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HomeMy WebLinkAboutBuilding Guidelines & Requirements Revised 7-31-98VILLAGE OF WESTCLAY BUILDING GUIDELINES AND REQUIREMENTS 12/16/97 Revised 07/31/98 INTRODUCTION The Village of WestClay "WestClay is a planned community consisting of two regulatory areas: (1) a Primary Area and (2) a Secondary Area. These areas are demarcated on the WestClay Development Plan. Construction of (i) any building, fence, wall, swimming pool, tennis court, patio, parking area or other structure on a lot, (ii) installation of any plantings or exterior lighting on a lot, (iii) installation or alteration of any signage on a lot, (iv) the removal of any tree having a caliper in excess of 8 inches, or (v) any other activity subject to Paragraph 20(c) of the Declaration of Covenants and Restrictions for WestClay (the "Declaration (all or any of the activities specified in the preceding clauses (i) (v) being referred to herein as "Building Activity require the prior written approval of the WestClay Architectural Review Board (the "Review Board and must be undertaken in compliance with the provisions of the WestClay Village Planned Unit District Zoning Ordinance (the "Zoning Ordinance Paragraph 20 of the Declaration and the rules, regulations and guidelines adopted by the Review Board (the Zoning Ordinance, Paragraph 20 of the Declaration and such rules, regulations and guidelines being together referred to as the "Building Requirements Building Requirements generally fall into three categories: (1) those applicable only to Building Activity in the Primary Area, (2) those applicable only to Building Activity in the Secondary Area and (3) those applicable to Building Activity in all areas of WestClay. ARCHITECTURAL REVIEW BOARD The Review Board is established pursuant to Paragraph 20 of the Declaration. The purpose of the Review Board is to regulate the design, appearance, use, location and maintenance of the land and buildings in WestClay in such a manner as to preserve and enhance values, maintain a harmonious relationship among structures, improvements and the natural environment, to implement the development standards and guidelines set forth in the Zoning Ordinance and to assure compliance with the architectural style and massing recommendations, building detail guidelines, listing of acceptable materials and colors, and landscape and streetscape details adopted by the Developer. LOT DEVELOPMENT PLAN A "Lot Development Plan" consists of (i) a site plan prepared and stamped by a licensed surveyor, engineer or architect, (ii) foundation plan and proposed finished floor elevations, (iii) building plans, including elevation of all facades and floor plans, (iv) material plans and specifications, (v) landscaping plan, (vi) exterior lighting plan, (vii) tree preservation plan, and (viii) all other data or information that the Review Board may request with respect to any Building Activity. 1 No construction may commence in WestClay without the prior written approval by the Review Board of a Lot Development Plan. Lot Development Plans must be submitted in duplicate. The site plan included therewith must include each of the items specified on the Plot Plan Checklist attached at Tab Faxed copies of site plans are not acceptable. Lot Development Plans may be approved, disapproved or approved subject to conditions. If approved, evidence of approval will be stamped on each copy of the Lot Development Plan and one copy will be returned to the owner or builder. If disapproved, written reasons for such disapproval will be furnished the owner or builder upon request. Lot Development Plans may be approved subject to conditions noted on the Lot Development Plan. Owners and their builders are responsible for making any changes specified in the conditional approval or otherwise taking such action as may be necessary to satisfy the conditions to approval. Failure to do so shall render invalid the approval of the Lot Development Plan. All Building Activity must be undertaken in strict compliance with the approved Lot Development Plan. Owners, prospective purchasers and their builders are encouraged to submit preliminary building plans to the Review Board for advice as to whether such plans are likely to be approved. Lot Development Plans should be delivered in duplicate to BRENWICK at its offices at 12722 Hamilton Crossing Boulevard, Carmel, Indiana 46032. Three to five days are generally required for review of a Lot Development Plan. The Zoning Ordinance includes specific Building Requirements that are not included in these Guidelines. EACH OWNER IS EXPECTED TO REVIEW CAREFULLY THE PROVISIONS OF THE ZONING ORDINANCE AND IS REQUIRED TO COMPLY IN ALL RESPECTS THEREWITH. These Guidelines impose certain Building Requirements that are more stringent than required by the Zoning Ordinance. In all such circumstances, the requirements of these Guidelines shall prevail. BUILDING REQUIREMENTS APPLICABLE TO ALL LOTS Exterior Colors and Materials ZONING ORDINANCE Exterior colors and materials must be approved by the Review Board before masonry work, painting and/or roofing commence. Chimneys must be finished with masonry or synthetic stucco. Natural materials are encouraged; aluminum and vinyl siding are not permitted. T -111 is prohibited. 2 An exterior colors and materials sheet in the form attached at Tab must be submitted to the Review Board as part of the Lot Development Plan. Tree Preservation Tree preservation plans must identify each tree on the lot which has a caliper in excess of 8 inches measured at 4 to 5 feet above grade "Significant Tree and indicate which Significant Trees, if any, are proposed to be removed in connection with Building Activity. 1 During Building Activity, adequate protective measures must be taken to minimize damage to existing trees and other vegetation to be retained in accordance with the Tree Preservation and Landscaping Plans. The builder shall make every reasonable effort to protect and retain existing trees and shrubbery not actually lying in building foundation and driveway sites and a construction activity area equal to 20 feet around the building foundation and driveway. No Significant Tree may be 1 removed from the lot except for those shown on the Tree Preservation Plan as intended for removal and which have been approved for removal by the Review Board. 