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HomeMy WebLinkAboutDepartment Report 07-21-201 CARMEL PLAN COMMISSION DEPARTMENT REPORT JULY 21, 2020 1. Docket No. PZ-2020-00069 (PUD): Ambleside Point PUD Rezone The applicant seeks PUD rezone approval to allow a new development consisting of single-family detached and attached residential. The site is located at 2135 W 146th Street on approximately 56.5 acres. It is currently zoned S-1/Residential. Filed by Jim Shinaver with Nelson & Frankenberger, LLC on behalf of Hoffman Developer, LLC. Project Overview: This proposed PUD seeks to create a mixed residential neighborhood of single-family homes and townhomes. There will be 25% open space and tree preservation designed into the neighborhood. Currently the property is zoned S-1, which allows for a maximum density of 1 lots/acre and the petitioner is proposing a maximum of 4.9 lots/acre. Surrounding residential subdivisions are Saddle Creek to the west, south, and east, and Autumn Wood Farms to the northeast. North of the development is 146th Street. Please see the petitioner’s information package for more information. Comprehensive Plan Analysis: This area is shown as Vision 2020 Plan Very Low Intensity in the current Comprehensive Plan (Comp Plan). Very Low Intensity Residential is generally characterized by single-family detached housing with densities between 1.0 and 1.3 units per acre. South, east, and west of the project the land is also classified as Very Low Intensity Residential on the Comp Plan, but the adjacent subdivision themselves are more similar to the the classification of Suburban Residential as they have a density of about 1.78 lots per acre. To the north is land in Westfield’s jurisdiction. The proposed subdivision would fall under a mix of classifications of Suburban Residential, Urban Residential, and Attached Residential. Suburban Residential is considered a best fit next to Suburban Residential. Urban and Attached Residential are considered a conditional fit next to Suburban Residential. Conditional Fits are deemed appropriate when the more intense development is installed with sensitivity to the adjacent land classification. This development is doing that through the tree preservation on the west side, expanding the pond as further buffer on the south, placing larger lots around the perimeter, and having an additional buffer behind the 2 story townhomes along the east side. There are many other Policies and Objectives of the Comp Plan that the PUD helps fulfill, such as: 1. Be very sensitive to connectivity and transitions between adjacent areas. Discourage unplanned or harsh contrasts in height, building orientation, character, land use, and density. 2. Local streets should be designed to connect to existing (when practical) and future neighborhoods so that existing connected streets do not become overburdened 3. Continue to encourage a variety of housing options to meet the needs of the marketplace. 4. Enhance a bicycle- and pedestrian-connected community through expanded installation of multi-use paths, sidewalks, bike lanes, and off-street trails. 5. Conservation subdivisions and innovative residential community designs that protect vegetation, slopes and are non-monotonous in terms of architecture and material selection are preferred. Please note that the C3 Plan states that the Land Classification map should not be construed as representing the precise location of land classifications but used as a foundation for support and influence with land use and development form decisions and zoning map changes. The Land Classification Map does not establish the right to a certain density or intensity. The C3 Plan is a broad-brush approach to future land planning. Each development proposal should be reviewed with consideration of all sections of the C3 Plan in addition to site features, context, design standards, transition, buffering, and development standards. 2 Additional Analysis: Site Plan: The site plan consists of a mix of residential uses from townhomes along busy 146th, and then transitioning down to 50 ft. wide, alley loaded single-family lots with larger 65 ft. wide single-family lots around the perimeter. The Dept. has requested the 65 ft. wide lots be increased to 80 ft. wide to better complement the adjoining properties. The PUD allows for up to 280 total dwelling units and 4 vehicular access points are proposed. 2 access points will be from the 146th St. frontage road, and 2 will be from existing right-of-way connections to the neighboring residential subdivision. Staff has also requested that an additional stub street be located to connect to the undeveloped property to the west to allow even better access and connectivity for everyone if that property develops in the future. The UDO and Comp Plan require that new developments connect to existing stub streets (built or platted) and the Department would like to see as many streets connected as possible. Connecting stub streets will help provide several access points instead of funneling everyone onto 1 road and causing added congestion and traffic. This is also important to ensure sufficient access for emergency vehicles and other public services. In planning we don’t look at connecting to residential streets as creating “through traffic” or “cut through” traffic. We look at it as