Loading...
HomeMy WebLinkAboutDepartment Report 03-17-207 CARMEL PLAN COMMISSION DEPARTMENT REPORT MARCH 17, 2020 4. Docket No. 19120008 PUD: 146th and Monon PUD Rezone The applicant seeks approval to rezone 1.26 acres to PUD/Planned Unit Development in order to develop 15 townhomes. The site is located along the south side of 146th St. between the Monon and Rolling Hill Dr. It is zoned R-1/Residential within the Monon Overlay Natural Section. Filed by Jim Shinaver of Nelson and Frankenberger on behalf of Estridge Development Management, LLC. Project Overview: The Petitioner proposes to rezone the subject property to a PUD classification to allow for the construction of 15 residential townhome units. The site is located right along 146th Street and the Monon. The land surrounding this property is all single family residential. Please see the Petitioner’s Information packet for more details. Comprehensive Plan Analysis: The Carmel Clay Comprehensive Plan’s Land Classification Plan Map delineates this area as Suburban Residential. Suburban Residential is described as providing housing opportunities for people who desire moderately dense subdivision living. This would normally be single-family detached residential only with one-story encouraged and a maximum of two stories. The proposed townhome development would fall under the classification of Attached Residential, which is considered a Conditional Fit next to Suburban Residential. Conditional fits are appropriate when the more intense development is installed with sensitivity to the adjacent land classification. We also look to the City Wide and West and North Central Carmel Policies and Objectives in the Comp Plan. Some objectives that stand out include: - Be very sensitive to connectivity and transitions between adjacent areas. Discourage unplanned or harsh contrasts in height, building orientation, character, land use, and density. If there exists contrast, utilize multiple design principles to soften transitions. - Continue to encourage a variety of housing options to meet the needs of the marketplace. - Subdivision connectivity and transitions between proposed developments and existing subdivisions should be scrutinized to a greater degree in West Carmel. - Encourage pedestrian scale and walkability in new developments, infill and/or redevelopment. - Promote compact urban form with densities that support multi-modal transportation. The above goals support this rezone if there is sensitivity to adjacent areas and appropriate transitions. Additional Analysis: Site Plan, Parking, Engineering: The proposed townhomes are located at and brought up to 146th Street with 6 units facing 146th St, 5 units facing the Monon and 4 facing rolling Hill Drive. The units in each building are staggered to provide variation in the façade and streetscape. The entrance to the townhomes will be off Rolling Hill Drive and all of the townhomes will be rear loaded so the garages won’t face the street. There will be designated spots for guest parking as well as some units will have room behind the garages for additional parking. The onsite detention is planned through underground detention. Active Transportation: Pedestrian connectivity will be provided by increasing the path along 146th St. to 10 ft. wide and adding a sidewalk along Rolling Hill Drive. There is also a sidewalk internal to the site that connects people from 146th St. south to the guest parking. Short term bicycle parking is also provided along the internal sidewalk. Architectural Design: The architecture for the townhomes is custom architecture with high quality materials and design elements. The main building materials are red brick with smooth fiber cement panels and smooth fiber cement lap siding. 100% of the first floor of the dwelling facing a street or the Monon Trail will be brick and/or stone, except for bay windows. There are numerous windows on the elevations which help break up the facades and adds architectural interest. The PUD requires that the townhomes be built in substantial compliance with the Architectural Character Imagery, so that what has been presented so far is what will be built. An ADLS approval will also be required to approve the final design of the townhomes. From the street, the townhomes will only be 2.5 stories to help transition from 146th St. to the single- family homes along Rolling Hill Dr. 8 Lighting: The proposed lighting will be architectural lighting on the building or ground-mounted architectural, display, and decorative lighting from concealed, low level fixtures. Pole mounted lighting fixtures are prohibited in the PUD to reduce the light levels of the site and be sensitive to the surrounding area. Landscaping: Foundation plantings and street tress will be required. A 15 ft. bufferyard is proposed along the Monon and the south perimeter, except for the area where the guest parking is located, which will only be 9.5 ft. The petitioner has added landscaping to the common area south of the entry drive to help screen the views of the rears of the townhomes from the street and the neighbors to the east. Petitioner, please add this as a requirement in the PUD text. Signage: No signage is proposed at this time, but the PUD would allow for only one ground sign along the 146th St. frontage. DOCS Remaining Comments/Concerns: The Dept. continues to review the PUD and work with the Petitioner on all the review comments as this project moves onto Committee review. A few of the outstanding comments include: 1. Please submit some elevations of the rears of the townhomes. 2. Can you require window trim for all windows not in brick? 3. Provide a Zoning Districts Comparison Chart comparing the proposed UR development standards and land uses against the current R-1 and Monon Overlay zoning standards and land uses. 4. Add requirement to PUD to have trees and landscaping in the common area south of the entry drive. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Residential Committee meeting on Tuesday, March 31, 2020 for further review and discussion.