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Draft: 4/10/2007
Revised: 4/13/2007
5/912007
5/17/2007
5/18/2007
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REALTY CORPORATION
ORDINANCE
-07-Z
116TH STREET CROSSING
PLANNED UNIT DEVELOPMENT DISTRICT
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BOSE
McKINNEY
& EVANS LLP
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ATTORNEYS AT LAW
NELSON & FRANKENBERGER
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Prepared by:
Steven 8, Granner. AICP
Zoning Consultant
Bose McKinney & Evans LLP
301 Pennsylvania Parkway, Suite 300
Indianapolis, IN 46280
317-684-5300
857375_5
Submitted by:
Charles D, Frankenberger, Esq,
Nelson & Frankenberger
3105 East 98th Street
Suite 170
Indianapolis. IN 46280
317-844-0106
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TABLE OF CONTENTS
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CHAPTER 1.0 APPLICABILITY OF ORDINANCE. ....................................................1
Section 1.1 Zone Map Change. ...................................................... ........,.............1
Section 1.2 Governing Provisions. ....... .... .............................................................1
Section 1.3 Controlling Document......................................................................... 1
CHAPTER 2.0 CONCEPTUAL DEVELPOMENT PLAN. ............................................2
S ectio n 2.1 The District. .. .. .. . .. .. .. .. .. .... .. .. . .. .... .... . .. .. .. ... .. ... .. .. .. .. .. .. . .. .... .. . .. .. . ... .. .... . 2
Section 2.2 Area A - Permitted Uses....................................................................2
Section 2.3 Area B - Permitted Uses....................................................................4
Section 2.4 Area C - Permitted Uses ...................................................................5
Section 2.5 Area D - Permitted Uses. ..................................................................6
CHAPTER 3.0 DEVELOPMENT STANDARDS.......................................................... 8
Section 3.1 Development Standards - Commercial Buildings. .............................8
Section 3.2 Development Standards - Detached Dwellings and Attached
Residential Buildings........................ ........ ............ ........... ....................9
Section 3.3 Maximum U nit Limitations. ............................................................... 11
CHAPTER 4.0 ARCHITECTURAL DESIGN REQUIREMENTS. ..............................11
Section 4.1 Architectural Design Requirements - Office Buildings. ....................11
Section 4.2 Architectural Design Requirements - Retail Buildings. ....................11
Section 4.3 Architectural Design Requirements - Hotel Building. .......................13
Section 4.4 Architectural Design Requirements - Detached Dwellings and
Attached Dwelli ng Bu ild ings. ............................:................................ 14
Section 4.41 Architectural Design Requirements - Detached Dwellings. .............14
Section 4.42 Architectural Design Requirements - Attached Dwelling
B u i I di n g s. .......................................................................................... 1 6
Section 4.5 Architectural Design Requirements - Parking Plazas. ..... ............... .17
CHAPTER 5.0 LANDSCAPING REQUIREMENTS. .................................................18
Seetio n 5.1 Landsca pe Plan s.. .... .... .... .. .. .. .. ... .... . .... .. .... .. .. .... . .... ......... .. .... . .... . . ... 18
Section 5.2 Greenbelts............... ........... ..... .................. ......... ........... .............. ....18
Section 5.3 Perimeter Planting Strips. ................................................................18
Section 5.4 Building Based Planting Strips. ........................................................19
Section 5.5 Parking Lot Landscaping.................................................................. 19
Section 5.6 Total Landscaping Required. .......... .................................................. 20
Section 5.7 Landscaping Standards. ..................................................................20
Section 5.8 Landscaping Installation and Maintenance ......................................21
CHAPTER 6.0 PARKING REQUI REMENTS. ........................... _............................... 22
S e cti 0 n 6. 1 Des i g n. ............................................................................................. 22
Section 6.2 Pedestrian Access. ..... .................................... .......... ............... ........22
Section 6.3 Minimum Required Spaces. .............................................................22
Section 6.4 Handicapped Parking....................................................................... 22
CHAPTER 7.0 LIGHTING REQUIREMENTS. .......................................................... 23
Section 7.1 Lighting Plan. .. .... .... .... .... ... ..... ...... ..... ..... ............... .... ........ .... ...... ... .23
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Sect ion 7.2 Desig n. ....... . . .. ....... .... ... .. . . . . .. .. . . . . . . . ... .... .... ... . . . . . . . . . . . . .. .. .... .... .... .... ... . 23
Sect ion 7.3 Heig ht. . .. . . . .. .. .. ....... .... . .. . .. . . . . . .. . . . ... . ... .... .... ... . .. . . .. . .. .. .. .. .... .... . . . . ... . . . . . 23
Section 7.4 Fixtu res. .......................................................................................... 23
CHAPTER 8.0 SIGN REQUIREMENTS. .................................................................. 23
Section 8.1 Upper level Signs...........................................................................23
Section 8.2 lower level Signs. ..........................................................................24
Section 8.3 The District Identification and Real Estate (leasing) Signs.............25
Section 8.4 Other Provisions.. ... ... .... .... .... ........ .... .... ....... ..... ................... .... .... ...25
CHAPTER 9.0 OTHER REQUiREMENTS................................. ...............................25
Section 9.1 Outside Storage of Refuse. ............................................................. 25
Section 9.2 loading Berths. ................................. .... ....................... .... ............... 25
Section 9.3 Mechanical Equipment.............................. ......................................26
CHAPTER 1 0.0 APPROVAL PROCESS. .................................................................. 26
Section 10.1 Approval of ADlS............................................................................ 26
Section 10.2 Approval or Denial of Plats, Conceptual Development Plans
and Final Development Plans. .........................................................26
Section 10.3 Approval of Uses. ........................... ...................... ................. ..........27
Section 10.4 Modification of Development Requirements....................................28
CHAPTER 11.0 DEFINITIONS AND VIOLATIONS. ..................................................28
Section 11.1 Construction of language; Definitions. ...........................................28
Section 11.2 Violations of Ordinance. ..................................................................37
Exhibit 1
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
Exhibit 8
TABLE OF EXHIBITS
legal Description
Conceptual Development Plan (COP)
Character Illustrations of Office Buildings
Character Illustrations of Parking Plazas
Character Illustrations of Retail Buildings
Character Illustrations of a Hotel Building
Character Illustrations of Residential Buildings
Character Illustrations of Greenbelts
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Ordinance _-07-Z
AN ORDINANCE ESTABLISHING THE
116TH STREET CROSSING
Planned Unit Development District
WHEREAS, Section 31.6.4 of the Carmel Zoning Ordinance Z-289 (the "Carmel
Zoning Ordinance") provides for the establishment of a Planned Unit Development
District in accordance with the requirements of IC ~36-7-4-1500 et seq.; and
WHEREAS, the Carmel Plan Commission (the "Commission") has given a
favorable recommendation to this ordinance as set forth herein (the "Ordinance") which
establishes the 116th Street Crossing Planned Unit Development District (the "District").
