HomeMy WebLinkAboutStaff Report to Council 02-04-191
CITY OF CARMEL
DOCS DEPARTMENT REPORT TO THE COUNCIL
February 4, 2019
2724 E 136th St. PUD Rezone (Z-639-18)
• Plan Commission Docket No. 18070015 Z
• Rezone 59 acres from R-1/Single-family to a PUD to allow single family, condos, and townhomes
• Site is located at the NE corner of Keystone Parkway and 136th Street
• 100 single family homes proposed and 100 condos/townhomes with 20% open space
Planning and Zoning Analysis
• Comprehensive Plan (Comp Plan):
o Classifies this area as Suburban Residential
o The single-family portion of the PUD would meet the descriptions for the Suburban Residential Classification
o The townhome/condominium portion of the PUD would fall under the classification of Attached Residential
o Suburban Residential is considered a best fit next to Suburban Residential and Attached Residential is considered a
conditional fit next to Suburban Residential.
• PUD:
o Single Family Lots:
100 single-family lots in the northern portion of the site with a minim lot area of 4,000 sq. ft. for rear load
garages and 6,000 sq. ft. for front and side load garages.
Minimum front setback of 15 ft. for front load garage homes and 10 ft. for rear load garage homes.
3 ft. side yard setbacks.
o Townhomes/Condos
Maximum of 100 units
Maximum height of 35 ft. (2 stories) for townhome buildings and 45ft. (3 ½ stories) for condo buildings
No townhomes/condos permitted east of the creek and no condos permitted east of the main boulevard
o The existing historic home will be preserved on at least 3 acres of land.
o A roundabout will be constructed at the entrance to the neighborhood
o A minimum of (20%) open space, 40 ft. perimeter bufferyards, and tree preservation is required
o A 10’ wide asphalt path will be installed along Keystone and petitioner has committed to work in good faith with the
City to install path north through Yorktown Woods and Laura Vista to connect to the Hagan-Burke Trail
• Architectural Design:
o Architectural standards have been included in the PUD.
o 2 windows per unit, per façade, on each level are required
o Homes will have rear load garages or front load garages that are setback from the front of the house
o Front porches are required and shall be at least 6 ft. deep
o Condo buildings must have balconies
Negotiations with Petitioner during Plan Commission process
• The number of units was reduced from 240 to 200
• Bufferyards adjacent to existing homes was increased from 20 ft. to 40 ft.
• All stub street connections will be provided, besides one
• No townhouse or condo building will be east of the creek and not condo building will be east of the main road
• Petitioner committed to work in good faith with the City to install path through Yorktown Woods and Laura Vista to connect
to the Hagan-Burke Trail by using PRIF funds.
• Required tree preservation areas were added to the concept plan
• Roundabout at entrance to be constructed before 30% buildout (or 60 units)
Concerns discussed by the Plan Commission
• The increase in traffic on 136th St. and how traffic would flow through adjacent neighborhoods
• The increase in density compared to the current zoning and the adjacent properties.
• Ensuring appropriate buffering
• Construction traffic
DOCS Staff found that the proposed PUD meets the Comprehensive Plan and is a best fit and conditional fit next to the surrounding
neighborhoods. The more intense development is installed with sensitivity to the adjacent land uses by locating the single-family
homes to the north adjacent to existing single-family with the townhomes/condos proposed in the southern half, adjacent to Keystone.
Large bufferyards and open space adjacent to the single-family homes to the east is provided. Appropriate vehicular and pedestrian
connectivity is provided. The architectural requirements were improved. We recommended that the Plan Commission forward this
item to City Council with a Favorable Recommendation. They voted, 5-2 to send it with No Recommendation to City Council.