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HomeMy WebLinkAboutRES 12-04-18 /C0 aAro F .Q107Cityof C I INDIA ? Carmel Plan Commission RESIDENTIAL COMMITTEE December 4, 2018 Meeting Minutes LOCATION: CAUCUS ROOMS CARMEL CITY HALL,2''1D FLOOR ONE CIVIC SQUARE CARMEL,IN 46032 Members Present: Joshua Kirsh Susan Westermeier Nick Kestner Brad Grabow Members Absent: Michael Casati Staff Present: Alexia Lopez,Planning Administrator Joe Shestak,Administrative Assistant Legal Counsel:I John Molitor The meeting was called to order at 6:00 p.m.by Joshua Kirsh Nomination for a sitting Chairman of the Residential Committee until January 2019. A motion by Susan Westermeier and second by Brad Grabow to nominate Josh Kirsh as pro-tem Chairman. Motion passes 4-0 1. TABLED to January 3,2019 Docket No. 18010004 Z: Westbridge PUD Rezone • with-LSBG-GaPitalr U.& 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. Petitioner: Justin Moffett: • This is our second Residential Committee meeting • Since the last meeting,we have updated the text of the PUD and architecture details • Density and traffic have been discussed the most • Displayed a site plan • This is not our final proposal. We will need to come back and present to the Full Plan Commission • We started with 240 units,but after discussions with neighbors and changes to our site plan,we are at 200 units • We were asked and committed to 40' bufferyards, instead of our initial proposal of 20' bufferyards 1 Residential Committee Minutes 12-4-18 • We have 40 townhomes and 60 condo units in our site plan but we are not fully committed to these numbers • The townhomes are 2 story, 35' max height • The townhomes will be located on the east and west side of the Blvd. • We were asked to have no condo units east of the main Blvd. • The condo units are 3.5 stories,45' max height. The lower level will be used for parking • The taller buildings of this development will be placed along Keystone,providing a sound barrier • We are preserving the historic home on the site • Our discussions with neighbors suggested their dislike for a modern architecture style. We will use a consistent theme,a collective architecture, for the condo and single family units. • There's a significant grade change between the neighborhoods to the east and this property along Keystone • The height level of our 3 story units will be in line with the homes in Smokey Ridge Trace • There were four outstanding comments from Staff • Staff wants the roundabout(in front of the entrance)constructed and completed during the summer when the high school is not in session. We would commit to no more than 60 certificates of occupancy before the roundabout is completed. • Staff wants more specifics in the PUD about the condos&townhomes. We provided the images and submitted a draft of the design guidelines. • Staff asked that tree preservation should be added to the PUD. The Urban Forester was contacted on this. We provided a 40%open space exhibit with true tree preservation areas vs. general open spaces. • Staff asked us to provide a path connect along Keystone to the Hagan Burke Trail. We would need to acquire the necessary ROW and easements from the adjacent subdivision HOAs. Department Report: Alexia Lopez: • The petitioner has provided several revisions to the PUD • This project will still need to be finalized by the full Plan Commission • They are willing to work with us to the connect a path to the Hagan Burke Trail • The architectural guidelines they provided will be a good guide to follow during the ADLS approval • They addressed the tree preservation area and will need to show that in their concept plan • The timing of the construction for the roundabout will need to be added in the PUD • No residential buildings east of the creek will need to be a written requirement in the PUD • The path should be a direct route to the 136th Street.They will need to show that in their concept plan. A direct route would be better for all commuters so the path is not just used as an internal path for the neighborhood. • We are in support of forwarding this to the Full Plan Commission with the condition they amend the wording of their PUD to reflect our changes. Committee Comments: Nick Kestner: • I still have a problem with the traffic • It's very important to have a bike path • I think we are trying to squeeze something in this space • I don't have problems with their design of their product or the site layout Susan Westermeier: • Who will construct the roundabout? Justin Moffett: We would pay for it. The City of Cannel would choose who would build it. Josh Kirsh: Jeremy Kashman would want to choose who builds it. • When will the roundabout be built? Justin: When 30%(60 units)of certificate of occupancy occurs. • What units would you build first? Justin: We would build a phase of townhomes and a phase of single homes. Ideally we would start phase 1 (refers to map)at the southeast corner of single family homes and move westward. • Would the roundabout construction start in the summer of 2019? Justin: We would be responsible to fund any engineering work. We can't justify spending any more money until we get approved for this project. • Has the Engineering Dept. signed off with this roundabout construction? The City should know by now what they are building next summer. Alexia: We have not had discussions with them yet. Justin: There's a plan in place and we know the timeline when we need to make decisions. • How many homes would you build in a year? Justin: We would target 30 units a year. 2 Residential Committee Minutes 12-4-18 • The combination of condos and townhomes are capped at 100 units but you don't know how many of each? Justin: It's a balancing act we are trying to accomplish. There are significant infrastructure costs we have to deal with. We are limited on the number of condos because we can't build on the east side of the Blvd. We will have more townhomes,than condos. • Is there a