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HomeMy WebLinkAboutDepartment Report 06-04-207 COMMERCIAL COMMITTEE Carmel Plan Commission Thursday, June 4, 2020 Department Report 3. Docket No. PZ-2020-00008 OA: Silvara PUD Amendment, Exmoor Standards 4. Docket No. PZ-2020-00009 CA: Silvara Commitment Amendment, Exmoor Standards The applicant seeks PUD Amendment and Commitment Amendment approval for the Silvara PUD in order to amend the standards for the Exmoor Neighborhood at Jacksons Grant. The site is located west of Spring Mill Rd. and north of Jacksons Grant Blvd. It is zoned Silvara PUD Ordinance Z-553- 11. Filed by Steven Hardin of Faegre Drinker Biddle & Reath, LLP on behalf of Jacksons Grant Real Estate Company, LLC. *Updates to the Dept. Report are written in blue. Project Overview: The applicant seeks approval to amend the Silvara PUD and Council Conditions for the portion of Jackson’s Grant commonly known as Exmoor. This 22 lot neighborhood is located in the northern portion of Jackson’s Grant. Standards were proposed for this area when the Silvara PUD was first being reviewed, however there were not detailed plans at that time and so the standards were removed from the PUD. Now that more detailed plans are proposed, the petitioner is requesting these unique standards for Exmoor to allow the development of a neighborhood different than other areas of Jackson’s Grant. To the west and north of the site is Claybridge Springmill neighborhood and Springmill Streams neighborhood. East and south of the site are other neighborhoods in Jackson’s Grant. Please see the Petitioner’s Information Packet for more details. PUD Lot Standards remaining the same for Exmoor: 1. Min. Lot Width – 55 ft. and 65 ft. 2. Min. Lot Area – 6,600 sq. ft. and 7,750 sq. ft. 3. Min. Street Frontage – 30 ft. and 35 ft. 4. Min. Rear Yard Setback – 20 ft. PUD Lot Standards changing for Exmoor: 1. Min. Front Setback – 25 ft. required, 10 ft. proposed 2. Min. Side Setback – 5 ft. required, 3 ft. proposed 3. Min. Aggregate of Side Yards – 10 ft. required, 6 ft. proposed 4. Max. Lot Coverage – 50% required, 65% proposed Analysis: The basic layout of the neighborhood is remaining the same with the entrance coming from the Estates area of Jackson’s grant. There is a looped road with some common area and 22 lots (21 originally planned). The main changes relate to the lot standards and the addition of separate carriage garages. These changes will allow for reduced front and side yard setbacks for this European style development. Decorative walls at the front property line will connect the fronts of the garages to create a private front courtyard area. The conceptual architectural elevations of the homes are very nice and include a lot of detailing and masonry. This carries through to the design of the garages. The homes will still have to meet the architectural standards of the PUD as those are not changing. As a part of this PUD Amendment process staff has asked the petitioner to incorporate the Conditions made to the City Council into the text of the PUD. This will make the PUD easier to read and understand. Currently the PUD has standards in the body of the PUD and it has different standards that were made as conditions to the City Council, but were not actually amended into the PUD. The Conditions to the Council are the governing 8 standards and so it makes sense to change the text in the PUD to reflect this. This should clear up any confusion regarding the PUD standards and the Conditions and will make the Silvara PUD document more user friendly. May 19, 2020 Public Hearing Recap: The Petitioner went over the proposed project, site plan, neighborhood style, and amendments to the PUD. There will be 22 lots with a European feel. The front common area will provide a view of a manicured rain garden as you drive in. Carriage garages are alley loaded and the front will face the street and resemble a European cottage. The Plan Commission asked about street lighting, the type of landscaping in the side yards which could be grass or mulched plantings, and the type of street and size of the alleys. The streets will be private as it is a gated community, however they will be built to City standards. The alley will be about 25 ft. wide which would be enough room to turn into the garages. The garages cannot be bought; they are licensed to the homeowner and could be sold with the home or it could be licensed to only another Exmoor resident. The Plan Commission forwarded this item to the Commercial Committee, with final voting authority. DOCS Remaining Comments/Concerns: Overall, Staff believes that this project is appropriate for the area and the PUD amendments should not have a negative effect on surrounding properties. There are no major concerns with the amendments proposed. The petitioner has made many of our requested changes, and we have no outstanding comments. Recommendation: The Department of Community Services recommends the Commercial Committee sends this item to the City Council with a Favorable Recommendation.