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HomeMy WebLinkAboutMinutes RES 06-06-23 `.joFCAAM /``pxrVF.R,,4.F! City of I \DIANp Cannel Plan Commission RESIDENTIAL COMMITTEE Tuesday, June 6, 2023 Meeting Minutes LOCATION: Caucus Rooms,City Hall Members Present: Sue Westermeier(Chair),Dubbie Buckler,Adam Campagna,Jeff Hill Staff Present: Alexia Lopez(Planning Administrator),Joe Shestak(Recording Secretary),Mike Hollibaugh(Director of DOCS),Christina Jesse(Residential Permit Specialist)Sergey Grechukhin(Legal Counsel to the Plan Commission),Jeremy Kashman(City Engineer) Meeting Time: 6:00 p.m. This is the 1"Residential Committee of 2023.A Chair will need to be selected by the Committee. A Motion made by Buckler and seconded by Campagna to appoint Westermeier as the Residential Committee Chairperson. Approved 4-0. 1. Docket No.PZ-2023-00014 PUD: Andrews PUD Rezone The applicant seeks PUD rezone approval to allow a new neighborhood consisting of 46 townhomes and 14 two- family dwellings. The site is located at 4411 E 146th Street and is zoned R-1/Residence. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson&Frankenberger on behalf of Schafer Development,LLC. IPetitioner: Jon Dobosiewicz: • Aaron Schafer the Developer,Rex Ramage of Pulte,Matt Brown is our Traffic Engineer,Jim Shinaver,attorney • Rex Ramage will walk us through the Pulte home product • Jeremy Kashman of Carmel Engineering is here, along with Mike Hollibaugh of DOCS • We want to discuss the traffic study findings with everyone involved • We received approval for access off of 146th Street from Hamilton County • Passed out an aerial map of access connections between existing neighborhoods • The Comprehensive Plan requires street and pedestrian connectivity between neighborhoods • This area along 146th Street is identified as a typical corridor and promotes a variety of housing types • We are proposing only 1 V2 story townhomes and single-family dwellings • We want to provide unique amenities such as a community garden and dog park • We are evaluating unique street designs and traffic calming devices • The existing R-1 district permits 2.9 lots per acre • We will further discuss with Staff to tighten up the architecture standards of PUD • We will work with the Urban Forester on our landscaping options around the detention ponds • We want to ask the Commission if townhomes and single-family homes are the best use for this land • We wanted to use this meeting to see if there's any opposition from the Committee of this type of housing type Rex Ramage,Pulte Homes • What market do we want to serve?The empty nester profile is the#1 to serve • We worked with DOCS on a site plan and streetscape • We came up with rear loading duplexes to complement the townhome use • The master suites are on the main floor of our dwellings,thus appealing to the empty nesters • The proposal today is not age restricted as other heard in the media • The other empty-nester community on the east side is Epcon and it is age restricted—55 and older • We will include bylaws that restrict any outdoor kid play toys,trampolines,basketball goals Matt Brown,A&F Engineering • We submitted our findings after our study 1 Residential Committee Minutes 6-6-23 • 60 townhomes are a light peak hour traffic generator • We looked at different scenarios and ran different numbers • 10-25 vehicles on individual streets during peak hours.These roads can support this type of use. Jeremy Kashman,Carmel Engineering Department • I agree with the findings of A&F,and the City ran some numbers • For cut through traffic,we like to provide options for our residents • 146th Street is different than other streets we would normally connect to • The City doesn't control the access off from 146th Street • I wouldn't encourage any left-hand turns onto 146th Street • The County will provide us future updates for 146th Street and Gray Road area • We have experienced delivery trucks and school buses benefit from stub-street connections Department Report: Alexia Lopez • The Engineering Department has told us they are comfortable with the traffic study • We are asking for a future connection at Gray Oaks Court,as it was platted as a stub-street,but the developer chose to make it a cul-de-sac. • We require multiple connections when a neighborhood is a certain size • We are asking the Petitioner to look at different streetscapes and traffic calming devices that could be used at Gray Oaks Court connection Committee Comments: Buckler: Can we discuss the possibility of two access points off 146th Street? Jeremy Kashman: It won't make a difference since they would be both right ins,and right-outs. Matt Brown: The County wouldn't allow a second access point off of 146th Street. Rex Ramage: Zero chance of a second access point off of 146th Street. Campagna: What about traffic within this proposed development?Rex Ramage: Typical 65' wide street. Campagna: Where would visitors park at?Jeremy Kashman: On the side of the street,probably