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana (the "Council"), that (i) pursuant to IC ~36-7-4-1500 et seq., it adopts
this Ordinance, as an amendment to the Carmel Zoning Ordinance and it shall be in full
force and effect from and after its passage, (ii) all prior ordinances or parts thereof
inconsistent with any provision of this Ordinance are hereby made inapplicable to the
use and development of the Real Estate, and (iii) this Ordinance shall be in full force
and effect from and after its passage and signing by the Mayor.
CHAPTER 1.0 APPLICABILITY OF ORDINANCE.
Section 1.1 Zone Map Change. The Official Zoning Map of the City of Carmel and
Clay Township, a part of the Carmel Zoning Ordinance, is hereby changed to designate
the land described in Exhibit 1 (the "Real Estate") as a Planned Unit Development
District to be known as 116th Street Crossing.
Section 1.2 Governin~ Provisions. Development in the District shall be governed
entirely by (i) the provisions of this Ordinance and (ii) those provisions of the Carmel
Zoning Ordinance specifically referenced in this Ordinance. When there is reference to
the Carmel Zoning Ordinance in this Ordinance, then only the provisions of the Carmel
Zoning Ordinance so referenced, as are in effect under the Carmel Zoning Ordinance in
effect on the date of enactment of this Ordinance, shall be applicable to the District.
Development of the Real Estate shall not be governed, in whole or in part, by any
eXisting or future overlay district regulations that may include any part of the Real
Estate.
Section 1.3 ControllinQ Document. In the event of a conflict between this Ordinance
and the Carmel Zoning Ordinance (including the Sign Ordinance), the provisions of this
Ordinance shall apply.
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CHAPTER 2.0 CONCEPTUAL DEVELPOMENT PLAN.
Section 2.1 The District. The District shall be developed as generally depicted on
the Conceptual Development Plan (the "COP") as shown on Exhibit 2. The Conceptual
Development Plan designates four Areas of development. The size of these four Areas
may increase or decrease a maximum of twenty percent (20%) during the Final
Development Plan (the "FOP") approval process.
A. Area A will be primarily a retail development and may also include Offices,
Attached Dwellings within an Office Building, Hotel, Attached Dwellings
within a Hotel Building, Loft or Parking Plaza components.
B. Area B will be primarily an Office development and may also include,
.j Attached Dwellings within an Office Building, Hotel, Attached Dwellings
~~ .r-~ within a Hotel Building., or Parking Plaza components.
~~~~ '.-:/1"'" C. "Area C will be primarily an Office Development and may also include
'if Detached Dwelling, Attached Dwelling or Parking Plaza components.
-~\ D. Area 0 will be primarily an Office development and may also include
""fJ.~.1 Attached Dwellings within an Office Building, Hotel, Attached Dwellings
\) within a Hotel Building, or Parking Plaza components.
E. Primary Uses in any Area may be integrated such that any combination of
permitted Uses may be located within an individual Building.
F. Retail Overlay - The Conceptual Development Plan identifies a "Retail
Overlay" which extends through Area B, Area C and Area 0, and which is
(i) two hundred (200) feet in width, by parallel lines, off of the west side of
Illinois Street and (ii) two hundred (200) feet in width, by parallel lines, off of
the east side of Illinois Street Within the Retail Overlay, all Retail Uses
specified in Section 2.2.A below are permitted primary Uses, along with
Lofts.
Section 2.2 Area A - Permitted Uses.
A. Permitted Primary Uses.
1. Retail - including but not limited to: apparel shop; art gallery; art and
music center; bakery; bookstore; business and electronic machines
and equipment sales; camera shop; candy or ice cream shop;
duplicating and blue print establishment; flower shop; gas station;
haberdashery; jewelry store; leather and luggage; millinery shop;
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B.
news dealer; office supply store; optician and optical supply;
orthopedic and medical appliance and supply sales; pharmacy;
photographic studio; printing shop; shoe repair shop; shoe store;
stationer; specialty grocery store, tailor and dressing shop; variety
store.
2.
General Service Establishments - including but not limited to:
barbershop; beauty shop; dry cleaning and laundry establishment;
health spa or fitness center.
Food Services - Cafeteria; Coffee Shop; Delicatessen; Restaurant. J.~'G1
Offices, any type. . I ~ _ . LPr7
"f':''' AA .,-n./fALf/ .rI vecA-~~ ~ v>vut-. (EYV'-V'"' :
Hotel. - "\ VVV~. VP::/I.' V"'l
3.
4.
5.
6.
Attached Dwellings within a Hotel Building.
7.
Lofts.
Permitted Accessory Uses and Structures. Accessory Uses and
Accessory Structures subordinate, appropriate and incidental to the
Permitted Primary Uses shall be permitted, including but not limited to
Parking Plazas, enclosed parking, surface parking, loading .areas, Trash
Enclosures, Automated Teller Machines (ATMs), and utilities.
1.
The following accessory retail and service commercial uses shall be
permitted within the Building(s) or within any connecting links between
the buildings:
a. Cafeteria; Coffee Shop; Deli; Restaurant
b. Gift Shops
c. Photocopying and Duplicating Services
2.
The following accessory supportive service uses shall be permitted
within the Buildings(s) or within any connecting links between the
Building(s):
a. Conference Center
b. Day Care Center
c. Fitness Center
3.
Accessory Uses, accessory retail, accessory service commercial,
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accessory supportive services, or accessory structures, if utilized,
shall have as their primary purpose the serving of the occupants or
employees of the Buildings.
4. A trail system shall be permitted that will serve the District and will
connect to a future trail or sidewalk system along Spring Mill Road,
which may include the installation of fitness stations, benches and
similar trail appurtenances. The trail system and any trail
appurtenances shall be developed in compliance with the City's
standards for multi-use trails.
5. Cell ToWers shall not be permitted. Communications equipment, as
required by the Building occupants, shall be permitted and shall be
screened with suitable walls or fencing and in general be
architecturally compatible with the Building(s) with which it is
associated.
Section 2.3 Area B - Permitted Uses.
A.
1.
2.
3.
4.
5.
B.
Permitted Primary Uses.
Offices, any type.
Hotel.
Attached Dwellings within an Office Building.
Attached Dwellings within a Hotel Building,
Retail Uses, specified in Section 2.2.A, in the Retail Overlay.
