HomeMy WebLinkAboutComp Plan ComplianceC3 PLAN COMPLIANCE SILVARAO
Silvara embodies the City's planning goals and objectives as set forth in the Carmel Clay
Comprehensive Plan (the "C3 Plan The C3 Plan provides that "[a]s the City develops, urbanizes,
and redevelops, more and more detailed planning is expected to be necessary. This plan establishes
a framework for subsequent, more focused planning efforts." (C3 Plan, p. 6.) Silvara is a unique
property in that, at three hundred (300) acres, it is one of the few remaining large properties within
the community and functions as an "in -fill" site to the existing, surrounding developments. As a
result, an opportunity exists to truly apply the policies and objectives of the C3 Plan and implement a
thoughtful, site specific design program that is sensitive to the existing development and that creates
a high quality, walkable and pedestrian scaled development.
The C3 Plan provides that "[t]he [Land Classification Map] depicts the community's land
use and development form goals (land classifications) in a conceptual manner. It should not be
construed as representing the precise location of land classifications, but used as a foundation for
support and influence with land use and development form decisions and zoning map changes. The
Land Classification Map does not establish the right to a certain density or intensity. The C3 Plan is a
broadbrush approach to future land planning. "Each development proposal should be reviewed in
consideration of all sections of the C3 Plan in addition to site features, context, design standards,
and development standards." (C3 Plan, p. 44.)
While the one -page Land Classification Map provides a "broadbrush approach" to future land
planning, the C3 Plan includes one hundred plus pages of other specific guidance for making land
use decisions during the rezoning process. The C3 Plan offers substantial policies and objectives that
inform the decision on a particular land use proposal in light of the specific site's features, context,
design standards, and development standards. A comprehensive review of the C3 Plan's policies
and objectives demonstrates that Silvara's site features, context, design standards, and development
standards embody those policies and objectives. A summary of this review is provided below.
"[T]his project will be a good transition from east to west, given the nature of the proposed
developments that will be built east of Spring Mill Rd, along 116th Street. The Comp Plan
and its policies, as a whole, support this type of development."
The Department of Community Service's
Plan Commission Report, dated July 19, 2011
Policy 1: Manage Community Form. As described in the C3 Plan:
"The purpose of managing form is to achieve a superior quality built and natural environment
in which people reside, work, and recreate. Managing community form is the combination
of land use planning, transportation planning, urban design, influencing transitions, and
place- making. Managing community form is a departure from purely land use based
regulations that encourage segregation and challenge the community's ability to establish
essential connectivity. This model is more permissive of mixed -use nodes and requires greater
sensitivity to transitions between differing land classifications." (C3 Plan, p. 17.)
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C3 PLAN COMPLIANCE SILVARAO
Policy Objectives:
Recognize each planning district's uniqueness.
Silvara is a unique 300 -acre property located at a major intersection (116th Street Springmill
Road) near US 31 and surrounded by a variety of land uses including major commercial
development and a variety of residential developments. The property contains significant
natural areas (i.e., the Williams Creek riparian corridor and several mature woodlands).
These natural areas provide not only community amenities, but also establish natural and
appropriate transitions both internally and externally to Silvara.
Apply the C3 Plan's content to development proposals.
The proposed Silvara PUD District Ordinance adopts architectural, design and development
standards that enhance and achieve the policies and objectives of the C3 Plan.
Be sensitive to connectivity and transitions between adjacent areas.
Connectivity. In addition to a significant internal system of sidewalks, trails and paths,
Silvara also is proposed to integrate approximately 6,800 feet of perimeter side paths and
an approximately 4,000 foot off- street trail that will connect residences to each other,
open spaces, daily goods and services as well as enhance the overall connectivity of the
existing developments in the surrounding area, including a pedestrian, bicycle and vehicular
connection across Williams Creek that connects Clay Center Road to Spring Mill Road. A
highlight of this connectivity is Silvara's incorporation of the C3 Plan's east /west off street
trail (the "Off- Street Trail that will serve not only as a recreational and fitness opportunity,
but also a potential commuting route from Clay Center Road to Spring Mill Road. As shown
on the Bicycle and Pedestrian Facility Plan (C3 Plan, p. 75), this nearly 4,000 -foot long trail
is anticipated to connect the residences west of Silvara near Ditch Road to the employment
and service corridors of US 31 east to Pennsylvania Street. Silvara also will provide an east/
west vehicular connection between Clay Center Road and Spring Mill Road via the crossing of
Williams Creek.
