Loading...
HomeMy WebLinkAbout08-20-19 PC Brad: To my knowledge,the Zoning Impact Fee cannot be used for any repairs or on-going maintenance. But the fee can be used for new equipment and the expansion of the existing parks. Michael Klitzing: That is correct. Only new development that is designed for our new residents. Brad: Are none of the items on this proposed budget for West Park Iis physically listed today? Michael Klitzing: That is correct. We have received funding through Clay Township programs. Laura: Has the land been identified for the new park on the Northwest side? Michael Klitzing: We have not identified that land but we are constantly working with DOCS for that opportunity. A Motion by Josh and seconded by Laura to suspend the Rules of Procedure in order to vote on these items. Approved 8-0,absent Westermeier A Motion made by Josh and seconded by Laura to forward Docket Nos. 19040007 CPA and 19040008 OA to City Council with a Favorable Recommendation. Approved 8-0,absent Westermeier 6. Docket No. 19050017 Z: Monon Crossing Townhomes Rezone R-1/Residential to UR/Urban Residential. 7. Docket No. 19050018 DP/PP/ADLS: Monon Crossing Townhomes. The applicant seeks rezone, site plan and design approval for a new subdivision consisting of 64 townhomes on 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&Frankenberger,LLC on behalf of Lennar Homes of Indiana. Petitioner: Jon Dobosiewicz • Presented a site location map, it's located on the east side of Rohrer Road,north of Autumn Lake subdivision • Presented a zoning map, to show the current and adjacent zoning districts • Staff noted that this would be a conditional fit per the land use classification map • Large landscape buffers will be placed along the north and south sides and enhanced setbacks from the Monon • The style of architecture used will be complementary to the single family homes in the area • This will provide housing opportunities for young families,professionals,and empty nesters • Presented a site plan • The ADLS plans illustrate exactly the product and design of the townhomes • The building setback from Autumn Lake subdivision will be 50',where only 10' is required per R-1 • The building setback from the Monon Greenway is between 90' and 130' where tree preservation is provided • The drainage will be provided by two separate detention ponds • 25%open space will be provided • All garages will be in the rear of the home. Each home will have 4 parking spaces,2 in garage and 2 in the rear driveway • 25 spaces will be provided for guest parking • The petitioner is proposing a gated emergency only drive connection to the existing stub street.UDO requires this to be a full street connection. • A pedestrian path to the Monon Greenway, sidewalks along the streets,and a 10' path along Rohrer Road will be provided • Presented side elevations, shown in Tab 5 and 6 • Similar townhomes communities in Cannel are nearly all adjacent to residential areas • 1700-2400 sq. ft. in living space,with selling prices of$275k-$350k • Architecture features will include brick front façades,and enhanced detailing • Townhomes will be 3 stories in height,with the highest point being 36' in height. The existing zoning allows 35' to the midpoint of the peak and eave. • We held a neighborhood meeting to present the plans to the surrounding neighbors. • Lennar Homes have met with sewage utilities,and understands the current problem unrelated to this site. There's a plan in place by Carmel Utilities to fix the current problem. • Based on today's drainage design standards,any development will improve the drainage condition.All the City 7 Plan Commission Meeting Minutes 8-20-19 requirements will be applied • A traffic study was conducted and submitted to Staff. Access to this site will be designed under the direction of Cannel Engineering Dept. • We will provide additional comments to Staff for architectural design, sidewalk connectivity, short-term bicycle parking, internal green space enhancements, and additional signage and lighting details Brad: How many people in the audience wish to speak on this item? 8 people raise their hands. We will allow 3 minutes per speaker. Public Comments: Ed Sweeney,Autumn Lake Overlook: Their request for this rezone presents an enormous change in density. Three story townhomes are very harsh juxtaposition with the surrounding single family homes on three sides. Density will be a poor fit,and will increase from a max of 2.9 units per acre for R-1,to 9.4 for UR. The average home values in the area are $350k. Lennar starting prices are$275k. This will decrease the current home values.Neighbors are already selling their homes. We don't want access to the stub street. Traffic is a major concern and 64 townhomes would increase this. Tom Scott, 1482 Rohrer Road: This will definitely increase the traffic. Traffic is already horrible on Rohrer Road. It doesn't match the homes in the area. Aren't there enough townhomes in Cannel? We need more homes for empty- nesters.How close will the townhomes be to the road? Matthew Musgrave,32 Circle Drive: Submitted his presentation. The zoning facts do not agree with the developer's argument that the proposed high-density of this development is appropriate. It will be landlocked and surrounded by all sides by single family residential. We want to preserve our unique community with large parcels. The sewers cannot handle the current demand. Every 