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HomeMy WebLinkAboutDepartment Report 07-06-211 Carmel Plan Commission RESIDENTIAL COMMITTEE Tuesday, July 6, 2021 Department Report 1. 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 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: The petitioner is proposing to build 130 new townhomes in the north section of the Ambleside Point development which is located south of 146th Street and east of Towne Road. The property was recently re-zoned to the Ambleside Point PUD, Ordinance Z-659-20. The development plan for this project was approved by the Plan Commission. Please see the Petitioner’s Information packet for more details. PUD requirements the project MEETS: • Permitted Uses • 20 ft. Min. Lot Width • 1,000 sq. ft. Min. Lot Area • 5 ft. Min. Front Setback • 20 ft. rear setback to allow parking in driveway • 40 ft. max building height • Max 6 dwellings per building • Min. 40% Masonry on Front Façades Site Plan, Parking and Engineering: The Development Plan for this project has been approved by the Plan Commission. This ADLS request is mostly looking at the architectural design of the townhome buildings and the landscaping for the townhomes. Active Transportation: Sidewalks are provided throughout the townhome development along the public streets and within the internal common areas. A sidewalk is also provided along Old 146th Street to connect the townhomes to the path along the new 146th St. Bike parking is sprinkled throughout the townhome area to provide short term bike parking to residents or visitors. Architectural Design: The proposed townhomes have a more traditional architectural design which varies from unit to unit. The main materials include brick, stone, lap siding, and board and batten siding. The front elevations have a mix of façade designs from unit to unit and a minimum of 40% of the total front façade of the building facing a street will have a masonry material. However, each building will have the same pattern for the front façade, which could get monotonous amongst the 30 buildings. The original elevations submitted had a few more front façade designs and it appeared that each building could have a different mix of façades. Because there are so many buildings, Staff recommends each building not have the exact same pattern of façades. Staff also still requests clear glazing for the windows in the dormers. This will better match the other windows on the façades, so the dormer windows don’t look odd/fake if they are all blackened out. Clear dormer windows have successfully been used in other areas of the City and are essentially 4 stories high on these townhomes so one won’t be able to see into the unfinished attic space. Staff and the Committee requested adding some front porches to some of the units, but the petitioner has declined. The backs of the townhome units have been slightly improved. The rear window trim is now more decorative, like the front, and the required minimum masonry wainscot is now shown along the rear. The petitioner has also added a gray siding to break up the long expanses of white siding. Large balconies are provided on the rear, which will give residents a private outdoor space to use. Per the PUD, the side façades facing a Public Space will provide a minimum of 40% masonry on the side façade (55% proposed) and the petitioner has agreed to add some masonry to other side façades not facing a Public Space. Some changes have been made to the architectural design so that it better meets the requirements in the UDO. If the mix of front façades from building to building and the clear glazing in the dormer windows can be addressed, then Staff could support approval of the architectural design. 2 Lighting: Lighting will be provided with streetlights and wall mounted lights on the fronts and rears of the townhome units. Landscaping: Landscaping for the townhome area of Ambleside Point includes street trees, front yard trees, foundation plantings, and trees in the common areas. A typical plot plan exhibit is provided and shows the locations of the A/C units behind the buildings and screened by 2 shrubs. The landscaping has been updated to include more amenities in the common areas in between townhome buildings. The details added include a sidewalk across the green space, benches, bike racks and some flower beds around the bench and bike parking areas. This will create a more inviting space and an enhanced amenity for the townhomes. An engineered landscape plan has also been submitted for review, per staff’s request. Signage: The signage is being reviewed with the overall development plan for Ambleside Point. April 20, 2021 Public Hearing Recap: Petitioner presented the elevations for the townhomes. The End Units will have front doors facing the side to enhance the side elevations. The Plan Commission agreed with having larger/decorative window trim on the rear windows to match the front and would like to see some enhancements on the sides that will be someone’s front door. It was also asked if there would be a central theme for the townhomes since the PUD had a variety of styles and the petitioner said all of the townhomes would have the same architecture style. May 4, 2021 Residential Committee Recap: Petitioner presented a new packet of information with updates from the Plan Commission meeting. Some of these included: elevation with masonry on side facades facing a public street or common area, a common front façade design through all of the buildings, long open common area between buildings is for kids to play, material between driveways is river rock, dormer windows with smoked glass, A/C units will be grouped on the side elevations with shrubs for screening. The Committee liked the idea of more landscaping in between townhomes, did not like the side and rear elevations, requested 1st floor brick wrap and more variation on the rear, and liked the idea of more of a front porch for some units instead of a small overhang over the stoop. Committee suggested a shadow glass in the dormers instead of a dark glaze and a plan for dog waste in the lawn alleys like trash can and bag stations. Bike racks should be distributed throughout the area, so it doesn’t become an eyesore with a large number of abandoned bikes in one spot. The item was continued to the June Committee. June 1, 2021 Residential Committee Recap: This item was Tabled by the Petitioner and not heard at the meeting. DOCS Remaining Comments/Concerns: Staff feels the architecture falls short of what was presented with the PUD and is hopefully that the Committee process will bring back the quality. 1. Provide a variety of front elevations building by building instead of having them all follow the same pattern. 2. Can you bring back the 3-story brick option for some of the units? 3. Please have clear glazing on the dormer windows so they better match the other windows. Recommendation: The Department of Community Services recommends the Committee discusses this item and if all comments can be addressed, forward it to the Plan Commission with a Favorable recommendation.