.
961h STREET
ReODmmendtl1llt 88th 8treeI betwlen Keyato/I8 and WeattIeId be"'gned II I twcHlIIe
strellt with Dinlei' median turn 1_ Thll dIIaIgn must allflly __odate blllllnd
plMleatrlIn tnIflIo.
Recommend the.algn of I tndlIo clrcIe It the IntBraedon of HllYenltlck Ind 88th.
Recommend that HawratJok I8l1111ln._ I_I.
RecOmmend the .lmprOwment of the WHtllald 8rJdge over f.48J to ICODIIIIIIOCIIfe 8ddltlonll
trIII'IIo.
Alii 1""'" atrlllllgy, 180Dmmand the ooIIIborItIon with IndlllllpOlla to 1\1IPI'OY8 Real 8treeI
IntarIectlon Ind IVltIm.
961h STREET 150 FT.
RIGHT OF WAY
RecOmllltnd tI1lIt the 11Mlot right of wey IIOI'lIl Of /o4U end weet or W........ 8Jvd not be
vaOlltld. Should future deVIIoJlllllnt beyond the 1~ horizon or thla pI8n occur, thll
con1dor might provIda IIIlIIlIId rOlldwly rlght or way
99th STREET
Remain two line nalghbortlood lItI8It with Iralflc CIlImlng features.
Remain two 1In. naIghbortlood lItI8It
R_mmend lItI8It aId_lIlIlln nalghbol'hood _
.... 81nI8t RIght of Way, I80Dmmanded for pecIIlItrtan pathway
Remain two .... realdentlll atreat
ReODmmand lItI8It 8Idewalllllln neighborhood_II wfIh appnlpltste Ilghllng and lIIglllll8
New Internal8treete should hlIVIllogIcIIllOIdway ODnIlguretlon, flDllltallng connllCllvlty
and .... or ua..
AIl_ atreete should ._mmodate pecleatrlen, bike .nd lutomob" traffic In It8 ov.....1
d..Jgn.
OIlo8tr8lt IllII'klng .. lIllClOUI'IIged.
Gramercy Development Standards Ver2 3-13~06 Page 1 of 25
Introduction
i. Overview
The standards contained in this document are intended to provide a masterplan framework for the
redevelopment over time of the District into a new urban neighborhood that is built upon
traditional neighborhood planning principles. This new neighborhood will be called "Gramercy."
The new Gramercy community is designed to emerge over time on the site of the current Mohawk
Hills Apartments. Located on 116 acres along Keystone Avenue, the property was originally
constrUcted in the early 1970s as townhome apartments. Today the property is best represented as a
moderately priced rental housing option with fewer amenities than the many other luxury
apartments in Carmel. In addition, the property has deteriorating buildings and a confusing
network of streets and building orientations. In the summer of 2004, locally-owned Buckingham
Companies acquired the property which had suffered from years of disinvestment by its out-of-state
owner. To stabilize the property, Buckingham invested in new landscaping, renovated the
clubhouse, and repaired various overdue maintenance items. However, due to the property's age
and condition, Mohawk Hills will need to be redeveloped over time.
The Design and Development Standards and Conceptual Plan contained herein take into
consideration the site's unique position as an infilllocation within the central core area of Carmel.
Bordered by Keystone Avenue to the east, 126th Street to the north, Auman Drive to the west, and
approximately E. Carmel Drive to the south, the property is located within Carmel's Central
Business District 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
directlyayail<lble,
But not adequate to accommodate the volume anricipated witham major improvement. It will be
important to have these traffic issues addressed before constmcrion begins.
(4) access to the si~e is \'ia regional serving roadways ami does not pass through low-intensity
residenrial areas,
\X1ith the roads projected to open ODto Auman Drive East, it Dot only passes through a low-
intensity residential area, but one that this traffic will pose a safety issue. There are no sidewalks,
not uncommon in some of Carmel's 50-yenr-old housing additions. This neighborhood will be
greatly impacted by just the traffic alone. A proactive approach from the city will be necessary to
insure the safety of this neighborhood.
