HomeMy WebLinkAboutConcept Plan
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THE LEGACY
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146TH STREET
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LEGEND (Use Blocks):
Suburban Residential (SR)
Neighborhood Residential (NR)
Urban Residential (UR)
Primary Office (PO)
Village Core (V~)
Comer Use Block (CU)
Open Space (OS)
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Exhibit 2: Concept Plan
146TH STREET
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THE LEGACY
Exhibit 3: Bicycle and Pedestrian Plan
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Existing Multi-Purpose Path
Proposed Primary Multi-Purpose Path
Proposed 2-Way Bike Promenade
Proposed Primary Walking Path (conceptual)
Proposed Primary Sidewalk
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Proposed Primary Bike Parking
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THE LEGACY
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146TH STREET
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LEGEND:
Primary Environmental andlor Recreational Open Space (conceptual)
Primary Recreational Open Space (conceptual)
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Neighborhood Amenity (located somewhere in Open Space)
Urban Plaza (located somewhere in Village Core)
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Exhibit 4: Open Space Plan
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THE LEGACY
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Exhibit 5: Environmental Systems Plan
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Topography (Primary Slopes)
Hydrology (Primary Drainage)
I - - Hydrology (Primary Detention)
Botany (Primary Woodlands)
Botany (Primary Pasturelands)
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THE LEGACY
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Exhibit 6: Street Plan (Minimum Cross-Section Standards for Known Street Locations)
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LEGEND:
Proposed Primary Street
Street Type A
Street Type B
Street Type C
Street Type D
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Street Type E
Street Type F
Street Type G
Street Type H
Street Type I
e Proposed Primary Point of Connectivity"
e Proposed Secondary Point of Connectivity"
Proposed Tertiary Point of Connectivity
"Note: connections shown along 146th
Street require the approval of tlie
Hamilton County Highway Department.
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COCIlETE NVERS
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ACCEPTABLE 110R ALL APPLICATIONS
EXCEPT CMERRY CREEK BOULEVARD,
ACCEPTABLE FOR AL~EY~fARKING LOTSfLANES,
P1WATE&TREETS, CRQ~WALKS, & GUTTERS.
ALS0 ACCEPTABLE FOR TRAVEL LANES WHERE
APPROVED BY ENGINEERING DEPARTMENT.
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PAVEMENT SECTION #1
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CllIIPACTED SUlOIWlE
ACCEPTABLE FOR AlL APPLlCATIO!'JS
AciEPTABLE FOR ALLEYS, PARKING LOTS/LANES,
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ALSO ACCEPTABLE FOR TRAVEL LANES WHERE
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PAVEMENT SECTION #2
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PAVEMENT SECTION #3
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NOT TO SCALE
Pavement Section Types
PREPARED FOR: EAST CARMEL, LLC
PREPARED BY: PLATINUM PROPERTIES, LLC
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13' 13' 5' 5'
TRAV,E.b.~; _ _ J~J:.LAtiE_ _ E>:IDR1P. WALK _ SETBACK
ELEVATION VIEW
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Street Type A, With Pavement Section 1
Section Through Street wI 2-Sided Yield Parking
PREPARED FOR: EAST CARMEl., llC
PREPARED BY: PLATINUM PROPERTIES,llC
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TAAVEL LANE
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ElEVATION VIr2/'(
20'-50' FLEXIBLE OPEN SPACE
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NOTES:
1, A lRANSIT10N WlU BE UAllE FROU THE EXISTlHO CHERRY CREEK BOULEVARD C~CIlOH TOlliEfoIlOVE ""CTIOHAIMXIMUU OF 1,500 FEET FRCId THE ~ BOlJIU.RY OF ~E LEGACY DE'vElOPUENT.
~ NO DESIGNATED PARI(Nl REQUlREO WIElE LOTS 00 NOT FRONT THE PUBUC RIGHT-Of.WAY.
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Street Type B , with Pavement Section 2
Sect. Through Divided R.O.W., w/1-Sided Designated Parking
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PREPARED FOR: EAST CARMEL, llC
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Street Type C, with Pavement Section 1
Section Through "Main" Street, wi 2-Sided Designated Parking
PREPARED FOR: EAST CARMEL. LLC
PREPARED BY: PLATINUM PROPERTIES, LLC
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Street Type D, with Pavement Section 1
Section Through "Main" . Street, with NO'Parking
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PREPARED FOR: EAST CARMEL. LLC
. PREPARED BY: PlATINUM PROPERTIES, LLC
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Street Type E, with Pavement Section 1
Section Through 1-Way Commercial Frontage Street
PREPARED FOR: EAST CARMEL. LLC
PREPARED BY: PLATINUM PROPERTIES. LLC
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P. PARKING STIPES
OREN SPACE
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PARKING
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Street Type F, with Pavement Section 1
Section Through 1-Way Street w/2-Way Bike Promenade
PREPARED FOR: EAST CARMEl. LLC
PREPARED BY: PLATINUM PROPERTIES. LLC
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Street Type G, with Pavement Section 1
Plan Detail of Promenade at North Intersection
PREPARED FOR: EAST CARMEL, LLC
PREPARED BY: PLATINUM PROPERTIES, LLC
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Street Type H, with Pavement Section 1
Plan Detail of Promenade at North Intersection
PREPARED FOR: EAST CARMEL. lie
PREPARED BY: PlATINUM PROPERTIES, LLC
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1 ocr COMMONS BLOCK
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Street Type I
Section Through Commons Block, wi Parking at Cross Streets
PREPARED FOR: EAST CARMEl. LLC
PREPARED BY: PLATINUM PROPERTIES, LLC
The Legacy
Street Standards
The follawing standards shall apply ta The Legacy:
1. Pavement secfi'oIis shall be as shawn on the fallawtngsheet titled "The
Legacy ~ Pavement S'e-ctian Types".
