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HomeMy WebLinkAboutMinutes RES 09-03-19 '�,(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