Z-493-06 Gramercy PUD
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SPONSOR: Councilor Rattermann
ORDINANCE'Z-493-06
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA, ESTABLISHING THE
GRAMERCY PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z.289 (the
"Carmel/Clay Zoning Ordinance"), provides for the establishment of a Planned Unit
Development District in accordance with the requirements ofI.C. 9 36.7.4-1500 et seq.;
WHEREAS, the Carmel/Clay Plan Commission (the "Commission") has given a
favorable recommendation to the ordinance set forth herein ("Gramercy") which
establishes the Gramercy Planned Unit Development District (the "District"), which shall
also be referred to as the "Gramercy Ordinance."
NOW, THEREFORE, BE IT ORDAlNED by the Common Council of the City of
Carmel, Indiana (the "Council"), that (i) pursuant to IC 936.7.4-1500 et seq., it adopts
this Gramercy Ordinance, as an amendment to the Carmel/Clay Zoning Ordinance'and it
shall be in full force and effect from and after its passage, (ii) all prior commitments shall
be null and void and replaced and superseded by this Gramercy Ordinance, and (iii) this
Gramercy Ordinance shall be in full force and effect from and after its passage and
signing by the Mayor.
Section 1
Applicabilitv of Ordinance
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1.'1. The Official Zoning Map of the City of Carmel and Clay Township, a part
of the Carmel/Clay Zoning Ordinance, is hereby changed to designate the
land described in Exhibit "A," which is attached hereto and incorporated
herein by reference (the "Real Estate"), as a Planned Unit Development
District known as Gramercy.
1.2. Development in the District shall be governed entirely by (i) the
provisions of this Gramercy Ordinance and its exhibits, and (ii) those
provisions of the Carmel/Clay Zoning Ordinance specifically referenced in
this Gramercy Ordinance. Development in the District shall be exempt
from the provisions, standards and requirements in the Subdivision
Control Ordinance, including but not limited to provisions regarding
standards of design contained in Chapter 6 of the Carmel Subdivision
Control Ordinance and open space requirements contained in Chapter 7 of
the Carmel Subdivision Control Ordinance; provided, however, the,
provisions regarding procedures for subdivisions, penalties and plat
certificates shall apply. In the event of a discrepancy and/or conflict
between the Gramercy Ordinance and the (i) Carmel/Clay Zoning
Ordinance, (ii) the Sign Ordinance, or (iii) Subdivision Control Ordinance,
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the provisions of this Gramercy Ordinance shall apply.
1.3. Any capitalized term not defined herein shall have the meaning as set forth
in the Carmel/Clay Zoning Ordinance in effect on the date of the
enactment of this Gramercy Ordinance.
Section 2 Current Conditions and Structures. Attached hereto and incorporated
herein by reference as Exhibit "B" is an aerial photograph depicting the boundaries of the
Real Estate and the Existing Apartments and Existing Apartment Accessory Uses. The
Existing Apartments and the Existing Apartment Accessory Uses shall be permitted to
remain in their current conditions and shall not be subject to the terms and conditions of
this Gramercy Ordinance and the Gramercy Design and Development Standards.
However, as redevelopment of the Real Estate occurs and a 'portion or portions of either
the Existing Apartments and/or the Existing Apartment Accessory Uses are intentionally
removed or demolished in order to accommodate the redevelopment, the newly
constructed buildings and structures shall be subject to this Gramercy Ordinance and the
Gramercy Design and Development Standards. All improvements in existence as of the
date of this Ordinance may be maintained, remodeled, and reconstructed, including
reconstruction after fire or other casualty.
Section 3 Plattinl!. The platting of the Real Estate into smaller Sections shall be
permitted but not required to split the Real Estate into smaller Sections. If platting
occurs, the Primary Plat and the Secondary Plat for any Section shall be approved
administratively, so long as (i) the proposed Primary Plat and Secondary Plat, as
applicable, complies with the requirements set forth in the attached Gramercy Design and
Development Standards, which is attached hereto and incorporated herein by reference as
Exhibit "G", (ii) the Primary Plat substantially complies with the approved Development
Plan and ADLS approval, and (iii) the Secondary Plat complies with the approved
Primary Plat, the approved Development Plan and the ADLS approval. Primary Plat
approval or Primary Plat and Secondary Plat Approval for any Section may be obtained
concurrently with Development Plan and ADLS approvals. The creation of a new
property or boundary lines within the Real Estate shall not impose or establish new
development standards, including but not limited to the creation of required setbacks
other than the required Perimeter Setbacks provided in Section 4.4(A-D), beyond those
specified below in the Gramercy Design and Development Standards for the entirety of
the Real Estate. However, the development of any Section or Sections shall conform to
the requirements set forth in the Gramercy Design and Development Standards, and all
other applicable requirements contained in this Gramercy Ordinance. Except as
specifically provided for otherwise in this Gramercy Ordinance, the provisions regarding
procedures for subdivisions and plat certificates shall apply.
Section 4 Desil!n and Development Standards and Permitted Uses
4.1. Design and Develooment Standards. The design and development of the
District shall comply with Exhibit "G", the Gramercy Design and
Development Standards.
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A. Gramercv Development. Phasing. and Access
1. Fifty percent (50%) of the total acreage of the Real Estate may be
developed pursuant to the standards and requirements of this
Gramercy Ordinance without vehicular access to Keystone Avenue
or Carmel Drive.
2. The total remaining acreage of the Real Estate that is not
developed pursuant to Section 4.1(A)(1) above may be developed
and built pursuant to the standards and requirements of this
Gramercy Ordinance upon the acquisition of additional curb cuts
and/or additional real estate that can accommodate vehicular
access to either Keystone Avenue or Carmel Drive.
B. Auman Drive Access: Streets located on the Real Estate that
approach and ultimately intersect with East Auman Drive shall
incorporate appropriate traffic calming techniques in their design,
including but not limited to jogs in the street alignment within the
Real Estate. As part of the ADLS and Development Plan process,
the number and location of any access points to East Auman Drive
and/or Shoshone Drive shall be reviewed and approved by the Plan
Commission. Unless specifically required by the Plan
Commission, Department of Community Services, Department of
Engineering and/or the Board of Public Works, the Developer shall
not permit more than two access points onto East Auman Drive
and/or Shoshone Drive. Access point locations shall be
determined in cooperation with the Department of Community
Services, . Department of Engineering and/or Board of Public
Works.
4.2. Permitted Uses and Use Areas. Exhibit "En, which is attached hereto and
incorporated herein by reference, sets forth the general locations of Use
Areas A, Band C (as defined below). Exhibit "F", which is attached
hereto and incorporated herein by reference, sets forth the Permitted
District Uses for each Use Area, subject to the other requirements and
standards of this Gramercy Ordinance, including the provisions contained
in Sections 4.2(0) and 4.2(E) below.
A. Use Area A. "Use Area A" shall be defined as the first and second
rows of Buildings that are either (I) situated immediately along
and facing the western property line or (2) situated immediately
along and facing the northern property line as generally depicted
on Exhibit "E".
B. Use Area B. "Use Area B" shall be defined as the third and fourth
rows of Buildings to the east and south of Use Area A as generally
depicted on Exhibit "E". Within Use Area B, a minimum of
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seventy percent (70%) of the total gross floor area shall contain
uses which are listed in Exhibit "F" in the "Residential Uses"
category, provided, however, that any uses listed in Exhibit "F" in
the categories titled "Miscellaneous," "Transportation and
Communication Uses," and "Temporary Uses," as well as . the
"Public Park" use shall be excluded from any calculation of gross
floor area.
C. Use Area C. "Use Area C" shall be defined as all areas of the Real
Estate not specifically identified or described as part of Use Areas
A or B, as generally depicted on Exhibit "E". Within Use Area C,
a minimum of fifty percent (50%) of the total gross floor area shall
contain uses which are listed in Exhibit "F" in the "Residential
Uses" category, provided, however, that any uses listed in Exhibit
"F" in the categories titled "Miscellaneous," "Transportation and
Communication Uses," and "Temporary Uses," as well as the
"Public Park" use shall be excluded from any calculation of gross
floor area.
D. Limitations on Uses. Within the Gramercy District, no more than
one hundred fifty thousand (150,000) square feet shall contain
permitted uses listed in Exhibit "F" in the following categories: (i)
"Office Uses"; (ii) "Retail & Service Uses".
E.' 126th Street/Kevstone Avenue Special Use & Height Area. In
addition to the uses permitted in Use Area A and Use Area B
respectively, all other uses identified in Exhibit "F" shall be
permitted as a Special Use, but only in the portions of these Use
Areas located to the east of the easternmost entrance to the Real
Estate from 126lh Street. As part of a Special Use request pursuant
to this Section 4.2(E), the maximum Building Height may be
modified.
F. Mixed Uses. For any uses that are permitted in any Use Area as
listed in Exhibit "F", those permitted uses may be contained in
different combinations within a single Building.
G. Leasing. For any Dwelling Unit within the District, the owner of
said Dwelling Unit shall be permitted to lease or rent the Dwelling
Unit to another person(s), subject to the rules and ordinances of the
City of Carmel and the rules of any applicable Homeowner's
Association.
H. Model Homes. Model Homes shall be permitted in any of the
areas as listed in Exhibit "F" and shall be governed by the City of
Carmel's rules and ordinances governing Model Homes.
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I. Temporarv Uses. Temporary Uses shall be permitted as listed in
Exhibit 'T' and shall be governed by the City of Carmel's rules
and ordinances governing Temporary Uses.
4.3. Building Height. Exhibit "D", which is attached hereto and incorporated
herein by reference, sets forth the general locations of the Perimeter
Transitional Area, the Interior Transitional Area, the Core Transitional
Area, and the Core Area (as defined below).
A. Perimeter Transitional Area. The "Perimeter Transitional Area"
shall be defined as the first and second rows of Buildings that are
either (1) situated immediately along and facing the western
property line or (2) situated immediately along and facing the
northern property line as generally depicted on Exhibit "D." The
maximum Building Height within the Perimeter Transitional Area
shall be thirty-five feet (35').
B. Interior Transitional Area: The "Interior Transitional Area" shall
be defined as the third and fourth rows of Buildings to the east and
south of the Perimeter Transitional Area as generally depicted on
Exhibit "D." The maximum Building Height within the Interior
Transitional Area shall be fifty feet (50').
C. Core Transitional Area: The "Core Transitional Area" shall be
defined as the area generally depicted as the Core Transitional
Area on Exhibit "D." The maximum Building Height within the
Core Transitional Area shall be sixty-five feet (65').
D. Core Area: All areas of the Real Estate not specifically identified
or described as part of a Transitional Area on Exhibit "D" shall
constitute the Core Area. The maximum Building Height within
the Core Area shall be one hundred feet (100').
4.4 Perimeter Setbacks.
A. Western Propertv Line: There shall be a mllllmum setback of
fifteen feet (15') from the western property line of the Real Estate.
B. Northern Propertv Line: There shall be a minimum setback of
fifteen feet (15') from the northern property line of the Real Estate.
C. Eastern Propertv Line: There shall be a minimum setback of thirty
feet (30') from the eastern property line of the Real Estate.
D. Southern Propertv Line: There shall be no minimum setback from
the southern property line of the Real Estate.
E. Internal Setbacks: There shall be no minimum setbacks required
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for any internal boundary lines created by platting or splitting the
Real Estate.
4.5 Building Orientation. Any building situated along the portion of the Real
Estate directly adjacent to either I 26th Street or East Auman Drive shaH be
oriented in such a way that the rear of the building does not face either
126th Street or East Auman Drive.
4.6 Trash Enclosures. No trash enclosures, compacters, dumpsters, or other
permanent structure or structures for refuse or recycling storage shaH be
located such that it is visible from the properties (1) adjacent to the
western perimeter of the Real Estate and East of Auman Drive, (2)
adjacent to the northern perimeter of the Real Estate and 126th Street, or
(3) adjacent to the eastern perimeter of the Real Estate and Keystone
Avenue.
4.7 Streets. New streets located within the Gramercy District may be either
(I) dedicated to the public through the platting process, or (2) maintained
in private access easements (such as aHeys) that shaH connect to publicly
dedicated streets, as determined by the Developer and approved through
the ADLS and Development Plan process by the Plan Commission.
Streets shaH be designed in accordance with the standards contained in
Exhibit "G", the Gramercy Design and Development Standards. Streets
shaH remain open and accessible to the public and shaH not be gated or
access-controHed, unless otherwise approved through the ADLS and
Development Plan process by the Plan Commission.
Section 5 Accessory Buildinl!s. AH Accessory Buildings and Accessory Uses shaH
be permitted except that any detached accessory building shown in any Development
Plan shall on aH sides be architecturaHy compatible with the principal building(s) with
which it is associated.
Section 6 LandscaDinl!. Landscaping shaH be required in accordance with the
standards contained in Exhibit "G", the Gramercy Design and Development Standards.
A Landscape Plan shaH be submitted as part of any ADLS approval and Development
Plan approval for any Section to be developed.
Section 7 Lil!htinl!. Lighting shaH be required in accordance with the standards
contained in Exhibit "G", the Gramercy Design and Development Standards. A Lighting
Plan shaH be submitted as part of any ADLS approval and Development Plan approval
for any Section to be developed.
Section 8 Parkinl!.Parking shall be required in accordance with the standards
contained in Exhibit "G", the Gramercy Design and Development Standards.
Section 9 Sil!nal!e. Signage shall be required in accordance with the standards
contained in Exhibit "G", the GramercyDesign and Development Standards.
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Section 10 Approval Process
10.1. Nature of Development Requirements. The development requirements set
forth in this Gramercy Planned Unit Development District are expressed in
detailed terms as provided under I.C. 936-7-4-IS09(a)(2). As permitted
under I.C. 9 36-7-4-1S09(e), the approval process contained in this Section
10 shall be adhered to in order to obtain an Improvement Location Permit.
10.2. Approval or Denial of the Primary PlatJDevelopment Plan. Exhibit "C",
which is attached hereto and incorporated herein by reference, shall serve
as the Conceptual Plan (the "CP"). However, the CP does not constitute
the approved Development Plan or Primary Plat for the Real Estate, nor
does it constitute the ADLS approval for the Real Estate and the
improvements thereon, considered in connection with the Gramercy
Ordinance. The development of any Section of Gramercy shall require
further (i) Architectural Design, Exterior Lighting, Landscaping and
Signage Regulations ("ADLS") approval pursuant to Chapter 24 of the
Carmel Zoning Ordinance and (ii) development plan approval pursuant to
Chapter 24 of the Carmel Zoning Ordinance ("Development Plan"), (iii)
Primary Plat approval, and (iv) Secondary Plat approval in accordance
with Section 10.3 below. If there is a Substantial Alteration in the
approved ADLS or Development Plan, review and approval of the
amended plans shall be made by the Commission, or a Committee thereof,
pursuant to the Commission's rules of procedure. Minor Alterations may
be approved by the Director. Notwithstanding anything herein to the
contrary, neither ADLS approval or Development Plan approval shall alter
the specific development requirements contained in this Gramercy
Ordinance unless agreed to by the Developer, and compliance with the
specific development requirements set forth in this Gramercy Ordinance
shall not be the basis for denial of ADLS approval or a Development Plan
for a Section.
10.3. Approval or Denial of Secondarv Plat.
A. The Director shall have the sole and exclusive authority to approve
without conditions, approve with conditions, or disapprove the
Secondary Plat (the "SP") for the Gramercy Ordinance; provided,
however, that the Director shall not unreasonably withhold or
delay the Director's approval of the SP that is in substantial
conformance with the Development Plan and Primary Plat and is in
conformance with this Gramercy Ordinance and the Gramercy
Design and Development Standards. If the Director disapproves
any SP, the Director shall set forth in writing the basis for the
disapproval. Upon receipt of such written disapproval, the
applicant may either amend the Secondary Plat to address the
stated reasons for denial and resubmit the amended Secondary Plat
or schedule the request for approval of the SP for a hearing before
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the full Plan Commission.
B. An amendment to the SP, which is not determined by the Director
to be a Substantial Alteration from the approved Development Plan
and Primary Plat, may be reviewed and approved solely by the
Director. However, in the event the Director determines that there
has been a Substantial Alteration between the approved
Development Plan and or Primary Plat and any proposed SP, the
Director may, at the Director's discretion, refer the amended SP to
the Commission, or a Committee thereof, for review and approval
by the Commission and/or a Committee thereof.
C. The SP shall be a specific plan for the development of all of the
Real Estate or a Section that is submitted for approval to the
Director, which shall include reasonable detail regarding the
facility and structures to be constructed, as well as drainage,
erosion control, utilities, streets and building information.
10.4. Additional Notification Required. In addition to the public notice required
by law for any ADLS, Development Plan, or Variance Petition submitted
for any Section(s) of the District or any building(s) within the District, the
Developer shall provide the same notification via USPS mail to the
following individuals: (i) President ofthe Homeowner's Association,
. Enclave subdivision, (ii) President of the Homeowner's Association or
other appointed representative, Auman subdivision, and (iii) President of
the Homeowner's Association or other appointed representative, Newark
Village subdivision.
Section 11 Construction Activity and Construction Traffic. Any construction
activity and/or construction traffic that occurs within and upon the Real Estate shall be
subject to all relevant regulations, ordinances, and technical specifications of the City of
Carmel that govern such activity. Unless specifically required by the City of Carmel
Board of Public Works and/or the City of Carmel Department of Engineering, the
Developer shall not permit any construction entrances and/or construction traffic onto
East Auman Drive. The Developer shall direct construction traffic away from residential
neighborhoods, subject to the direction of the City of Carmel Board of Public Works
and/or the City of Carmel Department of Engineering. Unless otherwise approved or
required by the City of Carmel Board of Public Works and/or the City of Carmel
Department of Engineering, construction work hours shall be between the hours of 7:00
am and 7:00 pm, and no work shall be performed on the following days: New Years Day,
Memorial Day, Independence Day, Labor Day, Thanksgiving Day, and Christmas Day.
Section 12
Rules of Construction
12.1.
