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HomeMy WebLinkAboutDepartment Report 02-15-223 CARMEL PLAN COMMISSION DEPARTMENT REPORT FEBRUARY 15, 2022 I. 1. Docket No. PZ-2021-00204 PUD: Flora on Springmill PUD Rezone. The applicant seeks PUD rezone approval to allow a new subdivision consisting of townhomes, duplex homes, and single-family homes. The site is located at 9950 Spring Mill Rd. and is zoned S-2/Residence. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Pittman Partners and Onyx and East, LLC. Project Overview: *Updates to the Dept. Report are in blue This proposed PUD seeks to create a mixed residential neighborhood of single-family homes, duplex homes, and a variety of townhomes. There will be a minimum of 25% open space plus tree preservation areas designed into the neighborhood. Currently the property is zoned S-2, which only allows for single-family detached homes on large lots, and the petitioner would like to build a neighborhood with a mix of unit types, including townhomes, on smaller lots. Surrounding the site is Interstate 465 to the south, Meridian Corridor zoning to the east, S-2/Residence zoning to the north and S-2 and S- 1/Residence zoning and Williams Creek to the west. Please see the petitioner’s information package for more information. Comprehensive Plan Analysis: This area is shown as Areas Excluded from the Land Classification Map in the current Comprehensive Plan (Comp Plan) and so we look at the previous version of the Comp Plan. The previous Comp Plan classified this area as Very Low Intensity Residential which is generally characterized by single-family detached housing with densities between 1.0 and 1.3 units per acre. North, south, and west of the project the land is also classified as Very Low Intensity Residential. East of the project, the land is classified as Employment Node. The proposed subdivision would fall under a mix of classifications of Urban Residential and Attached Residential. Urban and Attached Residential are not considered a conditional fit or a best fit next to Low Intensity Residential, but there will be a large, natural buffer to the west provided by Williams Creek and a tree preservation buffer to the north. To the east is the Employment Node, and Urban and Attached Residential are considered conditional fits. There are several 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. Continue to encourage a variety of housing options to meet the needs of the marketplace. 3. Enhance a bicycle- and pedestrian-connected community through expanded installation of multi-use paths, sidewalks, bike lanes, and off-street trails. 4. Discourage homogeneous development and corporate brand prototypical architecture. In residential areas, architectural guidelines should be instituted to discourage monotonous development Please note that the Comp 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. The Land Classification Map does not establish the right to a certain density or intensity. The Comp Plan is a broad-brush approach to future land planning. Each development proposal should be reviewed with consideration of all sections of the Comp Plan in addition to site features, context, design standards, transition, buffering, and development standards. Additional Analysis: Site Plan: The site plan consists of a mix of residential uses from 4-story brownstones as you enter the community to duplexes and rooftop deck townhomes near the middle of the site, 3-story pitched roof townhomes along Springmill and I- 465, and single-family homes toward the west and Williams Creek. There is a public street that enters the neighborhood and loops around with alleys coming off the street for garage access. The PUD allows for a maximum of 129 dwellings. There is one entrance into the project proposed from the roundabout at Spring Mill Rd. and Illinois St. There is also an 4 emergency access point south of the boulevard entrance that will use grass pavers for emergency vehicle access. A large tree preservation area is planned along the northern border with additional tree preservation along the western and southern borders. Stormwater drainage is accommodated by utilizing a large detention pond on the north side of the project. The pond will be planted with native vegetation along the perimeter. There will be sidewalks along all the public 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 on street parking. The Parking exhibit submitted shows a total of 370 parking spaces. This includes 258 garage spaces, 50 driveway parking spaces, and 62 street parking spaces. Active Transportation: Additional sidewalks throughout the project will connect the residents to each other as well as to the open spaces and out to Spring Mill Rd. A 10 ft. wide asphalt path will be installed along Spring Mill Rd. and on the south side of the detention pond. A raised pedestrian crossing will be installed north of the duplexes to connect pedestrian open spaces. Short term bicycle parking will be provided throughout the site as well as 2 covered bike parking features. A crushed stone path was added around the pond for an added amenity. Architectural Design: The PUD includes Architectural Character Imagery for each dwelling type and requires all structures to be developed in substantial compliance with the Character Imagery subject to ADLS approval. This means that what is seen in the PUD is what we can expect to be built. The style of architecture is more contemporary with a diverse mix of materials, black vinyl windows, metal canopies and porch roofs, and less ornate detailing. Because there are so many dwelling types proposed, there is a lot of diversity throughout the development. All of the attached homes have garages that are rear loaded, and many have front