1 BRENWICK has planted large maturing shade trees "Street Trees in tree lawns abutting the principal streets and the common areas throughout WestClay. Street Trees will be maintained by the WestClay Owners Association, but each Owner is responsible for replacement of any Street t Tree(s) damaged as a consequence of Building Activity on the Owner's lot. If the Owner fails promptly to replace a damaged Street Tree with a comparable one as directed by BRENWICK, then BRENWICK will do so and the lot will be subject to a lien for all costs and expenses incurred in connection with such replacement. The following measures shall be followed to protect existing trees to be retained on a lot, including Street Trees installed by BRENWICK: 1 (a) Prior to construction, tree protective barriers shall be placed around all trees to be saved and their root protection area(s), to prevent damage to them. These barricades shall be installed prior to grading, construction, or other land disturbing activity. The t barricades shall be constructed from material substantial enough to protect the roots, trunk, and crown on the tree, such as 2 "x4" standards and 1 "x4" rails, silt fencing or orange safety fencing, minimum 4' in height on metal posts. The barricade shall be placed at a distance from the trunk, equal to the farthest drip line of the tree and should include the total area beneath the tree's canopy. Alternative tree protection measures proposed by the builder will be considered in order to assure maximum preservation on specific lots. (b) No soil disturbance or compaction, stock piling of soil or other construction materials, vehicular traffic, or storage of heavy equipment are allowed in the areas designated for protection. (c) Root pruning shall be kept to an absolute minimum. 3 Landscaping (d) Pruning of existing trees shall be done according to accepted horticultural standards in a manner that preserves the character of the crown. (e) Grading must not encroach on a tree's root zone in ways that threaten the survival of the tree. Root cuts and fills must be limited to 1/4 of the area within the drip line of the tree. Any cuts must be clean and painted promptly with a tree paint. (f) No ropes, signs, wires, unprotected electrical installation or other device or material shall be secured or fastened around or through a tree or shrub. (g) A Lot Development Plan shall not be approved prior to approval of a Tree Preservation Plan. A landscaping plan must be submitted for each lot. Each landscaping plan will be reviewed by landscape design consultants who will recommend to the Review Board whether such plan should be approved, approved subject to conditions or disapproved. Plans are to be submitted within 60 days after the start of the foundation. The Declaration requires that landscaping (other than Street Trees) be installed within 30 days following substantial completion of the residence. Minimum landscaping standards apply to installation in the front yard only. A minimum plant expenditure amount (not including installation, labor, mulch, seeding or sodding of the lawn) has been established for each area in WestClay. Such minimum expenditure amount is set forth at Tab The Development Plan for WestClay contemplates that Street Trees will be planted at 30 to 40 foot intervals in tree lawns abutting all streets in WestClay. Certain of the required Street Trees have been or will be planted by BRENWICK. To the extent not planted by BRENWICK, each Owner is required to plant Street Trees of a designated size and species within tree lawns abutting the Owner's lot at locations designated by BRENWICK on the approved Landscape Plan. No Owner will, however, be required to plant more than 4 Street Trees in the tree lawn(s) abutting the lot. Street Trees to be planted by Owners must be planted within 90 days following the earlier of (i) the date the foundation for the home is completed or (ii) the date a temporary driveway is installed on the Lot, weather permitting. The City of Carmel will not grant a certificate of occupancy for the home if the required Street Trees have not been properly planted and maintained and the Review Board may levy an Architectural Control Assessment against the lot if the Owner fails to plant the required Street Trees within the specified period. The Owner will be responsible for maintenance and replacement of the Street Trees for a period of one year from the date they are planted; thereafter, maintenance and replacement will be the responsibility of the Owners Association. Ten days are required to review landscaping plans. Sizes and names of all plant material must be specified. Landscaping Plans must be approved before any landscaping materials are installed. 4 Driveways Installation of driveways are subject to the following Building Requirements: (a) Prior to commencing any Building Activity on the lot, a builder or owner shall excavate and install a temporary stone driveway on the lot. Such driveway shall consist of all #53 stone or a combination of fabric, #2 stone and #53 stone. The purpose of the temporary entrance is to prevent the tracking of mud and debris onto the streets. (b) Upon completion of the construction, the temporary stone driveway shall be surfaced with a dust -free approved surface to a depth of at least 4 inches. At no time shall the driveway material be placed within the flow line of the curb. (c) The width of the finished drive shall be no more than 12 feet at the sidewalk with maximum five foot tapers between the sidewalk and the curb. (d) Under no circumstances shall a driveway's entrance be constructed or placed behind or over a street inlet casting or manhole. (e) Driveways which cross sanitary or storm sewer lines must do so at a 90 degree angle. (f) All curb cuts are to be saw cuts. Lot Maintenance During Building Activity Each builder is responsible for maintaining his/her site in a clean and orderly manner. Lots should be kept clean and mowed. Trash must not be deposited on other lots. An on -site trash dumpster is required. During periods of construction on a lot, the builder or owner shall provide adequate physical barriers such as erosion silt fencing, straw bales, etc. along the entire street frontage of a lot to prevent mud and debris from washing from the lot onto the streets and eventually into the storm sewer system. Similar methods shall be used to prevent silt from entering and clogging drainage ways. If these measures are not in place 10 days after the start of construction on the lot, the Developer or Owners Association has the right to install required erosion measures and place a lien on the lot to recover the amount of funds expended to perform the work. Temporary seeding of all disturbed areas of a lot must be done to preserve topsoil prior to final grading and seeding. Lots may contain compacted fill materials. This soil, although it has been assumed to be properly compacted, may not contain similar engineering properties of undisturbed soils for the purpose of foundation construction. It is suggested that a lot purchaser consult the construction plans or the development plans on his/her lot prior to commencement of construction. 