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HomeMy WebLinkAboutDepartment Report 05-18-21 7 CARMEL PLAN COMMISSION DEPARTMENT REPORT MAY 18, 2021 2. Docket No. PZ-2021-00036 PUD: Bedford Falls PUD Rezone. The applicant seeks PUD rezone approval for a new subdivision consisting of single-family detached residential. The site is located at 947 W 146th St. on approximately 16.87 acres. It is currently zoned S-1 and R-3/Residential. Filed by Steven Hardin of Faegre Drinker Biddle & Reath, on behalf of Less Impact Development. *Updates to the Dept. Report are in blue. This proposed PUD seeks to create an age restricted residential neighborhood of single-family homes. Approximately 38% of the site will be common area. Currently the property is zoned S-1/ Residential and R-3/Residential, which allows for a maximum density of 1 unit/acre and 5 units/acre, respectively. The petitioner is proposing a maximum of 34 single- family homes, and about 2.02 units/acre. Surrounding residential subdivisions are Ballantrae to the east, Ponds West to the southeast, Kingsborough to the south, and Westchase to the west. Please see the petitioner’s information package for more details. 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 less than 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. To the north is land in Westfield’s jurisdiction. The proposed subdivision would fall under the classification of Suburban Residential which is generally characterized by single-family detached residential with one-story ranch and cottage homes encouraged, and densities between 1.4 and 4.0 units/acre. Suburban Residential is considered a best fit next to Low Intensity Suburban Residential. This development is also being sensitive to the surrounding neighborhoods through use of tree preservation, buffering around the perimeter, and the single-family use proposed. 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. 5. Conservation subdivisions and innovative residential community designs that protect vegetation, slopes and are non-monotonous in terms of architecture and material selection are preferred. 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. Overall, the proposed PUD meets the goals and plans of the Comp Plan. Additional Analysis: Site Plan: The site plan fits in amongst the surrounding neighborhoods by providing connected streets, single-family homes, tree preservation, open space, and walking trails. The main entrance is proposed off of 146th Street with a second access point from the existing stub street of Birdsong Ln. The UDO and Comp Plan require that new developments connect to existing stub streets, and the proposed PUD meets this requirement. A retention pond is located in the northeast section of the neighborhood and is being utilized as an amenity with a clubhouse nearby, walking trails, landscaping, and seating areas. Additional parking is also shown adjacent to the Clubhouse. The pond will be planted with native aquatic species, trees, shrubs, and ground covers to help clean stormwater runoff, provide natural habitat, and give the pond a more natural appearance. The proposed street cross section for the subdivision will be 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. 8 Active Transportation: 5 ft. sidewalks are proposed on both sides of all streets. An asphalt path already exists along 146th St. and the petitioner will install an internal 8 ft. walking path around the subdivision. Architectural Design: The proposed single-family homes are shown as 1 and 1 ½ stories, and the PUD limits the height to 35 ft. Architectural standards have been included in the PUD and require all homes to have a brick or masonry wainscot on all elevations with all homes required to have a front porch with a minimum depth of 6 ft. A minimum number of windows is also required on each elevation to provide natural light and ventilation into the homes and break up any long expanses of siding. Front load garages will be setback a minimum of 5 ft. from the front of the home and limited to 40% of the dwelling’s front façade width. The character images of the homes included in the PUD are aesthetically pleasing and have a good level of architectural detailing and diversity. A Monotony mitigation clause is included in the PUD to help promote architectural diversity and a color palette is also included. The petitioner has removed the allowance of accessory dwelling units from the PUD. Landscaping: The PUD requires a minimum of 6.5 acres (about 38%) of the site to be common area. A minimum 30 ft. wide perimeter landscaped common area is required in the PUD adjacent to 146th St., and the concept plan shows the lots setback even further. 10 ft. tree preservation easements are required along the west, east, and south perimeter of the site. The concept plan and PUD also show a Club House near the large pond. Foundation and lot planting standards are included in the PUD. Signage: All signage shall comply with the UDO, except that two additional welcome signs (eight square feet or less) shall be permitted as shown on Exhibit F. April 20, 202 Public Hearing Recap: Petitioner presented the concept behind the age restricted neighborhood, layout, and showed elevations of the homes. They have met with the surrounding neighbors to discuss the project and gain feedback. The Plan Commission was in support of this type of product, asked to see an elevation of the Community Center, and if there will be additional parking at the Community Center or lighting. They also asked about the rear facades of the lots that will face 146th Street and what the landscaping would look like and petitioner said there will be a berm as well along 146th St. Additional landscaping where Birdsong Lane connects was suggested. May 4, 2021 Residential Committee Meeting Recap: Petitioner presented updates to the PUD since the PC meeting. ADU’s were taken out, elevations for each of 4 floor plans were shown as well as elevations for the clubhouse, and parking for the community center was added. Committee asked about difficulty getting out onto 146th St. Petitioner said entrance lines up with neighborhood across 146th and the County asked for a decel lane. Bird Song Ln. connection won’t have any extra landscaping, but there will be some tree preservation. Committee suggested adding more amenities to the pond like a canoe or paddle boat launch, sand for grandparents to take grandkids, or a fishing dock. The homes will be universal design which is considered ADA light. Staff asked for a 10 ft. path, but petitioner intended path to only be for walking and not for bikes. 8 ft. was agreed to. Committee voted 3-0 to send it back to the Plan Commission with a Favorable Recommendaiton. DOCS Remaining Comments/Concerns: The petitioner has addressed our comments. This project will enrich the area by providing a needed housing option to Carmel with a well thought out site plan that provides tree preservation, landscaping, walking paths, and a layout that while not the exact same as surrounding subdivisions is sensitive to its neighbors with the way the lots are laid out. Recommendation: The Department of Community Services recommends the Plan Commission votes to send this item to the City Council with a Favorable Recommendation.