General Rules of Construction.
construction and definitions shall
Ordinance:
The following general rules of
apply to the regulations of this
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A. The singular number includes the plural and the plural the singular,
unless the context clearly indicates the contrary.
B. Words used in the present tense include the past and future tenses,
and the future the present.
C. The word "shall" is a mandatory requirement. The word "may" is
a permissive requirement. The word "should" is a preferred
requirement.
Section 13 Violations. All violations of this Gramercy Ordinance shall be subject to
Section 34.0 ofthe Carmel/Clay Zoning Ordinance.
Section 14 Definitions
14.1. Alteration. Minor: Any change to an approved plan of any type that
involves the revision of less than ten percent (10%) of the plan's total area
or approved materials.
14.2. Alteration. Substantial: Any change to an approved plan of any type that
involves the revision of ten percent (10%) or more of the plan's total area
or approved materials.
14.3. Building Height: The vertical distance from the lot ground level to the
highest point of the roof for a flat roof, to the deck line of a mansard roof
and to the mean height between eaves and ridges for gable, hip and
gambrel roofs.
14.4. Citv: The City of Carmel, Indiana.
14.5. Commission: The Carmel/Clay Plan Commission.
14.6. Council: The Common Council ofthe City of Carmel, Indiana.
14.7. County: Hamilton County, Indiana.
14.8. Conceptual Plan: Conceptual Plan shall mean and refer to a general plan
for the development of the Real Estate showing the conceptual layout of
blocks, streets, and open spaces pursuant to the Gramercy Planned Unit
Development Ordinance (the "Gramercy Ordinance"). All locations of
streets and open spaces are intended to facilitate the communication of
standards within the Gramercy Ordinance and are subject to modification
by the Developer. Final street and open space locations shall be generally
consistent in character with the Conceptual Plan and shall be determined
in accordance with each Section that is the subject of an ADLS and
Development Plan submittal or shall be approved by the Director. The
Conceptual Plan for the Gramercy Planned Unit Development District is
depicted on Exhibit "c" which is attached hereto and incorporated herein
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by reference.
14.9. Condominium: A residential living unit or units as defined in and
governed by the Indiana Code, Sections. 32"25-1-1 to 32-25-9-2,
inclusive.
14.10. Developer: Buckingham Properties, Inc. and its successors and assigns.
14.11. Development: The Real Estate constituting the District as it may be
developed and improved in accordance with this Ordinance and the
Development Requirements contained herein.
14.12.
Development ReQuirements: Development standards
requirements specified in this Gramercy Ordinance which
satisfied in connection with the approval of a Secondary Plat.
and . any
must be
14.13. Director: Director, or Administrator, of the Department of Community
Services for the City of Carmel, Indiana. "Director" and "Administrator"
shall include hislher authorized representatives.
14.14. District: Approximately 116.6 acres of land described in Exhibit "A"
which is attached hereto and incorporated herein by reference.
14.15. Existing Apartments: The Existing Apartments are depicted on Exhibit
"B" which is attached hereto and incorporated herein by reference and
consists of all the current apartment structures and buildings on the Real
Estate.
14.16. Existing Apartment Accessorv Uses: The Existing Apartment Accessory
Uses are depicted on Exhibit "B" which is attached hereto and
incorporated herein by reference and include, but are not limited to, all
accessory buildings, structures and improvements relating to the Existing
Apartments, such as streets, parking areas, landscaping, lighting, signage,
garage structures, covered garage structures, trash enclosures and trash
structures, clubhouse, swimming pool, tennis courts, covered garage
structures, the apartment complex clubhouse and related structures, the
golf course, the golf course clubhouse, and all related golf course
improvements, structures and facilities and all other improvements
currently existing on the Real Estate.
14.17. General Service: An establishment or place of business primarily engaged
in the provision of services, and with little or no retail sales.
14.18. Live/Work Dwelling: A type of Building in which the uses permitted in
the Office Uses, Educational Uses, Retail & Service Uses and
Cultural/Entertainment Uses that are set forth in the Schedule of Permitted
Uses that is attached to the Gramercy Ordinance as Exhibit "F", which is
attached hereto and incorporated by reference, are permitted in the
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LivelWork Dwelling. Both residential and non-residential uses shall be
permitted in a Live/Work Dwelling.
14.19. Ooen Space: A land or water surface within the Development designed
and intended for the use and enjoyment of some or all of residents of the
Development and, where designated, the community at large. Grass and
landscaped areas, hardscape materials, paths and sidewalks may be
included in any area calculations of open space so long as they are
associated with landscaping, planting areas, or trees for shade.
14.20. Parking Lot. Commercial: Any area of land used or intended for off-street
surface parking and operated for remuneration.
14.21. Parking Structure. Commercial: Any building, facility or structure used as
an enclosed off-street parking facility and operated for remuneration.
14.22. Parking Structure. Private: Any building, facility or structure used as an
enclosed off-street parking facility, and privately owned.
14.23. Permitted District Uses: The Permitted District Uses shall mean and refer
to the permitted uses set forth in Exhibit "F", the Schedule of Permitted
Uses, which is attached hereto and incorporated herein by reference.
14.24. Real Estate: The Real Estate shall mean and refer to all of the Real Estate
described in Exhibit "A", which is attached hereto and incorporated herein
by reference.
14.25. Secondarv Plat: A specific plan for the development of the Real Estate, a
portion of the Real Estate or a Section of the Real Estate that is submitted
for approval showing proposed facilities, buildings, and structures. This
plan review includes general landscaping, parking, drainage, erosion
control, signage, lighting, screening and building information for the site.
14.26. Section: A specific area or parcel of the Real Estate that is submitted for
ADLS approval, Development Plan and/or Primary Plat approval (the "DP
Approval").
14.27. Sign Ordinance: The City of Carmel Sign Ordinance, Section 25.07 of the
City of Carmel Zoning Ordinance.
..s+
~ ASSED by the Common Council of the CJ.!y of Carmel, Indiana this ~ day
of ~~ ' 2006, by a vote of '::s ayes and '-- nays.
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Ric ard . arp resident.Pro Tempore
~a7~
Ro d E. Carter
6 Pflo&e()
Fredrick J. Glaser
Brian D. Mayo
Cl pposet)
Mark Rattennann
ATTE
Diana L. Cordray, IAMC, Clerk easurer
st
r\ Presented by me to the ayor of the City of Cannel, Indiana the ~ day of
~~ ,2006, at q; O~ o'c~ockL.M.
~/
Diana L. Cordray, IAMC, Clerk
O Approved by me, Mayor of the City of Cannel;, Indiana, this ,Q..5
_AM"l\-:t" ,2006, at q: Or? o'c\ock-L.M.
ATTEST:
Diana L. Cordray, IAMC, Clerk Trea
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This Instrument prepared by: David E. Leazenby and Sara Nasuti
Buckingham Properties, Inc.
333 N. Pennsylvania St., loth Floor
Indianapolis, IN 46204
This Instrument reviewed by: James E. Shinaver
NELSON & FRANKENBERGER
3105 East 98th Street, Suite 170
Indianapolis, IN 46280
Timothy Ochs
ICE MILLER
One American Square, Box 82001
Indianapolis, IN 46282
Gramercy PUD Ver7 7-17-06
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,
Exhibit "A" - Legal Description
Part of the Northwest Quarter and part of the Northeast Quarter of Section' 31, Township 18
North, Range 4 East, in Hamilton County, Indiana, more particularly described as follows:
.Beginning at the Northwest Comer of the Northeast Quarter of Section 31, Township 18 North,
Range 4 East; thence South 90 degrees 00 minutes' 00 seconds East (assumed bearing) on and
along the North line of said Northeast Quarter 657.90 feet; thence South 00 degrees 15 minutes
20 seconds East 2657.80 feet to the South line of said Northeast Quarter; thence South 89
degrees 56 minutes 10 seconds West on and along aforesaid South line 660.00 feet to the
Southwest Corner of said Northeast Quarter; thence South 90 degrees 00 minutes 00 seconds
West on and along the South line of the Northwest Quarter of said Section 31, 660.00 feet;
thence North 00 degrees .12 minutes 35 seconds West parallel with the East line of said
Northwest Quarter 2081.30 feet to a point which is 577.50 feet South and 00 degrees 12 minutes
35 seconds East of the North line of said Northwest Quarter; thence South 89 degrees 58 minutes
35 seconds East parallel with the North line of said Northwest Quarter 379.50 feet; thence North
00 degrees 12 minutes 35 seconds West parallel with the East line of said Northwest Quarter
577.50 feet to the North line thereof; thence South 89 degrees 58 minutes 35 seconds East on and
along aforesaid North line 280.50 feet to. the Place of Beginning.
ALSO:
Part of the Northeast Quarter of Section 31, Township 18 North, Range 4 East, in Hamilton
County, Indiana, more particularly described as follows:
Beginning 657.90 feet North 90 degrees 00 minutes 00 seconds East (assumed bearing) of the
Northwest Corner of the Northwest Corner of the Northeast Quarter of Section 31, Township 18
North, Range 4 East, and on the North line thereof; thence South 00 degrees 15 minutes 20
seconds East 2657.80 feet to the South line of said Northeast Quarter, distant 660.00 feet
Easterly from the Southwest Comer thereof; thence North 89' degrees 56 minutes 10' seconds
East on and along aforesaid South line 476.85'feet to the West right of way line of State Road
#431; thence on and along aforesaid West right of way line of said State Road #431 the
following Nine (9) courses; thence North 05 degrees 26 minutes 50 seconds East 157.45 feet;
thence North 01 degree 43 minutes 42 seconds East 200.42 feet; thence North 10 degrees 24
minutes 02 seconds East 150.56 feet; thence North 05 degrees 26 minutes 50 seconds East
462.20 feet to the point of Curvature of a curve to the left with a radius of 19,011.59 feet; thence.
Northerly on and along said curve to the left 1,580.57 feet through a central angle of 04 degrees
45 minutes 48 seconds; thence North 38 degrees 59 minutes 10 seconds West 98.58 feet; thence
North 89 degrees 56 minutes 05 seconds West 200.00 feet; thence North 67 degrees 03 minutes
20 seconds West 54.27 feet; thence North 00 degrees 03 minutes 55 seconds East 16.14 feet to
the North line of said Northeast Quarter; thence North 90 degrees 00 minutes 00 seconds West
on and along aforesaid North line 353.27 feet to the Place of Beginning.
Page 1 of 2
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ALSO:
Part of the Northwest Quarter of Section 31, Township 16 North, Range 4 East in Hamilton
County, Indiana, more particularly described as follows:
Beginning at a point on tbe North line of the Northwest Quarter of Section 31, Township 18
North, Range 4 East, which is 280.50 feet North 89' degrees 58 minutes 35 seconds West
(assumed bearing) of the Northeast Corner of said Northwest Quarter; thence South 00 degrees
12 minutes 35 seconds East parallel with the East line of said Northwest Quarter 577.50 feet;
thence North 89 degrees 58 minutes 35 seconds West parallel with the North line of said
Northwest Quarter 379.50 feet; thence North 00 degrees, 12 minutes 35 seconds West parallel
with the East line of said Northwest Quarter 577.50 feet to the North line thereof; thence South
89 degrees 58 minutes 35 seconds East on and along aforesaid North line 379.50 feet to the Place
of Beginning.
Page 2 of 2
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Exhibit"D" - Building Height Map
Exhibir"E" - Use Map
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Exhibit "F" . Schedule of Permitted Uses
Version 5
IResidentlal Uses
Sino Ie Familv Dwelli~ P P P
Two Familv Dwellina P p P
MuJtinle FamitvDwelli;)(11 P p P
Detached Dwelli n p p p
Accessorv Dwellino P p P
Attached Dwellinn P p P
Home Occupation P p P
Bed & Breakfast Inn p
Model Home P p P
Guest House p p
BoardinQ or LodainnHouse p
Nursina/RetiremenVConvalescent Facility p
Private Swimmina Pool, etc p p
LiveNVork Dwellinn p p
P = Permitted, "Blank" = Prohibited,
SU = Special Use
Area A Area B Area C
1 Within Dlstnct A. any Multiple Family Dwelling shall contain for-sale units only and the number of units
per Building shall be limited to 5 or less.
Offfce Uses
Clinical or Medical Health Center p
Research Laboratorv or Facilitv p
General Offices p p
Professional Offices p p
Trainina Facilitv p
nstltutJona ses
ChurchfTem Ie/Places of Worshi
Hospital
Suraerv Center
Urnen! Care Facilitv
Rehabilitation Facilitv
Phvsical/Occunationa\ Care
Librarv
Post Office
Public Service Facilitv
p
p
p
su
SU
p
p
p
p
p
p
p
Eo ucatlOnal L ses
School, Trade or Business p p
ColleQe or Universitv p p
Dav Nurserv/Dav Care p p
Kinderaarten/Preschool p p
School of General Elementarv or Secondary Education p p
Retail & Service Uses
General Retail Sales p p
General Service p p
Automobile Service Station p
Automobilerrruck Renair indoof'\ p
Cate p p
Delicatessen p p
Coffee Shop p p
Commercial Kennel p
[YiVCleaninn Establishment !wl on-site plant) p
Drv Cleanina Establishment lw/out on-site lant p p
Equipment Sales/Repair (indoor p p
Financial Institution {with drive-thru p
Financial Institution (without drive-thru p p
Automated Teller Machine ATMT p P
1012
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P = Permitted, "Blank" = Prohibited,
SU = Special Use
Area 8
Food Stand
Funeral Home/Mortuarv/Crematorv
Roadside Sales Stand
Self~Service Laundry
VeterinarvHosoital with commercial kennel
Veterinarv Has ital without commercial kennel
Wholesale Sales
p
AreaC
p
SU
P
P
P
P
P
Area A
Cultural/Entertainment Uses
Art GalleN p p
Art & Music Center p p
Hotel p
Hotel (full service) p
Indoor Theater p
Outdoor Theater p
Caterina Establishment p p
Restaurant, without drive-thru sales p p
Restaurant, with walk~up/drive-thru food sales p
Meetina or Party Hall p
Museum p p
Tavern/Nioht Club p
Industrial Uses
Printin /Publishin Establishment
p
p
Recreational
Commercial Recreational Facilitv, Indoor p p
Commercial Recreational Facilitv, Outdoor p
Communitv Center p p
Count"'- Club p
Golf Course p
Health/Fitness Facilitv p p
Private Club or Lodqe p p
Private Recreational Facilitv p p
Park, Public p P P
Miscellaneous
Artificial Lake or Pond (non~Dlatted p p p
Commercial Parkino Lot SU
Commercial Parkin!=! Structure p
Private Parkina Structure p p
T emnorarvUses
Construction Facilitv p p
DjsnJ~ Outdoor p p
Model Homes p p p
Sales, Outdoor p p
Sales, Seasonal Outdoor p p
$oecial Event, Outdoor p p
Trans ortation & Communication Uses
Antenna2 p
Collocated Antenna2 p p
Radio and/or Television Studio p p
RadiolTelevision Transmission Antenna2 p
Wireless Telecommunications Antenna2 p p
Private Helico ter Landing/Service Facilitv SU
2 If visually integrated with or camouflaged on or within another structure (including but not limited to a
chimney stack, church spire, light standard, monument, penthouse, power Hne support device, or clock
tower)
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COMMITMENTS CONCERNING THE USE
AND DEVEL()PlVlENT OF REAL ESTATE
In accordance with IC. 36-7-4-1 5 12(a)(3) and 36-7-4-615, Mohawk Associates, LLC, an
Indiana limited liability company, and Gramercy Development Partners, LLC, an Indiana limited
liability company (hereafter collectively referred to as, "Buckingham"), the owners of the real
estate located in Carmel, Hamilton County, Indiana, which is described on Exhibit A attached
hereto and made a part hereof ("Real Estate"), make the following commitments (the
"Commitments") concerning the use and development of the Real Estate as Gramercy (the
"Development") to the City of Carmel Common Council (the "Council") for Gramercy Planned
Unit Development Ordinance.
Section 1. Cross Reference. These Commitments are made in connection with approvals
obtained under Ordinance No. Z-493-06, the Gramercy Planned Unit Development Ordinance,
approved by the Council on a..u'tf,,M;.;l./ , 2006 (the "Gramercy PUD").
Section 2. Exhibits. The following exhibits are attached hereto and incorporated herein by
reference:
Exhibit "A". Attached hereto and incorporated herein by reference as Exhibit "A" is the
legal description of the real estate (the "Real Estate");
Exhibit "B", Attached hereto and incorporated herein by reference as Exhibit "B" is the
Gramercy Bicycle Plan.
Exhibit "C". Attached hereto and incorporated herein by reference as Exhibit "C" is the
Gramercy HoteVTavern Use Plan.
Section 3. Definitions. Different words and terms are defined throughout these
Commitments and, further, the following definitions shall apply throughout these Commitments:
1. Owner. The term "Owner" shall mean and refer to Buckingham and their successors and
assigns.
Section 4. Commitments, The Owner agrees and commits to the following:
1. That the design and construction of the Real Estate shall be consistent with the
development standards set out in Exhibit "B", the Grarnercy Bicycle Plan, which is
attached hereto.
2. That the required minimum set back from the western property line of the Real Estate
shall be forty (40) feet.
3. That the following uses shall be prohibited on the Real Estate:
a. Private helicopter Landing/Service Facility
b. Funeral Home/Mortuary/Crematory
c. Boarding or Lodging House
d. Commercial Keunel
e. Veterinary Hospital with Commercial Kennel
f. School of Elementary or Secondary Education
4. That any Outdoor Theater use on the Real Estate shall be of a temporary nature and shall
not be permitted as a permanent use on the Real Estate.
5. That any School, Trade or Business use shall be limited to a maximum of twenty
thousand (20,000) square feet for each individual School, Trade or Business.
6. That any Private Club or Lodge use shall be limited to a maximum of twenty thousand
(20,000) square feet for each individual Private Club or Lodge.
7. That prior to completion of construction of the last residential unit on the Real Estate
permitted under the Gramercy PUD, the Owner shall have completed the demolition of
all apartment buildings currently located on the Real Estate as of the date of these
Commitments.