2. Roadways and pedestrian walks &paths~ bathptibIic and private, are
permitted within the "Open Spaces" at Developer's ,discretian. .
3. Utilities, irrIgatian systems, signage, lighting and similar infrastructure
inay'be lacated within the pllblic ri'ghts.,-of-way at Develaper's discretian
and will require a Cansent ta Encraach Agreement with the City .of
Carmet 'which will require Board .of Public Works approval with the
exception .of irrigation systems which can be ~appraved by the City
Engineer.
4. The minimum horizontal centerline radius' far Cherry' Creek Baulevard
shaH 'be 400 feet. The minimum horizontal centerlrne radius for all ather
public streets shall be 100 feet'provided thaJ safe stapping sight distance
,is pravided within the right'"of~way.
5. The minimum tangen.t between reVerse curves :(6:rCherry,Creek
Baulevard shall be 100 feet. The minimmn tangent between reverse
curves fat all otnet public streets shall be zero (0) feet.
6. The minimum curb radius at an intersectian far public streets shall be 20
feet with a right-of-way radius .of 10 feet with the exception of public
streets within the Urban Residential, Primary Of1ice, and Village Core
Use Bladks where the minimum right-ofi..way radius is zero (0) feet. The
minimum curb radius at an intersection for public streets intersecting
with River Road shall be 40 feet with a Tight-of~way radius of 30 feet.
7. Theminifinlhi cutb radius at an intersection with apubtic street for
alleyS,ptivate streets, frontage places and/ar cUrb cuts shall be 20 feet.
K Allculde-sacs shall terminate in a circular right-of-way with a minimum
diameter .of .one hundred (100:) feet and 'a niinil11uni pavement diameter of
seventy six (76) feet, '.or other approved arrangement far the turning of all
vehicles conveniently within fhe Tight-of-way.
9. The maximum length 'Of a cul-de-sac street shall not exceed 750 feet.
10. Concrete sidewalks' Shall be a minimum .of five (5) feet wide, 4 inches
thick, placed an grade.
11. Asphalt walking, bike .and multi-purpose paths shall have a pavement
section consisting of 110 lbs/sy of # 11 bituminous surface placed aver
The Legacy
Street Standards
Page 2 of2
200 Ibs/sy of #8 bituminous binder placed over 5" of compacted #53
aggregate base.
12. The use of "Permeable Pavers" may be used in alleys, parking lanes,
parking lots, crosswalks and/or gutters .at Developer' s q.is~retion.
"Permeable Pavers" and/or other alternative Low Impact Deyelopment
(LID) P'lvement~ections may also be used in travellane:s if approved by
the City Engineer.
13. Pl~cementof asphalt payement anA cQncrete cl,lrbin;ftastrLH;h.lre within
public right-of-way Shalf be in accordance with the City of Carmel Right-
of-W~y ]laving Policy and Concre.te CurbPobcy respectively.
14. The minimum separation between the centerline of successive full access
existingaitd propos~d entrances/inters.ections- on River Road shall be 500
feet with the exception of the first full access entrance/intersection south
of 146tn Street which shall have a centerline .s.eparation of no 'Jess than
300 feet from 146tn $tre~t. Ri,ght-infRight-out access pQints may be
allowed in shorter intervals if approved by the City Engineer.
15. The minimum separation betweel). the centerline Of,sllcGessive public
r~ght-0f-ways, within, the Legacy District ,shall be 150~ pmvided that this
spacing dgeS not cr.eate apllhlic ~afetyis~u!:i (limited sight~distance,
conflicting left turn access, .excessive traffic stacking for turns onto one
public street.and blo(king another one, etc.). Alleys, private streets,
frontage places, one-way pairs, and curb cuts :arc exempt.
16. The :mil1in1um separa~ion between the ,centerline .of a residcential driveway'
and the centerline of the rig~lt-of-way of an adjacent public street shall be
:5.5' .
17. If the City is petitioned to take over private streets and/or alleys within
the LegaGY District, ~aid street or alley muSt be improved to the Clirrent
governing City standards"as determined by the City Engineer prior to
acc;epta.l1cea.t the i.~ol~ e)(pel1~e of the petitiQherunless otherwise waived
by maj ority passage, of the Carmel City CounciL
18. There shall be no intersections of more than two (2) cross,streets within
the Legacy District unless a, roundabout is installed and adequate sight
distance is provided on the roundabout.
19. In conjlJllction with other Low Impact Development (LID) practices (i.e.
bioswales in common area median, or permeable pav:ers,) the minimum
street grade shall be 0% if approved by the City Engineer. If no LID
practices are used, the minimum street grade sh(,111 be, 0.5% (1/2%).
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EXtfIBIT 7
SITE REQUIREMENT MATRIX - LARGER DETACHED DWELLINGS
DEVELOPMENT STANDARDS
Minimum Lot Minimum A1inimum Lot A1inimum Minimum l\1inimum Minimum Maximum Minimum
Width at Lot/Parcel Frontage at Front Yard Side Yard Aggregate Rear Yard Building Square
Building Line Size Street Setback] Setback Side Yard Setback Height ?
