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HomeMy WebLinkAboutMinutes PC 07-16-19 Street to show the view if you are able to see on the rooftop of the hotel? Rick Lawrence: We will bring that. Brad: Can you provide a rendering of the area of the entrance off of Illinois Street? Is there a monumental sign? Rick ILawrence: There's no monumental sign being proposed at this point. Sue: How will people know where to turn and find this if there's no sign? Rick Lawrence: We will look into the different possibilities. A Motion by Josh seconded by Tom to forward Docket Nos. 19050014 DP/ADLS and 19050015 V to the August 6 Commercial Committee and return back to the full Plan Commission for final voting authority. Motion passes 7-0,absent Campbell,Adams TABLED TO AUGUST 20 5. Docket No. 19050017 Z: Monon Crossing Townhomes Rezone R-1/Residential to UR/Urban Residential 6. Docket No. 19050018 DP/PP/ADLS: Monon Crossing Townhomes 6.8 acres. The site is located at 1101 Rohrer Rd. The site is currently zoned R 1/Residential with a proposed change to UR/Urban Residential. Filed by Nelson &Frankenbcrgcr, LLC on behalf of Lennar Homes of Indiana. 7. Docket No. 19050020 Z: Rezone S-1/Residential to S-2/Residential 8. Docket No. 19050021 PP: Troy Estates Subdivision 9. Docket No. 19050022 V: UDO Section 2.06 Min.35 ft. front yard setback,25 ft. requested The applicant seeks rezone, primary plat, and a variance for a new subdivision consisting of 39 lots on 23.3 acres. The site is located at 4100 1415` St. The site is currently zoned S-1/Residential with a proposed change to S-2/Residential. Filed by Nelson & Frankenberger, LLC on behalf of Lennar Homes of Indiana. Petitioner: Jon Dobosiewicz: • We are presenting this in front of the combo committee • Presented aerial photo to show the location of the subject 23 acre property, shown in Tab 2 of the info packet • Surrounding our property are single family residential homes • We feel the S-2 is a best fit for this location of the surrounding properties north of 141 S` Street • Mr. Shinaver passed out an exhibit to show changes in our site layout to address Staff's feedback • Access to the subdivision will be at 1415` Street directly across from Longridge subdivision entrance • Two stub-streets will be provided to connect to The Preserve at Bear Creek existing stub-streets • A third stub-street will be provided to the west for any future development of the parcel • The updated site plan provides greater open space along 141 St Street • Staff recommended to eliminate the cul-de-sac and we did that in the revised plan • We combined the two detention ponds into one pond • Presented renderings of the home products, is shown in Tab 5 of the info packet • Sales price of the homes in this subdivision would be between $450k- $600k • The written architecture standards commitments were patterned off of subdivisions the PC reviewed in the past • Staff has recommended to include additional landscaping enhancements • We conducted a public neighborhood meeting to the surrounding property owners to present our plans • We will include a playground/park per Staffs request Public Comments: Nick Armstrong,3900 W. 141" Street: I'm one lot away from the proposed Troy Estates. We are for the development but I have some concerns about the pedestrian and bicycle connectivity. There's no shoulder or sidewalks. It currently stops at west edge of Overbrook Farms. There are only 6 homes that are not connected to this sidewalk. This section of 141St Street currently has no bike paths and now is the time to do it as part of the development I Jill Meisenheimer: The new site layout was not included in their info packet. I don't understand the need for the rezone or variance requests. I believe they are rezoning to cram in more houses. The amenities are not clear. The Urban Forester expressed concerns about the landscape plan in the TAC meeting. What's a pocket park? Is this considered an 7 Plan Commission Meeting Minutes 7-16-19 amenity? How is this overall development a conditional fit?Why not require the best fit for neighbors?A low density subdivision should be considered. Dee Fox, lives in West Cannel: There are no conditions on or next to this site that would require a rezone to an S-2. S-1 zoning would allow the minimum 0.3 acre lot size that is similar to the average lot sizes of the S-2 zoning. The rezone request is to obtain density increase to 1.7 units per acre. 70% increase over the zone density and higher than any adjacent subdivisions. The surrounding properties of this subject property deserve the consideration from you. The 2020 vision plan would allow up to 1.3 units per acre density on this site. The Department Reports should compare the request development standards under met or not met to the established zoning district requirements in additional to the rezoned district requirements. The architecture renderings look very similar and the only front facades are showing. Why were the public notices sent from Pulte Homes of Indiana? Is Pulte the builder or Lennar Homes? What's the open space requirement? How many trees will be preserved? Rebuttal to Public Comments: Jon Dobosiewicz • The lot sizes that are being proposed are consistent to the lot sizes of the adjacent neighborhoods • The density of the adjacent neighborhoods range from 1.3 to 1.99 homes per acre • Mr.Anderson and Mr.Armstrong both attended our neighborhood public meeting and we will anticipate the City will continue for pedestrian sidewalk connectivity as development occurs in this area • You cannot walk currently to the nearby elementary school. With our site,you can walk through our site and connect to the pedestrian path. We will provide the stub street to the north. • We can't procure ROW across other parcels,but it's important to share the concerns of this connectivity • The Urban Forester's comments were on the original plan,and not the revised plan. The revised plan has more open space and addresses his concerns. • We will work through the additional comments at the Residential Committee Department Report: Alexia Lopez • This petition is being considered in front of the