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HomeMy WebLinkAboutDepartment Report 08-16-226 CARMEL PLAN COMMISSION DEPARTMENT REPORT AUGUST 16, 2022 3. Docket No. PZ-2022-00119 DP/ADLS: Flora on Spring Mill. The applicant seeks site plan and design approval for a residential neighborhood consisting of 12 brownstones, 12 two-family homes, 10 single-family homes, and 86 townhomes on 18.31 acres. The site is located at 9950 Spring Mill Rd. and is zoned Flora PUD, Ordinance Z-676-22. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Pittman Partners, Inc. and Onyx and East, LLC. Project Overview: This project is seeking DP/ADLS approval for a new subdivision with 120 dwellings. The property was recently re-zoned to the Flora on Spring Mill PUD, Ordinance Z-654-20. 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. Site Plan and Engineering: The proposed site plan is in line with the Concept Plan that was approved as a part of the PUD. There is 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 and 120 are proposed. There is one entrance into the project proposed from the roundabout at Spring Mill Rd. and Illinois St. There is also an 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. 347 parking spaces are proposed and those are made up of garage/driveway spaces, off-street parking spaces, and on-street, parallel parking spaces. Active Transportation: Sidewalks are shown throughout the project and will connect the residents to each other as well as to the open spaces and out to Spring Mill Rd. There are a few segments of missing sidewalks that will need to be added back in, including the stone path around the pond. The path along the south side of the detention pond is also missing. A 10 ft. wide asphalt path will be installed along Spring Mill Rd. A raised pedestrian crossing will be installed north of the duplexes to connect pedestrian open spaces. Short term bicycle parking is required to be provided throughout the site as well as 2 covered bike parking features. Staff has asked for the details of the covered bike parking, and the petitioner needs to show how the bike racks are dispersed throughout the site. 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. The proposed elevations are in line with what was shown in the PUD, however, there are some tweaks to the building elevations that need to be made. 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 7 have front porches, which enhances the streetscape and adds to a pedestrian friendly neighborhood. Staff has requested the color palettes for the buildings to ensure diversity. The PUD requires townhomes along I-465 to have increased soundproofing through the types of windows and the insulation. Petitioner, please confirm this. Lighting: Streetlights are proposed throughout the neighborhood and will be an acorn style similar to the City standard. The proposed height of the streetlights needs to be confirmed by the petitioner. The UDO limits the height to 18 ft. We also need to see the specs for any building architectural lights. Landscaping: The PUD requires a minimum of 25% of the development to be open space. This is made up through the large pond, and 3 central common areas. Tree preservation is also required and shall be a minimum of 20% of the development. The tree preservation is mostly limited to the outer edges of the development. The southwest common area is designated as limited tree preservation in the PUD where trees will be saved if grading and utilities allow. Petitioner, please show what trees will be able to be saved in this area. Common Area amenities were not submitted with the original filing but will need to be reviewed as a part of this ADLS. Street trees and lot and foundation plantings are shown for each building. There is supposed to be a 10 ft. bufferyard along the eastern property line and a minimum 15 ft. bufferyard along the southern property line with tree preservation. The southern border has a retaining wall shown and some of the tree preservation area is not 15 ft. wide. Signage: The PUD requires all signage to comply with the UDO. A ground entrance sign is proposed, but the location of the sign still needs to be determined as it is not allowed to be in the right-of-way. Entrance signs for a Residential complex may have a maximum total area of 50 sf. We are still working with the petitioner on the design of the ground sign to make sure it meets the UDO standards for a delineated cornice, base, and that it relates to the overall design of the buildings. DOCS Remaining Comments/Concerns: As this is a large project, there are many items and details to review for compliance with the PUD. The Dept. continues to work with the Petitioner on all the review comments as this project moves onto Committee review. Some of the major comments include: 1. Please show the crushed stone path around the pond per the PUD. 2. Show the path along the south side of the pond and make sure all streets have sidewalks on both sides. 3. Revise plans to show a full 15 ft tree preservation buffer along the south perimeter of the site. 4. Please add trees wherever possible along the south border to help provide more buffer to the interstate and make up for any trees being removed. 5. Color palette needed for the different buildings. 6. Please provide a masonry calculation to show what percentage of the building exterior is masonry per the PUD. 7. The PUD requires townhomes along I-465 to have increased soundproofing through the types of windows and the insulation. Petitioner, please confirm. 8. Where will the monument sign be located on the site? 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.