HomeMy WebLinkAboutMinutes PC 08-20-19 Public Hearings:
1. Docket No. 18090012 Z: Sherman Drive Townhomes Rezone(R-2 to UR).
2. Docket No. 18090013 DP/ADLS: Sherman Drive Townhomes.
The applicant seeks rezone,development plan,and ADLS approval in order to develop 4 townhomes on Main
Street. The site is located at 7 Sherman Drive. It is currently zoned R-2/Residential with a proposed change to
UR/Urban Residential. Filed by Paul Reis with Krieg DeVault,LLP on behalf of AZR Haver LLC .
Petitioner: Chris Engel,Krieg DeVault LLP
• The subject property sits at the northern portion of Johnson Addition subdivision
• Currently there's a one story, single family dwelling on this property. It will be replaced with a two story
townhome building with four units
• Presented a site plan to show the borders of the subject property
• Presented a rendering and elevation of the townhomes
• Each dwelling will include an enclosed two car garage giving this development eight parking spaces,where six
spaces are required per the UR zoning district.
• Stormwater detention will be constructed beneath the permeable pavement driveway
• A new 10' wide path will be installed along Main Street
• Tab 5 in the info packet contains the landscape plan
• The Urban Forester expressed concerns about saving the existing trees on the property. We committed to plant
two replacement trees for any tree that dies during the construction.
• We held a neighborhood meeting last October to present the project to the neighbors and to hear their feedback
• The neighbors stated the project does not fit the character of the area,but we disagree
• We want to create a development that meets the demand for walkable urban living options
• Staff stated in their report the subject site is a good location for a townhome project
• Neighbors stated they do not want these units used for rent
• Neighbors stated they are concerned of the height of the proposed project. Presented a side view elevation. The
height of project is two stories and is compliant with the R-2 and UR districts. The max height of the townhomes
is 26', 10". 35' is the max height allowed in the R-2 zoning district.
• The design and architecture of this project was stated as a concern from the neighbors. We haven't received any
specific architectural comments from the neighbors.
• A mid-century modern design is being proposed for the new townhome structure in order to reflect the homes on
the north side of west Main Street,across the street from the subject property.
• Traffic and parking are a concern for the neighbors.They stated it's difficult to make a left hand turn from
Sherman Drive onto W. Main Street. We believe the proposed project will not have any meaningful impact to
the traffic within the neighborhood or to the West Main Street corridor.
• The Petitioner will continue to work with Staff and the Residential Committee on any outstanding issues
Brad: How many people in the audience wish to speak tonight on this petition? 9 people raised their hands.Each
person will have two minutes to speak.
Public Comments:
Wesley Bucher,Wilson Village: I served as a Plan Commission member and Development Director for Cannel and
Fishers. This rezone is attacking our neighborhood. We were told they would take the development back to the drawing
board. We have not seen any changes. We are not afraid of change or growth of the City. There are 200 single family
homes in our neighborhood and this development is out of character for the neighborhood. This building will be at the
entrance of our subdivision.
Kelly Basket,Johnson Addition: I believe this is not a good fit. UR is not intended for this area. This development
would be in the middle of single family residential. How is this appropriate for this corner?Nobody wants four dwellings
on this corner. Sherman Drive does not have sidewalks. This development will create overflow parking. This will
decrease the quality of life for the residents of Sherman Drive.
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Plan Commission Meeting Minutes 8-20-19
John Babcock,Wilson Village: No one is addressing the site of vision as you are looking to the east. There's a hill that
impedes your vision. There's not an accel,decel,or a turning lane on Main Street at Sherman Drive.
IPam Lovettis,Johnson Addition: I have concerns for traffic and density along Main Street. There are multiple new
developments along Main Street. Main Street is just a two lane street and it cannot accommodate more traffic.
Judy Letterback, 106th and Gray: I used to live in Wilson Village. Why do we need more townhomes in Carmel?
People want one story dwellings. How many townhomes already exist in Cannel?
Jane Seves, 10 Sherman Drive: I live right across the street. We have tons of traffic in this area. My family and I
struggle to find parking on the Sherman Drive. Where are the garbage cans going to be placed? I'm angry that
developers can come in and make money at our discomfort.
William Cummings,44 Sherman Drive: We have a beautiful home here and now they want to build this huge
townhome structure that will look out of place. Every morning when I go outside,I will be looking at four large garage
doors. What's going to happen when the construction begins?We already have problems with all the road closures
around us. Everyone already cuts through our neighborhood. How will we exit out of our neighborhood?
Jill Meisenheimer,Cannel Citizens for Responsible Zoning: The first neighborhood meeting had 80 people opposed to
this. This neighborhood is a jewel. They have concerns this multi-home structure will not have the same feel and sense
of community as the rest of the neighborhood. People are looking for affordable ranch homes in Carmel. A multi-level
townhome does not meet the demand of what people are looking for.
