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HomeMy WebLinkAboutDepartment Report 07-06-213 Carmel Plan Commission RESIDENTIAL COMMITTEE Tuesday, July 6, 2021 Department Report 2. Docket No. PZ-2021-00073 PP: Albany Village Subdivision. The applicant seeks primary plat approval for 82 lots (36 single-family detached dwelling units and 46 two-family attached dwelling units) on 36 acres. The site is located at 14407 Shelborne Rd. and is zoned Albany Village PUD/Planned Unit Development (Ordinance Z-666-21). Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Lamb Property Developer, LLC. *Updates to the Dept. Report are in blue. Project Overview: This proposed primary plat seeks to create a residential neighborhood of single-family detached homes and single-family attached homes with a minimum of 25% open space. The property was recently re-zoned to the Albany Village PUD, Ordinance Z-666-21. Surrounding the site are other residential properties that include: Tallyns Ridge Subdivision to the east; a large estate lot and Albany Place Subdivision to the south; a large estate lot and land recently purchased by Carmel Clay Parks to the west. North of the development is the Old 146th Street and then the new, enlarged 146th Street. Please see the Petitioner’s information package for more information. Additional Analysis: Site Plan: The site plan is in line with the Concept Plan that was submitted with the PUD and consists of a mix of single-family detached and single-family attached dwellings. The plat is composed of 82 total lots and 3 vehicular access points are proposed. The main entrance will be from Shelborne Rd. with 2 other access points from existing public street connections to the neighboring residential subdivisions. Stormwater drainage is accommodated through 2 detention ponds on the site which will be landscaped with native, aquatic vegetation. There will be sidewalks along all the streets, and the proposed street cross section for the subdivision will meet the City’s requirement at 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. Active Transportation: 5 ft. sidewalks are proposed on both sides of the internal streets and a 10 ft. path will be installed along Shelborne Rd. The path along Shelborne Rd. should connect to the new path along 146th St. so there isn’t a missing piece of path. The petitioner has reached out to the County Highway Department about the missing path segment, as has staff. At this time, the County does not plan to install path on Shelborne Rd. south of 146th St. Hopefully we can continue conversations with the County and the Developer to see if there is a way to get this path connection made. At the northern edge of the subdivision, a path will be located along the Old 146th St. from the cul-de-sac to the crosswalk that connects to the path along the new 146th St. A 10 ft. wide path is proposed within the common area along the gas easement and there is also path shown along the southern edge of the property that connects into the Albany Place Subdivision. These internal paths will provide a nice amenity to the neighborhood and make better use of the gas line easement. Architectural Design: This is a proposal for just the primary plat for the neighborhood. 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. Landscaping: The PUD requires a minimum of 25% of the subdivision to be common area. This is made up through the ponds, the gas line easement, and some smaller green spaces on the Common Area Plan. The pipeline easement will have native wildflower (prairie) plantings and the ponds will have native, aquatic vegetation around the edge per the PUD. Benches and bike parking are shown scattered along the internal trail. A 10 ft. wide tree preservation easement is required along the east and the south perimeters, and the west and north perimeters will be landscaped with trees and shrubs in a 25 ft. wide landscape easement. The petitioner has proposed to move the trees previously planned behind the lots in the northwest corner to along the path by the pipeline easement. There will also be trees planted in some of the other common areas. 4 Signage & Lighting: Signage is proposed as black metal letters on a white, brick wall at the Shelborne Road entrance; with a split rail fence extending along the west and north boundaries. Street lighting will be provided at the entrance at Shelborne Road and at all internal street intersections and the ends of the cul-de-sacs. June 15, 2021 Public Hearing Recap: Petitioner presented site plan and stated they will reach out to the Hamilton County Highway Dept. about the missing path along Shelborne Rd. They have received a temporary construction easement to connect to the path in Albany Place. There were no members that spoke from the public. The Plan Commission (PC) asked about the plantings in the rear of the eastern lots. Petitioner is planting evergreen trees on the Albany Village side and 4 additional on the Tallyn’s Ridge lots. PC also asked about the materials for the benches and requested a quality material that would be low maintenance; that the vegetative hole where the sidewalk at the cul-de-sac connects to the path on the frontage road be reduced, and that additional trees be planted along the path adjacent to the pipeline easement. PC voted to send the item to the Residential Committee with the Final Voting Authority. DOCS Outstanding Comments/Concerns: - Staff is continuing to investigate how the new 10 ft. path along Shelborne Road could connect to the path along 146th Street. Recommendation: The Department of Community Services recommends this item be Approved, after all comments and questions have been addressed.