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HomeMy WebLinkAbout09-03-19 RES '�,(0` 0. : .4. , City of C Cannel Plan Commission RESIDENTIAL COMMITTEE Tuesday, September 3, 2019 Meeting Minutes LOCATION: CAUCUS ROOMS CARMEL CITY HALL,21'1D FLOOR ONE CIVIC SQUARE CARMEL,IN 46032 Members Present: Susan Westermeier,Chair Nick Kestner Tom Kegley Carrie Holle Staff Present: Alexia Lopez-Planning Administrator Joe Shestak-Administrative Assistant Mike Hollibaugh-Director of DOCS Legal Counsel: John Molitor Meeting Time: 6:00 p.m. 17 TABLED TO OCTOBER 1sT—Docket No. 1801000 Z. W'cstbridgc PUrm Rezone. s+ • 2. Docket No. 18090012 Z: Sherman Drive Townhomes Rezone(R-2 to UR). 3. 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. Petitioners: Chris Engel • Our plan is to replace the existing one story, single family home with a two story,four unit townhome • The mid-century modern design chosen is complementary to the houses on the north side of W. Main St. • Total living space is 8,458,sq. ft.that is divided equally between the four units • This project is not out of character for the neighborhood at large. The area from Guilford Rd.to the Arts and Design District have a variety of different housing types. • There's a missing middle housing market that exists in Carmel • Neighbors expressed their issues of changing the one story residential home to a four unit,two story townhome • This will cater to young professionals,or empty nesters. This is not a large multi-family project.No signage will be use on this property. • Passed out a land zoning classification map of this area. There's a misconception that this area consists of all R- 2 zoning, single story, single family homes. There are duplexes,a church,and multi-family complexes. • We disagree with the characterization of this being spot zoning. In the Comprehensive Plan,this area has been designated for special study. Staff stated the City Wide objectives in their Department Report. 1 Residential Committee Minutes 9-3-19 • The Petitioner will work with Staff and the Committee to refine the architecture design of the building • Passed out an exhibit to show the sight line at the corner of Sherman and Main. We don't see any concerns of there being any obstructions for a left hand turn. • We are working on the best way to handle parking at this site. Each unit has two parking spaces. We want to be sensitive to potential overflow parking. We had proposed four parallel parking spaces along the access drive. We are open for discussion to add additional parking if it doesn't affect the existing trees. • We want to preserve the existing trees. We will commit to plant two trees to any one tree that dies during the construction. We will work with the Urban Forester to pick the appropriate size and species of trees. • We are open for discussion to add fencing along the southern border of the site if appropriate • We updated the site plan and landscape plan to show the location of mechanical units. The units will be shielded by the public view with landscaping. • We envision this project to be a small condo community with a homeowner association to help maintain the landscaping,and the trash details for storage and pickup. • Trash needs to be stored inside garage,or have an enclosure outside by each unit. We are open for any input for trash pickup. We can include a stub by the driveway,or concrete section that the trash cans can be lined up. • Passed out handouts—initial draft list of commitments • 1st commitment is the building will be no higher than 30' in height or 2 stories. This is 5' lower than what is permitted in the existing R-2 zoning district. • 2"d commitment is to a minimum setback line from the south property line. We will continue our discussion with Staff to get the right setback number to accommodate any parking on the access drive. • 3`d commitment involves the existing trees. Best practices will be used to preserve the trees. We will plant two trees for each tree that dies. • 4th commitment would be to have a brick base along the rear façade,where the garages are located • 5th commitment no signage would be used • 6th commitment would be 18' for max height for accessory buildings, if any. Same as R-2 zoning. • 7d'commitment we would agree to a fence if it was agreed on by Staff and the Committee • 8th commitment are these units are only to be for sale units • 96 commitment would only allow these units to be limited for Urban Residential(UR)uses Department Report: Alexia Lopez • We would like to see options for on-site parking. Maybe remove a tree to create more parking. • We would like to see a plan for the trash bins and how they would be picked up • Staff supports this project because of the following: A wide buffer will be included along the south property line. The two story height meets the requirement of zoning. The proposed location along Main Street,and fits in with the streetscape. This is still residential. A variety of housing types within an area can add benefits. • Staff recommends to continue this item to the Oct. 1 Residential Committee Committee Comments: Carrie: I think this