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HomeMy WebLinkAboutDepartment Report CC 03-15-211 CITY OF CARMEL DOCS DEPARTMENT REPORT TO THE COUNCIL March 15, 2021 Albany Village PUD Rezone (Z-666-21) • Plan Commission Docket No. PZ-2020-00155 PUD • Rezone 36.7 acres from S-1/Residential to the Albany Village PUD for single-family and two-family homes • Site is located at 14407 Shelborne Rd. • 82 total dwelling units proposed, with 25% open space and 2.23 dwelling units per acre • Forwarded with a 6-3 Positive Recommendation Planning Analysis • Comprehensive Plan (C3 Plan): o Classifies this area as ‘Vision 2020 Plan Very Low Intensity’ which is characterized by single-family detached housing with densities between 1.0 and 1.3 units per acre o The PUD as proposed falls under Suburban Residential land classification which allows residential density up to 4.0 units per acre o A Suburban Residential development is considered a ‘best fit’ next to the surrounding Suburban Residential neighborhoods and a ‘conditional fit’ next to the Estate Residential to the west. o Conditional Fits are deemed appropriate when the more intense development is installed with sensitivity and transitions to the adjacent land classification. This PUD proposed to do that through the perimeter buffering along Shelborne Rd. and the 146th St. frontage road; by providing for tree preservation on the east and south property lines ; through additional landscaping along the east perimeter, and by placing the single-family detached lots adjacent to the existing single-family neighborhoods. • PUD: o Single-family lots will have a minimum lot area of 10,800 sq. ft. and 80 ft. lot width  25 ft. front yard setback  5 ft. side yard setback o Two-family lots will have a min. lot area of 4,500 sq. ft., and 42 ft. lot width  20 ft. front yard setback  5 ft. side yard setback o A minimum of 25% open space is required, tree preservation, and landscaping along Shelborne Rd. and 146th St. frontage road o A 10 ft. wide asphalt path will be installed along Shelborne Rd. and a 6 wide ft. path will be interior to the neighborhood and open for use to adjacent subdivisions. • Architectural Design: o A brick or masonry wainscot is required on all facades for all the homes and 50% of the fronts of the detached homes will be brick or stone. o 50% of the lots will have a side-load garage for the detached homes. o 20% of the single-family detached homes will have a front porch with a minimum 5 ft. depth. o Side and rear architectural features to compliment the fronts for the two-family dwellings o Garages will be offset from one another on two-family dwellings and a rear covered patio area is required Negotiations with Petitioner during Plan Commission process • Planting a hedge row along the side property lines to help hide the driveways of two-family buildings. • Buffer landscaping added along the east boundary to supplement tree preservation efforts • A minimum number of side-load garages were added. • Architectural details added to the sides and rear of the two-family homes • Added a multi-purpose sports field to part of the passive, natural open space • Developer committed to installing a crosswalk to the Park property across Shelborne Road. 2 Concerns discussed by the Plan Commission • Lack of connection to the 146th Street Frontage road • Architecture of the two-family dwellings and view down the street of the front load garages • 80 ft. Lot widths • Tree Preservation • Minimum size of front porches is 5 ft. which is not recommended and not desirable for front porch seating • Views of the two-family homes from Shelborne Rd. and 146th Street frontage road DOCS Staff found that the residential PUD meets the Comp. Plan and is a best fit and conditional fit next to the surrounding properties. The PUD provides a good use at this corner for a site that has a unique constraint of a gas pipeline easement. The project as designed will transition from the existing single-family neighborhoods by locating new single-family homes in the southeast section of the property and then transitions to the two-family attached homes in the northwest portion of the property, which is adjacent to Shelborne Rd. The high pressure gas pipeline within a 75’ wide easement separates the two sections. A well-designed landscaped buffer is planned along Shelborne Rd. and the frontage road to screen the backs of the two-family homes. Similar landscape buffering is proposed in the rear yards of the lots along the eastern boundary. There will also be a trail through the neighborhood that will be accessible to adjacent subdivisions and ultimately lead residents to a crosswalk across Shelborne Rd. to the new park property. However, there are two (2) details of the project that the Department remains unsatisfied with. 1. The Department recommends the cul-de-sac adjacent to 146th Street frontage road provide a thru connection instead. 2. The Department recommends that front porches be a minimum of 6 ft. deep for those homes that will have a front porch, consistent with the Plan Commission residential architecture guidelines. DOCS Staff recommended these two items be changed before a favorable recommendation to the City Council be made. The Plan Commission discussed these items and ultimately voted 6-3 to send the PUD with a Favorable Recommendation to City Council.