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HomeMy WebLinkAboutDepartment Report 08-16-22CARMEL PLAN COMMISSION DEPARTMENT REPORT AUGUST 16, 2022 1. Docket No. PZ-2022-00117 PUD: 96th and Haverstick PUD Rezone. The applicant seeks PUD rezone approval to allow a new development consisting of 33 townhomes. The site is located at the northwest corner of 96th Street and Haverstick Road and is zoned S-2/Residence. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Estridge Development Management LLC. Project Overview: The Petitioner proposes to rezone the subject property to a PUD classification to allow for the construction of 33 residential townhome units. The site is located right along 96th Street between Haverstick Road and the private Wild Cherry Lane. The land surrounding this property to the north, south, and west is single family residential. To the east is a dental office. Please see the Petitioner’s Information packet for more details. Comprehensive Plan Analysis: The Comprehensive Plan guides what redevelopment should look like in this corridor. Specifically, in Part 5: Critical Corridors and Subareas, the 96th Street and Westfield Boulevard Subarea Plan allows for employment uses along this section of 96th Street, specifically with 1 to 2 Story Employment Centers. It also calls for installation of multi-use paths, preserve and install tree canopy, buffer stable neighborhoods from redevelopment, and utilize transitional land uses and form to soften impacts of potentially large-scale office development south of 96th Street. This is a long-term vision for this area. North, and west of the site, the Comp Plan also calls for employment uses along 96th Street, about 2-3 properties deep. East of the site is existing commercial, with the area south planned for office/commercial. The Comp Plan’s Transportation Plan proposes for this section of 96th Street to become a Parkway Arterial Street (120-ft wide right of way). The Transportation Plan also plans for Haverstick Rd. to be a Collector Street with 90 ft. of right-of-way and Wild Cherry Lane to be a local street with a 56 ft. right-of-way. The above goals support this PUD rezone if there is sensitivity to adjacent areas and appropriate transitions with reasonable tree preservation. Townhouses could be a good fit fort this site as it would keep a residential use in the area instead of a commercial use and offers a moderate density development that is only 3 stories and a similar height to what is allowed in the current zoning. However, appropriate transitions and tree preservation will be important to ensure sensitivity to adjacent single-family homes. 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: Site Plan, Parking, Engineering The proposed townhomes are located closer to 96th Street to allow parking behind. The units in each building are staggered to provide variation in the façade and streetscape. The vehicular entrance to the townhomes will be off 96th St. and Haverstick Rd., and all of the townhomes will be rear loaded so the garages won’t face the street. There will be designated spots for guest parking internal to the site as well as some on street parking along 96th St., which will also help slow down traffic. The onsite detention is planned through underground detention. Minimal tree preservation is shown mostly in a 15 ft. buffer along the north property line. Active Transportation Pedestrian connectivity will be provided by adding a sidewalk along Wild Cherry Ln., as well as a path along Haverstick Rd. There is also a sidewalk internal to the site that connects to all of the townhomes. 5 short term bicycle parking spaces are proposed and staff would recommend more be provided and the PUD meet the UDO standards. Architectural Design The PUD includes Architectural Character Imagery for the townhomes 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 architecture for the townhomes utilizes high quality materials and design elements. The main building materials are red brick with gray, smooth fiber cement panels. 100% of the first floor of the dwelling facing a street will be brick and/or stone, except for bay windows. There are numerous windows on the elevations which help break up the facades and adds architectural interest. An ADLS approval will also be required to approve the final design of the townhomes. Landscaping Foundation plantings and street tress will be required. A 15 ft. bufferyard/tree preservation area is proposed along the north perimeter, and staff has asked for the amount of tree preservation to be increased. We realize it is unreasonable to ask for all of the trees to be preserved as this is a fully wooded site, however it seems only a small amount are proposed to be preserved. A larger/wider area of tree preservation would be better as it could save more trees and improve the health of the trees, so they won’t be as impacted by development. We have also asked for a Woodland Evaluation so that perhaps the area with the best trees can be the focus of the preservation efforts. Signage The PUD requires that all signage shall comply with the UDO, and that a ground sign shall be allowed along 96th Street. DOCS Remaining Comments/Concerns: The Dept. continues to review the PUD and work with the Petitioner on all the review comments as this project moves onto Committee review. Some of the outstanding comments include: 1. Larger and wider tree preservation area, which may mean reducing the number of units. 2. Woodland Evaluation requested. 3. Minimum 15% open space to be required. 4. Require a minimum 10 ft. front setback to ensure there is enough room for landscaping and grade change. 5. Increase the number of short-term bike parking required. 6. Dedicate 28 ft. of right-of-way along Wild Cherry Ln. 7. Architecture Standards improvements. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Residential Committee meeting on Tuesday, September 6, 2022 for further review and discussion.