a beautiful building but I have concerns of it going here at this site. This is a prime location in downtown Cannel but I don't think this townhome project fits here. A better use would be to subdivide the parcel into two duplexes that mimic the look of a traditional home,as opposed to a giant structure with four garages facing the interior of the neighborhood. Dan Moriarity,Architect: From the neighborhood meetings,we did not get any input on the look of the building. What are your height restrictions for two duplexes? Two or three stories? Chris Engel: We received input to keep it single family. Carrie: It's more complementary of having two structures that will look like two single-family homes, instead of a large multi-family unit complex. Dan Moriarity: How do we get to an agreement that works for everyone?Being subjective doesn't help us. Where are our perimeters at?Do you like the style of architecture? In your opinion what makes a building look like a single family home?Carrie: Having a pitched roof helps.The proposed townhome units are incredibly modern looking for this block. I understand there are modern looking homes in this area. Dan Moriarity: We can't build affordable housing here with one single family home. Having four units helps with the affordability. Nick: I have concerns with the setbacks. This sticks out like a sore thumb.You won't have a front yard and once you do that,there will be a domino effect. The house directly to the south will see the garage doors. We need to protect the 2 Residential Committee Minutes 9-3-19 current homeowners within the neighborhood.How's the landscaping going to buffer the southern border?Traffic is a problem. Once the roundabout comes in you won't have the protection of the existing red light. ITom: It's a unique architectural structure,but it doesn't fit for what already exists. I don't see how this is going to move forward with the developer wanting multi-family and us wanting single-family. Carrie: Parking will be a problem. Where's the overflow parking going to be? If you do two duplexes,then you can have a front yard and allow an alley or driveway for parking. Dan Moriarity: You would lose all three trees. Chris Engel: You would still see the garages from the rear. Dan Moriarity: Would adding screening or fencing eliminate the garage concern?Do we face the garages towards the Church? Where do we face them? Kevin Buchheit: What do we want the end result to be for screening of the property to the south?Is saving the existing trees the way to go?Keeping the existing trees might not be best option. Alexia: What's the setback of the first garage from Sherman Drive? Chris Engel: It's 42' from Sherman to the first garage. Carrie: The issue at hand is the structure is awkward at this site and location. Saving the three trees and the garage location is all secondary. Sue: What zoning would be needed to have a duplex? Alexia: It would still require a rezone to R-3 or R-4. Sue: I agree this is spot zoning.You are rezoning this small area and trying to fit this in it. I believe this isn't just for young professionals or empty nesters. I think people are moving in this area for the school system.The proposed UR zoning is doing everything here that we are not supposed to be doing. It doesn't protect the adjacent single family residential neighborhood. Alexia: Staff would disagree that this is a harsh transition. It's going from one story residential to two story residential. Sue: I agree that in itself is not harsh.I'm also worried about the traffic. Dan Moriarity: Would you rather have a setback from the street or a taller building closer to the street? Carrie: It's coming back in a difference in aesthetics.If you have a setback,we are still stuck with a three story building. Dan IMoriarity: If we do the duplexes,do we follow the setbacks? Sue: If you can come back with some different ideas,we are willing to work with you. Kevin Buchheit: Is it all about the appearance and architecture? Sue: Keep in character with the neighborhood. Traffic and parking issues are still going to be a challenge. Kevin Buchheit: We would like the Committee members to give their specific topics of concern to Staff. Sue: How would the HOA or condo association work? Chris Engel: It would be a private commitment between the owners of the units.Alexia: The condo home owners association would have a shared maintenance agreement and this is permitted in the UR zoning. This item will be continued to the October 1,2019 Residential Committee. 4. Docket No. 19050017 Z: Monon Crossing Townhomes Rezone R-1/Residential to UR/Urban Residential. 5. 