Loading...
HomeMy WebLinkAboutDepartment Report 01-05-214 Carmel Plan Commission RESIDENTIAL COMMITTEE Tuesday, January 5, 2021 Department Report 2. Docket No. PZ-2020-00165 PP: Courtyards of Carmel Primary Plat The applicant seeks primary plat approval for 150 lots on 59 acres. The site is located at the NE corner of Keystone Parkway and 136th Street. It is zoned the Courtyards of Carmel PUD, Ordinance Z-656-20. Filed by Brett Huff with, Kimley-Horn on behalf of Epcon Carmel, LLC. *Updates to the Dept. Report are in blue. Project Overview: This proposed primary plat seeks to create an age restricted residential neighborhood of single-family homes. There will be a minimum of 30% open space and tree preservation designed into the neighborhood. The property was recently re- zoned to the Courtyards of Carmel PUD, Ordinance Z-656-20. Surrounding residential subdivisions are Yorktown Woods to the west, Foster Estates to the north, Smokey Ridge to the east, Smokey Hollow to the southeast, and a nursing home facility to the south. Please see the petitioner’s information package for more information. Additional Analysis: Site Plan: The site plan is in line with the Concept Plan that was submitted with the PUD and has a mix of curvilinear and grid style, connected streets with some alleys to access rear load garages. 3 of the 4 existing stub streets that surround the property will continue into this development as local public streets per the planning and foresight that went it the development of the surrounding neighborhoods. Street connectivity is important to ensure sufficient access for emergency vehicles and other public services as well as to provide residents with multiple options instead of funneling everyone onto the major roads. Tree preservation is required per the PUD and is focused along the perimeters to provide a buffer. There will be a retention pond located adjacent to Keystone Pkwy., helping to provide a buffer from the major thoroughfare. The main entrance will be from 136th St. that will allow for left and right turns into the development and only right turns out of the development. Sidewalks are shown along all the of streets, and the proposed street cross section for the subdivision will be 52 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. Engineering: The proposed retention ponds will be located adjacent to Keystone Pkwy and the historic home and the perimeter of the larger pond will be planted with native grasses to help clean stormwater runoff, provide natural habitat, and give the pond a more natural appearance. Wetland areas have been identified on the plat and will include identification signage and the existing stream has a preservation easement around it. Mini roundabouts are included on the site plan to help calm traffic and add to the aesthetic of the neighborhood. Active Transportation: 5 ft. sidewalks are proposed on both sides of all streets as is required by City Standards. A 10 ft. wide asphalt path already exists along 136th St. and the petitioner will install path along the western perimeter of the site all the way from 136th St. to the northwestern boundary of the site. The petitioner has also agreed to work with the City to continue the proposed path along Keystone Pkwy. further north through Yorktown Woods and Laura Vista common area to connect to the Hagan-Burke Trail. This is a part of the PUD and staff will continue to work on this with the petitioner. Architectural Design: This is a proposal for just the primary plat for the neighborhood. Architectural standards have already been reviewed and approved as a part of the PUD requirements. The architectural standards will be enforced during the building permit phase of the project. Historic Home: There is an existing home on the property that the Developer has committed to save. According to the Carmel Historic Preservation Commission (CHPC) and the Carmel Clay Historical Society (CCHS), the home dates back to 1834 when a two-story log cabin was built. Around 1853 a brick Georgian style addition was built on the west end of the cabin, which incorporated the cabin into the overall Georgian design. There was another addition built in 1909. This home has significant historic value and is among the oldest homes still existing in Carmel. The PUD requires that Epcon work with the Carmel Historic Preservation Commission and the Indiana Landmarks Foundation to preserve the home. The plan is for the home to be sold and rehabilitated by an individual homeowner. If no purchaser can be found, then the Indiana Landmarks Foundation will rehabilitate the home itself and then market the home for sale. 5 Landscaping: The PUD requires a 30 ft. greenbelt along Keystone and a minimum 40 ft. bufferyard around the perimeter of the rest of the site. Most of the bufferyards are in areas with existing trees that can be preserved, which will provide a better buffer as the trees are already full grown. The width of the tree preservation areas are a minimum of 20 ft and the petitioner will work with the City to preserve additional trees in the bufferyard during the Secondary Plat process when more detailed engineering drawings are done. In addition, per the commitments to the City Council, 2 staggered rows of trees (the “Tree Wall”) shall be planted within the 40 ft. bufferyard outside the Tree Preservation Area. The Tree Wall area is expected to be in the area between 20 ft. and 30 ft. from the perimeter. Open space is shown on the Primary Plat and matches the concept plan in the PUD. A minimum of 30% of the site is to be Open Space. The Primary Plat also shows the Club House near the large pond with a pool, pickle ball courts, bocce ball court, and paddle boat launch. Signage: Two options for the entry sign at 136th St. are proposed, and both meet the standards in the PUD. The PUD allows for one entrance sign up to 50 square feet and no taller than 6 ft. December 15, 2020 Public Hearing Recap: Petitioner presented the primary plat and discussed the tree preservation areas and buffer areas. Engineering is continuing to refine the bypass lane off Keystone Pkwy onto 136th St, and the petitioner will include the bypass lane in future images of that intersection. The Plan Commission asked about the community garden and shed proposed and the petitioner stated that was a part of the Amenity Plan presented in the PUD. Other comments from the Commission included drainage on the east side of the development and how it will affect the buffer, landscaping in the common areas in the middle of the blocks, and the tree wall. The item was sent to the Residential Committee with the Plan Commission retaining final voting authority. DOCS Remaining Comments/Concerns: The petitioner has addressed our outstanding comments. Recommendation: The Department of Community Services recommends the Committee discusses this item and then votes to send it to the Plan Commission with a Favorable Recommendation.