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HomeMy WebLinkAboutDept Report 02-18-251 CARMEL PLAN COMMISSION DEPARTMENT REPORT FEBRUARY 18, 2025 Docket No. PZ-2024-00028 PUD: Towne 146 PUD Rezone. The applicant seeks PUD rezone approval to allow a new neighborhood consisting of 50 single-family homes. The site is located at 2275 W 146th Street and is zoned S-1/Residence. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Lennar Homes of Indiana, LLC. Update: The Towne 146 PUD is coming back to the Plan Commission with a few amendments from the City Council. The project received a 6-1 favorable recommendation from the Plan Commission and then went through the public hearing process with the City Council. At one of the Council’s Land Use Committee meetings, they discussed the number of townhomes proposed. The petitioner was asked if they could reduce the number of townhomes and provide more single-family detached homes. The petitioner made some revisions to the concept plan and removed all of the townhomes. Now, the maximum number of dwellings allowed is 50 (down from 87), and only single-family dwellings are permitted. They are also only going to be providing one connection (instead of 2) across the frontage road to the path along 146th Street. Most of the other requirements in the PUD stayed the same. Please see the amended PUD and Concept Plan. Because amendments were made to the PUD by the Council, the proposal is being returned to the Plan Commission for consideration. The Plan Commission may approve the amendments and the ordinance would go into effect as approved by Council. The Plan Commission may also disapprove the amendments and the PUD would go back to the Council for another vote, where they could vote to confirm their amendments and the ordinance would go into effect as approved by Council. Recommendation: The Department of Community Services recommends the Plan Commission votes to Approve the amendments. 2 CARMEL PLAN COMMISSION DEPARTMENT REPORT FEBRUARY 18, 2025 1. TABLED TO MAR. 18 Docket No. PZ-2024-00222 PUD: US 421-WCD PUD Rezone. The applicant seeks PUD rezone approval to allow a new 360-unit apartment community with commercial and retail uses along Michigan Road. The site is located at 9998 N Michigan Road and is zoned I-1/Industrial within the US 421 Corridor Overlay. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Edward Rose Properties, Inc. This project has been tabled by the Petitioner, and it will be on the March 18, 2025, meeting agenda. 3 CARMEL PLAN COMMISSION DEPARTMENT REPORT FEBRUARY 18, 2025 2. Docket No. PZ-2024-00237 PP: Swinley Forest Primary Plat 3. Docket No. PZ-2024-00238 V: UDO Sec. 2.08: 35 ft. Min Front Yard Setback required, 25 ft. requested 4. Docket No. PZ-2024-00239 SW: Swinley Forest Street Frontage Waiver - UDO Sec. 7.17.A: Lots shall have direct access to a public street, Access from a private drive requested The applicant seeks primary plat approval, a design standards waiver, and a development standard variance for a new subdivision consisting of 4 lots on 7.2 acres that front and have access via a private drive. The site is located at 1225 E. 116th Street. It is zoned R-1/Residential and is not located within an overlay zone. Filed by Adam Mears of Gradison Land Development, Inc. Project Overview: The Petitioner seeks to subdivide one 7.2-acre parcel into a new four-lot single-family subdivision. The subject property is zoned R-1/Residential and is surrounded by Monon Farms Condos (zoned Hearthview Residential PUD) to the west and Donnybrook Subdivision (zoned R-1) to the east and south. The Petitioner is also seeking approval for a variance from the minimum front yard setback requirement for lots 1-3 and a subdivision waiver for all lots to be accessed through a private drive instead of having direct access to a public street. These are necessary for this development as the parcel is narrow and uniquely constrained due to the floodplain. Please see the Petitioner’s Information packet for more details. UDO Standards this project MEETS: • Minimum Lot Area – 10,000 sq ft • Minimum Lot Width – 100 ft • Minimum Side Yard Setback – 10 ft, 20 ft aggregate • Minimum Rear Yard Setback – 20 ft • Maximum Density – 2.9 lots/acre UDO Standards NOT MET: • Minimum Front Yard Setback – 35 ft required, variance requested for 25 ft for lots 1-3 • Lots shall have access to a public street – waiver requested for access via a private drive Comprehensive Plan Analysis: • The Comp Plan classifies this area as East Neighborhoods o Suburban single-family homes are the dominant land use o Typical lot size is between 1/8 to 3 acres o Maximum height is 2.5 stories o Typical lot coverage between 20% and 55% • The proposed plat meets the goals of the Comp Plan and staff considers it a best fit next to the surrounding properties (also classified as East Neighborhoods on the