Footage-
Setback
90 ft. 12,000 sf. 40 [t. 20 ft. 5 ft. 20 ft. 20 ft. 35 ft. 2400 sf.
ARCHITECTURAL STANDARDS
Permitted Required Garage Type Chimneys Porch Roofline Fences
Building Window
Materials Oveninf!s
Masonry, 2 per level, per Court-, side-, or front- Masonry, At least six feet Primary roof Fences shall not
Wood, fac;ade.3 All loading. Front loading extended fully deep, consistent shall have be chain-link or
Cementitious windows shall garages must be recessed to ground and materials/design 6/12 pitch.6 coated chain-link.
Board be fully framed at least 3' back from the above ridgeline 4 with DwellingS 12" overhang
and trimmed primary front fac;ade of after
the Dwelling. All garages installation of
shall be a minimum of a siding.
two (2) car garage, and
tandem garages are
prohibited.
Legend
ft. - Feet
sf. - Square Feet
I Provided, however, that the front yard setback for Dwellings with rear loaded garages shall be 15 ft. and the front yard setback for Dwellings with courtyard garages
shall be 25 ft.
2Exclusive of porches, terraces, and garages.
JProvided, however, that (i) windows shall not be required on the sides of front loaded garages and (ii) a vent may be substituted for a window on a gable.
4Provided, however, that chimneys which protrude from inside the Dwelling may also have cementitious board as their exterior building material.
5Porches are not required 011 all Dwellings. Ifno porch is provided, the entryway should be covered and deep enough to provide shelter at the front door, as well as
provide an appropriate and adequate leve] of detail.
6rn order to pem1it diversity in architectural style, this requirement shall apply only to a majority of residences.
11:',j,rad\L.ilJ1lnl! & Reul E:u(~ Mal1;!rs',PLA tNMIJ.CgdC)' tF..arlh:tml'.5 MaLtil;e! 12 )906\lil)/.er I-l~'dlmg M41ri.'\.do.)\'"
Exhibit 7
Larger Detached Dwellings
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SITE REQUIREMENT MATRiX - SMALLER DETACHED DWELLINGS
DEVELOP~{ENTSTANDARDS
lV1inimum Lot Minimum Lot MinimuIII Lot Minimum Front Yard Minimum Side Minimum Rear Yard Maximum Alinifllum Sq!wre
Width at Building Size Frontage at Street Setback Yard Setback Setback Building Height Footage3
Linel
80 ft. 8,000 sf. 40 ft. 10ft .for Dwellings 3ft. 6 ft. for Dwellings with 35 ft. 1,700 sf.
with an Alley in the an Alley in the rear, and
rear, 20 ft. for 20 ft. for Dwellings
Dwellings with a with a driveway in the
courtyard side-entry front yard.
garage, and 25 ft. for
all other Dwellings.
70 ft. 7,000 sf. 30ft. See above. 3 ft. See above. 35 ft. 1,400 sf.
60 ft. 6,000 sf. 30 ft. See above. 3 ft. See above. 35 ft. 1 ,400 sf.
51 ft. 5,000 sf. 30 ft. See above. 3 ft. See above. 35 fl. 1 ,400 sf.
50 ft. Alley- 2,625 sf. 25 ft.. lOft. 3 ft. 6 ft. 35 ft. 1,200 sf.
accessed
40 ft. Alley- 2,625 sf. 25 ft. 10ft. 3ft. 6 ft. 35 ft. 1 ,200 sf.
accessed
30 ft. AlIey-
accessed 2,500 sf. 25 ft. 10 ft. 3 ft. 6ft. 35 ft. 1,200 sf.
ARCHITECTURAL STANDARDS
Permitted Building Required Window Garage Type Chimneys Porci?' Roojline Fences
l'vlaterials o oe n illf?S
Masonry, Wood, 2 per level, per Court-, side-, or front-loading. Masonry, extended At least six feet deep, Primary roof Fences shall not be
Cementitious fa9ade:~ All Front loaded garages must be fully to ground" consistent shal I have 6/12 chain-link, or
Board windows shall be recessed at least 3' back from above ridgeline' materials/design with pitch.712" coated chain-link.
fully framed and primary front fa9ade of house. overhang after
trimmed. Dwellings. Detached CCRC installation of
Cottages arc permitted to have siding.
one (1) car garages, and all other
Smaller Detached Dwellings
smilfflave a minimum of a two
(Zic1ll" garage.
I Dwellings on Lots which are less than or equal to 50 ft. in width at the building line must be alley accessed.
2For Dwellings on Alleys, the rear yard setback is measured from the edge of the Alley closest to the Dwelling.
3Exclusive of porches, terraces, and garages.
4provided, however, that (i) windows shall not be required on the sides of front loaded garages and (ii) a vent may be substituted for a window on a gable.
5Provided, however, that chimneys which protrude from inside the Dwellings may also have cementitious board as their exterior building material.
6Porches are not required on all Dwellings. If no porch is provided, the entryway should be covered and deep enough to provide shelter at the front door, as well as provide an appropriate and
adeqnate level of detail.
71n order 10 permit diversity in architectural style, this requirement shall apply only to a majority of Dwellings.
