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HomeMy WebLinkAboutDepartment Report 11-15-223 CARMEL PLAN COMMISSION DEPARTMENT REPORT NOVEMBER 15, 2022 I. Old Business 1. 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 87 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. *Updates to the Report are written in blue Project Overview: This project is seeking DP/ADLS approval for a new subdivision with 121 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 121 dwellings are proposed. There is one entrance into the project from the roundabout at Spring Mill Rd. and Illinois St. There is also an emergency access point south of the boulevard entrance for emergency vehicle access. This drive will contain grass pavers to keep a green/natural look but will support the weight of vehicles in the case of an emergency. 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 is a path along the south side of the detention pond and a crushed stone path around the pond. 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. The petitioner is still working on the final locations of the bike parking with the Alternative Transportation Coordinator. 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. The petitioner has made several changes based on staff’s comments. The style of architecture is more contemporary with a diverse mix of materials, black vinyl windows, metal canopies and 4 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. Staff 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 has stated this will be done. Lighting: Streetlights are proposed throughout the neighborhood and will be a modern acorn style. The height of the streetlights will be 18 ft. as is required in the UDO. Building architectural lighting is provided through a front porch light and a light above the garage door. Landscaping: The PUD requires a minimum of 25% of the development to be open space, and the petitioner is providing 41%. The common areas include the large pond, 3 central common areas, and the tree preservation areas. Tree preservation is required to be a minimum of 20% of the development. The tree preservation is mostly limited to the outer edges of the development. Common Area amenities have been provided per the PUD. The southwest common area is designated as limited tree preservation in the PUD where trees will be saved if grading and utilities allow, however due to the need to raise the grade for the site, those trees are not planned to be saved. Street trees and lot and foundation plantings are shown for each building. There is a 10 ft. bufferyard along the eastern property line and a minimum 15 ft. bufferyard along the southern property line with tree preservation. Additional trees have been added along the southern perimeter to help create a larger buffer. Signage: The PUD requires all signage to comply with the UDO. A ground entrance sign is proposed as you enter the site. Entrance signs for a Residential complex may have a maximum total area of 50 sf. The petitioner has addressed the original comments on the sign design and the sign now meets the UDO standards. September 20, 2022, Public Hearing Recap: Petitioner presented the site plans for the development and went over the tree preservation areas and the common area plans. Several people spoke in opposition to the project. The main areas for concern included the number of trees to be removed on this site, traffic, request for a tree inventory, and density. Petitioner stated that some of these issues have already been discussed and vetted as a part of the approved PUD rezone. The Plan Commission requested additional tree preservation in the SW common area, confirmation from the Engineering Dept. that the round-a-bout was a safe design, discussion on potential impacts of the widening of I-465 and tree preservation, what could have been done with the previous zoning, exhibit showing the public parking versus the parking on private property, and if there are any special designations for this area a forest. Sent to the Residential Committee with the full Plan Commission having the final vote. October 11, 2022 Residential Committee Recap: Petitioner distributed handouts to the Committee members. Tree preservation exhibit showed a comparison of this site to the larger immediate area, where additional trees are not being impacted outside of this project. The potential for I-465 improvements was discussed. Petitioner did not think the addition of a travel lane would cut into this site or the tree preservation on site. A noise wall is not guaranteed at this time, but petitioner said INDOT will be studying that. The SW common area was discussed. A formal garden design is proposed, and the petitioner will be planting trees in this area. To make the site level, a lot of dirt will be brought on site; about 3,500 truckloads. This will make it hard to preserve trees in the SW common area. Drainage could not be done differently to reduce the amount of fill onsite because that would change the approved site plan in the PUD. The Committee asked: to remove invasive species in the proposed tree preservation areas so they will be healthiest, if parking on the main entrance street should be removed, and what the overlook into the pond will look like. There is no parking on the north side of the street by the pond, just the south side. Committee continued this item to the next Residential Committee meeting. 5 November 1, 2022 Residential Committee Recap: Petitioner presented updates. Tree preservation area on south was clearly shown at 15 ft. minimum and is wider in some areas. Deck was expanded into the pond and building lighting details were provided. Petitioner doesn’t feel comfortable trying to preserve the trees in the southwest common area due to the grading changes and the desire to have an amenity there. Bench material was discussed, and Petitioner agreed to a condition of approval that the benches and common areas would be maintained. Bike parking locations were discussed as staff requested the bike parking to be more distributed around the site for visitors. Petitioner will work with David Littlejohn, Alternative Transportation Coordinator on final locations. I-465 expansion was discussed and INDOT has the plans for this neighborhood. A sound wall has not been decided on yet. Petitioner agreed to verify the rear elevation colors so that the backs were not monotonous but matched the images in the PUD. Committee voted 4-0 Favorable Recommendation back to full Plan Commission with conditions. DOCS Remaining Comments/Concerns: Petitioner has made several changes to the plans per staff comments, including clearly marking and expanding the tree preservation along the south perimeter, adding additional trees along the south perimeter, expanding the pond overlook, and adjusting the architecture to better meet the PUD. A few remaining comments include: 1. Ensure short term bike parking is dispersed throughout the development, and work with the Alternative Transportation Coordinator on approval of the final locations. 2. Plans need to be finalized through ProjectDox, including TAC approvals. Recommendation: After all comments and concerns are addressed, the Department of Community Services recommends the Plan Commission votes to Approve this item this evening with the following conditions: 1. Final bike parking locations to be approved by Alternative Transportation Coordinator. 2. Covenants for the subdivision to include future maintenance of all Common Area Amenities including benches, furniture, fire pits, etc. 3. Engineering and TAC Final Approval. 4. Final plan revisions and approval through ProjectDox.