Comp Plan) Site Plan and Engineering: • This plat is considered a Minor Subdivision because there are less than 6 lots and no new streets are being created • The Petitioner proposes to subdivide the existing 7.2-acre parcel into a 4-lot subdivision • Subdividing of land requires compliance with the Comp Plan requirements for Right-of-Way dedication and path construction per the Transportation Plan • Required Right-of-Way for 116th Street is already dedicated and the multi-path is already constructed per the Transportation Plan • A waiver is requested for the four single-family lots to front a shared driveway and a development standards variance is requested for a reduced front yard setback • Staff supports both requests due to the large amount of floodplain present on the site that causes limited buildable area (see FEMA floodplain map below) and the presence of the Carmel Creek along the east of the property • Dry basin detention is provided in Common Area #1 4 FEMA Floodplain Map Landscaping: • 10’-20’ tree preservation easements are shown along the west of Block A and along the east, south, and west property lines of lot 4 • Staff and the Urban Forester would like to widen the tree preservation easements to 100’ along the eastern perimeter to line up with the Water Quality Preservation Easement and 20’ along the southern property line adjacent to lots 1320 and 1330 Donnybrook Dr. • All trees located within the Water Quality Preservation Easement will also be preserved • Since this project is being reviewed as a Minor Subdivision, no additional buffering is required per the UDO DOCS Remaining Comments/Concerns: 1. Finalize drainage review comments per Engineering 2. Widen tree preservation easements per the Urban Forester 3. Proposed monument signage location details Recommendation: The Department of Community Services recommends the Plan Commission Committee votes to Approve these items contingent on addressing all outstanding comments in ProjectDox. 5 CARMEL PLAN COMMISSION DEPARTMENT REPORT FEBRUARY 18, 2025 5. Docket No. PZ-2024-00241 ADLS: Gramercy – Multi-family (Section C). 6. Docket No. PZ-2024-00242 DP: Gramercy. The applicant seeks ADLS approval for the Multi-family (Section C – 13.49 acres) buildings within the overall development. The applicant also seeks Development Plan approval for the overall (19.33 acres) urban residential project with townhomes, multi-family, and mixed-use buildings. The site is and is located at the southeast corner of City Center Drive and Kinzer Avenue. It is now zoned PUD/Planned Unit Development – Gramercy (Z-493- 06). Filed by Patrick Sowinski of Kimley-Horn on behalf of Erik Dirks of Buckingham Properties, LLC. Project Overview: The Petitioner is bringing phase 1 of the new Gramercy development for review and approval. This proposal lays the groundwork for where each type of housing unit will be built. For the multi-family section, it will blend 4 existing and 9 new buildings into the central part of the development. Townhomes are proposed along to front along City Center Drive. For reference, north across City Center Drive are single family homes zoned R-2/Residential. To the west is the Gramercy West single family and townhome development (Z-630-18). East are the original Gramercy apartment buildings. Please see the Petitioner’s Information packet for more details. Planned Unit Development (PUD) Standards this project MEETS: Section 4: Design & Development Standards, Uses • Site Plan proposed follows master plan • Parking: 1.3 spaces per multi-family dwelling unit required (404 units proposed) = 525 parking spaces required, 530 spaces provided • Streets proposed follow master plan • Building designs generally follow Exhibit D: Architectural Character Imagery (see below for requested alterations) • Multi-family uses allowed as proposed • Maximum building height: 50’ allowed, 41’ proposed Section 5: Accessory Buildings • Maintenance building, trash enclosure and mail kiosk are all architecturally compatible with primary buildings Section 6: Landscaping • Generally complies with PUD requirements (see below for requested modifications) Section 7: Lighting • Acorn style top light poles will be provided as streetlights, max height at 18’ which complies with 25’ or less requirement • Style matches existing lights in Gramercy West Section 8: Parking • Bike parking – Short term shall comply with UDO: 0.1 spaces per bedroom (552) = 55 short term spaces required, 72 spaces provided Section 9: Signage • Ground sign and clubhouse sign are proposed PUD Standards NOT MET or are unknown, therefore revisions or more information is required: Section 8: Parking • Bike Parking – Long term shall comply with UDO: 0.5 spaces for each bedroom for units without garages required, none provided. Site Plan, Parking and Engineering: • The proposed site plan closely follows the concept plan approved as part of the PUD. • Three existing apartment buildings and one garage will be removed for the new buildings. • Some of the existing roads and parking areas will remain as part of the new site plan. • A minimum of 1.3 parking spaces per dwelling is required = 525 spaces required o 474 surface spaces o 18 garage spaces (new) o 5 garage spaces (existing) o 33 on-street spaces o Total = 530 spaces provided. • The Engineering Department is working through the first round of review comments. An update will be provided at the Plan Commission meeting regarding their status. 