Legend
ft. - Feet
sf. - Square Feet
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Exhibit 8
Smaller Detached Dwellings
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EXHIBIT 9
SITE REQUIREMENT MATRIX - BUILDINGS CONTAINING ATTACHED DWELLINGS AND APARTMENTS
DEVELOPMENT STANDARDS
Maximum Minimum Minimum Minimum Perimeter Minimum Distance
Height of Floor A rea per Front Yard Yard Between Buildings
Buildin~s Unit
60 ft. 750 sf. Oft. Oft. 10ft.
ARCHITECTURAL STANDARDS
Permitted Building Required Window Parking Wall Planes .Porch/Entlyways Roofline
Materials Openin!.!s
Masonry 2 per level, per Covered parking Walls shall not Stoops should be Roofl ines shall not have
(excluding stucco, exposed fa<;ade.1 must match primary have unbroken covered to provide unbroken lines greater
synthetic stucco, All windows shall building materials. planes greater shelter. Individual than sixty (60) feet in
and EIFS), pre-cast be fully framed Parking lots shall than sixty (60) porches, balconies, length. If flat roofs are
concrete and and trimmed. be landscaped, and feet in length. stoops, or similar used, a rooftop amenity
cementitious board Skylights and provide pedestrian Units may be outdoor spaces are such as a deck or garden
as primary material light wells in access to and within differentiated encouraged, on the should be installed.
on first floor; other internal corridors the Attached by plane and front and/or the rear
sidings (excluding are encouraged. Dwelling and material of the building.
vinyl) are Windows should Apartments. Guest changes, and
pennitted on upper be staggered to parking should be separate
floors. preserve privacy. clearly marked. entrances.
1 A vent may be substituted for a window on a gable.
Legend
ft. - Feet
sf. - Square Feet
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Exhibit 9
r~_~__Attached DWelling~~~A:a~me~ts
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EXHIBIT 10
SITE REQUIREMENT MATRIX - COMMERCIAL BUILDINGS
DEVELOPMENT STANDARDS
Minimum . Minimum Maximum Minimum Minimum Alitlimum Minimum Maximum. Mtn.inuo1l Square l\faximum
Lot/Parcel Lot/Parcel Front Side Yard Rear Yard Lot Width Building Building Footage' Parcel
Area at Frontage Yard Setbaek SetpGek at Height Height Coverage
Street Setback Building
Line
N/A N/A 15 ft. Oft. 5 ft. N/A 1 story 60 ft. N/A N/A.
unless
otherwise
specified
in the
Legacy
Ordinapce
ARCHITEcrURALSTANDARDS
Permitted Building Required Window Parking Wall Planes Sign age Roofline Saeening
Materials. Ope]linfZs
See following Windows shall be The bulk of Walls shall not See signage Rooflinesshall All dumpster
pages, pedestrian scale. parking have unbrpken provisiDn within not have enclosures,
Storefronts should should be planes greater than Legacy PUD, unbroken bnes loading docks,-
maXImIze provided sixty (60) feet in Sign,:? han,dled in gte~tet than etc,. shall be
transparencyaqd behind and to length. Units a creatiye sixty (60Yfeet screen(d by an
Mve appropriate the sides of within buildings manner, such as i~ length. enClosure
signage and the building. may be painted walls, .constructed with
lighting; S.ome parking differentiated by may also be m<ltching
may he plane and material cons'idered. materials
provided 011- changes, and
street. separat~ entrances.
Note ~ Additional Architectura'l Standards are on next pages,
Legend
ft. - Feet
sf - Square Feet
N/A ~ Not Applicable
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EXHIBIT 10 CONTINUED
COMMERCIAL B1JILDING AACHITECTURAL STANDARDS
1. Introduction
Th~ architectural stand;ll'cJ.s in this section describe exterior Building eleme]j.ts and Buildil!g
composition that ;Ire apptopria!.e for ~Q)i?;~d-tlSc, pedestrian-scaled traditional neighborhood.
These standards are not presented as subjective value judgments of style and arclntecJural
preferences, but instead are intended to illustrate the basics of architectural design that will give
the.Legacy District a diverse, yet c:ompl~Il1ent'-.lrY set Of Buil.dings that work with tbe streetscape
and urban design of the commmllty. Individual Buildings should be designed so as tbcontribute
to the overall character of the L.;macy District The intertwining of community architectural
design values and individual architectural contributions will ensure com.patibility, authenti~jty,
and quality within the Legacy-District as.a whok
The standards contained in this Exbib~t 10 are based on traditional design principles pert~iriing to
overaIJ massing, proportions, and the contextual relationship to the street and neighboring
Buildings. The architectural designstaiidatds estaplish consistent design elements ensming its
"timeless" character, while allowing flexibility for a diversity of archj tectu tal expressioilS.
2. Building Design
A. Building Design Standards
Buildings;shall be generally orie.nted 'parallel and perpendicular to the street: Flexibility
shall be pennitted in Buil&ngofientatl:on to provi<;le for maxinlUm sun exposure to the
street and open spaces, or as the street layout dictates,
Pedestrian scale detaihngshall be provided on the front elevation of the Bui'ding at the
ground l~veL
End or comer segments of Buildu1gs shbuld generally have an additional level,
decorative articulatlOll .or roof detai I.
The .first floor alid all other floors shall haVe a coordinated composltlO.n, wInch will
usuaily be indicated by the aLign111ent of upper floor windows and other features with
openings and features ofthe firstfloor,
In Buildings which contalIlgto~li1d~f1~ot co.illl11erciaI uses and whidl are .not located in
the Corner Use Block, theg-round' floor should generally be at least 12 feet to 14 feet high
'and should be of a ~gre;lter lwightthan the upper floors.
