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HomeMy WebLinkAboutHadley Grove Comp Plan Analysis Updated 2013-01-2511 Y1 ri d D E V E L O P M E N T Hadley Grove Comprehensive Plan Analysis Updated January 25, 2013 Hadley Grove is located at the northwest corner of Main Street and Towne Road. The Carmel /Clay Comprehensive Plan the property is classified as Estate Residential. The matrix below identifies how Hadley Grove compares to the West Carmel Policies and Objectives. Comprehensive Plan Objective Hadley Grove Policy 1: Manage Community Form Objective 1.1: Preserve the estate character of West Carmel by protecting large -lot residential areas and by requiring new subdivisions to have large setbacks from and quality landscaping along perimeter roads. Further, require extensive re- vegetation along perimeter roads and within each new development. A larger open space requirement should also be considered. This objective is furthered by the large amounts of open space provided in the design of Hadley Grove. The community was designed to keep homes away from perimeter roads. Where homes are near perimeter roads, extensive re- vegetation is provided. Objective 1.2: Conservation subdivisions and innovative residential community designs that protect vegetation, slopes and are non - monotonous in terms of architecture and material selection are preferred. Hadley Grove follows the principles of conservation subdivisions by its protection of large open spaces and protection of existing trees in exchange for lot sizes slightly smaller than required by the base zoning district. Despite being smaller than the base zoning district, the lots are comparable with existing lots abutting Hadley Grove. Objective 1.3: Subdivision connectivity and transitions between proposed developments and existing subdivisions should be scrutinized to a greater degree in West Carmel. Hadley Grove was designed with the transitions to abutting properties a major design factor. The neighborhood is designed to minimize houses backing up to existing or proposed houses on abutting properties. Where lots do abut each other, the lots in Hadley Grove are larger than the abutting lots. The existing tree line on the west property line is also being protected to buffer Hadley Grove from existing homes to the west. No connection is available to the subdivision to the west. Hadley Grove connects to the proposed street stub to the north. Page 1 of 5 Objective 1.4: West Carmel has many non- connecting subdivisions. The proliferation of this pattern of development is more tolerable in this district; however, critical connections shown on the Thoroughfare Plan will be absolutely required. Although there is less emphasis on vehicular connectivity, bicycle and pedestrian connectivity will be strictly required. For instance, where road connectivity between a proposed development and an existing development is not required, bicycle and pedestrian connections will be required. Hadley Grove connects to the proposed subdivision to the north. A pedestrian connection from the cul -de -sac to Towne Road is also provided. Objective 1.5: With the success of the Monon Greenway, other off - street facilities are in demand. West Carmel has an opportunity to utilize portions of several pipeline corridors for such a trail. These corridors are shown as off - street trails in the 2020 Vision Plan and in the Alternative Transportation Plan initially adopted in 2001, and are supported in the C3 Plan as well. Integrating this type of facility in some areas will be relatively easy, but in already built environments may prove to be more difficult Not applicable. Objective 1.6: Carmel should partner with neighboring Westfield and Zionsville to plan and implement a significant greenway along Little Eagle Creek. Not applicable. Objective 1.7: Continue expansion of bicycle and pedestrian infrastructure to connect neighborhoods with schools, parks, West Clay's Secondary Core, and other destinations. Not applicable. Policy 2: Be a Leading Edge City Objective 2.1: Maintain and protect sub -areas in the City of Carmel for estate character housing. These areas are essential to attracting high quality businesses, providing the desired quality -of -life for senior employees. Hadley Grove is consistent with existing and proposed surrounding neighborhoods and provides a needed residential option for active adult empty nester residents of Carmel. Objective 2.2: Encourage more custom home developments to balance the housing inventory which has been slanting in recent years toward production homes. Custom home neighborhoods will also add character to West Carmel by reducing monotony. Concurrently, allow carriage houses and other compatible forms of accessory dwellings to provide flexibility and a range of housing options. While not a custom home community, Hadley Grove provides architectural standards well above the base requirements of the zoning ordinance. Page 2 of 5 Objective 2.3: Adopt residential architecture standards to ensure