Loading...
HomeMy WebLinkAboutDepartment Report 01-18-22CARMEL PLAN COMMISSION DEPARTMENT REPORT JANUARY 18, 2022 1. Docket No. PZ-2020-00081 DP/ADLS: The Steadman Apartment Community at The Bridges. 2. Docket No. PZ-2021-00247 V: Bridges PUD Z-550-11 Sec. 13.9.D: Right-in/Right-out access only onto 111th St., Full Access onto 111th St. Requested The applicant seeks site plan and design approval and one variance for a new apartment community consisting of 260 units in 5 buildings. The site is located at the northeast corner of Springmill Road and 111th Street, on about 12.5 acres. It is zoned The Bridges PUD, Ordinance Z-550-11. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Cityscape Residential, LLC. Project Overview: The Petitioner seeks site plan and design approval for a new apartment community as allowed under the Bridges PUD. North of this site is the Market District grocery store. West of the site across Springmill Rd. are the Williams Mill and Heritage at Springmill subdivisions; south of this site across 111th Street is the Spring Mill Place subdivision. East of the site is undeveloped land in the Bridges PUD. Please see the Petitioner’s information package for more information. PUD Standards this project MEETS: Use: • 300 Apartments allowed in Office and Residential Use Block, 260 apartments proposed • Amenity Area required Parking – car: • 1.5 spaces per Dwelling required, (390 spaces needed, 404 provided) Landscaping: • 20 ft. greenbelt buffer along 111th St. and Springmill Rd. Exhibit 5 – Development Standards: • Minimum building setback from Springmill – 50’ allowed, 56’ proposed • Minimum building setback from Illinois – 50’ allowed, 210’ proposed • Maximum building height adjacent to Springmill 38’ or 3 floors, 38’ and 3 floors proposed • Max. building height when setback 200’ from Illinois – 60’ allowed, 60’ proposed Exhibit 6 – Architectural Standards: • Prairie style architecture required and provided • Residential building mass will be varied by integrating individual porches approximately every 30 lineal feet. • All rooftop HVAC equipment shall be screened from view. • Materials located in close contact with the public shall be more authentic in character (i.e. masonry) PUD Standards NOT MET, therefore Variances may be required: Site Access: • Access to Office and Residential Use Block from 111th Street shall be a right-in/right-out configuration. Variance requested to allow a full access onto 111th St. with a mini roundabout. Site Plan and Engineering: The proposed site plan has a 3-story building facing Springmill Rd. with the clubhouse in the middle and three 5-story buildings interior to the site. There are also 6 detached 1-story garage buildings and a pool on site. A detention pond is located along the south boundary, adjacent to 111th St. A landscape buffer is shown along both Springmill Rd. and 111th St. Access to the apartments will be from an entrance off of the private street to the north and from a new private street running north/south along the eastern boundary of the site. This street will connect to 111th St. at the intersection of 111th St. and Springmill Ln. The Bridges PUD Concept Plan shows this street connecting to 111th St. further to the west and being a right-in/right/out. The Petitioner has requested a variance to allow this to be a full access point onto 111th St. The City Engineer has requested a mini roundabout for this location and is still reviewing the design. The Petitioner worked with Staff to reorient the pool to be interior to the site instead of along Springmill Rd. They also moved buildings 4 and 5 so that the buildings provide more front facades along the new north/south street. Parking is required at 1.5 spaces per dwelling unit. 390 spaces are required and 404 spaces are proposed. Engineering review will continue as the project moves through the Plan Commission process. One item that needs to be addressed with the Engineering Dept. is to discuss how drainage for the site to the east will be handled since this project will be using the existing drainage pond. Active Transportation: There is path along Springmill Rd. and the private street on the north side of the project. The Petitioner will be installing path along the north side of 111th St. Sidewalks from the Apartment buildings will connect to the path along Springmill Rd. The petitioner is continuing to work with the City’s Active Transportation Coordinator to provide appropriate pedestrian access throughout the site and the parking lots. A sidewalk is shown on the west side of the new north/south street and staff has asked for sidewalk to be installed on both sides of the new street. 42 short-term (outdoor) and 83 long- term (indoor) bicycle parking spaces are provided on the plans. Petitioner, please provide a bike parking analysis to ensure the minimum bike parking standards are met. It appears Building 3 does not have any long-term bike parking. Architectural Design: The proposed building is designed to complement the Prairie architectural style, which is required by the Bridges PUD. The building materials will be a cultured stone along the bottom portion of the buildings, some brick, and fiber cement panels and trim in the upper portion. The buildings have inset balconies for the apartment units, which help break up the façade and provide privacy for residents. The Department is still reviewing the revised elevations and has requested a perspective of the buildings at night along Springmill Rd. There will be a trash compactor and recycling area attached to the north end of Building 1. They will be enclosed on all four sides and blend in with the architecture of the building. Petitioner, will there be a roof over the trash and recycling? Lighting: More details regarding lighting fixtures on the buildings are needed. Street lighting is proposed along the new north/south street and within the parking lots. All site and street lighting shall be of a uniform design throughout the Bridges PUD. Parking lot lights are limited to a height of 25 ft. Landscaping: Per the requirements in the PUD a 20 ft. greenbelt buffer along Springmill Rd. and 111th St. is proposed with the existing berm. The Urban Forester is reviewing the landscape plan to ensure the trees and plantings in the buffer meet the requirements. Street trees are shown along the west side of the new north/south street. Internal parking lot plantings will be provided as will landscaping and native plantings around the pond. Building base landscaping will be placed around all sides of a building without garages. The Urban Forester is reviewing the project and waiting on revised plans. Signage: The signage is still being reviewed. 1 entrance sign facing the private street to the north and 1 entrance sign facing the private street to the east is proposed as well as one directory sign facing Springmill Rd. and one facing 111th St. The Entrance signs will be limited to 6 ft. tall, and the directory signs are limited to 5 ft. tall. A Canopy Sign facing Springmill Rd. is also proposed, as well as a Blade Sign on the south side of Building 2. Petitioner, please provide an elevation showing the blade sign on the building. DOCS Remaining Comments/Concerns: 1. Revised engineered plans need to be submitted to TAC members 2. Engineering Dept. approval and drainage discussion 3. Urban Forester approval on landscape plan 4. Provide bike parking analysis to ensure bike parking standards are met 5. Review revised architecture. Elevation at night of buildings on Springmill Rd. 6. Signage approval Recommendation: The Department of Community Services recommends the Plan Commission forwards this item to the Residential Committee meeting on Tuesday, February 1, 2022 for further review.