timeline for the path connection along Keystone? Who would be involved, you or the City? Justin: We have no ability to compel the neighbors to give us access to their easements. We would need help from the City. We would contribute to the thoroughfare fund, so when the opportunity arises to build a path,the funds are available. Alexia: The City wants the path and would be involved in helping contact the adjacent HOAs. • I would want a statement from the Engineering Dept. on what their construction plans are for roundabout. Alexia: We can talk to the Engineering Dept. to see if it's feasible. Justin: We have an estimate of cost, a timeline,a conceptual design,and the resources to build it. Brad Grabow • Add in text about no residential buildings east of the creek,and no condos east of the access drive. Justin: That was a commitment made to the neighbors. Alexia: That should be written in the PUD. • What are the construction vehicles access points before the roundabout is constructed? Justin: There's an existing road cut on Keystone. We would propose to use that for our main construction entrance. • Can you commit no construction traffic through any of the adjacent neighborhoods? Justin: I can't look you in the eye and say a gravel truck driver will never drive through a neighborhood,but I can commit to majority of the construction traffic using the entrance off of Keystone. • The completion of the roundabout would have to be done before school started in the fall • Can you add the language of the use of native aquatic plants and other landscaping around the detention ponds to make them look more natural and deter the Canada geese? Justin: We will do natural plantings and shelves. We are required to do so by the federal, state,and local ordinances. • Where would the connection to the Hagan Burke trail take place? Justin: Referring to the map, there's an existing access point in a common area north of York Town Woods and Laurel Vista • Can you provide the language for the additional architectural standards? Justin: This would happen in the ADLS review. We would provide some definitions for the historic home. We would have more classical architecture designs. We would commit to predominant gable roof lines. • Can you narrow down your architectural schemes to 2-3 styles? Justin: With the design guidelines,we could eliminate the more modern designs,and that would clarify our design point. • Can you define where the tree preservation areas are? Justin: We can address that in the PUD. We would keep the existing tree lines and commit to these. We can provide a better exhibit to clarify which areas are specified for tree preservation areas.Brad: We need to set expectations where the real preservations efforts will be seen vs. best efforts only. Justin: We can do that. Alexia: Can you save that old tree in the common area of the single family area? Justin: Yes, it will be on our tree preservation map. • We will establish guarantees to the tree preservation areas and there will be other areas that are designed with sensitivity. Justin: The creek would be a good example of designed with sensitivity. We will be enforced by Hamilton Co.on what we do around the creek. • Are there any Federal delineated wetlands on the property you would have to replace? Justin: We are staying out of them. We believe there's a wetland area along the creek,east of the historic home. Nick Kestner: • Is there any street lighting in the single-family home section? Justin: We are required for street lighting per the Cannel standards. Alexia: The UDO requires them at major intersections. • There's no lighting between the intersections. There needs to be lighting of some sort. Justin: We would commit to exterior lighting that is restricted to lamps mounted on the building and low wattage landscape lighting. We won't do lamp posts. We would still do street lights at intersections. We would need to provide a lighting plan at the plat process and ADLS process.You can say no to our plat if you don't like the location of our street lights. • Section 13.4 in the PUD, it says street lighting on residential streets may be installed,not shall be installed. Justin: We can change that to shall be installed. Joshua Kirsh • We still want a commitment of that path built even though we can't get it built to the Hagen Burke Trail • BMPs and native plantings should be used throughout the site. I don't want that to be overlooked. • List of things need to happen if the roundabout is going to be constructed in 2019. A conversation needs to 3 Residential Committee Minutes 12-4-18 happen with Jeremy Kashman. I don't think Jeremy knows about the 60 building occupancy. • Have we looked at a full time right in and right out into Keystone?Justin: There are not enough acceleration or deceleration lanes to accomplish it. Our civil engineer looked into it. • What are the surrounding densities of the adjoining neighborhoods in comparison to this proposal? Justin: Yorktown Woods is very similar to ours,at 2.9 units per acre. Each of these developments were developed in different eras. Passed out the 1974 aerial map of this site. I don't have the solution to what the appropriate density should be.You will have mixed feelings what people want and not. We are trying to find a common middle ground. We can lower the density,but then we don't know how to pay for all the infrastructure costs. We could have added more residential units but instead will have 40' bufferyards when 0' is required per the ordinance. • Referring to handout, can we use this 136th St. PUD—Condo/Townhome Design Guideline as a commitment? Justin: Yes,we can attach this as an exhibit and add the character images. We can use this when we file for an ADLS. Josh: Staff says they like this. Do you think we are binding ourselves to this(handout) if we want any changes? Alexia: I haven't' really looked at it thoroughly but some of it would be binding. It's the minimum. It addresses things we