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Monon Crossing
UR Rezone / Development Plan / Primary Plat / ADLS
Docket No. 19050017 Z &19050018 DP/PP/ADLS
REZONE, PRIMARY PLAT AND DP/ADLS APPLICATIONS
CITY OF CARMEL, INDIANA
October 1, 2019
Residential Committee Meeting
** Also please refer to the July 16, 2019 Plan Commission Brochures **
Applicant: Lennar Homes of Indiana, Inc.
Attorneys: Nelson & Frankenberger, LLC
Jim Shinaver, Attorney
Jon C. Dobosiewicz, Land Use Professional
317-844-0106
TABLE OF CONTENTS
1. Explanation of Project Modifications
2. Revised Site Plan and Rohrer Road Setback Exhibit
3. Rohrer Road Street Perspective (To be Provided at October 1st Committee Meeting)
4. Revised Rear Building Elevations
5. Revised Landscape Plan for Common Areas between Townhomes
6. Revised Sight Line Exhibits, including photos of existing trees along southern
perimeter and landscape plantings along southern perimeter
7. Revised Monon Trail Connection Exhibit, including amenities, bike parking and
photos of existing Monon Trail tree cover
8. Photos of existing trees near proposed emergency access
9. Entryway Signage Exhibits
10. Average Sales Price Data for surrounding neighborhoods
11. R-1 Plat Exhibit and Alternative Site Plan Exhibit
12. Summary and Memo of Revised Traffic Analysis/Conclusions
13. Description of Subdivision Waiver Request to not construct a full street connection to
Autumn Lake subdivision
TAB 1
TAB 2
EMERGENCY DRIVE
STORMWATER
MANAGEMENT
AREA
STORMWATER
MANAGEMENT
AREA
Plot Date:Sep 18, 2019Plot Time:12:41pmFile Name: W:\CalAtlantic Homes\2018-169 CalAtlantic- Rohrer Rd Townhomes\Design\Renderings\Rohrer Rd MColor Exhibit.dwg, Layout:LAYOUTBy: tsmithMONON CROSSING
TOWNHOMES
CARMEL, INDIANA
SEPTEMBER 18, 2019
0'
SCALE: 1" = 100'
GRAPHIC SCALE
30'60'90'60 UNITS
6.8 ACRES ±
1.3 ACRES ± COMMON AREA
SITE DATA6 UNITMONON TRA
ILROHRER ROAD6 UNIT6 UNIT6 UNIT6 UNIT6 UNIT6 UNIT6 UNIT6 UNIT6 UNIT
Revised Plan Previous Plan
70’ 57’
MONON CROSSINGTOWNHOMESCARMEL, INDIANASEPTEMBER 11, 20190'SCALE: 1" = 60'GRAPHIC SCALE30'60'90'
MONON CROSSINGTOWNHOMESCARMEL, INDIANASEPTEMBER 11, 20190'SCALE: 1" = 60'GRAPHIC SCALE30'60'90'
TAB 3
TAB 4
Revised Rear Elevation
Front Elevation
Left Elevation Rear Elevation Right Elevation
TAB 5
TAB 6
Sight Line Exhibit
27’ Sight Line Sight Line Property Line 50’ 20’ Sight Line
Autumn Lakes
N
Autumn Lakes
N
Photos taken 50’ from property line
AUTUMN LAKEPC 2, SLIDE 104INST. #9809822989PART OF LOT 1LASSITER PLACEPC 1, SLIDE 547INST. #9534570LASSITER PLACEPC 1, SLIDE 547INST. #9534570PART OF LOT 1LOT 21LASSITER PLACEPC 1, SLIDE 547INST. #9534570LOT 20LOT 2LOT 13LOT 120'(IN FEET)GRID NORTH30'60'90'FOR REVIEW ONLYPRELIMINARYREVISIONSS1.1ALTA/NSPS LAND TITLE SURVEYINDIANAPOLIS - TERRE HAUTELAFAYETTE - MUNCIE - NEW ALBANYwww.hwcengineering.comMONON CROSSING TOWNHOMES
CITY OF CARMEL, CLAY TOWNSHIP, HAMILTON COUNTY, INDIANA
ALTA/NSPS LAND TITLE SURVEY - RETRACEMENT SURVEY
CLIENT:
LENNAR HOMES OF INDIANA, INC.