Permitted Accessory Uses and Structures. Accessory Uses and
structures, subordinate, appropriate and incidental to the above-permitted
primary uses, including but not limited to: Parking Plazas, enclosed
parking, surface parking, loading areas, Trash Enclosures, Automated
Teller Machines (ATMs), and utilities.
1. The following accessory retail and service commercial uses shall be
permitted within the BUilding(s) or within any connecting links between
the Buildings:
a. Cafeteria; Coffee Shop; Deli; Restaurant
b. Gift Shops
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c.
Photocopying and Duplicating Services
2.
The following accessory supportive service uses shall be permitted
within the Building{s) or within any connecting links between the
Building(s):
a. Conference Center
b. Day Care Center
c. Fitness Center
3.
Accessory Uses, accessory retail, accessory service commercial,
accessory supportive services, or accessory structures, if utilized,
shall have as their primary purpose serving the occupants or
employees of the Buildings.
4.
A trail system shall be permitted that will serve the District and will
connect to a future trail or sidewalk system along Spring Mill Road,
which may include the installatio.n of fitness stations, benches and
similar trail appurtenances. The trail system and any trail
appurtenances shall be developed in compliance with the City's
standards for multi-use trails.
5.
Cell towers shall not be permitted. Communications equipment, as
required by the building occupants, shall be permitted and shall be
screened with suitable walls or fencing and in general be
architecturally compatible with the building(s) with which it is
associated.
Section 2.4 Area C - Permitted Uses.
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A.
B.
Permitted Primary Uses.
1.
Offices, any type.
2.
Detached Dwellings."!
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Attached Dwellings. f\ J
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Attached Dwellings within an Office Building.
3.
4.
5.
Retail Uses, specified in Section 2.2.A, in the Retail Overlay.
Permitted Accessory Uses and Structures.
Accessory Uses and
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structures, subordinate, appropriate and incidental to the above-permitted
uses, including but not limited to: Parking Plazas, enclosed parking,
surface parking, loading areas, Trash Enclosures, Automated Teller
Machines (ATMs), porches, decks, awnings, canopies, patios and utilities.
1. The following accessory retail and service commercial uses shall be
permitted within the building(s) or within any connecting links between
the buildings:
a. Cafeteria; Coffee Shop; Deli
b. Photocopying and Duplicating Services
2. The following accessory supportive service uses shall be permitted
within the building(s) or within any connecting links between the
building(s):
a. Conference Center
b. Day Care Center
c. Fitness Center
3. Accessory Uses, accessory retail, accessory service commercial,
accessory supportive services, or accessory structures, if utilized,
shall have as their primary purpose serving the occupants or
employees of the Buildings.
4. A trail system shall be permitted that will serve the District and will
connect to a future trail or sidewalk system along Spring Mill Road,
which may include the installation of fitness stations, benches and
similar trail appurtenances. The trail system and any trail
appurtenances shall be developed in compliance with the City's
standards for multi-use trails.
5. Cell towers shall not be permitted. Communications equipment, as
required by the building occupants, shall be permitted and shall be
screened with suitable walls or fencing and in general be
architecturally compatible with the Building(s) with which it is
associated.
Section 2.5 Area D - Permitted Uses.
A. Permitted Primary Uses.
1. Offices, any type.
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B.
2.
Hotel.
3.
Attached Dwellings within an Office Building.
4.
Attached Dwellings within a Hotel Building
5.
Retail Uses, specified in Section 2.2.A, in the Retail Overlay.
Permitted Accessory Uses and Structures. Accessory Uses and
structures, subordinate, appropriate and incidental to the above-permitted
primary uses, including but not limited to: Parking Plazas, surface parking,
loading areas, Trash Enclosures, Automated Teller Machines (ATMs), and
utilities.
1.
The following accessory retail and service commercial uses shall be
permitted within the building(s), within any connecting links between
the buildings, or within a Parking Plaza:
a. Cafeteria; Coffee Shop; Deli.
b. Photocopying and Duplicating Services.
c. Vehicle Service Facility:
(i). It shall be located on the interior of a parking
plaza.
(ii). It shall be a service only to the occupants
of the Buildings located on the Real Estate.
(iii). It shall not be visible from the perimeter of the
Real Estate.
(iv). No sign identifying the facility that is viewable,
or intended to be viewable, from any public
right-of-way shall be permitted.
2.
The following accessory supportive service uses shall be permitted
within the Building(s) or within any connecting links between the
Building(s):
a. Conference Center
b. Day Care Center
c. Fitness Center
3.
Accessory Uses, accessory retail, accessory service commercial,
accessory supportive services, or accessory structures, if utilized,
shall have as their primary purpose serving the occupants or
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B. Maximum Building Heiqht.
U ~1. For all Buildings in Areas A, Band C, the maximum Building Height
_ ~j ~i /:kr> shall be the lesser of (i) ninety-two (92) feet plus an additional twenty-
UfI. '-' vI ""{(~' ~one (21) feet for a penthouse and/or mechanical or utilitarian roof top
I. r.Ale,..-UbVJtl' appurtenances or (ii) six (6) stories plus an additional twenty-one (21)
U'. VI.{);U '.1'1\. ~_'D:1J feet for a penthouse and/or mechanical or utilitarian roof top
pG./ ICj / ~ V ,. ~ r).i))1Vf'~ ) appurtenances.
- V'"", A vfYo1.
U'. n~' ~Il>A 2. For all Buildings in Area D, the maximum building height shall be the
V\ W lesser of (i) one hundred eighty (180) feet plus an additional twenty-
~ .,(\. one (21) feet for a penthouse and/or mechanical or utilitarian roof top
\ .'i)\J'" appurtenances or (ii) fourteen (14) stories plus an additional twenty-
U fiJVIj one (21) feet for a penthouse and/or mechanical or utilitarian roof top
appurtenances. V t; IM\AAJ pt.t,o ~(.bt,.Jl.v lAe..i, wr V!ljh Q
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c. MaXimum Pa~kinq Plaza Height. Any Parking Plaza located on the Real
Estate shall be limited to grade plus three (3) levels and shall not exceed a
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employees of the buildings.
4.
A trail system shall be permitted that will serve the District and will
connect to a future trail or sidewalk system along Spring Mill Road,
which may include the installation of fitness stations, benches and
similar trail appurtenances. The trail system and any trail
appurtenances shall be developed in compliance with the City's
standards for multi-use trails.
5.
Cell towers shall not be permitted. Communications equipment, as
required by the building occupants, shall be permitted and shall be
screened with suitable walls or fencing and in general be
architecturally compatible with the Building(s) with which it is
associated.
