HomeMy WebLinkAboutDept Report 02-20-07
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CARMEL PLAN COMMISSION
DEPARTMENT REPORT
February 20, 2007
3H. Docket No. 06100023 Z: 2555 W 131s1 Street (Trillium)
The applicant seeks a change in zoning from S 1 to R2.
The site is located at 2555 W 13151 Street and is zoned S 1.
FiLed by E. Davis Coots of Coots, Henke, & Wheeler PC for Adams and Marshall.
The applicant seeks to rezone property from S 1 to R2 for the purpose of platting a residential
subdivision. See the applicant's submitted infol1mtion packet for full details.
The proposed R2 zoning permits a density of 3.9 units per acre. The existing S 1 zoning allows
[or 1 unit per acre. As proposed, this project has 70 lots on 32.45 acres, which is 2.16 units per
acre. Both S I and R2 only allow smgle family detached residences.
This request is for the rezoning only. This parcel would need to return to the Plan Commission
for its primary plat process. During the primary plat process engineered plans would be required.
Even though this project is a rezone, staff has a multitude of concems that are as follow:
I. Why is R2 zoning requested (maximum allowed density of 3.9 units per acre)? The proposed
density and product could be accommodated by 82 zoning (maximum aUowed density of 2.4
units per acre).
2. This site must provide connectivity to the sunounding subdivisions. Staff suggested two
east/west streets at the original prefiling conference with the applicant. These streets should
connect into the street network at the Village of West Clay to the east, and stub to the
undeveloped property to the west.
3. The proposed architecture leaves much to be desired. Garage dominated houses are not
generally supported by staff (regardless of setback from the street).
4. This site has substantial matme trees (as has been indlcated in the infom1ation packet and
through previous studies done for this parcel). The rezone will need tree preservation
commitments that reference a tree inventory. These commitments should be in the form of
recorded text, and a physical plan. While the proposed "sketch" plan shows areas of natural
growth, we request mote definite commitments at this stage.
5 This site will require landscape buffers on all perimeters. Staff prefers this buffer be
contained in a common area to prevent homeowner alteration/removal of plantings.
6. The proposed nortwsouth street is positioned directly in front of a house at the south. This
street should be moved east or west to avoid headlights/nuisance for these homeowners.
Given the lack of detail, the above mentioned items, and the disconnect between what is proposed
and the type of zoning requested, staff does not support this rezone as cunently presented.
The Department requests tbis item be sent tn the March 61h Subdivision Committee Meeting
l' Of further review and discussion, if necessary at this stage.
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DeVore, Laura B
From: Griffin, Matt L
Sent: Friday, February 16, 2007 12:30 PM
To: Carolyn Schleif; Dorman, Jay; John R. Molitor (e-mail); Kevin Heber; Leo Dierckman; Madeleine
Torres; Mayo, Brian D; Rick Ripma; Sally Shapiro; Steve Stromquist; Susan Westermeier; Wayne
Haney
Cc: Hancock, Ramona B; 'Dave Coots'; 'Mary E Solada'; 'Annemarie R Varga'; Keeling, Adrienne M;
DeVore, Laura B; Hollibaugh, Mike P
Subject: Plan Commission Department Reports: Feb, 20th
Please see the attached reports. Contact me with any questions.
Due to weather this week, the reports are going out later than expected. Hard copies will be delivered this
afternoon,
Matthew L. Griffin, AICP
Planning Administrator
Department of Community Services
City of Carmel
One Civic Square
Carmel, IN 46032
phone: 317,571.2417
fax: 317.571.2426
email: fl1griff.Lo@"jJ.[m9LingQ.~
2/16/2007
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City of Carmel
CARMEL PLAN COMMISSION AGENDA
February 20, 2007
6:00 p.m.
City Hall, 2nd Floor
One Civic Square
Carmel, IN 46032
Aeenda ltem~
A. Can Meeting to Order
B. Pledge of Allegiance
C. Roll Call
D. Declaration of Quorum
E. Approval of Minutes
F. Communications, Bills, Expenditures, & Legal Counsel Report
G. Reports, Announcements, & Department Concerns
H. Public Hearings:
1H. Docket No. 07010008 Z: 116(11 & Guilford Rezone
The applicant seeks to rezone approximately 9.5 acres from 1-l/lndustrial to the R-
lIResidence District Zoning Classification.
The site is located at 1441 S. Guilford.
Filed by the Carmel Dept. of Community Services.
2H. Docket No. 07010009 DP/ADLS: Sunrise of Carmel
The applicant seeks to construct a 4-story, 150,802 square foot independent and
assisted living facility on 4.10 acres.
The site is located at the northeast corner of Old Meridian Street and US 31, and is
zoned B6 within the US 31 Overlay.
Filed by Mary Solada of Bingham McHale LLP fOT Sunrise Development, Inc.
3H. Docket No. 06100023 Z: 2555 W 131S( Street (Trillium)
The applicant seeks a change in zoning from S 1 to R2.
The site is located at 2555 W 131,l Street and is zoned Sl.
Filed by E. Davis Coots of Coots, Henke, & Wheeler PC for Adams and Marshall.
J. Adjournment
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ONE CIVIC SQUJ\RE
CARl'dEL, INDLANll. 46032
317/571-2417