HomeMy WebLinkAboutDepartment Report 12-04-18 Carmel Plan Commission
RESIDENTIAL COMMITTEE
December 4,2018 Department Report
2. Docket No. 18070015 Z: 2724 E 136th St.PUD Rezone
The applicant seeks approval to rezone 59 acres to PUD/Planned Unit Development in order to develop
approximately 100 single-family dwellings and 100 condominiums/townhomes. The site is located at the NE
corner of Keystone Parkway and 136th Street. It is zoned R-1/Residential within the Keystone Parkway Overlay
Zone. Filed by Justin Moffett of Old Town Design Companies LLC.
*Updates to the Department Report are noted in blue text.
Proiect Overview:
This proposed PUD seeks to create a mixed residential neighborhood of single family homes,townhomes, and
condominiums. There will be 20%open space and tree preservation designed into the neighborhood. Currently the
property is zoned R-1,which allows for a maximum density of 2.9 lots/acre and the petitioner is proposing a maximum of
4 lots/acre. Surrounding residential subdivisions are Yorktown Woods to the west,Foster Estates to the north, Smokey
Ridge to the east, Smokey Hollow to the southeast,and a nursing home facility to the south. Please see the petitioner's
information package for more details.
Comprehensive Plan Analysis:
The Comprehensive Plan (Comp Plan) classifies this area as Suburban Residential, which is meant to "establish housing
opportunities for people who desire moderately dense subdivision living." The suggested density is between 1.4 and 4
units/acre. North, east, and south of the project the land is also classified as Suburban Residential. To the west is
Keystone Parkway and across Keystone the land is classified as areas for Special Study.
The single-family portion of the proposed PUD project would meet the descriptions for the Suburban Residential
Classification and the townhome/condominium portion of the proposed PUD would fall under the classification of
Attached Residential, which is meant to diversify housing opportunities near amenities and where connectivity is good.
Suburban Residential is considered a best fit next to Suburban Residential and Attached Residential is considered a
conditional fit next to Suburban Residential. Conditional fit land uses are appropriate when the more intense development
is installed with sensitivity to the adjacent land classification. The proposed PUD is accomplishing this by locating the
single-family homes to the north, adjacent to existing single-family. The townhomes and condos are proposed in the
southern half of the project along Keystone Pkwy. and with great setbacks and open space between the single-family
homes to the east. There are many other City-Wide Policies and Objectives that the PUD helps fulfill. Overall, the
proposed PUD meets the goals and plans of the Comp Plan.
Additional Analysis:
Site Plan:The site plan fits in amongst the surrounding neighborhoods by providing curvilinear,connected streets with
some alleys to access rear load garages. 3 of the 4 existing stub streets that surround the property are proposed to be
connected to. The UDO and Comp Plan require that new developments connect to existing stub streets. The existing stub
street,Millgate Drive,from Yorktown Woods is now proposed to continue into this development. This is important as
Yorktown Woods currently only has one way in or out and a street connection would also provide access to the Hagan-
Burke Trail which then links to the Monon Greenway. Connecting stub streets will help provide several access points
instead of funneling everyone onto 1 road and causing added congestion and traffic. This is also important to ensure
sufficient access for emergency vehicles and other public services.
The single-family lots are located on the northern portion of the site with the townhome/condo buildings located in the
southern portion of the site. Petitioner has stated that there will be no residential buildings east of the creek, but this still
needs to be added to the PUD requirements. Tree preservation is proposed throughout the development and especially
focused along the perimeters to provide a buffer. Two retention ponds are shown on the concept plan. One will be in the
single-family area,and one will be along the main boulevard in the townhouse/condo area.
There will be an entry from Smokey Row Rd.that will be a roundabout,and staff would like wording added to the PUD to
establish timing for when the roundabout will be required to be built. There will be sidewalks along all the streets,and the
proposed street cross section for the subdivision meets the City's requirement at 56 ft.wide.This allows for 5 ft.
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sidewalks and 6 ft.tree lawns on both sides of the street,as well as parking on both sides of the street.
Engineering:
2 retention ponds are now proposed on the concept plan. Petitioner,please consider requiring the pond to be landscaped
with native aquatic plants for a more natural rather than engineered appearance. Wetland areas will need to be identified
and preserved during the primary plat stage and the existing stream should be protected with a stream preservation
easement. The Engineering Dept. is comfortable with the PUD rezone and is currently reviewing the round-a-bout design.
Active Transportation:
5 ft.sidewalks are proposed on both sides of all streets. A 10 ft.wide asphalt path already exists along 136th St. and the
petitioner will install path along the western perimeter of the site all the way from 136th St.to the northwestern boundary
of the site. Petitioner,please straighten the path out to provide a more direct connection to 136th St.so the trail can
function more as a bike route along Keystone and not just a recreational trail. The Dept. has requested that the
proposed path along Keystone Pkwy.continue further north through Yorktown Woods and Laura Vista common area to
connect to the Hagan-Burke Trail,but the petitioner has not agreed to this yet or provided any further information
regarding this connection.
Architectural Design:
The proposed single-family homes are shown as 1 '/2 and 2 story,and the PUD limits the height to 35 ft. Front load
garages will be setback a minimum of 10 ft.from the front of the home. The homes with alley access will have rear load
garages,which will enhance the streetscape as you won't have driveways and garages taking up a majority of the front
facades. Architectural standards have been included in the PUD,but are not very detailed at this point. The petitioner
should propose revised architectural standards that are more detailed,similar to other PUDs.
