Packet 07-21-06
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The Legacy
Carmel, Indiana
July 21,2006
Dear Special Studies Committee Members:
In response to comments we have received in meetings with neighbors, the
Department of Community Services, and the Plan Commission we present to you
our most recent land plan for the Legacy. We have included in this package our
revised master plan, as well as exhibits showing our parks and open spaces, five
minute walk radii, traffic and pedestrian circulation, the environmental systems,
and a brief narrative from Design Workshop explaining the evolution of the plan.
In addition to those items we have also included our discussion of the comments
provided to us by Staff in their June 29th report.
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It is our intention to present and discuss this revised land plan in our August 1 st
meeting and return to you at the next scheduled meeting with further revisions
and a revised PUD Ordinance. Thank you for your time and we look forward to
your comments.
Sincerely,
The Legacy Team
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Tab I - Including:
Development Report
Aerial Photographs
Tab 2 - Including:
Rendered Development Plan
Concept Plan/Primary Plat
Open Space and Landscape Plan
Mixed Use and Single Family Area Diagram
Character Exhibits - Residential
. Detached Single Family
. Town Homes
. Multi - Family
Character Exhibits -Commercial
. Assisted Living
. Neighborhood Retail
. Garden Office
Typical Lighting Plan, Traffic and Street Signage
Entry Wall and Neighborhood Signage
Amenity Area Plan
Open Space and Site Details
Tab 3 - PUD Ordinance
Tab 4 - Woodland Analysis
Tab 5 - Traffic Operations Analysis
Tab 6 - Wetland Delineation Report
Tab 7 - New Material Provided for the August I st Special Studies Committee Meeting
Discussion of comments from Staff in their June 29th report
Narrative of Plan Revisions from Design Workshop
Revised Master Plan
Parks and open Space Exhibit
Walking Distance Radii Exhibit
Pedestrian and Traffic Circulation Exhibit
Environmental Systems Exhibit
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LEGACY
DISCUSSION OF 17 ITEMS IN JUNE 29. 2006 STAFF REPORT
1.
Two and three-story raised apartment buildings/flats (condos, most likely) can draw
inspiration from those in the Old Northside, Meridian-Kessler, etc. They blend almost
seamlessly with the single-family and two-family houses.
Discussion: We are in the process' of considering including two-and-three-story
raised apartment building/flats like those in the Old Northside and Meridian-Kessler.
Weare also in the process of revising the PUD to permit attached dwellings in the
Single-Family Area.
2. A mix of housing sizes and types should be spread amongst the blocks. We would like to
see some apartments and attached units in smaller scale in other parts of the development
(as opposed to having all apartments in large structures in one specific area).
Discussion: As indicated in No.1 above, we are in the process of revising the PUD
to permit a limited number of attached dwellings in the Single-Family Area.
3.
The area with the 90' single-family lots is almost completely isolated from the rest of the
development. It needs to be fully integrated, with streets and walkways, with the rest of
the site. A couple of walkways and a stub or two would do it. The exercise trail misses a
few obvious connection points, and additional connections can be added between houses
throughout the development by adding 15' easements. Is it possible to locate these more
"family friendly" lots closer to the school along the southern border?
Discussion: The area of the 90' lots is located in the northwest comer of the real
estate. They are located in an area which is geographically separated by a significant
reduction in grade along the eastern boundary. Per Staffs suggestions, we are in the
process of (i) integrating trails within this area to permit greater connectivity and
permeability and (ii) providing for some 90' lots to be located along the southern
boundary of Legacy, as well.
4. The elevations need refinement. The houses shown in Exhibit H seem to follow most
closely the theme of the development. These designs should be codified in the next
version of the PUD. Exhibits I and J are good too.
Discussion: We believe that the elevations included in the brochure, and
corresponding to each of the five available lot widths, represent high-quality,
sustainable, and aesthetically appealing residences. Knowing that a picture paints a
thousand words, we included these drawings as exhibits to the PUD, and indicated in
the original PUD that the drawings illustrate the character of the residences to be
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constructed. Per Staff s suggestions, however, we are in the process of revising the
PUD to include text or written descriptions corresponding to the illustrations.
5.
It would be nice to see more mid-century and earlier type commercial buildings rather
than the hip-roofed one-story brick office buildings. For this type of development, single
story non-residential uses do not seem to fit the overall intent or design.
Discussion: We believe that some single-story commercial uses are appropriate,
especially considering the character of I 46th Street as a heavily traveled, cross-county
corridor. Per Staffs comments, however, we are in the process of revising the PUD
to permit more mid-century and earlier-type commercial buildings.
6. In general, the development statement indicates a mid-century and earlier, traditional
neighborhood theme, however, the site design and particularly the architecture do not
bear this out. The development needs more thematic cohesion if it is to function as an
overall neighborhood, rather than a cluster of adjacent subdivisions.
Discussion: We are in the process of revising the PUD to allow greater blending and
transition between different pockets of uses.
7.
The assorted Mixed-Use districts are not truly mixed-use. They provide for a limited set
of uses within discrete boundaries adjacent to other uses. True mixed-use districts
provide for a mix, including residential. These districts should integrate uses more.
Discussion: It is our belief that the market, and those who will ultimately lease, use,
or reside within Legacy, prefer some separation in use areas. In that there is an
eclectic mix of uses in proximity to each other and connected by trails, sidewalks, and
internal streets, we believe that Legacy, as proposed, is a mixed-use development. As
indicated above, however, we are in the process of revising the PUD to permit greater
blending and transition between distinct use pockets.
