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HomeMy WebLinkAboutStatement of Compliance 06-15-99 to PROVIDENCE AT OLD MERIDIAN 0 6 0 STATEMENT OF COMPLIANCE 00 (9919 1°) Presented to the Carmel /Clay Plan Commission June 15, 1999 Introduction PROVIDENCE AT OLD MERIDIAN is a Planned Unit Development proposal comprised of an assemblage of three parcels on the south end of the Old Meridian Task Force's study area (Please refer to Exhibit A). This project area will consist of a commercial component, with planned uses including restaurants, commercial services, offices, and mixed residential /commercial space in addition to a multi family residential component. Key to the site design is the inclusion of open spaces, a clubhouse and related amenities, bike /pedestrian paths, public art, and tree preservation areas. The underlying concept for PROVIDENCE AT OLD MERIDIAN'S community is to bridge the best of past development practices with modern conveniences and amenities. Providence at Old Meridian relies on principles of neotraditional planning, including pedestrian oriented streetscapes, Alexandrian architecture, community open spaces, public art, parallel parking, front porches, and integration of commercial and residential uses. Compliance with the Carmel /Clay 2020 Vision Comprehensive Plan The Statement of Compliance is a report intended to demonstrate how the Providence at Old Meridian Planned Unit Development District has addressed goals outlined in the Carmel /Clay 2020 Vision Plan as well as the Old Meridian Corridor Study. According to Ordinance Number Z -316, both the Carmel /Clay Plan Commission and the Carmel City Council are to pay "reasonable regard" to the Carmel /Clay 2020 Vision Comprehensive Plan in considering whether to adopt a planned unit development district ordinance. In addition to the goals set forth in this document, Providence at Old Meridian has addressed goals published by the Old Meridian Corridor Task Force in their March, 1999 Area Study report. Providence undeniably incorporates not only the Comprehensive Plan goals, but the Old Meridian Corridor goals as well. Quality of Life Providence at Old Meridian has designed several Quality of Life objectives into its development plan. As the 2020 Vision Plan explains beginning on Page 3 -6, it is important to maintain and promote the safe and secure feeling of neighborhoods. Inherent in a neotraditional planned community is the idea of a close, comfortable neighborhood where buildings are closer to the street, residential and commercial land uses are mixed, pedestrian circulation is encouraged, fewer automobile trips are needed, auto traffic is slowed, and pocket parks exist to further increase neighbor interaction. This builds a sense of community making residents stakeholders. Applying these design principles aids in the creation of a cohesive mixed -use neighborhood, resulting in safety and security. Also, Providence takes an enhanced growth management approach to development, another Quality of Life goal. Such growth management characteristics can be seen in the neotraditional planning approach, which incorporates innovative development standards such as pedestrian friendly building setbacks, parallel parking, street oriented buildings, and public open space. Through a Planned Unit Development District, this objective can be achieved. Neotraditional design allows efficient building and open space development patterns, resulting in a more effective use of land, materials, and natural resources. Page 1 May 19, 1999 Our efforts to be "sensitive to significant natural features" at Providence at Old Meridian are evidenced through a reforestation plan and carefully selected tree preservation areas, thereby addressing that Quality of Life goal. Connections to other community features within Providence at Old Meridian such as pocket parks, fountains, and public art provide linkages to all amenities. Providence at Old Meridian addresses the goal set forth concerning revitalisation of existing retail centers, in particular those in and around downtown Carmel. This objective will be met by providing additional households east of US 31 and within biking distance of downtown, in turn supplying more purchasing power in the Central Business District trade core. Providence is in close proximity to several older retail centers, and near Carmel's central business district. By providing multi -modal linkages, such as an 8' bike path along Old Meridian as well as the potential for future ties to the Carmel City Center and Monon trail, Providence thus becomes an economic tributary contributing to the long term success of these areas as well. Land Use Plan The Land Use component of the Carmel /Clay 2020 Vision Comprehensive Plan identifies the Providence at Old Meridian community site as an edge between residential and community /regional employment areas as seen on pages 4 -7 and 4 -10. The Land Use Plan bases such recommendations on the adjacent development pattern of commercial uses to the west along