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Home My WebLink AboutDept Report 02-07-06 :' ~ C,D w CARMEL PLAN COMMISSION SPECIAL STUDIES COMMITTEE DEPARTMENT REPORT February 7, 2006 3. Docket No. 05050003 Z: Fortune Rezone The applicant seeks to rezone 43.6 acres from S 1 to PUD for the purpose of developing a site with single family homes, townhomes, and limited commercial uses. The site is located at 2555 W 131 st Street and is zoned S 1. Filed by Charlie Frankenberger The applicant is requesting approval of a Planned Unit Development to allow the construction of single family detached homes and townhomes. This site is located between two sections of the Village of West Clay PUD. Neither section of the adjacent Village of West Clay properties has been constructed. As proposed in the exhibits, there will be 130 total units on the site. Please see the updated informational packet for details. The public hearing for this item was held at the June 21, 2005, Plan Commission meeting. Opponents voiced concerns with the potential increase in traffic, the density of the project, proposed non-residential uses for sub-area "A", street alignments, and structure height and size. This project was heard at the August 2nd Special Studies Meeting where members of the public restated their concerns with density, traffic, and use. At that meeting the petitioner "reintroduced" the proposal to begin a dialogue with the Committee Members. For the January 3rd committee meeting the petitioner made some requested modifications to the site design, features, and architectural standards. These include reducing the density from 4.2 units per acre to 2.98 units per acre, relocation of the interior street to better align with property south of W. 126th Street, and removing all non residential uses. At that meeting committee members requested the following additional information, details, and revisions: 1. Elevations of the proposed single family homes and townhomes - showing all details (windows, siding, roof materials and pitch, etc.). These details have been provided under Tabs 6, 7, 8, and 9. 2. Minimum square footage of single family homes. Provided under Section 5.2 of the PUD. Lots that are 50-61 feet in width have an 1,800 sq ft min, lots over 61 feet in width have a 1,950 sq ft min. 3. Show all proposed amenity areas in detail. Petitioner has shown the areas, but not the exact amenities to be built. "'"' :-...) _H __ ____J u w 4. Addition of park amenities and/or tot lots in the southern half of the development. Petitioner has shown a theoretical tot lot in a blow up detail under tab 11, but such is not identified on the overall plan. Where is this implemented? Providing a "green" amenity for the homes in the southern portion of this community is highly recommended. Given the shape and configuration of Lots 121 and 127, it would appear that there is an opportunity to "square" the two lots and easily provide some recreational area(s). An internal 'tot lot" or gathering area at the alley intersection would be unique and well utilized. 5. Other subdivisions in the area with similar lot sizes (for a point of reference). This information has not been provided. 6. Fence, walls, and butTeryard details. Bufferyard details are shown in the landscape plan, and discussed in section 4.3 of the pun text. There are no walls or fences proposed per the information supplied to staff. After reviewing all the revised materials, staff has the following additional comments and recommendations: Architectural Comments: Staff requests the following issues be addressed with additional text in section 5.3 of the pun Ordinance. These comments and observations are in direct response to the submitted proposed elevations: 1. Utilize windows instead of vents in second floor dormers (even for attic areas that have dormers). Some elevations have little to no second floor side elevation windows. Additional windows should be added. 2. All windows to match in construction design. Lintels and or framing should be used on all windows (no punch out windows) - this applies to townhomes as well. 3. Doors (rear sliding doors as seen under Tab 12) should be framed, and not "punch out" style - this applies to townhomes as well. Under Tab 12 there is an example of a preferred "framed" sliding door. 4. Elevations for the "Chalkrock" model should be revised to have first floor windows on the Right Elevation. 5. No 'bump out" chimneys. Chimney chases should clad in masonry, not siding. - this applies to townhomes as well. 6. Under Tab 13, Item 6(g) - staff does not find it necessary that all roofs be of the same color, and would prefer having some variation to further break up roofline monotony. PUD Text Comments: 1. All shade trees should be a minimum of 2.5" caliper at time of planting. This is City standard for most current zoning districts. 2. 5.3 Building Walls (7) - It is preferable to clad homes with a 4 sided architecture approach. Front elevations should not be all masonry unless the other elevations are as well (staff does not support the brick mask style of front fa~ade). Staff would prefer to see even and consistent use of exterior materials on all sides of the structure. () w w 3. 5.3 Garages (4) - revise to read "...minimum driveway length shall be 21 feet measured from right of way. . . "- this should be changed in the townhome section as well. 4. 5.3 Fences and Garden Walls (3) - Either strike this, or give full details and locations of permitted fence and wall types. Any improvement in the landscape bufferyard MUST be reviewed and approved through the normal ADLS process. This should be changed in the townhome section as well. 5. 5.4 Landscape Standards, Bullet 1 - tree species must comply with the City of Carmel approved street tree species list. This must be coordinated with the Carmel Urban Forrester. 6. 5.5 Lighting, Last Bullet - Security and flood lighting must utilize 90 degree cut off fixtures to reduce light pollution (per "Dark Skies Initiative" standards). This should be changed in the townhome section as well. 7. 8.1 - Language should be edited to denote that approval of the PUD will act as approval of the Primary Plat for the single family detached portions of the development. The single family attached townhome areas must return to the Plan Commission to seek DP/ ADLS approval. 8. 9.2 Definitions (Minor and Substantial Alterations) - Revise both definitions. Any change to materials (or any other architectural requirement), change to amenity area usable/improved square footage, or the addition of lots shall be deemed a substantial alteration. The Department recommends that the Special Studies Committee forward this item back to the full Plan Commission after all of the above comments and concerns are fully addressed. {\ \." ;' w w CITY OF CARMEL Department of Community Services One Civic Square Carmel, IN 4Ei032 (317) 571-2417 Fax: (317) 571-2426 Fax To:~ie frl1nko1~F"'m'laura ~-Wore Fax:(~l~-m~ Pages: ~ Phone: . Date: 2.- .3 -Olo f'\A ,.1~ :I:\: . Re: \JlX.A\et tfB:)5nOO7:> e cc: ~t*. RePoY+ - fi>t-.'-une.;R~ o Urgenf - )It Far Review 0 Please Comment 0 Please Reply 0 Please Recycle lV\~\ud~ Wi-\-k +his f~X' is +he, De.pa.r-Jtnet1t Repor-l- -Po...- fhe. feb 1, 2DQCo ~Vj of +he. Ca.H'ne,1 PldYl CommisSiOY') S-pe.da..\ ~-\wi\e.~ CD~*ee. P\~~e, le,-\- me. know i+ '1o~ hc1.\f.e.. 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