compatibility, a high quality aesthetic, energy efficienc, and durability. The Hadley Grove PUD Ordinance contains architectural standards to ensure compatibility with abutting neighborhoods and create a high quality aesthetic. Policy 3: Perpetuate Economic Vitality (no additional objectives apply to West Carmel) Policy 4: Be a City of Neighborhoods (no additional objectives apply to West Carmel) Policy 5: Be an Adaptable City (no additional objectives apply to West Carmel) Policy 6: Inspire Community Character Objective 6.1: Reinforce rural character including tree lines, fence rows, barns, pockets of open space, and preservation of wood lots. Residential intensity can exist, but generally should not be obviously portrayed from perimeter roads. The design of Hadley Grove protects most of the existing trees through the protection of the woodlands in the southeast portion of the site and the protection of the tree row along the western property line. Objective 6.2: Protect single - family residential character along West 96th Street between Spring Mill Road and Shelbourne Road. Not applicable. Objective 6.3: Require commercial buildings along Michigan Road to be constructed of durable materials and designed to reflect "village" character. Continue to strengthen the exist -ing zoning ordinance overlay to implement the requirements. Not applicable. Objective 6.4: Require large setbacks and lot sizes, and only residential, institutional, and park uses along 116th Street from Spring Mill Road west to the Boone County Line. Utilize the existing zoning ordinance overlay to implement. Not applicable. Policy 7: Inspire Environmental Awareness Objective 7.1: Strive to protect woodlots, wetlands, and other valuable natural features in West Carmel. These features contribute to the district's rural character, but they also provide habitat for plants, birds, and other animals. Hadley Grove is designed to maximize the protection of existing woodlands and minimize the impact on existing wetlands. Policy 8: Inspire Healthful Living Objective 8.1: Promptly work to obtain park land in the north western portion of Clay Township while undeveloped land is still available. Not applicable. Page 3 of 5 The matrix below identifies how Hadley Grove compares to the Estate Residential land use classification. Comprehensive Plan Hadley Grove Land Uses • Single- family detached residential only. Only single - family detached residential uses are permitted. Intensity /Density • Residential development less than 1.0 dwelling unit per acre. The density of Hadley Grove is 1.26 DU /Acre. While this density is slightly higher than that called for in the Estate Residential designation, it is equal to or less than the density of the abutting residential neighborhoods. Hadley Grove also serves as a transitional piece of property between the commercial area to the south and the abutting residential neighborhoods. It is common for the density of such transitional properties to be more dense. Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Estate Residential, and Low Intensity Suburban Residential. • Conditional Fit: Suburban Residential and Institutional Node. Hadley Grove abuts Low Intensity Suburban Residential uses to the west, north, and east and commercial uses to the south. Structure Features • Maximum three stories. • Gable and hip roofs. • Structures are generally wider than they are deep. • Front facade generally facing public right -of -way. Homes in Hadley Grove will be one and two stories with gable and hip roofs. Due to the lot configuration created to maximize open space protection, the homes will likely be deeper than wider on the lots. Hadley Grove was designed to keep homes away from perimeter roads. As such, open space rather than lots abut the public right -of -way. Therefore, the homes face internal streets rather than the perimeter right -of -way. Structure Orientation On Site • Centralized building envelope. The homes are centralized on the building envelope. Page 4 of 5 Development Features • Minimum of 10% open space in subdivisions. Hadley Grove contains more than 35% protected The perception of substantial open space should open space, well above the 10% required. exist from larger lots and setbacks. Internal pedestrian connectivity is provided to all • Internal and external bicycle and pedestrian lots and to abutting subdivisions along public connectivity. rights -of -way. A pedestrian connection between • Protect existing (pre - development) the cul -de -sac and Towne Road is also provided. environmental features. As mentioned above, protecting existing • Guest houses and detached facilities are environmental features is a primary goal of the permissible. design of the neighborhood. Guest houses and detached facilities are not part of the Hadley Grove plan. Regulation Implementation • Utilize traditional zoning to regulate this land The property will be regulated with a PUD classification ordinance that follows traditional zoning to regulate the property. Page 5 of 5