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HomeMy WebLinkAboutDepartment Report 02-16-21 CARMEL PLAN COMMISSION DEPARTMENT REPORT FEBRUARY 16, 2021 2. Docket No. PZ-2020-00221 DP/ADLS: 146th Street and Monon Townhomes. The applicant seeks development plan and site & architectural design approval for 15 townhome lots on 1.26 acres. The site is located at the southwest corner of 146th St. and Rolling Hill Dr. It is zoned 146th and Monon PUD/Planned Unit Development (Z-654-20). Filed by Jim Shinaver and Jon Dobosiewicz of Nelson and Frankenberger on behalf of Estridge Development Management, LLC. Project Overview: This project is seeking DP/ADLS approval for 15 townhomes along 146th St., just east of the Monon Greenway. The property was recently re-zoned to the 146th and Monon PUD, Ordinance Z-654-20. The site is located right along 146th Street and the Monon. The land surrounding this property is all single family residential. Please see the Petitioner’s Information packet for more details. PUD Standards this project MEETS: - 80% Max Lot coverage, 67% proposed - Front Setbacks - Rear Setback - Side setback from the Monon - Min. 30 Parking Spots, 30 provided - Bike Parking - 35 ft. Max Height from street facades, 34 ft. proposed - Landscaping and buffers Site Plan and Engineering: The proposed site plan is in line with the Concept Plan that was approved as a part of the PUD. The townhomes are located at and brought up to 146th Street with 6 units facing 146th St, 5 units facing the Monon and 4 facing rolling Hill Drive. The units in each building are staggered to provide variation in the façade and streetscape. The vehicular entrance to the townhomes will be off Rolling Hill Drive and is located to reduce the impact of headlights on the homes across the street. There will be 14 spots for open guest parking and 16 parking spaces behind some garages for guests of those units. Altogether the site plan shows 30 total guest parking spaces and a land banked area for 3 additional spaces if needed in the future. Per the PUD, the Developer is required to gain approval from the City Council to have no parking along their portion of Rolling Hill Dr. The onsite detention is planned through underground detention. The project will be required to adhere to the detention requirements in the City’s Storm Water Technical Standards Manual. The manual requires the detention of on-site runoff, up to the 100 year storm event. It requires the property to release the same, if not less runoff, than it currently does, in the 10 and 100 year storm events. The Engineering Dept. is still reviewing the plans for this project. Currently the mail kiosk is located next to the dumpsters, but perhaps there is a more hospitable location for people to be able to go to collect their mail. Perhaps the mailbox kiosk could be located in the green area in between the townhomes in the center of the development. This would be along a sidewalk for easy pedestrian access and there are parking spaces just across the drive aisle. Active Transportation: Pedestrian connectivity will be provided by increasing the path along 146th St. to 10 ft. wide and adding a sidewalk along Rolling Hill Drive. There is also a sidewalk internal to the site that connects people from 146th St. south to the guest parking. Short term bicycle parking is provided along the internal sidewalk and each garage is required to have a bike rack for long term bicycle parking. Architectural Design: The architecture for the townhomes is custom architecture with high quality materials and design elements. The main building materials are red brick with smooth fiber cement panels and smooth fiber cement lap siding. 100% of the first floor of the dwelling facing a street or the Monon Trail will be brick and/or stone, except for bay windows. There are numerous windows on the elevations which help break up the facades and adds architectural interest. The PUD requires that the townhomes be built in substantial compliance with the Architectural Character Imagery in the PUD, and the proposed elevations are in line with what was shown in the PUD. The Dept. has asked if a window can be added to the rear of Building 1 to break up that upper floor, and we would like to know if the backs of the taller parapet walls will be visible and what they will look like. Lighting: The proposed lighting will be wall mounted lighting at the front porch and by the garages, bollards by the parking and entry ways, and low-level landscape lighting. Pole mounted lighting fixtures are prohibited in the PUD to reduce the light levels of the site and be sensitive to the surrounding area. Landscaping: Landscaping including foundation plantings and street trees are shown per the PUD requirements. A 15 ft. bufferyard is proposed along the Monon and the south perimeter, except for the area where the guest parking is located, which will only be 9.5 ft. Landscaping located in t he common area south of the entry drive will help screen the views of the rears of the townhomes from the street and the neighbors to the east. A fence is located in the south bufferyard and evergreen trees will be planted on the property to the south to help buffer that neighbor. The Parks Dept. has asked for some additional landscape screening along the Monon with more layering of plants instead of the trees in a direct line. Petitioner please address how you can satisfy the Parks Department’s comment. Please show the locations of the A/C units on the landscape plan and how they will be screened. Signage: No signage is proposed at this time, but the PUD would allow for only one ground sign along the 146th St. frontage. Petitioner, please note that any signage needs to be located 5 ft. from the right-of-way. DOCS Comments: 1. Is the best location for the mailbox kiosk next to the dumpsters? Would they be better in the center green area? 2. Can a window be added to the rear of Building 1 to break up that upper floor? 3. Will the backs of the taller parapet walls be visible and what they will look like? 4. Provide the elevations for the wall along 146th Street. 5. Please show the A/C locations on the Landscape Plan and how they will be screened. 6. Please address the Parks Dept. comment regarding the landscaping along the western bufferyard. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Residential Committee meeting on Tuesday, March 2, 2021 for further review and discussion.