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HomeMy WebLinkAboutDepartment Report 05-04-213 Carmel Plan Commission RESIDENTIAL COMMITTEE Tuesday, May 4, 2021 Department Report 2. Docket No. PZ-2021-00013 DP: Ambleside Point Subdivision Development Plan. The applicant seeks Development Plan approval for 256 lots on 60.4 acres. The site is located at 2135 W 146th Street. It is zoned Ambleside Point PUD/Planned Unit Development (Z-659-20). Filed by Jim Shinaver and Jon Dobosiewicz of Nelson and Frankenberger on behalf of Hoffman Developer, LLC. *Updates to the Dept. Report are in blue. Project Overview: This proposed PUD seeks to create a mixed residential neighborhood of single-family homes and townhomes. There will be 30% open space and tree preservation designed into the neighborhood. The property was recently re-zoned to the Ambleside Point PUD, Ordinance Z-659-20. Surrounding residential subdivisions are Saddle Creek to the west, south, and east, and Autumn Wood Farms to the east. North of the development is 146th Street. Please see the petitioner’s information package for more information. PUD Standards this project MEETS: - Min. Lot widths - Min. Lot areas - Maximum number of units - 30% Minimum Common Area - Dog park and playground provided - Tree Preservation - Min. 70 parking spaces in Area C - Pedestrian Connection to 146th St Site Plan and Engineering: The site plan is in line with the Concept Plan that was submitted with the PUD. There will be 2 entrances from the old 146th Street, and 2 connections into Saddle Creek Subdivision. Tree preservation and common areas are located throughout the subdivision per the concept plan. There will be 3 retention ponds used to handle drainage, and they will be planted with a water quality planting shelf at the water’s edge. The proposed street cross section for the subdivision will be 56 ft. wide, except for Beaument Blvd. which will be 61 ft. wide to accommodate a 10 ft. path along one side. The 56 ft. width of the other streets 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. Private alleys are provided behind the lots in Area B and the townhomes in Area C. Marked, parallel parking spaces are provided on Kenmare Dr. and perpendicular spaces are shown along the south side of Dalwood Dr. and Blenker Dr. There are a total of 87 marked parking spaces provided. Active Transportation: 5 ft. sidewalks are proposed on both sides of all public streets, with a 10 ft. path running along Beaument Blvd. from Saddle Creek all the way north to the Old 146th St. There are also sidewalks along the edges of the large central common area that provide access around and through the common area and to each lot fronting the common area. As required in the PUD, a 10 ft. path from the west entrance and a 5 ft. sidewalk from the east entrance connects across the Old 146th Street to the path along the new 146th St. However, the sidewalk does not extend to the boundary of the site. The Dept. has requested this sidewalk along the Old 146th street be built to the edge of the Ambleside property so that future connections can be made, as is our typical policy. Autumn Wood Farms has already reached out interested in building a connection to the sidewalk so that they can have a safe/accessible route across Old 146th street to the path along new 146th Street. Architectural Design: This is a proposal for just the development plan for the subdivision. Architectural standards were reviewed and approved as a part of the PUD requirements. The architectural standards will be enforced during the building permit phase of the project for the single-family homes and with the ADLS approval for the townhomes. Lighting: Street lights are proposed per the PUD and will be located at the street intersections at 15 ft. tall. All dwellings are also required to have light fixtures flanking the garage doors and lights at the front door of the dwelling. Landscaping: Open space is shown on the Primary Plat and corresponds with the concept plan in the PUD. A minimum of 30% of the site is to be Common Area and the neighborhood amenities provided in the common areas include a dog park, playground, and sidewalks. The Dept. has asked for some additions to the common areas in the townhome section of the subdivision and the Petitioner has stated that will be submitted with the Townhome ADLS. Tree Preservation 4 Areas are also shown per the PUD, however we are still working with the petitioner to make sure the Tree Preservation Easements on the plat line up with the areas that will be preserved indefinitely into the future and that the required signage is posted. Lots adjacent to the Saddle Creek Subdivision shall have 4 evergreen trees installed in the rear yard, and the Petitioner still needs to show this on the Landscape Plan. Signage: There will be a primary entrance sign at both street entrances from the Old 146th street. There will also be a smaller, secondary entrance sign at the street connections to Saddle Creek. All signage is required to follow the standards in the UDO. Currently the secondary entrance sign at Mustang and Beaument is in the public right-of-way and will need to be relocated. April 20, 2021 Public Hearing Recap: Petitioner presented the layout, including landscaping, lighting, and common area spaces. A dog park and playground are provided. The Plan Commission asked about the drainage to make sure it would still work with the southern pond not connecting to the Saddle Creek Pond and wondering how the drainage would work between Phase 1 and Phase 2. It was asked when the traffic calming measures would be installed, when the offsite landscaping would be installed, and when the bridges/crosswalks to the path along 146th St. would be built. More details about the tree preservation and how the trees would be preserved was brought up. DOCS Remaining Comments/Concerns: The Dept. will continue to work with the Petitioner on all of the review comments as this project moves through the Committee review. Some of the outstanding comments include: - Extend the sidewalk along the Old 146th street to the edge of the Ambleside Point property so that future connections can be made. - Enlarge the tree preservation easement along the west perimeter to encompass the full area to be preserved. - Show the required trees on the Landscape Plan for the east perimeter. - Move the location of the southwest entrance sign out of public right-of-way Recommendation: The Department of Community Services recommends the Committee discusses this item and then continues it to the June 1, 2021 Residential Committee meeting for further review.