Transitions. In the context of planning, the Silvara property is characterized as an in -fill site
immediately surrounded by development that has occurred over the years. As a result, the
site is most appropriately planned from the outside -in by identifying the surrounding land
uses and intensities and then programming standards and uses within the PUD Ordinance that
integrate multiple design principles for appropriate transitions in height, building orientation,
character, land use and density. The proposed design principles result in natural occurring
transitions that utilize the Williams Creek riparian corridor and compliment the surrounding
developments.
The C3 Plan (C3 Plan, p. 44) provides a matrix (included below) that describes what the
appropriate uses are adjacent to each other and sets forth three categories of compatibility.
'Best Fit' are classifications that are most suited for adjacency. 'Conditional Fit' indicates
land classifications that are suitable for adjacency if the building orientation, transitions, and
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C3 PLAN COMPLIANCE LvaRaO
architecture gory are those
land classifications typically appropriate
adjacent
B
c
Best Fit
Conditional Fit
The intersection of 116th Street and Spring Mill Road currently includes uses (both existing
and proposed) categorized as Employment Node, Institutional Node and Community Vitality
Node. As a result, the 'Best Fit' per the C3 Plan adjacent to this intersection includes uses
ranging from Attached Residential to Regional Vitality Node. Accordingly, Silvara proposes a
modest Neighborhood Service Node (the "Village Center which is one of the lower intensity
uses the C3 Plan identifies as appropriate. The existing neighborhoods that surround Silvara
are categorized (based on their densities) as Estate Residential, Low Intensity Residential
and Suburban Residential. Silvara's proposed residential areas of The Estates, Creekside and
Bridgecreek fall within the Low Intensity Residential and Suburban Residential categories.
Both of these uses qualify as a 'Best Fit' abutting the surrounding development. The remaining
planning area within Silvara is the Village Neighborhood area, which is located between the
Village Center (Neighborhood Service Node) and Bridgecreek (Suburban Residential). The
Village Neighborhood is proposed to include a mix of multi- family and detached residential
homes targeting the active adult /empty- nester and young professional buyer. As a result, the
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Parks and Recreation
Estate Residential
Low Intensity Suburban Residential I
Suburban Residential
Urban Residential
Attached Residential
Neighborhood Support Center
Neighborhood Service Node
Institutional Node
Community Vitality Node
Employment Node
Regional Vitality Node
Core Support
Secondary Core
Primary Core
Parks and Recreation
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
Estate Residential
B
B
B
c
C
Low Intensity Suburban Residential
B
B
B
B
C
C
Suburban Residential
B
c
B
B
c
C
B
c
c
c
c
Urban Residential
B
c
B
B
B
C
C
c
C
C
C
Attached Residential
B
c
B
B
B
B
B
B
C
c
B
C
C
Neighborhood Support Center
B
c
B
B
B
B
B
Neighborhood Service Node
B
c
C
B
B
B
B
B
c
C
Institutional Node
B
C
C
C
C
B
B
B
B
B
B
B
B
B
B
Community Vitality Node
B
c
c
B
B
B
B
B
B
B
Employment Node
B
c
C
c
B
B
B
B
B
C
C
Regional Vitality Node
B
c
c
B
B
B
B
c
Core Support
B
C
B
C
B
C
C
B
B
B
Secondary Core
B
C
c
B
C
B
B
B
Primary Core
B
C
B
B
B
B
C3 PLAN COMPLIANCE LvaRaO
architecture gory are those
land classifications typically appropriate
adjacent
B
c
Best Fit
Conditional Fit
The intersection of 116th Street and Spring Mill Road currently includes uses (both existing
and proposed) categorized as Employment Node, Institutional Node and Community Vitality
Node. As a result, the 'Best Fit' per the C3 Plan adjacent to this intersection includes uses
ranging from Attached Residential to Regional Vitality Node. Accordingly, Silvara proposes a
modest Neighborhood Service Node (the "Village Center which is one of the lower intensity
uses the C3 Plan identifies as appropriate. The existing neighborhoods that surround Silvara
are categorized (based on their densities) as Estate Residential, Low Intensity Residential
and Suburban Residential. Silvara's proposed residential areas of The Estates, Creekside and
Bridgecreek fall within the Low Intensity Residential and Suburban Residential categories.