Contjnuous facades more than sixty (60) feet wide shall be designed with vertical offsets
atirUervalswhich evenly divide the facade into halves, thirds, or quarters, ete.,cr shall be
des.igned at intervals not less than sixty (60) feet, whicbever is less. These offsets may be
projecting, recessed, or may be asimpJe'change in Building material or detailing.
B.~Fences and Screening
Fence cQns.tructiop along tb.e front fam!de shall be decorative, such as wrought-iron style,
qectlrative wood, or acol.:lrtyard walL
Ground level mechanical/telecommunication equipment visible from a public street shall
be screeried with suitable landscaping, walls, or fencing in general aTcbitectural
compatibility with the Building(s) with which it is associated,
Rooftop mechani,calltelecommunicatlon equipment shall be fully screened on all sides
using parapets, pet;lthouse~cre~llS qr other simiJar methods wl}ich are integrated into the
overaJI B1MICting desigl:L
c. Materials
TIle visual appeal of aBuilding's materials has a trel}lendous imp4ct on the perception of
its quality. Higlvqil;ality, f9bHSt and tactile fInish materials prQject feelings of wannth,
permanence, and tinlelessness, The relati.onship .and use of materia,ls; .textures, details and
colQr ofa new BujIding,'s principCJI fapdes shgJI.1;>e visually compatible with .and similar
to. those adja~el1t Buildings or shall not contrast CQn~picil@sly. Durable materials are
especially critical at the stree,tlevel where pedestrian.cont'lct will b~ considerable.
Exterior materials shall be durable and of high quality, such as MaSOIlJY, pre-cast
concrete, concrete block, face brick, poured concrete, ~plit face, scored split, scored
smooth~ or tlmeq;lll;lSQllJ:Y uni~s; Ql,Iick BFick (brick look type Concrete Masomy Units),
~Uld high:-quality siding of wood or fLber-Celllel!lt. No.n-durilble.nla:1~rials s,uch as thin layer
synthetic stucco products shall not be used w.it:hineight (8) feet of the grOlmd.
The first floor and upper floors may be cQmposeq of difft:rent nwterials.
The materials in the .rear of the Building must be coordinated with the front facade,
although they may be different.
Front and side facades of Bu.ildings located on comer Jots shall be of the same materials
and similarly detailed.
Appropriate materials for the following Building elements are as follows
. Windows: wood, vinyl clad wood, vinyl, anodized aluminum,
ahuninum,.clad wood.
IJ Doors-:: wood, anodized aluminum, faux wood, steeL (security doors).
19. Trih"r: woba, synthetics,
o Visiple roofing: standing seam metal, zin.c, architectural asphalt shingles,
slate and high-quality synthetic slate, tile, and wood shake.
Exterior walks~ steps, stoops and paving shall be masonry or stone pavers, or poured or
pre~Gastcoucrete. Exterior stair handrails aHd 0ther stair deta.ils sha'U be stone, pre-cast
concrete, wrought-iron style, wood~ silllulated \\food products, orahothf;H' decorative
material.
3. Windows
A. Window Standards
All wiRdow design shall be architectuTIaily com.patiblewith the. style, rnaterials, color,
details and proportion of the Building. The number of panes, the Way the, wiilcl0W opens,
the trim around it and whether it is embellished with shutters lTIllstbe consistent with the
architectural style of the structure.
Windows should be ptovid~d- 011 all facades. Exceptions shall be made for certain
anHlitectural styJillg,fauJf windo",'s (s1.1'ch as "trOinpe l' oeil"), al1d other details that
imitate \vindowsin locations' where actual windows are not appropriate; provided,
hOwever, that any stich tedllliquesshall oe atchiteetutally compatible with the style,
materials, color, details andpropbrtionof the Buildil1g.Appropriate techniques do not
inc1udethcuse of shLltterswithollt glass, or the use of spandrel glass~atthestreet level.
Windows shan generany be vertically proportioned.
Windows shall 'be rhythmicallyspace'd in a ,pattem cOIl1patiblewith the forin of the
Building. \Vhere Buildings are, located On corners, the window' style 'and delails shan
complenient the facades on the Jacillg streets.
Windows shall be recessed in their openings and not flush mounted with the wall, and
shall appear as individually "punched" through the wall rather than as adjacept Windows
separated byframes.
At street level, glazing shan be clear or slightly tinted glass (not opaque nor highly
ref] CGtiv e).
Metal screens orbars shall not be permittedto cover window openings.
Special windows are allowed (ovals, hexagons, etc.) as accents.
For Buildings which are intended to have ground-floor commemial uses and which are
not located in the Corner. Use Block, at least 'sixty percent (60%) of the total area of the
first floor facade (up to tJ1e line ofthe second floor elevation) shan he transparent vision
glass. Upper flOors of Multi-Story Builq.illgs ShOl.lld have 20-40% transparency.
B. Shutters
Where appropriate to the design of a Building, paneled or louvered shutters shall be
provided on all windows visibly exposed to a street or common open space.
Shutter style s11a11111atch the windo\-v and architectural style of the Building, and shall be
sized ,to Jinatch actual window dimensions.
Single shutters shali notbe used 011 double or la-r;ger V(indows.