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: Jim Shinaver,Nelson&Frankenberger,LLC. • Presented a site plan • With me tonight are Keith Lash and Ty Reinhart of Lennar Homes • At the last Plan Commission meeting, it was requested by PC members that John Duffy or Jeremy Kashman would be present to discuss the drainage concerns in this area John Duffy,Director of Cannel Utilities • The sanitary sewers for the proposed development are planned to flow south to the adjacent subdivision and 3 Residential Committee Minutes 9-3-19 ultimately discharge east to the line under the Monon,and then discharge to another line that goes under US 31 • Our plan,as always, is if the subject property would be developed, it would flow south. That is the natural grade of the land. It would eventually tie in the existing line. • There's more than ample capacity in the existing line • We have a flow issue but it has nothing to do with the capacity of the existing pipe. The issue is where the sewer goes between two homes on Circle Drive. There are bellies in the line and we need to replace 180' of the line. We will dig it up and replace this stretch of pipe. • There's been grease build up from the nearby restaurants and homes. We have notified the restaurants for them to change their practices. We intend to replace the pipe by the end of November 2019. We plan on replacing this stretch of line regardless of if the subject property gets developed. Jim Shinaver • We can go over the updated Traffic Report. Steve Fehribach from A&F Engineering is here to discuss it. Passed out updated Traffic Memo. This report reflects the revised numbers that were taken while school was in session. Steve Fehribach,A&F Engineering • We try to identify any deficiencies in the roadway system and make any recommendations to any access points • We did a traffic count on Rohrer Road • We look at how many cars will be generated by this proposed townhome development. We use a trip generation manual to determine how many cars will be generated by different land uses. • This study shows how many cars will be generated by 64 units. We take the existing traffic volumes and add them to the proposed volumes from 64 units. • We do a capacity analysis that has a grading system of A through F. The access drive to this townhome development will operate with an A to B range of service. • We found out there's enough gaps on Rohrer Road for a driver to take a left-turn out and left-turn in • The level of service can fully function when these units are occupied • The report showed us a left turn or right turn lane is not required per traffic engineering reasons • Our recommendations are there should be one outbound lane and one inbound lane and a right turn lane Nick: I know you are using the standard model but with 64 units and you only show 32 vehicles leaving in the morning. Steve Fehribach: We are trying to capture the worst case scenario when we do the traffic count between 7am-8am. Other people may leave at other times in the morning. We also doubled the standard trip generation number and the levels of service still came out to be A's and B's. Alexia: I asked the Engineering Department to do a traffic count of an existing 85 unit townhome subdivision at Hazel Dell Pkwy. Their a.m. peak was between 7am-8am. They had 24 vehicles leaving and 14 vehicles coming in. The p.m. peak was from 5pm-6pm. They had 16 vehicles leaving and 29 coming in.The A&F Engineering trip generation manual hit the data on point.Tom Scott,resides on Rohrer Road: Rohrer Road is a two lane road,and Hazel Dell Parkway is a four lane road. Alexia: I was just comparing the existing numbers of the townhome subdivisions. Steve Fehribach: With the model we used,we plug in the existing lane configurations road size. We plugged in a two lane road. Alexia: The Petitioner is not proposing to connect to the existing stub street. If that were to connect,do you see a lot of the residences of the townhomes using the stub street to get to Rohrer Road? Steve Fehribach: I just do not see it with the level of service being an A and B. Jim Shinaver: • Cannel Engineering will review all of the findings and results of the Traffic Report Alexia: Jeremy Kashman, Director of Engineering,agrees with the findings of the traffic study. He doesn't see any concerns. Since this is on the Monon Greenway,more people may use it for a mode of transportation. Jeremy Kashman also added we maybe can add a mid-block crosswalk on Rohrer Road near the entrance of the townhomes. • We will submit our handouts from tonight to Staff and submit an info packet before the next Committee meeting • Passed out updated elevations, there has been a change in the color scheme to show differential between the units.Additional windows were added to the rear and side elevations. • Passed out rendering of open space. We were told to enhance the common areas,but weren't sure if the site plan was too small to see the details of the open space. Does this rendering help staff's concerns? Alexia:No,this still does not show much design for theses internal common areas. We would like to see something more than 4 Residential Committee Minutes 9-3-19 just turf grass and a sidewalk. • Passed out a photograph of the existing tree line from the south, looking north by the stub street. Our plan is to 111 have an emergency only connection. There,would be knock box or gate code. • We updated the access way to the Monon. We have added benches,bike rack,and landscaping. • Passed out exhibits and photos showing the Monon trail connection. We would work with Engineering on the design of the connection. We