5 When the basement and/or foundation of the residence is constructed, stone shall be installed over the path of the driveway as shown on the approved building plans, and shall be level with the curb at the lot line to avoid curb break -up. The surface and sub surface drainage system shall not be altered in any way from the conditions specified in the development plan for WestClay and in the approved building plans for the lot. All trash generated on the lot shall be hauled away from WestClay on a regular (not less than weekly) basis and the construction site shall be kept neat and orderly at all times. Construction on the lot shall be undertaken in such a manner as to preclude debris entering or blocking the storm sewer inlets. Water service cuts shall not undermine the curbs or alter the sub surface drainage system. Any excavated area which adjoins the curb will be backfilled with granular fill to within 10 inches of the top curb. Vehicles are not to be driven across other lots and trash is not to be deposited on adjoining lots. Mud tracked onto the streets must be scraped off in a timely manner. Whenever possible, vehicles should be parked on one side of the street to insure that traffic can flow through the area smoothly. Newspaper Boxes Newspaper boxes or receptacles are not permitted in any front or side yard Fencing All fences require approval by the Review Board prior to installation. No chain link, stockade or split rail fencing is permitted. For approval of fencing, the following must be submitted to the Review Board: plot plan dimensions and placement of structure photograph or brochure picture color vendor of fence and fence installer Exterior Lighting Prior to the installation of exterior lighting, an exterior lighting plan must be submitted to the Review Board for approval which shows the proposed location on the lot of the required front yard light and/or alley light and identifies the type(s) and location(s) of all other exterior lighting proposed for installation on the lot. 6 Accessory Structures and Appurtenances Any and all improvements made to a homesite (including pools, swing sets, decks, gazebos, satellite dishes, etc.) must receive prior approval by the Review Board. Concrete pads for basketball goals must not be placed within plotted drainage, utility, or pipeline easements located on any lot. No mini barns, satellite dishes greater than 18 inches in diameter, above ground pools, window air conditioners or storage sheds will be approved. Free standing flagpoles are not permitted on residential lots. The following items may not be located in front yards, side yards facing a street, sidewalk or path (unless totally concealed by an approved fence or wall or visually impervious landscaping), nor be visibly obtrusive from nearby streets: clothes drying apparatus, air conditioner equipment, electrical or gas meters, solar panels, antennas, satellite dishes, garbage cans, bird baths or statuary (except that of museum quality which may be located in front and side yards), synthetic fauna and flora, permanent grills, in- ground swimming pools, firewood (except on porches), rock gardens and vegetable gardens, recreation and play equipment, doghouses and dog runs, hot tubs and spas, etc. Flagpoles less than 6 feet long may be mounted at an angle to porch columns or posts and building walls. For approval of accessory structures and appurtenances, the following must be submitted to the Review Board: plot plan dimensions and placement of structure photograph or brochure picture color Accessory Dwellings Accessory dwellings require the same approvals as principal dwellings and are subject to the same Building Requirements. Accessory dwellings are limited to 850 square feet in floor area. A detached accessory dwelling may be housed in a building containing only the dwelling or in a building which contains a garage, workshop, studio, home -based office or other similar permitted use. There may not be more than one accessory dwelling located on the lot in addition to the single family dwelling. An attached accessory dwelling must be subordinate to the principal structure characterized at minimum by a lower ridge line. The maximum building height is less than that permitted for the principal dwelling and the Zoning Ordinance should be consulted for the maximum permitted height. 7 BUILDING REQUIREMENTS APPLICABLE IN THE SECONDARY AREA Building Standards Minimum standards for residences in the Secondary Area are as follows: Minimum side yard: 8% of the width of the lot or 5 feet, whichever is greater Side yard aggregate: 18% of the width of the lot or 15 feet, whichever is greater Minimum rear yard: 20 feet Maximum building coverage: 50% Maximum building height: 30 feet on lots less than 100 feet in width at the building line; 35 feet on lots 100 feet or greater in width at the building line Minimum size of a two story residence in finished square feet, if located on a lot having a width at the building line of Front -load garage: Main FIoor of Two Story less than 90' 1,200 2,000 90' 1,500 2,400 100' 1,800 3,000 110' 1,800 3,000 120' 2,000 3,200 in excess of 120' 2,200 3,400 15 feet behind front of home; rio front load garages are permitted fronting Meeting House Road, Horseferry Road, Broad Street, Hourglass Drive or Towne Road Side elevations on corner lots: Must wrap to match the front facade See illustration of applicable area and bulk regulations applicable in the Secondary Area at Tab 8 One Story/ All Floors (Two Story) Building Materials Masonite is not permitted. Landscaping Landscaping plans must include, in addition to any required Street Trees, two flowering trees from the following list, which trees must be placed on the lot so that they are visible from the street: Driveways Sidewalks FLOWERING TREES Crabapple (and varieties) Hawthorne (and varieties) Aristocrat Pear Redbud Dogwood (and varieties) Magnolia Serviceberry Amur Maple If an Owner elects to plant shade trees other than Street Trees, the species and location of such additional shade trees must be shown on the Landscaping Plan and approved by the Review Board. Trees must be at least a two and one half inch caliper. Installation of driveways are subject to the following further building requirements: (a) The paved surface of the finished drive must be positioned so that it is no closer to any Street Tree than 5 feet. If the location of existing Street Trees does not make this feasible, then existing Street Trees shall be relocated in the tree lawn by the lot owner at his/her expense to effect the required spacing. The proposed site for a relocated Street Tree must be approved by BRENWICK prior to the relocation. (b) Driveways should generally be located no closer than 2 feet to the lot line. However, turnaround areas for side loading garages only may be placed within 6 inches of the lot line as long as the driveway is built to grade. For such turnaround areas, it is suggested that a curb or bumper be installed to prevent tires from damaging the lawn of adjoining lots, as well as to direct storm water drainage from the adjoining lot. Turnaround areas not built at grade must be located an additional one foot away from the lot line for each vertical foot above or below grade; i.e., a one to one slope. Sidewalks must be installed within 30 days following substantial completion of the home, or within one year following purchase of the lot, whichever occurs first, at the locations on the lot specified on the Lot Development Plan. Sidewalks along Horseferry Road, 131st Street, Towne Road and Meeting House Road must be a minimum of five