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HomeMy WebLinkAboutBuilding Guidelines r,' ~~~ ...fl... I \ . , I"". . . VILLAGE OF WESTCLA Y BUILDING GUIDELINES AND REQUIREMENTS FOR COMMERCIAL CONSTRUCTION 06/15/04 l INTRODUCTION The Village of WestClay ("WestClay") is a planned, (mixed-use community containing two commercial areas: (1) the Village Center and (2) the Peripheral Retail Area. These commercial areas are demarcated on the W estClay Development Plan .and are referred to herein as the "Commercial Areas." COhstruction of (i) any building, fixture, equipment, recreational facility, fence, wall, patio, deck,. parking. area or other structure on a lot, (ii) installation of any plantings, other landscaping 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, pr (v) any other activity subject to Paragraph 6(c) of the Village. Center Supplemental Declaration' of Covenants and Restrictions for W estClay(the "Village Center Supplementa~ Declaration") ot Paragraph 6( c) of the Peripheral Retail Area Supplemental Declaration of Covenants and Restrictions for WestClay (the "Peripheral Retail Area Supplemental 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 ap~proval of the WestClay Design 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 6 of each of the Supplemental Declarations (referred to herein, together, as the "Supplemental Declarations") and the rules, regulations and guidelines adopted by the Review Board (the Zoning Ordinance, Paragraph 6 of the Supplemental Declarations and such rules, regulations and guidelines being together referred to as the "Building Requirements"). THESE BUILDING REQUIREMENTS MAY BE MODIFIED BY BRENWICK OR THE'REVIEW BOARD AT ANY TIME. . DESIGN REVIEW BOARD The Review Board is established pursuant to Paragraph 6 of the Supplemental Declarations. The purpose of the Review Board is to regu]ate the design, appearance, use, location and maintenance of the land and commercial buildings: in the Commercial Areas 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 ~ompliance with the architectural style and massing recommendations, building detail guideline~, listing of acceptable materials and colors, and landscape and streetscape details adopted by BRENWICK. 2 LOT DEVELOPMENT PLAN A "Lot Development Plan" consists of (i) a site plan prepared and stamped by a licensed surveyor, engin'eer or architect, (ii) foundation plan and prop6sed 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. No construction may commence in a Commercial Area: 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 as Appendix A. 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. Substantial penalties may be incurred by an Owner for failure to so comply, including but not limited to a lienable Architectural Control Assessment in the amount of $500 per day for each day the Owner is not in compliance. Owners are responsible for the Building Activities of all contractors and subcontractors engaged by them or otherwise acting on their behalf. 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 12821 East New Market Street, Suite' 200, Carmel, Indiana 46032. Ten (10) business days are generally required for revIew of a Lot Development Plan. I ZONING ORDINANCE I The Zoning Ordinance. includes specific Building Requirements that are not included in these Guidelines. EACH OWNER IS EXPECTED TO JillVIEW CAREFULLY THE PROVISIONS OF THE ZONING ORDINANCE AND IS REQUIRED TO COMPLY IN ALL RESPECTS THEREWITH. 3 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. GENERAL BUILDING REQUIREMENTS B'uildin2Desi2n The architectural design of all improvements to be located on the lot is subject to the prior approval of the Review Board. Only architectural styles designated by BRENWICK as appropriate for the area in which the lot is located will be approved. Exterior Colors and Mate'rials Exterior facade and roof colors and materials must be approved by the Review Board prior to commencement of construction and must be consistent with the design of the building and its thematic character. Chimneys must be finished with masonry or synthetic stucco. Natural materials are encouraged; aluminum and vinyl siding are not permitted. T -111 is prohibited. An exterior colors and materials sheet in the form of Appendix B must be submitted to the Review Board as part of the Lot Development Plan. Tree Prese'rvation Tree preservation plans must identify each tree on the 10t which has a caliper in excess of 8 inches measured at 4 t05 feet above grade ("Significant Tree") and indicate which Significant Trees, if any, are proposed to be removed in connection with Building Activity. 