would preserve as many trees as possible. • We will add lighting along the sidewalks and a light at the end of the cul-de-sac by the benches • Passed out exhibit of the Rohrer Road entry way signage and lighting • The A/C and Heating units will be screened by landscaping • Passed out sight line exhibit on the scale size of the homes.This shows the height of the townhome and side yard setback compared to the Autumn Lake two-story, single family homes. The townhomes will have a 50' setback from the property line. The current R-1 setback is only 10' from the property line. • We will be mindful of the number of windows allowed on the townhome units facing Autumn Lake subdivision • Passed out sight line exhibit,this is looking south towards Autumn Lake • Impact on surrounding property values. Passed out information on the average sale prices. • Passed out a site plan exhibit for the current R-1 zoning at this site. You would be able to fit 11, 100' wide lots. • Passed out site plans for a potential R-3 site. You would be able to fit 14, 60' wide lots. • This property has been on market for the last 10 years.A developer has not proposed any single family homes for this site due to the site constraints and cost of land. Keith Lash,Lennar Homes: • We recently changed our brick manufacture. We hand selected our bricks to show the change in color and variation • We have built this product in Cannel,Indy, and Zionsville.The front elevations have additional detailing in the cornice line,brackets,window arches,front entry ways,window headers and sills,and returned gables. • A comment was made on the lack of detail for the rear façades;this will not be visible from the main corridor or Rohrer Rd. • We have added landscaping on the north building elevation and south boundary of the development. There are plenty of trees on the Autumn Lake side. • The Townhome HOA will be responsible for the landscape maintenance. • We did a report on the average sale price of the homes in this area. We ran a report of number of days on the market for a townhome and single family home in Cannel. Townhomes DOM= 18, Single Family= 19 • It's a very challenging site.It's not wide enough for the existing R-1 zoning to get any efficiency in a plan. Department Report: Alexia Lopez • Ideas for enhancing the rear façades,add brick on the 13`floor,a change in color on the siding,and adding more windows. This is the main outdoor living space for the residents. The rear façades still need to improve for the residents who will be living there • Reducing the monotony is required per the UDO. Each building has to be different. Keith Lash: We are happy to move around the brick facade in a different pattern and orientation. • We will need to see a revised architecture plan. Jim Shinaver: We will revise our elevations and submit them in our Oct. 1 Committee info packet. • We recommend this comes back to the Oct. 1 Residential Committee for further review Committee Comments: Sue: Are all the colors the same on the rear façade? Keith Lash: Yes,as proposed right now. There are opportunities to change it. Carrie: Is this cement board?Keith Lash: Its hardy plank siding. Sue: How big is the open lawn area? Keith Lash: 20'. Alexia: We are still looking for additions to the open space. A Ivariation in the sidewalk,additional trees or landscaping beds, and not just cut grass. Nick: Add benches. Alexia: I can bring in examples of what we are thinking. Keith Lash: 15-20 years from now those trees will be mature and the landscaping will over-take the buildings. Ty Reinhart: We are trying to keep the open space,open and leave as much as grass as possible. Alexia: They all don't have to be the same. One can be open grass, and one can have a garden. 5 Residential Committee Minutes 9-3-19 Sue: What's Staffs take on the stub street? Alexia: Staff wants to see a connection to this stub street and it's required per the UDO.It benefits the fire dept.,police,school buses,and post office. Jim Shinaver: In this situation we feel it's different and unique. The distance within these small neighborhoods are not significant if they want to travel through. There will be four 16 unit gang mailboxes. We don't think the connection is necessary. We respect the policy but we need to look at a case by case scenario. Autumn Lake residents do not want this. Laura Campbell,City Council: We did meet with the neighbors and walked the neighborhood with them. I don't see the necessity for the connection. They are very different neighborhoods. Alexia: Both neighborhoods have only one access point.This would allow them another access point if one was blocked. What would this area look like if this would be an emergency only access drive? Keith Lash: We would work with Cannel Engineering and Fire Dept. We want a connection that is safe and effective. There's a 2' difference in grade and we will have to remove one or two trees. Sue: Can we add more benches closer to the trial head? Keith Lash: The grade is significantly different. We can't place benches closer to the trail. Nick: You will need to talk to the Parks Dept. for their approval of the