feet wide; sidewalks elsewhere in the Secondary Area must be a minimum of four feet wide. All sidewalks shall otherwise comply with current City of Carmel standards. Yard Lights Each lot owner must install a lamp and lamp post of uniform size, type and color equipped with a photo electric cell for automatic dusk -to -dawn illumination. The lamp post must be placed between the platted building line and the street right -of -way and shall be located no closer than ten feet from the back of the street curb and five feet from the edge of the driveway pavement. Power to the light must be provided by the electrical system of the home located on the lot. The yard light will be the maintenance responsibility of the lot owner who must replace burned out bulbs immediately upon noticing failure of the yard light to illuminate properly. An approved lamp and lamp post may be ordered from at (317) The cost of the lamp and lamp post, excluding installation, in 199, is Mailboxes All mailboxes in the Secondary Area (or parts thereof) must be of uniform size, type and color. Approved mailboxes can be ordered from Jeanne Carmody at Address Art, (317) 254 -1508. The cost of these mailboxes, including post and installation, in 199, is Fencing All fences must be located behind the frontage line in rear and side yards and are limited to wood picket or wrought iron fences not exceeding four feet in height, except as follows: (a) A 6 foot fence may be constructed along any rear or side lot line which is a part of the exterior boundary of WestClay; and (b) For purposes of affording privacy to a patio or deck area, a fence not exceeding 6 feet in height may be placed directly behind the house so that it is not visible from the street, but such fence may not extend further than one -half the distance between the rear facade of the house and the rear lot line. Wood fences must be left unpainted. Wrought iron fences shall be painted black. Perimeter fences must be located on line with fences on adjacent lots and must tie to adjacent fences at lot corners. No fence may be constructed along the bank of any lake or pond, whether or not such lake or pond is located partially upon, or adjacent to, the lot. 10 All fence heights are measured from grade level. All fencing must be purchased from and installed by an approved fence installer. Using a limited number of installers promotes an overall look of uniformity. Currently approved installers are: and An approved installer will submit the proposed fencing plan to the Review Board for approval. BUILDING REQUIREMENTS APPLICABLE IN THE PRIMARY AREA Thematic Character The Primary Area of WestClay will be unified by a common design theme reflective of the vernacular architectural styles found in a prosperous southern Indiana community which evolved over a period from 1810 to 1885. Civic and commercial buildings are predominantly in the Federal, Greek Revival, Italianate and Gothic Revival styles. Residential structures are predominantly Federal, Greek Revival and Gothic Revival in style, although later Victorian residential styles common in nineteenth century Indiana towns are encouraged. Structures are not required to be imitative, but must incorporate the salient features of the approved architectural style. Diversity of style and design elements is essential to avoid monotonous repetition. The design goal is to capture a moment of time which is convincingly reflective of the natural growth of a community over a 75 -year period. See illustrative examples of approved architectural styles at Tab General Design Principles 1. Buildings shall define the streetscape through the use of established setbacks along the build to line for each block. The streetscape shall be reinforced by lines of shade trees, and may be further reinforced by walls, hedges, or fences which define front yards. 2. Exterior public and semi- public spaces, such as courtyards or plazas, shall be designed to function, to enhance surrounding buildings, and to provide amenities for users, in the form of textured paving, landscaping, lighting, street trees, benches, trash receptacles, and other items of street furniture, as appropriate. Courtyards shall have recognizable edges defined on at least three sides by buildings, walls, elements of landscaping, and elements of street furniture, in order to create a strong sense of enclosure. 3. Buildings shall be designed to be compatible with the height and massing of adjacent buildings, as well as in relation to the human scale. 11 4. Buildings shall be located to front towards and relate to the street, both functionally and visually. Buildings shall not be oriented so that the primary facade fronts toward a parking lot. 5. Spatial relationships between buildings and other structures shall be geometrically logical and/or architecturally formal. On a lot with multiple buildings, those located on the interior of the site shall front towards and relate to one another, both functionally and visually. A lot with multiple buildings may be organized around features such as courtyards, greens, or quadrangles which encourage pedestrian activity and incidental social interaction among users. Smaller, individualized groupings of buildings are encouraged. Buildings shall be located to allow for adequate fire and emergency access. 6. Buildings should generally avoid long, monotonous, uninterrupted walls or roof planes. Building wall offsets, including projections, recesses, and changes in floor level should be used in order to add architectural interest and variety, and to relieve the visual effect of a simple, long wall. Similarly, roof -line offsets should be provided, in order to provide architectural interest and variety to the massing of a building and to relieve the effect of a single, long roof. The exterior of townhouses or apartments may be designed to appear as a single building. 7. Buildings facing a public street or open space should be architecturally emphasized through fenestration, entrance treatment, and details. 8. The architectural treatment of the front facade should be continued in its major features around all visibly exposed sides of a building. All sides of a building shall be architecturally designed to be consistent with regard to style, materials, colors, and details. Blank wall or service area treatment of side and/or rear elevations visible from the public viewshed is discouraged. 9. All materials, colors, and architectural details used on the exterior of a building shall be compatible with the building's style, and with each other. A building designed of an architectural style that normally includes certain integral materials, colors, and/or details shall incorporate such into its design. Public Viewshed As used in these Guidelines, "public viewshed" means that which is reasonably visible, under average conditions, to the average observer from a street, civic space or open space. Massing Building massing (height, width and depth) is controlled largely by lot size, build -to line and build -up line, but must be appropriate to the style of the building. Diversity in massing is encouraged to provide variety to the streetscape. Generally, buildings in the Primary Area will range from 2 to 3 stories in height. Not more than 25% of the buildings may be less than 2 stories. 