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 bvery 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 arou,nd the building foundation and driveway. No Significant Tree may be removed from the lot e~cept for those shown on the Tree Preservation Plan as intended for removal and which have bJen approved for removal by the Review Board. I BRENWICK has planted large maturing shade trees: ("Street Trees") in tree lawns abutting the principal streets and the common areas throughout ithe Village Center and will plant such trees along Ashworth and Montpellier Streets in the Peripheral Retail Area. Street Trees will be maintained by the Village of WestClay Owners Association, but each Owner is responsible for replacement of any Street Tree(s) damaged as a bonsequence of Building Activity I 4 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 by the builder to protect existing trees to be retained on a lot, including Street Trees installed by BRENWI~K: (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 barricades. shall be constructed from material substantial enough to protect the roots, trunk, and crown on the tree, such as 2" x 4" standards and 1" x 4", 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 Istorage of heavy equipment are allowed in the areas designated for protection. (c) Root pruning shall be kept to an absolute minimUm. (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 tone in ways that threaten the survival of the tree. Root cuts and fillls must be limited to 1/4 of the area within the drip line of the tree.' Any cuts must be clean and pai~ted promptly with 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. I (g) A Lot Development Plan shall not be approved prior to approval of a Tree Preservation Plan. Landscapin2 -5- A landscaping plan must be included as part of th:e Lot Development Plan. Each lan~scaping plan will be reviewed by the Review Board which will determine whether such plan should be approved, approved subject to conditions or disapproved. Landscaping must comply with Section 19 of the Ordinance and must be installed within 30 days following substantial completion of the building. Ten business 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. Drivewavs 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 drivew,ay 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 in the Village Center shall be no more than 12 feet at the sidewalk with maximum five foot tapers between the sidewalk and the curb. The width of the finished drive in the Peripheral Retail Area may extend to 18 feet at the sidewalk if the Design Review Board deems it appropriate to the site and the use. (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. -6- Lot Maintenan'ce Durin2 Buildin2 Activitv Each Owner is responsible for assuring that contract9rs maintain the building si~e in a clean and orderly mannet. Lots must be kept clean and mowea. Trash must not be deposIted on other lots. An oIl-'site trash dumpster is required and must be etnptied on a regular basis. During periods of construction on a lot, the builder ~r . 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 Ithe 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 inst~ll 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 preservJ 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 pro~erties of undisturbed soils for the purpose of foundation construction. Each lot purchaser shoulq consult the construction plans or the development plans on his/her lot prior to ~ommenceme~t ~, cO~struction. When the basement and/or foundatIon of the bUIldIng IS constructed, stone shall be installed over the path. of the driveway as shown on the apprbved 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 anld in the approved building plans for the lot. Construction on the lot shall be undertaken in such a manner as to preclude debris entering orblocking the storm sewer inlets. Water service cuts shall not undermine the curbs or a1te~ the sub-surface drainage system. Any excavated area which adjoins the curb will be backfillefi with granular fill to within 10 inches of the top curb. Vehicles are not to be driven across other lots and ~rash 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 stree~ to insure that traffic can flow through the area smoothly. -7- Fe'ncin2 All fences require approval by the Review Board pribr 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: ~ plqt plan ~ dimensions and placement of structure ~ photograph or brochure picture ~ color ~ vendor of fence and fence installer Exterior Li2htin2 . An exterior lighting plan must be included as part of the Lot Development Plan and must I show the proposed location on the lot and identify the type~s)and location(s) of all exterior lighting proposed for installation on the lot. Exterior lighting niust comply with the requirements of Section 21 of the Zoning ,Ordinance. Accessorv Structures and Appurtenances Any and, all improvements made on a lot must receive prior approval by the Review Board. I The following items may not be located' in front yards, side yards facing a street, sidewalk or path (unless concealed by an approved fence or wall or visually impervious landscaping), nor be visibly obtrusive from nearby streets: air conditioner equipment, electrical or gas meters, solar panels, antennas, satellite dishes, garbage cans, etc. I 'Flagpoles less than 6 feet long may be mounted at an angle to porch columns or posts and building walls. No free standing flagpoles are permitted. 