connection. Alexia: Talk to David Littlejohn about his thoughts on the sight lines when you enter the Monon trail. Sue: Would the internal sidewalks connect to the Monon? Nick: There are no amenities. Jim Shinaver: The Monon is the amenity. Keith: The sidewalks will be designed to funnel people to the common areas and to the Monon. Jim Shinaver: We will take in consideration of more internal paths if this is a deal breaker. Sue: What about a gazebo or adding some sort of amenity? Keith Lash: We can take a look at this. We feel like people who are out walking will use the Monon. We want to keep more open space. Carrie: I don't think the extra sidewalks will be used since you are by the Monon. Sue: You can't use the Monon at night and sometimes you need to walk your dog nearby.Alexia: David Littlejohn commented that he would like a 10' wide path connection to the Monon so you can use your bike. Nick: You need a wider path than a 5' wide sidewalk if you have someone on a bike and someone walking by each other. Nick: Is there street lighting along the Boulevard? Keith Lash: Yes. Jim Shinaver: We will make sure the lighting plans show the levels and styles. Nick: Where are the trash bins stored? Jim Shinaver: The HOA will state the trash cans have to be stored inside. Alexia: Can you find out how Republic handles trash pickups with similar townhome complexes? Keith Lash: We will look into that. Sue: What will the residents on the other side of the Monon see? How far is the townhome unit to the Monon? Ty Reinhart: It's 100' from the end of the cul-de-sac to the Monon. The corner of the building is around 90' to the center of the Monon. Sue: What kind of trees exist and what trees will you plant along the Monon?Ty Reinhart: We will plant additional evergreens.Presented a sight view from the Monon, looking towards the development. Alexia: An 88' setback from the Monon is required for non-single family units. They have to preserve the trees along the Monon ROW and on site. Sue: What's the selling price of the townhomes? Ty Reinhart: High 200k to mid-300k. Carrie: I misspoke at the last meeting. I looked up the absorption rate of townhomes in the area. There's only a 2 month supply of multi-family homes. The market is still in demand for this type of townhome product. Nick: There's no setback from Rohrer Road. The multi-use path along Rohrer Road will end up being a playground with the kids leaving their belongings. It's not very safe. There should be a side walk and a multi-use path between the townhomes and Rohrer Road. Jim Shinaver: The front of the townhome will be setback 41' from Rohrer Road. The setbacks from the multi-use path will be 10'. You can include in the covenants not leaving bikes along the multi-use path area that's in the City ROW. Keith Lash: We will have empty nesters,divorcees,and young professionals. We tend not to see families with young kids. Nick: As you drive down Rohrer Road,all the other housing has setbacks.You come to this development and it will look massive.A lot of mature landscaping already exists. Sue: Can you reduce the amount of units and push it back? Keith Lash: The UR zoning minimum setback is 0' with a maximum of 10'.Jim Shinaver: UR is the only zoning classification that permits townhomes. Sue: You would need a variance for a larger front setback. This will stick out. Keith Lash: Autumn Lake homes are 25-35' back and the townhomes will be 10' setback from the 6 Residential Committee Minutes 9-3-19 road. Alexia: We asked for street trees along Rohrer Road. Keith Lash: 6 street trees are on the landscape plan. Nick: Could you have a 2 story townhome instead of a 3 story along Rohrer Road? Sue: Have you done a two story Itownhome? Keith Lash: We have a product,but it's tough to sell.You lose half of your living space. Alexia: We can look at similar townhome products that sit close to the street like on City Center Drive. Sue: But there aren't single family homes nearby. Sue: We have 3 of the City Councilors present at this meeting.Do you have any input to add? Kevin Rider,City Council: I met with the neighbors. I always ask myself when reviewing a development,"would I want to be living next to this"? When you compare R-1 to UR,you have larger setbacks and more landscaping with a UR. I told the neighbors I would rather have an UR next to me with the large setback than an R-1. The UR is the new PUD. We can ask for additional architectural standards. Are all the buildings going to be built at once? Or will you control the building and do one at a time? Sue: Bring to the next meeting how you will handle the construction. Jim Shinaver: We have to comply with all local ordinances. Keith Lash: We would build one building at a time and keep the site tidy and clean. We are controlled and precise when we build our product. We will build the model building and storage building first. We will not bring in any temporary lighting. This item will continue to the October 1,2019 Residential Committee. The meeting adjourned at 9:05 p.m. 6S (Y:4*7\- J hestak—Recording Secretary Susan Westermeier—Chair I I Residential Committee Minutes 9-3-19