PC as a combo committee • With rezones,we look at the Comprehensive Plan,the anticipated growth,and the general policies of the west area of Carmel • This area is calls for low density,between 1.0- 1.3 units per acre • Conditional fits are deemed appropriate when the more intense development is installed with sensitivity to the adjacent land classification • We like the general layout of the updated site plan and the stub street connectivity to the north and west • They will provide a 10' wide path along 1413`street and we are asking a for a path around the detention pond • Architectural standards will be included as a commitment to this proposal. This is not a PUD. • We are asking for a certain amount of masonry on the front façades and base around the entire home. We will look at the number of windows on each side of the home. 6' deep minimum front porches. Side loading garages, with a window and facing the street. • Landscaping buffer will be required along 141'Street • A variance to the front setback will only be internal within the neighborhood • We request they provide a sidewalk to the front door • We continue to work through our remaining concerns with the Petitioner and Plan Commission • We recommend to send this to the Residential Committee on August 6 Committee Comments: Josh: Can you commit to 5' wide sidewalk? Jon Dobosiewicz: Yes,they are 5'. Josh: Can you commit to a paved multi-use path through the subdivision? Jon Dobosiewicz: We will take it under consideration. Josh: It's got to be four sided architecture. I would trade some of the beauty of the front of the subdivision and share it to the side of the residential buildings. Native plantings are needed around the detention ponds. Brad: I would like to see sidewalks going from the front door to the street. I would like to see the minimum amount of masonry on the front elevations and four sided architecture standards. For any home located at the end of a block,I would like the Committee and Petitioner discuss the placement of the garage in a more favorable location. For example, 8 Plan Commission Meeting Minutes 7-16-19 Lots 33 &34 garage and driveway would be on the north-end. Lot 1 drive and garage would be on the east side. Jon Dobosiewicz: We will take a look at it and we can accommodate this. Brad: Adding amenities would be helpful.The aerial views of the surrounding neighborhoods shows more open space in Bear Creek and Overbrook Farms than what is Ibeing proposed in Troy Estates. I would like the lot sizes,density,and open space to be more proportional to the adjacent neighborhoods. Jon Dobosiewicz: The open area(green space)you see in the neighborhoods that border 146th Street will eventually become developed as a part of the 146th Street expansion Carrie: I agree with more amenities. Grannan Grove has 14 lots and does not have any amenities. It hard to sell homes to families because of the lack of sidewalks and playground. Revisit the landscaping requirements. I understand it will be hard to add four sided architecture due to the high costs. Instead you can include more landscaping and it will look much better. Nick: I have concerns with the distance between the homes. When they are this close,they have trouble landscaping it and usually put up privacy fencing. How can this be an attractive area instead of putting up privacy fences? Jon Dobosiewicz: We will look into this and provide an exhibit/rendering of the side by side homes. Wood privacy fences are prohibited.Lennar does not want this look. Wrought-iron fences will be allowed. Brad: Make sure the architecture standards explain wood privacy fences are not allowed,and open-style fences are allowed. Sue: Can you provide more renderings showing all sides of the homes? They do look a lot alike. A Motion by Josh and seconded by Tom to forward Docket Nos. 19050020 Z, 19050021 PP,and 19050022 V to the August 6 Residential Committee and will return to the full Plan Commission with final voting authority. Motion passes 7-0,absent Campbell,Adams 10. Docket No. 19050026 Z: Rezone S-1 to B-3 11. Docket No. 19050027 DP/ADLS: Take 5 Quick Lube The applicant seeks rezone, site plan and design approval for a new auto service/oil change facility on 0.66 acres. The building will be approximately 1,500 sq. ft.,about 32' tall,and will have 8 parking spaces provided. The site is located at 9799 N.Michigan Road. The site is currently zoned S-1/Residential with a proposed change to the B-3 zone,and is within the US 421 Overlay. Filed by Elliot Smith of Baldwin Capital Partners. Petitioner: Elliot Smith: • We are local franchisees with Take 5. There are none currently in the Indianapolis area. • Drive-thru oil change concept. Customers stay in their car during the oil change. The average bay time for an oil change is 9 minutes. • Presented a site plan • It's the last residentially zoned parcel that will be rezoned to business/commercial use • The access drive is not off of Michigan Road. There will be an access drive off of 98th Street. • We are working with the Urban Forester to preserve as many trees as possible and plant new trees where needed • Presented elevations,the building will consist of 95%brick • Next week we will be heard in front of the BZA for a Use Variance • We will have one brick monument ground sign on the corner on Michigan and 98th Street • We are working on a photometric plan and will submit one that is compliant • We will update our trash enclosure to be more in line with the design of the building Public Comments: Javid Rastegar,3741 W 98th St.: My home is one lot east of the proposed site. The neighborhood to the east uses Commerce Drive to access Michigan Road. I have concerns with the lot size and the traffic. 98th street doesn't have a Ishoulder. 90%of the houses in this area are on well water. We have septic and well water. If the oil contaminates the soil,this is a concern. I am for this area to be developed,but not for an oil change service. I don't think enough public notice was given out to the neighborhood. The HOAs should have been included. Rebuttal to Public Comments: Elliot Smith: 9 Plan Commission Meeting Minutes 7-16-19