9025 NORTH RIVER ROAD, SUITE 100
INDIANAPOLIS, IN 46240
F/K/A CALATLANTIC HOMES OF INDIANA, INC.SHEET 1 OF 2
ROHRER ROAD TOWNHOMES
CARMEL, INL1.0REVISIONSLANDSCAPE PLANLANDSCAPE PLAN 0'(IN FEET)GRAPHIC SCALE30' 60' 90'Call 811 or 800-382-5544 Before you Dig!INDIANAPOLIS - TERRE HAUTEMUNCIE - LAFAYETTE - NEW ALBANYwww.hwcengineering.comLEGEND:BUFFERYARD 'C' LANDSCAPEPLANTING REQUIREMENT:BUFFERYARD 'C' PLANTING REQUIREMENT:BUFFERYARD 'A' LANDSCAPEPLANTING REQUIREMENT:BUFFERYARD 'A' PLANTING REQUIREMENT:NOTES:SEE SHEET L1.1 FOR PLANT SCHEDULE.CONTRACTOR TO FOLLOW ALL REQUIREMENTS OFARTICLE 5, DIVISION 5.19, 5.20 & 5.21.STATE OFLA21000089R
E
GISTEREDINDIANALANDSCAPE ARCHI
T
ECT
CA
T
HERINE PUCKETTNOT FOR CONSTRUCTIONPRELIMINARY
MONON CROSSINGCROSS SECTIONCARMEL, INDIANAAUGUST 28, 2019Scale: 1" = 20'010'20'40'
TAB 7
East Property Line/Monon Trail
TAB 8
Autumn Lake Overlook – stub street
TAB 9
TAB 10
Area Home Values
Source: MIBOR/BLC average home sale price in last 24 months
$310,000
$150,700
$272,600
$234,200
$314,400 $274,700
$234,200
$325,000
$266,200
$219,600
Area Home Values
Source: BLC sales last 24 months
Hamilton County Tax Records
BLC Avg = $310,000 (2)
AV Avg = $336,900
BLC Avg = $150,700 (3)
AV Avg = $164,100
BLC Avg = $272,600 (8)
AV Avg = $255,000
BLC Avg = $234,200 (10)
AV Avg = $194,300
BLC Avg = $314,400 (8)
AV Avg = $283,500 BLC Avg = $274,700 (4)
AV Avg = $272,900
BLC Avg = $234,200 (6)
AV Avg = $180,200
BLC Avg = $325,000 (3)
AV Avg = $305,700
BLC Avg = $266,200 (10)
AV Avg = $242,418
BLC Avg = $219,600 (4)
AV Avg = $197,800
8/29/2019 Statistics Sheet
https://matrix.miborblc.com/Matrix/Statistics.aspx?c=AAEAAAD*****AQAAAAAAAAARAQAAAFUAAAAGAgAAAAQ5MDMzBgMAAAACMTMGBAAAA…1/1
Market Analysis
Status: Sold (1570)
List Price Beds Baths Sqft M/U $/Sqft M/U Acres Year Built Sale Price SP/LP%DOM
Min $75,000 0 1 0 $49.70 0.00 1860 $81,200 65.15%
Max $3,995,000 9 14 13302 $543.48 13.71 2019 $3,000,000 127.42%582
Avg $453,630 4 4 2860 $150.86 0.48 1993 $441,443 97.91%47
Median $386,250 4 3 2701 $142.04 0.34 1996 $381,000 98.42%19
Criteria:
Property Type is one of 'Residential', 'ResidentialLease'
Status is 'Sold'
Status Contractual Search Date is 08/29/2019 to 08/29/2018
Property Sub Type is 'Single Fam'
School District is 'Carmel Clay Schools'
TAB 11
TAB 12
STEVEN J. FEHRIBACH, P.E.
PRESIDENT
JOSEPH T. RENGEL, P.E.
VICE PRESIDENT
R. MATTHEW BROWN, P.E.
VICE PRESIDENT
8365 KEYSTONE CROSSING, SUITE 201 – INDIANAPOLIS, INDIANA 46240
TELEPHONE (317) 202-0864 – FACISMILE (317) 202-0908
TRANSPORTATION ENGINEERING STUDIES ● TRAFFIC IMPACT ANALYSES
STREET DESIGN ● HIGHWAY DESIGN ● TRAFFIC ENGINEERING
PARKING LOT DESIGN ● TRANSPORTATION PLANNING STUDIES
CONSTRUCTION OBSERVATION ● SITE ENGINEERING
REGISTRATION
INDIANA
ILLINOIS
IOWA
KENTUCKY
MICHIGAN
OHIO
MISSOURI
FLORIDA
MEMORANDUM
DATE: 08/19/2019
TO: Stuart D. Huckelberry
Land Development Manager
Lennar – Indianapolis
FROM: Matt Brown, PE/PTOE
A&F Engineering Co., LLC
RE: Proposed Monon Townhomes Development - Carmel, Indiana
A&F Engineering has conducted a traffic analysis on behalf of Lennar for a proposed townhome
development called “Monon Townhomes” that would be located along Rohrer Road south of
Nevelle Lane in Carmel, Indiana. As part of this analysis, A&F Engineering conducted 24-hour
traffic volume counts, trip generation estimates for the proposed development, assignment and
distribution of generated traffic volumes, turn lane warrant analyses and level of service/capacity
analysis calculations. The study area for this analysis includes the intersection of Rohrer Road &
the Monon Townhomes proposed access drive.