8. That the location of any Hotel Use or TavemlNight Club Use shall be limited to the area
of the Real Estate depicted as the HoteVTavem Use Area on Exhibit "C", the Gramercy
HoteVTavern Use Plan, which is attached hereto.
9. That a linear park of at least thirty (30) feet in width shall be provided between East
Auman Drive and the westernmost row of buildings within Gramercy. The linear park
may be contained in whole or in part within (a) the right-of-way of East Auman Drive,
(b) the Real Estate, or (c) a combination thereof. The acreage contained within the linear
park may be used to fulfill the open space requirements of the Gramercy PUD. The
design of the linear park shall be subject to the review and approval of the Director of the
Department of Community Services.
Section S.
Bindinl! on Successors
These Commitments are binding on the Owner of the Real Estate and each subsequent owner of
the Real Estate, and each other person acquiring an interest in the Real Estate, unless modified or
terminated by the Council. These Commitments may be modified or terminated only by a
decision of the Council after a public hearing wherein notice as provided by the rules of the
Council has been made. The provisions of this paragraph 5 notwithstanding, these Commitments
shall terminate as to any part or parts of the Real Estate hereafter reclassified (rezoned) from the
2
Gramercy Planned Unit Development District pursuant to Ordinance No. Z-493-06, to another
zoning classification.
Section 6.
Effective Date
The Commitments contained herein shall be effective upon the occurrence of all of the following
events:
I. The adoption ofthe Gramercy PUD as Ordinance No.Z-493-06 and the amendment of the
Zoning Map for Carmel, Indiana designating the Real Estate as Gramercy PUD
classification pursuant to Ordinance No.Z-493-06;
2. The commencement of the development of the Real Estate in accordance with the
GramercyPUD as evidenced by the issuance of a building permit and improvement
location permit, or their equivalent, for such development.
Section 7.
Recordinl!
The undersigned hereby authorizes the Clerk Treasurer of the City of Carmel to record these
Commitments in the Office of the Recorder of Hamilton County, Indiana.
Section 8.
Enforcement
These Commitments may be enforced by the Council and any property owner within or
immediately adjacent to the Real Estate.
IN WITNESS WHEREOF, the Owner has caused these Commitments to be executed as of the
date first written above.
Signatures next page
3
Mohawk Associates, LLC, an Indiana limited
liability company
By: Mohawk Manager, LLC, an Indiana limited
liability company, Manager
By: ~
BralUey B. Chambers, Manager
STATE OF INDIANA )
)SS:
COUNTY OF MARION )
Before me, a Notary Public in and for said County and State, personally appeared
Bradley B. Chambers, Manager of Mohawk Manager, LLC, an Indiana limited liability
company, Manager of Mohawk AssoCiates, LLC, an Indiana limited liability company and
acknowledged the execution of the foregoing instrument for and on behalf of said limited
liability company.
Witness my hand and Notarial Seal this21~ay of ~!)S-r- , 2006.
.~
qj~e
J'eV\ni(CY- ~Wa.rrts
Printed Notary Public
My Commission Expires:
County of Residence:
00Y1e l1 ( 2Dl'to-
l'YUYi 0 Y\
4
Gramercy Development Partners, LLC, an Indiana limited liability
company
By: House Investments - Mohawk Investors I, LLC, an Indiana
limited liability company, Member
By: Buckingham Mohawk, LLC, an Indiana limited
liability company, Managing Member
By: ~
Br;;d/ey B. Chambers, Manager
AND
By: House Investments - Mohawk Investors, II, LLC, an Indiana
limited liability company, Member
By: Buckingham Mohawk, LLC, an Indiana limited
liability company, Managing Member
By: ~
fua~ley 13. Chambers, Manager
STATE OF INDIANA
COUNTY OF \'Y1O..rloY\
)
) SS:
)
Before me, a Notary Public in and for said County and State, personally appeared
Bradley B. Chambers, Manager of Buckingham Mohawk, LLC, an Indiana limited liability
company, Managing Member of House Investments - Mohawk Investors I, LLC, an Indiana
limited liability company, Member of Gramercy Development Partners, LLC, an Indiana limited
liability company who acknowledged execution of the foregoing Declaration for and on behalf of
said limited liability company.
Witness my hand and Notarial se~l this 1.1 * day of Pw 5U S-\- , 2006.
(SEAL) ~~ y~~
Ignature) .
Jtnni+Cv Edv.tttrd<.;;
(printed name) Notary Public
My Commission Expires:
0VVle. \1 \ "WL'Z.-
My County of Residence:
YYlar- ( ()y\
5
STATE OF INDIANA )
. ) SS:
COUNTY OF ~ )
Before me, a Notary Public in and for said County and State, personally appeared
Bradley B. Chambers, Manager of Buckingham Mohawk, LLC, an Indiana limited liability
company, Managing Member of House Investments - Mohawk Investors II, LLC, an Indiana
limited liability company, Member of Gramercy Development, LLC, an Indiana limited liability
company who acknowledged execution of the foregoing Declaration for and on behalf of said
limited liability company.
Witness my hand and Notarial seal this 1..1 c;+ day of f1u3 vst- ,2006.
(SEAL) ~d~~P
"-'(.Y)Vl_ __,wardS
(printed name) N olary Public
My Commission Expires:
My County of Residence:
June rJ I 1A; 11..--
VVtan GY\.
Prepared By: James E. Shinaver, Nelson & Frankenberger, 3105 East 98lh Street, Suite 170,
Indianapolis, IN 46280.
6
Exhibit "A" - Legal Description
Part of the Northwest Quarter and part of the Northeast Quarter of Section 31, Township 18
North, Range 4 East, in Hamilton County, Indiana, more particularly described as follows:
Beginning at the Northwest Comer of the Northeast Quarter of Section 31, Township 18 North,
Range 4 East; thence South 90 degrees 00 minutes 00 seconds East (assumed bearing) on and
along the North line of said Northeast Quarter 657.90 feet; thence South 00 degrees IS minutes
20 seconds East 2657.80 feet to the South line of said Northeast Quarter; thence South 89
degrees 56 minutes 10 seconds West on and along aforesaid South line 660.00 feet to the
Southwest Comer of said Northeast Quarter; thence South 90 degrees 00 minutes 00 seconds
West on and along the South line of the Northwest Quarter of said Section 31, 660.00 feet;
thence North 00 degrees .12 minutes 35 seconds West parallel with the East line of said
Northwest Quarter 2081.30 feet to a point which is 577.50 feet South and 00 degrees 12 minutes
35 seconds East ofthe North line of said Northwest Quarter; thence South 89 degrees 58 minutes
35 seconds East parallel with the North line of said Northwest Quarter 379.50 feet; thence North
00 degrees 12 minutes 35 seconds West parallel with the East line of said Northwest Quarter
577.50 feet to the North line thereof; thence South 89 degrees 58 minutes 35 seconds East on and
along aforesaid North line 280.50 feet to. the Place of Beginning.
ALSO:
Part of the Northeast Quarter of Section 31, Township 18 North, Range 4 East, in Hamilton
County, Indiana, more particularly described as follows:
Beginning 657.90 feet North 90 degrees 00 minutes 00 seconds East (assumed bearing) of the
Northwest Comer of the Northwest Comer of the Northeast Quarter of Section 31, Township 18
North, Range 4 East, and on the North line thereof; thence South 00 degrees 15 minutes 20
seconds East 2657.80 feet to the South line of said Northeast Quarter, distant 660.00 feet
Easterly from the Southwest Comer thereof; thence North 89 degrees 56 minutes 10" seconds
East on and along aforesaid South lil1.e 476.85"feet to the West right of way line of State Road
#431; thence on and along aforesaid West right of way line of said State Road #431 the
following Nine (9) courses; thence North 05 degrees 26 minutes 50 seconds East 157.45 feet;
thence North 01 degree 43 minutes 42 seconds East 200.42 feet; thence North 10 degrees 24
minutes 02 seconds East 150.56 feet; thence North 05 degrees 26 minutes 50 seconds east
462.20 feet to the point of Curvature Of a curve to the left with a radius of 19,011.59 feet; thente "
Northerly on and along said curve to the left 1,580.57 feet through a central angle of 04 degrees
45 minutes 48 seconds; thence North 38 degrees 59 minutes 10 seconds West 98.58 feet; thence
North 89 degrees 56 minutes 05 seconds West 200.00 feet; thence North 67 degrees 03 minutes
20 seconds West 54.27 feet; thence North 00 degrees 03 minutes 55 seconds East 16.14 feet to
the North line of said Northeast Quarter; thence North 90 degrees 00 minutes 00 seconds West
on and along aforesaid North line 35327 feet to the Place of Beginning.
Page 1 of 2
ALSO:
Part of the Northwest Quarter of SeCtion 31, Township 16 North, Range 4 East in Hamilton
County, Indiana, more particularly described as follows:
Beginning at a point on the North line of the Northwest Quarter of Section 31, Township 18
North, Range 4 East, which is 280,50 feet North 89. degrees 58 minutes 35 seconds West
(assumed bearing) of the Northeast Corner of said Northwest Quarter; thence South 00 degrees
12 minutes 35 seconds East parallel with the East line of said Northwest Quarter 577.50 feet;
thence North 89 degrees 58 minutes 35 seconds West parallel with the North line of said
Northwest Quarter 379.50 feet; thence North 00 degrees, 12 minutes 35 seconds West parallel
with the East line of said Northwest Quarter 577.50 feet to the North line thereof; thence South
89 degrees 58 minutes 35 seconds East on and along aforesaid North line 379.50 feet to the Place
of Beginning.
Page 2 of 2
A~
B~
GRRlllER[V
Gramercy Bicycle Plan
Gramercy PUD Commitments "Exhibit B"
City of Carmel
August 21, 2006
1\
BUCKINGHAM
r: 0 '" . .. f' I , \
Gramercy Bicycle Plan
Introduction
The Gramercy PUD and Conceptual Plan is a plan designed with the goal of
creating a model bicycle-friendly neighborhood where cycling is a safe, atrractive, and
convenient form of transportation and recreation for people of all ages and abilities. The
Gramercy transportation system shall be characterized by three basic modes of
transportation: motor vehicles, bicycles and pedestrians. All decisions related to the
planning, design and implementation of Gramercy's street network shall include
consideration of each of these modes. Each ADLS/Development Plan shall be evaluated
for the accommodation of each mode within its street design.
In general, streets should be no wider than necessary to accommodate safe traffic
flow, parallel parking, emergency vehicles, and adequate pedestrian/bicycle circulation as
appropriate to the character and use of the area.
Streets, sidewalks and multi-use paths shall be designed to provide a safe,
comfortable, and convenient experience for pedestrians and bicyclists. All residents and
visitors should be able to circulate through the site to open spaces, homes, and businesses
on-foot or by bicycle via roadways, sidewalks, and multi-use paths. Efforts shall be made to
connect pedestrian and bicycle rout~s to adjoining off-site routes.
Definitions
Bicycle Route. A Bicycle Route is a system of Bikeways specifically designed to
accommodate the safe and convenient travel of bicyclists.
Bikeway. A Bikeway is a road or path which is specifically designated as being open to
bicycle travel, regardless of whether such facilities are designated for the exclusive use of
bicycles or are to be shared with oth~r transportation modes. Bicycle Boulevards, Bicycle
Paths, and Bicycle Lanes are all forms of Bikeways. .
Bicycle Boulevard (Bicycle Priority Street). A Bicycle Boulevard is a street on which all
types of vehicles are allowed, but the street is specifically designed, signed, and marked to
enhance bicycle safety and convenience. On a Bicycle Boulevard, a bicycle has priority over
motorized transportation.
Bicycle Path. A Bicycle Path is a Bikeway that is physically separated from motor vehicle
traffic by an open space or barrier.
Bicycle Lane. A Bicycle Lane is a porrion of a street which has been designated by striping,
signing and pavement markings for the preferential or exclusive use of bicyclists.5
2
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II
BUCKINGHAM
COH'''Hles
Gramercv Bicvcle Route Standards
1. There shall be a minimum of one (1) north.south Bicycle Route located on the Real
Estate. The north.south touters) shall be direct, and shall include signage designating it
as a Bicycle Route. The north,sbuth routers) shall connect to off.site bicycle facilities if
and when provided at its northern and southern points of tetmination.
2. There shall be a minimum of one (1) east-west Bicycle Routes located on the Real
Estate. The east-west routers) shall be direct, and shall include signage designating it as
a Bicycle Routes. The east-west routers) shall connect to off-site bicycle facilities if and
when provided at its eastern and western points of termination.
3. Bicycle Routes shall be provided along the northern and western perimeters of the Real
Estate within the Right-of-Way or as otherwise approved by the Director of Department
of Community Services.
4. The location and design of all Bicycle Routes and Bikeways on the Real Estate shall be
subject to the review and approval of the Director of Department of Community
Services.
3
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BUCKINGHAM
CO"" A Nit.
5. Minimum Standards for Bicycle Routes shall include:
a. Signage designating the Bicycle Route
b. Adequate lighting
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BUCKINGHAM
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6. Minimum Standards for Bicycle Boulevards shall include:
a. Pavement markings
b. Signage
c. Landscaping and medians specifically construcred to reduce conflicts at
intersections
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landscaped median as
part of a Bicycle
Boulevard used to
reduce traffic conflicts
Example of Bicycle Boulevard
Signage
5
I
BUCKISCHAM
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7. Minimum Standards for Bicycle Lanes shall include:
a. Minimum five (5) foot width
b. Pavement markings
c. Signage
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Example of an urban 5' Bicycle
Lane
Example of using color to
delineate a Bicycle Lane
Example intersection treatment
for a Bicycle Lane
I
UBUlIHY
I
BUCKINGHAM
COM , ~ .. I I: ~
8. Minimum Standards for Bicycle Paths shall include:
a. Minimum six (6) foot width
b. Asphalt surface material, or other suitable alternative
Example of a Bike Path
Example of a Bike Path along
a street
7
I
HBBIIHY
I
BUCKINGHAM
::: 0 ... , ~ po 1 ! ~
Bicvcle Parkine Standards
1. For Multiple Family Dwellings, a minimum of one (!) bicycle parking space shall be
provided for every five dwelling units. Bicycle parking may be provided in either: (a)
outdoor bicycle parking areas, (b) indoor bicycle parking areas, (c) private storage areas,
(d) dwelling units, or (e) a combination thereof, subject to the review of the
Transportation Systems Coordinator.
2. Bicycle parking shall be provided for non-residential and mixed-use buildings at a rate
of five (5) bicycle parking spaces per one hundred (l00) required automobile parking
spaces, unless in a specific case the Transportation Systems Coordinator had deemed
that less bicycle parking is needed. Bicycle parking for non-residential and mixed-use
buildings that are located adjacent to plazas may be provided within the plaza area, as
determined to be appropriate by the Transportation Systems Coordinator.
3. Exceptions may be considered for establishments or areas where it can be clearly
demonstrated that it is not a destination for the general public utilizing bicycles, as
determined by the Transportation Systems Coordinator.
4. The location and design of bicycle parking spaces shall follow the standards of the City
of Carmel, however, alternatives may be approved by the Department of Community
Services in consultation with the Transportation Systems Coordinator.
8
I
\ i R m E I[ Y
II
BUCKISGHAM
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Exhibit '('
Gramercy HotelfTavern Use Plan
TRAFFIC IMPACT ANALYSIS
PREPARED BY A&F ENGINEERING CO., LLC
GRAMERCY
BUCKINGHAM COMPANIES
KEYSTONE A VENUE
EXECUTIVE SUMMARY
FEBRUARY 2006
INTRODUCTION & PURPOSE
A Traffic Impact Analysis was prepared on behalf of the Buckingham Companies for a proposed mixed-
use development titled "Gramercy" that will be located along Keystone Avenue (U.S. 431) between 126th
Street (Mohawk Drive) and Cannel Drive in Carmel, Indiana. The purpose of the analysis was to
determine what effect traffic generated by the proposed development will have on the existing adjacent
roadway system.
DESCRIPTION OFTHE PROPOSED DEVELOPMENT
The proposed development is to be located west of Keystone Avenue between 126th Street (Mohawk
Drive) and Cannel Drive in Carmel, Indiana. The traffic analysis was based on an estimated development
of approximately 700 multi-family dwelling units, approximately 1500 townhouse/condominium dwelling
units, senior housing with approximately 120 dwelling units, approximately 50,000 square feet of office
land use, approximately 80,000 square feet of retail land use and a hotel with approximately 120 rooms.
This information represents a conceptual development plan that could vary due to market conditions.
As proposed, the site will have a right-in/right-out access along Keystone A venue, four access drives
along l26th Street, an access with Cannel Drive through the extension of AAA Way and four access
drives along Auman Drive East. The attached Figure 1 is an area map showing the proposed site and the
approximate locations of the proposed access drives.
DESCRIPTION OF EXISTING MOHAWK HILLS APARTMENT COMPLEX
The mixed use development as proposed by Buckingham Companies will replace the existing Mohawk
Hills apartment complex and golf course. The existing complex has approximately 564 dwelling units.
The estimated existing traffic volumes that are associated with the existing 564 multi-family dwelling
units were subtracted from the generated traffic volumes of the proposed 700 multi-family dwelling units
in order to analyze the true impact ofthe proposed mixed use development.
STUDY AREA
The study area defined for this analysis included the following intersections:
Keystone Avenue and l26th Street (Mohawk Drive)
Keystone Avenue and Carmel Drive
Keystone Avenue and I 16th Street
Keystone Avenue and Proposed Right-In/Right-Out Access
In addition, recommendations have been made for the proposed access drives along I 26th Street and
along Auman Drive East.
TRAFFIC SCENAlUOS
The following traffic scenarios were analyzed at the study intersections:
Scenario 1 - Existing Traffic
Scenario 2 - Existing Traffic + Proposed Development Traffic
Scenario 3 - Year 2016 Background Traffic (Horizon Year)
Scenario 4 - Year 2016 Background Traffic + Proposed Development Traffic
DESCRIPTION OF TIlE EXISTING INTERSECTION GEOMETRICS
The following study intersections are currently controlled by a coordinated traffic signal system. The
existing intersection geometries are shown on Figure 2 and include the following:
Keystone Avenue and] 26th Street (Mohawk Drive)
Northbound Approach: A left-turn lane, two through lanes and a right-turn lanc.