We have a quiet, walking neighborhood comprised mainly of elderly (retired, widowed, etc) ,
young/active families in starter homes and a few or us in-between who have found that this
neighborhood suites their needs. We need to preserve our ability to freely walk through our
neighborhoods without fear (especially in winter/wet conditions). Our children need to be safe at
their bus stops. Sidewalks need to be put in by someone (we are not asking for a change in
zoning or more traffic or access to this project) and what ever measures need to be taken to
insure our safety. The city has published below in the comprehensive plan a Capital
Improvement Plan (referred to in the first bullet) used to fund infrastructure maintenance and
replacement in existing neighborhoods..... Bullet three ...the city should evaluate alternative
financing techniques through which new development would pay its fair share of impact on
infrastructure....... Please see below.
Growth Management
Encourage proactive infrastructure planning and enhance east-west access.
. The City shall adopt a five year Capital Improvement Plan (CIP) to fund
infrastructure maintenance and replacement in existing neighborhoods. as
well as new facilities in growth areas.
. Similar steps should be encouraged for the development of five year CIP
programs in the unincorporated portions of Clay Township.
· The City should evaluate alternative financing techniques through which
new development would pay its fair share of impact on infrastructure.
. The Cityffownship Plan Commission should consider updating its
development codes to reflect new development control techniques.
. Update the community's standard for drainage and stormwater
manat!ement
· Planning for non-vehicular travel (walks. bike routes. and trails) should
continue to be encouraged in order to reduce horne/convenience oriented
automotive trips.
. In its evaluation of future road classifications/improvements along u.s.
31 and 431, East-West access must be improved for auto as well as
pedestrian traffic to avoid the Township being divided into three separate
areas.
1.6.6
High-intensity residential areas should generally not occur directly adjacent to
low or very low-intensity residential areas.
.5- 1 0
(5) The 4 exits requested by the city. No exits into this neighborhood preserves the safety of our
residents. We have had no need for sidewalks or updated storm drains until this proposal. We
can walk freely, ride bikes, take the pets out for a walk, etc. The Carmel track team and
other runners use this neighbortlood for ifs 9/10 mile and the safety this neighbortlood
provides. People from other neighbortloods come to ours to walk and walk their dogs. There is
no way we can safely walk or play in this area without a way to get out of the way of the traffic.
(as I'm typing a mother just walked by with a baby in the stroller) Buckingham can build to the
maximum capacity under their current 3 parcels at r-2 and 1 parcel at r-4 and there would never
need to be an opening on our side. We would remain the same. We know that this is not
reasonable on our part. There is a compromise to be had but lets not do it at the expense of this
neighborhood. Off set the roads that come out onto our neighborhood so that they do not line up
with any major NS or EW roads in the project or onto Keystone. Make them 15 mph with speed
bumps from the main roads all the way over on our side. The residents there will appreciate
keeping the traffic out of their neighborhood as well. Do not widen the roads to allow them to
move too freely through here. Keep Shoshone intact and Auman East residents property intact.
See Item (1) for info pertaining to sidewalks.
(6) Street widening. We have our own Norman Rockwell entrance to our neighborhood off of
Shoshone. Widening the street would remove the "canopy" that gives charm to this
neighborhood. Widening the streets would encourage traffic not discourage it Every effort to
have in place (before it is an issue) exits onto Carmel Drive and Keystone and the traffic issues
on 126th in place before construction is underway. The Neighborhoods on both the north and
south side of 126th will feel a great deal of impact from this project
(5} iti&-R@af-to aeighborheea OOlhtll~u..icd \;CutCll>, paM aad pb'YBl"01IU~, schools, biGyee and.
pedM:tri~n tn:Iils, and Dalke, fire and publk sakty.