12 For detached single- family homes, impervious surfaces generally may not exceed 50 The impervious coverage of attached residential and commercial structures in the Village Center will generally range from 60% to 70 Residential structures typically sit back 5 to 35 feet from the curb along an established build -to line set forth on the plat. A percentage of buildings along the street (not exceeding 25 may set back from the build -to line no further than 75% of the distance from the curb to the established build to line or extend forward of the build -to line by a maximum of 25% of the distance between the established build -to line and the curb. For single family detached dwellings set back from the sidewalk, balconies, bay windows and awnings may extend beyond the build -to line by the lesser of twelve feet or two feet from the sidewalk. Open porches and stoops must extend beyond the build -to line, but may not encroach on the sidewalk. For buildings set up to the sidewalk, balconies and upper level bay windows may encroach up to 6 feet beyond the frontage line but, if they encroach by more than 27 inches, must be at Least 8 feet above sidewalk grade. Stoops may encroach beyond the frontage line, but a minimum 3 feet width of sidewalk must remain unobstructed between the stoop and the curb. Building height is regulated by a build -up line ranging, in the primarily residential areas, from 25 to 35 feet measured from the street to the cornice line or to the roof edge line. To the extent consistent with the architectural style, ridge lines should generally parallel the street to afford the impression of greater lot width. Dissimilar cornice or roof lines among buildings on the same block is encouraged. Fifty percent of the structures in a block are expected to vary from the established build -up line, although no ridge line may be lower than the build -up line. Dwellings with a setback of less than 5 feet located on lots having a frontage of less than 32 feet should have their front entry set to one side of the facade to accommodate the possible future construction of a ramp for wheelchair access. See illustrations of applicable area and bulk regulations applicable to various lot types in the Primary Area at Tab Roofs The pitch, shape and form of the roof is a critical element in rendering faithfully an architectural style, establishing appropriate massing and creating a pleasing streetscape. The style, color and texture of the roofing material must be appropriate to the building style and should vary among structures of the same style. Roof pitches must be consistent with the style of the structure. Generally, roofs should be simply and symmetrically pitched and only in the configuration of gables and hips, with pitches ranging from 6:12 to 14:12. Shed roofs (which pitch in one direction) are permitted only when the 13 ridge is attached to an exterior wall of a building, in which instance the pitch shall be between 4:12 and 14:12. Flat roofs, if necessary to the historic style of the structure, are permitted if edged by a railing or parapet. The railing pattern must be consistent with the style of the structure. Roofs should be clad in wood shingles, slate or diamond tab asphalt shingles or similar material and should have an architecturally correct overhang if appropriate to the style. All vents, attic ventilators, turbines, flues and other roof penetrations must be painted to match the color of the roof or flat black except those made of metal which may be left natural. Gutters and downspouts should be appropriate to the style of the structure. Gutters built of wood shall be oiled or oiled on the interior and painted on the exterior. Metal gutters and downspouts shall be painted or galvanized except copper which must be left to age naturally. Copper anodized aluminum gutters and downspouts are not permitted. Facades Facades must have a defined base or foundation, a middle or modulated wall and a top formed by a pitched roof or articulated cornice, in each instance appropriate to the building style. All buildings, other than those occupied for retail purposes and except to accommodate handicapped access requirements, must be raised above the sidewalk grade, generally by a minimum of 30 inches. Approved facade materials include: smooth cut cedar shingles (4 -6" exposed to the weather); wood clapboard (4 -6" exposed to the weather); wood beaded siding (7" exposed to the weather); brick; stone; stucco with smooth finish; and dryvit or equivalent. Exposed foundation walls must be built of brick, local fieldstone, parged block, smooth finished poured concrete, or painted brick -form poured concrete. Foundation walls of poured concrete which are visible from a public viewshed may be exposed no more than 12 inches above grade. No concrete block may be exposed. Building facades of wood or hardboard shall have all openings trimmed in wood boards 2 to 4 inch nominal width and corners trimmed in wood boards of 4 to 6 inch nominal width (except where the style requires a wider width). Doors may have wider trim. Facades constructed of more than one material shall only change material along a horizontal line (not a vertical or diagonal line). The heaver material shall always be placed beneath the lighter material. The front and side facades of all buildings located on lots having a width at the frontage line of more than 70 feet shall be of the same materials and similarly detailed except where inappropriate to the historic style of the structure. Brick or stone may be limited to the front facade of structures located on smaller lots (which are not corner lots) if the masonry materials return onto the side facade to coordinate with the front facade. 14 Front and side facades of a building located on a corner lot shall be of the same materials, similarly detailed. Corner lots are those at the intersection of streets, alleys, paths, parks and other public access areas. Gables atop brick walls may be finished in stucco or wood if appropriate to the historic style of the structure; otherwise, the gables should be finished in brick. Brick shall be laid in a horizontal running bond pattern with accents of soldier courses and brick patterns with mortar joints of raked or grapevine pattern of not more than 1/2 inch in height. Stone shall be set in an uncoursed ledgerstone pattern. Butt joints between wood siding pieces may be caulked or covered, but must be painted. Entrances All entrances to a building should be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticoes, porches, overhangs, railings, balustrades, and other appropriate design elements, where appropriate to the architectural style. Any such element utilized shall be architecturally compatible with the style, materials, colors, and details of the building as a whole. The