Both of these uses qualify as a 'Best Fit' abutting the surrounding development. The remaining
planning area within Silvara is the Village Neighborhood area, which is located between the
Village Center (Neighborhood Service Node) and Bridgecreek (Suburban Residential). The
Village Neighborhood is proposed to include a mix of multi- family and detached residential
homes targeting the active adult /empty- nester and young professional buyer. As a result, the
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C3 PLAN COMPLIANCE SILVARAO
Village Neighborhood would qualify as a mix of Attached Residential, Urban Residential and
Suburban Residential, all of which the C3 Plan deems as either a 'Best Fit' or 'Conditional Fit'
abutting the adjacent land uses that are both internal and external to Silvara.
Strongly promote mixed -use in areas suitable for commercial development.
Silvara is located neara highly traveled intersection, along two of the City's major thoroughfares
and in close proximity to the US 31 corridor. A crucial, yet basic, component for a sustainable
mixed -used neighborhood is that it should include three basic parts:
A mix of housing types and densities;
Close proximity of daily goods and services; and
Open space access by walking (5 minute or mile walk or less).
As proposed by the Silvara PUD District Ordinance, Silvara incorporates all of these elements in
an appropriate scale and proportion to create a development that is walkable and pedestrian
scaled.
Encourage quality landscaping along perimeter roads and larger open spaces.
Silvara is proposed to include over ninety (90) acres of open space, waterways and mature
woodlands. In addition, quality landscaping will be featured along Silvara's perimeter
thoroughfares and will be complimented by the proposed side paths, sidewalks and trails.
Policy 2: Be a Leading Edge City. As described in the C3 Plan:
The expression "Leading Edge City" is applied to communities that have broad name recognition,
notable culture, a positive image, diversity in housing, broad range of employment, business vitality,
strong architectural presence and character, sense of place, environmental awareness, effective
public transportation, and most importantly a desirable quality of life. (C3 Plan, p. 17.)
Policy Objectives:
Enhance community quality of life by encouraging high quality gathering places and trails
connecting people to these places.
The Silvara PUD District Ordinance adopts a vision and standards that will create a high quality
built environment for gathering spaces and for trails that connect people to these places
throughout the development.
Encourage more diversity in housing types to better meet the needs of older residents and
appeal to younger and more diverse employees working in Carmel.
Although a large portion of Silvara reflects "Indiana's traditional residential form of single
family detached homes" (C3 Plan, p. 17), Silvara's proposed design also seeks to offer homes
for the empty- nester and active adult residents through the incorporation of both detached
and attached housing types. The vast majority of Silvara's detached residential areas east
of Williams Creek and along Spring Mill Road is planned for empty- nesters. The Village
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C3 PLAN COMPLIANCE SILVARAO
Neighborhood is envisioned to include a mix of building types (e.g., townhouses, detached
single family homes, cottage homes and attached residential homes) that will cater to both
young professionals and empty- nesters.
Adopt residential architecture standards to ensure compatibility and high quality.
The proposed Silvara PUD District Ordinance adopts compatible and high quality design
standards for all of the proposed uses to create and support a sustainable mixed -use
neighborhood.
Enhance a bicycle- and pedestrian- connected community.
The proposed Silvara PUD District Ordinance adopts standards that will greatly enhance the
bicycle- and pedestrian connectivity of this area of the community by incorporating side paths,
sidewalks and the Off- Street Trail that connect both internally and externally to Silvara.
Strive to enhance means for efficient east /west cross community travel.
As proposed, Silvara will provide an east /west vehicular, bike and pedestrian connection
across Williams Creek from Clay Center Road to Spring Mill Road, which also includes the
incorporation of the Off- Street Trail.
