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HomeMy WebLinkAboutDepartment Report 03-21-221 CITY OF CARMEL DOCS DEPARTMENT REPORT TO THE COUNCIL March 21, 2022 Flora PUD Rezone (Z-676-22) • Plan Commission Docket No. PZ-2021-00204 PUD • Rezone 18 acres from S2/Residential to the Flora PUD for single-family homes, duplex homes, and townhomes • Site is located at 9950 Spring Mill Rd • 129 total dwellings proposed with 25% open space Planning and Zoning Analysis • Comprehensive Plan (Comp Plan): o Classifies this area as Vision 2020 Plan Very Low Intensity Residential which is characterized by single- family detached housing with densities between 1.0 and 1.3 units per acre o The PUD would fall under a mix of classifications of Urban Residential and Attached Residential. o 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. o To the east is the Employment Node, and Urban and Attached Residential are considered conditional fits. • PUD: o Site plan consists of 4-story brownstones as you enter the community and duplexes and rooftop deck townhomes near the middle of the site. 3-story pitched roof townhomes are along Springmill Rd. and I- 465, and single-family homes are toward the west and Williams Creek. o There is one entrance from the roundabout at Spring Mill Rd. and there will be an emergency access point south of the boulevard entrance that will use grass pavers for emergency vehicles. o A minimum of 25% open space is required which includes 20% of the site to be tree preservation. o 10’ wide path will be installed along Spring Mill Rd. and on the south side of the detention pond. • Architectural Design: o Architectural standards are included in the PUD as well as Character Imagery that all dwellings will have to comply with. This means that what is seen in the PUD is what we can expect to be built. o 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. o Because there are so many dwelling types proposed, there is a lot of diversity in the development. o All of the attached homes have garages that are rear loaded, and many have front porches, o Masonry wainscot is required for all units as well as a minimum 20% masonry on the exterior. Negotiations with Petitioner during Plan Commission process • Crushed stone path added around the pond and raised pedestrian crossing added to connect open spaces. • Common Areas enhanced with covered bike parking, benches, and amenities similar to images in PUD. • Enhanced sound mitigation required in PUD for units along I-465 • Architectural standards improved Concerns discussed by the Plan Commission • Only 1 entrance/exit to the subdivision. • Amount of Tree Preservation and screening the townhomes from I-465. • Amount of parking spaces and short driveways that don’t allow parking behind garage. • The amenities provided to the residents and the quality of the open space. DOCS Staff found that the residential PUD meets several Policies and Objectives of the Comp. Plan and is located in an area that has a large, natural buffer due to Williams Creek to the west. The development provides a transitional use from I-465 and the employment node to the east. The thoughtful site layout with pedestrian friendly streets where the garages are located off of alleys and there are short blocks and lots of connectivity add to the character of the neighborhood. Open space is dispersed throughout the project and the architecture provides a variety of quality housing options and elevations which provide many benefits to this development and the community at large. The architectural requirements were improved. We recommended that the Plan Commission forward this item to City Council with a Favorable Recommendation. They voted 8-0 (1 absent) to send it with a Favorable Recommendation to City Council.