Southbound Approach: A left-turn lane, two through lanes and a right-turn lane.
Eastbound Approach: A left-turn lane and a shared through/right-turn lane.
Westbound Approach: A left-turn lane and a shared through/right-turn lane.
Keystone Avenue and Carmel Drive
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, a through lane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
Keystone Avenue and] ] 6th Street
Northbound Approach: A left-turn lane, two through lanes and a right-turn lane.
Southbound Approach: A left-turn lane, two through lanes and a right-turn lane.
Eastbound Approach: A left-turn lane, two through lanes and a right-turn lane.
Westbound Approach: A left-turn lane, two through lanes and a right-turn lane.
CAPACITY ANALYSIS RESULTS
The "efficiency" of an intersection is based on its ability to accommodate the traffic volumes that
approach the intersection. It is defined by the Level-of-Service (LOS) of the intersection. The LOS is
determined by a series of calculations commonly called a "capacity analysis". Input data into a
capacity analysis include traffic volumes, intersection geometry, number and use of lanes and, in the
case of signalized intersections, traffic signal timing. To determine the LOS at each of the study
intersections, a capacity analysis has been made using the recognized computer program Synchro;
which incorporates capacity calculations based on the Highway Capacity Manual (HCM)u.
An analysis has then been made for the AM peak hour and PM peak hour for each of the study
intersections considering each of the previously mentioned traffic scenarios. The following tables
summarize the results of the capacity analysis for the study intersections.
2
TABLE 1 - LEVEL OF SERVICE SUMMARY: KEYSTONE AVENUE AND 126TH STREET (MOHAWK DRIVE)
AM PEAK HOUR
MOVEMENT SCENARIO
1 2 3A 3B 4
Northbound Annroach C C D B C
Southbound Annroach D D F D D
Eastbound Ann roach E E E D E
Westbound Annroach E E F D E
Intersection D D E D D
PM PEAK HOUR
MOVEMENT SCENARIO
I 2 3A 3B 4
Northbound Annroach C C C C C
Southbound Annroach C C D D D
Eastbound Anoroach D D E D D
Westbound Annroach D D F D D
Intersection D D D D D
DESCRIPTION OF SCENARIOS
Scenario I:
Scenario 2:
Scenario 3:
Scenario 4:
NOTES:
I
Existing Traffic Volumes
Sum of Existing Traffic and Proposed Development Traffic
Year 2016 Background Traffic Volumes
Sum of Year 2016 Background Traffic and Proposed Development Traffic
.
This intersection was analyzed as a coordinated signal system with the near-by intersections along
Keystone A venue. The existing system cycle lengths as provided by the Indiana Department of
Transportation were used to analyze the existing traffic volumes (Scenario I). Optimized cycle
lengths were used when analyzing the remaining scenarios.
Scenarios I and 3A were analyzed with thc existing intersection geometries.
Scenario 2 was analyzed with the addition of a continuous eastbound right-turn lane along 126'h
Street that starts 100 feet west of the western most proposed access (Access #1) and continues
through the remaining access drives to Keystone Avenue.
Scenario 3B was analyzed with the following improvements along Keystone Avenue:
1. The convcrsion of the northbound right-turn lane along Keystone A venue into a shared
through/right-turn lane.
2. The conversion of the southhound right-turn lanc along Keystone A venue into a shared
through/right-turn lane.
Scenario 4 was analyzed with the improvement along l26'h Street as needed for Scenario 2 as well
as the improvements along Keystone A venue as needed per Scenario 3B.
.
.
.
.
3
TABLE 2 - LEVEL OF SERVICE SUMMARY: KEYSTONE A VENUE AND CARMEL DRIVE
MOVEMENT SCENARIO
1 lA 2 3A 3B 4
Northbound Approach C C C C B B
Southbound Approach r C D E D D
Eastbound Annroach D D D E D D
Westbound Approach r E E r D D
Intersection E C D D C D
AM PEAK HOUR
MOVEMENT SCENARIO
1 lA 2 3A 3B 4
Northbound Approach B C C D C C
Southbound Approach E E E E E E
Eastbound Approach D C D E C D
Westbound Approach E E D E E E
IntersecIion D D D E D D
PM PEAK HOUR
DESCRIPTION OF SCENARIOS
Scenario I:
Scenario 2:
Scenario 3:
Scenario 4:
Existing Traffic Volumes
Sum of Existing Traffic and Proposed Development Traffic
Year 2016 Background Traffic Volumes
Sum of Year 2016 Background Traffic and Proposed Development Traffic
NOTES:
. This intersection was analyzed as a coordinated signal system with the near-by intersections
along Keystone A venue. The existing system cycle lengths as provided by the Indiana
Department of Transportation were used to analyze the existing traffic volumes (Scenario I and
Scenario IA). Optimized cycle lengths were used when analyzing the remaining scenarios.
. Scenario I was analyzed with the existing intersection geometries.
.0 Scenarios lA, 2 and 3A were analyzed with the addition of a second northbound left-turn lane
along Keystone A venue.
. Scenarios 3B and 4 were analyzed with the second northbound left-turn lane along Keystone
Avenue as mentioned above as well as the following improvements:
1. The conversion of the northbound right-turn lane along Keystone A venue into a shared
through/right-turn lane.
2. The addition of a third southbound through lane along Keystone A venue.
4
TABLE 3 - LEVEL OF SERVICE SUMMARY: KEYSTONE AVENUE AND 116T11 STREET
MOVEMENT SCENARIO
I 2 3A 3B 4
Northbound Approach D D E D D
Southbound Approach B D E C D
Eastbound Approach E D E D D
W cstbound Approach E E F D E
Intersection D D E D D
AM PEAK tiOUR
MOVEMENT SCENARIO
I 2 3A 3B 4
Northbound Approach D D E D E
Southbound Approach C D D C C
Eastbound Aooroach D D E D E
Westbound Aporoach D D D D D
Intersection D D E D D
PM PEAK HOUR
DESCRIPTION OF SCENARIOS
Scenario I:
Scenario 2:
Scenario 3:
Scenario 4:
Existing Traffic Volumes
Sum of Existing Traffic and Proposed Development Traffic
Year 2016 Background Traffic Volumes
Sum of Year 2016 Background Traffic and Proposed Development Traffic
NOTES:
. This intersection was analyzed as a coordinated signal system with the near-by intersections
along Keystone A venue. The existing system cycle lcngths as provided by the Indiana
Department of Transportation were used to analyze the existing traffic volumes (Scenario 1).
Optimized cycle lengths were used when analyzing the remaining scenarios.
. Scenarios I, 2 and 3A were analyzed with the existing intersection geometries.
. Scenarios 3B and 4 were analyzed with the following improvements:
1. The conversion of the northbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
2. The conversion of the southbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
5
TABLE 4 - LEVEL OF SERVICE SUMMARY: KEYSTONE A VENUE AND PROPOSED RIGHT-IN/RIGHT-OUT
ACCESS
AM PEAK HOUR
SCENARIO 2
E
SCENARIO 4
C
MOVEMENT SCENARIO 2 SCENARIO 4 I
Eastbound Approach C B I
PM PEAK HOUR
DESCRIPTION OF SCENARIOS
Scenario 2:
Scenario 4:
Sum of Existing Traffic and Proposed Development Traffic
Sum of Year 2016 Background Traffic and Proposed Development Traffic
NOTES:
. This access is proposed as a right-in/right-out access. A median exists along Keystone Avenue
in the vicinity of the access.
. Scenario 2 was analyzed with the addition of a southbound right-turn lane along Keystone
Avenue. Per the Indiana Department of Transportation's Driveway Permit Manuaf", this turn
lane should have 550 feet of deceleration and a I 00 foot taper. A I 00 foot recovery taper is
also proposed at the access.
. When the existing traffic volumes are projected forward to the year 2016 based on an annual
growth rate, before the generated traffic is added to the roadway network, Keystone A venue
will need to have six travel lanes (three in each direction) in order for the signalized study
intersections to operate at level of service "0" or better during the peak hours. The additional
travel lanes are not due to the proposed development as they are needed before the proposed
development traffic is added to the roadway network in order to accommodate the year 2016
background traffic volumes. Scenario 4 was then analyzed with an additional through lane in
both directions along Keystone A venue as well the addition of the southbound right-turn lane
recommended for Scenario 2.
6
RECOMMENDATIONS
Based on the results of the traffic study, the following recommendations arc made to ensure that the
roadway. system will operate at acceptable levels ofseJVice if the site is developed as proposed.
I. KEYSTONE A VENUE AND 126T" STREET fMoHA WI<. DRIVE)
Year 2006 Conditions
A continuous eastbound right-turn lane is recommended along 126lh Street that starts 100 feet west
of the western most proposed access (Access #1) and continues through the remaining access
drives to Keystone A venue. When the generated traffic volumes from the proposed development
are added to the existing traffic volumes, this intersection will operate at acceptable levels of
service during the peak hours with this improvement. The intersection geometries will then consist
of the following:
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, a through lane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
Year 2016 Conditions (Horizon Year)
When the existing traffic volumes are projected forward to the year 2016, before the generated
traffic volumes from the proposed development are added, the following improvements are needed
at this intersection in order to achieve level of service "0" or better during the peak hours:
. The conversion of the northbound right-turn lane along Keystone A venue into a shared
through/right-turn lane.
. The conversion of the southbound right-turn lane along Keystone A venue into a shared
through/right-turn lane.
The improvements listed above are not due to the proposed development.
When the proposed development traffic is added to the year 2016 background traffic, the
continuous eastbound right-turn lane along l26lh Street is recommended. The intersection
geometries will then consist of the following:
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
A left-turn lane, two through lanes and a shared through/right-
turn lane.
A left-turn lane, two through lanes and a shared through/right-
turn lane.
A left-turn lane, a through lane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
7
2. KEYSTONE AVENUE AND CARMEL DRIVE
Year 2006 Conditions
The addition of a second northbound left.turn lane is needed along Keystone Avenue in o~der to
achieve level of service "D" or bettcr during the peak hours with the existing traffic volumes. The
intersection geomelJ;cs will then consist of the following:
Northbound Approach:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
Two left-turn lanes, two through lanes and a right-turn lane.
A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, a through lane and a righHurn lane.
A left-turn lane and a shared through/right-turn lane.
When the proposed development traffic is added to the existing traffic, the intersection geometrics
listed above will accommodate the projected traffic volumes. Therefore, no improvements are
needed at this intersection duc to the proposed development.
Year 2016 Conditions (Horizon Year)
When the cxisting traffic volumes are projected forward to the year 2016, before the generated
traffic volumes from the proposed development are added, the following improvements are needed
at this intersection in order to achieve level of service "D" or better during the peak hours:
o The addition of the second northbound left-turn lane along Keystonc A venue as needed per
the existing traffic volumes.
o The conversion of the northbound right-turn lane along Keystone Avenue into a shared
through/right-turn lane.
o The addition of a third southbound through lane along Keystone A venue.
The improvements listed above are not due to the proposed development. With the improvements,
the intersection geometrics will then consist of the following:
Southbound Approach:
Eastbound Approach:
Westbound Approach:
Two left-turn lanes, two through lanes and a shared through/right-
turn lane.
A left-turn lane, three through lanes and a right-turn lane.
A left-turn lane, a through lane and a right-turn lane.
A left-turn lane and a shared through/right-turn lane.
Northbound Approach:
When the proposed development traffie is added to the year 2016 background traffic, the.
intersection geometrics listed above will accommodate the projected traffic volumes. Therefore,
no improvements arc needed at this intersection due to the proposed development.
8
3. KEYSTONE AVENUE AND 116T" STREET
Year 2006 Conditions
The existing intersection geometries will adequately accommodate the generated traffic from the
proposed development. Therefore, no improvements are needed at this intersection due 'to the
proposed development.
Year 2016 Conditions (Horizon Year)
When the existing traffic volumes are projected forward to the year 2016, before the generated
traffic volumes from the proposed development are added, the following improvements are needed
at this intersection in order to achieve level of service "D" or better during the peak hours:
. The conversion of the northbound right -turn lane along Keystone A venue into a shared
through/right-turn lane.
. The conversion of the southbound right-turn lane along Keystone A venue into a shared
through/right-turn lane.
The improvements listed above are not due to the proposed development. With the improvements,
the intersection geometries will then consist of the following:
Eastbound Approach:
Westbound Approach:
A left-turn lane, two through lanes and a shared through/right-turn
lane.
A left-turn lane, two through lanes and a shared through/right-turn
lane.
o A left-turn lane, two through lanes and a right-turn lane.
A left-turn lane, two through lanes and a right-turn lane.
Northbound Approach:
Southbound Approach:
When the proposed development traffic is added to the year 2016 background traffic, the
intersection geometries listed above will accommodate the projected traffic volumes. Therefore,
no improvements are needed at this intersection due to the proposed development.
4. KEYSTONE AVENUE AND PROPOSED RIGHT -IN / RIGHT-Our ACCESS
Year 2006 Conditions & Year 2016 Conditions (Horizon Year)
This access is proposed to be constructed as a right-in/right-out access. A median exists along
Keystone A venue in the vicinity of the access. It is recommended to construct a southbound right-
turn lane along Keystone A venue at the access drive. Per the Indiana Department of
Transportation's Driveway Permit Manual, this turn lane should have 550 feet of deceleration and
a 100 foot taper. A 100 foot recovery taper is also recommended at the access.
The traffic simulation program SimTrajJici' was used to visually model the anticipated traffic flow
operations when the generated traffic from the proposed development is added to the roadway
network. Based on the SimTrajJic simulations and the proposed access location, adequate spacing
will be provided so that vehicles traveling southbound along Keystone A venue will not queue back
from Carmel Drive to the proposed right-in/right-out access.
9
5. ACCESS DRIVES ALONG 126711 STREET (MOHAWK DRIVE)
Year 2006 Conditions & Year 2016 Conditions (Horizo? Year)
The following conditions are recommended for the proposed access drives along l26'h Street>
o Each unsignalized access controlled with the access drive stopping for I 26'h Street.
o Access #2 and Access #4 (the main access drives) each constructed with two outbound
lanes and one inbound lane. Access # I and Access #3 each constructed with at least one
outbound lane and one inbound lane.
o The addition of a continuous eastbound right-turn lane along I 26th Street that starts 100 feet
west of the western most access (Access # 1) and continues through the remaining access
drives to Keystone A venue.
o The addition of a westbound left-turn lane along 1261h Street at each access. Combined
with the existing eastbound left-turn lane at the Keystone Avenue intersection, a continuous
left-turn lane would then be created along 126th Street in the vicinity of the site. A
minimum of 100 feet of storage is recommended for the left-turn lane serving Access #2. A
minimum of 50 feet of storage is recommended for each of the left-turn lanes serving
Access #1 and Access #3. There is approximately 460 feet of space for a left-turn lane
between the eastern most access drive (Access #4) and Keystone Avenue. A minimum of
100 feet of storage with a 100 foot taper is recommended for the westbound left-turn lane
serving Access #4. It is then recommended that the existing eastbound left-turn lane at the
Keystone A venue intersection be extended back so that it has 260 feet of storage.
The traffic simulation program SimTraffic was used to visually model the anticipated traffic flow
operations when the generated traffic from the proposed development is added to the roadwa~
network. Based on the SimTraffic simulations, adequate spacing will be provided along 1261
Street between the proposed access drives and the intersection of Keystone A venue and 1261h
Street. In addition, the recommended storage lengths for the auxiliary lanes will accommodate the
projected traffic volumes.
6. ACCESS DRIVES ALONG AUMAN DRIVE EAST
Year 2006 Conditions & Year 2016 Conditions (Horizon Year)
The following conditions arc recommended for the proposed access drives along Auman Drive
East:
o Each unsignalized access controlled with the access drive stopping for Auman Drive East.
o Each access constructed with at least one outbound lane and one. inbound lane.
o These access drives will mainly serve the proposed residential homes that are located towards
the east edge of the site. However, the majority of the traffic to and from the development will
access the site via the drives that are located along the ml\ior roadways (i.e. along Keystone
A venue, 126th Street and Carmel Drive). Based on the peak hour projected traffic volumes
determined in this study, the proposed development will most likely add 20 vehicles or less
during the peak hours in either direction along Auman Drive East. Considering the low
volume of projected traffic, the proposed development will have very little impact to Auman
Drive East. Therefore, improvements will not be needed along Auman Drive East due to the
low traffic volumes projected at the drives.
; Synchro 6.0, Trafficware, 2003.
;; Highway Capacity Manual (HCM), Transportation Research Board, National Research Council, Washington, DC, 2000.
iii Driveway Permit Manual, Indiana Department of Transportation (INDOT), 1996.
jy SImTraffic 6.0, TrafIicware. 2003.
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GRAMMERCY
BUCKINGHAM COMPANIES
CARMEL, INDIANA
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FIGURE 1
AREA MAP
@!A & F Engineering Co., LLC 2006
"ALL Rights Re.e..ed"
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GRAMMERCY
BUCKINGHAM COMPANIES
CARMEL, INDIANA
FIGURE 2
EXISTING INTERSECTION
SCHEMA TICS
@A .t r Englnooong Co., LLC 2006
"ALL Right. Resorvod"
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. _
Gramercy Design and Development Standards
Exhibit "G”
City of Carmel,Indiana Ordinance No. _
Gramercy Planned Unit Development District
I. .
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weaver rtesW grnonrru.a p
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Menrlri•NuFARe P,en n..
