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HomeMy WebLinkAboutDept Report PCC 01-30-25 2 Carmel Plan Commission COMMITTEE Tuesday, February 4, 2025 Department Report 2. Docket No. PZ-2024-00221 PUD: Jackson's Grant Village - Phase II. The applicant seeks approval to rezone a residential lot for a new townhome development, to be incorporated (by both design and layout) into the surrounding Jackson’s Grant Village PUD. The 1.67-acre site is located at 510 W. 116th Street and is currently zoned S-2/Single Family Residential and is within the West 116th Street Overlay. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Homes by McKenzie, Inc. *Updates to the report are in blue. Project Overview: The applicant seeks to create a new Planned Unit Development (PUD) modeled from the neighboring PUD, Jackson’s Grant Village. The new PUD will be called Jackson’s Grant Village, Phase II. 12 new townhomes are proposed, with 9 previously approved townhomes rearranged for better site connectivity. The style of townhome in Phase II will follow previous approvals of the townhomes in Jackson’s Grant Village (Docket No. PZ-2022-00045 DP/ADLS and Docket No. PZ-2023-00130 ADLS Amend). The site is surrounded on the west, north, and east by the Jackson’s Grant Village PUD. South across 116th Street is the Church of Jesus Christ of Latter-Day Saints Temple, zoned S-2/Single Family Residential. Please see the Petitioner’s Information Packet for more details. Site History: In 2019, when the Jackson’s Grant Village PUD was proposed, Republic Development sought to purchase the Cunningham parcel (current parcel under review) to include it in their proposed PUD development. However, they were unable to purchase the land. In 2023, a daycare project was proposed but was not approved. Now, in 2025, with the support of neighbors and City leaders, additional townhomes are proposed for the Cunningham site and will be naturally integrated into the existing Jackson’s Grant Village PUD. Analysis: Permitted Uses • Townhomes (Attached Residential), Accessory Uses permitted in Area B of Jackson’s Grant Village PUD, and Open Space are the only permitted uses in this PUD. • Accessory Uses permitted in Area B of Jackson’s Grant Village PUD are Home Occupation, Residential Kennel (3 or less dogs or small animals), Bona Fide Servants Quarters, and Private parking area. • There isn’t a specific “open space” area in this PUD, only general landscaped areas. The official open spaces are those of Jackson’s Grant Village PUD. Site Plan, Parking, Active Transportation, Engineering • The Cunningham parcel is surrounded by Jackson’s Grant Village Section B – Townhomes. • The Petitioner proposes to continue building the same type of townhomes on this parcel. • Vehicular access would be extended south from Village Green Dr. and west from Village Corner Ct. into the site. • The current driveway access on 116th Street would be removed and replaced with a path. • Currently there is a hammerhead proposed at the end of the alley. This will be removed and the plan adjusted prior to the Plan Commission meeting. Please expect to see a slightly different layout at the PC meeting. • Five of the previously approved townhomes (from Phase I) will be moved further west to allow for additional parking, greenspace, and/or site circulation. • With the new proposal, 35 parking spaces will be added adjacent to the commercial and around the new townhomes for guest parking. Please note this number may change as the site layout is adjusted. • Sidewalks will be provided to connect to other existing and proposed sidewalks in Jackson’s Grant Village. • The existing ponds of Jackson’s Grant Village were sized to handle stormwater from the Cunningham parcel. ADLS components • Architectural Design o The Petitioner intends to follow previously approved ADLS designs for the townhomes. 3 o This is written into section 17 of the PUD and references the two docket numbers below.  Docket No. PZ-2022-00045 DP/ADLS is the original approval  Docket No. PZ-2023-00130 ADLS Amend was an amendment to switch outdoor living areas from the front of the home to the rear. o The Character image is the same as was provided in the previous ADLS approvals. • Landscaping o As anticipated, the orientation of the townhomes along 116th Street shifted. They now face south towards 116th Street, which was a welcome change by Staff and Plan Commission members. o The 40’ greenbelt previously requested is not necessary, due to the fronts of homes now proposed to face 116th Street. (The original Jackson’s Grant Village PUD specifically called out a 40’ greenbelt for when the sides or rears of homes faced 116th Street.) o The first red-line of the PUD suggests reducing the required perimeter plantings by half (Section 12.3.A.) because of the smaller planting area available – 20’. o Staff are suggesting not to reduce the number of plantings required. o Instead, place what will not fit (per the Urban Forester’s review) in this greenbelt in the adjacent Tree Preservation Area (TPA) as a way to fill it back in and make it more dense. o Planting back will also help offset the slight encroachment into the TPA due to the reorienting of the two southern townhome buildings. • Lighting will comply with the original Jackson’s Grant Village PUD. • Signage will also comply with the existing standards of the original Jackson’s Grant Village PUD, which defaults back to the UDO. January 21 Public Hearing Recap: • The petitioner presented the proposal to incorporate this parcel into the overall Jackson’s Grant Village PUD via a separate PUD document. • In response to Staff review comments, modifications have already been made to the concept plan regarding the orientation of the two southern townhome buildings. • No members of the public spoke at the public hearing. • Staff commented on the plan and that additional review would be needed regarding reorienting the two southern townhome buildings. • Plan Commission members had questions about if there was concern over the quantity of amenities in relation to the number of new townhomes proposed (none that was voiced), clarified that Jackson’s Grant has a separate HOA than Jackson’s Grant Village, questioned the amount of landscaping along 116th Street (will be shown on a landscape plan when returning for DP approval), and asked what is the distance to the front of the homes along 116th Street (25’ total, 20’ of that being greenbelt)? • The item was forwarded to the Plan Commission Committee meeting on Tuesday, February 4, 2025 with the Committee having final voting authority. DOCS Remaining Comments/Concerns: • The primary outstanding comment is in bold above regarding the proposed reduction of plantings in the greenbelt. o Initial discussions with the Petitioner were favorable towards the proposed compromise. o The Petitioner will update the Plan Commission at the Committee meeting. • The Petitioner addressed all concerns in the PUD text regarding minor grammatical and other items that needed clarification. • Staff will continue to work with the Petitioner on ensuring proper alignment of sidewalks and vehicular access with the adjacent commercial development as it moves into building permit stages. Recommendation: The Department of Community Services recommends the Plan Commission Committee votes to send this item to the City Council with a Favorable Recommendation.