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HomeMy WebLinkAbout04-20-21 G`wQ,„ ER 4.4, Cityof C iNDIANP CARMEL PLAN COMMISSION APRIL 20, 2021 I MEETING MINUTES Location: Virtual Meeting Members Present: Brad Grabow,Jeff Hill,Carrie Holle,Nick Kestner,Josh Kirsh, Kevin Rider,Sue Westermeier,Christine Zoccola Members Absent:Alan Potasnik Staff Present:Nathan Chavez,Alexia Lopez,Lisa Motz,Joe Shestak Legal Counsel:Paul Reis,Jon Oberlander Time of Meeting:6:00 PM Declaration of Quorum:President Grabow: 8 members present,we have a Quorum Approval of Meeting Minutes: A Motion made by Westermeier and seconded by Kirsh to approve the March 16,2021 PC meeting minutes. Approved 8-0,absent Potasnik. Reports,Announcements& Department Concerns: 1. Sign Ordinance Amendment Update from City Council: Nathan Chavez: • It was approved at last night's CC meeting with one amendment. I will ask the PC to approve the only amendment to the Ordinance. Line 101,standalone flag poles shall not exceed 40' in height. It was previously defined at 35'. The PC has 45 days to act on this amendment. I ask the PC to amend tonight's agenda to be able to vote on this amendment. A Motion by Kirsh and seconded by Rider to amend the agenda in order to vote on this at tonight's meeting. Approved 7-0,absent Hill,Potasnik A Motion by Rider and seconded by Westermeier to approve the City Council amendment on the Sign Ordinance. Approved 8-0,absent Potasnik 2. May Committee meeting will be on Tuesday,May 4 and not Thursday,May 6. A Motion made by Rider and seconded by Westermeier to change the dates of the May and Nov. Committee meetings Approved 8-0,absent Potasnik. 3. Outcome of Projects at Committees: Alexia Lopez: a. Commercial i. Docket No.PZ-2021-00011 DP/ADLS: Yellow Dog Veterinary Clinic at Legacy—Approved 4-0. ii. Docket No.PZ-2021-00018 V: Yellow Dog Max Front Yard Setback 15', 54.3' requested—Approved 4-0. b. Residential i. Docket No. PZ-2021-00003 PP: Asherwood Primary Plat ii. Docket No. PZ-2021-00008 SW: Waiver—UDO 6.09: 4,230 ft. long cul-de-sac requested. iii. Docket No. PZ-2021-00009 SW: Waiver—UDO 7.26: Private St.requested. iv. Docket No. PZ-2021-00010 SW: Waiver—UDO 7.28: Only One Access Point from a perimeter street requested.—All sent back to PC with Positive Recommendation 2-1, 1 recused. IPublic Hearings: Brad: Explained the Rules of Procedure for a virtual Public Hearing by the Cannel Plan Commission. 1. 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 146t 1 Plan Commission Meeting Minutes 4-20-21 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 Hoffinan Developer,LLC. 2. Docket No.PZ-2021-00032 ADLS: Ambleside Point Townhomes. The applicant seeks ADLS approval for 130 new townhomes on 60.4 acres. The site is located at 2135 W 146`h 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. Petitioner:Jon Dobosiewicz,Nelson and Frankenberger: • With me tonight are Jim Shinaver,Kyle Eichhorn,Rex Ramage, Steve Pittman,and Tim Walter • Presented aerial view and site plan • This development will consist of 256 homes. 126 are single family detached dwellings,and 130 are townhomes • Access to this development will be at existing stub streets in Saddle Creek at Beaumont Blvd and Megan Drive along with two connections along the frontage road at 146th Street • Tree Preservation Areas(TPA)will be provided around the perimeter of the development • Dog Park,playground,and play fields are shown on the plans • Landscaping enhancements have been made along the perimeter adjacent to Saddle Creek to provide a transition between the two developments • Townhomes buildings will consist of brick,masonry,hardy plank,and significant window treatments • There will be 4, 5,and 6-unit buildings for the townhomes • Signage will be provided at the entrances at 146th frontage road and Saddle Creek • A raised crosswalk and landscaped median will be incorporated as traffic calming devices at the entrances on Beaumont Blvd and Megan Drive.Presented Gateway Exhibition of Beaumont Blvd and Megan Drive. The proposed sign location will be relocated and not remain in ROW. Public Comments: Brad: We received one written comment from the public. It stated concerns of the standing water on the existing site. Rebuttal to Public Comments:Jon Dobosiewicz • I've talked to the project engineer. Drainage will be corrected with the development of this site. We are required to retain all stormwater on our site. Department Report: Alexia Lopez • The PUD was recently reviewed by the Plan Commission and approved by the City Council • The DP is in line with the concept plan of the PUD • Sidewalks along 146th Frontage Road will need to be extended to the edge of the west and east property lines • The TPA along the western border will need to be extended into the easements • Staff has asked for the landscape plan for the trees that will be required along the eastern perimeter lots • Staff has asked for additional landscaping in the common areas between the Townhomes • We will need an update of their ROW acquisition from Hamilton County in the NW corner of the site • The Townhomes have a traditional architectural style that varies from unit