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HomeMy WebLinkAbout03-28-19 RES /4‘�j OF CA/I�F' III OOOOO III City of C I4DI ANj' Carmel Plan Commission RESIDENTIAL COMMITTEE Thursday, March 28, 2019 Meeting Minutes LOCATION: CAUCUS ROOMS CARMEL CITY HALL,21'1D FLOOR ONE CIVIC SQUARE CARMEL,IN 46032 Members Present: Joshua Kirsh Nick Kestner Susan Westermeier Members Absent: Michael Casati Brad Grabow Staff Present: Angie Conn,Planning Administrator Joe Shestak,Administrative Assistant John Thomas,Storm Water Administrator Legal Counsel: John Molitor Meeting Time: 6:00 p.m. 1. Docket No. 18010004 Z: Westbridge 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. Petitioner: Tim Ochs,Ice Miller: • I will go over the changes that have recently occurred • The red-line of the PUD ordinance reflect the changes from the comments we received from Staff • Changes to the single family section were the size of the three lots and architecture details • We added a definition of mature trees. This will be used in the landscaping and buffer yard sections • The number of townhomes have been reduced to 39 townhomes and 3 single family homes • The maximum height limitation has been defined • The drainage issues are complicated and are forcing some changes to the overall site • To keep 39 townhomes,we are requesting the min. lot width to be 22' instead of 24' • Min. lot area of townhouse is 1,740 sq.ft. • We will not increase the number of townhomes units • The existing farm fence will be relocated along the southern part of the development • The PUD now includes the requirement that nothing would be built to the south of the pipeline on Lot 3 • We believe we have addressed all TAC& Staff comments and requirements except the drainage • This site has an unregulated flood plain,which means it's not shown on the flood insurance rate map • The length of ditch and its drainage area is too short and small to qualify for the flood insurance rate map • During a 100 year storm event, flooding or ponding will occur on this site and that makes it an unregulated flood plain.This makes the drainage for this site is very complicated. • We have submitted our drainage plan 1 Residential Committee Minutes 3-5-19 • Discussions have occurred with the Cannel Engineering and Hamilton County Surveyors Office • We need to reduce the standard statutory drainage width for a regulated drain. Reclassify it as an urban drain. Reshape the unregulated flood plain and change it to a detention area • If we don't get the drainage solved,we will withdraw our proposal • Before this rezone gets voted on by City Council,we would need the approval of the Engineering Department Rex Ramage,Pulte Homes: • The info packets show the renderings of the townhomes • These units will have 2 story masonry across the entire building • The changes in color and the windows are now shown • We wanted to show each unit is its own unit • These are rear load units where the decorated garage doors face the alley • We will have ample space in the driveway for two spaces. The distance between the curb and garage door is 26' • The end cap units will have additional windows with the floor all brick • Rear yard decks will be the entire width of the unit • The depth and width of the stoop is 6' so you would be able to open a 3' wide storm door • The max width between the railings on the steps will be 4' • We could add some shrubs between the area of the sidewalk and building • The Redline PUD added the language of the Tree Preservation Area and we still need to show it in the site plans Department Report: Angie Conn,Planning&Zoning: • They have addressed the TAC comments • John Thomas of the City Engineering Department is here to speak on the drainage • The Petitioner stated they will revise their landscape plan • We want the end building unit that is closest to the 106t Street to be 2 stories of all brick • The biggest issue that remains are the Engineering concerns on drainage • We recommend this to continue to the next Residential Committee John Thomas,Engineering Department: • We do not support moving forward with this project. We have major concerns regarding the flood plain. • DNR and FEMA regulate this portion of the flood plain • The City also regulates this through the Stormwater Ordinance.Any site that has a drainage area of 25 acres coming to it has to do a flood study to determine the floodplain elevation. • The Ordinance states there shall be no fill in the flood plain. It's prohibited but we have granted variances in the past,but only in accordance with our Flood-Hazard Ordinance,which requires a 1-to-1 mitigation of the fill. • I have not heard of any meetings or met with the County to discuss this drainage • UDO requires a 25' stream preservation buffer from the edge of the flood plain and I didn't see that on plans • There have been discussions of reducing the number of lots to accommodate some of the drainage • At this time,we believe this would negatively affect the property owners to the south Committee Comments: Nick: My