6 Active Transportation: • A multi-use trail will be constructed on the west side of the property, adjacent to the new park. This will line up with the existing trail constructed by Gramercy West. • Bike parking requirements must comply with UDO. • Multi-family dwellings require: o Short term: 0.1 space per bedroom  552 bedrooms = 55.2 spaces required, 72 provided o Long term: 0.5 spaces for each bedroom for units without garages  Petitioner, please confirm the total number of garages that will be provided. We count 23.  552 beds – 23 beds (for garages) = 529 beds x 0.5 = 265.5 long term spaces. None provided.  Petitioner, please confirm the total number of bedrooms and provide an exhibit showing where all long-term bike parking spaces will be provided. • Short term bike parking spaces will be in front of each building and adjacent to common areas. • The plan has extensive pedestrian connectivity. • Sidewalks are provided around each building, connecting main entrances and units to perimeter sidewalks. • Sidewalks are also provided to and through many of the common areas/parks. Architectural Design: • The building designs submitted were nearly identical to the approved character images in the PUD. • Staff are currently working with the Petitioner on final details: o Removal of brick in some locations and where to add it back. o Details of where brick accents are used and/or needed. o Material transition details are needed. o Color details for gutters and doors are needed. • The Clubhouse building is 1.5 stories tall (about 26’). o It is designed with a brick first floor and siding accents on the upper story portions. o The south elevation opens to the pool and amenity area. • Garage buildings will have a brick wainscot, fiber cement siding, and a pitched roof. • A Maintenance garage is also proposed and will be designed to have the same brick wainscot, fiber cement siding and pitched roof as the other accessory buildings. o It will have one garage door opening and one large overhang/portico area. o Pedestrian doors and windows will also be provided on two of the elevations. • A trash enclosure is proposed, it will be constructed of dark brick and pre-finished steel gates. • A mail kiosk building will be constructed out of fiber cement siding and will have a pitched roof. Lighting: • Lighting must comply with the standards of the original Gramercy PUD. • Acorn-style top lights will be provided throughout the development as streetlights. • An up light is proposed for the future Clubhouse mural. Petitioner, please show on the lighting plan/site plan where this is proposed. • Wall mounted lights will be small, round fixtures, with up and down lights for building accents. The size of the fixture is 4” in height. • The same style of round fixture will also be proposed with a single direction (down) in some areas. Landscaping: • Landscaping must comply with the standards of the original Gramercy PUD, and all general landscaping requirements have been met. • This first phase will include the new park, which is located on the west side of the property. o Improvements include 2 shelter structures, sidewalks, and bike racks. o The Urban Forester has requested a few shade trees be added to this park. • The Urban Forester has reviewed the plans and offered suggestions to enhance some resident amenities such as the dog park, pond, and pickleball courts. Petitioner, please take another look at these opportunities for providing shade, visual screening, and sound buffering. 7 Signage: • Signage must conform to UDO standards. • A Ground sign is proposed. It will meet the 50 sq. ft. requirement. • A Clubhouse sign is proposed. It will meet the 20 sq. ft. requirement. • At the Clubhouse, a mural is proposed. Petitioner, please note that this mural will need a separate ADLS Amendment for approval prior to installation. DOCS Remaining Comments/Concerns: • Overall, the development plan and design of the apartment buildings match what was shown in the PUD. • The major outstanding item that needs addressed is long-term bike parking. This must be provided. • Staff will continue to work with the Petitioner through final details and bold items above. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Tuesday, March 4, 2025 PC Committee meeting for further review.