DESCRIPTION OF THE PROPOSED DEVELOPMENT
The subject site is located along Rohrer Road, approximately 400 feet south of Nevelle Lane in
Carmel, Indiana. The proposed development will consist of 64 townhomes. As proposed, the site
will be served by a full access drive along Rohrer Road and an emergency vehicle only access
drive via Autumn Lake Overlook to the south. Figure 1 is an area map showing the location and
general layout of the proposed site.
TRAFFIC IMPACT STUDY
LENNAR - MONON TOWNHOMES
CARMEL, IN
AREA MAP
FIGURE 1
2
3
EXISTING TRAFFIC DATA
24-hour traffic volume counts were collected along the segment of Rohrer Road between Nevelle
Lane and Leafy Branch Trail during a typical weekday in August 2019 under good weather
conditions and while school was in session. Based on this count, the existing peak hour traffic
volumes were obtained. The AM peak hour along the segment occurs between 8:00 AM and 9:00
AM and the PM peak hour occurs between 4:45 PM and 5:45 PM. Table 1 summarizes the
existing peak hour traffic volumes.
Table 1 – Peak Hour Existing Traffic Volumes: Rohrer Rd (BT) Nevelle Rd & Leafy Branch Trail
AM PEAK PM PEAK
NB
SB
NB
SB
57 93 212 96
GENERATED TRAFFIC DATA FROM PROPOSED DEVELOPMENT
An estimate of the generated traffic volumes from the proposed Monon Townhomes
development was conducted per the 10th Edition of the ITE Trip Generation Manual 1. Table 2
shows the summarized peak hour generated trips from the proposed development.
Table 2 – Total Generated Trips for Proposed Development
DEVELOPMENT INFORMATION GENERATED TRIPS
LAND USE ITE CODE SIZE AM PEAK PM PEAK
ENTER EXIT ENTER EXIT
MULTI-FAMILY HOUSING 220 64 DU 7 24 25 15
The attached Figures 2, 3 and 4 illustrate the assignment and distribution of generated trips for
the proposed development, the total peak hour turning movement traffic volumes from the
proposed development, and the sum of existing traffic volumes and generated traffic volumes
from the proposed development respectively.
1 Trip Generation Manual, Institute of Transportation Engineers, Tenth Edition, 2017.
TRAFFIC IMPACT STUDY
LENNAR - MONON TOWNHOMES
CARMEL, IN
FIGURE 2
OF GENERATED TRAFFIC VOLUMES
ASSIGNMENT & DISTRIBUTION
FROM PROPOSED DEVELOPMENT
XX = INBOUND TRAFFIC
XX = OUTBOUND TRAFFIC
* = NEGLIGIBLE
430%30%70%70%
TRAFFIC IMPACT STUDY
LENNAR - MONON TOWNHOMES
CARMEL, IN
FIGURE 3
FROM PROPOSED DEVELOPMENT
GENERATED TRAFFIC VOLUMES
XX = A.M. INBOUND TRAFFIC
(XX) = P.M. INBOUND TRAFFIC
* = NEGLIGIBLE
XX = A.M. OUTBOUND TRAFFIC
(XX) = P.M. OUTBOUND TRAFFIC
52 (8)7 (5) (17) 517 (10)
TRAFFIC IMPACT STUDY
LENNAR - MONON TOWNHOMES
CARMEL, IN
FIGURE 4XX = A.M. PEAK HOUR
(XX) = P.M. PEAK HOUR
* = NEGLIGIBLE
VOLUMES AND GENERATED TRAFFIC
SUM OF EXISTING TRAFFIC
VOLUMES FROM PROPOSED
DEVELOPMENT
62 (8)7 (5) (17) 517 (10)93 (96)(212) 57
7
TURN-LANE WARRANT ANALYSIS
A right-turn and left-turn lane analysis was conducted at the proposed access drive for the sum of
existing traffic volumes and generated traffic volumes from the proposed development. This
analysis showed that neither a left-turn lane nor a right-turn lane is warranted along Rohrer Road
at the access drive. However, a right-turn lane should be considered along Rohrer Road at the
access driveway in order to provide safe movement of traffic into the development.
The turn lane warrants and figures depicting the necessary criteria from the INDOT Driveway
Permit Manual are included as an attachment to this memorandum.
CAPACITY ANALYSIS
The "efficiency" of an intersection is based on its ability to accommodate the traffic volumes that
approach the intersection. It is defined by the Level-of-Service (LOS) of the intersection. The
LOS is determined by a series of calculations commonly called a "capacity analysis". A LOS A
is considered to be the highest (best) grade while LOS F is the lowest (worst) grade. A
capacity/level of service analysis was conducted for the peak hours at the intersection of Rohrer
Road & Proposed Access Drive using the sum of existing traffic volumes and generated traffic
volumes from the proposed development (see Figure 4). The following table summarizes the level of
service results.
