HomeMy WebLinkAboutDepartment Report 12-04-18 Carmel Plan Commission
RESIDENTIAL COMMITTEE
December 4,2018 Department Report
1. Docket No. 18010004 Z: West Bridge PUD Rezone
The applicant seeks rezone and primary plat approvals for 13.91 acres to change to PUD/Planned Unit
Development.The site is located at 4281 W. 106th Street and is zoned S-1/Residential. Filed by Randy Green with
ISBG Capital LLC.
*Updates to the Department Report are noted in blue text.
Project Overview:
This proposed PUD seeks to create a new subdivision with 3 single-family lots,41 townhomes,and 35%open space.
Currently it is zoned S-1,which allows for a maximum density of 1 lot/acre and the petitioner is proposing about 3.16
units/acre. Surrounding the property are businesses to the west,common area for Weston Place to the north, large S-
1/Residential lots to the east,and smaller S-2/Residential lots to the south. Please see the petitioner's information
package for more information.
Comprehensive Plan Analysis:
This site is in SW Carmel and was excluded from the Land Classification Plan in the current Carmel/Clay Comprehensive
Plan due to discussions regarding the Southwest Clay Annexation agreement. The previous 2020 Vision Comprehensive
Plan classified this area as Medium Intensity Residential which was characterized by single-family detached housing, but
could include duplexes with densities between 3 and 5 dwelling units per acre. The proposed plat falls within these goals
of the old Comp.Plan as it will have a density of 3.16 units/acre.
There are also many policies and objectives for the City and the West Carmel area in the new Comp. Plan that should be
considered. While the West Carmel policies mention preserving the estate character of West Carmel, one way it suggests
to do this is by requiring new subdivisions to have large setbacks from and quality landscaping along perimeter roads.
There is a large amount of common area proposed along 106th St, which could help fulfill this goal. Another policy is to
continue expansion of bicycle and pedestrian infrastructure to connect neighborhoods with schools, parks, WestClay's
Secondary Core,and other destinations. This subdivision will be installing a path along 106th St.which will connect to an
existing path to the west which provides access to the commercial areas along Michigan Rd. Additionally,the City-Wide
policies encourage a variety of housing options to meet the needs of the market place, and being very sensitive to
connectivity and transitions between adjacent areas.
Primary Plat,Site Plan, Engineering:
The proposed PUD was changed and now consists of 2 single-family lots east of the pipeline. In addition,there are 41
townhomes proposed with a maximum height of 40 ft.,a 10 ft. front yard setback,20 ft.rear yard setback,and a minimum
10 between buildings. The townhomes have been located on the west portion of the site to provide a transition from the
adjacent commercial uses to the single-family dwellings. 8 guest parking spaces are provided,which meets the UDO
requirements. The single-family dwellings will be located on the east and south portions of the site, abutting the existing
residential properties.
There are 3 separate gas pipeline easements that cross this property on the diagonal. This makes for an unusual hardship
when trying to layout a new residential community. Due to these gas pipelines,the petitioner has oriented the townhomes
and some of the single-family homes to run parallel with the pipelines. The townhomes will front on the pipeline
easements and provide a boulevard type feel with sidewalks running along the easements and the dwellings accessed from
the rear. This would allow the townhomes to face toward 106th as well instead of having the backs face the main road.
The gas easements could become an amenity creating long vistas and a neighborhood focused around the central green
space. The 2 single-family lots will be larger estate type lots. The street behind the townhomes will be more like an alley
with the garage access off of the alley and the townhomes facing out to the common areas. The 2 single family lots will
utilize a shared driveway. The Fire Department has reviewed the emergency vehicle turnaround documents and stated
that no parking fire lane signs need to be installed in the turnaround areas as well.
8
A new, large detention pond is proposed south of the townhomes and pipeline. The drainage is still under review with the
Engineering Department who is waiting on a wetland delineation to be completed by the petitioner. The City of Cannel
requires storm water detention for all new developments disturbing over Y4 acre of land in Cannel to prevent downstream
flooding due to the increase of hard surface on the property. Detention will be required for this project and it must be
designed by a professional engineer in accordance with the Hamilton County Surveyor and Carmel Engineering storm
water technical standards. The developed site is not permitted to release more storm water runoff than what is currently
being released today and the standards further restrict the release of storm water to be less than the amount that leaves the
existing site. All piped storm systems are designed to convey the 10 year storm and all detention areas are required to
detain the 100 year storm. In events greater than the 10 year storm,rain will pond around storm inlets until the pipes can
drain the area down. These ponding areas are usually contained within roadways or in drainage easements at the side or
rear of yards,by design.In extreme flooding events that are greater than the 100 year storm,such as the Labor Day flood
in 2003, it is anticipated that streets and yards may flood for a period of time and water may pass through yards to reach
the detention pond. To further protect our resident's homes,as a factor of safety in these extreme conditions,the first
floor elevations of homes are required to be 2 feet higher than the 100 year ponding elevation of the detention pond.
