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HomeMy WebLinkAboutDepartment Report 06-02-208 Carmel Plan Commission RESIDENTIAL COMMITTEE Tuesday, June 2, 2020 Department Report 4. Docket No. 19120006 PP: Legacy Townhomes– Primary Plat 5. Docket No. 19120007 ADLS: Legacy Townhomes– ADLS The applicant seeks primary plat and site & architectural design approval for 14 2 lots (single-family attached) on 12 acres. The site is located south 146th Street and west of Community Drive. It is zoned Legacy PUD/Planned Unit Development (Z-501-07). Filed by Jim Shinaver of Nelson and Frankenberger on behalf of Lennar Homes of Indiana. *Updates to the Dept. Report are written in blue Project Overview: The petitioner is proposing to build new townhomes in the Legacy PUD District. The Legacy PUD permits this use as attached dwellings and requires not only primary plat approval, but also ADLS approval for review of the design. The project is located north of Cherry Creek Blvd. and west of Community Dr. To the east of the site is the Play School at Legacy, South is an unbuilt section of The Grove a t the Legacy, and north is undeveloped land. Please see the Petitioner’s Information packet for more details. PUD requirements the project MEETS:  Minimum front yard  Minimum perimeter yard  Maximum height of building  Permitted building materials  Required window openings  Each entry will have a covered stoop Primary Plat, Site Plan, Parking and Engineering: This primary plat includes 142 townhome units in 22 buildings, common areas, sidewalks, guest parking, and private streets. The Legacy PUD specifically allows for private streets with approval from the Plan Commission. There is currently only one way in and one way out of the development by way of Equality Blvd. In the future, the subdivision will connect to the south through 2 other streets, however The Grove at the Legacy Subdivision will need to be completed to build those street connections. The drainage will be handled through a master planned swale to the south of the property that is shared by other developments. Only part of the swale is built today, and it is not on the land included in this project. Therefore, the subdivision would not be able to get their stormwater permit until there are plans to build the drainage swale. The Engineering Dept. is still reviewing the Primary Plat and has several outstanding comments. The minimum amount of parking required is 1.5 spaces per dwelling. The subdivision meets this requirement by providing garages for all units, driveways behind the garages, and 36 guest parking spaces. There will also be on street parking along Equality Boulevard, which the developer enlarged per the request of staff. Active Transportation: A 12’ bike promenade is required along Larson Drive per the PUD. This path will eventually connect 146 th Street with Cherry Creek Blvd. Sidewalks are provided throughout the townhome development along the public and private streets to connect common areas as well as provide access to the guest parking. Staff has requested short term bicycle parking be added, and the petitioner has added these to the site plan. Architectural Design: The proposed townhomes incorporate 2 main materials; brick and siding. Both are permitted materials in the PUD. The front elevations of the townhomes alternate the material between units from brick to siding. A small pediment is located above the front entry doors to act as a covering for the stoops. The rear loaded townhomes have brick along the garage level in the rear, and the rest of the rear façade is siding. All the backs of the front-load townhomes have siding as the only material. This makes for a very plain rear façade as can be observed in the previously built townhomes in the Prairie at Legacy. (See photos below). The petitioner has added color variation as well as a trim board detail between the upper floors on the rear facades. This helps break up the façade and adds more architectural interest, however, the rear facades are still all siding. The Department would still like to see some brick incorporated into the rear facades that are visible when traveling on the street. The petitioner has added 9 brick to the first 2 floors of the side elevations that face a street and this could be done on the rear elevations as well. Windows are provided on every level on every façade, per the requirements of the PUD. The PUD also requires trim around windows, and the petitioner has agreed to add trim around all front windows, however an elevation showing this is needed. Lighting: Lighting will be provided with streetlights and wall mounted lights on the fronts and rears of the townhome units. The street lights will be an acorn style street light with a lite lid in the top of the acorn to reduce light loss and light pollution into the homes and the night sky. Landscaping: Landscaping is provided per the requirements of the PUD for townhomes. Trees and shrubs will be planted along the front elevations of the townhomes that abut a public street. The petitioner has added landscaping to the rear load elevations. This will help screen the a/c units in the back and soften the look of the rear facades that are across the street from front facades. There are some trees proposed in the common areas, and the petitioner has agreed to add more landscaping adjacent to the guest parking areas. Petitioner, please update the engineered landscape plans to reflect these changes. Signage: Entry column signs will be provided at the main entrances to the subdivision and will complement the other signs in the Legacy development. April 21, 2020 Public Hearing Recap: The Petitioner went over the proposed project and site plan. There were no letters submitted from adjacent property owners. The Plan Commission members asked questions about the architecture related to adding additional colors on the elevations, size of the front stoops, masonry water table for front elevations with siding, and the monotonous ridge line of the 8-plexes. The Plan Commission also asked about pedestrian connectivity for the front load garage buildings, how buses will access the neighborhood, and how these townhomes compare to the others built in Legacy. The Plan Commission forwarded this item to the Residential C ommittee meeting on May 5th, with the full Plan Commission having final voting authority. May 5, 2020 Residential Committee Recap: Petitioner presented changes made to the site plan and architecture including adding more brick colors and siding colors, showing sidewalk locations, bike parking locations, and landscaping near guest parking. They also showed a comparison to the existing Legacy Townhomes. The Committee asked for more landscaping in the common areas, reducing the amount of colors on the buildings and improving the architecture, and if the front stoop sizes could be increased. The Committee continued this item to the next Residential Committee meeting. DOCS Remaining Comments/Concerns : 1. The Department would like to continue to work on tweaking the architecture to reduce the amount of siding and enhance the overall aesthetics. a. Petitioner has agreed to add trim to the front windows, but an exhibit showing this is needed. b. Add brick to the rear units that are visible from a street when driving north or south. 2. Update the engineered landscape plan. Recommendation: The Department of Community Services recommends the Committee discuss this item and then continue it to the Residential Committee meeting on July 7, 2020 for further review and discussion. 10 Character Illustrations from Legacy PUD. 11 Prairie at the Legacy townhomes built by Lennar. 12