Celeivuiun Re.ee ev Br4 IVY
Table of
C o n t e n t s
Introduction
'1- Overview
1-Consistency with t::amtel's Plan.
t.Vision and Invent
Section 1.General Daelopment Standards
5-C:nnrepnrai I'lar
A. Open Spares
S- Lightiuc
Landct.aping
11•Parking
13•Signagv
I •Sweets
IS•Site 11cr-lopmcnt Standard:
Section 11•Architectural 1-Design Standards
fl 2006 Buckingham Companies,Inc
?C• hnnduction
n :NM Gurney Ricks Kim.Inc.for portions or Phi document.Those
portions of the'matte,rent.and captions that are the inrelkmul property
21-BhiiiJltu Design
a Looney Ricks Kies Architects.Inc.are authorised for use in association
with this project only. Looney Ricks Kim Architects,Inc.shall is deemed 2'- Windows
the author of those specific items of the document and shall retain all ?;• Cntmntns
common law•monitory and other reserved rights,including the copyright
over those items.Thc portion of this copyright pertaining to images is an 24• Roofs and Cornices
photographic works only and excludes any copyright for any portion of
35• Actrna and l'n tjecrinn:
the architectural,landscape and site designs contained within the work
designed Ivy otters.
rhon.ttrapha and renderings are included to illustrate concepts only and
are not intended at actual representations of the proposed Gramercy pml-
cct,building:,dc.ign.materials.urchlrecmre.err.
GRAMaLLY llt•tua •st, ("Peet:•r V.rnt STnal,■■■,a
I litroducr it,n
i. Overview ili.Vision and intent Gra-mer-cy
The atandanis contained in this document are intended to provide a masrerplan framework for the redevelopment over time of the District Inspired by the great urban neighborhoods of the world.
Into a new urban neighborhood that is built upon traditional neighborhood planning principles. This new neighborhood will be called Gramercy will be an engaging,urban community located near
"Gramercy." the center of downtown Carmel.Classic in character,traditional gra-mid r se
in design,this forwani-looking community is designed to offer
The new Gramercy community is designed to emerge over rime on the site of the current Mohawk Hills Apartments. Located on 116 architectural diversity and a modem lifestyle by relying on rime- The motsl gramen•s ran/ntri ceno n
acres along Keystone.Avenue,the property was originally constructed in the early I970s as awvnhotne apartments.Today the property is rested design principles. Gramercy s plan will be chamcterired that ran he es.ed ro express
best represented as a moderately priced rental housing option with fewer amenities than the many other luxury apartments in Carmel. In by pedestrian-friendly streets,tree-lined sidewalk*,distinctive eratitnJe Of.ncpAV.It own,
addition,the property has deteriorating building•and a confusing network of streets and building orientations. In the summer of!004, architecture,Main Street-style neighborhood stores,quiet parks from the%mode phrase,.rand
lsally-owned Buckingham Companies acquired the property which had suffered from years of disinvestment by Its outofsrate owner. To and a vibrant central plans. mewl.the nine-"oval thank.".
atnbilite the property,Buckingham invested in new landscaping,renovated the clubhouse.and repaired various overdue maintenance items.
However,due to the property's age and condition,Mohawk Hills will need to be redeveloped over rinse.
i The Design and Development Standards and » ": .l ./ At the heart of Gramercy's design is the simple notion of locating acrt•ices eh it to wheat people live Amenities,a
r .; civic center,work,and recreational opportunities will all be within a shorn walk. t.ramenv gnats our of the belief
Conceptual Plan contained herein rake into f i'•-!��� � ( ''Mello StTi'Est' �s
consideration the sire's unique pneir on at an inlell Qg- as ri i;As, ,.. s that it is important that we plan our communities sensibly and responsibly ly sao that thee will be used and cherished
,.
1 M. M d
s -ri,� a h nr•n i hL tx will
lo><ation within the central core am of Carmel. ������ j si•� by future generations.As Mohawk Hills is gradually reJevdopa•J. n di robs the rw e g
�(St )Crew'
B rdcreJ by I c}+tone Avenue t the east.126th lrtce[to Library f,t'" evolve O1er a period of years A tasteful blend of residential and mixrJ•use luddinys will by it in:,vvalkablc
the north,Allman Drive ro the west,and approximately sa:.' . i ' urban living environment containing multiple green,open spaces. At Gramercr's Mel will be a plata.surrounded
E.Carmel Drive to the south,the property is looted t i A. by shops,restaurants and accented by a landmark dock tower.Gramercy's plat will pn vide the community•with
within Cannel's Central Business District("CBD")and v�rr a significant identity,and serve as a centerpiece lot neighbethew,d fur titans,roil events and n meeting place for
is m close proximity to Carmel City Center,the future i= " H '' _ I neighbors.
Performing Arta Center,the Arts Co.Design District,the !t t-' �ats --y i F'
Montan Trail.and Old Town. 0 126th.7t t :
3;
at w• a .:%b The Vision for Gramercy indualea
ii. l:onsiwrencv with Carmel's Plans
Civic j •A mixture of uses: residential,retail,hotel,office,senior Ihing,ch ie spaces,parks ii ,•pen spaces.walkways .
These Design and Development SmndarJs and .t Squab' ") 0 I and trails,cafes and other places for people to meet.
Conceptual Plan provide the necessary tools for the II 111 fl i I ' •The option of living and working in the same neighborhod.
prcopem a redevelopment. These tools are consistent s ' '_ , 1I 1i 11 j4 1 II I 1,1 '; •A visually pleasing and culturally interesting mix of housing types and anirireetural.tic.,including rental and e
with the City of Cannel's plan for its central core and Its t for-sale units. Residential housing types will Include tcwvnhumes,condos,flats,loft,and apartments-over-remit.
high standards for community design and planning it ' City •Tree•lined streets,front stoops and terraces.
is also consistent with design principles of Traditional �a. H e l? •A central playa and clock tower that give a unique identity a.,the Community•and provide-r rntrll meting
Neighborhood Development,or New Urbanism. a •arcs.
iti' r •A pedestrian-friendly network of streets with sidewalks,paths,public art,street turniture,pedestrian-scaled
Gnmercy's location and proposed character are -• r' lighting,trees.and outdoor cafes.
consisrent with the City of Carmel's C omprehensivy 'r a, } J) /1,f.•j a yila t'- •Businesses,such as restaurants,retail,offices,hotels,and services,provided lot the use,ti the residents and a.,a
Plan guidelines for high-intensity residential a - I sew of inviting the surrounding community into Gramercy.
development in that.(I)it is located in and adjacent }' j, " ■ •Main Streetstyle neighborhood atoms built u to the sidewalk,with curbside parkin engaging window
) i'-If I up parking.
to the CBD,l?)it is a part of an intensive mixed-use displays,and elegant signage to create dynamic srreetecapes.
project.(3)regional access is directly available,(4)access �" T s •High standards of development m maintain quality and architectural diversity in the community,
rc.the sire is via regional serving roadways and does ,':;.,-.•.:1:.;',41;:::'--,
not mass through lose intensity residential areas,(5)It Is f< • •
near to neighborhood commercial centers,parks and
playgrounds,schools.bicycle and pedestrian trails,and
police,tire and public safety.
Section 1:
General Development Standards
1.L Conceptual Plan 1.6. Signage
1.2. Open Spaces 1.6.1. Exempt Signs
1.2.1. Darks 1.6.2. Prohibited Signs
1.2.2. Plazas 1.6.3. Permitted Signs
1.3. Lighting 1.6.4. Design Stanc rrds for Signs
1.4. Landscaping 1.6.5. Premises Identification
1.4.1. General Landscaping Standards 1.6.6. Sign Maintenance
1.4.2. Perimeter Landscaping 1.6.7. Permit Procedures
1.4.3.Street Trees 1.7. Streets
L4.4.Building Landscaping 1.7.1. General Street Standards
1.45. Maintenance 1.7.2. Pedestrian and Bicycle Circulation
1.5. Parking 1.7.3. Materials and Furniture
15.1. General Parking Standards 1.7.4. Conceptual Mixed•Use Streets
L5.2. Computation of Minimum Parking Requirements 1.7.5. Conceptual Residential Sheers
1.5.3. Parking Space Dimensions 1.7.6. Conceptual OnoWs'Streets
1.5.4. Bicycle Parking 1.8. Site Development Standards
155. Onstreer Parking
1.5.6. Surface Parking Lots
1.5.7. Parking Structures
1.5.8. Residential Parking Garages and Driveways
�� 120th Street t1 fi I.I. t t■ilis.•pril.11 i'Lt7
v-,e.m.a i,,No 4.s a rer?r — s+•s^w>,We..,* `rA
isv ,; `t., a. y ,.se .
u p;* ',F.s" The Conceptual Plan for Gramercy,along with these Design and Development Standards.shall provide a framework
C' 6.6„,r, ...1 t om, "?#4 for the design and layout of Gramercy and ensure that it will be designed and developed according to traditional
""' � r t � neighborhood planning Land development shall be generally consistent with the form and framework set
r *a,p 4., 8 P K P g h '
vv4 r out in the Conceptual Plan.
r:
!h SP tla Grametry shall be organized by an interconnected network of streets. This network shall be designed to create an
+ t �t Bj interesting and diverse urban grid with interconnected streets,alleys,and public spaces. The street network shall
r p. # facilitate movement of cars,people,and bicycles throughout Gramercy. The street connections shall allow for the
a` ' �v"� $e creation of cohesive neighborhoods and districts while ensuring permeability and accessibility throughout the sire.
ice$::!' t�^ is
3. r a .. `� The street network,parks,and plazas shall be generally as indicated on the Conceptual Plan,provided,however,
' t t"`"Feet that their locations may be adapted as appropriate to the sire's topography,unique natural features,environmental
k✓� '-- opportnnities/ccrostminrs,soil conditions,existing trees,and existing water features. Flexibility shall be permitted as
mama 7th Stove }µt to the ultimate placement of streets,buildings,parks,open spaces,water features.and other design elements in order
_¢¢ , fit to meet the requirements of these Design and Development Standards,provide for maximum sun erptasure to open
yt i� > t
�F v t,,y- ,;xp spaces and buildings,accommodate a variety of product types and market conditions.and take into consideration the
1Yt r•"' ,„•f greet Y locations of open spaces,gateways,monuments,and vistas,so long as the Conceptual Plan remains consistent with
°1 h the vision and intent of Gramercy. flexibility shall also be permitted within the layout and the Inn ire development
ce
't ; - a .' of the Real Estate to allow for the short-term accommodation of existing buildings to be maintained during eads
a' phases of the development of Gramercy.
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A ., CRAMER - CONCEPTUAL DEVELOPMENT PLAN
UTAM11PC1 Po,.i';e •hi br••n. ■•+1,1, si,•,r,nr.
„„.✓'r-i 't,th Street •~ 4 �'” 1.2.
K 77. j t `' ,�' `"t j: i*� "'•si Open Space within the District shall generally br.of the sire and
1 ;'""- configuration and in the Itnations depicted m rl a t. ncceptnal
e a- Its If Gy. ' y `t*'• - Plan,subject m the pnnisfnns of Men.['resign and I?e\ek•{+n<m
:• u _ Standanls..4 minimum of I of the -rapt irhin the
J. 'r'1 -�. + ~ "��� �.��+sa�' �.,: I ��1 District as a whole shall be provided as Open Sparc.There..hall
of �
f"'=,-, ♦• t ...• 1 ', a, ' fhti y�,f �lr. ;1> '*-'" .— '-,. ,r, heat least one park within doe District of at least two 1:1 acres
/// `*.^ 1. ,..,,, f .si rf,-;\ s " - in site.generally located near the center of the sire or m another
4 � � - _ appn ptinrc area ss.hrm•n un an ALAI�;Lksrinpmenr PLsn
(].r•a y r J ?,, '±.�'' suhmrtai.
E H++*1 lfl. ••r� +r t .Y ,K Examples of amenities that may he xtn•mpmrr+tr Oramrm iF 1// I 11 r L parb and phase include bur are net limited c . la fountains,e
!t p t' pul•Ifc art,gerlens,water tswnvo,hcndta.phut strnrturcs,
i ,a. t 1 .r-' ymMs,performance arras merman mal 11777.public Imildinrs,
3� t and rornmumry hufidings Park and pL•cs amenities shall Ise
».' �•"u 'il'-':•' ^' :jg w r{' missed alone aid+rim submission,.f ins Pevoh.rpmr•m flan.
3
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1.2.1. Parks
!.—. " 1`arks ore a kq•e•xnr.•rnem of Gnrrrucre J•inn and Inssvu.
_
Parks shill be nnw;rki,hn•ugl.\ut t:rumens;in order m
iYal2- • • provide open space,locations tin rmichl r interaction.and
' ,„:C namrat features such a'water,lion-nra.and trees. Parka shall he
.3
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diversified in,io,location,and character.and shall he Jaiuuscd
1 # u S}r ./ .e' to luster a unique sense of identity tar each apace.a Small pucka
yF , parks located�m the Inn-nor of Hocks;r main xrtre n an
*��"" 'r encouraged. Larger pants should have de orarire benches.rush
.� ! r . r y P -' _ • it nseptacles,and lighting. Decormi a fencing,melt as w rouaht•
aa k iron style,is ma nraxsd fin parks in rendential neighhuhmsls.
r., • 1 Js� v `! Parks in commercial and mien-use arras should be Juiene l fur
�. + 41x..........3- t + . f `-w t�., 4" active use and may conrain hardanpe elements in aJdintm n.pis^'t w M� ~ '. - t namnl features,
i%' , s r.. s'r.,& a
•s"ty .a �t "'" •. bc_ The parks and open spaces within(■ramcr.y shall be n nne•fed
f t yr '1fs by sidewalks and/or multiuse paths,subje:r to the omissions of
ta-.,t nd -we'i iU� °a' '.M �' ..-•Y,� these appropriate. Development Standards. pads possible:MI
�'� {T�lt!(� S r S ?el, 4 .1A +' appropriate,aJJiriunal connections between parks and open
�^.Lf .lsr' spaces should br presided through the mrerau ofllocio
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Walking Radii aa"'a h ,1 . '� �k, t��•7 iIrt! Y -
..; ss.rs^ i 7sL`.ti;t t
5-minute walk from s=j' *or K+- "1:1'..",""I'r:,.,r.,,,,central plaza '�� 2-minute walk from w nj.„ park edges . liaAYaacf nesraa .Vn nay al n
•
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k.?. t'r n Sr.i,,-. •. •,, .
Ilk ' 1.2.2. Plazas
•
* I 1 (I • . D' i1 Plains are hardacaped open spaces,generally located in mixed-use or commercial awns adjacent to publi.streets,
'� 4. A which provide open space f,rpedestrian use. Plazas within Gramercy shall h:n'e surface areas constructed o}brick.
t. . ♦ r � pavers.stone,or stamped concrete and may include features such as trees,planters,benches,lighting,and trash
I ''" a'' receptacles. Cafe furniture,public art,fountains,kiosks,and special decorative features shall be permlttecl in 44
' 4f' '�r j '• appropriate locations.
era . l... C7 f ,v P�.`t.
y ' Gramercy shall have at least one plaza,generally kited near the center ut the sire. This central plaza shall be
:dC+±'r 11 "�I designed to serve as a center of community interaction. Buildings surrounding the plaza should be id hurls
' ff ` ` •, '"jf. ;, architectural quality,and shall be of a consistent architectural character. A clock tower,which is taller rhan the
I . %0`, d ' ., ! `.1- surrounding roof lines,shall be located on a building on the southern side of the plaza. Retail and commercial uses,
A IWO. a . d .6 w " Including outdoor cafes and outdoor displays of merchandise,shall be permitted and encouraged on the ground
4-- "'s., , ...:•t floors of buildings surrounding the plea in order to encourage pedestrian activity.
—r t1 Il Streets leading into the central plaza shall be raised at the plaza edge so that the streets me at the same level as the legt sidewalks within the plaza,thus encouraging pedestrians to use the entirety of the space. A surface material which
' is ditferent from that used on the surrounding streets,such as stamped concrete or brick shall be us•.d on rlu.street.-
ors . . within the plaza and shall be designed to coordinate with the plaza architecture and hardacape materials.
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4/ 'r ' �, Street lighting shall be'mudded as necessary m
a wt q provide adequate lighting for pedestrian and vehicular
" + safety. All street lighting fixtures shall be of a design
per the adopted City style.or shall be of a design
Alois a tr+ that is pedestrian-scaled and in keeping with the
$ f a ,' architectural character of their surroundings.
° * a' Lighting shall be provided to Illuminate building
1 it¢ facades,signs,architectural elements/ornamentation,
.., 0., storefront displays,public sidewalks,and public spaces
AO
' i4 r° 1,.`t for the interest,security and comfort nt pedestrians.
fir^ ' a'. ..�.. q�.+ .'#
Unique,decorative fighting fixtures that are appropriate to the area s s-'1..' i' Lighting shall he limited to the amount,rod inrensiry
architectural style can be used to crests Identity for streets rind 1 +� t 1"r. ,x
'0 `- - a C'„ necessary for safety,security and to compliment
open spaces. 04-40, f ry,, g"^"x architectural character. Exterior lighting of buildings
" '' . ft,, i . or on the site shall be designed so that light is nor
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directed off the site and light nntrct w shielded from
a ;^ '4 I his t 1 � s direct off-sire viemng. Site lighting fixtures shall br.
i t
selected and designed m focus lighting drnvnHard
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t �" °° �-4 � <t into the rare of pedestrian activity without excessive
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a t illumination of the upper residential statics of
�, buildings or of die night sky.
i 144
ar ,, ,f': s,; i Exterior building lighting shall he archirecntmlly
ii 'a} i r, 1, ; integrated with the building style.material and color.
r
t i? # Electric boxes,transformer utilities,and c..,nduite shall
te. $ -- j'tt=x7 tit .- be concealed from slew.
x , tar
I +
The maximum height of light standards in parking
areas shall not exceed the building height,or twenty.
five(25)feet,whichever is less.
a t ` tt # f I l 1 is f; :" Example of the City of Cannel's standard light pole,as used in cay street lights should he designed to coordinate with
r .. f E " Center.
r' r 1 '- other street htrnintre,such as trash receptacles,signs.
f g re t t 1 1 i benches,and bike racks.
W � .A^gfi s Iy t 4 l
The light fixtures used in Old Town are designed to accomodate
hanging flower baskets.