CHAPTER 3.0 DEVELOPMENT STANDARDS.
Section 3.1
A
Development Standards - Commercial Buildinqs.
Minimum Parcel Size. There is no minimum Parcel size; hC?wever, the
development of the Parcel must still conform to the Final Development
Plan (the "FOP") applicable to the Parcel, as approved or amended by the
Director, and all other applicable requirements contained in this Ordinance.
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G. Maximum Gross Floor Area. The total Gross Floor Area of all Buildings
U.1 11~ (A vW} located upon the Real Estate, divided by the total number of acres within
-l ' j weWv'f' the Real Estate, shall not exceed 28,000 square feet. <i.~ L, ,<_...J. IAHAn
vtk h ~ 0. L ~ ~ i Q "'t?1!i'!:t IIJ#U1 f1i'W ~ (U ~VICU' po. ..-. 7'"'
o 1)."tJ1"tA H. Minimum Gross Floor Area. wrAttJ,~~. ,~ Z5~bW t/>?
&t~1'\'1 1. Area A, Area B and Area D Minimums: 1,000 square feet for any
Building.
D.
E.
F.
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height of forty (40) feet.
Minimum Buildinq Heiqht. For all Buildings in Area A, Area B, Area C or
Area D of the Real Estate, the minimum Building height shall be fourteen
(14) feet, with a minimum of twelve (12) feet to the lowest eaves for a
Building with a gable, hip or gambrel roof.
Maximum Buildinq and Structure Coveraqe.
1.
Maximum Building and Structure Coverage shall not exceed sixty-five
percent (65%) of the Real Estate.
2.
Maximum Floor Area Ratio (F.A.R.) ot all Buildings within the Real
Estate shall be 0.70.
Minimum Buildinqand Parkinq Plaza Setbacks. The minimum Building
and Parking Plaza setbacks shall be as follows: (i) 0 feet from the
proposed right-ot-way of 116th Street; (ii) 20 feet from the proposed right-
of-way of Springmill Road; (iii) 20 feet from the proposed right-of-way ot
111 th Street; and, (iv) 0 feet from the proposed right-of-way of Illinois
Street.
2. Area C Minimum: 5,000 square feet for any Building
3. Permitted accessory structures need not meet the minimum gross
floor area requirement.
Section 3.2 Development Standards - Detached Dwellings and Attached
Residential Buildings.
A. Minimum Parcel Size. All Attached Dwelling Buildings shall have a
minimum parcel size of 9ne (1) acre. fot.aA.'" ~ ~ 11 i/1 wt+"AdtuJ. btJJ,~ '7
fA)/.A.AJt- fe (lfl ~t!jet:l dt4l",c 7
B. Minimum Parcel Width. All Attached Dwelling Buildings shall have a
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minimum parcel width of one hundred and fifty (150) feet.
C.
Maximum Buildinq Heiqht. All Detached Dwellings and Attached Dwelling
Buildings shall have a maximum Building height of forty (40) feet.
D.
Minimum Ground Floor Area.
1. Detached Sinole Family Dwelling:
a. One Story - eight hundred (800) square feet.
b. Two or More Stories - six hundred (600) square feet.
2. Attached Family Dwellinqs: Six hundred (600) square feet per
Dwelling unit.
E.
Maximum Lot or Parcel Coverage. Maximum lot coverage shall be fifty
percent (50%) of the Lot for Detached Dwellings and seventy-five percent
(75%) of the Parcel for all Attached Dwellings. . (
~. d& NJq1i'S - tt> -l~- 2P' 7f)
Minimum Buildinq Setbacks. fD~'" tJi,bvI rA. v...J . Jt. pJ.
/ t;fle'Mh Jee.f fer IJ. ~ ~.. ~ 0> '" Vft III VW '''/.
1. Minimum Front Yard: Twenty (20) feet, but in no case greater than t"l-/.t'(,.f1-
thirty (30) feet, from 116th Street and Illinois Street. Thirty (30) feet tAVJN. "".
from 111th Street and Spring Mill Road.
F.'
2. Minimum Side Yard: Five (5) feet for Detached Dwellings and ten (10)
feet for all other uses. Provided, however, Attached Dwellings may
have zero (0) feet side yards along the common wall between units.
3. Minimum Rear Yard: Twenty (20) feet for Detached Dwellings and ten
(10) feet for all other uses. t,JLvtJ-- .9A;D.!AIfr t1CGU1~4 ~ ~
G.
Minimum Number of Parkinq Spaces.
1. Detached Dwellings: Two (2) parking spaces per Dwelling unit.
2. Attached Dwellinqs:
a. Parking areas shall not be located in front of the established
front building line oriented toward Spring Mill Road or 111 th
Street.
b. Two (2) parking spaces per Dwelling unit.
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Section 3.3 Maximum Unit Limitations.
B. Attached Dwellin s not within in an Office Buildin
units per acre_ ~1,.ll V'\~ ...,sljl'l IA lAArGl. er
W~ vU rt ~ t4. P l"'tol" ..v. f"I. Mt.A- ~ "V(
CHAPTER 4.0 ARCHITECTURAL DESIGN REQUIREMENTS.
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A. Detached Dwellinos: 7 units per acre.
or Hotel Buildin
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Section 4.1 Architectural Desiqn Requirements - Office Buildin~s. The intent of
these design requirements is to provide sufficient regulations for the development of
offices on the Real Estate. These requirements establish the character, value, look, and
style of the office buildings. As a further design guideline, attached are photographs
which are intended to represent the intent of these design requirements as applied to an
office building (Character Illustration - EXHIBIT 3). Also attached are photographs
which are intended to represent the proposed appearance of any accessory Parking
Plaza (Character Illustration - EXHIBIT 4) that might be constructed on the Real Estate.
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A.
Suitability of building materials. A minimum of three materials shall be
used for building exteriors from the following list: stone, brick, 'Quick Brick',
pre-cast (panels or detailing), E.I.F.S., metal panels, glass, ornamental
metal. IAVVV}q lA17!~ L,fAr;, -l1r~ (JrI1kA / IY ~ P. pJJ.. ~~ per~ ~
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Builcfinq design. All buildings shall be designed with a minimum of eight
external corners, in order to eliminate monotonous box buildings, unless
otherwise approved by the Commission.
B.
C.
Roof design. Sloped roofs shall be a maximum of one hundred (100) feet
without a change in roof plane or inclusion of a gable or dormer. Sloped
roofs shall be either standing seam metal or dimensional shingles. ~~ d~1
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Building penthouses. Building penthouses must be incorporated into the
building facade design, including exterior materials specifications. F~ 0'<<~'
D.