US 31 and residences to the east, regional access, access to the regional transportation system, and quality of infrastructure support. Additional studies support the planning process, such as the INDOT US 31 Alternatives Study, various traffic studies, citizen surveys, etc. The development patterns adjacent to Providence at Old Meridian consist of retail to the west, multifamily to the east and south, and assorted and nonintegrated uses to the north. Providence at Old Meridian has close access to northern Indianapolis, as well as western and central Hamilton County. This is a result of direct access to the regional transportation facility of US 31, less than 1,500 feet away. The infrastructure necessary to support a community such as Providence at Old Meridian is currently in place, consisting of sanitary sewer service of sufficient depth and size, and water service available at the property line. Proactive infrastructure planning also takes the form of an 8' multi -use path along Old Meridian in addition to off -site connections. The stormwater management system will also be upgraded to a self containing professionally designed drainage system. An integrated development such as Providence at Old Meridian is an appropriate response to the transitional nature of the subject property. The residential component of Providence at Old Meridian offers a sound land -use transition from the commercial nature of existing and proposed uses along Old Meridian Street to the existing multifamily residential communities to the east and south. It also offers a more diverse housing selection, especially to corporate center professionals who wish to live in close proximity to work. The proximity and convenience of the neighboring US31 Corridor and several other corporate parks has driven the need for additional services and amenities to serve businesses in the area. Providence at Old Meridian contemplates complementary commercial uses as well as neighborhood services as part of the mixed -use theme. As a whole, Providence at Old Meridian offers an exemplary mixed -use solution to providing commercial office support services, neighborhood services, and residential opportunities. Growth Policies Plan Within the Growth Policies component of the Carmel /Clay 2020 Vision Comprehensive Plan beginning on page 5 2, several policies have been identified as integral to maintaining the high quality of life Carmel now enjoys. Many of these policies reinforce previously mentioned goals while many build upon other aspects of growth policy concerns. The following is how Providence at Old Meridian responds to these issues: Page 2 May 19, 1999 1.1 GENERAL POLICIES FOR ALL RESIDENTIAL COMMUNITY AREAS (PAGE 5 2): When commercial land uses are introduced within a residential community, it is crucial that the commercial use is of an appropriate intensity and scale, and not of a regional nature. As it is important to provide a transition in scale and intensity between residential and community /regional employment areas, the site layout for Providence at Old Meridian has been designed based on that goal. Within the Providence district, there are residential, mixed -use, and commercial areas that work in tandem to create a transition in intensity, from commercial support services along Old Meridian Street, to neighborhood commercial /residential uses in a mixed -use setting, to an entirely residential land use area most proximate to adjacent residential uses. Multi -modal transportation systems are an important aspect of the 2020 Vision Plan, specifically the development of a pedestrian and bicycle network accessing the community. Within Providence at Old Meridian, a pedestrian circulation network has been created to link every segment within the Providence district, from the mixed -use Main Street area, to pocket parks, to residential areas, to the commercial area along Old Meridian. This sidewalk and trail system will also provide for off -site connections along Old Meridian and potential connections to the Carmel City Center. 1.6 HIGH INTENSITY RESIDENTIAL AREA POLICIES (PAGE 5 8): According to the 2020 Vision Plan, high- intensity residential development is encouraged to occur along the edges of residential and commercial areas, and /or as part of a mixed -use development program. As desired in the Comprehensive Plan, the residential component of Providence at Old Meridian acts as a transitional buffer between existing multifamily to the east and south and the existing and proposed commercial nature of Old Meridian Street. Inherent in a neotraditional design and as requested in the Old Meridian Task Force Report, a critical mass of people is necessary to sustain the mixed -use nature of such a development. Incorporating higher intensities into the residential component of Providence at Old Meridian is essential to support the mixed -use characteristics contemplated by the Comprehensive Plan and to the quality expectations called for by the Old Meridian Task Force. Providence at Old Meridian has