HomeMy WebLinkAboutDept Report 03-07-06
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CARMEL PLAN COMMISSION
SUBDIVISION COMMITTEE
DEPARTMENT REPORT
March 7, 2006
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\.c..~' , The applicant seeks to rezone 20 acres from SI/Resideiitial to PUD/Planned Unit
Development for the purpose of developing single-family residences.
The site is located on the west side of Shelbome Road, north of 121 st Street.
Filed by Charles Frankenberger of Nelson and Frankenberger for Indiana Land
Development Co.
The applicant is requesting approval of a Planned Unit Development to allow the construction of
40 single family detached homes. The primary access to the site is a boulevard entrance from
Shelbome Road. Two stubs to the north and south are proposed. The parcel to the north is
currently undeveloped and the stub to the south will connect to the Kendall Wood Subdivision.
Please see the original packet prepared by the applicant for an overview of this rezone.
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.
The Plan Commission requested that staff compare the proposed residential structures to our
draft Residential Design Guidelines. 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.
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 fa9ade level.
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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 needs to provide details on amenities to be provided in the proposed park.
3. Petitioner must commit to required upgrades to Shelborne Rd 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.
4. The PUD indicates that the development will encourage walkability and pedestrian
friendliness. Petitioner should explain how this will be executed in the open spaces.
5. 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.
6. 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.
7. A 10 foot pedestrian path must be installed on Shelborne Road along the project
frontage.
8. Outstanding Carmel Engineering issues include the following:
a. Petitioner has not responded to TAC comments dated Jan. 6, 2006.
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, 20061 :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: mQriffin@carmel.in.Qov
31712006