Section 4.2 Architectural Design Requirements - Retail Buildings. The intent of
these design requirements is to provide sufficient regulations for the development of
retail buildings on the Real Estate. These requirements establish the character, value,
look, and style of the retail buildings. As a further design guideline, attached are
photographs which are intended to represent the intent of these design requirements as
applied to a retail building (Character Illustration - EXHIBIT 5). Also attached are
photographs which are intended to represent the proposed appearance of any
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accessory Parking Plaza (Character Illustration - EXHIBIT 4) that might be constructed v1i~AA
on the Real Estate. ~vV'rJ.oV\ ()r k' P" f
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A. All elevations shall be masonry, brick, stone, cultured stone, E.I.F.S., wood ,r r:,'j
or a masonry/wood based siding product, excluding windows, doors and 1,,#/
similar appurtenances. Concrete block is not a permitted exterior finish r
material.
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B. Front and side facades shall be of the same materials and similarly
detailed. All facades of single-use buildings ~hall be of the same matE;ria~s
and similarly detailed. few fac.eJ.ePJ d e;; V\M l~lq~ li'l()"'~J 4lI5('t..H..,t&tt.4
\?19cJt.. *. l~Wt?
C. All entrances shall be defined by architectural elements such as ~
pediments, plasters, columns, awnings and other design elements
appropriate to the architectural style and details of the building as a whole
or shall project or recess by not less than four (4) feet. All entrances shall
be covered.
D.
Windows shall be pedestrian in scale. Storefronts should maXimize
transparency and have appropriate signag~pnd lighting. >>0 t9PdA'1MJ. (}:L- Jih
tJujrr-QJit v( tt ~t=A-- ~ q rl)~ LefJ~
The roofs of buildings shall be gabled, h~p, full or parapet and shall be clad
in wood shingles, slate, dimensional "shaped" asphalt/fiberglass shingles,
standing-seam metal, composite or PVC. f3:l1"'&J'I. tl'it~
E.
F.
Dormers shall be designed with the correct details, proportion and style
consistent with the overall building composition and roofed with
symmetrical gable, h~p or barrel roofs. Belvederes, cupolas, and pergolas
shall be permitted if appropriate to the style, well proportioned, and fully
detailed.
G.
All vents, attic ventilators, turbines, flues and other roof penetrations shall
be painted to match the color of the roof or flat black.
H.
Rooftop equipment shall be fully screened on all sides using parapets,
penthouse screens or other similar methods and which are integrated into
the overall building design.
I.
Gutters and downspouts shall be appropriate to or visually integrated with
the architectural style of the structure.
J.
All trash collection facilities shall be masonry enclosed with decorative
gates in discrete but accessible areas.
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K. Building width ratio requirements shall be as follows:
1. Front facades fewer than twelve (12) feet long, measured horizontally,
and side and rear facades shall not require any fenestration.
2. Front facades greater than twelve (12) feet long, measured
horizontally, shall require thirty percent (30%) fenestration.
3. Facades greater than sixty (60) feet in length, measured horizontally,
shall incorporate wall plane projections or recesses having a depth of
at least three percent (3%) of the length of the fac;:ade and extending
at least twenty percent (20%) of the length of the fac;:ade. No
uninterrupted length of any fa({ade shall exceed sixty (60) horizontal
feet.
4. Facades shall include a repeating pattern that includes no fewer than
three (3) of the following elements: color change; texture change;
material change; fenestration, doors or openings change; or profile
change (turns and projections, etc.).
L. Parking areas shall be planned to accomplish a desirable transition with
the streetscape and to provide for adequate planting, safe pedestrian
movement and connection to the District pedestrian pathway/walkway/trail
system. - ~etJ \N\-f)(f. d.iA-ML" &111\ ~~....t MC,) V"O-Jt;D &c.1 tvQ&;; to
Section 4.3 (7t"~i~ct:~~e~~n Requirements - Hotel Buildin~. The intent of
these design requirements is to provide sufficient regulations for the development of a
Hotel Building on the Real Estate. These requirements establish the character, value,
look, and style of the Hotel Building. As a further design guideline, attached are
photographs which are intended to represent the intent of these design requirements as
applied to a Hotel Building (Character Illustration - EXHIBIT 6). Also attached are
photographs which are intended to represent the proposed appearance of any
accessory Parking Plaza (Character Illustration - EXHIBIT 4) that might be constructed
on the Real Estate.
A. Suitabilitv of buildinq materials. A minimum of three materials shall be
used for building exteriors from the following list: stone, brick, 'Quick
Brick', E.I.F. pre-cast (panels or detailing), metal panels, glass,
ornamental metal. fl._A'_ .....LA viol-
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Buildinq penthouses. Building penthouses must be incorporated into the ~
building fa9ade design, including exterior materials specifications. (\AM11 ~
Section 4.4 Architectural Design Requirements - Detached DweUin~s and
Attached Dwelling Buildings. The intent of these design requirements IS to provide
sufficient regulations for the development of detached dwellings and Attached Dwelling
Buildings. These requirements establish the character, value, look, and style of the
buildings. As a further design guideline, attached are photographs which are intended to
represent the intent of these design requirements as applied to residential buildings
(Character Illustration - EXHIBIT 7).
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B.
Buildinq desiqn. All buildings shall be designed with a minimum of eight
external corners, in order to eliminate monotonous box buildings, unless
othervvise approved by the Commission.
C.
Roof design. Sloped roofs shall be a maximum of one hundred (100) feet
without a change in roof plane or inclusion of a gable or dormer. Sloped
roofs shall be either standing seam metal or dimensional shingles.
D.
Section 4.41 Architectural Desicln ReQuirements - Detached Dwellings.
A. 100% of the first floor of all front elevations, excluding windows, doors and
.. oAt, similar appurtenances, shall be brick, stone, cultured stone or E.I.F.S.; up
~'1... to eight (8) feet in height. Provided, however, that if the design or EIFS of
(\. r)J; ~IFB"I building so dictates, the brick, stone, cultured stone or E.I.F.S. which would
ll).. f\~ occupy the first floor of the front elevation up to eight (8) feet in height,
vJ . ~ ~I ~. excluding windows, doors, and similar appurtenances, may be located
" \)>1';p.fIJ Pi anywhere on the front elevation. In the alternative, the exterior building
r i . j ~(/).J' material of the entire building or structure may be a masonry/wood based
U \.e.. dJ/ {flY siding product, in which case, no brick, stone, cultured stone or E.I.F.S.
1t(J~I~~ ~}.. shall be required as an exterior building material. In no case shall concrete fn J.4Jf11
o ",0. r block be permitted as an exterior finish material.- tI!I'f iSpUI--f&1U' <llU-tJlJ rllW'
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B.