Ossevecs nt•i„s •se r■tvetr,r.,..4, cr.,ir.,e,.. S
I.4. Livid-a-11,iit
The landscaping in Gramercy shall be designed The Developer shall implement rea.sonalsle ettorrs
to compliment the architecture of the community to conserve existing established trees listed alone
and the surrounding neighborhood. Street trees, the keystone Avenue nghtoof sty,however.said
streeaoape plantings,and buffer areas shall be used trees may be removed under any of the following
FF to bring natural elements to the design pattern, circumstances:
1 "4-+" �, ' + '" f in consultation with the City of Carmel Urban • As is necessary to clear underbrush and dead
" N f° Forester. trees;
.y is
awes-- *""' • As is necessary for the installation of access
;`iii,t,. sk_".,,
=? 1.4.1. General Landscaping Standards easements,rights„hwap,streets,paths,sidewalks,
and utilities and drainage improvements and
t ”' Landscaping shall be integrated with other functional infrastructure,and
-"- s''' and ornamental site design elements,where • As necessary for public health and safer•as
appropriate,such as hardscape materials,paths, determined in cooperation with the Urban
sidewalks,fencing,or any water features. Forester.
4'.7""s; Plantings along buildings and streets should be Existing vegetat.m may be used to achieve protect
r
` designed with structured patterns.a diversity of plant landscaping requirements if Is)the segerate m I,s:.ared
types,and complementary textures and colors,and on the subject parcel is a+f suical.de qualur and health,
' -T-I should reinforce the overall character of the area, and(b)the vegetation is props csesl to he preserved
Alternative or pervious paving materials shall be using accepted best management practises tar tree
, :._ considered,or alternative planting media shall be protection during caasrnacton.
considered,for urban areas were planting space is
r limited by restrictions suds as buildings,asphalt or 1.4.2. Perimeter Landscaping
la
i°t! ""^ concrete paving,building parking decks,etc.
A Perimeter landscaping along rise western,northern.
_,,}, All trees,shrubs and ground covers shall be planted and southern property lines shall be provided in
'101111�t. " 'y� '° according to the American Standard for Nursery the h+ma of either(al street trees for p,+rnnis of•
•; Stock(ANSI Z60.1).and following the standards the perimeter which abut a public tight-of-way,or
and best management practices(BMPs)published (b)landscaping per the requirements of a Type"B"
by the City of Carmel's Department of Community Bufferyard(3 shade trees,t ornamental trees.and
Services Urban Forestry Section. Landscaping IS shrubs per 100 lineal feet)for portions of the
4 1i`'*sT materials shall be appropriate to local grossing and perimeter which do rnr abut n public right,+I-w i.
y;';e s v climatic cc,nditiona. Plant suitability,maintenance Any street trees used et meet perimeter landscaping
A .t. "' and compatibility with site construction features are requirements shall meet all other stan I usia provides]
"."*_°' critical factors that should be considered. in this Section 1.4.
g r• Shade trees shall be at least two and a half inches(2 Perimeter landscaping along the eastern property line
")in caliper diameter when planted. Ornamental abutting Keystone.Avenue shall be contained within
"1.► `•. r^: trees shall be at least one and a half inch(1 44") a landscaped planting area of at least thirty("0)
in caliper diameter when planted. Evergreen trees feet in width,which mar be contained within the
i `A. < 4 shall be at least five feet(51 in height when planted. established setback from the eastern property line.
s•'" Shrubs shall be at least eighteen inches(I8")in The landscaping within this planting area shall meet
height when planted. Ornamental grasses shall the requirement;of a Type"B"Buftervard.
i°- attain a mature height of at least three feet(3').
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ORAUEIll., PE•IaN •NP Pr"!io,u It N+ n„n•n. u
4
immiimmaimaimmiii 1
i" 1.4.3. Street Trees Building base landscaping shall contain a minimum
of I shade tree, I ornamental tree,and 9 shrubs
Medium or largeg wing shade trees shall be planted per 100 lineal feet of building perimeter. Shrubs.
parallel to each street in planting strips or tree wells. ornamental grasses,or other alternate landscaping
its T Street trees shall be planted a minimum of thirty(30) techniques may be used to fulfill the building base
':' • ' feet and a maximum of eighty(80)feet on center In landscaping requirements if approved b•the City
os
, r
areas of high pedestrian and commercial activity,tree of Carmel Departnunr of Community Services. If
• • t wells shall be covered with decorative grates,pavers, building bast landscaping cannot be installed due
t♦ or other suitable alternatives in order to maximize to a building's proximity to a sidewalk.path,street,
, 1,,:. . uninterrupted pedestrian pathways.Where ample right-of-way,or easement,then landscaping may be
T.,1 !y ,' passage area is provided,tree planting areas shall be installed elsewhere on the site to fulfill the building
:":444-, treated as planting beds to soften the hardscape, base landscaping requirements. Appropriate
r alternate locations include but are not limited tin
'k Street tree species shall be selected from the City of interior courtyards,sidewalks(as additional street
Carmel's published list of recommended street trees. trees),parks,plazas,parking lots,alleys.etc.
Street trees shall be pruned to a height of eight(8)
feet minimum over sidewalks and twelve(12)feet Landscaped interior cournards are eno+ura,el
minimum over sneers. In commercial and mixed-use within larger blocks.
• areas,street tree types and locations should allow for
visibility of businesses and business signnge. Deciduous trees should be planted in locations to
the south and west of buildings to allow fin-shade
1.4.4. Building Landscaping in summer months and greater sun exposure in the
winter months. Evergreen trees should be used as•
t . Building bane landscaping shall be provided ac the windbreaks to butler northwest wyinds.
lk v base of all building elcvatioma that do not directly
' ss t ` .. abut planned hardscapes m soften the at-hitectural 1,45• Maintenance
• lines of buildings,forme the primary views to
s F I t r buildings and public spaces,and blend architectural is shall be the responsibility of the owners and their
i ; a+ i' o' designs with die landscape. Building landscaping agents to insure proper maintenance of project
r ' shall be designed to appropriately complement a landscaping in accordance with the Gramercy
building's use,setback,height,and architectural Ordinance and best management practice standards.
features.Window boxes for flowers and planters on This is to include,but is not limited ta,mowing,
front scoops and sidewalks are encouraged in areas tree trimming planting,maintenance contracting.
where landscaping cannot he installed at the base irrigation and mulching of planting areas,replacing
of a building due to the building's proximity to a dead,diseased.or overgrown plantings with identical
sidewalk,path,street,right-of-way or easement. varieties or a suitable substitute,and keeping the area
) free of refuse,debris,and amsightly.dead or diseased
vegetation and weeds.
j
.. ., Onsuime, r)r>aus •4,. nr•:ta.•t,'e•', °aer+r.•■r IC
;eta ` e k 1.5.1. General Parking Standards
s w ° Off-street and orrstreet parking shall be prmided within any Section
H,®t 0. 1 m
according the minimum requirements specified below.
1
' ' -gym t tit
Use Minimum Parking Requirement
.,, , ' Single Family Dwelling 2 spaces per dwelling unit
Two Family Dwelling
6m Detached Dwelling
yg F Attached Dwelling
»i
Multiple Family Dwelling 1.5 spaces per dwelling unit
M
a"t4Yie► n
Home Occupation Na additional spaces required
4
+ Live/Work Dwelling 2 spaces per dwelling unit
v) 3 General Offices 1 space per 1,000 s.f.of floor area
a
t Professional Offices
IRetail l S ales
a General
General Service
Cafe
Example of a surface parking lot located on the interior of a bloc:. These residential garages are accessed from an interior courtyard Delicatessen
which includes landscaping and decorative streetscape details. area. Coffee Shop
Dry Cleaning Establishment
Equipment Sales/Repair(indoor)
Financial Institution
Self-service laundry
Wholesale Sales
. ,. Art gallery
Art and music center
+ Tavern or night club
, +t' Community Center
$.,
•
x,t Country Club
Private dub or lodge
e Private recreational facility
Health/Fitness facility
Restaurant,with walk-up/drive•thru sales
F` S
' I�'1�� s . Restaurant,without drive-thry sales
1 i Bed Breakfast Inn 1 space per bedroom or suite
Other Permitted Uses As specified in the City of Carmel Zoning Ord%nan.e
`''+ °".. 2,,.:"�''
Example of a single-family residential garage and driveway that is Parallel parking on commercial streets calms traffic,protects pe-
accessed from a rear alley destrians,and provides additional visible and convenient parking
for retailers,
OasvrtiS t•aa,:■ .ry, r, ,, 'rte..;, sr,,:r.,r• 71
.. '} 1.5.i '.11h111° i..:.;:t tt a.'.1•
i j 1.5.2.Computation of Minimum Parking Requirements 1.5.4. Bicycle Parking 15.6. Surface Parking Lots
lr
j
For any Section to be developed,on-street parking within For Multiple Family Dwellings, a minimum of •Surface parking lugs shall be located to the side or
• •qj that Section as well as existing on street parking within one(1)bicycle parking space shall be provided for the rear of buildings.
two(2)blocks of that Section may be used in parking every five dwelling units. Bicycle parking may be •Parking areas shall be organized into a series of small
I; ' t calculations and to fulfill parldryt requirements. Private provided in either:(a)parking are bicycle parking areas, bays separated by landscaped islands insisting of trees
garages may be used to fulfill parking requirements. (h)indoor bicycle parking areas,(c)private storage and shrubs.A minimum:done I I)shade tree per every
I ' areas,(d)dwelling units,or tel a combination thereof, rem(101 parking spaces provided shall he planted within
Off-street parking areas for two(2)or more different subject to the review of the Transportation Systems surtnce parking lors.
' uses may be pttwided collectively,if the total number of Coordinator. •The maximum width of driveways to parking areas
spaces provided is not less than the total of the minimum shall be the greater of 24 feet wide,or the aidrh of rite
required spaces for each individual we. Sharing of off- Bicycle parking shall be provided for non-residential street they access.
! street parking areas is permitted where it is proved that and mixed-use buildings at a race of five(5)bicycle • The perimeter of all parking lots shall be visually
'I' two(2)or more adjacent.buildings have uses that require parking spaces per one hundred (100)required screened from the street by walls, fences and/
" 4 parking at complementary rimes of the day or days of the automobile parking spaces,unless in a specific case or landscaping. If landscaping is used. it shall
f week, the Transportation Systems Coordinator had deemed include evergreens and shrubs to provide year-round
-.war, --41414111114111 that less bicycle parking is needed. Bicycle parking for screening.
'"• ".t4tseggis 1.5.3. Parking Space Dimensions nonresidential and mixed-use buildings that are located •Parking shall not extend past die eta ablishcdbuilding
adjacent to plazas maybe provided within the plaza area, line on a block.
—alma Parallel parking space dimensions shall be a minimum as determined to be appropriate by the Transportation
of 20 feet in length by 8 feet wide. All other parking Systems Coordinator. 1.5.7. Parking Structures
Example of an unobtrusive entrance to a parking structure located
behind a retail main street. dimensions shall be designed according to the standards
of the City of Cannel, provided, however,that the Exceptions may be considered for establishments • Exterior walls of parking structures visible from
minimum parking dimensions may be modified from or areas where it can be clearly demonstrated that it public streets shall have an architecnrally appropriate
Carmel's standards if the modification is approved by is not a destination for the general public utilizing design facing the street and complement adjacent and
the Director. bicycles,as determined by the Transportation Systems nearby buildings.
Coordinator. • Parking structures with street frontage shall comply
with all other building standards,including architectural
3 - The location and design of bicycle parking spaces shall standards.
_ • follow the standards of the City of Carmel,however, •Entrances to parking structures shall be designed ro
. !:7►r �ait 1 alternatives may be approved by the Department match the scale.proportion,and character of adjoining
'` i �� r of Community Services in consultation wirh the facades.
Transportation Systems Coordinator. •Ground fio,ir commercial uses shall be encouraged in
r P is- o µyu
*n ,,
any parking structure with street frontage in commercial
t 1.5.5. On-street Parking areas.
I
On-street parking shall be provided on public streets, 1.5.8. Residential Thinking Garages and Drnrwwys
p a unless otherwise approved consistent with any
k d Development Plan. Any on-street parking within the Residential parking garages and driveways shall be
N public right-of-wily shall not have spaces reserved fur located at the rear of the buildings.and should be
individual businesses or residences. accessed from an alley whenever possible. Exceptions
;.
for special circumstances may be approved by the
Director of Community Services.
Example of an entrance to a parking structure that Is de,1 -,'1
match the scale,proportion,and details of the building
005w.!,s no.ur .ar Drvxt0tvt.+r Sicsi,mr 11
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Any reference herein ro the Sign Ordinance shall mean and refer to D. One District identification ground sign to be located at J. Signecontaiousensenderhigsafammilduranotedmildings
a� the City of Carmel Sign Ordinance,Section 25.1)7 et al of the City the entrance to the Real Estate from Keystone Avenue,when said expected to be constructed on the lur,provided the following
s
.c' of Carmel Zoning Ordinance that is in effect ns of the date of the entrance is constructed. standards arc met
y a x, passage of the Gramercy Ordinance. The Developer shall cause to (li The sign may contain the names of occupants of buildings (l) The maxirnum sign area shall he ttttyhvo 1121.snare
be filed the currenrcopy of the Sign Ordinance with the Departtnenr heated in the District,provided that,unless otherwise approved iw• feet
.' r of Community Services in connection with the approved Gramercy the Gtmmisslon:(i)the names of the occupants are all in the seine (2) The maximum height of each sits)shall be eight lit)tag.
;t, k Ondinance. she letters and font,and(ii)the lever size does not exceed twelve (3) The sign may he illuminated.
(12)Inches. 14) One sign will be permitted for each street frontage
All signs located within the District shall comply with the following (2) The maximum height shall be ten 110)feet and the of the lot upon which construction rat the depicted lwihline is
sign regulations: maximum sign area shall he two hundred(200)square feet. contemplated.
-a. E. Existing Signs on any area of the Reel Estate that has (5) Unice otherwise agreed 16 the Commi'akn.tire sign
. - 4c r. „:,..,,,see.:"
� _ 1.6.1 Exempt signs All signs designated as exempt in Section not been submitted for Development Plan approval subject m the shall be removed not later than thirty-six(361 months tolhoninc
f e:
,,, t:!"" 25.7.01.3 of the Sign Ordinance. Gramercy Ordinance maintained,or r earned to as necessary. and may installation thereof'inlets constnhcrh n of the building has
,.. he repaired,maintained,or reconstructed as necessary. Further, canmenced prior ro that dare and,it c ntrn rhn o:mmences.the
"'.F 16.2 Prohibited signs; signs idenrif)ing else Mohawk Hills apnrrmeer community shall he sign shall be removed within seven t7) 1 es after day beginning of
A. Signs on profs,dormers,and balconies permitted to be relocated and/or r reconstructed in alternate luau—ions the intended use of the building.
B. Riltbcranis in order to maintain clear identification of the Existing Apartments 161 She crew shall he limited co at rendering rat'Co proposed
C. Signs painted or mounted noon the exterior aide or rear during the course of the redevelopment of the Real Estate. The building and inkmnsnon relating to the intended c•,narranlon,
( ! walls of any principal or accessory building or structure,except as n square umber of signs and their maximum height and sqre footage availability and um thereof..
v ' otherwise permitted hereunder. shall he the same as the number,height.and square f ornge of site K. Rwtrrttermi minsa-taaaina sums'.Moe rhdetrrftingfna
D. Signs prohibited by Semen Z5.7.1114nfsite Sign Ordinance. existing aignis)that is relocated or recnnsrmcred. staMlnnds ate Ilse,
1+1003.„,„ except as otherwise permitted hereunder. F. Traffic directional hem.including signs directing traffic l I) The maximum pen anon shill he two nn 1.'+1•.pram leer.
*, ;�. s
and pedestrians to parking arms. (2) llse inaximne,height of die sign shall his-ieh:till set,Ok s (.6.3 Permitted signs: O. One development/marketing sign at each entrance tn the (31 Llmired to one t''1 sign f u mash street emnint'of this'is,
s
I A. Signs permitted under Sections 25.7.02.03.25.7.02-05, District and each designated neighborhood tseri f.provided the with nn mot than raw.(2)sign tons t',,r sign.
/ i. r. 25.7.0206.25.7.03-14,25.7.3-05.25.7.0306.25.7.03.07,25.1.04 following standards are met: (41 The seen may no:be illuminated.
and 25.7.05 of the Sign Ordinance. (1) The maximum sign area shall he sixty-four(64)square 15) Sign copy shell Fe(united to.announcement..r the sale,
v R. One idendflcwnnn sign at each enrtan*to iii the District feet. rental or lease of the prernkes and shall contain no a.herrisine its
1 t. tin a designated neighborhood within the District,(iii)an eradsed (21 The maximum height of each sign shall be eight IS)feet. peomo eronel material other than to mdiare lire patty listing thy
, shvelling project containing more than six units in no less than nvo (31 The sign may not be illuminared. property fox sale ee Irate.
1 p buildings,and(ivi a Multi-Family Dwelling,presided the following (4) The sign shall be rema'ed within thirty(30).lays after the its) Signs shall i.e removed wirhm seven(71 I.sn otter the date
standards are met: last Iotfunit has peen sold. the unit In leased.sold.or monied.
. I''a, •' (1) The design of the sign for any attached dwelling project or H. Gm construction sign for each street frontage of is lot L. WeIl.nsssuneed:,x Sainted sicsss raeoulded.alte,„M4sswittc
apartment house shall be consistent with rite errhirecaural style of upon which consmctiem(otter than constriction of a detached standards an met:
Blade signage extending pependicular to the facade can tees an the project or apmmnenr house m which it relates. dwelling)is in progress.provided the following snendands are met (11 The sign shall ie.artisanI to the front tacide.•t the 1:tabling.
unique identity for twsinesc I (2) The maximum sign area shall not exceed seventy-fee(75) (I) The maximum sign area shall Ise thirty-too 132)square and shall pm)e.-r etttw-rni from site:gall to which it is attached no
�± square feet. feet. more than Twelve 112)inches.
