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HomeMy WebLinkAboutPacket for RES 06-02-20 Mark R. Leach Land Use Planner mark.leach@faegredrinker.com Direct +1 317 569 4851 Faegre Drinker Biddle & Reath LLP 600 East 96th Street  Suite 600 Indianapolis  Indiana 46240-3789 Phone +1 317 569 9600 Fax +1 317 569 4800 May 22, 2020 VIA E-MAIL Carmel Plan Commission Residential Committee Members One Civic Square Carmel, IN 46032 Re: The Courtyards of Carmel PUD Dear Plan Commission Members: Epcon Carmel, LLC / Epcon Communities, Inc. (“Epcon”) is pleased to propose its newest single-family residential development, to be known as The Courtyards of Carmel (the “Courtyards”). Located on the 59 +/- acres at the northeast corner of 136th Street and Keystone Parkway, the Courtyards is planned as a high-quality “age restricted” development serving Carmel’s 55+ population. The Courtyards will be developed with attractive single-story architecture, amenities that provide numerous social and wellness opportunities, and full landscape maintenance services. The proposed community will be rich in lifestyle benefits desired by those seeking a home in Carmel that provides a quality opportunity to “right size”. The developer and builder, Epcon, is nationally recognized with more than 34 years’ experience focusing exclusively in this age targeted sector of housing. Epcon’s, unique, copyrighted, “courtyard homes” are recognized as some of the best home designs nationally at addressing the unique needs of the 55+ market. A variety of model sizes and architectural styles all feature a private, outdoor, garden courtyard for residents to merge indoor and outdoor living. Epcon’s single-family homes are expected to range from $375,000 to $575,000 with an expected average of $475,000. Epcon recognizes that the neighbors have seen two previous proposals for this property in recent years, and Epcon is committed to simplifying the review of Epcon’s proposal by seeking to minimize the changes from the previously adopted PUD Ordinance. Epcon is keeping the same buffer yard and tree preservation areas along the perimeter as in Old Town’s most recent proposal. Epcon’s plan does differ from Old Town’s in that Epcon’s plan includes only single-family homes (no multi-family) and Epcon’s neighborhood will be age-restricted to serve the 55+ Carmel population. If approved, Epcon intends to start site development work in the fall of 2020. Home construction is expected to begin in the spring of 2021. Enclosed please find the traffic Access Point Analysis for the Brennan Property, dated March 18, 2020, prepared by Steven Fehribach, P.E., President of A&F Engineering. Also attached is the traffic analysis, dated September 28, 2018, prepared for Old Town Companies by A&F Engineering. Thank you for your consideration. Mark R. Leach STEVEN J. FEHRIBACH, P.E. PRESIDENT R. MATTHEW BROWN, P.E. VICE PRESIDENT KAREN K. COLLINS, P.E. VICE PRESIDENT JOSEPH T. RENGEL, P.E. VICE PRESIDENT 8365 KEYSTONE CROSSING, SUITE 201 – INDIANAPOLIS, INDIANA 46240 TELEPHONE (317) 202-0864 – WWW.AF-ENG.COM 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 KENTUCKY MICHIGAN OHIO MISSOURI TEXAS MEMORANDUM DATE: MARCH 18, 2020 TO: MIKE GOULD EPCON COMMUNITIES FROM: STEVEN J. FEHRIBACH, P.E. PRESIDENT RE: BRENNAN PROPERTY ACCESS POINT ANALYSIS The purpose of this analysis was to determine if a left turn treatment located east of Keystone Avenue on 136th Street would adequately serve the proposed single-family subdivision. Trip Generation Analysis In order to determine how many vehicles would enter and exit the site, a trip generation analysis was conducted. The proposed site has 169 homes. This development would be occupied by empty-nester homes and be limited to home buyers age 55 and over. The trip generation manual published by the Institute of Traffic Engineers (ITE) was used to calculate the number of trips generated by the development. The following table is a summary of the trips that will be generated by the development for the AM peak hour and PM peak hour. Traffic Generation Summary Land Use AM Peak Hour PM Peak Hour Entry Exit Entry Exit Senior Adult Housing – 169 Homes 20 41 44 28 Single Family-169 Homes 31 94 106 62 Percent Decrease 64% 44% 41% 45% Assignment and Distribution The projected trips for the site must be assigned and distributed to the existing street system so that the access volumes can be determined. The assignment and distribution is based on existing traffic volumes, the projected land uses, and the location of the access point. It was calculated that the majority of the traffic (75%) will come from the west and make a left turn into the site. This volume will be used to determine if/what type of improvements on 136th Street would be necessary to mitigate any capacity issues at the access point. Capacity Analysis In order to determine what improvements are necessary and how the access will function once those improvements are implemented, a capacity analysis of the proposed access point and 136th Street was conducted. An analysis was completed with the addition of an eastbound left turn lane into the site, and an analysis was completed without an eastbound left turn lane. The purpose of comparing the two alternatives was to determine if the queue of vehicles would extend into the interchange at Keystone Avenue and 136th Street. Conclusions The conclusions that follow are based on the trip generation analysis and capacity analysis that were conducted for the site. • Based on the fact that the development will be limited to buyers age 55 and over it can be seen through the trip generation analysis that the number of vehicles that will be generated during the AM peak hours and PM peak hours will be minimal. • Based