HomeMy WebLinkAboutDept Report 10-17-06
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CARMEL PLAN COMMISSION
DEPARTMENT REPORT
October 17, 2006
5H. Docket No. 06080034 Rezone/06080035 ADLS: Courtyards at Carmel Creek
The applicant seeks rezoning and ADLS approval for a 7.2-acre parcel, currently
zoned R1, requested to be rezoned to the PUD classification to provide for
residential development.
The site is located at 1225 East 116th Street.
Filed by Charlie Frankenberger of Nelson and Frankenberger for ME
Development, Inc.
The applicant proposes 56 townhomes on a 7.2 acre parcel. See the submitted packet for
full details.
There is currently one residential structure on this site. A large portion of its north and
west boundary are located within the flood plain. This site and structure are specifically
identified in the Subdivision Control Ordinance (7.05.09) as the Warren House and are
considered historic by our ordinance. The ordinance stresses development should work
to protect the historic context of the site (including structures, sites, and trees). This
structure and site are not designated as historic in the Indiana Interim Report or the
National Registry.
Department comments, concerns, and issues include:
1. Given the amount of floodplain on this site, are their also wetland issues? Has a
wetland study been done?
2. What is the timeline for review in regards to altering the floodplain?
3. This layout is not sensitive to the existing historic site. As per the proposed
layout, the existing structure, its foundation, and nearly all large old growth trees
are removed. The only homage paid is with a plaque that seems like an
afterthought rather than an integral plan feature.
4. The landscaping regulations and proposed plan have not been approved. These
will need to be finalized prior to full approval.
5. Provide an update on Engineering approval status for this proposed plan.
6. Show the pedestrian path along 116th Street and its connections to the site interior.
7. Where are the sidewalks/faths along the interior of this site? How do residents
get to the path along 116t , to central park, or to the community mailbox?
8. Where is the amenity area(s) for residents? While this site is close to central park,
you site plan does nothing to get people to the park.
9. The City possesses right of way from Ralston Avenue to your site. Why is there
no proposed pedestrian connection through this area?
10. Are the dormers real, or are they just decorative. Is this roof area livable or usable
(attic)?
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11. Chimneys/vents exist on the rear elevations, but not on the front. Which is
proposed? Please revise.
12. Has the proposed layout been reviewed and approved by Carmel emergency
services?
The Department recommends these items be forwarded to the November 2nd
Subdivision Committee for further review.
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DeVore, Laura B
From: Griffin, Matt L
Friday, October 13, 2006 2:36 PM
Charlie Frankenberger (E-mail); Jim Shinaver (E-mail); Keith lash (E-mail); Larry Kemper (E-mail);
Mark Monroe (E-mail); Marshall Andich; Mary Solada (E-mail); Mukesh Patel; Paul Reis (E-mail);
Carolyn Schleif; Dan Dutcher; Jerry Chomanczuk; John R. Molitor (e-mail); Kevin Heber; Leo
Dierckman; Madeleine Torres; Rattermann, Mark; Rick Ripma; Steve Stromquist; Susan
Westermeier; Wayne Haney
Cc: DeVore, Laura B; Hancock, Ramona B
Subject: Plan Commission Department Reports: Oct 17th Meeting
Sent:
To:
Please see the attached.
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: 317.571.2426
email: ID..9.rlffin.@!;m:ll1el.!D..9-<:?.Y
1 0/16/2006