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HomeMy WebLinkAboutDepartment Report 08-06-19 10 Carmel Plan Commission RESIDENTIAL COMMITTEE Tuesday, August 6, 2019 Department Report 1. Docket No. 19050020 Z: Rezone S-1/Residential to S-2/Residential 2. Docket No. 19050021 PP: Troy Estates Subdivision 3. 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 141st 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. *Updates to the report are written in blue Project Overview: This proposed rezone and primary plat seek to create a new subdivision with 39 single-family lots and 25% open space. Currently it is zoned S-1, which allows for a maximum density of 1 lot/acre and the petitioner is proposing a rezone to S-2 which would allow for the proposed density of 1.7 lots/acre. Surrounding the property is The Preserve at Bear Creek Subdivision to the north (1.3 lots/acre), Overbrook Farms Subdivision to the East (1.2 lots/acre), Longridge Estates Subdivision to the south (1.4 lots/acre), and large S-1/Residential lots to the west. Please see the petitioner’s information package for more information. S-2 Standards this project MEETS: 1. 12,000 sq. ft. Minimum Lot Area 2. 20 ft. Minimum Rear Yard Setback 3. 56 ft. Minimum Right-of-way width 4. 25% Minimum Open Space, 25% provided 5. Min. 25 ft. Perimeter Landscaping along 141st St. 6. 10 ft. path along 141st St. 7. 2.5 lots/acre allowed, 1.7 lots/acre proposed S-2 Standards NOT MET, therefore Variances have been requested: 1. 100 ft. Min Lot Width, 90 ft. Requested 2. 35 ft. Min Front Yd. Setback, 25 ft. Requested 3. 10 ft. Min Side Yd. Setback, 5 ft. Requested Comprehensive Plan Analysis: This area is shown as Vision 2020 Plan Very Low Intensity in the current Comprehensive Plan (Comp Plan). Very Low Intensity Residential is generally characterized by single-family detached housing with densities between 1.0 and 1.3 units per acre. North, east, and west of the project the land is also classified as Very Low Intensity Residential. To the south, the land is classified as Estate Residential. The proposed subdivision would fall under the classification of Suburban Residential which has a density of between 1.4 and 4 lots/acre. Suburban Residential is considered a best fit next to Low Intensity Residential and a conditional fit next to Estate Residential. Conditional Fits are deemed appropriate when the more intense development is installed with sensitivity to the adjacent land classification. This development is doing that by having a large landscaped common area adjacent to 141st St. with homes facing 141st St. (instead of backing up to 141st St.), thereby creating a nice streetscape. Additional Analysis: Primary Plat, Site Plan, and Engineering: The primary plat consists of 39 single-family lots with one main entrance to the subdivision off of 141st St. A connection is provided to the existing stub street from The Preserve at Bear Creek to the north, and a stub street will be built to the undeveloped land to the west. 25% open space is provided through a perimeter buffer along 141st St, a drainage pond, and pocket parks within the subdivision. The drainage will be handled through a wet detention pond which will need to have a buffer area around the perimeter that is planted as a wildlife habitat. Petitioner, please confirm that this will be done and update the Open Space Plan. The street cross section for the subdivision meets the City’s requirement at 56’ wide. This allows for 5’ sidewalks and 6’ tree lawns on both sides of the street. The petitioner submitted a revised site plan which provides better street connectivity and increases the amount of open space. The Dept. is supportive of the new design. 2 additional variances were also submitted which will be reviewed with the new site plan and will have a public hearing at a later date. Active Transportation: 5’ sidewalks are proposed on both sides of all streets. A 10’ wide asphalt path will be installed 11 along 141st St. Petitioner, please consider adding a path around the pond to create an amenity out of the pond and make it a more useable common area. Architectural Design: Architectural standards have been included with this proposal and will be a recorded commitment. There are monotony mitigation standards included in the commitments, and the homes will need to comply with the UDO Architectural Diversity Standards. Each home will be required to have a 2 car, side load or courtyard garage. Front porches are required and shall be at least 30 sq. ft. The Character Exhibits show many primarily masonry front facades. Petitioner, please require a minimum of 50% of the homes