Loading...
HomeMy WebLinkAboutDepartment Report 12-06-221 Carmel Plan Commission RESIDENTIAL COMMITTEE Tuesday, December 6, 2022 Department Report 1. Docket No. PZ-2022-00147 OA: Legacy PUD Amendment. The applicant seeks approval to amend the Legacy PUD text in order to increase the number of permitted units in the PUD and increase the number of apartments permitted. The site is located southwest of 146th Street and Community Drive. It is zoned Legacy PUD Z-501-07 as amended. Filed by Nelson & Frankenberger, LLC on behalf of Advenir Oakley Development, LLC. *Updates to the Report are written in blue Project Overview: The Petitioner proposes to amend the Legacy PUD Ordinance to remove the Office Use Block and allow more residential units including more apartments and for rent attached dwellings. This amendment would allow a specific site plan at the southwest corner of 146th Street and Community Drive, as proposed in the amendment. To the north of the project is 146th Street and then a single-family neighborhood and an apartment neighborhood. To the east is retail development and apartments, to the south is a daycare facility and a townhome neighborhood, and to the west is a single-family neighborhood. Please see the Petitioner’s Information packet for more details. Analysis: Permitted Uses: • The property affected by the Ordinance Amendment is currently within the Village Core, Primary Office, and Urban Residential Use Blocks of the Legacy PUD. • Apartments are permitted in the Village Core and Urban Residential Use Blocks, but not within the Office Use Block. Lofts are permitted in the Office Use Block but are intended as an ancillary use on the top floor of a building. • The original Legacy PUD allowed: o 1,344 total detached, attached, and apartment dwellings, o 500 total Attached Dwellings o 300 total Apartments o 200 Lofts (in addition to the total 1,344 dwellings). • The 2018 Legacy PUD Amendment changed the PUD to allow: o 1,250 total detached, attached, and apartment dwellings, o 476 total Attached Dwellings, o 389 total Apartments, o 200 Lofts (in addition to the total 1,250 dwellings). • This 2022 Legacy PUD Amendment would allow: o 1,447 detached, attached, and apartment dwellings, o 588 total Attached Dwellings, o 389 total Apartments, o 200 Lofts (in addition to the total 1,447 dwellings) • A total of 350 dwellings are proposed for this development. Site Plan, Parking, Active Transportation, Engineering • 3, multi-story apartment buildings are proposed on Community Dr. and Equality Blvd. similar to the Legacy Towns and Flats apartments on the east side of the street. This will continue the intended character of this main street in this Village Core area. There will be a maximum of 120 apartments in the 3 multi-story buildings. • The parcel at the southwest corner of 146th St. and Community Dr. will remain an open parcel to be 2 developed for commercial/retail uses as permitted in the Village Core. • The site transitions to smaller scale attached and some detached 1 and 2 story dwellings to the west. • Public street system is continued from existing streets developed in Legacy. • Amenity Center with a pool and workout facility is proposed for this development. • Parking is made up through on-street, angled parking, and parking lots. • The Bike Promenade in the Legacy PUD continues north along Larson Dr. all the way to 146th Street. • Sidewalks and paths connect throughout the development to create a walkable neighborhood. Architectural Design: • The designs for the buildings will be in substantial compliance to the character imagery included in the PUD Amendment. • The architectural style is similar to the craftsman style with front porches, smaller front setbacks, and sidewalk connections to the street. • A masonry wainscot will be added to 15% of the units. Staff has requested 30% • Landscaping and Lighting will have to comply with the existing standards in the Legacy PUD. • Signage design will vary from the typical signage seen at the Legacy. • Staff has requested that any signage still meets the UDO requirements for number and type, maximum sign area, maximum height, and location, These PUD amendments should not have a negative impact on the development overall. There is good pedestrian, bicycle, and vehicular connectivity. An amenity center will be provided to serve the future residents of this neighborhood. The development will allow for more density near the core of Legacy and the retail areas, and it will allow for additional variety in housing options. The project provides appropriate transitions by putting the larger apartment buildings along the main road in Legacy and smaller 1 and 2 story buildings toward the west. Carmel Clay Schools have indicated that they are not opposed to the project and have capacity in the schools to accommodate any potential additional students. They also note that multi-family housing results in few additional school age children. September 20, 2022, Public Hearing Recap: Petitioner presented the proposed changes to the PUD. Petitioner stated that the Office Use Block allows up to 5 stories and it could accommodate 150,000 sq. ft. of office under the current PUD. The PUD also allows for Lofts and CCRC units above the number of permitted apartments, currently. Several people spoke in opposition to the project. Their main concerns were traffic, congestion on 146th St. during rush hour, increase in number of students in the schools, loss of potential for more walkable businesses, and the low cost of the housing and effect on their property values. The Plan Commission asked about the size of the pools and clubhouse in comparison to other neighborhoods, an updated traffic study, if there is anything that can be done for speed to slow people down driving through, why is the change in the PUD needed and why can’t it be developed as zoned. Sent to the Residential Committee with the full Plan Commission having the final vote. October 11, 2022, Committee Recap: Petitioner showed an example plan of how the site could be developed under the current PUD standards, including CCRC dwellings, a parking structure, Office and Retail Buildings, apartments, and townhomes. This proposal is asking for 197 additional dwellings, but today Lofts and CCRC dwellings are permitted. It is only a 35-unit difference when you count the Lofts and other units that are allowed today. Information from Roger McMichael with the Carmel Clay Schools was distributed that said the schools can accommodate additional enrollment. Petitioner also presented a draft traffic plan, Amenity area comparison, and a letter from the Overlook at Legacy HOA Board. Plan Commission asked what has changed from when the PUD was originally approved. Petitioner stated there has been a recession, a CCRC was proposed at one point and didn’t get built, the market has changed, and housing costs are high and mortgage interest rates are high. Even though this is for rent, the product type is different than other apartments in Carmel. Plan Commission asked if there is a way to get more retail and an amenity like the Monon Plaza, speed tables to slow traffic, doggie stations, and doggie DNA testing. Committee voted to continue this item to the November 1st Committee meeting. 3 November 1, 2022, Committee Recap: The item was Tabled by the petitioner. DOCS Remaining Comments/Concerns: The petitioner has made several changes per staff and Plan Commission comments. Some of the outstanding comments include: 1. Clarify setback requirements so that the front yard setback applies from the back of sidewalk when a sidewalk is present, not the back of curb. 2. Require 30% of units to have a masonry wainscot. 3. Add windows to the sides and rears of all buildings. 4. Finalize the signage requirements. Please require signage to comply with the UDO standards regarding number and type, size, height, etc. Recommendation: The Department of Community Services recommends the Residential Committee discusses this item and if all outstanding comments can be addressed, then sends it to the December 13, 2022 full Plan Commission meeting with a Favorable Recommendation.