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 -8- SPECIFIC BUILDING REQUIREMENTS Thematic Character The Village Center will be unified by a common I design theme reflective of the vernacular architectural styles found in an Indiana community rhiCh evolved over a period from 1810 to 1885. Commercial structures are to be predominantly Federal, Greek Revival, Italianate and Gothic Revival in style, although other nineteenth century Victorian commercial styles are encouraged if well executed. Commercial structures in the Peripheral Retail Area are to be designed in the art deco or art moderne styles common to commercial architecture duriJg the period from 1925 to 1940. Such styles reflect simple forms with flat roofs. Art deco desi~s have a pronounced verticality, are linear in form and are accentuated by stylized floral or gebmetric ornamentation in striking \ materials such as terra-cotta. Frequently seen motifs include faceted surfaces, zigzags, chevron patterns and octagon sh!lpes. Art moderne buildings have littlb surface ornament, the windows are grouped in bands and spandrels are expressed as continuors horizontals. Shop fronts in art moderne structures are streamlined using smooth and shiny surfaces with minimal joints (such as I enameled metal panels), incorporate tinted glass, interesting, if spare, graphics, and neon-light illumination and signage. Structures are not required to be imitative, but must inc(j)rporate the salient features of the approved architectural style. Diversity of style and desigrl elements is essential to avoid monotonous repetition. The design goal is to capture a mom9nt of time which is convincingly reflective of the natural growth of a commercial town center over a 75-year period and the extension of retailing to the periphery during the succeeding hallf century. I CORPORATE OFF-THE-SHELF DESIGNS ARE JOT APPROPRIATE TO THE VILLAGE OF WESTCLAY AND WILL NOT BE 1PPROVED. PROSPECTIVE . PURCHASERS SHOULD UNDERSTAND THAT THE D~SIGN REQUIREMENTS FOR I COMMERCIAL STRUCTURES IN THE VILLAGE OF WESTCLA Y ARE NOT SUBJECT TO NEGOTIATION. I General DesieD 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 frbnt yards. 2. Exterior public and semi-public spaces, such as courtyarks or plazas, shall be designed to function, to enhance surrounding buildings, and to provide arrlenities for users, in the form of textured paving, landscaping, lighting, street trees, benches, traJh receptacles, and other items of -9- street furniture, as. appropriate. Courtyards shall have recol.izable edges defined on at least three sides by buildings, walls, elements of landscaping, and elbments 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. I 4. Buildings shall be located to front towards and relate tp 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 strucles shall be geometrically logical and/or architecturally formal. On a lot with multiple buildin~s, those located on the interior of , the site shall front towards and relate to one another, both funbtionally and visually. A lot with multiple buildings may be organized around features such as dourtyards, greens, or quadrangles which encourage pedestrian activity and incidental social interaction among users. Smaller, individualized groups of buildings are encouraged. Buildinb 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 chdnges in floor level, to the extent consistent with the architectural style, should be used in ordet 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 variet~ to the massing of a building and to relieve the effect of a single, long roof (if appropriate to the style). The exterior of 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. I 8. The architectural treatment of the front facade should Je continued in its major features around all visibly exposed sides of a building. 9. All materials, colors, and architectural details used on ~he exterior of a building shall be compatible with the building's style, and with each othet. A building designed of an architectural style that normally includes certain integral matJrials, colors, and/or details shall incorporate such into its design. 10. Adaptation of design elements to accommodate specialized retail requirements is acceptable if executed with sensitivity and without material distbrtion of the overall design of the building. -10- PublicViewsh'ed 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. I Development Plan As used in these Guidelines, "Commercial Development Plan" means the plan prepared by BRENWICK establishing with respect to a lot the build-to dnd build-up lines and the massing and street orientation of buildings. Massin2 Building massing (height, width and depth) is controlle~ 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 Village Center will range Jom 2 to 3 stories in height. Not more than 25% of the buildings may be less than 2 stories. The majority of buildings in the Peripheral Retail Area will be one and one-half stories (or appear to be so from the front and sides), although two-sto~y buildings are encouraged. The I height qf buildings in the Peripheral Retail Area shall not be less than 20 feet unless the style, use and relationship to adjacent buildings reasonably accommodate a lesser height. The impervious coverage of attached commercial stJctures in the Commercial Areas will generally range from 60% to 70%. Commercial structures typically sit up to the sidewalk along an, established build-to line set forth on the Commercial Development Plan. In the Village ICenter, 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 e~tend forward of the build-to line by a maximum of25% of the distance between the established Build-to line and the curb. 