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Department Report 06-21-22CARMEL PLAN COMMISSION DEPARTMENT REPORT JUNE 21, 2022 1. Docket No. PZ-2022-00045 DP/ADLS: Jackson’s Grant Village Section 2. The applicant seeks site plan and design approval for 52 townhomes and an amenity building on 8.83 acres. The site is located at the NW corner of 116th Street and Springmill Road. It is zoned Jackson’s Grant Village PUD (Ordinance Z-653-20). Filed by Douglas Wagner with Republic Development LLC. Project Overview: This project is seeking DP/ADLS approval for 52 townhomes and a clubhouse in Section 2 in Jackson’s Grant Village. There will be a minimum of 30% open space for the whole of Jackson’s Grant Village, per the PUD and Section 1 approval. The property is zoned Jackson’s Grant Village PUD, Ordinance Z-653-20. Please see the Petitioner’s Information Packet for more details. PUD Standards this project MEETS: - Min. Lot widths - Min. Lot areas - Min. Setbacks - Maximum height - Maximum number of townhomes - Maximum number of units per building - 30% Minimum Common Area - Perimeter Landscaping PUD Standards NOT MET, therefore adjustments are needed or a variance will be needed: - The maximum Lot Coverage is 75% in the PUD. One block of townhomes is at 79% Lot Coverage. Site Plan and Engineering: The site plan is in line with the Concept Plan that was submitted with the PUD. There will be entrances to the development from 116th Street and Springmill Road that were approved with Section 1, the single- family portion. The townhomes will have access from these new public streets as well as from a new private drive that will provide access the commercial buildings in the future. Alleys are provided behind all of the townhomes to access rear loaded garages. 2 parking spaces per unit are provided in the garages as required by the PUD and guest parking is also shown per the PUD requirements. Tree preservation and common areas are located throughout the Jackson’s Grant Village development. Active Transportation: 5 ft. sidewalks are proposed on both sides of all streets as is required. A 10 ft. wide asphalt path already exists along Springmill Rd. and the petitioner will install path along 116th St. Additional sidewalks are provided throughout the townhome area to provide appropriate pedestrian connections. Short term bike parking spaces are also provided throughout the townhome area. Architectural Design: The townhomes have a modern design with large, black framed windows and large, front balconies. The front and side facades are primarily brick and the colors vary from unit to unit. The PUD requires masonry on all facades in an amount equal to the first-floor façade. This is provided and the front and side facades have brick on the second floor as well. Staff has requested additional brick under the second-floor balconies and the second-floor rear elevation. The other building materials include horizontal siding and board and batten. There are large front balconies and rooftop patios on each unit. There are numerous windows on the elevations which help break up the facades and adds architectural interest. However, the Dept. has asked if a few more windows can be added to the rear of the buildings to break up the second floor façade and provide additional natural light into those bedrooms. The PUD also requires streetscape diversity with varied elevations, building materials and colors. The elevations do vary by color, but the materials and the building details are the same. Staff has requested more variation in the details between units such as shape of windows, details around windows, and entryway details. Finally, the site plan shows buildings with 3, 4, and 5 units, but only a 3 unit building elevation is provided. Petitioner, please provide elevations for a 4 and 5 unit building as well. Lighting: Street lights were approved with the Section 1 primary plat and will be limited to 15 ft. tall in the residential areas and 18 ft. tall in the commercial parking areas. One additional streetlight is proposed on the private drive going south into the townhome and commercial area. The character and design of the street lighting will be decorative and similar to the existing Jackson’s Grant lighting. Architectural building lights are also shown on the front and rear elevations of the townhomes and the clubhouse. Petitioner, please confirm that light bulb will be shielded from view. 2 Landscaping: Open space is shown on the development plan and matches the concept plan in the PUD. This includes a tree preservation area in the southeast corner of the development and a park and clubhouse toward the middle. A minimum of 30% of the site is shown as Open Space. Individual lot and foundation plantings are provided. However, the PUD also requires 1 shade tree and 1 ornamental tree for every 2 townhomes and only street trees are currently shown. A/C units will be screened by shrubs on the rear of the buildings. The Urban Forester has approved the landscape plan. Signage: Subdivision entry signage was reviewed with the primary plat for Section 1. With this townhome proposal a small 12” by 15” sign is proposed at each entry door to the clubhouse. Some model home signage is also proposed and will have to meet the requirements of the UDO. There is a location for signage proposed at the entrance off of Springmill Rd., which will come through for review later. All signage is required to follow the standards in the UDO. DOCS Remaining Comments/Concerns: 1. Can a window be added to the rear of the buildings to break up that 2nd floor on the end units? 2. Can some additional brick be added on the second-floor balconies and the second-floor rear elevation? 3. Please consider more variation in the details between units such as shape of windows, details around windows, and entryway details. 4. Petitioner, please provide elevations for a 4 and 5 unit building as well. 5. Will there be mailbox kiosks somewhere for the townhomes? 6. 1 shade tree and 1 ornamental tree for every 2 townhomes is required. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Residential Committee meeting on Tuesday, July 5, 2022 for further review and discussion.