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HomeMy WebLinkAboutDepartment Report 11-13-233 Carmel Plan Commission RESIDENTIAL COMMITTEE Monday, November 13, 2023 Department Report 2. Docket No. PZ-2023-00138 DP/ADLS: LEO Cottages and Multi-family at The Legacy. The applicant seeks site plan and design approval for a new apartment complex with 341 units made up of cottage style homes and three 4-story buildings as well as a future commercial parcel. The site is located at the southwest corner of 146th Street and Community Drive. It is zoned Legacy PUD (Z-501- 07 and Z-679-22). Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger, on behalf of Advenir Oakley Development, LLC. *Updates to the Report are written in blue Project Overview: The Petitioner proposes a single-family-rental and multi-family development in the Legacy PUD. To the north of the project is 146th Street and then a single-family neighborhood and an apartment neighborhood. To the east is retail development and apartments, to the south is a daycare facility and a townhome neighborhood, and to the west is a single-family neighborhood. Please see the Petitioner’s Information packet for more details. Legacy PUD Standards this project MEETS: • Permitted uses: Apartments • Maximum building height: 60’ required, 58’ proposed • Minimum front yard setback: 8’ • Minimum side setback along a street: 5’ • Minimum distance between buildings 10’ • Minimum rear yard setback: 8’ • Masonry wainscot on 30% of cottage units • Minimum retail area: 6,000 sq. ft. required; about 6,105 sq. ft. provided • Maximum number of dwellings: 350 • Fence along 146th Street provided • 80 bike parking spaces provided Site Plan, Parking and Engineering: • Site plan follows the Concept Plan that was presented with the PUD Amendment. • 3, multi-story apartment buildings are proposed on Community Dr. and Equality Blvd. similar to the Legacy Towns and Flats apartments on the east side of the street. This will continue the intended character of this main street in this Village Core area. • The parcel at the southwest corner of 146th St. and Community Dr. will remain an open parcel to be developed for commercial/retail uses as permitted in the Village Core. • The site transitions to smaller scale attached and some detached 1 and 2 story dwellings to the west. • Some public streets are continued from existing streets developed in Legacy. • Amenity Center with a pool and workout facility is proposed for this development. • Parking is made up through garages, on-street, angled parking, and parking lots. 655 parking spaces are provided, and 525 spaces are required. Active Transportation: • The Bike Promenade in the Legacy PUD continues north along Larson Dr. all the way to 146th Street. • Sidewalks and paths connect throughout the development to create a walkable neighborhood. • The PUD requires bicycle parking to meet City standards, and bike parking is shown on the site plans. • Petitioner, show your calculations for the amount of bike parking spaces required and provided. Architectural Design: • The designs for the cottage style buildings are in substantial compliance to the character imagery included in the PUD Amendment. • The architectural style is similar to the craftsman style with front porches, smaller front setbacks, and sidewalk connections to the street. 4 • Multi-story apartment buildings have brick along most of the first floor. • The petitioner has been working with the Department on architectural improvements to the multi-story buildings. • A preliminary sketch of the corner of Building A shows improvements to this façade which enhances the architecture and creates a more unique frontage at this prominent corner. • The petitioner is moving in the right direction with these changes, and we look forward to seeing the finalized version of these changes. • Petitioner, please apply some of these changes to Building B where it has 2 facades that face a street. • Continue the masonry wainscot along the garage for those cottage units with a brick wainscot. • Consider pairing cottage units that both have a masonry wainscot together so that the wainscot is continuous across the garage frontage. • The petitioner rearranged the locations for some of the units with masonry to have more facing the public streets. • Petitioner, please also make unit N in the very southwest corner a masonry unit since the side façade faces a street. Lighting: • A legible photometric lighting plan is needed to confirm lighting levels at the property lines. • Locations of streetlights and parking lot lights need to be shown on the site plans or on a separate plan. Landscaping: • A 15’ greenbelt is required along 146th Street. Plantings are now shown in this area on the plans. • Street trees and parking lot plantings are provided. • There is also a pool, pool house, fitness building, pickle ball courts, and dog park provided as amenities. • Building base landscaping is shown along the front of the cottages and around the apartment buildings. • Petitioner has worked on a more detailed landscape plan for the open space at the northeast corner of Building A to show seating areas and a more pedestrian friendly and active space. • Staff supports these changes, and we look forward to seeing the finalized version of the landscape plan. Signage: • Signage will match the concept designs provided during the PUD Amendment. • There will be 3 ground signs at the vehicular entrances to the development. • The main sign off of 146th St. will be 5 ft. tall, and the secondary entrance signs will be 2.5 ft. tall. • Ground signs will need to be a minimum of 5 ft. from the property line. • More information is needed regarding the size or location of additional signage on site. Green Building Designs: • Low-E windows, energy star appliances, low-e light fixtures, 14-seer minimum HVAC. • High-end building materials that do not need consistent replacement such as, Hardie Siding, 30-year shingles, and flooring with a 12-mil wearing layer. September 19, 2023 Plan Commission meeting recap: Concept plan and architectural design is matching what was presented with the PUD Amendment. There were several letters received from neighbors in opposition and 4 people spoke against the project at the meeting. Their main concerns related to the perimeter to the west and tree preservation, traffic and kids that live in the area, and the Better Business Bureau rating of Advenir. The Plan Commission asked what the parking ratio is, how wide the tree area is on the west side of the property, how trash would be collected, where the signage within the development will be placed, and what the lighting fixtures on the buildings will look like. They also 5 requested more info on what the space outside of the retail will look like, more detail on the pool and amenity center, additional images on what the streets will look like and the mix of unit types on the streets, and if more brick or other enhancements could be made to the apartment buildings. The Plan Commission voted to send the project to the Residential Committee with the full Plan Commission having the final vote. October 3, 2023 Residential Committee meeting recap: Petitioner presented some updates to the plans with some answers to questions brought up during the PC meeting. 655 parking spaces are provided and 525 are required. Bike parking is now shown on the site plan. Building base landscaping and landscaping along 146th St. are provided. Pictures of buildings from existing developments were shown. 30% of units have a masonry wainscot and an exhibit highlighting those units was provided. The Committee asked to increase the percentage of units with masonry wainscots. Petitioner will work with staff to reallocate the masonry units, so they are on corners or major roads. The BBB rating was discussed, and the petitioner said they have many good reviews, but you have to pay to be BBB accredited and that several other apartment companies have F ratings. The Committee also asked if any of the parking could be reduced or resized to provide more green space. Committee forwarded the project to the November 13th Residential Committee meeting. DOCS Remaining Comments/Concerns: The Department is working through review comments with the Petitioner. The petitioner has submitted revised plans to address comments and some of our remaining comments are below. 1. Provide the revised elevations that show the enhancements to the sides of Buildings A and B that are facing a street. 2. Provide an updated landscape plan for the plaza area adjacent to Building A. 3. Please continue the masonry wainscot along the garage façade for those units with a brick wainscot. 4. Please also make unit N in the very southwest corner a masonry unit since the side façade faces a street. 5. Add windows to front of the P-Townhouse Twin Alt. 3br to match the PUD images. 6. Add dormers to front of H-Duplex Alt. 2br to match the PUD images. 7. Submit legible lighting plan and lighting locations. 8. Address outstanding signage comments regarding design, locations, and size of incidental signs. Recommendation: The Department of Community Services recommends the Residential Committee votes to continue this item to the Residential Committee meeting on Tuesday, December 5, 2023 so that these last remaining comments can be wrapped up.