PLAN COMMISSION STAFF REPORT

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1 PLAN COMMISSION STAFF REPORT ITEM NO: 2 APPLICATION NO MEETING DATE: August 15, 2016 SUBJECT: PETITIONER(S): SUMMARY: LOCATION: Text Amendments Republic Development, LLC Text amendments to the Saxony Corporate Campus Planned Development Ordinance Saxony Corporate Campus Planned Development WAIVERS REQUESTED: Non-applicable RECOMMENDATION: PREPARED BY: Approval Joyceann Yelton, Senior Planner jyelton@noblesville.in.us Page 1

2 Planning Terms Amendment: Any repeal, modification, or addition to a regulation; any new regulations, any change in the number, shape, boundary, or area of a district, or any repeal or abolition of any map, part thereof, or addition thereto. Planned Development: A large-scaled unified development consisting of a parcel or parcels of land, controlled by a single owner to be developed as a single entity. The} area of land in which a variety of residential, commercial, and/or industrial uses are planned and developed as a whole according to the adopted preliminary development plans and approved detailed plans, with more flexible standards, such as lot sizes, uses and setbacks, than those restrictions that would normally apply to a specific zoning district. Procedure The application was filed May 27, 2016 for a public hearing at the July 18, 2016 Plan Commission meeting. The public hearing was held at the July meeting; however, the application was continued until the August 15, 2016 meeting. The application was submitted by Republic Development, LLC the original developer. Prior to the public hearing before the Commission, a published legal notice is advertised in the newspaper and public hearing notices are sent to the surrounding property owners by certified mail return receipt requested. Staff checks before the public hearing to see that the notices were sent and postmarked as required. As these are text amendments, this item was not reviewed by the Technical Advisory Committee. The Plan Commission conducts the public hearing and sends a favorable or unfavorable recommendation to the City Council for adoption or denial of the amendments. The Plan Commission could also modify those amendments and then forward a recommendation to the City Council. The item is then presented and heard at two separate Council meetings and if adopted will be recorded in the County Recorder s Office. Beginning with the filing deadline date, the overall process is approximately days provided there are no continuances. Correspondence None Summary This item was continued at the July meeting when Staff noted there were conflicting areas that required modification by the applicant. Since the July meeting, Staff has worked with the applicant to adjust the requirements in question and modified the proposed amendments. Staff believes it is ready to move forward for a recommendation by the Plan Commission. The property of the Saxony Corporate Campus contains approximately 280 acres and is bounded by Boden Road, Interstate 69, and just west of Olio Road, and north of old 146 th Page 2

3 Street. (Exhibit 1 Aerial Photograph) This property is within the corporate limits of Noblesville and a part of the Corporate Campus Planned Development district. In November 2015, the Plan Commission approved scrivener s error to the ordinance. Prior to that amendment the most recent one occurred in February 2015 for the establishment of a designation sign located on the south side of Campus Parkway within the right-of-way of Cabela Parkway. The applicants are now seeking text amendments to the adopted planned development ordinance regarding landscaping, impervious surface calculations, architectural standards, mostly for the C1 designated area only. (Exhibit 2 Subarea Plan Map) The C-1 subarea was originally set forth for the development of office and industrial uses. During 2013, the land use classification was changed to commercial uses. This area currently has Cabela s and Primanti Bros Restaurant, and south of Campus Parkway is the construction of an inline building. The C-1 Area is known as Marketplace at Saxony for which the developer is detailing specific architectural, landscaping, signage, uses, and bulk standards. (Exhibit 3 Text Amendments) The specific changes include: 1. The impervious calculation for this area would increase from what is 70% to 80-85%. The 70% impervious surface calculation does not compute well for uses that are commercial in nature and have cross-access easements between lots and buildings. 2. Defined signage for a multi-tenant building in Areas C-1, C-2, D. 3. Defined uses for the C-1 Area 4. Modified building height limitations for C-1 Area 5. Modify landscaping requirements. 6. Minor miscellaneous changes. History Corporate Campus Established Adopted original planned development ordinance and preliminary development plan for Saxony Corporate Campus Text amendments regarding setbacks Text amendments regarding setbacks and signage Text amendments regarding a scrivener s error Text amendment regarding signage Text amendment specific to an outlot regarding signage Change of land use request Adoption of updated preliminary development plan (February) Designation Sign Fixed Scrivener errors Page 3

4 Item Description Analysis Surrounding Land Uses North Klipsch Outdoor Venue South East 136 th Street and Interstate 69 East - Hamilton Town Center West Undeveloped property with a land use of office Flex or commercial All of these areas are a part of the overall Corporate Campus with their individual adopted planned development ordinances regulating uses; and architectural, signage, lighting, and bulk standards. Comprehensive Master Plan and Future Land Use Traffic Circulation and Thoroughfare Plan Environmental and Utility Considerations Commercial, office, transitional corridor, open space Campus Parkway, Cabela Parkway, and 136 th Street, Bergen Boulevard (Collector) Not applicable Amongst these areas most uses are permitted except for heavy industrial Campus Parkway is a primary arterial and Cabela Parkway and 136 th Street are considered secondary arterials. An arterial road is described as a system of streets and roads which form an integrated network of continuous routes primarily for through traffic. Bergen Boulevard is used for traffic circulation and access. It is text amendments to an ordinance TAC Comments Not applicable It is text amendments to an ordinance. Fiscal Analysis Non-applicable Attachments Exhibit 1 Exhibit 2 Exhibit 3 Aerial Photograph Subdistrict map Proposed Text Amendments Page 4

5 Recommendation Staff supports the modifications as presented. Motions 1. Motion to approve the proposed text amendments for the Saxony Corporate Campus Planned Development Ordinance and send a favorable recommendation for adoption to the Council as submitted per Application No Motion to deny the text amendments as per Application No List reasons 3. Motion to continue Application No until the August 15, 2016 meeting. Page 5

6 SAXONY CORPORATE CAMPUS EXHIBIT 1 July 11, 2016 Parcels ± 1:8, mi km Basemap information here

ARTICLE 7 AMENDMENTS TO ORDINANCE

CHAPTER 240 UNIFIED DEVELOPMENT ORDINANCE CITY OF SARATOGA SPRINGS NY ARTICLE 7 AMENDMENTS TO ORDINANCE 7.1 GENERAL AMENDMENTS 7-1 7.1.1 Authority 7-1 7.1.2 Proposal to Amend 7-1 7.1.3 Application and