--iii. Videa and I!l~lIl
Gramercy Development Standards Ver2 3-13-06 Page 5 of 25
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, stone, or stamped concrete and may include features
such as trees, planters, benches, lighting, and trash receptacles. Cafe furniture, public art,
fountains, kiosks, and special decorative features shall be permitted in appropriate locations.
Gramercy shall have at least one plaza, generally located near the center of the Site. This central
plaza shall be designed to serve as a center of community interaction. Buildings surrounding the
plaza should be of high architectural quality, and shall be of a consistent architectural character. A
dock tower. which is railer than the surrounding roof lines. shall he locared on a building on the
southern side of the plaza.
Tallest buildings in the center.
Retail and commercial uses, including outdoor cafes and outdoor displays of merchandise, shall be
permitted and encouraged on the ground floors of buildings surrounding the plaza in order to
encourage pedestrian activity.
Streets leading into the central plaza shall be raised at the plaza edge so that the streets are at the
same level as the sidewalks within the plaza, thus encouraging pedestrians to use the entirety of the
space. A surface material which is different from that used on the surrounding streets, such as
stamped concrete or brick shall be used on the streets within the plaza and shall be designed to
coordinate with the plaza architecture and hardscape materials.
Gramercy Development Standards Ver2 3-13-06 Page 11 of 25
1.8 Streets
No street exiting onto Auman East sban line up directly with any major North/South or East
West Road inside the Gramercy project. All Roads shall have only 15mph speed limit and
speed bumps. We prefer the use of these roads to be discoumged.
Streets are the primary public spaces of Gramercy and as such are an integral part of the design
vision and intent. All streets and sidewalks in Gramercy shall be designed with the primary purpose
of pedestrian use and experience. Automobiles, while accommodated, shall be secondary to
pedestrians in the street design of Gramercy. All streets and buildings should be designed to
encourage people to use these public spaces and thereby support community interaction.
1.8.1. 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
pedestrian/bicycle circulation as appropriate to the character and use of the area. Sidewalks should
be widest in retail areas, in front of restaurants/cafes, and next to plazas. Sidewalks shall have a
minimum clear passage width of five feet. In general, wider streets require taller buildings to
maintain proper scale and proportion.
. One-way streets, alleys, and private streets shall be permitted. Cul-de-sacs shall be
prohibited, unless designed as a court, square, or hammerhead court with a central green
space or plaza area. The minimum radius of such a court shall be 15 feet.
· All public streets shall accommodate on-street parking, including parallel parking.
. Minimum rights-of-way for two-way streets shall be 30 feet. Minimum rights-of~way for
one~way streets shall be 25 feet.
· The minimum lane width shall be 10 feet.
. Internal intersections shall be separated by a minimum of 50 feet.
Gramercy Development Standards Ver2 3-13-06 Page 21 of25
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 1 "-in-12" or less) hidden behind parapet walls.
However, some sloped roofs, including gable, hipped, and shed roofs are also acceptable if sloped
between 4"-in-12" and 12"-in-12". Mansard, gambrel, and domed roofs shall adhere to traditional
forms and proportions. False roofs are generally inappropriate and should only be used in limited
situations. In general, architectural solutions shall be used to best conceal mechanical equipment,
particularly in rooftop applications.
. Sloped roof heights from eaw to pC<'lk sh<'lll not exceed thl' height from grClde to eClW (rill' roof
shClll not he taller than the huilding wall supporting the root).
.. 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-
fading and high-intensity colors, multicolored and bright metal finishes are inappropriate on
visible rooftops. However, colors should be considered in the context of the effect of heat
absorption, especially on flat roofs.
2.5.4. Mechanical Equipment and Appurtenances
. The form of the roof or cornice shall hide mechanical equipment and roof penetrations, stich as
plumbing stacks and vents, from view from streets and sidewalks.
. Downspouts can be used where appropriate for the architectural design of the building.
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