`o! Lti S (31 The area surrounding the sign shall he appropriately 121 The maxmum height of rash sign shall l+c erghr(it)fret. (.1) The area of tee signhronl.hall M r corenl manic(20t
landscaped in accordance with the requirements in Section 1.4. (3) The sign may not he illuminated. percent attire gntuMl floor building tneMde area of rhetaali m which
(4) The sign may he illuminated. (4) Thc sign shall lee rcmned within seven(7)days after the Is'b attwcird or faro-five i4 51 sspam kit,vvhidsewrr u less.
""t,, l5) Matching signs which homer tither side of one entrance beginning of to intended use of the building. 13) The maximum permitted',Lehi is fifteen(lSt feet never
shall he treated as one sign.but loth sign faces shall he used m (51 Sign eopyshall helimired to identification of the huildine, the front sidewalk elevation,and shall not extend slows nhe base
calculate the total sign area. architects,engineers,connectors and other persons involved with of the second flre,r wisalow sill.pamper,Owe,e.,of!waling fa,ad,.
v.,,e C. One District identification ground sign to be located as rise construction,but shall not include any advertising or product 141 The heteht of the'emitting, lers.or gaph's shah M+
the northeast corner of the Real Estate or 126th Street and Keystone other than a rendering of the building being constructed, exceed twelve(1 21 incihes
s oft Avenue. 1. Signs depicting the site plan of the District assuming (51 Limited rn one sten per bnsiusxs ssr liishment on"wi
•� fib - -
(I) The alga shall nmtain only words identifying the District, ttrmpletron of vl•vdnpn><mt in accordance with the Development building facade fm nnnt a street.
- and shall not contain site names of an occu nta of buildings bard Plan and indicating the location within the District of the person 3s).- One(11 rstlMOnttTe& 'ss.... raselity anekslwryare
,∎+r �sa in the District. viewing the sign,pnwided the following standards are met: leer in area,shall he prrmirrrd on any side of rear enrrancc,pen n'
_ +.• ,fl�tt” 12) The maxrmam heighrahall beten(10)fort and the maximum (1) The maximum sign arm shall be thirty(30)square ferr. the pnblie.Snell wall wens mar„nit•Ix”Iighre,l rill ring FIX operntine
to• sign area shall betire greater of(a)the sign area oldie existing Mohawk (2) The masamum height shall leeliht(S)feet. hours ofrisrhtsiness
., kf ,!
�•`. »i ° Hills sign!oared onKclsmne Avenue or 06two hundred(100)sgtatt
,. I - Ice.
Example of pin mounted signage l Y/l//("l
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•
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N. Well.msantecl Wading cli rectory arena identifying ehe (51 The width ofrhe signboard shall not exceed two(2)feet. U. Business establishments loaned in corner buildings are 1.6.4 Dmi)zt,Stnndards for Signal
occupants=acomm ereiel-building,including upperston•b sines• (6) The height of the lettering,numbers.orgraphia shall not permitted sign for each street ironing,as if each frontage were A. Signs affixed to the exterior of a building shall be
uses.-provided the following imndartds arc suer: exceed eight(81131413%. a termite business establishment except that If a comer aim is mdritecmrally comeotibe with the side,composition,materials.
I l) The seen is'reared next to the enrmnee. (71 Limited to one(I)sign for each ground floor business used.no free standing.tree lawn or additional prgectina sign.art colon,and details of the buikdine,as well as Kith other sins■toed
12) The sign may not project ounwml more than six 161 indica esrab4ishmenu. Tree lawn signs are nor permitted in conjunction permitted nn eithei frontage. on the building.
front the well to which It 6 attached. s irh freestanding or prmiecring signs. V. Rtslnssses with service entrances may identity these mire B. Sims colon should be cotnpatilele with ire melon of the
13) The sips shall not extend abort the patano.ease.or building R. Painted window or door signs,provided Char the k,llcavang one(f l in not exceeding two 12)square feet. building food,
facade. scan:int&are met: W. One(11 directional sign,facing n rear puking lot.is C. .igns obeli nut interim-will,vision clearance
(4) The area of elm signboard shall not exceed ten I h)square III The sign shall not exceed lorry(40)percent of the window permirted.This sign may be either wall-mounted it free standing D. Backlighting of liens 6 nernuitol
feet, or door area. on the rear façade.bur shall ie limited to three(3)square fen in
15) The height of the lettering,nttmbers.or graphics shall not (21 The sign shall he silk screened or hand painted. area. 1.6.5 Feemiscs Identifientione
exceed four 14)inches. (3) The height of the lettering.numbers.or empiric,shall nut X. In aJditivn to other slgnnge,restaurant"and cafes shall A. The assigned ywembes identification of a b.iihling aliell
T7. Applied tasters may substitute for si•all•muunted signs,if exceed eight 18)inches. be permitted the(liming,limited to one(I)sign per business he displayed in such n manner to then the lumen's can readily
conttructed of pointed wind,painted cast metal.bronze,brass. (4) Limited to two 121 window signs and one(11door sign for establishment, be teen from the stmt. Identification shell be lluployrd ore rho
or black anodised aluminum. Applied plastic letters shall not be ,etch ground floor business establishment. (U A wall-mounted display featuring the actual menu as used building,on or near the mein enhance door,or,IHpl:wed on
permitted.The height of applied lettere shall noes exceed twelve(121 S. -Awning':signs.fur grmmd floor user only.provided that a the dining table,ro he contained within a shallow wood or metal a mailbox neat tile tomer in such a mintier es dery ldeneitt in
inciter. the fdlowingstondaris arc met mac.and dearly visible through a glass front.The display case shall corresponding building.
P. Pe:j eer,g signs,including icon rims.mounted perpendiatlgr ti) Ifactine33 the moire lxtsiness Wen,irahall not exceed fifteen he attached to the building wall,near to the main entrance.or a R. Any dwelling.'r commercial l"rlidinu thor r1,,trr an ellea
to the building wall.provided the follewine standards are err) (15)rgttare feet in area,and the height of the kttering,numbers,or height of approximately fee(5)feet,shall nee exceed a tonal arm of or aceendary aec"ra that could it tired IN motor vehicle.twist not
111 The signboard shall nor exceed an area of ten 110)square graphics shall not exceed twelve(12)Inches. two(2)square feet.and may he lighted. only diaplay the premises kienrhfcoton,ei t c front,hut shall oleo
feet unkat a turner sign whioir shall nor exceed an area of n ive 1121 121 If airing at a n auxiliary Some=sign-it shall be Imeated 12) A sandwich hoard awn,as(Witmer display ire premises ilrnrltic,rirm tmtklr from the alrernnre.mows.
square feet. on the valance only.skull nor exceed fee(51 square feet In area,and i. The area of the signboard,ainglesided,shall not exceed to the propene-
(2) The distance from the ground to to hover edge of the the height of the lettering,number,,or graphic shall tart meted five(5)square feel. C. When nnmeeals tenreurnrinepremier altnrihearion arc
signboard shall he eight 161 fee or greater. eight(8)inches. ii.The tgnbonrd shall be constructed of wood,chalkboard. removed or become illegible,oath neutral,thell let renewed or
13) The height of the tap edge of the signboard shall mm exceed (31 Limited to ne(21 rude signs tor wich grand floor it wsiness and/or finished metal. replaced IN the owner or ncrnpam o'n w building
lid the height of the wall from which the sign projects.if arradted establishment.on either awning or miance,but not on both. hih.Lettees can he painted or handwritten
to is single eton'building,(ii)the height of the till or bottom of em (4) If octane as the main business sign,It shall nut he In re.The sign shall be fixated within four(4)feet of time mein 1.6.6 Sign nemreaancei
second story window.if attached to a multistory buiIdine and nor addition to a wnllennunre d lien,nn applied letter sign or a projecting enrmnce to the brines and Its location shall not interfere with All aigne end sign sentcnetea shall he(ere and me into lned in eeoc1
a corner sign oa(iii)fifty(501 percent of the distance between the sign which is nut n corner sign. pedestrian or vehicular circulation. repair and in a enk cm-edition.
building cornice or room line and to till or bottom of any second T. Free-ea-ending sign,melded that the following standard. v.The sign shall be removed tat the end of the business
eery window if a corner sign located on a multi-story bolding. arc met day. 1.6.7 Permit Proveeiutms:
II) The distance from the building wall to the signboard shall (11 The building.where the business to which die sign refers is (3) A menu sign wilt a maximum sign area of sixteen(16) Section 25.7.07 of rhe Sign Ordinime shodl apply re,rim signs in
not exceed six(61 inches. located.shall set hack a minimum of five(5)feet from the frontage square feet and a maximum height of six(6)feet for a ground the District.
(5) The width of the signboard shall nor exceed four 14)feet. line. sign.
16) The height of the lettering.numbers.at graphics shall not l21 The area of rhe aignhosrd shall not meted lorry•-foe(451 V. Home Occupations and Live/Work Dwellings are
exceed twehe 1121 inches. equate fen. permitted tine(11 sign presided it complies with the requirements
(7) Limited to one Ill sign for each ground floor business 13) Tile height'of der lettering,numbers.or graphics shall not of rhi Swain 1.6.
taohlihmena. Projecting sign to nor permitted in csunpmaton exceed nsthc 1121 inches. 2. Ifhiseoire llynoproprbete m the type of let conducted -
whit freestaodina tar race lane signs, 141 The height of to top of the signboard.or of any pews. or the erchitecmnd eryk of the building in which It is located as ..w{'^'
Q. Tree lawn tient.ttdndingicon stems,intal ed un a pole in hncken,or tether supporting elements shall not exceed six(61 feet retail bur Melt may display an ibluminerer window sign in addition
a tree lawn. r.tided to following standards ate mez, from the around. tae other t
p g. permitted sign pmnided the sign area does not exceed
11) The sign is loc red in a tree lawn opposite the enm nce to (5) The tifmboarJ shall be architecturally compatible with the minty equate feet. Nee sign are permitted as an illuminated ?•
the kills-ling. stele,compraiticen,materials,colon,and details of the building. window sign.
(2) The•Ignlxard shall not exceed an are,of six 16)square (6) The sign shall be located within ten 110)feet of the main AA. Signs:motored by the Commission are permitted in i?..c.
feet. entrance to the business or within ten(10)feet of the access dine the District in amiditnn to the signs specifically authorized in this <er
(31 The.litmnce front the gre ind to the lower den of the serving the lot. Its locatim shall not interfere with pedestrian or Ordinance. "
eienb erd shill be six(6)Ifc'ee ere emntet. vehicular circulation. yy ,•
(4) The height of the top edge of the signboard shall no exceed 171 Limited to one 11)sign per building and dell net he in 3
the height of die wall of the building in front of which Mc sign is ndditon to tree lawn or prtlecring signs,but may be In addirlon hr, rt r
.:
Iterated.If located opposite n single story building,Cr the height of wwil•mounred eigna or npphied letters.
the sill or bottom rf any second story window,of located opposite a
multisrorybtilding. "' y� ".t.,ii
0saeaer�, 1,3-i..13 ...n. nice, •■,osm, tra•r•rt, 14
1
• i
117: St We*
n ' oz., �,;`,' '°yfi •.' Streets are the primary public spaces of Gramercy end • Internal intersections shall be separated bya minimum
• z `" rF, as such are an integral part of the design vision and of 50 feet and aligned with opposing intersections
w *t
• `.'il `,' ` " *" "` intent. All streets and sidewalks in Gramercy shall be whenever possible, consistent with any approved
r far " t
designed with the primary purpose of pedestrian use Development flair.
4!, i•„�, t r r 1ey to and experience. Automobiles,while accommodated,
• • shall besecondary to pedestrians in the streetdesign of • The minimum separation distance between an
Gramercy,All streets and buildings should be designed internal street interne riot and an adjacent perimeter
` r t '' to encourage people to use these public spaces and street intersection shall be 100 feet.
,.. .2. thereby support community interaction.
• The minimum blo,l.length shall he 100 feet,
-: : ✓' 1.7.1. General Street Standards
„,. • The minimum distance of a driveway ttum a rorner
Gramercy shall have a variety of street types in a range intersection shall be 20 feet, provided that safe sieht
of widths. In general,streets should be no wider than distance shall be accounted tor.
necessary to accommodate safe traffic flow,parallel
parking,emetgencyvehicles,and adequate pedestrian/ • The centerline of streets shall interse,r at-,melts not
bicycle circulation as appropriate to the character and less than 10 degree.at the ante angle.
use of the area. Sidewalks should be widest in retail
areas,in front of restaurants/cafes,and next to plazas, • For streets whose centerlines intersect at n 00 Jeerer
' r i Sidewalks shall have a minimum clear as of angle,the curb radius shall be A minitmin,,'r�feet.
a £ve{51 feet,accounting fin outdoor seating and dining
,e a areas. In general,wider streets require taller buildings • Minimum street centerline radii shall be 50 leer.
1 m maintain proper scale and proportion.
,. ' r Intersections of more than two streets:u one ix,int
040 ' j ,° I '! i One-way streets,alleys,and private streets shall be shall be permitted,so lone:vs proper traf�c :tad sight;i to permitted. Cukle sacs shall be prohibited, unless distance controls are pnniieel.
,, s .”- designed as a court or square with a central green space
.° r ';'4.:4-",'" or plaza area. The minimum radius of such a court • The maximum width Man entrance island shall be 40
Y » ! , aas i shall be 15 feet. felt.The maximum width of the drive lane on each side
i 4 t ^s t I + of an entrance island shall be 1ff Feet and the minimum
j 0 'I • ,< • Head-in(90 degree)parking along public streets shall width shall be 12 feet. In the case of s 12 tca.r drive lane
e r' /� »ta only be permitted within plazas or other appropriate width,parking shall not be allowed within that lane
r areas adjacent m the entrance island.
n A,M `e. k a • Minimum rightsofway for two-way streets shall be • Safe sight distances shall be acutunre i fur in the
al t . t a 30 feet. Minimum rights-of-way for one-way streets design and l cation or streets,parkin...and Is,nildin5-.
a ,,,,,, • shall be 25 feet.
--- • The minimum lane width shall be 10 feet.
Oa*Y11R,:1 01•15* ,sF n.-vet.'rv•n%r +r.rr vr,r 0
LT, *,tit.,; .
1.7.2. Pedestrian and Bicycle Circulation 1.7.3. Materials and Furniture
.. -:176th Street .. _..
Streets,sidewalks and multi-use paths shall be designed Concrete.stone,concrete pavers.brick pavers and metal
f�s V 1 to provide n sane,comfortable,and convenient experience grates are permitted materials for the sidewalks and plaza
:_ i for pedestrians and bicyclists. All residents and visitors spaces. Ceramic the is permitted as an accent only in
..4.-)1,,,,,..r should be able to circulate through the site to open locations such as building entries.
j 31,1t r r ' spaces,homes,and businesses on-foot or by bicycle via
I
} f t`^ { • � `'' s roadways,sidewalks,and multi-use paths. Efforts shall Newspaper vending machines,1,SPS mailb•ces.and
i f r•" 'Ars r t1 4;.,,t1. be made to connect pedestrian and bicycle routes to public telephones shall be permitted in limited numbers
c'-r: �3 adjoining off-site routes. in plasxand main streets.Newspaper,endhru machines,
ii,- Sit"ex, ''"� where provided.shall hr consistent with the streeessipe
. rl
F Sidewalks or multiuse paths shall be provided along both decor.
't aides of all public streets,however,a park,plaza,or open
t space may be substituted for a sidewalk or path along Benches and trash receptacles shall be provided in parks.
imps I ii 3 '"° t 11111 one side of a street so king as hartiscape connections are plazas,and sidewalks that arc within or in close poenmity
I '' maintained ar intersections. Sidewalks and paths shall to retail areas.
*, 1 t be constructed m the standards of the City of Carmel,
11..........\n subject to these Design and Development Standards. Retail shops shall he permitted to piece decorative
.15'St benches,tiowerplanters and/or sandwich boards on the
�l "r' sidewalk in front of the store entrance,as long as these
Y
1 .�? ,,,tit c features do nor impede pedestrian circulation.
t 4441, ritlt .u*, >:
1 d Y V.''4'
1 SRO �`-Olt.., 2n, , 1 .- 1 ..
Ill
, :iirl'***0 0 '' 4A54,;,1 ' tit. a ,fit*.
�;' Lim noun Y ' • .:,, 1' . d °N.
i s
L ...t_t
?x .. , r ..
L.•41 Carmel drive j,�."
r,r
Conceptual bicycle route through Gramercy "'° 1
1
131,4.11R•r 1)Pi10N ,41• (Pv r1 ,.....1 5T:'.r,..,s 16
1.{. ti1Pc','i
fiAlthilkighil ,.1 I$��1iktTn112st1 GGlfeuttPhU i} 1.7.4. Ctncei.tuolMi edUscStre�Ks
r
;111;11111 3<' • Gramercy s mixed-use streets will be the primary
IRtv]tuSitNLt f! r�rt't+ fai�lYktuAill
1a�t, 4er 1;1-",- + "I thoroughfares within the Gramercy neighborlis Aid,and
p r hi ' " will be designed to accommixlate a mixture of uses and
r �r
1 c e needs. The height of adjacent buildings.presence of
*
Ti ueni�l-i1 ; ground-floor. t. g c mmercial uses,parallel Grarkine,plazas,
c .
street fumirire.and landscaping elements will all have
i i an impact on the final street width.sidewalk width,and
Sidewalk Peek T:O7l rlawl Park Sidewalk other street dimensions.
Example:Conceptual Mixed-Use Street
Fronts of buildings generally should be positioned
on the front property line,with exceptions made for
buildings to be set hack up t,,file(S)ket ro all for
r entries,halconies,outdoor sca tint areas,hanisr ape and
1 a landscape features,etc.
