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HomeMy WebLinkAboutDesign Guidelines Compliance 5-1-12Section 1 – Site Standards Section 1.1: Conceptual Plan  The Gramercy proposed DP ADLS is very similar to the original proposed block plan.  This proposal anticipates a network of interconnected blocks – mimicking traditional residential block development.  There is a series of dedicated greenspaces both on the in interior of blocks, and in more public areas that are generally spaced to serve the entire development. Section 1.2: Open Space  This proposal has parks and greenspace as generally located in the conceptual PUD.  The walking distance radii are also very similar to the original concept. See attached park and walking radii plan.  The original PUD required 10% minimum open space. Buckingham committed to providing a minimum of 12% open space. This DP ADLS proposal has 30% percent open space. Section 1.2.1 Parks  The design guidelines require a 2 acre centrally located park. This proposal has 2 park designated areas that meet or exceed 2 acres. One is part of a system that includes active, passive, and linear park areas. This park also has additional area (above the two acres) that would be designated street plaza that we anticipate the use for festivals and outdoor gatherings.  Just north along the main n/s street is another 2 acre park that will feature active amenities, a walking/jogging loop, and open recreational field space. Section 1.2.2 Plazas  Contains central plaza surrounded by high architectural quality buildings and a clock tower.  Central plaza street will be raised to same level as surrounding sidewalks. Section 1.3: Lighting  Building and pole lighting is designed to not cast light off site, or skyward.  All exterior building lighting will be complimentary in style, material, and color.  Utility boxes and equipment will be screened from street views with the use landscaping and the built environment.  All light poles will be 25 feet max height.  All lighting and site furnishings will be complementary. 1.4: Landscaping  Landscaping has been designed to complement the architecture of each neighborhood. 11100022 DP ADLS – Gramercy Design Guidelines Response 4.10.2012  City of Carmel Urban Forester has been consulted and has commented on submitted plans. 1.4.1: General Landscaping Standards  All required calipers and height standards will be met with new plantings.  All existing healthy species of trees on site that are not within areas of infrastructure or new buildings will be preserved. 1.4.2: Perimeter Landscaping  Buffer yard plantings and sizes are met (N, W, and S require Type B bufferyards. E buffer yard is 30 feet and must also meet the Type B standard) 1.4.3: Street Trees  All new streets and existing ROW will have street tree plantings per spec. 1.4.4: Building Landscaping  Building base landscape standards meet or exceed these standards. See the extensive building base landscaping plans for the buildings under the landscape section of the submittal package.  Many blocks contain landscaped interior courtyards (private greens). 1.4.5: Maintenance  Owner will comply with maintenance requirements. 1.5 Parking 1.5.1 General Parking Standards  Required 1.5 spaces per dwelling unit, 1 space per 1000 sq. ft. of retail. 1928 spaces required. 2437 spaces provided. 1.5.2 Computation of Minimum Parking Requirements  This standard was used in calculating the provided parking spaces. 1.5.3 Parking Space Dimensions  Parking spaces have been sized to meet these standards on all plans both on and off street. 1.5.4 Bicycle Parking  Bike parking required: 1 space per every 5 units. 255 required. 285 proposed. 1.5.5 Surface Parking Lots  Surface lots are to the sides and rear of buildings. 11100022 DP ADLS – Gramercy Design Guidelines Response 4.10.2012  Parking areas are arranged in small series of bays with ample landscaping surrounding.  Driveways to parking areas do not exceed the size of the street they access.  All lots are visually screened from right of way. They do not extend pas the established building on line per each new block 1.5.7: Parking Structures  This plan contains no parking structures. 1.5.8: Residential Parking Garages and Driveways  All residential parking garages are to the rear (block center) of buildings. 1.6: Signage  Designed to comply. Full signage plan to be available for upcoming meetings. 1.7: Streets  Street layout, and design, has been done to encourage the use of public spaces. Street network creates a series of traditional neighborhood blocks. All streets have sidewalks and bike facilities. 1.7.1: General Street Standards  All streets are only as wide as necessary to accommodate safe traffic flow.  New sidewalks provide a minimum of 5 feet in width in all areas.  There are no cul-de-sacs in this plan.  Minimum rights of way are met (30 feet for two way streets, 25 feet for one way streets).  No travel lane is less than 10 feet in width.  Minimum separation distance between and internal street intersection and an adjacent perimeter street intersection is greater than 100 feet.  There are no blocks shorter than 100 feet.  All intersections intersect at angles not less than 30 degrees.  All curb and street centerline radii standards have been met.  There are no entrance islands in this plan.  Safe sight distances have been accounted for, and initially reviewed by engineering. 1.7.2: Pedestrian and Bicycle Circulation  Bike and pedestrian routes align and connect to off-site routes  Sidewalks or multi use paths are provided along both sides of public streets.  Sidewalks and paths will be constructed to the City of Carmel standards. 