HomeMy WebLinkAboutDepartment Report to Council 09-16-191
CITY OF CARMEL
DOCS DEPARTMENT REPORT TO THE COUNCIL
September 16, 2019
Troy Estates Rezone (Z-645-19)
• Plan Commission Docket No. 19050020 Z
• Rezone 23.3 acres from S-1/Single-family to S-2/Single-family with 3 variances
• The site is located at 4100 141st St.
• 39 dwellings proposed with 25% open space
Planning and Zoning Analysis
• Comprehensive Plan (Comp Plan):
o Classifies this area as Vision 2020 Plan Very Low Intensity
o Proposed development would be classified as Suburban Residential
o Suburban Residential is considered a Best Fit next to Very Low Intensity.
• Primary Plat:
o 39 lots with a minimum lot area of 12,000 sq. ft.
o 3 variances were approved to allow:
Minimum front setback of 25 ft. instead of 35 ft.
Minimum side setback of 5 ft. instead of 10 ft., but maintaining the side aggregate of 25 ft.
Minimum lot width of 90 ft. instead of 100 ft.
o Detention will be provided in a pond located along the western border near the entrance.
o A minimum of 25% open space is provided through the retention pond, perimeter common area, and pocket parks.
o 5 ft. sidewalks are proposed on both sides of all streets and a 10 ft. wide asphalt path will be installed along 141st St.
• Architectural Design:
o Architectural Commitments have been included with this rezone
o The homes will vary in overall design as there is an anti-monotony commitment as well as a UDO requirement.
o A minimum of 50% of the homes will have masonry on the first floor and a masonry wainscot will be provided on
all sides.
o The majority of the homes will have a side load garage.
o The ma ximum building height will be 35 ft.
o Covered front porches/entryways are required and shall be at least 30 sq. ft.
Negotiations with Petitioner during Plan Commission process
• The street layout was altered to allow better connectivity and traffic circulation.
• A playground was added in one of the pocket park areas.
• A path adjacent to the pond was added.
• Additional masonry on the fronts of homes and a brick wainscot was added to the commitments.
• 3 windows per façade (instead of just 2) and trim required around windows were added to the commitments.
• Lot landscaping requirements were added to the commitments.
• Additional landscaping for side facades when facing a street or commo n area was agreed to.
• A sidewalk from the front door to the sidewalk at the street was requested by staff, but not required by the Plan Commission.
Concerns discussed by the Plan Commission
• The density, lot size, and open space as compared to the surrounding subdivisions.
• The proposed architecture and ensuring a quality design with a high aesthetic appearance and anti-monotony.
• Corner lot architecture and landscaping for the side of the home.
• Street lighting to make sure the streets will be adequately lit.
DOCS Staff found that the proposed rezone meets the Comprehensive Plan and is a best fit next to the surrounding platted
subdivisions. A large common area is located along 141st St. to provide a buffer from the road and the pond will be landscaped with
native plantings and have a path around it. A street will stub to the west boundary to provide future connectivity and appropriate
vehicular and pedestrian circulation is provided. The architectural requirements were improved to add more windows and masonry
and more details to the sides of the homes. We recommended that the Plan Commission forward this item to City Council with a
Favorable Recommendation. They voted, 6-1 to send it with a Favorable recommendation to City Council.