Loading...
HomeMy WebLinkAboutDepartment Report 01-02-241 Carmel Plan Commission RESIDENTIAL COMMITTEE Tuesday, January 2, 2024 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 30 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 30 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. • There are 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 petitioner added a stub street to the east to be able to connect when that land is developed or connect to the off- ramp if the County changes the intersection at 146th and Gray. • The City Engineer does not support a reduced roadway width without something showing the need for traffic calming. • 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. 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 masonry wainscot is now required on all 4 sides of a home. • As the buildings are designed, the main focus of the home is the garage where cars are stored, not the front door where the people live. • The character imagery shows 3 car garages with the middle garage bay setback. • Petitioner changed the PUD to require all homes to have either a front porch that extends forward of the garage or a front porch which is a minimum of 80 sq. ft. • Petitioner should also require a minimum number of homes to have a front porch forward of the garage and it should be a minimum of 80 sq. ft. • Petitioner, please also require all front porches to be a minimum of 6 ft. deep. • Some buildings will have enhanced side facades. • Monotony Mitigation standards are provided in the PUD, but it is still unclear what qualifies to be a different 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, and each floor plan shall have a minimum of 4 elevations. Landscaping • A minimum of 25% Open space is required 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 new, native trees per acre shall be provided in common areas. • Street trees are required at one tree per lot, but this should be changed to match the UDO requirement of a minimum of 25 ft. and a maximum of 50 ft. between trees. • Foundation plantings on each lot are required. • A 10 ft. bufferyard is proposed along the east perimeter, 15 ft. along the west, and 30 ft. along the south. • Petitioner, please require a minimum 50 ft. bufferyard along the north perimeter, per the UDO. • Native vegetation areas shall be provided along the perimeter of the pond. Petitioner, please label this on the Concept Plan. • Some tree preservation is shown in the buffer areas around the project and the northern common area. 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. 3 December 5, 2023 Residential Committee meeting recap: Petitioner updated site plan to increase the south buffer to 30 ft. Petitioner agreed to several changes requested in the staff report. However, they were not in favor of adding a street stub to the east, flipping the single bay garage door to the end of the home instead of the middle, or having more than 3 floor plans. The best location for the stub street was discussed and the petitioner suggested it could possibly go across from the middle open space. Petitioner agreed to determine a minimum number of units that will have a front porch forward of the garages. The committee asked about how to slow traffic down, lighting, the minimum number of windows on the side facades, and the color options for the homes. Petitioner agreed to make changes to the PUD and the item was continued to the January 2nd meeting. DOCS Remaining Comments/Concerns: After reviewing the revised PUD, layout, and architecture, the Department has the following comments. 1. Clarify Section 2.E.2 and 2.F.2 of the Architectural Standards to require the same masonry material for the wainscot on the side façade as on the front by inserting “on the wainscot” before “on the front building facade” in the last sentence. 2. Remove number ‘iv’ in Section 2.E.3 of the Architectural Standards as this would not provide enough detail or change if this is the only addition on the side façade, or add it to a different number. 3. Require a minimum number of homes to have a front porch forward of the garage and it should be a minimum of 80 sq. ft. 4. Please require all front porches to be a minimum of 6 ft. deep and 80 sq. ft. so they will be useable. 5. A definition for elevation was provided in the PUD, but what classifies as a different elevation still needs more specificity. A different elevation would entail a change in the form, massing, or layout of the front façade. A change in materials, ornamentation, or window placement on the front facade would not be enough to make an elevation look different. 6. Provide a definition for primary/main roof so we are clear which roof the minimum roof pitch applies to. 7. Please define the architectural styles listed in the PUD or include character images for each that highlight the different features, so we are all on the same page. Some of these styles like euro country, heartland, and low country are not common, historically identifiable styles. 8. Provide an updated Open Space Plan. 9. Change the street tree plantings to match the UDO requirement of a minimum of 25 ft. and a maximum of 50 ft. between trees. 10. Please require a minimum 50 ft. bufferyard along the north perimeter, per the UDO. Recommendation: If all comments and concerns can be addressed, the Department recommends the Committee votes to send this project back to the Plan Commission with a Favorable recommendation.