normally look at. Justin: These are the same design guidelines in our covenants we built for our neighborhood,Gray Oaks. Alexia: Would this just be for the townhomes and condos? Justin: This would be the same rules we would apply for the single family section. Brad: Counselor,could we put some of the architecture standards in the PUD now as an exhibit,but could we amend this in the ADLS process,without having to go through the amendment process for amending a PUD? John Molitor: Yes. The commitments are only made to the Plan Commission(PC),but they could be modified in regards to the ADLS approval. Alexia: Ideally,when we become comfortable with it,we would want it as a part of the PUD. John: If we don't put them in the PUD,then they can be modified by the PC. Josh: We want to recognize these as a commitment to the PC and it doesn't trigger any formal amendments. Alexia: Would an amendment have to be a public hearing before the PC? John:Yes,but it would not have to go in front of the City Council.Brad: For example, if the deadline in the PUD,for the roundabout does not happen,then the fix is an amendment to PUD that requires public hearing at the PC, recommendation from the PC,public hearing at Council,time and committee at Council,and approval from Council.All of this,just to fix this timing constraint. We can setup a loose framework in the PUD,but refined it at the ADLS. We start the process here,and finish it in ADLS. Susan: Your comment about the roundabout wouldn't come up in an ADLS. Brad: If it's in a form of a commitment,and that commitment has to be revised later,the petitioner would have to come back to the PC to amend the commitment that ties to this PUD's approval. It would make the process easier to get approved. Josh: We always hear problems with traffic,density,kid's safety,people driving through the neighborhood,and loss of home values. The petitioner has given and is not happy,and I assume because this meeting room is full of people tonight, they are not happy.As PC members, is there a tactful transition for this area by Keystone? We can discuss with traffic engineers who are knowledgeable with the traffic issues. Josh: Are we building a product that competes in home value to the adjacent neighborhoods? Brad: They might look similar based on price point, architecture, square footage,and lot size but the reality is the market sees existing construction and new construction as two completely different products. Brad: I have 5 items between Staff reports and our discussion need to be clarified in the PUD,and 4 items that would be commitments for the Plan Commission that would be resolved in the ADLS approval. 5 PUD Amendments needed would be: • Time-line for roundabout completion. Either a usable roundabout or a completed roundabout. • No condos built east of the main north/south Blvd. • No construction access through the adjacent subdivisions • The developer would construct a multi-use path to the property line and use best efforts to connect to the Haken Burke Trail • Identify the tree preservation areas,best efforts for tree preservation,common area,and provide an exhibit of this 4 Commitments to the Plan Commission are: • Natural plants and vegetation around the detention ponds • Define the details and architecture standards 4 Residential Committee Minutes 12-4-18 • Wall mounted lighting fixtures in Section 13 • Parks impact fee in regards to the multi-use path to the historic home John Molitor: The park impact fee should be included with the commitments and it's up to either BPW or Parks Dept. Iand not the City Council. Justin: Isn't it up to the Director of Community Services to choose to waive the impact fees? John: The Director of Community Services would make the recommendation, but does not have final authority. Josh: I would remove the language in section 13.4 of the PUD Justin: Staff will have our redline PUD by the end of next week. Alexia: Can we get the exhibit of the tree preservation areas? Justin: Yes,we will do that in-house. Justin: I would respectfully request you make a motion either way of your decision, so the full Plan Commission can make a decision at the next meeting. Susan: Can we discuss rentals? Justin: We typically address it through the CCRs. The rental market for luxury housing is very slim. If there's a desire to see a commitment on this, I could try to limit the amount of rentals allowed. I would listen for your suggestions. Brad: If you built it at a price point that Justin is discussing,you can restrict renters. There are renters that are looking for product at every price point. This is typically an HOA issue. A Motion made by Brad Grabow and seconded by Susan Westermeier to forward Docket No. 18070015 Z to the Full Plan Commission with a favorable recommendation with the following conditions as Enhancements(updates) to the PUD text: Addressing the timeline for roundabout completion; Condos will only be built to the West of the main access Blvd.; No construction access through the neighborhoods,only through the Keystone entrance designated for construction traffic; Multi-use path will be constructed to the north property line,and best efforts to extended to the Hagen Burke Trail; and Identifying the TPAs and areas subjected best efforts as TPAs. As commitments to the Plan Commission: Installing natural vegetation around the retention ponds; Define the I architecture standards; Wall mounting lighting standards; and Committing to the Plan Commission to address the role of the park's impact fee via multi-use path to the historic home. Approved 3-1,Kestner 3. TABLED to January 3,2019 Docket No. 18100001 PUD: 106th and Ditch PUD Rezone . .. . .. • . - • _ - • - • : . •- • - • . . •• , ,-.- _ I:t'StreetandDitch Road. It is zoned S 1/Residential. Filed by Tim Ochs with Ice Miller, LLP on behalf of JJB Development, LLC. The meeting adjourned at 7:39 p.m. P"itt-- (11.4 Shestak—Secretary Jos a Kirs I 5 Residential Committee Minutes 12-4-18