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 encroacll 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 set forth In the Commercial Development Plan ranging from 20 to 50 feet measured from the street to thJ cornice line or to the roof edge line. To the extent consistent with the architectural style, ridge lines should generally parallel the , I street to afford I the impression of greater lot width. Dissimilar cornice or roof lines among I -11- buildings on the same block in the Village Center is encouraged. Fifty percent of the structures in a Village Center block are expected to vary from the estafulished build-up line, although no ridge line may be lower than the build-up line. I I I Roofs I \ The pitch, shape and form of the roof is a critical element in rendering faithfully an architectural style, establishing appropriate massing and creJting a pleasing streetscape. The style, color and texture of the roofing material must be apptopriate to the building style and should vary among structures of the same style. Roof pitches must be consistent with the style of the structure. Roofs in the Village Center should be simply and symmetrically pitched and only ~n the configuration of gables and hips, with pitches ranging from 4:12 to 14:12. Shed roofs (~hich pitch in one direction) are permitted only when the ridge is attached to an exterior wall of a building, in which instance the pitch shall be between4:12 and 14:12. Flat roofs appropriate tb the historic style of the structure are required in the Peripheral Retail Area. Pitched roofs should be clad in wood shingles, slate, diamond tab or other quality asphalt shingles or metal and should have an architecturally correct ov,rhang if appropriate to the style. All vents, attic ventilators, turbines, flues and other rodf penetrations must be painted to match the color of the roof or flat black except those made ofrJetal which may be left natural. Gutters and downspouts should be appropriate to the st~le of the structure. Gutters built of wood shall be oiled or oiled on the interior and painted ort the exterior. Metal gutters and downspouts shall be painted or galvanized except copper wh~ch must be left to age naturally. Copper anodized aluminum gutters and downspouts are not pednitted. I Facades I I 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 instancd appropriate to the building style. All buildings, other than those occupied for retail purposes and I except when handicapped access requirements must be accommodated, must be raised above thJe 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); wobd beaded siding (7" exposed to the weather); brick; stone; stucco with smooth finish; dryvit hr equivalent with smooth finish and, in the Peripheral Retail Area, terra cotta, glazed tile and enkel metal panels. -12- 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 I[exposed no more than 12 inches above grade. No concrete block may be exposed. I Building ,facades of wood shall have all openings triIlllmed in wood boards 2 to 4 inch nominal width and comers trimmed in wood boards of 4 to 6 inch nominal width (except where the style requires a wider width). Doors may have wider trim. No rough sawn trim is permitted. Facades' constructed of more than one material shall only change material along a horizontal line (not a vertical or diagonal line) except to the ~xtent otherwise required to effect the intended style. The heaver material shall always be placed beneath the lighter material. All facades of all buildings shall be of the same mate+als and similarly detailed except where inappropriate to the historic style of the structure or where sharing a party wall. Gables atop brick walls may be finished in stucco or lood if appropriate to the historic style of the structure; otherwise, the gables should be finished ik brick. Brick shall be laid and stone set in a pattern appropriat to the architectural style of the building. Butt joints between wood siding pieces may be daulked or covered, but must be painted. Entrances . . . I All entrances to a building should be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticoes! porches, overhangs, railings, b~l~strades, and othe~ design elements ~pprop?ate to the archifec~ural style. Any suc~ element utIlIzed shall be archItecturally compatIble wIth the style, matenals, 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 tie style must be incorporated in entries. Doors may be of wood, or fiberglass with a wood vene1er. In the Peripheral Retail Area, aluminum doors are acceptable. "Sliding" or "patio" doors ar1e permitted if not visible from a public viewshed. Storm doors and screen doors shall be full view without decorative trim. 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. -13- Stoops shall be made of materials compatible with the architectural style of the structure. If made of wood, stoops shall be painted a color approved by tHe Review Board. I Windows I I Fenestration shall be architecturally compatible with I the style, materials, colors and details of the building. I Window design is an integral feature of an architectura~ style. The number of panes, the way it opens, the trim around it and whether it is embellishe~ with shutters must be consistent with the style of the structure. Variation in window size, con,guration, spacing and number of panes can distinguish structures and contribute to a pleas~ng mix of compatible facades. Windows should be vertically proportioned with upper story windows vertically aligned with the location of windows and doors on the ground level, unless i~consistent with the architectural style. Windows shall be built of wood and may be clad in ~inYI or metal. In the Peripheral Retail Area only, aluminum windows are permitted. Glass shal[ be clear and free of color except where stained, tinted or art glass is appropriate to the historic I style of the structure and except that frosted glass is permissible if not visible from a publiclviewshed. Glass blocks are not permitted except in the Peripheral Retail Area. Tinted glass may be used in solariums in the Village Center if not visible from a public viewshed. I High quality vinyl shutters are permitted although Lood shutters are preferred on elevations visible from a public viewshed. Shutters shall be ~ncorporated on all structures the historic design of which included shutters. Where shutters are Ian optional feature, they shall be applied to all or none of the typical windows on any given eleration. 