to unit • Minimum 40%of the fronts facing the street will have a masonry material. Staff will need an exhibit to show this. • Staff will continue to work with the Petitioner on any outstanding issues • This item will continue at the May 4 Residential Committee meeting Committee Comments: Jeff: With not connecting to the existing southern pond, are we meeting all engineering standards for stormwater detention?Would you consider a traffic calming device on Megan Drive during the long straight-a-way?Jon Dobosiewicz: We will follow-up with the Cannel Engineering Department and report back to Committee with the storm water ordinance and traffic calming device. Brad: Can the Petitioner let us know what the timeline is when the traffic- calming raising devices are installed? Jon Dobosiewicz: I will confirm with the Project Engineer what that timeline looks like. I believe they are made of concrete and are poured in place during the construction of the street.Kevin: I would want to make sure that all the traffic calming devices are approved by the City Engineering Dept. 2 Plan Commission Meeting Minutes 4-20-21 Christine: Are all the trees along the southern pond be preserved and will the TPA fencing be installed prior to construction? Jon Dobosiewicz: Yes,the TPA fencing are identified on the plans.Those fences are installed during Phase I.Brad: Does the City/Urban Forester sign off on the placement of the fencing?Alexia Lopez: I believe he will Isign off on it before they start construction. I will check with Daren Mindham. Nick: Will there be drainage problems during Phase I and/or Phase II?Jon Dobosiewicz: Any stormwater infrastructure that is required on site will have to be constructed during the first phase.The southern most pond is included in Phase I. We will pick up all water from our ponds and discharge to the southern pond. Brad: What is the flow direction?Jon Dobosiewicz:North to south. We will pick up everything in our ponds and discharge to the south. There's an existing pond to the north that will remain,and we will construct two additional ponds during Phase I. There's an existing legal drain that connects to the pond to the south. Tim Walter,Platinum Properties: We will leave the existing pond in the NW corner as is and leave the existing legal drain(open ditch)during Phase I. The central pond will be completely constructed in Phase I.The eastern half of the southern pond will be constructed in Phase I and will install an outlet pipe that will connect to the existing pond in Saddle Creek.Kevin: Carmel Engineering will not allow this to move forward if the drainage is not working during Phase I. Brad: When will the landscaping elements be planted in the off-site lots along southeast border of Saddle Creek and Ambleside? Steve Pittman: The trees in the rear yards of the off-site lots will be installed during landscaping of Phase I. Brad: When will the pedestrian crosswalk on the 146th frontage road be installed? Jon Dobosiewicz: Eastern most crosswalk will be installed during Phase I and the western most crosswalk during Phase II. Brad: What are the materials being used for the entry sign? Jon Dobosiewicz: We will bring a blown-up rendering of the entry sign and an example of the stone and masonry at the May 4 Committee meeting. Brad: This sign is not internally illuminated. Will there be ground lighting used on this sign? Jon Dobosiewicz: Yes,ground light facing the sign. IBrad: I agree with Staff's observation of the window trim requirement on the rear elevations. Christine: I also agree with Stairs comments. I also think the side elevations will need more enhancements to them since there front entry door is located on the side. Jon Dobosiewicz: We will bring in renderings of our updates to these elevations. Nick: Will all the townhome designs shown tonight be used,or will you settle on one particular design?It seems like way too much variety and no central theme.Jon Dobosiewicz: The plan is for a central theme provided in the designs presented tonight. These are specific plans for all the townhome dwellings. A Motion made by Hill and seconded by Holle to send Docket Nos. PZ-2021-00013 DP and PZ-2021-00032 ADLS to the Residential Committee with the full Plan Commission having final voting authority. Approved 8-0,absent Potasnik. 3. 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. Petitioner: Steve Hardin,Faegre Drinker Biddle& Reath: • With me tonight are Mark Leach,Duane Shaffer, Scott Schutz,and Stan Schutz • TPA will be incorporated around the property • We had a neighborhood outreach(virtual meeting)with the four adjacent subdivisions/HOAs—Ballantrae,Ponds West,Kingsborough,and WestChase. • WestChase HOA asked us to connect to their existing path with the Bedford Falls future perimeter path and we have agreed to this and will pay for this connection • We hosted a virtual meeting for all the neighbors who are immediately adjacent to our site. The Darland's(656 Birdsong Ln),The Hanson's(654 Birdsong Ln),and The Luk's(650 Birdsong Ln)reached out to us and asked us to remove the existing wired fencing and we agreed to this. We stated we would remove any of the existing farmer's perimeter fence if asked. 