1.7.3: Materials and Furniture 11100022 DP ADLS – Gramercy Design Guidelines Response 4.10.2012  Sidewalks and plazas will be constructed of concrete, stone, pavers, or a combination thereof. As shown, the sidewalks are concrete, the plaza is comprised of stamped concrete, and there are paver accent areas.  Benches and trash receptacles will be provided in each park, plaza, and along sidewalks in select locations. 1.7.4: Conceptual Mixed Use Streets  Fronts of buildings are pulled up to all new proposed public streets.  Outdoor dining areas or gathering areas do not impede pedestrian traffic. 1.7.5: Conceptual Residential Streets  Public residential streets are narrow.  Buildings are generally positioned on the front property line. 1.7.6: Conceptual One-Way Street  There is 1 one-way street segment proposed. It provides on street parking on each side. 1.8.1: Stormwater Runoff  The proposed stormwater management system shall meet the pre and post construction stormwater treatment requirements of the City of Carmel. It is our intent to satisfy these requirements with the use of natural methods including but not limited to swales and rain gardens. 1.8.2: Stormwater Detention and Retention  There is no above ground storage in public rights of way. 11100022 DP ADLS – Gramercy Design Guidelines Response 4.10.2012 Section 2 – Architectural Design Standards 2.1: Introduction  The architecture in this proposal is based upon traditional design principles and architectural styles. This approach will encourage a timeless character and allows for some diversity and interest between neighborhoods and structures. 2.2: Building Design 2.2.1: Building Design Standards  Buildings are generally parallel and perpendicular to the public streets in this plan.  Pedestrian scale detailing has been added to each building – including window detailing, base courses, brick pattern details, and entry details.  Details have been added to core building corner segments (clock tower, curved walls).  Ground floor commercial uses are at least 12 feet in height.  Continuous facades have been broken up into visual segments. 2.2.2: Fences and Screening  There are no proposed fences on building facades.  All mechanical and telecommunication equipment at the ground level and roof tops will be completely screened from public right of way views. 2.2.3: Materials  All proposed materials include a selection of brick, stone, pre cast, and high quality siding (fiber cement).  There is no stucco within 8 feet of the ground.  In some instances the first floor and upper floors are comprised of different materials.  Front and rear materials are coordinated on all proposed buildings.  Front and side faces on corners have been treated similarly, and have the same approach to detailing.  Windows proposed will be vinyl clad (residential) and anodized aluminum (storefront).  Doors will be wood and anodized aluminum.  Trim will be fiber cement.  Visible roofing shall consist of asphalt shingles and in some areas potentially standing seam metal (detail accents).  Exterior walks, steps, stoops, and paving are all masonry, stone pavers, or poured concrete. 2.3: Windows 2.3.1: Window Standards  Windows are all compatible with their buildings style in terms of placement, color, and detailing. 11100022 DP ADLS – Gramercy Design Guidelines Response 4.10.2012  All facades of residential and commercial buildings have windows or appropriate imitation in areas where windows are not feasible or desirable.  Windows are generally vertically proportioned.  Windows are recessed and appear as individually “punched”.  There will be no reflective or opaque glazing at street level.  We have utilized special windows in select locations where appropriate with the building design.  In ground floor commercial uses a minimum of 60% of the first floor facade is glass.  Upper floor residential facades have a minimum of 20% window / transparency. 2.3.2: Shutters  Faux shutters have been sized to match the window openings where they have been used.  Shutters will be fiberglass or composite (shall not be plastic).  Shutters will appear operable via a slight projection where attached to the outer edge of the window. 2.4: Entrances All primary entrances are defined and articulated. Appropriate material for doors and frames will be utilized. 2.5: Roofs and Cornices 2.5.1: Cornices and Parapet Walls  There is articulation on all buildings where the roof meets the wall.  All flat roofs have a parapet wall. 2.5.2: Roof Shape  All proposed roof shapes adhere to traditional forms and proportions of the desired style.  Slope roofs heights from eave to peak do not exceed the height from grade to eave. 2.5.3: Roofing Color  All visible roof colors are muted (dark earth tones).  Flat and nonvisible roofs are typically white (to reflect heat). 2.5.4: Mechanical Equipment and Appurtenances  Parapets and other architectural features will be used to screen any and all roof top mounted equipment.  Downspouts and gutters have been located appropriately to the building design, and are not affixed to any prominent building elements. 2.6: Accents and Projections 2.6.1: Bays and Projections 11100022 DP ADLS – Gramercy Design Guidelines Response 4.10.2012  Overhangs and eaves are shallower than the main roof form, and are consistent on all sides.  Cornices and eaves do not project more than 4 feet. 2.6.2: Towers and Vertical Elements  Cupolas and a clock tower are included in this proposal.  All vertical elements are compatible with the style of the buildings where utilized. 2.6.3: Balconies  Balcony railings have been designed with transparency. 2.6.4: Awnings  Awnings, if utilized on the retail areas, or along street level entrances, will not be backlit, glowing, or oversized. Currently there are not awnings anticipated with the proposed buildings. 11100022 DP ADLS – Gramercy Design Guidelines Response 4.10.2012