Active Transportation:
A 10' wide asphalt path will be installed along 106th St. There is existing path to the west of this property that the path
will connect to. Sidewalks will be located along the gas pipeline easements that lead to the front door of the townhomes
facing those common area easements. Sidewalks will also be required along the private drive for the single-family lots.
Architectural Design:
Architectural standards have been included in the PUD and the petitioner has made changes based on staff comments.
The first floor of the townhomes will be masonry and the front façade of all townhomes will be two-story masonry. Trim
will be required around all windows and the front stoops will be a minimum of 5 ft.deep. 4 windows and 2 trees will be
required on side facades that face a common area. Decorative garage doors are required.
Landscaping:
A revised landscape plan has been submitted,but the Urban Forester has requested an open space plan as well and more
details on the landscape plan. 35%open space will be provided in the townhome area. Perimeter bufferyards are required
to be 25 ft. except for along the west border they will be 15 ft. Street trees will be provided along both the alley to the
townhomes and the private access drive to the single-family homes. Petitioner,please show these street trees on the
landscape plan and label the tree lawn on the street cross sections. This site is not forested;however there are some
large trees spread throughout the property. Staff has requested any trees that can be saved to be shown on the landscape
plan. The proposed retention ponds will be landscaped with native aquatic plants,trees,shrubs,and ground cover for a
more natural rather than engineered appearance.
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. Petitioner,please show a proposed location for the sign on the Primary Plat.
June 19 Plan Commission meeting recap:
Many neighboring residents spoke about the project. The major concerns voiced revolved around traffic,drainage,
trespassing,density,and the proposed 3 story townhome use. The Plan Commission asked about improvements to 106th
St.,visitor parking for the townhomes,street lighting,and a map of other densities in the area. They also voiced concerns
over the density,drainage problems in the area,and lack of landscaping. It was suggested that the pipeline be used as a
nature preserve and more information was requested on the open space plan,fire access for the townhomes,and larger
copies of the primary plat drawings.
September 4 Residential Committee meeting recap:
Petitioner presented changes since the Plan Commission meeting,including reducing the single-family area to only 3 lots
with a private drive,adding street trees along the rear of the townhouses, 8 guest parking spaces added,and providing a
turnaround in the townhouse area that will be able to service a fire truck. There was still some concern over the transition
from commercial use to the townhome use because the townhomes would be taller. The Committee requested more guest
parking if possible,maximizing the west buffer,natural grasses in the pipeline easement,and fully useable stoop depths
on the fronts of the townhomes. The project was continued to the Oct.2 Residential Committee meeting.
9
October 2 Residential Committee meeting recap: This item was tabled and was not heard at the meeting.
November 8 Residential Committee meeting recap: Petitioner presented several changes made to the PUD and site
plan, including a new large detention pond which will improve drainage,only 2 single family lots instead of 3 for the east
portion of the site,improved side architecture for the townhomes,and location adjustment for the amenity area. The
committee asked what the treatment would be along the ditch,requested signage for the pollinator gardens,would like to
know the outcome of TAC reviews,and want to see an open space plan and landscape plan.The project was continued to
the Dec.4 Residential Committee meeting.
DOCS Remaining Comments/Concerns:
Some remaining comments include:
1. Please more clearly show the border for each"area"on the concept plan so it is clear which standards apply to
which area.
2. Is Engineering Dept. satisfied with drainage?
3. The Engineering Dept. is still waiting for petitioner to provide a wetland delineation for this property.
4. Address outstanding comments from the Urban Forester.
5. Submit the Open Space Plan referenced in the PUD.
6. Revise the Landscape Plan based on the requirements in the PUD.
7. Petitioner needs to respond to all Departments' TAC comments and send revised plans.
Recommendation:
If all comments/concerns can be addressed,the Department of Community Services recommends the Committee sends
this item to the full Plan Commission meeting on December 18,2018 with a Favorable recommendation,conditioned
upon final Engineering review and Urban Forestry approval.
10