porches, which enhances the streetscape and adds to a pedestrian friendly neighborhood. The petitioner worked with staff to tweak the architectural design and has incorporated many of staff’s comments. The side and rear elevations have been improved to incorporate more brick, details, and variety. Townhomes along I-465 will have increased soundproofing through the types of windows and the insulation. Architectural Standards are included as well to require certain aspects of the architecture in the text of the PUD. Landscaping: The PUD requires a minimum of 25% of the development to be open space, which includes a minimum of 20% tree preservation. This is made up through the large pond, and 3 central common areas as shown on the Open Space Plan in the PUD. Tree preservation is also required as illustrated on the Tree Preservation Plan and shall be a minimum of 20% of the development. The tree preservation is mostly limited to the outer edges of the development, but the Dept. would like to see as many trees as possible preserved, such as in the internal common areas. The southwest common areas is designated as limited tree preservation where trees will be saved if grading and utilities allow. Street trees and lot and foundation plantings will be required in the PUD. There will also be a 10 ft. bufferyard along the eastern property line and a minimum 15 ft. bufferyard along the southern property line. Signage: All signage shall comply with the UDO. December 21, 2021 Public Hearing Recap: The Petitioner gave an overview of the project. There was one person that spoke in remonstrance about the density, change along Springmill Rd., tree preservation, and the wildlife along Williams Creek. Plan Commission members had concerns about the amount of tree preservation, lack of amenities, the single entrance/exit, and screening the rear of the townhomes from 465. They requested a path around the pond and other amenities, pockets of tree preservation, different street cross sections that could reduce the right-of-way and save more trees, and parking and overflow parking information. The Plan Commission voted to send this item to the Residential Committee with the full PC having final voting authority. January 4, 2022 Residential Committee Recap: Petitioner presented original site plan that had 153 lots and how the design has changed to today’s layout with 129 units. Emergency access is south of the boulevard entrance and uses grass pavers. Additional tree preservation areas were proposed and elevations with ideas for architectural improvements were passed out. Committee would like to see a sample of the colors proposed. There was discussion about the units along I-465 and the noise and how well they would sell. Petitioner has budgeted for sound proofing for those units. Committee would prefer more trees be preserved along 5 465. Petitioner agreed to work on specifics regarding design and programming in the open spaces. Committee asked that the pond be used as an amenity and not just detention and allow access to the water or incorporate amenities around it. There were also requests for descriptive tree preservation signs, a parking analysis, additional raised pedestrian crosswalks, and information about mailbox and HVAC locations. Committee continued the item to the next meeting. February 1, 2022 Residential Committee Recap: Petitioner went over the site plan and revisions made. The revised architecture was shown as well as samples of the building materials. Site photos from I-465 were presented to show what would be visible from the highway. A crushed stone path was added around the pond, 2 covered bike stations were added, open space amenity examples were shown, and additional parking in the southeast corner was added. The Committee asked that the petitioner add evergreens where there are bare spots in the tree preservation areas. Parking was discussed and the plan calls for about 2.8 spaces per unit. This is more than in some of the developer’s other communities. The Committee was torn between adding about 5 or 6 more spaces along the street south of the duplexes or keeping it green space for the residents. There was also discussion about the tree preservation signage so that the single-family residents do not encroach into the trees and discussion about the bike sheds to help make sure bikes would not be abandoned there forever. Committee voted 3-0 to send back to the PC with a Favorable recommendation. DOCS Remaining Comments/Concerns: The petitioner has made many changes and improvements over the course of this PUD review process. The site has a good layout with pedestrian friendly streets where the garages are located off of alleys and there are short blocks and lots of connectivity. Open space is dispersed throughout the project and the architecture provides a variety of quality housing options and elevations. Staff only has a few remaining comments to make sure the PUD is buttoned-up. 1. Revise the Street Cross Section that shows unique ROW for the east/west road on the west side of the property just north of I-465 so that it matches the typical 56 ft. wide local street except the sidewalk and street trees on one side are removed to allow for additional tree preservation. 2. Please confirm the driveways behind the duplexes will be long enough to allow for vehicles to park without hanging over the curb. The rear yard setback is only 15 ft., but the PUD requires 20 ft. driveways. 3. PUD Sec. 8.3.B: Add exception for southern street along I-465 that will only have a sidewalk along 1 side. Recommendation: If all comments and questions can be addressed, the Department of Community Services recommends the Plan Commission votes to send this item to the City Council with a Favorable recommendation.