direct regional access from several key intersections, as contemplated by the 2020 Vision Plan policies. Immediate access is onto Old Meridian Street, while the Carmel Drive /Old Meridian intersection is located at the western-most intersection of the property. The intersection of Main and Old Meridian Streets provides yet another key intersection near Providence, while Pennsylvania Street and Carmel Drive offer another. Each of the above mentioned intersections have immediate access to US 31, providing direct north /south regional access. Furthermore, access from each of these points to Providence at Old Meridian is routed through commercial areas of greater intensity, as requested by the 2020 Vision Plan. It should be noted that Providence at Old Meridian is comprised of three parcels, the largest of which is 20 acres and is not accessible to Old Meridian without an assemblage of the other two parcels. High intensity land uses make feasible the productive and cohesive development of such inaccessible land. Providence at Old Meridian is accessible to nearby existing and proposed neighborhood commercial centers, schools, planned bicycle and pedestrian trails, and park areas as recommended in the 2020 Vision Plan. The Providence community will be served by the Carmel /Clay school system, with Collegewood Elementary being adjacent to the development site. Several pocket parks and open spaces areas are planned for Providence at Old Meridian, labeled as such on the site plan. Bicycle and pedestrian trails are very much integral to the Providence at Old Meridian concept whereby non automotive transportation is encouraged. Page 3 May 19, 1999 Additionally, there will be off -site trail connections to the existing Carmel trail infrastructure either planned or in place. Providence at Old Meridian will be served by all necessary public health and safety services such as water, sewer, police, fire, trash, and snow removal. 1.7 NEIGHBORHOOD- SERVING COMMERCIAL POLICIES (PAGE 5 10): As planned, Providence at Old Meridian has provided an efficient integration of neighborhood- serving office and retail uses within the residential framework of the Providence district. Due to the unique nature of the Old Meridian corridor, Providence at Old Meridian lends itself well to the integration of such uses. The "Main Street" area of Providence provides the option for a mixed -use environment with the potential for live /work arrangements whereby business owners can live above their place of commerce. Opportunities exist to provide Providence residents neighborhood services in close proximity to their home, even within walking distance. Main Street building and streetscape design features will attempt to address the needs of local Providence residents while at the same time attract off -site customers from nearby areas. As previously mentioned, Providence at Old Meridian is located in the western -most point of the Old Meridian and Carmel Drive intersection, with access to several other key intersections. Such access is desirable with respect to attracting an additional customer base. This is a policy objective for not only the residential component of Providence at Old Meridian, but the commercial component as well. Due to the unique nature of the mixed -use component of Providence at Old Meridian, comparable retail /commercial opportunities do not exist within the community, thereby making evaluation based on existing facilities difficult. As envisioned by the 2020 Vision Plan, neighborhood commercial areas should function as activity centers for the neighborhoods they serve. As provided in Providence at Old Meridian, the Main Street area will be home to various community gatherings and events and will serve as a public open space. This space, along with all other open spaces, will be linked by an internal sidewalk and trail system, eventually making off -site connections to other existing and proposed trails such as the Monon trail. This provides the pedestrian and bicycle access outlined in the 2020 Vision Plan. 2.1 COMMUNITY /REGIONAL EMPLOYMENT AREA POLICIES (PAGE 5 13): There are certain ramifications imposed upon Providence at Old Meridian due to the proximity to several corporate parks, including the US 31 corridor. Providence at Old Meridian provides land use buffering, landscaping, and intensity transition between such employment areas and adjacent residential communities. Additionally, Providence at Old Meridian's commercial uses will serve as a support center for the many business in the area, such as Conseco, Delta, Thompson Consumer Electronics, Macmillan Publishing, Monroe Guaranty Corporation, Woods Industries, Indiana Insurance, Transcom, One Call Communications, GRE Insurance, Firestone, Katz Saper Miller and St. Vincent to name a few. Providence at Old Meridian forms an integral part of job creation and thus larger employment policies. Providence will provide retail shop and office space for small business, which are a primary source of job creation. Equally important