to have masonry fronts and require a masonry base/wainscot on all sides of every home. A minimum of 2 windows per floor per façade should be required. Porches should be required to be 6 ft. deep (if not larger) so that they can accommodate seating and be useable spaces. Please add a sidewalk from the front door of the dwelling to the sidewalk at the street instead of directing the sidewalks to make people walk in the driveways. Where exterior chimneys are provided, please require full height, masonry chimneys and not shed-style or cantilevered chimneys. Lighting: The UDO requires street lights between intersections every 400 ft. and they shall not exceed 18 ft. high; or 2 dusk-to-dawn lights on the front of each home. The petitioner is showing street lights on their plan. Petitioner, please review the distance between street lights, as some appear too far apart. Landscaping: 25% open space is being provided through a perimeter buffer along 141st St, a drainage pond, and pocket parks within the subdivision. The Dept. requested additional trees to be located in the common areas and the petitioner has added this to the landscape plan. The Dept. has also requested some playground equipment be added to one of the common areas, to make it more active and provide a place for residents to walk to. Signage: Two subdivision entrance signs are proposed on either side of the street entrance. The materials are shown as brick with a stone base. Please label the materials on the sign plan. Front Setback Variance: The petitioner has also submitted a variance to reduce the front yard setback to 25 ft. and it is being reviewed with the primary plat as a part of the Plan Commission’s combo committee process. The proposed variance is minor and should not have a negative effect on surrounding properties. The rear yard setback will meet the UDO at 20 feet which is similar to surrounding subdivisions. As a part of the variance, the Department is requesting a sidewalk be provided from the front porch to the sidewalk at the street to enhance the streetscape and provide a better design for the pedestrian. The proposed variance relates to design standards that are contained within and are internal to the proposed subdivision and will have little, if any impact, on surrounding properties. The Department is in support of this variance request. July 16 Plan Commission meeting recap: A new layout was presented which allows for more open space, home fronts facing 141st Street, and better connectivity. The new design slows traffic and features amenities of a larger pond and pocket parks. The petitioners held a neighborhood meeting and are working with staff regarding additional considerations. Three remonstrators were present to express concerns about path connectivity along 141st Street and the proposed density in comparison to surrounding neighborhoods. The petitioner stated that the density is comparable to surrounding subdivisions and that they are working with staff to address architectural commitments. Plan Commission members asked about sidewalk width (5 ft.) and if a multiuse path could be implemented (being considered), four sided architecture, mailbox placement, allowable fencing types, orientation of garages, and additional lot landscaping. They requested to look at comparable lot size, density, and open space with surrounding neighborhoods as well as side and rear elevations. It was forwarded to the Residential Committee meeting on Tuesday, August 6, with the full Plan Commission having final voting authority. DOCS Remaining Comments/Concerns: The Dept. will continue to work with the Petitioner on the remaining review comments. Some outstanding comments include: 1. Revise the architectural commitments to further enhance the design of the homes. 2. Please provide example elevations of the sides and rear of the home. 3. Please provide an example elevation of a home with a front load garage since your commitments allow for them. 4. Update plans to show native plantings that support wildlife habitat around the pond. 12 5. Add a walking path around the pond to enhance the space and make the pond more of an amenity. 6. Please add a playground/park area to one of the common areas. 7. Update the sign plan. 8. Please provide a list of any green/sustainable site or building design aspects that will be implemented. 9. Please submit a draft copy of the neighborhood Covenants and Restrictions. Recommendation: If all comments/concerns can be addressed, the Department of Community Services recommends the Committee sends this item to the full Plan Commission meeting on August 20th with a Favorable recommendation.