Window grids shall be provided on all operable non-casement windows on
all elevations.
1I!1 th \?viJ.t.. I"Y\.A ?f!J1W1;f J ~.
Chimney chases shall be enclosed.'- }
C.
D.
One dusk to dawn light shall be required on the front fat;ade of each
dwelling unit; or, on each side of the front fa9ade of the garage; or, as a
pole yard light.
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E.
F.
G.
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The pitch of all roofs, exclusive of roofs on porches, bump-outs. dormers,
and other ancillary structures, shall be a minimum of 6/12 (6 vertical to 12
horizontal).
No dwellings shall have the same front elevation or exact color scheme
within a 3-lot "snapshot" on the same side of the street, or of the home
immediately across the street from the center of the 3-lot "snapshot".
Minimum two (2) car 9.arages shall be required. .-.,,~4~. 11/"" ~....~
{& ce~" uJ.. (). rIM' V'VI ~D'" 4{ -;, be..LaV\fL V"FaJ..... ...., ~ ef W"
Vinyl siding shall not be permitted on any Dwelling.
In addition, each Detached Dwelling shall have at least three (3) of the
items below:
1.
The entire front elevation of 1 00% brick, stone or cultured stone;
excluding windows, doors and similar appurtenances
2.
Brick, stone or cultured stone wainscot around the rear and both side
elevations; excluding windows, doors and similar appurtenances
3.
Dormers
4.
Reverse gable or hip roof
5.
Covered front porch (minimum 16 sq. ft.)
6.
Decorative door surround, trim molding or header
7.
Garage bump-out (minimum 2 ft.)
8.
A raised wood deck (80 sq. ft. min.) or concrete patio (80 sq. ft. min.)
provided on the rear elevation.
I...~D.A.. ~L..olAid be. qi~
Shutters on all operable windows. '1 WUc.:.,!\V"VJ
(p'l'reeU.t f P4~ 6&V~e
Keystone or decorative b'rick or wood surround on one or more
windows or doors
9.
10.
11.
Bay or "boxed-out" window
12.
Decorative trim molding at gutter height
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13. Decorative garage door(s)
14. Side or rear loaded garage
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J. Each subdivision shall be planned to accomplish a desirable transition with
the streetscape and to provide for adequate planting, safe pedestrian
movement and connection to the District pedestrian pathway/walkway/trail t!A ~r
system ~ 01." ~ d"'
Section 4.42 Architectural DesiQn Requirements - Attached DwellinQ BuildinQs. I (;1) ~ ~
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A. 100% of the first floor of all front elevations, excluding windows, doors and
similar appurtenances, shall be brick, stone, cultured stone or E.I.F.S.; up
to eight (8) feet in height. Provided, however, that if the design of building
so dictates, the brick, stone, cultured stone or E.I.F.S. which would occupy
the first floor of the front elevation up to eight (8) feet in height, excluding
windows, doors, and similar appurtenances, may be located anywhere on
the front elevation. In the alternative, the exterior building material of the
entire building or structure may be a masonry/wood based siding product,
in which case, no brick, stone, cultured stone or E.I.F.S. shall be required
as an exterior building material. In no case shall concrete block be
permitted as an exterior finish material.
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B. Rooftop equipment shall be fully screened on all sides using parapets,
penthouse screens or other similar methods which are integrated into the
overall building design.
C. Window grids shall be provided on all operable non-casement windows on
all elevations.
D. Chimney chases shall be enclosed.
E. Sloped roofs shall extend with "overhangs" a minimum of nine (9) inches
on all sides of the building. Sloped roofs shall be a maximum of one
hundred (100) feet without a change in roof plane or inclusion of a gable or
dormer. Sloped roofs shall be either standing seam metal or dimensional
shingles.
F. Vinyl siding shall not be permitted.
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G. Any side elevation windows shall be treated by a decorative header,
surround or similar appurtenance.
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H. All utility panels shall be screened or located in an area not visible from a
public street right-of-way.
I, In addition, each Attached Dwelling Building shall have at least two (2) of
the items below:
1. Dormers
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2.
Reverse gable or hip roof
3. Decorative door surround, trim molding or header
4. Accent siding, decorative vents, or accents in gable peak or face
5. All front entry doors include sidelights or a transom
6. Shutters on all operable windows
7. Bay or "boxed-out" windows
8. A keystone or decorative brick or wood surround provided on one or
more windows or doors on the front elevation
9. Decorative columns
10. Decorative trim molding at gutter height
11. Brick full height of front far;ade, including gables
12. Brick wainscot around rear and both side elevations
J. Parking areas shall be planned to accomplish a desirable transition with
the streetscape and to provide for adequate planting, safe pedestrian
movement and connection to the District pedestrian pathway/walkway/trail
system.
Section 4.5 Architectural Desi~m Requirements - Parkin(:l Plazas. Above-grade,
structured parking facilities shall have on all sides architectural features that are
compatible with the building(s) with which they are associated. As a further design
guideline, attached are photographs which are intended to represent the intent of these
design requirements as applied to parking plazas (Character Illustration - EXHIBIT 4).
'" n aA-.evl~t;? - et(:"c; eo/,vwJ ~
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CHAPTER 5.0 LANDSCAPING REQUIREMENTS.
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Section 5.1 Landscape Plans. A Landscape Plan shall be submitted to the
Commission for its approval at the same time other plans (i.e., architectural design,
lighting, parking and signage) are submitted. The Landscape Plan shall (i) be drawn to
scale, including dimensions and distances; (ii) delineate all existing and proposed
Buildings, structures, parking areas, walks, ramps for handicapped, terraces, driveways,
ground and monument signs, lighting standards, steps or other similar structures; and,
(iii) delineate the location, size and description of all proposed landscape material and
the irrigation system for all planting areas. Landscape treatment for plaza road, path,
service and parking areas shall be designed as an integral and coordinated part of the
Landscape Plan for the Real Estate.
Section 5.2 Greenbelts.
A. A greenbelt shall be provided adjacent to the 111 th Street right-of-way
(Character Illustration - EXHIBIT 8) and shall be a minimum of twenty (20)
feet in width and landscaped per the requirements of Section 5.7.B hereof.
This greenbelt area shaH be unoccupied except for plant material, steps,
walks, trails, terraces, bike paths, driveways, lighting standards, signs and
other similar structures (excluding parking).
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B. A greenbelt shall be provided adjacent to the Spring Mill Road right-of-way
(Character Illustration - EXHIBIT 8) and shall be a minimum of twenty (20)
feet in width and landscaped per the requirements of Section 5.7.B hereof.
