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HomeMy WebLinkAboutDepartment Report 12-05-231 Carmel Plan Commission RESIDENTIAL COMMITTEE Tuesday, December 5, 2023 Department Report 1. Docket No. PZ-2023-00014 PUD: Andrews PUD Rezone The applicant seeks PUD rezone approval to allow a new neighborhood consisting of 31 single-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. *Updates to the Report are written in blue Project Overview: The Petitioner proposes to rezone the subject property to a PUD classification to allow for the construction of 31 single family homes. 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 southeast 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. • 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 • The petitioner has made some major changes to the layout of this subdivision. • 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. • The connection to the south will have a curve in the road to help slow drivers down. • The previous two stub streets to the east and west have been removed. Petitioner, please stub a street to the east per UDO Article 7.25.E.3. • A traffic impact study was submitted by the petitioner. • Only single-family homes with 3 car front-load garages are now proposed. • Common area is planned through a retention pond in the southeast 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. 2 Active Transportation • Sidewalks are required on both sides of the street and short-term bike parking will be provided. Architectural Design • The PUD includes Architectural Character Imagery along with Architectural Standards. • Front facades shall consist of masonry material and 2 other materials like horizontal siding or shake siding. • A brick or stone wainscot is required, but only on the front of the dwelling. • Petitioner, please require a masonry wainscot on all 4 sides and require the same wainscot material on all sides. • As the buildings are designed now, the main focus of the home is the garage where cars are stored, not the front door where the people live. • The character imagery only shows 3 car garages with the middle garage bay setback. If 3 car garages will be used it would be better to have the end garage bay setback to help de-emphasize the garage. Petitioner, please require this. • Another design element that would improve the facades would be to require the garages to be setback from the front of the homes so the front door and front porches are more prominent. • Petitioner, please require front porches to be a minimum of 6 ft. deep and 30 sq. ft. • Some buildings will have enhanced side facades, and some will have enhanced rear facades. • Monotony Mitigation standards are provided in the PUD, but the petitioner should define the term elevation. A home that has the same front façade as another home, but with different materials on the front does not qualify as a different elevation. A different elevation would entail a change in the form, massing, or layout of the front façade. • A minimum of 3 floor plans are required. Petitioner, please increase this to at least 6 or require a minimum number of front building elevations. Landscaping • Open space is provided on the site through the detention pond and the northern common area along 146th. • An updated Open Space Plan is needed to match the revised layout. • 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 25 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. November 13, 2023 Residential Committee meeting recap: Petitioner presented a revised site plan to reduce the project from 60 townhome and duplex units to 31 single- family detached homes and it will not be age restricted. The Dept. preferred the original layout because of the variety of housing options it provided, support from the Comp Plan, and the better layout with stub streets and alley loaded garages. Construction traffic will only be allowed from 146th St. and the committee would like to see sample of signage that would be used. The removal of the 2 stub streets was discussed. Staff would like to see the stub street to the east, but the petitioner thinks it will become redundant if the County constructs a new interchange at Gray and 146th Street and doesn’t think the land will ever develop to the east. The committee asked for more variety in the homes, if there will be overflow parking, and for clarification on the tree preservation and pond in the southeast corner. The item was continued to the December 5th meeting. DOCS Remaining Comments/Concerns: After reviewing the revised PUD, layout, and architecture, the Department has several comments, some of which are mentioned below. 1. Add a stub street to the east per UDO Article 7.25.E.3. 2. Please take a look at providing a reduced Right-of-way for internal streets to help naturally slow down 3 traffic and discourage cut-through traffic. 3. Allow in-laws quarters as a permitted use. 4. Require a masonry wainscot on all 4 sides and require the same wainscot material on all sides. 5. Require 3-car garages to have the end garage bay setback to help de-emphasize the garage. 6. Require the garages to be setback from the front of the homes so the front door and front porches are more prominent. 7. Please require front porches to be a minimum of 6 ft. deep and 30 sq. ft. so they will be useable. 8. Define the term Elevation. A different elevation would entail a change in the form, massing, or layout of the front façade. 9. Please increase the number of floor plans to at least 6 or require a minimum number of front building elevations. 10. Provide an updated Open Space Plan. 11. 10 trees per acre shall be provided in common areas. Petitioner, please require this to be 10 new, native, shade trees. 12. Show the pond overlook on the concept plan and require it in the PUD text. 13. Require a water source in the Community Garden. Recommendation: The Department recommends the Committee discusses this item and then Continues it to the Residential Committee meeting on Tuesday, January 2, 2024 to give the petitioner time to address outstanding comments.