just one side of the street. Westermeier: Are guest parking spaces being provided?Rex Ramage:Not at this point,but if the Commission wants guest parking,we can discuss this further. Westermeier: Can the City Engineer comment on his thoughts on traffic calming devices?Jeremy Kashman: They are proposing raised crosswalks similar used at Monon Blvd.Westermeier: What can be done to slow traffic flow at the Gray Oak Courts.Jeremy Kashman: We have received petitions of speed bumps or traffic calming elements. We need to do an analysis to see if vehicles are actually speeding through Gray Oaks. Hill: I would make sure the streets are consistent and keep speeds down on a global consistency.Jeremy Kashman: I agree with this. Westermeier: Could this accommodate school buses,fire trucks and large vehicles turning around?Jeremy Kashman: Yes,the streets will be built to support all of these. Hill: Can you run the available number of parking spaces, so what it looks like during a busy time with lots of visitors. Jon Dobosiewicz: Yes,we can provide you with some numbers at the next Committee meeting. Sue: With changes and construction occurring on and along 146th Street,we need to look at all possible ways to slow down vehicles.Jeremy Kashman: The street widths and landscaping can be added at the entrances at 146th Street. Hill: If there are any concerns that traffic will be cutting through this neighborhood and surrounding neighborhoods,we could ask the Cannel Engineering Department and A&F Engineering to look at possible traffic calming devices throughout this whole area.I believe this is a good fit for residential. It reminds me of Ambleside,which is off of 146th Street and is adjacent to established single-family homes. Will this density impact the sewer,water,and infrastructure?I don't like the look of the wall of garages. Buckler: I would like to request to have the entrance off of 146th masked, so it doesn't look like a thoroughfare. I would 2 Residential Committee Minutes 6-6-23 like to see more of a buffer on the south side of this development.Less units,and more landscaping buffer for the neighborhood to the south.Figure out creative ways to slow down traffic.Rex Ramage: We are preserving the existing landscaping and vegetation on the southern border. We can add more. It is 75-ft from the rear of the townhome to the Isouthern property line.That's more than double what would be required per R-1.(20-ft is required for rear in R-1). Westermeier: Are you going to designate this subdivision as a 55 and older?Rex Ramage: I cannot commit to that tonight. Campagna: Can you commit to a$400 month for HOA fees?Rex Ramage: I cannot commit to a financial value, but we can have a maintenance clause in our HOA rules.Westermeier: Will you have a no rental clause included?Jon Dobosiewicz: I don't believe there are languages to use for that.Alexia Lopez: We don't have language to use for no rentals. Westermeier: There are concerns that commercial entities will buy up these dwellings and use them as rentals. Rex Ramage: Our selling price is 400k or higher and typically investors won't buy up to that price for rentals.It doesn't make financial sense to them. Westermeier: Will the community gardens and dog park be accessible to everyone or just this community?Rex Ramage: Just for this community.Westermeier: Will the dog park be visible from 146th Street?Rex Ramage: Yes. We can find another location for it if that's the will of the Committee.Westermeier: I would like to see more of a buffer for these amenity spaces. Campagna: The rear-loading duplexes don't have much of a yard. Is it possible to add more green space?Rex Ramage: We worked with Staff on the rear-loading duplexes, and this is what we came up with. We can look further into this and see what makes the most sense with a different street network. Alexia Lopez: Does the townhomes along the southern side bother you?Westermeier: I don't like the density.The removal of these would reduce density,add more greenspace between this development and Gray Oaks. Westermeier: Would you be willing to meet up with the adjacent neighbors again?Jon Dobosiewicz: Yes,we can do that.Rex Ramage: It would be wise to meet with them after these changes have been made. We would request not to meet again this month with this Committee,but the next available meeting on Tuesday,August 1st I Westermeier: Other topics to discuss at our next meeting include drainage to and from the detention ponds,and chemicals and dust runoff from the Salisbury Landscaping Company.Rex Ramage: We have met with Salisbury. We understand what is at stake. We will have our incoming residents sign a disclosure form about the activities,noise,and light generated from Salisbury. This item will continue to the August r Residential Committee for further discussion. Meeting adjourned at 7:26 p.m. ' , /tti)--LA.))41'k _____ e Shestak— Recording Secretary Sue Westermeier-Residential Committee Chair I Residential Committee Minutes 6-6-23