This greenbelt area shall be unoccupied except for plant material, steps,
walks, trails, terraces, bike paths, lighting standards and other similar
structures (excluding driveways and parking).
Section 5.3 Perimeter Plantinq Strips.
A. Except where Buildings are located, there shall be a landscaped planting
strip located adjacent to the right-of-way for 116th Street which shall be a
minimum of ten (10) feet in width and landscaped pursuant to Section
5.7.C.1 hereof.
B. Except where Buildings are located, there shall be landscaped planting
strips located adjacent to the proposed right-of-way for Illinois Street Road
which shall be a minimum of ten (10) feet in width and landscaped
pursuant to Section 5.7.C.1 hereof.
C. These landscaped planting strips shall be unoccupied except for plant
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material, steps, walks, trails, terraces, bike paths, driveways, lighting
standards, signs and other similar structures (excluding parking).
Section 5.4 Buildinq Based Plantinq Strips.
A. Plantinq Strips Adjacent to Office Buildinqs or a Hotel Buildinq.
1. A minimum planting area equal to an area measuring five (5) feet in
depth shall be installed on all sides of the building(s) and landscaped
pursuant to Section 5.7.C.2 hereof.
2. Outdoor terraces and sidewalks may be permitted in these areas.
3. If an outdoor terrace or sidewalk cuts into a planting area, the
displaced area shall be an additional area added to the building
perimeter planting.
4. These additional adjacent planting areas need not be rectangular in
shape as long as the required amount of space is landscaped. These
additional adjacent planting areas may abut an outdoor terrace area.
B. Plantinq Adiacent to Retail Buildinqs.
1. A planting area equal to an area measuring fifteen (15) feet in depth
by the width of the front of the building, plus twenty (20) feet [to extend
ten (10) feet out on both sides], shall be installed along building
facades oriented toward Illinois Street and landscaped pursuant to
Section 5.7.C.2 hereof.
2. Outdoor terraces and sidewalks up to eight (8) feet in width may be
permitted in planting areas, but shall not occupy the entire planting
area adjacent to the building.
3. If an outdoor terrace or sidewalk cuts into a planting area, the
displaced area shall be an additional area added to the building
perimeter planting.
4. These additional adjacent planting areas need not be rectangular in
shape as long as the required amount of space is provided. These
additional adjacent planting areas may abut an outdoor terrace area.
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Section 5.5 Parkinq lot Landscapinq. A minimum of (i) one (1) shade tree and five
(5) shrubs or (ii) two (2) shade trees shall be planted within each parking lot island at a
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rate of not less than eighteen (18) trees per acre of surface parking, (See Section 5.7.A
hereof for minimum planting area requirements.)
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Section 5.6 Total Landscapin~ Required. Inclusive of the Greenbelts, the planting
strips, the planting adjacent to the Buildlng(s), outdoor terrace areas and the planting
within surface parking lots, a minimum of fifteen percent (15%) of the Office Area, minus
any Illinois Street right-of-way, shall be landscaped.
Section 5. 7 Landscapin~ Standards.
A. Interior Areas. The dimensions, specifications and design of any planting
area or planting median shall be sufficient to protect the landscaping
materials planted therein and to provide for proper growth. The following
minimum widths for interior planting areas shall be used:
Canopy Trees: 9 feet wide
Ornamental Trees: 7 feet wide
Shrubs or Ornamental Grasses (only): 5 feet wide
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B. Greenbelts. The greenbelt areas, as designated in Section 5.2 hereof,
shall include an undulating earthen berm (Character Illustration - EXHIBIT
~). On this berm there will be placed eight to ten (8-10) foot tall conifers,
spaced fifteen (15) feet on center. The berm landscaping shall include
ornamental and deciduous trees interspersed among the conifer trees.
C. Plantinq Strips.
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1. Perimeter Plantinq Strips: The primary landscaping materials used in
the perimeter planting strip areas shall be shade trees, ornamental
trees, shrubs, ground cover, grasses and flowers. A base planting unit
of one hundred (100) linear feet will be designated for the perimeter
planting strip areas, which includes:
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Three (3) shade trees; or,
Five (5) ornamental trees or five (5) conifer trees; and,
Fifteen (15) shrubs or ornamental grasses.
2. Buildinq Based Plantinq Strips: The primary landscaping materials
used In the planting strips adjacent to Office, Hotel and Retail
Buildings shall be shade trees, ornamental trees, shrubs, ground
cover, grasses and flowers. A base planting unit of one hundred (100)
linear feet will be designated for the building based planting strip
areas, which includes:
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One (1) shade tree;
One (1) ornamental tree; and,
Five (5) shrubs or ornamental grasses.
D. Materials. All plants proposed to be used in accordance with any
landscaping plan shall meet the following specifications:
1. Shade Trees: All shade trees shall have a minimum DBH of 2 inches,
a minimum height of eight (8) feet, and a branching height of not less
than % or more than Y, of tree height upon planting.
2. Ornamental Trees: All ornamental trees shall have a minimum DBH
of 1.75 inches, a minimum height of six (6) feet, and a branching
height of not less than 'Y3 or more than /2 of tree height upon planting.
3. Conifer Trees: All conifer trees shall have a minimum height of eight
(8) feet upon planting.
4. Deciduous Shrubs: All deciduous shrubs shall have a minimum height
of twenty-four (24) inches, with no less than six (6) main branches,
upon planting.
5. EverQreen Shrubs: All evergreen shrubs shall have a minimum height
and spread of eighteen (18) inches upon planting.
Section 5.8 Landscapin~ Installation and Maintenance.
A. Installation. All required landscaping for each phase of the development
shall be installed prior to the issuance of a final Certificate of Occupancy by
the Department. If it is not possible to install the required landscaping
because of weather conditions, the property owner shall post a bond for an
amount equal to the total cost of the required landscaping prior to the
issuance of the final Certificate of Occupancy.
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B. Maintenance. It shall be the responsibility of the owners and their agents
to insure proper maintenance of project landscaping and retention ponds
approved in accordance with the development requirements specified for
this Ordinance. This is to include, but is not limited to, irrigation and
mulching of planting areas, replacing dead, diseased or overgrown
plantings with identical varieties or a suitable substitute, and keeping the
area free of refuse, debris, rank vegetation and weeds. Spot removal of
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mature plant material shall be performed in areas where vegetation is
competing to the point of self-destruction.
C.
Chanqes After Approval. No landscaping which has been approved by the
Commission may later be substantially altered, eliminated or sacrificed,
without first obtaining further Commission approval. However, minor and
material alterations in landscaping may be approved by the Director in
order to conform to specific site conditions.
