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HomeMy WebLinkAboutDepartment Report 05-16-23 1 CARMEL PLAN COMMISSION DEPARTMENT REPORT MAY 16, 2023 H. Public Hearings 1. Docket No. PZ-2023-00014 PUD: Andrews PUD Rezone. The applicant seeks PUD/Planned Unit Development rezone approval to allow a new neighborhood consisting of 46 townhomes and 14 two-family dwellings. The site is located at 4411 E. 146th St. and is zoned R1/Residence. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Schafer Development, LLC. Project Overview: The Petitioner proposes to rezone the subject property to a PUD classification to allow for the construction of 46 residential townhomes and 14 two-family dwellings. The site is located along busy 146th Street. To the north is 146th St. and then an electrical sub-station and a self-storage business. To the west is a landscaping business and to the east is a tree and lawn care company and a large lot single family home. To the south and south east is a residential neighborhood. Please see the Petitioner’s Information packet for more details. Comprehensive Plan Analysis: • The Comprehensive Plan (Comp Plan) provides a guide for development and a common vision for the City. • The Policy Goals and Objectives of the Comp Plan calls for such things as a variety of housing types, a mixture of land uses, and promoting housing options to support aging in place. • It also guides development to protect single-family neighborhoods from dissimilar adjacent uses with respect to scale of buildings, lighting, noise and other incompatible impacts. • Some other objectives from the Comp Plan that can been seen in this project are: Prioritize installation of street amenities including benches, street lights and street trees that make walking more convenient and desirable for all ages, Support local food and agriculture by expanding community gardens, and Consistently require street and multi-modal connectivity between adjacent developments, to improve residential mobility options, as well as improved access for delivery, maintenance, and emergency vehicles. • Under Development Patterns in the Comp Plan, this area is classified as East Neighborhoods which can have characteristics including lot sizes from 1/8 to 3 acres; building coverage between 20% to 55%; 2.5 story heights; front yards, gardens, porches, stoops; and residential uses. • Because this site is along 146th St, it falls into the Typical Corridor classification as well. • Typical corridors are “Primary E/W and N/S routes that provide connectivity to community assets throughout the City. These corridors are based on adjacent patterns and serve as transitions between places. They allow expanded housing options and limited commercial as long as they are consistent with the character of adjacent patterns.” • Building a residential neighborhood adjacent to another residential neighborhood is a compatible land use. • Townhouses are a good fit fort this site as it would keep a residential use in the area and offers a moderate density development that is only 2 stories and a similar height to what is allowed in the current zoning. • The 2-story height of the homes, the large setback to the south, and the landscaped buffer area allows for a sensitive transition from the 2-story single-family homes to the south to this neighborhood and then 146th St. Additional Analysis: Site Plan: Site Plan, Parking, Engineering • Two proposed entrances to the site, one from 146th St. and one from the stubbed right-of-way to the south. • The UDO requires new developments to connect to existing platted stub streets. • The UDO also requires developments with 15 or more lots to have at least 2 access points. • Two additional stub streets to the east and west are planned to allow future connectivity. 2 • A traffic impact study was submitted by the petitioner. • Attached townhomes are laid out along the borders of the site with front load garages. • Two-family attached dwellings are clustered in the middle of the neighborhood with rear load garages. • Common area is planned through a retention pond in the southeast corner and a large open space to the north along 146th St. • All homes will have driveways long enough to accommodate guest parking. • Some tree preservation is shown in the buffer areas around the project and the northern common area. Active Transportation • Sidewalks area required on both sides of the street and short-term bike parking is also required in the PUD. • The Department would recommend a path or sidewalk connection from the cul-de-sac to 146th St. Architectural Design • The PUD includes Architectural Character Imagery for both home types along with Architectural Standards. • Each unit will be distinguishable from adjacent units but will be compatible in style and materials. • Maximum building height of 2 stories, all buildings shall have a masonry wainscot and the front wainscot material shall be the same on the sides and rear, and any porch shall be 6 ft. deep and 30 sq. ft. • The homes along the south perimeter will have an enhanced rear elevation. • An ADLS approval will also be required to approve the final design of the homes. Landscaping • Open space is provided on the site through the detention pond and the northern common area along 146th. • In the northern common area, there will be a dog park and a community garden. • A transmission line easement runs within the northern common area and will be kept in a natural condition. • Per the Department’s request, a minimum of 10 trees per acre shall be provided in common areas. Petitioner, please require this to be 10 new, native, shade trees. • Foundation plantings on each lot and street tress will be required. • A 10 ft. bufferyard is proposed along the east perimeter, 15 ft. along the west, and 30 ft. along the south. • Native vegetation areas shall be provided along the perimeter of the pond. Petitioner, please label this on the Concept Plan. Signage The PUD requires that all signage shall comply with the UDO. DOCS Remaining Comments/Concerns: The petitioner has made many changes to the site layout and PUD standards based on Dept. feedback. 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. Add a path or sidewalk connection from the cul-de-sac to the path along 146th St. 2. Provide a front and rear elevation that shows a 6-unit townhome building. 3. Specify that the 10 trees per acre in common areas will be new, native, shade trees. 4. Open Space calculations need to better align with UDO standards for calculations. 5. Make the full southern bufferyard a tree preservation area to allow additional trees to fill this area in. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Residential Committee meeting on Tuesday, June 6, 2023 for further review and discussion.