Shutter materials should ge:nerally be wOQd,fiberglass,o~ a high-qllality composite.
Plastic shutters ate not permitted.
Shutters shall ei.ther be, ogerable, or appear to be Qp,erable tllrQugh the use of non-visible
fasteners that create a slightptojection where the shutter is affixed to the outer edge of
the window.
4. Entrances
Primary entrances shall be defit).ed and articulated by elements such as lintels, pediments,
pilasters, columns, porticos, porches, canopies, and other design elem.:;nts appropriate to the
architec,tural style and detai Is of the B:l~ilding as .a; whole.
A corner entrance is permitted at Gomer ,Buildings to improve vi;;ibility and pedestrian
circulation, and to accentllate the corneL Corner 'entranCes should be angled to address both
streets.
Entrances to upper floors shall be clearly distinguished froill storefront entrances through
differentiated architectural treatment and rnaterials.
Anodized metal, bright alumimlln, or stainless steel frames, or fully glazed (frameless) doors
shall be avoided. Finished frames may be metal with black anodized or painted, finish (only
"wide stile" frames}, however, painted, stained, or varnished woodjs preferable.
5. Roofs andCornices
A. Cornices and Parapet "Valls
1. 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.
2. Flat roofs should have a parapet wall or similar decorative feature on the Building's
front and sides.
3, In larger scale Buildings, extended parapets" projecting cornices, pitched or slope
roc:&;, or decorative moldings offourteen (14) 'inches or l1laTe are. required to give the
roof/cornice proper visual weight and proportion to the Building.
4. .Important architechu:al feauIres, such as the cornice lines, shall be ahgned from
Building to Building provided, however, that there Sh0111d ,be adequate variation to
allow for an organic quality to the architecture without detracting from the coherence
of the street wall.
B. Roof Shape
1. Traditional roofs are typically "flat" (rslbpecl l":.ili-12'" or less} liiddefi hehuld parapet
walls. However, some sloped roofs, including gable, hipped, and shed roofs are also
acceptable if s]0ped 'between 4:'-in~.J2'? :and' 12"-in-121'~.Mansard., gambrel, and
domed roofs sball adhere to tFaditional forms and proportions. False roofs are
generally lnappropriate: .and should only be used in limitedsHuations. III general,
architectural solutions shall be used to best cOllceal mechanicaleqliipmcnt,
particularly in rooftop applications.
2. Sloped mof heights from eave to peak shat} 110t exceed, the height from grade to eave
(the .Foof shallnbt be Nillerthan the B1.tildihg wall Sltpporting the tbcif).
3. On comer sites., the mofand cornice deSign shall be appropriate for both comer sides
of the Building.
C. H.oofing Color
\Tisible roof materials should be muted in Golor (dark reds, browns and earth-tones,
. . .
natural metal colors including aluminum, d~rkanodized aluminum, zinc, tin and lead).
\Vhite, bright, non-fading and high intensity colors, multicolored and bright metal
finishes are inappropriate on visible rooftops. However, colors should be considered in
the' cohtexl bfthe effector heat 3Ds0tption, espeeially on flat roofs.
n. Mechanical Equipment and Appurtenances
1. The fOInI of the roof or comice shall hide mechanical .equipmetl.t and -roof
penetrations, such as plumbing stacks and vents, from view from streets and
sidewaLks.
), Downspt)uts can be used where. appropDiate for the architectural design of the
Buildulg.
3. Gutters and downspouts should be located to respect the architectural lines of the
Building and shall not be affixed to columns or other prominentBuildingelements.
4. Downspouts shall be oriented so as to not discharge water into pedestrian areas.
6. Accents ,and Projections
A. Bays and Projections
1. Steps, stoops, porches, chimneys and bay windows may extend.into yard setbacks up
to the property lihe.
2. Bay windows and storefronts ate pennitfed to project three (3) feet from the main
BuildilJg fa~ade.
.3. Bay windows shall be vertically ptoportioned and shall tightly fFalne an appIOPliately
sized and styled \v.tndow.
4. Overhangs and eaves shall be s.hallower than the niainroof foniJ.l and be consistent on
all sides.
j~ Cornices and eaves shall have a maximum projection of four (4) feet or 15% of the
Building height, whichever is less.
6. A \\/Dings, canopies, cornices, caves, balconies and Building-mounted signage may
extend into yard setbacks and any rights-of-way, subject to the review and approval
of the Director, but shall not exceed the width of the sidewalk or multi-use path
below. The 10\'vest portion of any projection extending into a right-of-way shall be a
minimum of eight (8) feet from the ground level in order to provide clear passage for
pedestrians and bicyclists.
B. Towers and Vertical Elements
1. Towers and vertical elements are encouraged on prominent Buildings, particularly
those that serve as street or view corridor tenninus.
2. Any vertical Building elements shall be compatible with the design of the Building as
a whole. Towers and vertical elements should not overpower a Building fac;ade and
shall be used only as an accent in special locations.
3. Height requirements for Buildings may be waived for vertical Building appurtenances
such as chimneys, spires, turrets, cupolas, bel fries, and towers designed for functional
or ornamental purposes to articulate the design of a Building, especially if appropriate
to a special Building type or historjcally-based style.
C. Balconies
(
1. The use of flower boxes and plantings is encouraged on balconies and windows.
2. Deeper balconies that are intended to be usable may have simple awnings, canopies,
or treWses.
