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HomeMy WebLinkAboutPlan Commission MaterialsSTEVEN D. HARDIN Direct 317.569.4833 Fax 317.569.4800 steven.hardin@bakerd.com October 7, 2011 VIA HAND DELIVERY Re: Silvara Planned Unit Development District I Docket No 11050013 Z Dear Plan Commission Members: Enclosed please find the proposed Silvara Planned Unit Development District Ordinance, which received a positive recommendation from the Plan Commission's Special Studies Committee (the "Committee at its October 4, 2011, meeting. In addition, enclosed please fmd an exhibit that compares the Planning Area Map presented at the Plan Commission's July 19, 2011, public hearing to the current Planning Area Map as recommended by the Committee. Below is a brief summary of the primary modifications to the proposal since the public hearing that are a result of the Committee meetings, continued public input at those Committee meetings, and additional outreach meetings with interested parties over the last several months: Commercial uses have been removed (the 21 acres on the northwest corner of 116 Street and Spring Mill Road have been withdrawn from the petition); Apartments have been removed; The overall density has been reduced by almost 40 and The perimeter bufferyard landscaping has been increased_ Silvara is a unique neighborhood with a foundation based in its natural character. Over a third of the development (85 plus acres) is proposed as open space including waterways and mature woodlands that will include both natural and designed open space areas. The Frenzel family and Republic Development propose to preserve and enhance the substantial natural areas on the property, which will dictate the lifestyle and high quality of Silvara. The proposed Silvara PUD District Ordinance adopts architectural and design standards and incorporates character images to establish a benchmark that will be aesthetically appealing and contextually appropriate to fit within the character of the surrounding community. Furthermore, the proposed PUD Ordinance ensures that connectivity and walk ability will be an emphasis of the development to further support the targeted empty nester active adult demographic as well as cater to the young professional and traditional single family markets. Together, these elements will make Silvara a vibrant and sustainable neighborhood that will be an asset to the community. Thank you for your consideration. If you have any questions or comments prior to the October 18, 2011, meeting, then we respectfully request that you please let either a member of the development team or the Department of Community Services know so that we may address them prior to or at the meeting. Very truly yours, Steven D. Hardin Enclosures BAKERE 4 DANTELS 1863 BAKER DANIELS LLP 600 East 96th Street, Suite 600 Indianapolis, Indiana 46240 Tel 317.569.9600 Fax 317.569.4800 www.bakerdaniels.com C3 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 two hundred and eighty (280) 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.) �1 C3 PLAN COMPLIANCE SILVARAO Policy Objectives: Recognize each planning district's uniqueness. Silvara is a unique 280 -acre property located near 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 additiontoa significant internal systemofsidewalks,trailsand paths, Silva ra also is proposed to integrate approximately 5,800 feet of perimeter side paths and an approximately 4,000 foot off- street trail that will connect residences to each other, open spaces, community amenities 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 architecture are implemented with sensitivity to the context. The third category are those C3 PLAN COMPLIANCE LvaRaO 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 for uses along Spring Mill Road near 116th Street include uses ranging from Attached Residential to Regional Vitality Node. Silvara's Village Neighborhood, located along Spring Mill Road across from the IU Health campus, is proposed to include a mix of attached and detached residential homes targeting the active adult /empty- nester and young professional buyer. As a result, the 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. 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. �3 Parks and Recreation I lel ;uaplsaa a ;e ;s3 Low Intensity Suburban Residential Suburban Residential Urban Residential Attached Residential Neighborhood Support Center Neighborhood Service Node I apoN leuogn ;I ;sul Community Vitality Node Employment Node Regional Vitality Node Core Support Secondary Core I 01o3 AJewiJd 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 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 for uses along Spring Mill Road near 116th Street include uses ranging from Attached Residential to Regional Vitality Node. Silvara's Village Neighborhood, located along Spring Mill Road across from the IU Health campus, is proposed to include a mix of attached and detached residential homes targeting the active adult /empty- nester and young professional buyer. As a result, the 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. 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. �3 C3 PLAN COMPLIANCE SILVARAO 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 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 most 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. Over a third of Silvara is proposed as 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. While Bridgecreek and Creekside are proposed as detached residential areas for empty- nesters, the Village Neighborhood is envisioned to include a mix of building types (e.g., townhouses, flats, detached single family homes, cottage homes and attached residential homes) that will cater to both young professionals and empty- nesters. C3 PLAN COMPLIANCE SILVARAO 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 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 mixed residential 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 and attracting and maintaining the community's aging population. 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.) t,5 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 and amenities. The design and connectivity of the amenities, 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 two thoroughfares (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 create convenient and easy access to community amenities 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 that will enliven the public outdoor spaces. co6 C3 PLAN COMPLIANCE SILVARAO 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 between Spring Mill Road and Clay Center Road, north of 116th Street, 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 280 -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 5,800 feet of perimeter side paths and the approximately 4,000 foot Off- Street Trail that will connect residences to each other, open spaces, and other community amenities 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. C3 PLAN COMPLIANCE SILVARAO 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.) 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 residential development, Silvara inherently will include an eclectic mix of buildings and residential 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. Over a third of Silvara (85 plus acres) is proposed as 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. Over a third of Silvara (85 plus acres) is proposed as 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, and other amenities 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. �8 C3 PLAN COMPLIANCE SILVARAO Reinforce rural character including tree lines, fence rows, barns, pockets of open space, and preservation of wood lots. Silvara is proposed to include over eighty -five (85) 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. 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 eighty -five (85) 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 eighty -five (85) 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 eighty -five (85) 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. �9 C3 PLAN COMPLIANCE SILVARAO 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. 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 eighty -five (85) 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 280 -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.