location, orientation, proportion and style of doors must faithfully reflect the style of the structure. Sidelights, trim and transoms appropriate to the style must be incorporated in entries. Doors may be of wood, embossed steel, or fiberglass with a wood veneer. "Sliding" or "patio" doors are permitted if not visible from a public viewshed. Storm doors and screen doors shall be full view without decorative trim. Double doors shall not exceed 5'4" in overall width unless divided by a 4 inch minimum width post. Doors shall have glass, raised panels, or both. Storm doors and screen doors shall be finished to match the door they serve or the trim around it. Front stoops shall be made of brick, concrete or stone. Side and rear stoops may be wood. Windows Fenestration shall be architecturally compatible with the style, materials, colors and details of the building. Window design is an integral feature of an architectural style. The number of panes, the way it opens, the trim around it and whether it is embellished with shutters must be consistent with the style of the structure. Variation in window size, configuration, spacing and number of panes can distinguish structures and contribute to a pleasing mix of compatible facades. Windows should be 15 vertically proportioned with upper story windows vertically aligned with the location of windows and doors on the ground level, unless inconsistent with the architectural style. Windows shall be built of wood and may be clad in white vinyl or metal. Glass shall be clear and free of color except where stained or art glass is appropriate to the historic style of the structure and except that frosted glass is permissible if not visible from a public viewshed. Glass blocks are not permitted. Tinted glass may be used in solariums if not visible from a public viewshed. Storm windows and screens shall be of the same material as the windows they serve. Except for commercial buildings, single glass panes shall be no larger than 20 square feet and total fenestration on the front facade shall not exceed 30% of the total surface area unless otherwise required to render faithfully the historic style of the structure. Two or more windows in the same rough opening and visible from a public viewshed shall be separated by a post a minimum of 4 inches wide. Generally, windows on street elevations should be no closer than 2 feet to the corners of the building. Only wood shutters are permitted on elevations visible from a public viewshed. Vinyl shutters are permitted on elevations not visible from a public viewshed. Shutters shall be incorporated on all structures the historic design of which included shutters. Where shutters are an optional feature, they shall be applied to all or none of the typical windows on any given elevation. Shutters shall be shaped, sized and proportioned to the windows they serve. Shutters shall be fully functional with all necessary hardware or shall be provided with adequate hardware to make them appear functional and shall be mounted as if hinged to the window sash. Snap -in muntins may be provided in lieu of actual muntins if the surface facing the exterior is milled and painted to match the exterior sash. Porches Consistent with the architectural style, all detached housing structures are expected to have a porch with a minimum depth of 8 feet which extends 40% or more along the front or side elevation or a portico. Side porches are permitted only if appropriate to the style of the home. No screen porches are permitted beyond the build -to line. Porches may have exposed beams or rafters or a finished ceiling, as appropriate to the house style. Generally, porches should have a vertical emphasis. Porticos, rather than porches, are most appropriate for the Greek Revival style. Porches shall be made of wood, or concrete faced on three sides with brick or stone. Posts, columns and balustrades shall be wood; railings shall be wood, steel or wrought iron. Wood posts shall be no less than 6 inches nominal width or depth and chamfered at the corners. Balusters shall not exceed 3 1 /2 inches on center. The undercroft of porches visible from a public viewshed shall be skirted by wood or lattice with not greater than 1 -1 /2 inch spaces between the boards. 16 Wood porches, stoops, railings, etc. shall be painted. Steel or wrought iron railings shall be painted black. Trim Eaves, corner boards, gable and eave boards, pediments, friezes, lintels, pilasters, sills, quoins, bargeboards, belt courses, balustrades, brackets, hood molds and other trim features are defining characteristics of various approved architectural styles and must be included in the design of the structure. The absence of essential detail detracts from the integrity of the design and destroys the character of the facade. The entablature is a defining design element in Greek Revival architecture and should receive careful attention. With Gothic Revival designs, special attention must be given to gable -ends. Columns and pilasters shall be of an order appropriate to the architectural style of the structure. Stone or precast concrete lintels shall extend horizontally beyond the window opening a dimension equal to the height of the lintel. Brick lintels shall extend a minimum of one brick beyond the opening. Dormers, Gables, Bays and Towers Dormers are frequently found on houses designed in the Federal style, particularly in those structures reflecting the transition from the Georgian style. The proportion of dormers is critical to the successful articulation of the roof line. Attention to window detailing of dormers is as important as that to be given the primary facade windows. Dormers shall be roofed with a symmetrical gable, hip or barrel roof. Gothic Revival is characterized by acute angled gables enriched with bargeboards which hang from the projecting end of a roof, cover the gables and are often carved and ornamented. Other Gothic details include swags attached to the verge of the eave, extending only part way down the rake of the gable, a triangle (peak decoration) which fills the void at the peak of the gable and gable end ventilators. Appropriate detailing of such features is essential to effect a correct design. High -style Italianate homes often included towers and bays protruding from and above the main block of the house. The location and scale of such features is important. Protruding towers are characteristic of Queen Ann structures. Piers and Arches Piers and arches shall be constructed of brick or block with a stucco finish. Masonry arches shall not be less than eight inches in thickness. Keystones in masonry arches shall be centered on the arch and have sides radial to the arch. Piers of masonry shall be no less than 12 inches in width and 8 inches in depth. 