HomeMy WebLinkAboutDept Report 11-20-07
CARMEL PLAN COMMISSION
DEPARTMENT REPORT
November 20, 2007
tH. Docket No. 07070059 DP/ADLS: 531 S Guilford Rd (Kousa Street Cottages)
The applicant seeks site plan and design approval for 33 single family homes 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.
2-5H. Docket No. 07080024 PP: Ko.usa Street Cottages (531 S Guilford Rd)
The applicant seeks primary plat approval for 33 lots on 6 acres. Also, subdivision waivers
requested are:
Docket No. 07080025 SW SCO 8.09.01 sidewalk.. on both sides of street
Docket No. 07080026 SW SCO 6.03.20 private streets
Docket No. 07080027 SW SCO 6.05.01 minimum lot width of 50-ft at RiW
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 oEEce 'Jse. Now that the applicant wants to put in a residential development, many waivers and
variances Me 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 condominium 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 theinitially 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 townhomes, 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 peLitioner 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 (with
conditions) for one use variance and multiple variance requests for:
" Permitted uses in the B7 District " Minimum lot width (from 100' to 40')
. Minimum front yard (from 40' to 10') .. Min. lot size (from 5000 sf to 3350 sf)
· Minimum side yard (from 10' to 3') II Maximum lot cover (from 40% to 50%)
B Min. side yard aggregate (from 25' to 10') · Areas to be landscaped (from 30' to 10'
.. Minimum rear yard (from 30' to 18') buffer)
DOCS comments/concerns:
1. The City Forester will need Lime to re-review tbe altered landscape plan, which he just received
on 11/14/2007. A review letter is forthcoming.
2. The Engineering Oept will need time to re-review the altered development plan, which was just
rcceived on 11/19/2007. Initially, there is some concern with the new curb cut locations along
Guilford Rd, regarding their proximity to 126th Street and the proposed Grand Blvd. A review
letter is forthcoming.
3. LightinglPhotometric Plan: Please show the foot candle measurements at the property Jincs of the
development. Try to keep the measurement at or below 0.3 foot-candles.
4. Please provide color building elevations (all 4 sides) with materials and dimensions labeled.
5. Copies of full size (24" x 36") revised plans, landscape plan. and elevations are requested.
6. DOCS and thc Engineering Dept will need a final copy of the drainage calculations.
7. DOCS urges the petitioner to use green/sustainable development practices, such as pervious
p2verb or green building techniques.
8. Per the Alternative Transportation Plan (ATP), a 1O-ft wide multiuse asphalt path is required
along Guilford Rd (not a 5-ft wide sidewalk).
9. The Department suggests moving the southernmost sidewalk location to be adjacenl to the
soulhernmost pri vate drive, instead of traversing through the natural area.
10. Show/label the bike parking area on site plan, Sheet COOl; 7 bike raeks are required (14 spaees).
11. Please show the meehanical equipment locations and how they arc sereened from view.
12. Thc driveway on unit 40 seems a bit nan"ow; ean a vehicle maneuver easily in/out?
13. Please address garbage truck turnaround within the site.
The Department of Community Senices recommends the Plan Commission forward this
item to the Nov. 29 Subdivision Committee meeting for further review.