A maximum of 3 1/2 stories and 45 ft.is proposed for the condos and 2 stories and 35 ft. for the townhomes. The 2 story
townhomes will provide a transition to the neighborhoods to the east which also contain 2 story homes. Some more
specifics should be added to the PUD to require the level of detail and architectural elements that are represented in the
character imagery. Please address items such as: will balconies be required and how big,will long facades be broken up
with building offsets,how many windows per floor will be required and will window trim be required,will rooftop
gardens be allowed,etc.
Historic Home:
There is an existing home on this property that the Developer has committed to saving. According to the Carmel Historic
Preservation Commission(CHPC)and the Carmel Clay Historical Society(CCHS),the home dates back to 1834 when a
two-story log cabin was built. Around 1853 a brick Georgian style addition was built on the west end of the cabin,which
incorporated the cabin into the overall Georgian design. There was another addition built in 1909. This home has
significant historic value,and is among the oldest homes still existing in Cannel. The PUD requires that the home be
preserved in community park space on a minimum of 3 acres. In addition,the Developer will rehabilitate the home,and
could use it as a neighborhood gathering space,clubhouse,maker's space,and/or office.
Landscaping:
The PUD requires street trees and bufferyards which meet or exceed the current standards in the Unified Development
Ordinance(UDO). A 30 ft.greenbelt is proposed along Keystone and a minimum 40 ft.bufferyard is proposed around the
perimeter of the rest of the site. Most of the bufferyards are in areas with existing trees that can be preserved,which will
provide a better buffer as the trees are already full grown. However,the PUD does not require a certain percentage or
certain areas of tree preservation. A minimum amount of tree preservation should be added to the PUD including
the center common area in the single-family area. Open space is shown on the Concept Plan as 47%of the site and the
PUD requires a minimum of 20%of the site to be Open Space.
Signage:
The PUD allows for a development entry sign at 136th St. as well as neighborhood/block signs,townhome/condo signs,
and open space signs. A conceptual signage plan has been submitted and better explains where the developer proposes to
place signage. Based on the Conceptual Sign Plan,the number and location of proposed signs would be appropriate for
the development.
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September 18 Plan Commission meeting recap:
Petitioner presented some updates to the plan,including street connection to Millgate Drive,a 40 ft.buffer along the
perimeter,the elimination of one of the condo buildings,and a reduction to 100 single-family lots,and 100 multi-family
units. Several neighbors spoke about the project and the main concerns seemed to be regarding the increase in density and
the affects the project would have on traffic through their neighborhoods and along 136th Street. The neighbors and the
Plan Commission requested a traffic study that would look at the effects on 136th St. as well as the streets in the
surrounding neighborhoods. Additional Plan Commission comments included ensuring appropriate buffering for sound
for the lots adjacent to Keystone, increased architectural standards for the end units on the condo/townhome building,
limiting some uses for the historic home,and the request for a multi-use path and sidewalk exhibit. The project was sent
to the Residential Committee.
October 2 Residential Committee meeting recap:
Petitioner presented changes made since the Plan Commission meeting, including adding a street connection to Millgate
Dr.,increasing the perimeter buffer adjacent to the subdivisions from 20 ft.to 40 ft.,reducing the number of units to 100
single-family homes and 100 attached units,and removing the southernmost building so that no townhouse or condo
building will be east of the creek. A traffic analysis was passed out that found that the development will not have a
negative effect on the surrounding street system,including the interchange at 136th St. and Keystone Parkway. The
roundabout at 136th and Keystone Pkwy will be modified for access to this neighborhood and the County's additional
ramp from 146th St.to go south on Keystone Pkwy will help with traffic flow,including on Carey Road and 146th St. The
study found it unlikely that many vehicles from the proposed development will use Smokey Ridge Ln.,Matt St., or
Millgate Dr.to access 146th St. or Carey Rd.because none of those streets make direct connections. The committee asked
why there was no connection to Smokey Ridge Trail and the petitioner responded that the area was meant to be a park
space. The path connection to the Hagan Burke Trail was discussed and the petitioner was open to the connection but did
not want to commit to something that was not ultimately possible if the topography didn't work or if it was not possible to
get approval from the HOAs to go through their common area. Petitioner said they could have their engineer look at the
topos to determine the feasibility. Other items that were discussed included limiting the construction traffic through the
adjacent neighborhoods,adding a timing of the roundabout construction to the PUD, and limiting rentals in the PUD. The
item was continued to the Nov. 8th Residential Committee.
November 8 Residential Committee meeting recap: This item was tabled and was not heard at the meeting.
DOCS Remaining Comments/Concerns:
The Dept.continues to work through the PUD,site plan,and architectural review comments with the Petitioner. Some
key items that still need addressed include:
1. The Department would like the PUD to have timing requirement for the construction of the roundabout.
2. Some more specifics should be added to the PUD to require the level of detail and architectural elements that are
represented in the character imagery,including requiring a minimum number of windows,minimum area for
porches if provided,trim around windows,increased architectural features for sides of buildings that face a street
or common area,etc.
3. A minimum amount of tree preservation should be added to the PUD including the central common area in the
single-family area.
4. Provide a connection from the proposed path along Keystone north to the Hagan Burke Trail.
Recommendation:
The Department of Community Services recommends the Committee Continues this item to the Residential Committee
meeting on January 3,2019 so that all items can be addressed.
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