concern is seeing the decks from the view on the eastside. Rex: From the eastside you wouldn't see the deck. If you see the townhomes,you would see the front door and not the garage door or deck. Josh: For the edge of the building facing 106th Street,do we want it 2 stories brick? David Compton: Yes we can do that. Josh: Can we do bushes on the eastern side between the sidewalk and the building? David Compton: We could do 8 per unit. Josh: I would take advice from a landscaper in what can survive in that area. Sue: Would this be the same as your product in West Clay? Rex Ramage: It would look similar.David Compton: In West Clay,there's a 15' grass area behind the sidewalk,and behind that there are 8 foundation plantings with a mulch bed. We can do them on the sides of every unit. Tim Ochs: We will talk with the Urban Forester on the types of species we can use. David Compton: When we go back to full PC,we will provide pictures of the plantings at our West Clay product. Sue: Is the relocation of the farm fence in the PUD? Rex Ramage: We would add it to the PUD for the next meeting. 2 Residential Committee Minutes 3-5-19 Josh: Let's talk about drainage. Tim Ochs: With our discussion with our engineer,there's a chance we might lose an entire lot for detention and mitigation. The result would be to 2 lots, instead of 3. That's our worst case scenario. Josh: We have two options. We give you a negative recommendation back to the PC, stating we have done everything we can as a group to make this a good project, but resolve the drainage issue. Or we can give you a positive recommendation with the caveat you have to resolve all drainage issues that the Engineering Department requires. David Compton: I would want the positive recommendation. We would pull the project if we couldn't resolve the drainage issues. We ask ourselves is this good land use, and does this fit this site? Josh: I usually fall on your side,but we are passing this down the road knowing what we agree to today, is probably what we are not going to get at the end. Or knowingly we approve something that will have negative impact downstream. Tim Ochs: Let's say we come back to Committee with the drainage solved. Would this be good use of the Committee's time to do that?Josh: I'm not convinced you have enough votes from the Committee to get a positive recommendation. I want to get you back to the full Plan Commission with everything in good order, but the drainage issue. If the full PC agrees to allow you to work with Engineering, I think you can get the votes you need. Randy Green: For John Thomas, what do we need to do? I know you spoke with David Ayala. The Carmel Ordinance has to be met. The Surveyor's office has to be comfortable with our plan. John Thomas: The County is going to be much more restrictive. If there's a 3-to-1 mitigation, mostly likely it won't be allowed on the site's retention. The retention will have to be on one of the estate lots. We won't budge on a 1-to-1. Randy Green: We need to know what has to be done with the drainage. Nick: I have more problems than just drainage. Tim Ochs: We understand. John Thomas: We need to know what the floodplain is today and how it exists. The new development would change the floodplain. Have you talked to IDEM or Army Core of Engineers? Randy Green: Can we plan a meeting? John Thomas: It will be a few weeks, depending on the County Surveyor's schedule. Middle or late April is more realistic. Sue: I don't feel comfortable moving this forward knowing about the drainage. What steps have been taken for the drainage since the last meeting? Randy Green: We continued to work on the drainage design. Tim Ochs: Work has Ioccurred but unfortunately our engineer, David Ayala is not here and is on Spring Break. Josh: Would you want to pass this on the next Residential Committee? Or we pass you on with a negative recommendation. David Compton: I do not want a negative recommendation. We will seek more clarity with the other engineers. We could get more information about this drainage. I know that Nick and I will not agree on this project. We can address all other issues on the architecture standards. We will bring more photos back. Sue: Don't come back if you don't have any updates. David Compton: I can agree to that. Nick: My concerns are the height of the building, and the location. My opinion has not change. Sue: Is there anything you can do about the height? David Compton: No, S-1 allows 35' and we are 3' taller. I appreciate your opinion. I do not want to flatten those roofs. This item will be continued to the Thursday, May 9"',2019 Residential Committee meeting. 2. TABLED TO THURS., MAY 9- Docket No. 18100001 PUD: 106th and Ditch PUD Rezone. . .. • .. . • • - • _ - • •• c - • _ . •- ' - ' . . • •- - . -- . !.-th Street and Ditch ' :•.. . . ' - ': . •. . -. . . ••• e • ith Ice Miller, LLP on behalf of JJB Development, LLC. The meeting adjourned at 6:45 p.m. Ieit 5-1101644.- .!► °Ili 44 Joe lestak—Recording Secretary Joshua Kirsh—Chair 3 Residential Committee Minutes 3-5-19