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HomeMy WebLinkAboutCompliance w/Comprehensive Plan -'H ~1-L-%~ ~ "\\ 1~1 RECF\\JED \~\ , . TI1~,,,Car~.eIlClay~om~r~~~nsive Plan . ti JUN f)O" ~;,i BrenWick TND:~ommumtIes, LLC. ( -!6tenwlcl() prop'OsesAqiexI?a:nd~be,.We$~PJ.l~ 1:..'1 Village Planned Unit Development (the "District") to include- approximately 3'()~~e:es. at the/~/ northwest comer of Towne Road and 131 st Street. Brenwick also proposes to mo'difYr~;~,r;a~'f1~~-~S)~;/ provisions in the text of the WestClay Village Planned Unit Development District Ordinance,: Z~ .,> 330, as amended (the "Ordinance") to permit senior housing, including assisted living facilities, in the portion of the District lying west of Towne Road and south of 131 st Street. The District Ineets the goals and policies of the Vision 20/20 Comprehensive Plan, particularly as an "innovative higher density residential enclave . . . adjacent to cultural, educational, or neighborhood service centers . ~ .designed so as to serve and enhance the greater community, complement the general architectural theme of the immediate area, and . . . not generate significant tra(fic congestion." Expansion of the District and the text modifications to the Ordinance further those goals and policies. , Statement of Compliance with The District was", created in January 1999 to permit the mixed-use traditional neighborhood development known as The Village of WestClay. Five years after the commencement of development, The Village of WestClay is well known for its innovation and quality. It is a pedestrian-oriented neighborhood, featuring a mix of commercial and residential uses and public spaces; a diversity of housing types, including apartments, town homes and large and small lot detached single-family residences. All structures have been designed and built to the exacting standards ~f The Village of WestClay's architectural guidelines. The Village of WestClay is a unique development, one that furthers Carmel~s image as an innovative edge city with higher standards and a magnet for growing companies and high-paying jobs. During those five years, the area around The Village of WestClay has changed. It has developed at a far faster rate than was envisioned in 1999 and, as a result of the application of the Residential Open Space Ordinance, at densities gr'eater than the 1 ~O dwelling units per acre originally ,envisioned by the Comprehensive Plan. Townhomes and 'high-density residential \ development have been approved along Shelbome Road north of 131 st Street. The City of Carmel has annexed the area, and has implemented an on...:going program of major road and intersection improvements. The City is constructing a major Street Department facility at 131st Street and Shelbome. The Carmel-Clay School District is opening a new middle school at 126th Street and Shelborne. According to Mayor Brainard's most recent State of the City speech, Carmel is anticipated to have a population of more than 100,000 people in 2014~ more than 18% higher than the population predicted for the year 2015 by the Comprehensive Plan. Much of this accelerated growth is occurring in western Carmel, around The Village of WestClay. The proposed text amendments to Ordinance and the accompanying petition to amend the zone maps to incl~de additional land at the northwest comer of 131st Street and Towne Road within the District, and therefore subject it to strict architectural controls, are a response to two community,needs arising from the anticipated growth: 1. While the Village Center of The Village of W estCI~y offers some retail services to western Clay Township, it is not large enough to serve fall iof the demands of the growing population in western Carmel. Moreover, because it is not loc1ated on the main north and south .., ~ streefs, the 'Village Center is not well-suited to more automobile-intensive convenience uses such as banks, Idrug stores, gasoline stations and various types of retail uses. More services within the area would. reduce the number and distance of trips to more distant commercial centers along Michigan' Road, to the west, and Meridian Street, to the east, between 96th and 146th Streets. Since.there is a clear demand for more neighborhood retail in western Clay Township than can be ~adequately served in the Village Center, the issues become where such services should be located and how should they be designed? The 1993 Carmel-Clay comprehensive plan identified a .commercial node approximately at the intersection of 131 st Street and Towne Road. With the improvements to those roads .and the development around that intersection, that site is logical place for a neighborhood commercial center for western Clay Township. Making that center a part of The Village of WestClay, and subject to its architectural controls, assures that it will be of a high quality, consistent with surrounding development, not least The Village itself. Bren wick proposes to include approximately 30 acres at the north west comer of 131 st Street and Towne Road within the District, in The Village of WestClay. This parcel provides for residential uses on' its west side, serving as a residential buffer to the Lakes of Hayden Run. A commercial area will be located at the major intersection of Towne Road and 131 st Street. Consistent' with the Comprehensive Plan's requirements for neighborhood commercial retail, without the approval of the Commission, the aggregate square footage of commercial space in this area shall not exceed 100,000 square feet of gross floor area. The buildings in the commercial area ,will extend the general architectural theme of The Village of WestClay as a classic Indiana community, with this "uptown" area having a style reminiscent of 1920's art deco. The proposed design' is not a typical strip retail center with anchor stores surrounded by smaller "E" shops., Instead, individual uses shall be located in individual areas. The plan includes substantial common areas to create a neighborhood feel and buffers to surrounding residential areas outside The Village of WestClay. '2. As Carmel grows, and its population ~ges, it needs more options for seniors to age and stay in the community. While The Village of WestClay offers a variety of available housing types attractive to "empty-nesters," Carmel would benefit from even more senior housing opportunities, including a quality assisted-living center, particularly one that can draw upon the community setting of The Village of West Clay. To serve that need, Brenwick proposes to amend the text of the planned unit development ordinance to permit the development of a senior housing community, including assisted living facilities, in the portion of Primary Area of the District lying west of Towne Road and south of 131 st Street. The proposed Ordinance ;:tmendmentdefines "senior housing" as "Dwellings designed principally for occupancy by persqns older than 55 year~, including but not limited to assisted living units." Senior housing, 'particularly assisted living, is designed at a higher density reflective of the need to keep services anda~enities for seniors in a compact space. While senior housing has a higher density per acre tha~ conventional housing, it does not result in greater demands on the community as a whole. Seniors add to the property tax base serving local schools without placing demands on those schools. Because seniors drive less, traffic impacts are less. Studies have shown that trip generation rates for senior housing are less than those for other residential types, and for commercial uses. Together, the text.amendments and the additions to the District will further the innovative nature of The Village of WestClay, consistent with the Comprehensive Plan. ~t CARMEl/ClAY 4TtI.: :i"J; ~I - .- PLANNING PROCESS A Comprehensive Plan ndiana I for Carmel and Clay Township, 1996 Z t'11 ~ o ~ t:d o ~ ~ o o t:j I CJ) t'11 ~ ~ Z GJ (j o ~ ~ trj ~ () ~ > t-t ~ o t-t, ~ (j ~ rr1 CJ) ~ ~ ro en ro ~ en ro en en ::J o ~ ....- ~ n I ~ ..... . ~ ~ ~ ro ~ ~ ~ ~ ..... . en r-t- ro ::r r.n en en ~ ::r ~ 0 o ~ ~ ....- ~ p.. 0..0"" ..... . ro ~ ....- oq 0 ~ n ro p) en ,...,. ..... · ro ~ 0- ro ..... . ~ ~ ..... · t-t ~ ro ~ ~. en 0.. ro ro ~ g. ..... . P> ....- cr'z~ ro · o !B. :'1 H-.. 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