Policy 3: Perpetuate Economic Vitality. As described in the C3 Plan:
Vitality is defined in many ways, including job growth, quantity of jobs, quality of jobs, proliferation
of commerce, entrepreneurship, investment in property, redevelopment, length of commitment,
and degree of risk being taken. Carmel has strong economic vitality today, and furthering that
trend is of great interest and importance. This section addresses the objectives that Carmel will
utilize to perpetuate economic vitality. (C3 Plan, p. 18.)
Policy Objectives:
Further the "Carmel" brand as a great place to live, work and raise a family and encourage
mixed -use developments where appropriate.
Silvara is a proposed $250 million mixed -use development that offers a high quality design
with a variety of desirable and sustainable uses that will positively enhance the community
and serve as an asset to the community for both attracting and retaining quality employers
and businesses.
Policy 4: Be a City of Neighborhoods. As described in the C3 Plan:
Neighborhoods are an essential component of community which helps build and /or reinforce the fabric
of a city. Traditionally, neighborhoods were not recognized by each individual development's name as
they are now. Rather, neighborhoods were determined by major physical boundaries; included a mix
of housing styles; and were within walking distance to neighborhood service centers, schools, and
parks which gave neighborhoods identity. This document encourages planning for neighborhoods, in
the traditional sense, and also protects these neighborhoods. (C3 Plan, p. 19.)
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C3 PLAN COMPLIANCE SILVARAO
Policy Objectives:
Encourage the principles of traditional neighborhood design principals.
Silvara is not just another subdivision, but rather a neighborhood that includes a mix of
housing styles, amenities and a neighborhood support center. The design and connectivity
of the amenities and the Village Center, in conjunction with the diversity and mix of housing,
will contribute to a sustainable neighborhood where young professionals, families and empty
nesters can all thrive and socially interact.
Conduct planning in greater detail in critical subareas and corridors to better address
transitions, connectivity, and development form.
Silvara is a unique 300 -acre property located at one of the most important and desirable
locations in the City. The PUD process offers a unique opportunity to master plan in great
detail this large property and to create a site specific design program that is sensitive to the
existing and future development surrounding it.
Establish and promote neighborhood identities based on physical boundaries rather than by
each development's name.
Silvara is bound by three thoroughfares (116th Street, Spring Mill Road and Clay Center Road)
and includes several riparian corridors and mature woodlands that define the boundaries of
Silvara. These boundaries, in conjunction with Silvara's proposed quality and character, will
generate a distinct identity for Silvara within the community as something other than "just
another subdivision."
Encourage informal gathering places and neighborhood support centers as building blocks
for neighborhoods so that every trip to the store is not a mandatory drive in a car. Residents
should be able to access daily goods and services by walking or bicycling, thereby having
the opportunity to conserve energy, improve health, and protect the environment. The City
should embark on a "corner store" initiative to define the best locations and distribution of
neighborhood support centers.
Silvara incorporates side paths, sidewalks and the Off- Street Trail that connect both internally
and externally to Silvara. This network connects Silvara residents and the nearby residential
areas to the Village Center, thereby creating convenient and easy access to daily goods and
services by walking and bicycling. In addition, Silvara will include gathering places throughout
the development to create opportunities for social interaction by creating nodes for gathering
and interaction. These spaces will be diverse and include various open spaces and pocket
parks, as well as the built environment for the Village Center that will enliven the public
outdoor spaces.
Encourage neighborhood support centers that provide amenities and land uses that enhance
quality of life and convenience and that respect nearby residences with quality architecture,
landscaping, and appropriate transitions.
The C3 Plan provides that neighborhood service nodes are intended to integrate "localized
amenities" and "neighborhood- serving commercial" at an intensity not to exceed 80,000
square feet. (C3 Plan, p. 36.) As proposed, Silvara's Village Center will not exceed 35,000 square
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C3 PLAN COMPLIANCE SILVARAO
feet and as illustrated by the proposed Silvara PUD District Ordinance and its related exhibits,
the Village Center is proposed as a high quality neighborhood amenity that incorporates all
of the appropriate transitional and scaling principles that seamlessly integrates it into the
neighborhood.
Policy 5: Be an Adaptable City. As described in the C3 Plan:
Being an adaptable city is critical in the evolution of a community. Too many communities do not
adapt to local, regional, and national influences and suffer from the lack of flexibility. (C3 Plan, p. 19.)