services provided by Providence at Old Meridian include housing options and amenities that serve the growing corporate community. Buffering and landscaping will focus on the mixed -use character of Providence at Old Meridian, bearing in mind that a vital component of neotraditional charm is the integration of commercial and residential land uses. Taken as a whole, Providence at Old Meridian acts as an ideal transition between the US 31 and Carmel Drive commercial corridors and residential neighborhoods to the east. Page 4 May 19, 1999 2.3 US 31 CORRIDOR COMMUNITY /REGIONAL EMPLOYMENT AREA POLICIES (PAGE 5 15): Ironically, the US 31 Task Force was the impetus behind the creation of the Old Meridian Task Force. Seen as an ideal location for support services of the US 31 Corporate Corridor, Old Meridian Street will be an integral component of the corridor. Without diverse, upscale housing options in the area, in addition to ancillary support services, Corporate citizens will be unable to enjoy a superior professional business environment. Providence at Old Meridian has been designed to accommodate these rapidly growing corporate employment needs. Transportation Issues As outlined in the report prepared by Pflum, Klausmeier, and Gehrum Consultants, Inc., Providence at Old Meridian will not impact roadways to a greater degree than existing zoning once corrected. Several roadway improvements are under study, such as US 31 and Old Meridian Street, with potential completion dates coinciding with projected build -out dates for Providence at Old Meridian. The US 31 Major Investment Study performed by Bernardin, Lochmueller Associates, Inc. outlines nine alternatives for traffic pattern improvements, concluding that US 31 should be upgraded to urban freeway standards between 103rd and 196th Street. The intersection of West Carmel Drive and US 31 would be upgraded to an urban interchange with grade separation while the intersection of 131St Street and US 31 would be a limited access facility. Improvements are being planned for Old Meridian Street as well, including the area adjacent to Providence at Old Meridian. It is anticipated that the right of way will be 120 feet for this segment, of which complete dedication will occur. Multi -modal transportation is an inherent feature of Providence at Old Meridian. Internally, a series of sidewalks and paths will link the entire Providence district. Non vehicular linkages have also been provided to off -site connections, including north /south access along Old Meridian, and east /west connection potential to the Carmel City Center. Compliance with the Old Meridian Task Force Report As the City of Carmel proceeds in the preparation of a new District Master Plan for the Old Meridian Corridor, Providence at Old Meridian has strived to be developed in a fashion as envisioned by the Old Meridian Task Force. The Task Force has been charged with the duty of outlining several policies to be used to guide future land use patterns in the District. Great efforts have been made to prepare a plan that is both economically feasible and within the guidelines set forth by Mayor Brainard and the Old Meridian Task Force. Although the Old Meridian Corridor District policies are not officially of record, it is important to recognize our compliance and the viability of Providence at Old Meridian. General Policies Old Meridian Corridor District Responding to the Old Meridian Task Force goal of providing a mix of street oriented retail, office, cultural, residential, and open space land uses, Providence at Old Meridian offers a combination of such uses mixed throughout the district, even within the same buildings in some instances. Under Section 31.6 of the Carmel Land Use Regulations, a Planned Unit Development District has been established, as is necessary to achieve this careful integration. Because it is important for new development to be designed to be accessible to people of a range of mobility and physical ability, all circulation systems are designed to provide equal access to any individual, regardless of their physical ability and mobility. Multi -modal transportation elements at Providence at Old Meridian connect to surrounding developments and to other commercial Page 5 May 19, 1999 areas in the community through an internal sidewalk and path system in addition to an 8' proposed multi -use trail along Old Meridian. The system provides connections to all areas within the District, linking focal points such as public art, open spaces, fountains, the Main Street area, etc. Off -site connections are also proposed, including an 8' trail along Old Meridian Street, which connects to the soon to be constructed Carmel Drive bike path. Future ties include one on the southeast comer of Providence at Old Meridian, to the Carmel City Center. Such multi modal infrastructure has been designed using urban design techniques to create an attractive and inviting streetscape. Details such as paving accents, planters, public art, etc. can contribute to the street