Jarrod Odell, lives on Emerson Road: I'm opposed to the rezone. My grandparents moved into Johnson Addition in the
1965. They love to ride their bikes throughout the neighborhood. The pace of the traffic allowed us to ride our bikes.
IRebuttal to Public Comments: Chris Engel:
• Presented a zoning location map to show all the different zoning classifications that are around Johnson Addition
• This project is on Main Street and not in the middle of Johnson Addition neighborhood
• There are multiple entry points to Johnson Addition
• We filed for this DP/PP,and rezone together at the same time so everyone is aware of what exactly is being built
• The parking provided will be more than what is required. The addition of 6 cars will not create additional traffic.
• Presented a landscape plan that shows the buffer between the neighborhood and this project. If you are looking
from the south towards the north,you will see trees and not garages.
• This does not set any future precedent decisions that the Plan Commission or Council will make
Department Report: Alexia Lopez:
• With any rezone,we review and analyze the Comprehensive Plan and DP/ADLS submittal
• This area is listed for a special study, so we don't have a set classification for this area
• We look at the City wide and northwest areas plans and make sure we are being sensitive to the neighbors
• The townhomes are two stories high and under the 35' height limit which is allowed in the current R-2 zoning
• There will be additional landscaping to help provide additional buffers
• The style of architecture is compatible to the area
• We did not support their original three story and traditional architecture proposal
• We believe this housing type is not normally found and available in Cannel
• The rear yard setback is 36'
• We asked the Petitioner to help preserve the existing trees. They will plant two trees for every one tree that does
not survive during the construction.
• They will install a sidewalk along Sherman Drive and a 10' wide path along Main Street
• We have received several letters from the neighbors about this project
• We have several outstanding comments for the Petitioner
• We recommended you continue this to the Sept. 3 Residential Committee for additional review
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Plan Commission Meeting Minutes 8-20-19
Committee Comments:
Nick: I have a concern for the lack of affordable housing but where do you draw the line? This is spot zoning and
doesn't fit. What are the sizes of the units in sq.ft.without the garage? Selling prices? Who's responsible for the
landscaping? Who's replacing the trees? If they are replaced,I want them to plant larger,mature trees. Where are the
mechanical units going to be located? What's the view look like at the intersection at Sherman and Main Street?
Chris Engel: Presented an aerial view to show the site. We will bring additional details to the Committee meeting.
Brad: Has the line of site at Sherman and Main been brought up? Alexia: The Engineering Department reviews this
and I can find out if it meets their requirements.
Alan: In regards to the Department Report,are there any other outstanding concerns besides the bike parking? Alexia:
They did address the bike parking. We are asking them to make commitments for their rezone request. They need to
commit to the rear yard setback,preserve the existing trees,and adding architecture standards such as more brick.
Alan: What are views from the surrounding properties? What are the views from the units looking out? Can you
provide us a graphic or rendering? Chris Engel: We do not currently have that.
Alan: What's the selling price? Chris Engel: I do not have that.
Alan: Do you have any commitments available for the construction practices to protect the surrounding residents in
regards to the hours, clean up at the end of the day,and delivery of materials? Chris Engel: We do not have those but
we will consider these items.
Alan: What's the living space of each unit? Chris Engel: About 2,000 sq. ft. of living space.
Alan: Will there be a fence or wall surround this townhome building? Chris Engel: No
Alan: Will there be any signage? Can you commit to this? Chris Engel: No signage proposal as of now and we can
commit to having no signage.
Carrie: There's no shortage of townhomes on the market in Cannel. The average days on the market is about 60 days
for a townhome. We are not in need a townhome product in downtown Cannel. We need something that's more
affordable. The corner of York Street and Main Street has a similar layout and home. They subdivided the parcel. They
are keeping the existing structure and building another single family home adjacent to it. I would like you to go this
route. The traffic on Main Street is a major concern. Your visibility and line of site of the oncoming traffic are important
things to look at. This can be a liability.
John: I don't see a compelling reason to change the zoning. I appreciate the comments made by Alexia on the
advantages of the UR,but we can have same advantages under the R-2. I wouldn't want my property or the property next
door to be rezoned so it would affect my property values.
Brad: Can you explain the comment on the Department Report about the two extra parking spaces? Alexia: Originally
the two parking spaces were shown south of the driveway,but they have removed the spaces to help preserve the existing
trees.
Brad: What's the material being proposed for the access drive? Chris Engel: Permeable pavers
Carrie: Where would the overflow parking be for their guests? Chris Engel: On the street,as it is today. We are
meeting the standards per the UR zoning district.
A Motion made by John and seconded by Tom to forward Docket Nos. 18090012 Z& 18090013 DP/ADLS to the
September 3 Residential Committee,with the final vote coming back to full Plan Commission.
Approved 8-0,absent Westermeier
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Plan Commission Meeting Minutes 8-20-19