90 days,a Cannel Utilities truck comes and cleans out the sewer located by my yard. Eden Bruce,Autumn Lake Overlook: What kind of effect will this development have on my home's value? My house is located on the edge of my neighborhood,by the townhomes. We would want all the older,mature trees along the property border to be preserved. Our homes are one story in height. Three story townhomes will overlook ours. I'm a night-shift worker. I'm concerned of the day-time construction while I'm trying to sleep. Jill Meisenheimer, Cannel Citizens for Responsible Zoning: I find no reason for changing the zoning. What's the justification? It's not compatible with this area. There are concerns for increased traffic. Three story townhomes are not reasonable for empty nesters. There's no useable open green space. How is this transitional? How does this protect the single-family neighborhoods? Dee Fox,West Cannel resident: This is an unnecessary rezone. It's incompatible with the adjacent single family neighborhoods. It has a large change in density. I submitted an email to state this parcel could be used under the current R-1 zoning. This land could be used to address the demand for first time buyers and empty nesters looking to down-size. We don't need more townhomes. Compatible development does not need transition. It does not protect the adjacent neighborhoods. Robert Lennon, lives directly east of this proposed development: We have drainage issues. Depending on the severity of the storms,at least twice a year the creek will back up and come up to my property. Once this area is developed,this whole area won't be able to take on the additional spill-off water from the developed area. It will affect the Monon trail. Patrick Rondeau,Autumn Lake Overlook: I previously submitted a letter. They don't share with us how the progress is going in their drainage,engineering,and traffic studies. Townhomes were submitted by Pulte Homes eight years ago and the City denied their proposal. [It was withdrawn by the petitioner.] The traffic study should be conducted during the school year and not during the summer. The public notice sign was never updated. We have never heard anything about the solution to fix the drainage. If the problem is there now, it's not going away. The entrance access street needs to be min. of 500' from the next street intersection. We don't want a connection to the existing stub street in Autumn Lake. Rebuttal to Public Comments:Jon Dobosiewicz • Traffic study was conducted by A&F Engineering and was provided to Staff and is available to the public 8 Plan Commission Meeting Minutes 8-20-19 • Homes will be set back 55' from the centerline of Rohrer Road • Lennar Homes met with Carmel Utilities and they said they would make the corrections to the sewer • With the development,the drainage will be contained and released slowly • We will provide a detailed exhibit where the existing trees are and which ones will be preserved • We will provide an exhibit of the site lines from the adjacent residential homes • The townhomes will be 50' set back from Autumn Lake homes,where a single family home would only be 10' • There are numerous examples of townhomes surrounded by single family homes • Traffic Report will be updated now that school is in session • We made public notice for our June meeting. It's the public's obligation to follow the agenda. We met the obligation regarding the notice per the Plan Commission's rules. Department Report: Alexia Lopez: • We look at the comprehensive plan in regards for the rezone. This area is classified as Suburban Residential • This project is designated as Attached Residential Classification which is considered a Conditional Fit next to Suburban Residential and Employment Node • Conditional Fits are deemed appropriate when the more intense development is installed with sensitivity to the adjacent land classification • Large setbacks, large buffers,and orientation of the townhomes provide the sensitivity needed for transition • 22 on-street parking spaces will be provided • They want an emergency only access gate from the existing stub street to the south in Autumn Lake. The UDO requires this to be a full public street connection. • They will provide a multi-use path along Rohrer Road and a pedestrian path that connects to the Monon • We need a rendering of what the path connection will look like from the Monon to the townhomes • We are asking for additional features for the green spaces, such as additional trees, sidewalks, seating, playground,or a community garden • We are asking for additional architecture standards • We believe variety is good in uses,and do not necessarily need the same use right next to each other or across the street as long as it's designed well • Staff recommends this item be forwarded to the Sept. 3 Residential Committee for additional review Committee Comments: • Laura: Kevin Rider and I met with the Autumn Lake Overlook HOA Board to discuss the drainage and sewage problems with the Cannel Utilities Director,John Duffy. Drainage backups have occurred because of the practices of the nearby restaurants on their grease discharge. Regardless if this area is developed or not, Cannel Utilities plans on replacing that section of pipeline that is backing up. I agree with limiting the stub street connection to an emergency only access point. We want them to preserve the existing trees along the border.The