3 Plan Commission Meeting Minutes 4-20-21 • There were drainage concerns brought up by the neighbors. With the development of this site,we will retain any stormwater on our site and release it slower than it is today. This site will not contribute to any of the drainage issues in this area. • We have an open invitation to anyone who would want to walk the property and discuss our concept plan • We have heard concerns from the neighbors in Ponds West who do not wish the connection of the existing stub street Birdsong Lane to our development. We told these neighbors the connection is a requirement by the City and will do as the Commission advises us to do. Scott Schutz,Less Impact Development: • Been a Carmel resident for 30 years. Our family business has been doing subdivision developments since 1967. • We have been doing custom senior housing for 25 years • 34 single-family detached,age-restricted(55 and up)homes with the concept of creating a sense of community • Our concept is to keep everyone close to one another. Walkable, smaller lots,with a Community Center/Clubhouse • Community center will be 4,000 sq.ft.with meeting room, office space,kitchen,exercise room,and gathering space,facing the pond with a deck and board walk. • Open concept,four available floor plans,with four different elevations to choose from.The homes will be 2700- 2900 sq. ft. Homes will have a 2nd floor unfinished bonus room. • Price range 360k-580k,avg.470k Public Comments: Brad: We received 3 written comments for our virtual public hearing. Topics raised were density,environmental impact, traffic,home values,flooding,wire fencing,and stub street connection. The letters can be viewed in Laserfiche. Rebuttal to Public Comments: Steve Hardin • We received a support letter from WestChase HOA after 4pm today. They stated they would want their path to connect to our future path. • We've had conversations with the adjacent neighbors about the price-point of the homes. These are age-restrictive senior homes that are smaller in square footage,but the price per sq. ft. is equal or significantly more than the homes in the adjacent subdivisions. Department Report: Alexia Lopez • 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 being sensitive to the surrounding neighborhoods through use of tree preservation,buffering • around the perimeter,and the single-family use proposed. • Access will be from 146u' Street and the existing stub-street(Birdsong Ln)which is a requirement in the UDO • Architectural standards are provided in the PUD and require all homes to have a brick or masonry wainscot on all elevations with 75%of the homes required to have a front porch with a minimum depth of 6' • Front load garages will be setback a minimum of 5' from the front of the home and limited to 40%of the dwelling's front façade width • PUD requires a minimum of 6.5 acres(about 38%)of the site to be common area.A minimum 30' wide perimeter landscaped common area is required adjacent to 146th St. 10' tree preservation easements are required along the west,east,and south perimeter of the site. • Staff recommends this item is continued at the May 4th Residential Committee for further review Committee Comments: Kevin: We need this type of product on the west side of Carmel. This is the right project for this area. Christine: Overall this looks like a good project. Can you bring a better detailed rendering of the Community Center? What are the landscape plans at the stub-street entrance on Birdsong Lane?Is there an expectation that ADUs are included with each of these homes?Scott Schutz: We do not have that expectation.As a student of housing,we recognize ADUs are coming.We are trying to clear as can be. I don't see how they will work in our development. 4 Plan Commission Meeting Minutes 4-20-21 Nick: In the rears of lots 19-22 it looks like they are adding additional landscaping.It will take a while for the plantings to grow. What will the rear elevations of these homes look like from 146th Street?Steve Harden: There will be a berm and landscaping at the entrance and along the northern boundary.The homes on the lots will be single story homes. We will Iprovide additional exhibits of the rear architectural of those homes at the Committee. Scott Schutz: It is the same concept and barrier to what we developed along 146th at Foster Estates. The berm and buffer we installed looks great today. Nick: Can the sidewalks be 5' in width instead of 4'?If the sidewalks are too narrow, people won't use them and will walk in the road. Carrie: Will there be an access road(146th Street frontage road)off of 146th Street?Scott Schutz:No access or frontage road. Brad: At the Committee,can you address the parking requirements at Community Center?Can you describe a case for a home that does not have a front porch?PUD states that 75%require front porches. What's the lighting plan at the Community Center? Scott Schutz: We do not have a house plan that does not contain a front porch. Brad: Can the Committee tighten up the front porch requirement in the text of the PUD? A Motion made by Zoccola and seconded by Westermeier to send Docket No. PZ-2021-00036 PUD Rezone to the Residential Committee with the full Plan Commission having final voting authority. Approved 8-0,absent Potasnik. Commission member Christine Zoccola is recusing herself from the Asherwood items. 