3. Balcony railings shall be designed for transparency so that the Building wall can be
seen from the street.
D. Awnings
1. Fixed or retractable a\vnjngs are pennitted if they complement a Building's
architectural style, material, color, and details; do not impair facade composition; and
arc designed as an integral part of the facade.
2. Awnings shall be covered in natural cloth fabric like canvas (not vinyl). Metal,
aluminum or plastic awnings are not pennitted, provided, however, that high-quality
decorative metal elements that mimic awnings may be permitted in commercial areas
if they are consistent with the Building design and area character.
3. In Buildings with multiple storefronts, compatible awnings shall be used as a means
of unifying the structure.
4. Oversized and continuous awnings are not pennitted.
5. Backlit or glowing awnings or canopies are not permitted.
Exhibit 10
Commercial Buildings
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Exhibit 11
Corner Use Block Commercial Buildings
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EXHIBIT 12
SITE REQUIREMENT MATRIX - CCRC MULTI-UNIT BUILDING
DEVELOPMENT STANDARDS
Minimum Minimum Minimum Rear Yard Maximum Ma;rimum Gross Minimum Side Afaximum
Tract Area Front Yard Setback Parcel Floor Area Yard Setback Building
Sethack Coverage Height-CCRe
Detached
Dwelling
10 acresl 10 fl. 5 ft. 40% N/A 5 ft. 35 ft.
ARCHITECTURAL STANDARDS
Permitted Building Required Window Parking Wall Planes Porch/Entryways Roojline Open Space!
Materials O{Jenin.e.s Green Space
Masonry (excluding 2 per level, per Covered parking Walls shall not Stoops should be Rooflines shall Full connectivity
stucco, synthetic exposed fayade2. must match have long, covered to provide not have long, to the rest of the
stucco, and EIFS), All windows building unbroken shelter. Individual unbroken lines. project should be
precast concrete and shall be fully materials. planes. Units porches, balconies, If flat roofs are provided.
cementitious board framed and Parking lots shall may be stoops, or similar used, a rooftop Amenities such
as primary material trimmed. be landscaped, differentiated outdoor spaces are amenity such as a as benches,
on 1 SI floor; other Skylights and and provide by plane and encouraged, on the deck or garden individual garden
sidings (excluding light wells in pedestrian access material front and/or the should be plots, and internal
vinyl) are permitted internal corridors to and within the changes, and rear of lhe installed. walking paths
on upper floors. are encouraged. attached separate structure. should also be
Windows should residential area. entrances. Entryways should provided.
be staggered to Guest parking be clearly
preserve pnvacy. should be clearly delineated.
marked.
Legend
ft. - Feet
sf. - Square Feet
I Dedicated land for additional right-of-way along existing streets as part of an application for approval of a CCRC shall be counted as part of that minimum tract area.
Minimum tract area may also include contiguous lands in adjoining zones if such lands are restricted to undisturbed open space.
2 A vent may be substituted for a window on a gable.
JI.'~rtr &; R~al E;hltt" Mall('r;'J'L\ "~M\I'(~lIl.j' cFllrlh;lmr.o; Mau1c(s 111 'J06',t'CRC Mat(l:(."k-..;:
Exhibit 12
CCRC Multi Unit Building
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Open Space Character Illustrations
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Bio-swale Character Illustrations
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EXHIBIT 14- USE TABLE
NOTE: The uses specified below which are
not defined in the Legacy PUD shall have the
meaning, if any, ascribed to them in the Zoning
Ordinance.
LEGEND
P = Permitted
Blank = Not Permitted
SU = Special use
SR = The Suburban Residential Use Block
NR = The Neighborhood Residential Use Block
UR = The Urban Residential Use Block
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LEGEND - CONTINUED
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EXHIBIT 17
River Parcel Legal Description
A part of Section 23 and Section 24, Township 18 North, Range 4 East of the 2nd Principal Meridian, Clay
Township, Hamilton County, Indiana, described more particularly as follows:
Commencing at the northeast corner of said Section 23 thence North 89 degrees 15 minutes 40 seconds
West (assumed bearing) along the north line of the Northeast Quarter of said Section 23 a distance of
337.40 feet; thence South 20 degrees 07 minutes 12 seconds West a distance of 149.74 feet to the
southwest intersection of the rights-of-way of 146lh Street and River Road as described in Instrument No.