•
Outdoor dining, ,atC noble.,and retail displays in-
f;sr permitted,provided that they J,r not impede pedestrian
"ss". traffic,subject to the review and apps nil r a the Pirecn�r
--3 of Community Smites.
c
1.7.5. Conceptual Residential St wets
•I •.„,,..;„,, .. 4,14 A
Gramercy's residential streets generally have little to n.•
SNback Side-a..Park Travel Travel Park Fft,-Side-Setback - .,
saes..z, .M waif
commercial uses.and are rhercti,rc cpiirtcr and less arrive
than the mired-rue streets. Residential streets should
Example:Conceptual Residential Street generally be narrower than nijand.use screen.
Fronts o buildings generally should he positioned on the
r e 't. ..k it ` ,eMei front property line,with exceptions made for buildings ro
ar't be set back up to ten(10)teen to allow for entries,steps.
�u, balconies,gardens.hardscape and landscape features,
• f (i. etc. Greater flexibility is provided for the front setbacks
Il+.. ■ ss.....smii of buildings on residential streets.
" �� • .. '� , *' t, 1.7.6. Conceptual One-way S eels
r
..........441,
;der,. i � One-way flow is appropriate on narmu•streets and streets
fronting on parks,plazas,and other open spaces. Parallel
" parking should be provided on one or both sides of one-
* :ice way streets. Setbacks and other standanls tar one-way Setback Sloe-P54. Have/ Park Pax.Skis..Setback +t..
,,.ark »s walk • " streets should tallow its use and character,i,e.,mixed-use
;','„„9 �e
Examplei Conceptual One-Way Street
ut.sstri., r t•.,:., e l. n.,:, ,a. t :.•nt•r 17
i�
1.8.1. Smrmwarer Runoff
Gramercy's snitnm•ater runoff management systems and
the pre-and post-construction srormwarer treatment
systems shall conform to the requirements of the Carmel
City Engineer as project details become more evident
through the Development Plan approval process.
1.8.2. Sto tnwarer Detention and Retention
Underground Srormwater Detention and Retention
facilities shall be permitted within the public rights of
way,but shall be constructed at sufficient depth and pipe
material to support loads of emergency vehicles.Above-
! ground Snrnnaater Detention and Retention Facilities
shall not be permitted within the public rights of way.
Ramos pavers shall be permitted in arms such as on.sttert
parking,alleys,or any parking areas as parr of an overall
stommuater management system.
O.ANtl•.r er,et•.III IS
••
l
Section II:
Architectural Design Standards
2.1. Introduction
2.2. Building Design
2.2.1. Building Design Stanianis
2.2.2. Pence*and Screening
2.2.3. Materials
2.3. Windows
2.3.1.Window Standards
2.3.2. Shutters
2.4. Entrances
2.5. Roofs and Cornice.
2.5.1. Cornices and Pamper Walls
2.5.2. Roof Shape
2.5.3. Roofing Color
• 2.5.4. Mechanical Equipment and Appurtenances
2.6. Accenrs and Projections
2.6.1. Bays and Projections
2.6.2. Towers and Vertical Elements
2.6.3. Balconies
2.6.4.Awnings
The architectural standards in this section describe exterior building elements and building composition that are
appropriate for a mixed.use,pedestrianscaled traditional neighborhood.These standards are not presented as subjective
value judgments of style and architectural preferences,but instead are intended to illustrate the basics of architectural
design that will give Gramercy a diverse,yet complementary set of buildings that work with the streetscape and urban
design of the community. individual buildings should be designed so as to contribute to the overall character of the
district and community. The intertwining of community architectural design values and individual architectural
contributions will ensure compatibility,authenticity,and quality within Gramercy as n whole.
The standards contained in this Section II are based on traditional design principles pertaining to overall massing.
proportions,and the contextual relationship to the street and neighboring buildings.The architectural designarandarda
establish consistent design elements for buildings within Gramercy.ensuring its"rimeless"character,while allowing
flexibility for a diversity of architectural expressions.
Gen HeI,V 1,1,0 0/, Owl ne,e1•01 ,ewl S1nw P.R t,. 20
•
's" � � 2,2,1.Building Design Sondanis 2.2.!, Materials ill 0
ji ,. v ..+o•''"•^ Buildings shall be generally oriented paralkl and perpendicular The ottatrni appeal rof a I,c Inline i flattish,ha.a oenrerwtone
. ru'" to the street.Fkxlblllty shall he permitted in building impact on the pet-cations or in,p ri tin'-Higl.qualirc,rebut and
it ' •)r orientation to provide k,r maximum sun exposure to theorem- tactile finish mnenal•pricer feelings of warmth,trnmoar.'It v.
1 1 .',4 �9 � and open spaces,or u the street layout dirntes, and timelessness. The relatI,car p Ind use id'materials.
R t mantes.derails and color of a new buildings principal tx tics
{ •, pedestrian scale derailing shall be provided on the front shall be visually enmtznibk with and ximtlar no tbone a•Ipwent
t • :g elevation of the budding at the ground level, budding,.or shall not room rut snoop,uoush. Ilurai4e material
aZ ,.� ' are espec{nliv cnocal sr the street level where pr•ksnian 'intact
soot. ) End or corner aegtnents of buildings should generally have an will be considerable.
j', tl additional level.decorative articulation or roof detail.
Exterior mateProls,Intill, I enl4e and cat high quality,:men
-'" ^"+' !!!gasser - """" The firer floor and nil other floors shall have a c ordtnared on brick,.stone,torecesr concrete and highamality siding fin
• composition,which will usually Fe indicated by the alignment wood or fiber cement),Nem.Iurable materials stint as thin Inter
._.. a.. of upper fluor windows and other features with openings and synthetic smelt.proilucts shall nut he wood is ohm eight 181 let
• + features of the first floor. of the ground.
In buildings conmining round-floor commercial Cues,the The lost floor and upper fl<wrs m:n Ise comp.nod of Jitferent
7, 1 r' ground flour should generally be at least 12 fret to 14 feet high materials,
.�" and should be of a greater height than the upper floors.
4 The materials in the rent ,i the building nnta he coordinate.'
"`o Continuous facades more than fifty(50)feet aide shell be with the front faysek..drhontGit thee nosy L•different.
�' 3.
. t� designed with vertical Offset•at Intervals which newly divide the
- i l t ' facade into hakes,thirds.or quarters.etc..or shall be designed Front and side had of bulehnrat located on toast lots shall
1 ,..1 �!.•i at internals nodes than fifty(501 feet,whichever is less.These be of the same materials and simllarls rlerrilr,l.
' f; Y f1 f,_! offsets maybe projecting,recessed,or may be a simple change in• v„, Imtiding material or deentlinu. tppn.prkne materials I t d:,rll wrest Isu ldmr rI tt"rs err a..
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All
2.2.2. Fences and Screening
'situ •Wind.,,,,sonl,vvnl:Ini w,uol anodized alnminnm,
a.. races are permitted on residential buildings,anblecr o the alumltnrmt I maid.
design nrendanls of the City of Carmel. •Doors.;wxxd anodized aluminum.
{I t (' + ..g...•' •Trim:wood vnthrnrs.
I ,• 0 4'.111F71 - 4,< t Fence construction along the front facade shall be decorative, •Visible tooling:startling scam moat,tier,architectural
•'S such as wrought-iron s e.decorative wood,or a courtyard wall.
• t „„...:, tL r1l rl asphalt sh levees,elver noel Idghquahtl av nthttrc date,rile,anti
” wood shake(for rtnnllcr residential(etildingst.
Ground level mechanical/telecommunication equipment visibly
hots a public street shall be screened with suitable landscaping. Exterior walk.steps.snow,anti pavratg shall M masonry or
' 'a+:, -o'—'^? walls,or fencing in general architectural compatibility with the it pavers,or pohred or prce+a t t to xre F.xtertr•r al air
: "' - '� building(s)with which it u associated. handrails and taller trait details shall Ise stone,pnrasr,'orneerc.
_ wnoughGtnn style.so ed.simulated wadi pro beta.car another
• r: '? Rooftop mechnnkalitelecummuniuntion eyuipmrot I all Inc decorative material.
eta"•' -` -` '"" ''
fully screened on all sides using parapets,penthouse screens
..,gg or other similar methods which are{nregrared into the overall
If 'M• :I * I building design.
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✓" f f ( 2.3.1. Window Standards Metal screens or bars shall not be permitted to outs.
•' f , , window openings.
..t , 1.1*:
All window design shall be architecturally compatible
with the style,materials,color,details and proportion of Special windows are allowed(ovals,hexagons,era)as
the building. The number of panes,the way the window accents.
opens,the trim around it and whether it is embellished
with shutters must be consistent with the architectural For buildings that are intended to have ground-floor
— , x .-*°. style of the structure. commercial user,at astir sixty percent(MIN.'.the total
7 ) , area of the lest floor facade(up to the line of the+annd
ii r-• r • p Windows should he provided on all facades. Exceptions floor elevation)shall be transparent vision glass. Lipper
3 _ ..t'.' shall be made for certain architectural styling,faux floors of mixed-use and commercial buildings should have
r ;"= windows(such as'rrompe l'oeil"),and other details 20.40%transparence.
iR fit' 1. r'' 4:,, wt that imitate windows in locations where actual windows
are not appropriate,provided,however,that any such 2.3.2. Shutters
techniques shall be architecturally compatible with the
style,materials,color,details and proportion of the Where appropriate to the design of a Ivtilding,paneled or
building.Appropriate techniques do not Include the use louvered shutters shall be provided on all windows visibly
•'* of shutters without glass,or the use of spandrel glass ar the exposed to a street or.,•mnrsn open space
---
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srctxr level or on residential buildings.
_;.,r•..g.ae ass..., 1 , ;. Shutter style,hall match tin-window and atthiiecural style
k + W. Windows shall generally he vertically proportioned. of the building,and shall be sized to,match actual window
n.: a •",s..a.. .! X �z , ` - dimensions.
" � `' . Windows shall be rhythmically spaced in a pattern
" r
s ' compatible with the form of the building. 'Where Single shurtrs shall not be used on double or lareer
Att.. ,, window are located on corners,the windo style and windows.
details shall complement the facades on the facing streets.
Shutter materials should generally he wood,fiberglass.or a
Windows shall be recessed in their openings and not flush highquality composite. Plastic shutters are not permitted.
mounted with the wall,and shall appear as individually
" ' -! "punched"through the wall rather than as adjacent Shutters shall either he operable or appear to be operable
"'' windows separated by frames. through the use of non—visible fasrctte s that create a slight
F. projection where the,hutnr is affixed to the outer edge of
At street level,glazing shall be clear or slightly tinted glass the window.
(not opaque nor highly reflective).
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Met
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r # . ^ Primary enrtances shall I.a lefinrd d aim,rtir+dand 1•v IA
f elements such as lmtol f rdlments llnert cohrmns,
' "a r`.' portittu,porches•cannplc and othern: Iign ekinents
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7t-t Act ,„,, t.
e ti v ^ appmpriatc 4•the nnhrncmral style n details ai rho
s i i building as a whole.
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0:4,,'„;s ;se. "` A coma cnrrance es perminnl ar corner Ivildings r'
" impnwc visibility anJ prJesttian rmuLtrion.and n+
, ,, _ , accentuate the utrner. Comer entrancess shoulJ be anelcJ
�``? t addnxs both strrrrs.
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"° air Entrances n+tipper it or+shall be dcarir dhiinwiishe l
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from storef ont entrances through differentiated
architectural treatment and materials,
,,,,- b Arnv3iscd metal,bn fr alnmrmrm. r talnfiK.reel
. , �` w `a �71r� Fa, formes,cr fulh¢laze 3(frameless)J n t hall lx asrc+idx i.
i ` , Finished famesmat lx metalwith his k anodl ai.n
i'. s :.) °�,f paintnlfinlsh(onle'n•nie'til:'Inancaf,l4n-n-v )•--,+ina ri
^�` ,r,,„ _,''.,,, +,. +v s` { 7 rc ". ■w s.vnishcd w•ovl r,relent le.
a 'ih
r , „} Whcrc appn eats t nce dasign arx chvaurr t
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y �, g z the street.restclenwl bndvGuga m dose pmdnwr '-
+ commercial areas should have a finished:1:::::(t6,1 esci of the
. . .i, first floor that u approxmtarely rats.(21 re )ieet slim e
t the sidewalk Ievel in the f •tit in otdcr n rieual
t,1, privacy for windows on the erreet,and to cream a tin'thm
iit',' . , t C w y"""' of stoops.
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+t S Z.S.I. Cornices and Parapet Walls 2.5.3. Roofing Color
'I "# i •There shall he articulation and detailing where the •Visible roof materials should he muted in color(dark i 1,r roof meets the wall,including cornices,eaves or rakes. reds,browns and earth-cones.natural metal colors
t` - Moldings,brackets,and finials can be used as special Including aluminum.dark anodized aluminnmK:inc,
elements added to the cornice. tin and lead).White,bright,nnn•tading and high.
1!w '(tit f C ! `"-"° •Flat roofs should have a parapet wall or similar intensity colors,multicolored and bright metal finishes
"i... . k € decorative feature on the building's front and sides. are inappropriate on visible rooftops.However,colors
ev- , 1t •In larger scale buildings,extended parapets,projecting should be considered in the context of the effect of heat
ru a
: hi f '' 1 1 kif '' cornices,pitched or slope mots,or decorative moldings alvse'rption.especially on flat rook.
f I of fourteen(14)inches or more are required to give the
s' `:y not/cornice proper visual weight and proportion to the 2.5.4. Mechanical Equipment and Appurtenance
k " building.
•Important architectural features,such as the cornice •The form of the roof or cornice shall hide mechanical
lines,shall be aligned from building to buildings but, equipment and roof penetrations,such as plumbing
n 5. " provide adequate variation to allow for an organic stacks and vents.from view from streets and sidewalks.
quality to the architecture without detracting from the •DowruPnuts can Ire used where appropriate our the
yx coherence of the sneer wall. architectural design of the building.
•l'ni•rers and,h•Vnipstts shotld be hriatial to rtspeer
2.5.2. Roof Shape the architectural hues ui the building and shall not
be affixed TO cohtmns or other prominent building
•Traditional roofs are typically"flat"(sloped 1"-in•12" elements.
or less)hidden behind parapet walls. However,some •Dcnvnspour shall be oriented so to not disshater
x; w sloped roofs,including gable,hipped,and shed roofs water into pedestrian areas.
is ' - �t= are also acceptable if sloped between 4"-in-12"and
•
12"•in•12". Mansard,gambrel,and domed tools shall
_. iw w f T ' ( '' adhere to traditional forms and proportions. False roofs
4 ' .t .A
�*s' - are generally inappropriate and should only be used in
ge
" r, f limited situations. In general,architectural solutions
qq ' ' x, "t ,,,,= shall be used m best conceal mechanical equipment,
el, i rr•-*t�� � �
t s. particularly in rooftop applications.
w at �' •Sloped roof heights from cave to peak shall not exceed
the height from grade to cave(the roof shall not he
taller than the building wall supporting the mot).
•On corner sites,the roof and cornice design shall be
appropriate for both corner sides of the building.
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2.6.1. Bays and Projections 2.6.2. Towers and Vertical Elements
410r , „,. •Steps,stoops,porches,chimneys and bay windows may •Tenures and vertical dements are ere•uragvxi on
+,x, extend Into yard setbacks up to the property line. prominent buildings,particularly those that sc,ve as
•Bay windows anti storefronts arc permitted m project street or view corridor terminus.
p + three(31 feet from the main building facade. •Any vertic l building elements shall he a cmpatible with
c �y , •Bay windows shall be vertically proportioned and shall the design of the building as a whole. Ti Avers and vertical
tightly frame an appropriately sized and styled window, elements should not 'eerponer a building hgack and
,, in,("' t i a .. z...,' •Overhangs and eaves shall be shallower than the main shall be used only as an accent in pe dal locations.
h t tf j l S 1 sr roof form and be consistent on all sides. •Height requtrenwnns ti car building, may 1 e waived for
r3, `_• I - e• •Comices and eaves shall have a maximum projection of vertical building appurtenances such.c ,.hmancvs.
: . "LL i lour(4)feet or 15%of the building height,whichever is spires,turrets,a;up'alas,belfries,and nW.TM,h.agned
r functional or n amenral I urp i s to articulate the
<ra' y "* ' ".
less. fM m
•Awnings,canopies,cornices,eaves,balconies and design o a building,r+pe:tally it appropriate to a special
building.mounted signage may extend into yard setbacks building type or historically-based style.
s j and any rights-of-way,subject to the review and approval
11i y, a # r of the City of Carmel,but shall not exceed the width of 2.6.3. Bak,rotes
the sidewalk or multiuse path below.The lowest portion
wi `, of any projection extending into a riginoGway shall •The use,'(tl,nver 1,v u t 1 b in ones c Is,•,' .n raga+ •n
c std i ••
be a minimum of eight(R)feet front the ground level balconies acid uando
ty j.
, .aMMMrwa 1 in order to provide dear passage for pedestrians and •Deeper balconies that are intended r be usable inns,have
biccdksts, simple awnings,canopies.ui trellises.
�' •Balcony railing shall be designed car Irannpa-rncs s,•
that the building wall ran IN;rcn tram the sweet
.a • t 2,6,4. Awnings
• . a ,'BIMr11` •Fixed or retractable awnings arc permitted it thew
, ass-0111,, complement a building's architeantral style,man•rial,
color,and details;do not impair facade composition:and
tii,,,g.awai.. ate designed as an integral pair of the facade
shall be c venal in natural cloth tahr like
�, >,•
canvas(nu vinyll.rMetal,taluntimtm or planric...mine,
* wtt � me not permitted,pmsmiled,h,mcrer,that highynalin'
; ;r decorative metal elements that mini,,awnings may I e
csr,•M9?�.-:� `*'`.. + a -`„ permitted in commercial areas if they are umsistcnr with
.ry the building design and area character
o- b •In buildings with multiple storefront c•r n adenrial units,
aY a i ,i'; a' compatible awnings shall be aced as a tract of unil,-ine
I ' .
rho structure.
R"' •Oversized and continuous awning.'ace not permirtsl.
a! _ •Backlit or glowing awnings or canopies are not permuted.
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