4. Docket No.PZ-2021-00039 SW: Asherwood Subdivision Waiver—UDO 6.09:25% Min. Open Space required, 15% requested. The applicant seeks design standards waiver approval to allow 15%open space(instead of 25%)for a new subdivision of 41 lots on 85 acres. The site is located at 10110 Ditch Road. It is zoned S-1/Residential. Filed by Brett Huff with,Kimley-Horn on behalf of Gradison Design Build. Petitioner:Justin Moffett,Old Town Companies: • With me tonight are Brett Huff and Mark Gradison • Presented site plan and site plan overlay existing topography • 17 acres are included with the existing single estate home and this really drove the site plan and development • We will provide a tree buffer and setbacks from the existing adjacent property owners to the southwest • Our decision for the waiver is to allow us to build 1-acre or larger lots,open space are often underutilized,and we gave us much land as we could to the large estate home and property.We also decided to leave larger private backyard greenspace instead of installing water features and open space Public Comments: None Department Report: Alexia Lopez • Their open space is in the form of perimeter landscaping, some tree preservation,and common area. • It has 2 retention ponds,but those do not count toward the open space because the ponds do not meet the requirements in the UDO of having a 25' native buffer area around the perimeter and designed to allow persons to walk around the perimeter of the water feature • They will include a 16-acre parcel to preserve the existing mansion. This helps the subdivision feel more open and promotes a positive aesthetic • The existing Deed Restriction requires lots to be 1-acre in size.These large lot sizes put a constraint on the design of the site and make it more difficult to have open space in common areas because the lots cannot be shrunk to provide the additional common area. • The 1-acre lots will contribute to a more open feel in the neighborhood and will provide space on each lot for private recreation opportunities • Staff recommends the PC suspends the Rules of Procedure in order to vote on this item tonight's meeting 5 Plan Commission Meeting Minutes 4-20-21 Committee Comments: None A Motion made by Rider and seconded by Westermeier to suspend the Rules of Procedure in order to vote on this item at tonight's meeting. Approved 7-0,recused Zoccola,absent Potasnik. A Motion made by Rider and seconded by Westermeier to approve Docket No. PZ-2021-00039 SW Approved 7-0,recused Zoccola,absent Potasnik. Old Business 1. Docket No.PZ-2021-00003 PP: Asherwood Primary Plat 2. Docket No.PZ-2021-00008 SW: Waiver—UDO 6.09: 600 ft.Max,Cul-de-sac Length,4,230 ft. requested. 3. Docket No.PZ-2021-00009 SW: Waiver—UDO 7.26: Private Streets Not Permitted,Private St.requested. 4. Docket No.PZ-2021-00010 SW: Waiver—UDO 7.28: Two Access Points from a Perimeter Street Required, Only One Access Point requested. The applicant seeks primary plat approval and design standards waiver approval for 41 lots on 85 acres. The site is located at 10110 Ditch Road. It is zoned S-1/Residential. Filed by Brett Huff with,Kimley-Horn on behalf of Gradison Design Build. Petitioner: Justin Moffett,Old Town Companies: • We addressed the concerns at the March 30th Committee meeting • We presented our reasoning for the waiver requests due to all the constraints on the site • We are seeking a covenant relief from the 75' front yard setback.This is not a City of Carmel rule.This covenant runs with the land. We will seek this from the Hamilton County Courts. • Staff did mention a concern with the width of our private streets. We agreed to narrow our ROW. Department Report: Alexia Lopez • Staff did request to keep the street width at 56' which is a requirement in the Ordinance for public streets,just incase these private streets would become public • Staff recommends approval of this item at tonight's meeting Residential Committee Recap: Sue Westermeier—Chair • We did forward this back to the full PC with a favorable recommendation,2-1. Committee Comments: Kevin: Is there another entrance/access planned for Phase II?Justin Moffett: Yes, another entryway will be included in Phase II. Jeff: Are there any other issues that would prohibited these private streets to become public streets?Are there any front setbacks or building setback issues?Alexia: The streets will be installed with the City standards and correct widths for public streets. The street ROW exists and will be reviewed by the Engineering Dept. This will also be reviewed during the Secondary Plat process. A Motion made by Rider and seconded by Hill to approve Docket Nos.PZ-2021-00003 PP,PZ-2021-00008 SW,PZ- 2021-00009 SW,and PZ-2021-00010 SW. Approved 7-0,recused Zoccola,absent Potasnik. Meeting Adjourned at 7:48 p.m. /114)7( - 4-A5 J hestak Plan Commission Secretary Brad Grabow President 6 Plan Commission Meeting Minutes 4-20-21