200100065741 in the Office of the Recorder of Hamilton County, Indiana; thence South 86 degrees 23
minutes 21 seconds East a distance of 130.67 feet to the Point of Beginning being the southeast
intersection of said rights-of-way for 146th Streetand River Road (the following eight courses being along
the southerly right-of-way of 146th Street per said Instrument No. 200100065741); (1) thence South 89
degrees 15 minutes 53 seconds East a distance of 423.63 feet to a point on a non-tangent curve to the
left having a radius of 6650.26 feet, the radius point of which bears North 00 degrees 44 minutes 08
seconds East; (2) thence easterly along said curve an arc distance of 596.98 feet to a point which bears
South 04 degrees 24 minutes 28 seconds East from said radius point; (3) thence North 81 degrees 27
minutes 58 seconds East a distance of 136.79 feet to a point on a non-tangent curve to the right having a
radius of 6482.94 feet, the radius point of which bears South 04 degrees 24 minutes 29 seconds East;
(4) thence easterly along said curve an arc distance of 556.05 feet to a point which bears North 00
degrees 30 minutes 23 seconds East from said radius point; (5) thence South 89 degrees 29 minutes 37
seconds East a distance of 126.94 feet; (6) thence South 86 degrees 38 minutes 21 seconds East a
distance of 558.90 feet; (7) thence North 84 degrees 36 minutes 40 seconds East a distance of 110.62
feet; (8) thence North 89 degrees 25 minutes 33 seconds East a distance of 238.80 feet;
thence continuing on the easterly extension of said right-of-way North 89 degrees 25 minutes 33 seconds
East a distance of 115.74 feet to the middle of White River (the following two courses being along the
middle of White River); (1) thence South 03 degrees 25 minutes 34 seconds West a distance of 868.05
feet; (2) thence South 17 degrees 02 minutes 49 seconds West a distance of 564.64 feet; thence North
90 degrees 00 minutes 00 seconds West a distance of 3212.80 feet to the easterly right-of-way of River
Road per said Instrument No. 200100065741 being a point on a non-tangent curve to the right having a
radius of 1443.57 feet, the radius point of which bears South 66 degrees 45 minutes 59 seconds East
(the following five courses being along said easterly right of way); (1) thence northeasterly along said
curve an arc distance of 311.27 feet to a point which bears North 54 degrees 24 minutes 43 seconds
West from said radius point; (2) thence North 35 degrees 35 minutes 17 seconds East a distance of
426.04 feet to a point on a tangent curve to the left having a radius of 820.21 feet, the radius point of
which bears North 54 degrees 24 minutes 43 seconds West; (3) thence northerly along said curve an arc
distance of 507.62 feet to a point which bears South 89 degrees 52 minutes 19 seconds East from said
radius point; (4) thence North 00 degrees 07 minutes 41 seconds East a distance of 258.32 feet; (5)
thence North 34 degrees 37 minutes 42 seconds East a distance of 27.30 feet to the Point of Beginning,
containing 95.82 acres, more or less.
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City of Carmel
Via email: timothy.ochs@icemiller.com
Original by mail
September 11, 2007
Mr. Timothy Ochs
Ice MilleT, LLP
One American Square, Suite 3100
fudianapolis, IN 46282-0200
RE: Legacy PUD, 2-501-07- CCRC Memory Units
Dear Mr. Ochs:
This letter is in response to your requestJor a determination of classification faT memory units as part of a
continuing care retirement community (CCRe) in the Legacy POO.
I have taken some time to lookinto this subject and have found that, in general, the memory units (with or
without kitchenettes) will have little impact on vehicle traffic, which is an important consideration when
measuring their impact on the overall allowable density for Legacy.
Consistent with my letter to you dated July 10,2007, the CCRC memory units shall be considered alike to
the skilled nursing facility (SNF) units, in that they do not fulfill the defipition of Dwelling in the Legacy
PUD, and, as such, will not be counted against the maximum Base Unit limitations (1344), nor shall they be
measured against the overall allowable number of combined units, including Based Units and Ancillary
Units (1829). .
If you have questions or comments concerning any of the above, please do not hesitate to call me at 571
2422.
Yours truly,
Carmel Department of Community Services
Michael Hollibaugh, Director
Copy: Charlie Frankenberger, Nelson & Frankenberger attorneys
file
Page 1
ONE crnc SQUARE
CARMEL, INDIANA 46032
317/571-2417
City of Carmel
Via email: timothy.ochs@icemiller.com
Original by mall
July 10, 2007
Timothy Ochs
Ice Miller, LLP
One American Square, Suite 3100
Indianapolis, IN 46282-0200
HE: Legacy PUD
Dear Mr. Ocbs:
Regarding your question about use classification presented at out meeting on July 9, it has been determined that
skilled nursing facility (SNF) units, in conjunction with a continuing care retirement conununity (CCRC), wHl
not count toward. the maximum unit limitations of the Legacy development as described in Section ] 7 of the
Legacy PUD ordinance 2-501-07. The use in question (nursing beds) is considered an accessory use.
If you have any questions Or if LIbay be ohssistance. please feel free to contact me.
Sincerely,
/1--y?/
t'~iChael P. aOllibaUgh, Director
Department of Community Services
City of Carmel
File: LegacyPUD-CCRC.doc
Page I
ONE CIVIC SQUARE
CARMEL. INDIANA 46032
317(571-2417
Conn, Angelina V
Crom:
mt:
ro:
Cc:
Subject:
David Lucas [del@co.hamillon.in.us)
Tuesday, November 13, 2007 3:28 PM
Conn, Angelina V
Duncan, Gary R; McBride, Mike T
Legacy
Angie,
Good afternoon! Platinum went before the Board of Commissioners today for approval of
access on 146th Street. They received approval for four (4) access points. At the west
end of the project, the large lot residential, they will have a right-in / right-out /
left-in. East of the residential they will have a right-in / right-out. Community Drive
will be a full access and east of Community they will have a right-in only. We will be
working with them on the design of each entrance and some additional agreements for
signalization and requests for access in the future.
As soon as the minutes to the Commissioners meeting are available, I will forward you a
copy for your file. I will keep you informed as to the progress of plan approval. If you
have any questions, feel free to contact me.
Sincerely,
David E. Lucas
HCHD Staff Engineer/Road
1700 South 10th Street
Noblesville, IN 46060
(317) 773-7770 - Office
'117) 776-9814 - Fax
e-mail: del@co.hamilton.in.us
website: www.co.hamilton.in.us
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