HomeMy WebLinkAboutDept Report 03-07-06
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CARMEL PLAN COMMISSION
SUBDIVISION COMMITTEE
DEPARTMENT REPORT
March 7, 2006
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'~,. The applicant seeks to rezone 20 acres from S llResidential to PUD for the purpose of
platting 40 single family homes on 20 acres.
The site is located at 2238 W. 136th Street and is zoned SlIResidential.
Filed by Charlie Frankenberger of Nelson and Frankenberger for Indiana Land
Development.
The applicant is requesting approval of a Planned Unit Development to allow the construction of
40 single family detached homes. Refer to the original information packet for full details. The
primary access to the site is a boulevard entrance from l36th Street. The site also stubs north into
the Westwood Estates subdivision.
The public hearing for this item was held at the February 21,2006 Plan Commission meeting.
Two people spoke in opposition in regards to the density ofthe project. One person also
mentioned the need for developments to include some affordable housing options (mixed within
the development).
The Plan Commission requested that staff compare the proposed residential structures to our
draft Residential Design Guidelines. These are identical to the Shelbome PUD (previous agenda
item). See the following summary chart:
Chimney
Windows
Trim
Porches
Garages
Shelborne PUD
Not in PUD language, but
"re resentative" elevations com I
Windows are framed.
There are no number or placement
re uirements.
Trim must be architecturall a ro riate.
Porches must have stylistically consistent
columns.
There are no minimum de ths re uired.
No arch. Design language in PUD.
Example elevations show front loading
garages.
Carmel Draft Res. Guidelines
Full masonry; extend to ground and
above eaves if exterior.
Windows must be framed.
There must be 2 windows per occupiable
floor on eve fa ade.
Trim must be architecturall a ro riate.
Porches must be trimmed appropriately.
Porch minimum depth must be 6 feet.
Garages are preferred to be side or rear
load. Front load garages shall be offset
behind the occupiable first floor living
area. Garage side elevations shall have
windows.
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Full compliance may be achieved by offsetting the garage doors at least five feet (behind living
area) and by providing at least two, trimmed windows on each fa<;ade level.
In addition, the City of Carmel draft Residential Design Guidelines encourages the use of
Universal Design, or Visitability, in new construction. Universal Design allows people of varied
abilities and mobility to easily access and maneuver a dwelling. The main elements of Universal
Design are zero-grade entrances, 32-inch doorways (first floor), and an accessible bathroom on
the first floor (the walls of which must be blocked to accommodate grab bars, however, grab bars
need not be installed). The implementation ofUniveral Design in new construction is becoming
a common practice in progressive cities and does not increase construction cost.
Staffs comments and concern's for this project also include the following:
1. The landscape plan has yet to be approved by the Urban Forester.
2. Petitioner must commit to required upgrades to 136th Street along the project frontage.
These upgrades can be constructed or funded (for future construction). The petitioner
is required to coordinate with City Engineering to determine these improvements (or
cost thereof), and commit to construction or funding prior to approval. This
commitment must be recorded.
3. The PUD indicates that the development will encourage walkability and pedestrian
friendliness. Petitioner should explain how this will be executed in the proposed
layout.
4. Porches: PUD language (Section 5.3) states that porches are permitted. This should
either require porches, or provide design guidelines if porches are installed. Simply
stating they are permitted has no real merit.
5. The PUD Ordinance indicates "All exterior walls will be given equal architectural
treatment and design" (Section 5.3). Such is not represented in the proposed side and
rear elevations.
6. A 10 foot pedestrian path must be installed on 136th Street along the project frontage.
7. Outstanding Carmel Engineering issues include the following:
a. Petitioner has not responded to TAC comments dated Jan. 6,2006.
The Plan Commission requested the following items be presented at the committee meeting:
1. A plat showing the project and subdivisions within its context - specifically
identifying the lots sizes for each.
The Department recommends that the Subdivision Committee continue the request to the
March 30th meeting to allow additional time for the petitioner to resolve all outstanding
issues.
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DeVore, Laura B
Sent:
To:
From: Griffin, Matt L
Friday, March 03, 2006 1 :45 AM
'DCoots@chwlaw.com'; 'thegreatframeup@ameritech.net'; 'Ann Walker'; 'Calderon, Joseph';
'Charlie Frankenberger'; 'Jim Shinaver'; 'Larry Kemper'; Keeling, Adrienne M; 'Kevin J. Roberts';
'Reis, Paul'; 'jisaacs@centexhomes.com'; jtalbot@dreeshomes.com;
'kduncan@indianalanddevelopment.com'; 'bminteriors49@aol.com'
Cc: DeVore, Laura B; Hancock, Ramona B; Littlejohn, David W
Subject: March 7, 2006 Special Studies Committee Reports
Please see attached reports.
You will need to flip through to find your specific reports - they are all in one file.
As always, contact me with any questions.
Matthew L. Griffin, AICP
Planning Administrator
Department of Community Services
City of Carmel
One Civic Square
Carmel, IN 46032
phone: 317.571.2417
fax: 317.663.3208
email: mariffin@carmel.in.aov
317/2006