HomeMy WebLinkAboutDept Report 10-17-06
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CARMEL PLAN COMMISSION
DEPARTMENT REPORT
October 17, 2006
21. Docket No. 06040017 PUD: Townhomes at Central Park
The applicant seeks to create 87 townhomes on 8.8 acres.
The site is located at 11400 Westfield Blvd. and is zoned Rl Residential
Filed by Mary Solada of Bingham McHale for Mann Properties.
Backe:round
The applicant is requesting approval of a Planned Unit Development to allow the
construction of 87 townhouses on 8.8 acres, adjacent to Central Park. The public hearing
was held at the May 16th Plan Commission meeting. Concerns raised included site
drainage, increased traffic, and architecture, building layout, density, and tree
preservation. The public hearing was left open for further discussion through the
Committee meetings.
This petition was discussed at the June 6th and 29th, and September 5th Subdivision
Committee Meetings. At those meetings the petitioner was instructed to reduce density,
redesign the project to preserve more trees along Westfield Boulevard, and to reduce the
visual impact of the stmctures along this con-idor.
In the revised submission (see the revised packet), the followings changes have been
made:
1.
3.
The petitioner has further reduced the number of units to 87 (the original
submission proposed 110 units).
The building setback from Westfield Boulevard has been increased from 12 feet
to 20 feet.
The reduction of units is reflected along the Westfield Boulevard frontage. What
was originally proposed as 3 buildings (a 4 unit,S unit, and 6 unit building) is
now 2 buildings (two 5 unit buildings). This reduction in buildings along their
frontage will provide for additional tree preservation and larger areas to
accommodate shade tree and evergreen plantings.
2.
The Committee stressed that the density should be reduced further and that other housing
styles should be explored (l and 2 stories, different layouts). The petitioner requested the
item be sent back to the full Plan Commission. This item was forwarded by the
Subdivision Committee with a unanimous negative recommendation (4-0).
Staff Comments
Staff has generally supported increased density at this location for several reasons. The
Urban Design Initiative encourages responsible accommodation of Cannel's growth and
changing demographics (that are occurring on a national scale as well). Increased density
has been directed to the City's core ~ where it is easier to serve and is less costly in tem1S
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ofinfrastmcture. It is not staff's plan to increase density, but rather a natural result of
increased growth in the city. Our goal is to accommodate growth in the most responsible
manner, while still being sensitive to the existing surroundings. While there has been
some discussion on the differences between the areas north and south of 1 I 6th Street, staff
feels that this site is well suited to accommodate a higher density development.
This townhome project as currently proposed represents a well designed and responsible
plan for its size and context. The project fits well with the adjoining Central Park, the
Central Park entrance, and its close proximity to "neighborhood supporting retail" (retail
uses that arc 300 feet from this site include restaurants, dry cleaners, bike shop, and a
bank). Staff feel's that the proposed density is well executed in its layout and with the
inclusion of pocket parks, outdoor seating, and gathering places. Views into the site
telminate into plantings, shade trees, and buildings (as opposed to parking and garage
doors). In temlS of townhome sites, this is one of the best that has been proposed for the
City. Residents of townhomes rely upon the close proximity of anlenities - with Central
Park, the Monon, and ncarbyretailers, this site lends itself well for such a use.
There has been much discussion regarding tree preservation for this site (and along
Range Line Road). The petitioner has proposed a preservation and planting plan that has
been approved by the Urban Forrester. The new plantings and preserved trees along the
street will work to retain and enhance the tree lined character of Range Line Road.
Engineering feels that the increase in traffic will not be of concern, and will not alter the
area's traffic pattems signifi.cantly. Given the amount of traffic that Range Line Road
currently carries (the segment between III th and 116t11 currently carries over 16,000 trips
per day), and the traffic that will be generated by Central Park (that will be regional
traffic attraction), an increase in traffic from the proposed 87 units (approximately 200
trips per day) will not significantly alter the Range Line Road and 116th intersection, and
serving road segments.
In terms of site design and architecture, we are very pleased with the proposed units.
With feedback from the Plan Commission, residents, and staff the petitioner has worked
to create a unique tOVvl1home design that has quality detailing, and is an appreciated
altemative to the standard brick townhomes that we have seen over the past few months.
Outstanding Engineering and Urban Forrester issues have been resolved.
The Department recommends that the Plan Commission forward this item to the
City Council with a positive recommendation.
Page 1 of 1
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DeVore, Laura B
Sent:
To:
From: Griffin, Matt L
Friday, October 13, 2006 2:36 PM
Charlie Frankenberger (E-mail); Jim Shinaver (E-mail); Keith Lash (E-mail); Larry Kemper (E-mail);
Mark Monroe (E-mail); Marshall Andich; Mary Solada (E-mail); Mukesh Patel; Paul Reis (E-mail);
Carolyn Schleif; Dan Dutcher; Jerry Chomanczuk; John R. Molitor (e-mail); Kevin Heber; Leo
Dierckman; Madeleine Torres; Rattermann, Mark; Rick Ripma; Steve Stromquist; Susan
Westermeier; Wayne Haney
Cc: DeVore, Laura B; Hancock, Ramona B
Subject: Plan Commission Department Reports: Oct 17th Meeting
Please see the attached.
Contact me with any questions.
Matthew L. Griffin, AICP
Planning Administrator
Department of Community Services
City of Carmel
One Civic Square
Carmel, IN 46032
phone: 317571.2417
fax: 317571.2426
email: f1:lgriffiD@l;9rm~Lln&Q_v.
10/16/2006