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HomeMy WebLinkAboutDept Report 11-29-07 -,$ CARMEL PLAN COMMISSION SUBDIVISION COMMITTEE DEPARTMENT REPORT November 29, 2007 \\ ~ ,Qo(!ke~J'S)). 0:Z~70059,nP/ADLS:"S31 S-Guilford Rd(Kousa Street-Cottages). 0, The applicant seeks site plan and design approval for 40 units (formerly 33 single family homes) \~ I on 6 acres. The site is located at 531 S Guilford Rd. and is zoned B-7/Business. ^ ! \ Filed by Justin Moffett of Uptown Partners, LLC. \ V 2~5II.~ Docket No. 07080024PP: Kousa Street Cottag~s (531 ~ Guilford Rd) The applicant seeks primary plat approval for 40 units (formerly 33 lots) on 6 acres. Also, subdivision waivers requested are: Docket No. 07080025 SW SCO 8.09.01 sidewalks on both sides of street Docket No. 07080026SW SCO 6.03.20 private streets Docket No. 07080027 SW SCO 6.05.01 minimum lot width of 50-ft at R/W The site is located at 531 S Guilford Rd. and is zoned B-7/Business. Filed by Jim Shinaver of Nelson & Frankenberger for Uptown Partners, LLC. This site was rezoned in the 1980' s from a residential classification to a business classification for a church office use. Now that the applicant wants to put in a residential development, many waivers and variances are necessary to have a residential development on a parcel with a business classification. The petitioner seeks primary plat, development plan, and site design approval for a residential development of 40 units on 6.08 acres (formerly 33 units). (However, the petitioner has proposed the idea of preparing a Horizontal Property Regime (HPR) application for (;ondominium units, instead of a primary plat. The HPR application only involves administrative review/approval.) This is a density of 6.6 units per acre. The buildings will be duplexes and triples, rather than the initially proposed single family homes. The homes along Guilford Ave will face that street and have garage alley access. Most of the wooded area will be preserved, and the detention area will be natural in shape and Landscaping. The site is surrounded by single family homes and town homes, as well as a school. The petitioners have been urged to commit to the Draft Residential Architectural Design Guidelines, or make some architectural design commitments of their own. The individual units within the buildings have been staggered to 'break up' the view and provide for variation. Please see the petitioner's informational packet for more detail. Five-foot wide walks are provided throughout the development, which will connect to the path along Guilford Rd. The Department does not oppose the waiver for private streets, as long as they are built to City standards. It seems that the waiver for minimum lot width will not be necessary, since the petitioner has indicated that an HPR application may be filed, instead of the primary plat application. The petitioner appeared before the Board of Zoning Appeals on Sept. 24 and received approvals for one use vari.ance and multiple variance requests. DOCS comments/concerns: 1. The City Forester will need time to re-review the altered landscape plan, which he just received on Il114/2007. It is better and on the right track to approvaL 2. The Engineering Oept is okay with the access. Engineering will generate comments on the revised site plan to work out in Committee. DOE request that this item remain in committee. 3. Per the Alternative Transportation Coordinator: To demonstrate that the plan is in compliance, please show the LO-ft path along Guilford Rd. and note that it will be constructed by the "city" or "others." The City will build it provided that the petitioner's provide a commitment to DOE. 'j: 4. LightinglPhotometric Plan: Please show the foot candle measurements at the property lines of the development. Try to keep the measurement at or below 0.3 foot-candles. 5. Please provide color building elevations (a114 sides) with materials and dimensions labeled. 6. Copies of full size (24" x 36") revised plans, landscape plan, and elevations are requested. 7. DOCS and the Engineering Dept will need a final copy of the drainage calculations. 8. DOCS urges the petitioner to use green/sustainable development practices, such as pervious pavers or green building techniques. 9. Per the Alternative Transportation Plan (ATP), a lO-ft wide multiuse asphalt path is required along Guilford Rd (not a 5-ft wide sidewalk). 10. The Department suggests moving the southernmost sidewalk location to be adjacent to the southernmost private drive, instead of traversing through the natural area. 11. Show/label the bike parking area on site plan, Sheet COO 1; 7 bike racks are required (14 spaces). 12. Please show the mechanical equipment locations and bow they are screened from view. 13. The driveway on unit 40 seems a bit narrow; can a vehicle maneuver easily inlout? 14. Please address garbage truck turnaround within the site. 15. DOCS is still reviewing the petitioner's Nov. 20 response Jetter. The following comments were made at the Nov. 20 Plan Connnission meeting: ] . One resident stated he was in support of the plan, with the condition that the petitioner implement the plantings on his side of the property line and build the fence prior to the buildings' construction, as they discussed in prior meetings. 2. Make the facades facing Guilford Rd have more detail, such as adding a porch. 3. Bring 3-4 options of garage doors to the committee, and commit to choosing from those options. 4. Add additional landscaping on Unit 10, si nee its side faces Guilford Rd. The Department of Community Services recommends the committee hriefly discuss and then continue this item to the January 8. 2008 committee meeting for further review and to allow the petitioner time to address all issues/concerns.