Policy Objectives:
Periodically review and revise the Land Classification Plan Map to adapt to changes in the built
environment, evolutions in community values, changes in community policies, and to respond
to critical corridor and subarea plans.
Silvara is located on the northwest corner of 116th Street and Spring Mill Road surrounded by
existing development. The 116th Street, US 31 and Illinois Street corridors continue to evolve
and developments are either existing or proposed on the other corners of the intersection
of 116th Street and Spring Mill Road. In this context, Silvara is truly an "in -fill" development
and as such, warrants special review and consideration in this context. Silvara presents
an opportunity to truly apply the policies and objectives of the C3 Plan and implement a
thoughtful, site specific design program that compliments these evolving land use patterns.
Continue to recognize, plan, and update critical corridors and subareas.
At 300 -acres in size and as in -fill site, Silvara supports a rezoning process to holistically
recognize and plan for appropriate architectural and development standards that will
enhance and implement the policies and objectives of the C3 Plan. As proposed, the Silvara
PUD District Ordinance addresses transitions, connectivity and development by adopting site
specific architectural and development standards that enhance and achieve the policies and
objectives of the C3 Plan.
Actively plan and implement a system of branch trails to enhance the Monon Greenway.
In addition to a significant internal system of sidewalks, trails and paths, Silvara also is proposed
to integrate approximately 6,800 feet of perimeter side paths and the approximately 4,000
foot Off- Street Trail that will connect residences to each other, open spaces, daily goods
and services as well as enhance the overall connectivity of the existing developments in the
surrounding area, including a pedestrian, bicycle and vehicular connection across Williams
Creek that connects Clay Center Road to Spring Mill Road. These improvements will enhance
and further the City's system of branch trails.
Policy 6: Inspire Community Character. As described in the C3 Plan:
Community character is a reflection of the qualities and features of a neighborhood, district, or the
entire community that distinguish it from other areas. Community character is desired and often
helps build local pride, encourages investment, and improves quality of life. (C3 Plan, p. 20.)
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C3 PLAN COMPLIANCE SILVARAO
Policy Objectives:
Discourage homogeneous development and corporate brand prototypical architecture.
Architectural standards should require unique and appropriate designs fitting Carmel's
character goals.
As a mixed -use development, Silvara inherently will include an eclectic mix of buildings and
uses that will be visually diverse and interesting. In addition, the proposed Silvara PUD District
Ordinance adopts architectural and design standards that will be aesthetically appealing and
contextually appropriate to fit within the character of the surrounding community.
Promote a unique community with unique neighborhoods and subareas.
Silvara is not just another subdivision, but rather a unique neighborhood with a foundation
based in its natural character. Silvara proposes to preserve and enhance the substantial
natural areas on the property, which will dictate the lifestyle and high quality of Silvara. Silvara
is not rigidly designed, but rather planned and well- thought out with the natural areas as a
focus of the development that will also include a mix of housing styles and other amenities.
Together, these elements will result in a unique and vibrant neighborhood.
Encourage high quality and well designed landscaping to help beautify the City and promote
healthful environments.
Silvara is proposed to include over ninety (90) acres of open space, waterways and mature
woodlands that will include both improved and unimproved areas. In addition, the proposed
Silvara PUD District Ordinance adopts substantial landscaping standards that include street
trees, perimeter and buffer yard landscaping and lot and foundation landscaping.
Promote the planting and care of canopy trees throughout Carmel.
Silvara is proposed to include over ninety (90) acres of open space including waterways and
mature woodlands that will include both natural and designed open space areas. In addition,
the proposed Silvara PUD District Ordinance adopts substantial landscaping standards that
include street trees, perimeter and buffer yard landscaping and lot and foundation landscaping.
Enable healthy choices through the use of innovative design and planning.
Silvara is proposed to integrate side paths, sidewalks and off- street trails that will connect
residences to each other, open spaces, daily goods and services as well as enhance the overall
connectivity of the existing developments. This pedestrian and bicycle network will enable
and encourage the healthy choices of both recreation and the use of these trails for utilitarian
trips as an alternative to utilizing vehicles for local amenities and services.
Reinforce rural character including tree lines, fence rows, barns, pockets of open space, and
preservation of wood lots.