neighbors have concerns of the construction management as the units are being built. Please address this at the Committee meeting. Carrie: What does this land look like if it's developed with single family homes? We can get around 25 homes on 6.8 acres. What would the value of the homes be? This location next to the Monon would increase the values. Is it feasible for a developer to put 25 single family homes priced at 400k on this parcel? Would this be a better use of the land? Nick: I don't believe the traffic study is accurate. I don't think only 32 people will be leaving in the morning for work. There are no amenities. The home units are too close to Rohrer Road. All the existing areas have mature landscaping. Small trees won't fit in. We need more info on the walking path within the development. Jon Dobosiewicz: A&F Engineering will be at the Committee meeting. We have an updated traffic study to include the school numbers. We don't produce those numbers,but allow the professionals to provide us with the numbers. Brad: You can either defend the numbers in the A&F study,or provide more relevant numbers from similar townhome products in our community. IBrad: Can you provide renderings of the sight lines from the backyards of the homes in Autumn Lake and from the rear of the townhomes towards Autumn Lake? Have John Duffy present at the Committee meeting to address the drainage and sewer issues. I agree with Laura's comments on the stub street connectivity. In this case,the stub street would not provide additional connectivity. The townhomes and Autumn Lakes both exit onto Rohrer Road.Neither access point has an advantage over the other. We need to see architecture enhancements on the rear elevations. What do the 9 Plan Commission Meeting Minutes 8-20-19 greenspace areas look like? This feels too dense for the size of this site. Josh: I'm perplexed by some of the comments from the neighbors. Having a sewage truck cleaning out the sewer drain at Mr. Musgrave's every 90 days should not be happening. Be prepared to discuss the current flow of stormwater. Does the stormwater flow over from the other side of the Monon?Mr. Duffy should be present to answer some of these comments. A Motion made by Josh and seconded by Tom to forward Docket Nos. 18090012 Z& 18090013 DP/ADLS to the September 3 Residential Committee,with it coming back to the full Plan Commission for final vote. Approved 8-0,Absent Westermeier 8. Docket No. 19050029 Z: Smokey Row UR&P1 Rezone. The applicant seeks to rezone 13 parcels located on the north side of Smokey Row Road,between the Monon Greenway and Meridian Street,from the PUD/Kensington Green Planned Unit Development and Rl/Residence District to the UR/Urban Residential and P1/Park&Recreation Districts,respectively. The properties comprise the Kensington Green subdivision as well as 2 parcels adjacent to the Monon Greenway. Filed by the Department of Community Services on behalf of the Cannel Plan Commission. Petitioner: Adrienne Keeling,DOCS • Presented a zoning map of the subject area • The City has been informed that the developer of the proposed Kensington Green subdivision is no longer moving forward with the project • A PUD was approved at this site in 2015 • Staff had concerns how such a development would fit into the surrounding(formerly zoned)R1 district • Staff believes that it is better for the site to match the surrounding zoning district,which is now zoned UR • The P1 rezone includes two parcels adjacent to the Monon Greenway • Most of this area is designated as a flood zone and urban farm space • The PC should expect to see a DP for review in the coming months • The Department is taking the opportunity to refine the zoning edges to help guide any proposed development into a seamless plan Public Comments: Paul Ayers,Kensington Place: We believe this item should be continued. I don't know what the proper notice is,but I talked to some neighbors and they were not notified. We don't know what the developer plans to do with this area. Smokey Row is not pedestrian or bike friendly. Smokey Row will need to be updated. Rebuttal to Public Comments: Adrienne Keeling • Proper notification was provided via letter per the Plan Commission's Rules of Procedure • There's a development proposal coming to the Plan Commission that will require a public notice and hearing • With any kind of development proposal,the Thoroughfare Plan is consulted. I don't know the exact plans for Smokey Row,but our development plans would require pedestrian paths and improvements. We would also like to see the Hagan Burke Trail be connected and extended through at some point. Committee Comments: Josh: Will Smokey Row Road be turned into a 4 lane super highway? Adrienne Keeling: No Alan: Is there anything pending for this area? Adrienne Keeling: We should expect to see Development Plan in the coming months. I have seen a concept plan that includes a variety of residential. Brad: What is the existing zoning along the Monon on the proposed P-1 parcels? Adrienne Keeling: R-1. Brad: For the public notice, it's all property owners within 660' or two properties out. It looks like Kensington Place would have been notified via letter. If it is discovered the public notice requirements were not met,we would need to suspend our rules. John Molitor: If you feel additional notices are needed to be given,then you can table this item. 10 Plan Commission Meeting Minutes 8-20-19