HomeMy WebLinkAboutDepartment Report 11-20-18 CARMEL PLAN COMMISSION
DEPARTMENT REPORT
NOVEMBER 20, 2018
5. Docket No. 18100001 PUD: 106`h and Ditch PUD Rezone
The applicant seeks approval to rezone 22.43 acres to PUD/Planned Unit Development in order to develop
approximately 36 single-family dwellings. The site is located at the NW corner of 106th Street and Ditch Road. It
is zoned S-1/Residential. Filed by Tim Ochs with Ice Miller,LLP on behalf of,JJB Development LLC.
Project Overview:
This proposed PUD seeks to create a new subdivision with 36 single-family lots and 22% open space. Currently the site
is zoned S-1,which allows for a maximum density of 1 lot/acre and the petitioner is proposing 1.6 lots/acre. Surrounding
the property is Crooked Stick Estates Subdivision to the north, a large S-1/Residential lot to the east,large S-1/Residential
lots and Coppergate Subdivision to the south,and Spring Run Estates Subdivision to the west. Please see the petitioner's
information package for more information.
Comprehensive Plan Analysis:
This area is excluded from the Land Classification Map of the current Comprehensive Plan (Comp Plan) and so we look
at the previous version of the Comp Plan. The previous Comp Plan classified this area as Very Low Intensity Residential
which is generally characterized by single-family detached housing with densities between 1.0 and 1.3 units per acre.
North, south, east and west of the project the land is also classified as Very Low Intensity Residential. The proposed
subdivision is only slightly over the recommended density, but would be a complementary fit to the area with the large
lots and single-family use.
Concept Plan,Engineering:
The proposed PUD consists of 36 lots with a minimum lot area of 15,300 sq.ft.,minimum front setback of 25 ft.and
minimum side setback of 5 ft.with an aggregate of 10 ft. There will be one street that provides good connectivity to Ditch
Rd. and Crooked Stick Ln. and one street that ends in a cul-de-sac. It appears that there is potential to provide a stub-
street to the 12 acre property to the east to provide that property an opportunity to connect to this neighborhood if it ever
develops. Ideally this stub street would be able to align with Regal Drive across Ditch Rd. Another opportunity for
additional connectivity would be to have an entrance off of 106th St. The open spaces are focused along the perimeter of
the subdivision to help provide some buffers and tree preservation to adjacent properties. Detention will be provided
through low impact development techniques in dry detention basins around the subdivision. The proposed street cross
section for the subdivision meets the City's requirement at 56' wide.This allows for 5' sidewalks and 6' tree lawns on
both sides of the street,as well as two 14' travel lanes and parking on both sides of the street. The Petitioner continues to
work with the Engineering Dept. on any outstanding concerns that they may have.
Active Transportation:
5' sidewalks are proposed on both sides of all streets. A 10' wide asphalt path is already in place along 106th St. and
Ditch Rd. There is also a significant trail network proposed throughout the common areas of the subdivision. This will
provide a nice amenity for the residents and access to all of the open spaces. Wording should be added to the PUD to
require these trails.
Architectural Design:
Architectural standards have been included in the PUD to ensure a high quality design for the homes. A minimum of 50%
of the front of the homes will be masonry and a masonry wainscot will be provided on all sides. Each home will be
required to have a three car,side load garage. The maximum home height will be 45 ft. The window requirements will
help break up any long expanses of masonry or siding and provide opportunity for daylighting and cross-ventilation.
Front porches are required and shall be at least 6 ft. deep which will help add character and promote strong social bonds in
the neighborhood,especially with the reduced 25 ft.front yard setback. A sidewalk is also required from the front porch
to the street sidewalk to further add character to the streetscape and create more of a traditional neighborhood instead of a
typical suburban type development. The architectural standards are very detailed and well written. One item that could
be added is an anti-monotony standard to promote diversity throughout the neighborhood.
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Landscaping:
A minimum of about 22%open space is required. Perimeter landscaping is provided along both Ditch Rd. and 106th St.
Significant bufferyards are also being provided along the sides of the subdivision adjacent to the neighboring properties.
Tree preservation is required as shown on the Concept Plan and will be focused around the perimeter of the site. The
proposed detention areas will be landscaped to allow passive recreation and will not be designed to hold water like a pond.
In addition to common area landscaping,the PUD has minimum requirements for plantings in the front yard of each
residence.
Signage:
Any subdivision identification signage will be allowed at the vehicular entrance and will follow the sign standards of the
UDO for size,design,and location.
DOCS Remaining Comments/Concerns:
The petitioner has already addressed many of the Dept.comments and we continue to work through the remaining PUD
comments with the petitioner. Some remaining comments include:
1. Add a stub street to the east.
2. Look at the feasibility of adding an entrance off of 106th St.
3. Please provide an example of what the perimeter fence will look like and limit the height in the PUD.
4. Add an anti-monotony requirement to the architectural standards.
Recommendation:
The Department of Community Services recommends the Plan Commission sends this item to the Residential
Committee meeting on Tuesday,December 4,2018 for further review and discussion.
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