17 Other Decorative Elements Belvederes, copulas and pergolas are permitted if appropriate to the style, well proportioned and fully detailed. Chimneys Chimneys are required on all detached single family residences and must be located appropriately for the style of the home. Exposed surfaces of all chimneys must be brick, stone or stucco, with chimney caps if appropriate. Flues must be tile or metal. Storefronts Storefronts are an integral part of a building and shall be integrally designed with the upper floors to be compatible with the overall facade character. Ground floor retail, service, and restaurant uses should generally have large pane display windows. Such windows shall be framed by the surrounding wall and shall not exceed 75 of the total ground level facade area. Buildings with multiple storefronts should be unified through the use of architecturally compatible materials, colors, details, awnings, signage, and lighting fixtures. Awnings Fixed or retractable awnings are permitted at ground floor level, and on upper levels where appropriate, if they complement a building's architectural style, materials, colors, and details; do not conceal architectural features, such as cornices, columns, pilasters, or decorative details; do not impair facade composition; and are designed as an integral part of the facade. Canvas is the preferred material, although other water proofed fabrics may be used; metal or aluminum awnings are prohibited. If awnings are used on buildings with multiple storefronts, the awnings should be compatible so as to unify the structure. Awnings may not be visually obtrusive to adjoining structures, nor may they be of the quarter -round variety. Awning style, color and material are subject to approval by the Review Board. Light Fixtures Light fixtures attached to the exterior of a building shall be architecturally compatible with the style, materials, colors, and details of the building. The type of light source used on the exterior of buildings, signs, parking areas, pedestrian walkways, and other areas of a site, and the light quality produced, shall be the same or compatible. Facades, if lit, shall be lit from the exterior, and, as a general rule, lights should be concealed through shielding or recessed behind architectural features. The use of low pressure sodium, flourescent, or mercury vapor lighting either attached to buildings or to light the exterior of buildings is prohibited. Mounting brackets and associated hardware should be inconspicuous. 18 Protruding Elements All air conditioning units, HVAC systems, exhaust pipes or stacks, elevator housing, and (to the extent permitted by federal law) satellite dishes and other telecommunications receiving devices shall be screened from view from the public right -of -way and from adjacent properties by using walls, fencing, roof elements, penthouse -type screening devices, or landscaping. No satellite dishes greater than 18 inches in width are permitted on a lot and no satellite dish may be located within 6 feet of the front facade. Skylights shall be flat in profile. Skylights, solar panels, vent stacks and other roof protrusions shall not be placed on a roof facing a street nor shall they be visibly obtrusive from public viewsheds. Front Yards Front yards should be defined by fences, walls, hedges or a combination of such items. Fences should not be less than 3 feet high, normally should not exceed 5 feet in height, and should be constructed of wood pickets, wood lattice, wood board, steel or wrought iron. Where the yard is at a higher elevation than the sidewalk, walls are recommended. Walls may be of brick, stone or block covered with stucco and painted, if compatible with the design of the residence. Concrete walls are not permitted. The entranceway and lot corners shall be articulated with larger (taller and fatter) posts or other embellishments. Rear and Side Yards Back yards of lots fronting on alleys and lots less than 65 feet in width should be defined by the wall of the garage, fencing or other appropriate screening. Similar screening of side yards behind the build -to line is recommended for smaller lots. Walls and fences may not exceed 6 feet in height along the rear and side yard lines. Each single family dwelling (except accessory dwellings) must have a private yard or patio in the rear and/or side yard enclosed by a wall, fence, trellis, or lattice, evergreen hedge, vines or some combination thereof. The height of a yard enclosure may not exceed 6 feet. The height of a patio enclosure if located within the permitted building area of the lot may not exceed a height of 9 feet; if not so located, the maximum height is 6 feet. A yard or patio enclosure must be suitable to provide privacy and screen views of neighboring uses. Such privacy areas should be a minimum of 400 square feet in area. Subordinate structures attached to single family dwellings, such as decks, garages, porches, utility rooms and similar features may extend into the required rear yard up to 25% of its depth, and may consume up to 20% of its area. Such extensions may not exceed 50% of the width of the dwelling at the rear building line. 19 Colors Base colors and complementary or contrast colors should be compatible with the style of the structure. Driveways Driveways are generally not permitted on lots served by alleys. Driveways may be occasionally permitted across the side yard on a corner lot if the side yard fronts on a secondary street. Driveways may also be permitted on lots having a width of not less than 65 feet if an adverse effect on the streetscape will not result. Driveways may not exceed 12 feet in width between the frontage line and garage apron, nor exceed 12 feet in width between the frontage line and the curb. Driveways may not be located front of the building facade closer than 2 feet to the lot line unless a shared driveway, nor further than 5 feet. Curb cut may not exceed radius of 3 feet. A maximum angle of 60% is permitted for the driveway apron between the frontage line and the build -to line. Shared driveways are encouraged and shall be located on the common lot line. If a driveway is not shared, the driveway should be located along the side yard line most distant from the driveway on the adjacent lot. Turnaround areas for side loading garages only may be placed within 6 inches of the lot line as long as the driveway is built to grade. For such turnaround areas, it is suggested that a curb or bumper be installed to prevent tires from damaging the lawn of adjoining lots, as well as to direct storm water drainage from the adjoining lot. Turnaround areas not built at grade must be located an additional one foot away from the lot line for each vertical foot above or below grade; i.e., a one to one slope. Driveways between the curb and the rear facade of the principal structure on the lot must be of textured or scrolled concrete, preferably colored, or brick or stone pavers. Asphalt is not permitted in such area. Driveways must be appropriately edged. Street Trees may not be disturbed by driveway curb cut. The Review Board may require the owner to relocate existing Street Trees at the owner's expense to accommodate installation of a driveway. Garages See illustrations of driveway placement at Tab Detached garages should be located in the rear yard, set back