Table 4 – Level of Service: Rohrer Road & Proposed Access Drive
MOVEMENT AM PEAK HOUR PM PEAK HOUR
Southbound Left-Turn A A
Westbound Approach A B
Note: The level of service results above are based on the following intersection conditions:
Construction of the access drive with at least one inbound lane and one outbound lane.
Stop-sign control intersection with proposed access drive stopping for Rohrer Road.
Construction of a northbound right-turn lane along Rohrer Road at the access drive.
8
CONCLUSIONS / RECOMMENDATIONS
Based on the data and analysis, it can be concluded that the additional traffic added by the
proposed Monon Townhomes will not significantly impact the surrounding roadway network.
The following proposed intersection conditions are recommended at the intersection of Rohrer
Road and the Monon Townhomes Access Drive:
Construction of the access drive with at least one inbound lane and one outbound lane.
Stop-sign control intersection with proposed access drive stopping for Rohrer Road.
Construction of a northbound right-turn lane along Rohrer Road at the access drive.
5%Left Turns10%Left Turns15%Left Turns20%Left Turns25%Left Turns30%Left Turns35%Left Turns40%Left TurnsWarrant?800 313 256 228 199 171 142 113 84Advancing Volume (Va)123600 410 305 265 225 213 200 187 175Opposing Volume (Vo)45400 510 380 328 275 260 245 230 215Left‐turn Volume2200 640 470 410 350 328 305 282 260Left‐turn %2%100 720 515 453 390 365 340 315 290Advancing Volume (Va)92Opposing Volume (Vo)196Left‐turn Volume8Left‐turn %9%Rohrer Road & Proposed Access Drive ‐ Existing + ProposedOperating Speed (mph)Opposing Volume (veh/h)Advancing Volume (veh/h)30INPUTNONOAMPM5% LT10% LT20% LT30% LT40% LT01002003004005006007008000 100 200 300 400 500 600 700 800Vo ‐Volume OpposingVa ‐Volume AdvancingLeft‐Turn Lane Warranton Two‐Lane Roadway(30 MPH )5% Left‐Turns10% Left‐Turns20% Left‐Turn30% Left‐Turns40% Left‐TurnAMPMLeft‐Turn Not Necessary
Time Met?Total Volume RT VolumeRT Volume50 120Total Volume45600 40RT Volume17700 40Total Volume196Existing + Proposed ‐ Rohrer Road & Proposed Access DriveInputAM NOPM NO20304050607080901001101200 100 200 300 400 500 600 700Right‐Turn Volume During DHVTotal DHV, Vehicles Per Hour, In One DirectionRohrer Road & Proposed Access DriveRT VolumeAMPMRight‐Turn Lane Should Be ConsideredRight‐Turn Lane May Not Be Necessary
TAB 13
Monon Crossing Subdivision Waiver Request Explanation
Lennar Homes of Indiana, Inc. (“Lennar”) is the applicant concerning parcels of real estate
generally located at 1101 Rohrer Road, Carmel, IN 46032 and identified as Parcel Nos. 17-09-24-
04-10-002.000, 17-09-24-04-10-001.000, 17-09-24-04-10-001.001, and 17-09-24-00-00-019.001
with the Hamilton County Auditor’s Office (the “Real Estate”)
Lennar is seeking to develop a townhome community to be known as “Monon Crossing”
and has filed zoning applications identified as: (i) Docket Number 19050017 Z seeking to rezone
the Real Estate from its current R-1 Residential District zoning classification to the UR: Urban
Residential District zoning classification; and, (ii) Docket No. 19050018 DP/PP/ADLS seeking
Development Plan, Primary Plat, and ADLS approval for the “Monon Crossing” townhome
community (collectively, the “Zoning Applications”).
In conjunction with the Zoning Applications, Lennar is also requesting approval of a
Subdivision Waiver Request pertaining to the Unified Development Ordinance, Article 7.25 E.3.
A “Connectivity” (when a proposed development abuts land that has an established and existing
stub street that the proposed development provide a connection to the existing stub street). To this
end, a stub street exists on the northside of the Autumn Lake Subdivision (the stub street is known
as “Autumn Lake Overlook”) and this stub street is adjacent to the southern boundary of the Monon
Crossing Real Estate. Lennar is not proposing to construct a full street connection from its Real
Estate to the Autumn Lake Overlook stub street, but instead is proposing a “gated” emergency
drive connection to this stub street which will effectively address public safety and will allow an
opportunity for additional tree preservation in the area around the existing stub street.