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 hardwar~ to make them appear functional and shall be mounted as if hinged to the window sash. I I Windows on elevations visible from a public viewshed shall have true divided lights or the appearance of true divided lights. Porches I Consistent with the architectural style, commercial bui~dings may have a porch with a minimum depth of 8 feet which extends 40% or more along I the front or side elevation or a portico. Side porches are permitted only if appropriate to the style of the building. No screen porches are permitted. Porches may have exposed beams orl rafters or a finished ceiling, as appropriate to the house style. -14- i I I Porches shall be made of wood, or concrete faced oj three sides with brick or stone. Posts, columns. and balustrades sh~ll be woo~; raili~gs shall I be wood, steel or wrought iron. Wood posts shall be no less than 6 Inches nomInal wIdth or depth and chamfered at the corners. Generally balusters should not exceed 3-1/2 inches on center. I I The undercroft of wood porches visible from a public ~iewshed shall be skirted by wood or lattice with not greater than 1-112 inch spaces between the blards. Wood porches, stoops, railings, etc. shall be painted. Steel or wrought iron railings shall be painted black. Trim Eaves, comer boards, gable and eave boards, pedimen~s,friezes, lintels, pilasters, sills, quoins, bargeboards, belt courses, balustrades, brackets, hood molds and other trim features are I defining characteristics of various approved architectural styles and must be included in the design of the structure. The absence of essential detail detractk ftom the integrity of the design and destroys the character of the facade. The entablature is a ~efining design element in Greek Revival architecture and should receive careful attention. With Gothic Revival designs, special attention must be given to gable-ends. No rough sawn wood miy be used. Columns and pilasters shall be of an order approPriatJ to the architectural style of the structure. Where appropriate to the style'ofthe structure, lintel~ shall extend horizontally beyond the window opening an appropriate distance. I I Dormers~ Gables~ Bavs and Towers Dormers are frequently found on buildings 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 ~o window detailing of dormers is as important as that to be given the primary facade windows. I Dormers shall be roofed with a symmetrical gable, hip or barrel roof. I I Gothic Revival is characterized by acute angled gables lnriched with bargeboards which hang from the projecting end of a roof, cover the gables and Jre often carved and ornamented. Other Gothic details include swags attached to the verge of t~e 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 sucI1 features is essential to obtain a correct design. -15- 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. I Piers of masonry shall be no less than 12 inches in WidtJ and 8 inches in depth. I Other Decorative Elements Belvederes, copulas and pergolas are permitted if appropriate to the style, well proportioned and fully detailed. I I I I Chimneys are required on all commercial buildings of a residential style and must be located appropriately for the style of the building. Exposed Jurfaces of all chimneys must be brick, stone or stucco, with chimney caps if appropriate. Flues bust be tile or metal. Chimneys Storefronts I I 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. I Ground floor retail, service, and restaurant uses should generally have large pane display wimdows. Such windows shall be " I framed by the surrounding wall and shall not exceed 75% of the total ground level facade area. Buildings with multiple storefronts should be unified thrdugh the use of architecturally compatible materials, colors, details, awnings, signage, and lighting fixtures. I I i I Awnine:s : Fixed or retractable awnings are permitted at ground Ifloor 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, I 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-proofe~ 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 structurdl,. Awnings may not be visually obtrusive to adjoining structures, nor may they be of the quartier-round variety. Awning style, color and material are subject to approval by the Review Board. -16- Li2ht Fixtures Light fixtures attached to the exterior of a building sHall be architecturally compatible with the style, materials, colors, and details of the building. T~e type of light source used on the exterior of buildings, signs, parking areas, pedestrian walkwaysl and other areas of a site, and the light quality produced, shall be the same or compatible. Fadades, if lit, shall be lit from the