frame. The Old Meridian Corridor Policy recommendations, under paragraph 2.7.3 call for buildings within the district to be between two and five stories, situated with little front and side yard setbacks, maintaining a pedestrian oriented streetscape. Within Providence at Old Meridian, all residential buildings are three- stories, as is necessary to create an "urban" feel and intensity compatible with the Old Meridian corridor goals. The Planned Unit Development Ordinance created for Providence at Old Meridian calls for modest front and side yard setbacks. Building massing along with scrupulous architectural detail contributes to the human-scale character of Providence at Old Meridian, and provides the pedestrian an enjoyable experience. Alexandrian architecture is the design theme, reminiscent of an Old Town scheme. Due to the "urban" densities called for in paragraph 2.7.4 of the Old Meridian Corridor District Policy Recommendations, Providence at Old Meridian, additional urban design features such as pedestrian trails, fountains, public art, etc. are feasible. Bike and pedestrian trails will be established linking features throughout the site. Providence at Old Meridian has been designed to provide a direct connection to surrounding development, in particular the US 31 Corridor and Carmel City Center. The complementary nature of such ancillary uses as proposed within Providence at Old Meridian is a community asset at this location. The proximity of Providence at Old Meridian to the US 31 Corridor allows several important land use connections to be made between the two districts. A need, which we meet for the corporate community, is further outreach of support services in reasonable proximity to corporate business parks within the Community. This would benefit not only the US 31 corridor, but other surrounding businesses as well. The residential component of Providence at Old Meridian provides another significant customer base in the district and fills an under served market of corporate professionals. Without diverse, upscale housing options in the area, Corporate citizens will be unable to enjoy a superior professional business environment. Providence at Old Meridian has been designed to accommodate these corporate needs. Many attractive public open spaces have been planned throughout Providence at Old Meridian creating linkages within easy walking distance as called for in the Old Meridian Corridor Policy recommendations. Emphasis has been placed on creating public open spaces that are easily accessible natural amenities for residents and visitors of the community. Such open spaces will feature fountains, public art, tree preservation, open spaces, and pocket parks that will be distributed throughout the site for easy access of anyone within the District. Multi -modal transportation within the district is an important aspect of several Old Meridian Corridor policies, such as in paragraphs 2.7.7 and 2.7.9. Provisions for this focus have been addressed for Providence at Old Meridian for both residents and visitors of the District. As Providence residents frequent the District's retail services, they are given a modal choice unparalleled elsewhere in the area. Residents will have the option to either walk, bike, or drive to businesses, not only within Providence at Old Meridian, but other areas linked with a multi -use trail as well. Fewer trips will be generated which lessens vehicular impact throughout the entire Carmel community. Page 6 May 19, 1999 The Policies set forth for the Old Meridian Corridor delineate landscape design as an element of unification, important to the overall attractiveness of the district. The landscaping and reforestation of Providence at Old Meridian will be done with the utmost attention, professional care and design. Significant groupings of trees will be preserved where available, in addition to a vast amount of new plantings. The landscaping plan will unify significant groupings of trees preserved with the intensive reforestation efforts that will add to the overall attractiveness of the District. Providence at Old Meridian is a direct response to the Old Meridian Task Force's desire to create a mixed -use, pedestrian oriented, upscale urban environment that is accessible to a wide range of people. Providence at Old Meridian, uniquely located in the Old Meridian Corridor, has addressed the planks of growth, land use, and transportation policies. The plan as proposed results from diligent efforts to adhere to the Old Meridian Task Force guidelines as published, meeting the needs of the US 31 Corporate Corridor, greater Carmel Community and to the financial feasibility of this development. The plan proposes practical solutions in a form that is a preferred alternative to the standards suburban development pattern. Unique challenges have been addressed, such as the cohesive linkage of otherwise unproductive large parcels, resulting in the creation of a community that as a whole is greater than the sum of its parts. Page 7 May 19, 1999