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Minutes SpecStdy 10-24-06 Legacy Eastof CA �VNONE y�A C i t y RTOMORROW o /NDIMp CARMEL PLAN COMMISSION SPECIAL STUDIES COMMITTEE SPECIAL MEETING The Legacy East PUD TUESDAY, OCTOBER 24, 2006 Minutes Members Present: Jay Dorman, Mark Rattermann, Steve Stromquist, and Sue Westermeier, thereby establishing a quorum. DOCS Staff Present: Director Mike Hollibaugh, Matt Griffin, and Christine Barton Holmes, Planning Administrators. The Special Studies Committee considered the following single item: 1. Docket No. 06050001 Z: Legacy /East Carmel PUD Rezone The applicant seeks to rezone 509.234 acres from S -1 to Planned Unit Development for the purpose of creating a primarily residential, mixed -use development. The site is located north of 126 Street, south of 146 Street, and on either side of River Road. Filed by Steve Pittman and Paul Rioux of Pittman Properties. Present for the Petitioner: Charlie Frankenberger, Attorney, Nelson Frankenberger; Neal Smith, Nick Churchill, Jim Schumaker, and Steve Pittman, Pittman Properties. This is the sixth review of The Legacy by the Special Studies Committee. The site is bordered on the north by 146 Street; River Road runs north and south through the property. The adjacent uses in Carmel on the south side of 146 Street are residential and a school; adjacent uses in Noblesville to the north include a quarry, subsidized apartments, and a trailer park; farther west and to the north is Lochaven which has a number of different forms of residential —from custom homes to traditional neighborhood design. At the last meeting, the petitioner overviewed the PUD and discussed revised Exhibits and the Use Table. It was concluded that the applicant would return this evening and discuss the concept plan and the uses, and as much of the balance of the PUD Ordinance as could be gone through. It was also decided that in the interim, between the last meeting and this evening, the applicant would meet with the Department of Community Services and to that end, there have been three meetings with the Department. The meetings with the Dept. have been very helpful and there have been recommended revisions to improve the PUD Ordinancea number of those revisions have been incorporated into the PUD and its Exhibits. S:/ P1anCommission/ Minutes Committees /SpecialStudes /2006oct24The LegacySpecMtg. ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Thursday, the revised booklets were delivered to the Department. The cover page is different no longer the tree through the truck—rather there is the rendering of the streetscape of Main Street in The Legacy Village Core use block. The concept plan was highlighted that allocates the real estate into a total of seven (7) Use Blocks. Three of the use blocks are residential, three are commercial, and the 7 th use block is open space. The residential use blocks from least intensity to greatest intensity are: Suburban Residential, Neighborhood Residential—larger detached dwellings, smaller detached dwellings, detached dwellings /attached dwellings for sale, multi family, lofts, commercial, and Continuing Care Retirement Center "CCRC. The attached dwellings for sale are permitted as a Special Use from the BZA. The Continuing Care Retirement Center cannot go in the Suburban Residential area. There are two Urban Residential areas; permitted uses include smaller detached dwellings, attached dwellings for sale, multi family, and in order to permit a mix of uses, village supporting commercial uses are permitted as a special use with BZA approval. The CCRC can also work in this area as well. The only area in which the CCRC cannot go is the Suburban Residential Area. The other restriction of the CCRC is that no more than 25% of the village core can be occupied by the CCRC. Regarding the commercial classifications, there are three: Primary Office, Village Core, and Corner Retail. In the primary office, permitted uses include attached dwellings for sale, multi- family, lofts, (upper -level residences—second story residences found typically above retail,) and the CCRC is also a permitted use. In the Village Core, the permitted uses are smaller, detached dwellings, attached dwellings for sale, multi family lofts, commercial, office and retail, and CCRC. The text of the PUD provides restrictions on what transpires on Main Street. The text of the PUD requires a certain ambiance in Main Street, and certain intensity. The second commercial area is the corner retail area shown on the southwest corner of River Road and 146 Street. Those permitted uses include attached dwellings for sale, multi family for rent, lofts, commercial, office and retail, and the CCRC. The final use block is the Open Space Use Block. As indicated in the PUD, at least 40% of the entirety of the real estate will be dedicated to Open Space. The PUD also has architectural standards corresponding to larger detached dwellings; there are architectural standards, development standards, and character exhibits corresponding to that category. There are the same for smaller, detached dwellings, the same for attached dwellings for sale, and apartments. There are also commercial standards and standards for the CCRC multi -unit building. The standards for the CCRC found in the Exhibits are for multi -unit buildings and for the cottages that might be around the CCRC. Steve Pittman noted that there is a possibility of multiple amenities in different locations, perhaps in the apartment area. S:/ P1anCommission/ Minutes Committees /SpecialStudes /2006oct24The LegacySpecMtg. 2 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Charlie Frankenberger reported that pursuant to Department suggestions, the area of the base of Main Street might be a central gathering placea focal point; a plaza was discussed and text incorporated corresponding to that asterisk in the PUD Ordinance. The Environmental System Plan was shown —the ridge, the woodlands, the fencerow, and efforts to preserve that as much as possible. The drainage and water systems were also shown —one of the goals is to limit the detention ponds through the use of bio- swales as much as possible. The Street plan and road system were shown as well as inner- connectivity from Cherry Creek Estates to River Road—potential interchanges are also shown along 146 Street. In addition, there is a stub street to the west from a proposed development that The Legacy would connect into and also Haverstick to the south. There is also the bicycle and pedestrian plan that shows the existing, multi purpose path at 146 Street, a proposed, primary multi purpose path on the Main Boulevard of Legacy from 146 Street south down River Road that will connect with the school. The Use Tables were gone over; the applicant patterned the use table after the Carmel Use Table of permitted uses. Charlie Frankenberger noted that the way the PUD Ordinance is written, everything except the detached, single family must return to the Plan Commission for ADLS and Development Plan approval. The Commission will be a allowed a "second look." After touching on the Use Table, the Committee decided to wait for in -depth review until there were more members of the Committee in attendance to offer in -put on the Use Table. The Committee then began a page -by -page review of the PUD Ordinance and agreed to limit the time to 9:00 PM. The agreed upon revisions are to be incorporated into a draft that will be prepared and distributed after the November 2n Special Studies Committee meeting and input from that meeting. An additional Special Meeting will be scheduled to review the Committee changes prior to going back to the full Commission. The petitioner will return to the Special Studies meeting with the uses spelled out and defined in different areas. There was no further review this evening and the Committee adjourned at 8:50 PM. Steve Stromquist, Chairperson Ramona Hancock, Secretary S:/ P1anCommission/ Minutes Committees /SpecialStudes /2006oct24The LegacySpecMtg. 3 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417