Silvara is proposed to include over ninety (90) acres of open space including waterways,
mature woodlands and tree lines and pocket parks. The design and location of open space
will compliment the proposed uses.
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C3 PLAN COMPLIANCE SILVARAO
Policy 7: Inspire Environmental Awareness. As described in the C3 Plan:
Being environmentally aware includes understanding the benefits of protecting natural areas,
emphasizing use of native plant material into the urban environment, reducing energy consumption,
encouraging energy and natural resource conservation, and utilizing "green" building materials to
lessen our impact on the environment. C3 Plan, p. 20.
Policy Objectives:
Strive to protect woodlots, wetlands, and other valuable natural features. These features
contribute to the district's rural character, but they also provide habitat for plants, birds, and
other animals.
Silvara is proposed to include over ninety (90) acres of open space including waterways,
mature woodlands and tree lines and pocket parks. The design and location of open space
will compliment the proposed uses.
Encourage the use of durable materials and construction methods that prolong the life of
buildings.
The proposed Silvara PUD District Ordinance adopts compatible and high quality design
standards for all of the proposed uses to create and support a sustainable neighborhood.
Continue to protect regional surface and ground water sources to ensure safe drinking water
for Carmel and adjacent municipalities.
Silvara includes the William Creek riparian corridor which will be preserved and protected.
Additionally, Silvara will meet or exceed all applicable ordinances pertaining to stormwater
quality designs and best management practices.
Reduce heat island effect by preservation of Carmel's urban forest.
Silvara is proposed to include over ninety (90) acres of open space including waterways,
mature woodlands and tree lines and pocket parks. The design and location of open space
will compliment the proposed uses.
Reduce unnecessary removal of trees on lots, encourage preservation of mature trees, and
require replacement of trees that have to be removed for development.
Silvara is proposed to include over ninety (90) acres of open space including waterways,
mature woodlands and tree lines and pocket parks. The design and location of open space
will compliment the proposed uses.
Promote the movement toward sustainable development and architecture. Encourage land
developments and building designs that use or reuse land responsibly by discouraging patterns
of sprawl.
Silvara is a unique neighborhood with a foundation based in its natural character. Silvara
proposes to preserve and enhance the substantial natural areas on the property, which will
dictate the lifestyle and high quality of Silvara. Together with the mixed uses that will make
Silvara a vibrant neighborhood, these elements will create a sustainable neighborhood that
will be an asset to the community.
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C3 PLAN COMPLIANCE SILVARAO
Policy 8: Inspire Healthful Living. As described in the C3 Plan:
Inspiring healthful living is a response to the obesity rate in Indiana and the Midwest, and also
recognizes increases in cancer rates, lung diseases, heart disease, and stress related disorders. (C3
Plan, p. 21.)
Policy Objectives:
Strive to provide multiple types of facilities for exercise, opportunities to immerse oneself into
nature, sport facilities and leagues, access to recreation programs, access to health education
programs, and encouragement to succeed in one's personal health goals.
Silvara is proposed to integrate side paths, sidewalks and the Off- Street Trail that will not
only connect residences to each other, open spaces, daily goods and services, but serve as a
recreational and fitness opportunity. This pedestrian and bicycle network will be intertwined
with over ninety (90) acres of open space that will include both natural spaces as well as
designed recreational spaces.
Encourage mixed -use, compact development making it easier for people to walk or ride their
bicycles. This will provide a healthy lifestyle by providing the option for exercise in people's
daily routines.
Silvara is a proposed neighborhood that includes a mix of housing styles as well as amenities
that are either integrated into Silvara or are within walking distance to Silvara by the integrated
side paths, sidewalks and Off- Street Trail. This pedestrian and bicycle network will enable and
encourage the healthy choices of both recreation and the use of these trails for utilitarian trips
as an alternative to utilizing vehicles for local amenities and services.
In summary, Silvara embodies the essence of the C3 Plan. This rezoning request provides
an opportunity for a more focused planning effort for this 300 -acre in -fill site. As proposed, Silvara
applies the policies and objectives of the C3 Plan and implements a thoughtful, site specific design
program that is sensitive to the existing development and that creates a high quality, walkable and
pedestrian scaled development.
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