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D. Inspection. The Director shall have the authority to visit the Real Estate to
inspect the landscaping and check it against the approved plan on file.
CHAPTER 6.0 PARKING REQUIREMENTS.
Section 6.1 Desiqn. Efforts to break up large expanses of pavement are to be
encouraged by the interspersing of appropriate planting areas. - vAAtoj t:t 4 qpaciH ttJ +t 04
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Section 6.2 Pedestrian Access. Direct, articulated pedestrian access shall be
provided from the street to the primary entrance of the building{s).
Section 6.3 Minimum Required Spaces.
A. Offices: Three and one-third (3"'13) spaces for each one thousand (1,000)
square feet of Gross Floor Area.
B. Hotel: One (1) space per room or suite.
C. Food Services, General Service Establishments and Retail Uses: Three
and one-third (3/3) spaces for each one thousand (1,000) square feet of
Gross Floor Area.
D. Attached Dwellinqs and Lofts: Two (2) spaces per unit.
E. Shared parkinq: Shared parking may be utilized in accordance with the
current standards published by the Urban Land Institute.
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Section 6.4 Handicapped Parkinq. There shall be an appropriate number of parking
spaces, accessible to the Building{s) and identified as reserved for use by handicapped
individuals, and these spaces shall meet State requirements.
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CHAPTER 7.0 LIGHTING REQUIREMENTS.
Section 7.1 lighting Plan. A site lighting plan shall be submitted along with an ADLS
approval petition for any building within 116th Street Crossing. The site lighting plan
shall include the layout, spread and intensity of all site lighting, including:
A. Parking lot and service/storage area lighting;
B. Architectural display lighting;
C. Security lighting;
D. Lighting of pedestrian and bicycle ways; and
E. Landscape lighting.
Section 7.2 Design. All site lighting shall be coordinated throughout the project and
be of uniform design, color and materials.
Section 7.3 HeiQht. The height of light standards shall not exceed thirty (30) feet
from the top of the fixture to the top of the pole base. Except, however, (i) the height of
light standards within ninety (90) feet of the rights-of-way of Spring Mill Road and 111th
Street shall not exceed fifteen (15) in height from the top of the fixture to the top of the
pole base; and, (ii) the height of light standards on the top of any parking plaza shall not
exceed twenty-three (23) feet from the top of the fixture to the top of the pole base. The
pole bases shall not exceed two (2) feet in height.
Section 7.4 Fixtures. All exterior and street area lighting fixtures shall be of the
"shoebox" variety which directs light downward. Any parking lot lighting or Building
lighting illumination emanating from behind the berms within the development on the
Real Estate shall not exceed (i) 0.3 foot-candle at the South right-of-way line of West
116th Street; (ii) 0.1 foot-candle at the East right-at-way line at Spring Mill Road; and,
0.1 foot-candle at the North right-of-way line of 111 th Street. I t!..-.
lAqe ~V{ q.. "1/f.,tYt fwk bvi.q Wt:rj L,;""* ~ \,OV,~
CHAPTER8.0 SIGN REQUIREM~NTS. t::WA,~ ~vJ~Vtrk~
Section 8.1
signs.
Upper Level Siems. An Office or a Hotel Building may have upper level
A.
Number and Type: The maximum number at Identification Signs permitted
shall be the greater ot either (i) four (4) wall signs for each Building or (ii)
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B.
one (1) sign per 25,000 square feet of Gross Floor Area for each Building
greater than 100,000 square feet of Gross Floor Area. .'Per ~~ 'Af1-to
'iCOD 4' ~ qA'1" ~,
"Tc-O ~dA?
Location: East of Illinois Street, signs may be located on either the east,
west, north or south facades. West of Illinois Street, signs may be located
on the north, east or south facades.
Maximum Siqn Area: 120 square feet each.
C.
D.
Desiqn: All walls signs shall consist of individual letters.
E.
Illumination: Internal.
F.
Siqn Permit: Required.
G.
Fees: Required.
Section 8.2 lower level Si~Jns, A Commercial Building may have lower level signs.
Accessory uses, accessory retail, accessory service commercial, and accessory
supportive services may have lower level signs.
A. Number and Type: The maximum number of Identification Signs permitted
shall be (i) three (3) wall signs for each Office Building, (ii) six (6) wall signs
for a Hotel and (iii) as approved by an ADLS Sign Program for all other
uses.
B. Maximum Sign Area: The maximum sign area of Identification Signs
permitted shall be (i) 90 square feet each for each Office Building, (ii) 90
square feet each for a Hotel and (iii) as approved by an ADLS Sign
Program for all other uses.
C. Location: East of Illinois Street, the signs may be located on either the
east, west, north or south facades. West of Illinois Street, signs may be
located on the north, east, or south facades of (i) an Office Building, (ii) a
Hotel Building and (iii) as approved by an ADLS Sign Program for all other
uses.
D. Design: All walls signs shall consist of individual letters.
E. Illumination: Internal.
F. Siqn Permit: Required.
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G. Fees: Required.
Section 8.3 The District Identification and Real Estate (Leasing) Si~Jns.
A. Number and Type: As approved by an ADLS Sign Program for the District.
B. Maximum Siqn Area: As approved by an ADLS Sign Program for the
District.
C. Maximum Heiqht of Siqn: As approved by an ADLS Sign Program for the
District.
D. Location: As approved by an ADLS Sign Program for the District.
E. Design: Signs must comply with the approved architectural scheme of the
complex, and must be of a similar design, lighting and style of construction.
F. Illumination: Internal or completely shielded.
G. Landscapinq: Sign must be accompanied by a landscaped area at least
equal to the total sign area.
H. Siqn Permit: Required.
I. Fees: Required.
Section 8.4 Other Provisions. Section 25.7.01 - "General Provisions" and 25.7.06-
25.7.09 - "Legal Non-Conforming Signs, Sign Permits, Variance, and Administration and
Enforcement" of the Carmel Sign Ordinance Z-302, as amended through Z-486-06, are
also incorporated herein by reference.
CHAPTER 9.0 OTHER REQUIREMENTS.
Section 9.1 Outside Storage of Refuse. No outside, unenclosed storage of refuse
(whether or not in containers) shall be permitted. All refuse shall be contained
completely within the Building(s) or in separate accessory structure(s). Any separate
accessory structure designed for ref,~se.. s Stotor~ age shall by architecturally compatible with
the building(s). n ~q /) W'1 {'\4tt~V\ ljl4UJ P, (,,(Vtr \AIL, vk..
Section 9.2 Loadinq Berths. No loading or unloading berth or bay shall have an
unobstructed view from any adjacent residential area.
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