utilizing the existing City owned and maintained infrastructure to benefit the most people and reduce larger impacts for the whole community. A large tree preservation area is planned along the western border and will have a walking trail meandering through it. Stormwater drainage is accommodated by utilizing and shifting an existing pond in Hamilton County right-of-way as well as expanding a pond along the southern border. Petitioner, please consider requiring the pond to be landscaped with native aquatic plants for a more natural rather than engineered appearance. There will be sidewalks along all the streets, and the proposed street cross section for the subdivision will meet the City’s requirement at 56 ft. wide. This allows for 5 ft. sidewalks and 6 ft. tree lawns on both sides of the street, as well as parking on both sides of the street. Active Transportation: 5 ft. sidewalks are proposed on both sides of all streets. A 10 ft. wide asphalt path will be installed within common area and will connect all the way from 146th Street down to the southern edge of the property. There is a 10 ft. path along 146th Street and petitioner has agreed to connect a path across the frontage road to the path along 146th St. Architectural Design: The PUD requires all dwellings to comply with the architectural guidelines included in the Village of WestClay (VOWC) Building Guidelines and Requirements. The style of architecture in the VOWC is very aesthetically pleasing with a diverse mix of homes that follow the desirable traditional neighborhood design. The VOWC architectural guidelines will lend itself well to this neighborhood that is also following some traditional neighborhood design aspects with some alley loaded homes, smaller lots and front setbacks, and pedestrian friendly residential streets. Staff is still reviewing the VOWC Building Guidelines to make sure they would be enforceable here and nothing is missed. There is also an anti- monotony clause in the PUD to limit repetition of front building elevations, siding color, and masonry color. The townhomes along the eastern boundary will be limited to 2 stories to better transition to the neighboring properties. The townhomes along the 146th Street frontage road and those interior to the site will be 3 stories with a maximum height of 40 ft. The townhomes will face 146th Street and be alley loaded. Historic Home: There is an existing home on this property that is marked on the Carmel Historic Preservation Architecture Survey as a Contributing building. The home is a 1.5-story, 2-bay house in the vernacular style, built ca. 1847. The Historic Preservation Commission is still evaluating the condition and quality of the existing home, but they would like to see the home preserved and remain as an individual single-family lot with the historical context of the surrounding farm buildings preserved as well. Landscaping: The PUD requires a minimum of 25% of the subdivision to be common area. This is made up through pond areas, a central lawn area, and a tree preservation area as shown on the Concept Plan. A 15 ft. bufferyard is also required adjacent to the Area C (townhomes) that abuts the east border. Per the request of staff, a shade tree will be required in the rear yards for Area A to help increase our urban forest and provide the residents with all the benefits trees bring. We would also like to see a tree required in the rear yards of Area B. There appear to be some additional trees that could be 3 preserved along the southern edge of the property, just east of the road. Petitioner, please look at requiring as much of these to be preserved as well. Signage: All signage shall comply with the UDO. Public Comments: The Dept. has received about 100 letters from concerned citizens as well as a petition opposed to converting the existing green space in platted right-of-way into a city street. The common concerns that have been brought up include: - Increased vehicles using the public streets in their neighborhood - The number of units proposed - Constructing a street on the platted stub street that is currently a green space - Concern of future Ambleside Point residents using Saddle Creek common areas and amenities. - Drainage and maintenance of shared pond - Concern that this development would cause a negative impact on property values - Fear of increased crime - Impact on wildlife - Impact on schools Throughout this process we hope the developer, staff, and/or plan commission can discuss these concerns and make changes where feasible and provide further explanations where needed. DOCS Comments/Concerns: The Dept. continues to work through the PUD, site plan, and architectural review comments with the Petitioner. Some key items that still need addressed include: - Add stub street to the west to allow connection if that property develops. - Make 80 ft. lots around the perimeter to match the surrounding neighborhood. - Further review and clarification needed on how the VOWC Building Guidelines will apply to this specific neighborhood. - Preserve the Historic Home. - Approximately what percentage of trees are being preserved onsite. - Add additional tree preservation on south edge of property. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Residential Committee meeting on Tuesday, August 4, 2020 for further review and discussion.