8.
Anything with a drive-through or drive-up window is not neighborhood scale.
Neighborhood scale implies walkability, while drive-up/through windows draw people
passing through the area and contribute nothing to the intention of creating a
neighborhood. Drive-throughs should be eliminated or restricted only to the outer edges
and, if permitted, should be executed in a responsible manner.
Discussion: As indicated in the PUD, only one restaurant is permitted to have a
drive-through window and menu board. Other drive-through facilities are permitted
for financial institutions and pharmacies, provided that they are architecturally
compatible with the primary structure and not located on the building elevation
adjacent to a public street. In this regard, it is helpful to observe that this is a large
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site with different external influences, and that the area adjacent to the 146th Street
Corridor cannot be purely neighborhood, village; or pedestrian in character.
9.
Lot dimensions are easier to read if they're sorted by individual districts, rather than by
individual setback requirements. Please provide a chart.
Discussion: We are in the process of revising the PUD to relocate development
standards to a chart.
10. Minimum square footage requirements are huge. Reducing them will allow for a wider
variety of architecture and price points.
Discussion: We are in the process of revising the PUD to reduce square footages.
11. Granny flats should be allowed as accessory dwellings.
Discussion: We are in the process of revising the PUD to allow granny flats.
12.
Multi family and attached residential architecture should also require ADLS, not just
commercial! office buildings.
Discussion: We are in the process of revising the PUD to require everything except
attached single-family residences to go through the ADLS procedure.
13. The PUD needs to incorporate detailed written architectural standards, not just
elevations.
Discussion: As indicated above, we are in the process of revising the PUD to
incorporate text, or written descriptions corresponding to the illustrations.
14. Trails should be a minimum of 8', not 6', except perhaps where they run through
residential areas/easements. 8' is generally considered the minimum for a multiuse trail.
Discussion: We are in the process of revising the PUD to require that trails be a
minimum of 8' and not 6'.
15. "Pedestrian Corridor" is not defined. Is it a greenway, a trail, an easement to access open
area, or a sidewalk?
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Discussion: Weare in the process of revising the PUD to define a pedestrian
corridor.
16. On-street parking should not be counted towards the sum total parking requirement. A
percentage, as in Old Town, would be better.
Discussion: We believe that on-street parking should be counted toward the sum total
parking requirement.
17.
Anything that is proposed to be marketed to "active adults" should incorporate at least the
basic elements of Universal Design.
Discussion: It is our understanding that a limited number of municipalities,
throughout the United States, have adopted Universal Design mandates. These
mandates have been adopted in the form of legislation. The City of Carmel has not
yet enacted any legislation regarding or mandating Universal Design. It is our
thought that any such legislation, if eventually enacted, will be the culmination of
protracted dialogue between the Department, other interested parties such as the
Builder's Association of Greater Indianapolis, and the Common Council. Pending
the enactment of any legislation regarding Universal Design, it is our belief that
Universal Design should not be mandated on an ad hoc basis at the land use level but,
instead, should be left to the choice and preference of the individual homebuyer.
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THE LEGACY: Updating the Plan
The latest version of the master plan for the Legacy seeks to accomplish a number of goals:
1.
2.
3.
4.
To provide greater clarity to the office and retail portion of the plan.
To more precisely articulate the drainage, open space, and pedestrian systems.
To emphasize the three dimensional quality of the plan as a means to placemaking.
The creation of a inter-linked neighborhood community development plan through
parks, trails, sidewalk and open spaces systems.
In this regard, the following diagrams have been prepared:
A.
Open Space Diagram - The intent of this diagram is to illustrate how the various open
space elements are linking together as a comprehensive system. A larger portion of
the woodlot has been preserved by shifting the boulevard further south. Bioswales. or
extended detention ponds, have been created along East/West roadways to provide
enhanced landscape areas that will link together the various sub-neighborhoods. In
addition, principle North/South street have been illustrated with enhanced landscape
treatment to also serve as major open space connectors.
Walking Distance Diagram - Parks have been located in strategic positions so that
every portion of the development lies within a 1500 foot (five minute) walking
distance. In addition, the retail street and the elementary school to the south are also
connected via pedestrian routes so that these areas are also accessible within 1500 feet
to major portions of the project within minimal road crossings.
Environmental Systems - Drainage, and the creation of bios wales or extended
detention ponds, are utilized as a method of reinforcing the open space system and as a
technique to frame sub-neighborhoods into smaller areas. By directing the natural
water flows, native plant growth will be enhanced. An interface of prairie, woodland
and wetlands are envisioned to offer additional habitat value and offer a restoration of
these systems associated to central Indiana.
Circulation - Sidewalks will be provided on both sides of all residential streets. These
in turn, will connect with pedestrian trails through the open space and meadow areas to
maximize pedestrian connectivity within the community.
B.
C.
D.
Mixed use buildings have been concentrated along a major North/South roadway in such a way as to
frame the street. This retail street terminates at the Woodlot. To the east lies a proposed pond and
the Legacy Recreation Center and Day Care. These amenities are centrally located within Legacy
and will add activity to the retail street, making it truly the heart of the community.
Roadways into the office area have been configured to terminate in open space courts. Proposed
buildings have been configured to frame streets and to contain parking visually.
Where possible, roadways front on open space making these landscapes visible to all residents of
the community, as well as, visitors, rather than entirely surrounded by lots. Significant east west
and north south corridors terminate on open systems.
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