exterior, and, as a general rule, lights should be concealed thr~ugh shielding or recessed behind architectural features. The use of low pressure sodium, fluorescent, 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. Protrudin2Elements All air conditioning units, HV AC 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-tay 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 sh~ll they be visibly obtrusive from public viewsheds. ! I I I Front yards of buildings which sit back from the sidei"alk more than 10 feet should be defined by fences, walls, hedges or a combination of such items. Fences should not be less than I 30 inches high, normally should not exceed 48 inches in height, and should be constructed of wood pickets, wood lattice, wood board, steel or wrought irorl. Where the yard is at a higher I elevation, than the sidewalk, walls are recommended. Walls may be of brick, stone or block covered with stucco and painted, if compatible with the desi~ of the building. Concrete walls are not permitted. The entranceway and lot comers shall be kiculated with larger (taller and fatter) posts or other embellishments. Front Yards -17- Rear and Side Yards Back yards of lots should be defined by landscapirtg, fencing or other appropriate screening. Comer lots with side yards may be defined by laJdscaping or fencing. Walls and fences may not exceed 6 feet in height along the side yard lines land 42 inches along the rear yard line if adjacent to a lane. BRENWICK may specify location, I height and style of rear and side yard fences. i I Colors Base colors and complementary or contrast colors should be compatible with the style of the structure. I Drivewavs Driveways are generally not permitted on lots served b~ lanes or adjacent to a common parking lot. 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 bel permitted on lots having a width of not less than 65 feet if an adverse effect on the streetscape wi[l not result. Street Trees may not be disturbed by driveway curb cuJ The Review Board may require the owner to relocate existing Street Trees at the owner's expen~e to accommodate installation of a driveway. 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. I I Sidew().lks from the front entry of the building to the PuiliC sidewalk shall be constructed of brick, slate or bluestone. I Public sidewalks in the Commercial Areas must be a Linimum of 8 feet in width and constructed of brick, slate, colored/textured concrete pavers, Itextured or scrolled concrete or other approved pavement materials compatible with the style, materials, colors and detail of the surrounding buildings. I Sidewalks must be flush to the ground and constructe~ in accordance with the design standards of the City of Carmel to the extent such standards are I not inconsistent with the Zoning Ordinance or these Guidelines.. I I -18- e,. 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 bric~ 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 r~ar and side yards only. Fence locations and patterns are subject to the approval of the ReviewlBoard. I I Gates in fences shall be built of the fence material. <Gates in garden walls may be of wood, steel or wrought iron. I Retaining walls not visible from a public viewshed mJy be constructed of brick, stone, concrete or wood. Fences along streets and paths on neighboring lots shouT be of different designs. Fences built of wood shall be painted a color approvetl by the Review Board. Fences built of steel or wrought iron shall be painted black. Brick walls shall be no less than 8 inches 'wide and caplped. The cap shall overhang the wall no less than 12 inch on each side. Garden walls of brick or stone shall be capped in a bJiick rowlock course of brick, cut brick or dressed coping stone 1-1/2 to 3 inches thick. i Further specifications with respect to walls and fencJs are set forth above under the captions "Front Yards" and "Rear and Side Yards". I I Decks ! I I Decks should generally be confined to the rear yard, should be visually unobtrusive from public viewsheds and should be scaled proportionately to the pJncipal structure and the lot. The undercroft of decks visible from a public viewshed should be 4irted by wood or lattice with not greater than 1-1/2 inch spaces between the boards. I Decks and stairs may be built of pressure treated wood They must be painted with the exception of the 'floor and the treads, which may be painted, stai6ed or left unfinished. Flower Boxes I Flower boxes on windows and railings are encouraged and shall be made of wood. I -19- I i i I I I I Premises Identification I Each commercial structure shall display a unifonn sJeet address plaque on the front facade at a location approved by the Review Board. Such pla<tueshall be of a size, style, color and material sp'ecified by the Review Board. I i I I Mailboxes I The location, type, style, color, size and material of mai!lboxes are subject to approval by the Review Board. . Si2na2e All signage is subject to the approval of the Review EJoard and shall comply with the WestClay Sign Regulations. I I I Variances The Review Board may, in its discretion, grant variances from the Building Guidelines if it deems it appropriate' under the circumstances to do so. INDSO 1 TCH 319723 -20- ~ r~ I I SCHEDULE OF APPENDICES TO THE COMMERCIArl BUILDING GUIDELINES AND REQUIREMENTS FOR THE VILLAGE OF WESTCLA Y A Plot Plan Checklist B Exterior Colors and Materials Sheet