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HomeMy WebLinkAboutDepartment Report 11-17-203 CARMEL PLAN COMMISSION DEPARTMENT REPORT NOVEMBER 17, 2020 2. Docket No. PZ-2020-00155 PUD: Albany Village PUD The applicant seeks PUD rezone approval to allow a new subdivision consisting of single-family detached and single-family attached residential. The site is located at 14407 Shelborne Rd. on approximately 36.7 acres. It is currently zoned S-1/Residential. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of the Logan Group, LLC. Project Overview: This proposed PUD seeks to create a residential neighborhood of single-family detached homes and single-family attached homes and 25% open space. Currently the property is zoned S-1/Residential. Surrounding the site are other residential properties that include: Tallyn’s Ridge Subdivision to the east, Albany Place Subdivision to the south, a large 5-acre estate lot and land recently purchased by Carmel Clay Parks to the west. 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 subdivisions themselves are more like the classification of Suburban Residential which typically has densities between 1.4 and 4 units per acre. The property to the west could be considered Estate Residential and to the north is land in Westfield’s jurisdiction. The proposed subdivision would also fall under Suburban Residential with a density of 2.29 units per acre. This would be considered a best fit next to the other Suburban Residential neighborhoods and the Parks and Recreation land and a conditional fit next to the Estate Residential. Conditional Fits are deemed appropriate when the more intense development is installed with sensitivity and transitions to the adjacent land classification. The Albany Village neighborhood is providing many transitions to the surrounding developments through perimeter buffering along Shelborne Rd. and Old 146th St.; tree preservation on the east and south side; and placing the single-family detached lots adjacent to the existing single-family neighborhoods. 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. 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. Additional Analysis: Site Plan: The site plan consists of a nice mix of single-family detached and single-family attached dwellings. The PUD allows for up to 84 total dwelling units and 3 vehicular access points are proposed. The main entrance will be from Shelborne Rd. with 2 other access points from existing public street connections to the neighboring residential subdivisions. Staff has also requested that an additional street connection be made to the Old 146th St. to allow even better access and connectivity and more options for residents and emergency vehicles. 4 The UDO and Comp Plan require that new developments connect to existing stub streets (built or platted). Connecting stub streets helps 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 connecting neighbors and utilizing the existing City owned and maintained infrastructure to benefit the most people and reduce larger impacts for the whole community. Stormwater drainage is accommodated through 2 detention ponds on the site which will be landscaped with native, aquatic shoreline vegetation. 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 and a 10 ft. path will be installed along Shelborne Rd. A path will also be installed within the common area along the gas line easement and along the south edge of the property. This will provide a nice amenity to the neighborhood and make better use of the gas line easement. The petitioner should clarify the width and the material for the path in the PUD. Architectural Design: The PUD requires all dwellings to comply with the architectural standards. The standards for the detached dwellings are modeled after the neighborhood to the south, Albany Place. A brick or masonry wainscot is required on all facades for all of the homes and 50% of the fronts of the detached homes will be brick or stone. 2 windows per floor per façade will be required and all the dwellings will have front load garages. Because all the garages are front load, the Dept. has requested that the garages be setback 15 ft. from the front of the homes. This will help reduce the prominence of the garage and make the front entryway the focal point. By way of example, this is a requirement in the Old Town Overlay and in the Sunrise on the Monon PUD. We would also like to see a front porch with a minimum size required. For the attached dwellings, the Dept. would like to see a design that looks more like one larger home and not two mirror image units attached. We also need to see the side and rear elevations of the attached homes. Landscaping: The PUD requires a minimum of 25% of the subdivision to be common area. This is made up through the pond areas, the gas line easement, and some smaller green spaces as shown on the Concept Plan. The Dept. has asked the Developer to add some other features to the ponds like an overlook or viewing area so that the residents can interact with the ponds more as an amenity. A 10 ft. wide tree preservation area is required along the east and the south perimeters. The Dept. would like to see a minimum number of trees required for the other common areas that are not in the gas line easement. There are minimum landscaping requirements for each lot as well. Signage: All signage shall comply with the UDO. 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: - Connecting the street to the Old 146th St. to allow better access and connectivity. - Adding some additional architectural requirements for the single-family detached homes. - Providing a more creative design for the attached dwellings. - Side and rear character examples of the attached dwellings. - A minimum number of shade trees required in the common areas. - Add some other features to the ponds like an overlook or viewing area so that the residents can interact with them more as an amenity. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Residential Committee meeting on Tuesday, December 1, 2020 for further review and discussion.