the greater of (a) 3 feet from the property line or (b) 5 feet from the edge of the alley pavement, and should have the appearance of a traditional outbuilding. A 3 foot side yard to provide access for maintenance should be maintained between the garage and the side yard line unless a maintenance easement exists on the 20 adjoining lot. Garage doors may be directly perpendicular to or parallel with the alley, although parallel access is not feasible for lots less than 50 feet wide. Where lot size and house design are conducive to an attached garage, design considerations assume great importance. Garages should be recessed from the front facade of the house by a minimum of 20 feet and visually designed to form a secondary building volume. Generally, garage doors should not be visible from the street. If visible, two car garages shall be designed with two single doors for consistency of visual proportion. All garages with more than two cars shall be turned such that the bays are not visible from the street. The garage may not be a dominant visual element of the viewshed from the street. Garage doors shall be built of wood, embossed hardboard, embossed steel or fiberglass with a wood veneer and shall have glass, raised panels, or both. Garage doors shall not exceed 8 feet in height or 8 feet in width if the garage is accessed from a street or 18 feet in width if it is accessed from an alley. Each owner of a lot abutting an alley is required to install a garage- mounted or pole light adequate to illuminate the adjacent alley. Such light shall conform to the requirements for yard lights applicable to structures in the Secondary Area. Sidewalks Sidewalks must be installed within 30 days following substantial completion of the principal structure on the lot, or within one year following purchase of the lot, whichever first occurs. Sidewalks from the front entry of the building to the public sidewalk shall be constructed of brick, slate or bluestone. Public sidewalks in predominantly residential areas must be 5 feet in width and constructed of textured or scrolled concrete or other approved pavement materials. Asphalt is not approved for such purpose. Sidewalks in commercial areas shall be a minimum of 8 feet in width and shall be constructed of brick, slate, colored/textured concrete pavers, concrete, concrete containing accents of brick, or some combination thereof compatible with the style, materials, colors and details of the surrounding buildings. Sidewalks must be flush to the ground and constructed in accordance with the design standards of the City of Carmel to the extent such standards are not inconsistent with the Zoning Ordinance or these Guidelines. 21 Walls and Fences Walls and fences shall be architecturally compatible with the style, materials, and colors of the principal building on the same lot. Stone walls or brick walls with a stone or cast stone cap, wood fences, decorative metal, or wrought iron fences, masonry or stucco walls, and stone piers are encouraged. Solid wood fences are permitted in rear and side yards only. Fence locations and patterns are subject to the approval of the Review Board. Garden walls shall be built of brick or stone to match the principal building at all front yards, side yards facing a street or path and rear yards facing a street. Gates in fences shall be built of the fence material. Gates in garden walls may be of wood, steel or wrought iron. Retaining walls not visible from a public viewshed may be constructed of brick, stone, concrete or wood. Fences along streets and paths on neighboring lots must be of different designs. Fences built of wood shall be painted white when facing streets, sidewalks, paths, parks or other public spaces. Fences built of steel or wrought iron shall be painted black. Brick walls shall be no less than 8 inches wide and capped. The cap shall overhang the wall no less than 1/2 inch on each side. Garden walls of brick or stone shall be capped in a brick rowlock course of brick, cut brick or dressed coping stone 1 -1/2 to 3 inches thick. Further specifications with respect to walls and fences are set forth above under the captions "Front Yards" and "Rear and Side Yards Decks Decks should generally be confined to the rear yard, should be visually unobtrusive from public viewsheds and should be scaled proportionately to the principal structure and the lot. The undercroft of decks visible from a public viewshed should be skirted by wood or lattice with not greater than 1 -1/2 inch spaces between the boards. Decks and stairs may be built of pressure treated wood. If visible from a public viewshed, they must be painted with the exception of the floor and the treads, which may be painted, stained or left unfinished. 22 Flower Boxes Flower boxes on windows and railings are encouraged and shall be made of wood. Premises Identification Each residential structure shall display a uniform street address plaque on the front facade at a location approved by the Review Board. Such plaque shall be of a size, style, color and material specified by the Review Board. An approved address plaque may be ordered from atacost(asof 199 Mailboxes The location, type, style, color, size and material of mailboxes are subject to approval by the Review Board. Signage All signage is subject to the approval of the Review Board and shall comply with the WestClay Sign Regulations. Home based Offices. A home -based office is permitted on a residential lot located in the Village Center or the Home -based Office Area if the office is approved by the Review Board and is (a) located in or attached to a single family detached dwelling or (b) located in a detached accessory building or garage typically associated with such a dwelling. Detached home -based offices require the same approvals as principal dwellings and are subject to the same Building Requirements. A home -based office may not exceed 1,000 square feet or 30 percent of the total square footage of the dwelling if attached to or incorporated in the dwelling. If located in an accessory building, the home -based office may not exceed 600 square feet. All exterior aspects of a home -based office must be consistent with the residential character of the neighborhood where located. Medical, dental and real estate offices are not permitted as home -based offices, nor is the retail sale of goods permitted from such an office. In addition to the family occupying the dwelling to which the use of the home -based office is accessory, there may not be more than three outside employees in the home -based office. 23 Employees and clients of a home -based office operation must park in on- street curbside parking spaces or in a rear or side yard parking area and may not park in the driveway forward of the front facade of the dwelling. The Lot Development Plan must show all proposed on -site parking for a home -based office. One wall- mounted sign with a sign area not exceeding 3 square feet is permitted if approved by the Review Board and a sign permit is obtained from the City of Carmel. 24