on the trips generated calculations for single-family residents, it can be seen that a standard single-family dwelling unit would generate significantly more trips during the AM and PM peak hours. • Based on the capacity analysis, it was determined that with an added left turn lane at the access point for the eastbound to northbound generated trips, the eastbound approach will operate at a high level of service. The level of service will be for the AM peak hours and for the PM peak hours. • Based off the queue length analysis, it was also determined that the projected queue for the east bound to northbound left turn movement would be 35’ for the AM peak hours and 43’ for the PM peak hours. Based on this analysis, it can be seen that with the left turn lane alternative, the projected queue will not back up into to the interchange. • Based on a field review of the northbound off ramp, it was determined that the majority of the vehicles in the PM peak hours are wanting to proceed east on 136th Street. Those vehicles are delayed by vehicles wishing to go westbound through the interchange. Recommendations Based on the analysis and the conclusions that have been reached, the following recommendations are provided. The access point should be designed and developed as follows: • The southbound approach should be developed as a two-lane approach with one outbound lanes and one inbound lane. The inbound lane should be developed with a minimum of 14 feet width. • 136th Street should be designed and constructed with an eastbound to northbound left turn lane. This lane should be constructed from the proposed access point back to the roundabout of 136th Street and Keystone Avenue. • Based on the fact the northbound off ramp is working at or over capacity, an additional northbound land should be added to allow vehicles to maneuver to the southbound lane on 136th Street. 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 – FACS I MILE (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 KENTUCKY MICHIGAN OHIO MISSOURI TEXAS September 28, 2018 Mr. Erik Dirks Old Town Companies 1132 South Rangeline Road, Suite 200 Carmel, Indiana 46032 Re: Reserve at Cool Creek 136th Street & Keystone Parkway Dear Mr. Dirks, At the request of the City of Carmel, I have reviewed the proposed residential project with respect to the number of trips that will be generated and the location of the access points with respect to the traffic that will move from the proposed development through the surrounding existing neighborhoods. The proposed development is anticipated to have 134 townhomes and 103 single family residences. As presently planned the proposed development will have access to 136th Street east of the existing interchange at Keystone Avenue. This access will be by way of an additional roundabout located at the proposed access point. Also, internal access will be provided Smokey Ridge Lane to the east, Matt Street to the north, and Millgate Drive to the west. The following table summarizes the number of trips that can be anticipated during the AM peak hour and the PM peak hour. Trip Generation Summary Land Use AM Peak Hour PM Peak Hour Entering Exiting Entering Exiting Single Family Homes (103 units) 20 60 65 39 Town Homes (134 units) 14 49 48 29 Total 34 109 113 68 An overall view of the area shows that the neighborhood to the east (Smokey Ridge) has access to Carey Road and the neighborhood to the north (Foster Estates) has access to 146th Street. In review of the amount of traffic from the proposed development that may make use of Smokey Ridge Lane to access Carey Road or Matt Street to access 146th Street, one must consider the amount of traffic from the development that wants to go eastbound on 146th Street or northbound on Carey Road. Due to the fact that Smoke Ridge Lane, Matt Street, and Millgate Drive do not make direct connections to Carey Road or 146th Street it is unlikely that many vehicles from the proposed development will use this route. Currently, the Hamilton County Highway is adding an additional ramp to US 31 and 146th Street through Lowes Way and will provide access to Keystone Parkway for southbound vehicles and to Rangeline Road. This additional access is anticipated to reduce the number of vehicles on Carey Road and at the 136th Street and Keystone Avenue interchange. As part of this development, the interchange at 136th Street and Keystone Parkway will be modified to add an additional roundabout at the proposed access point. With the addition of this access point, it will provide an efficient way for the Smokey Ridge neighborhood and the Foster Estates neighborhood to access to Keystone Parkway. Along with a more efficient route, it will also reduce the number of vehicles on Carey Road and 136th Street. While this will be a minimal number, it will provide additional access to their neighborhoods. Based on our review and trip generation calculations, the following conclusions can be made: • Based on the number of trips that have been calculated for the proposed site, this development will not have a negative effect on the surrounding street system, including the interchange at 136th Street and Keystone Parkway. With the modified roundabout design and the County’s additional ramp, the number of trips may be reduced and the interchange may become more efficient. • The proposed access as presently planned will operate at acceptable levels due to the fact it will be designed as a modified roundabout. • The fact that the internal street system ties to the Smokey Ridge and Foster Estates neighborhoods may improve traffic flow on Carey Road and 146th Street. If you have any questions, please contact me. Sincerely, A&F Engineering Co., LLC Steven J. Fehribach, P.E. President