HomeMy WebLinkAboutDept Report 09-05-06
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CARMEL PLAN COMMISSION
SUBDIVISION COMMITTEE
DEPARTMENT REPORT
September 5, 2006
2. Docket No. 06040017 PUD: Townhomes at Central Park
The applicant seeks to create 87 townhomcs on 8.8 acres.
The site is located at 11400 Westfield Blvd. i.md is zoned Rl Residential
Filed by Mary Salada of Bingham McHale for Mann Properties.
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 291h 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 structures along this
corridor.
In the revised submission (see the revised packet), the followings changes have been made:
1. The petitioner hus further reduced the number of units to 87 (the original submission
proposed 110 units).
2. The building setback from Westfield Boulevard has been increased from 12 feet to 20
feet.
3. The reduction of units is reflected along the Westfield Boulevard frontage. What was
originally proposed as 3 buildings (a 4 unit, 5 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.
The Urban Design Initiative encourages responsible acconunodation of Carmel'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 terms of
infrastructure. 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.
This town home project as currently proposed represents a well designed and responsible plan for
its size and context. The project tits well with the adjoining Central Park, the Central Park
entrance, and its close proximity to "neighborhood supporting retail" (retail uses that are 300 feet
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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 terminate into plantings, shade trees, and
buildings (as opposed to parking and garage doors). Tn terms of town home sites, this is one of
the best that has been proposed for the City. Residents of townhomes rely upon close proximity
of amenities - with Central Park, the Manon, and nearby retailers, 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 wi]] work to retain
and enhance the tree lined character of Range Line Road.
Engineering feels that the increase in traffic will not be of concem, and will not alter the area's
traffic patterns significantly. Given the amount of traffic that Range Line Road currently carries
(the segment between 11] Ih and ] 161b currently carries over ] 6,000 trips per day), and the traffic
that will be generated by Central Park (that will be regional traffic attraction), the increase in
traffic from the proposed 87 units (approximately 200 trips per day) will not significantly alter
the Range Line Road and 1161h 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 townhome design that has quality detailing, and is an appreciated alternative 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 Subdivision Committee forward this item back to
the full Plan Commission with a positive recommendation after all comments and concerns
are fully addressed.
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DeVore, Laura B
From: DeVore, Laura B
Sent: Tuesday, September 05, 2006 3:05 PM
To: DeVore, Laura B
From: Griffin, Matt L
Sent: Tuesday, September 051 20068:58 AM
To: Ann Walker (E-mail); Blaine Paul (E-mail); Carpenter; Charlie Frankenberger (E-mail); Dave Compton; David
Fineberg; Doug Staley Jr.; E. Davis Coots (E-mail); Gates; John Pearson; Keith Lash (E-mail); Kera; Mary Solada
(E-mail); Matthew Skelton (E-mail); Nancy Long; Paul Reis (E-mail); Sign Group; Steve Foster; Steve Pittman (E-
mail); Carolyn Schleif; Dan Dutcher; Jerry Chomanczuk; John R. Molitor (e-mail); Kevin Heber; Leo Dierckman; M
Rattermann; Madeleine Torres; Rattermann, Mark; Rick Ripma; Steve Stromquist; Sue Westermeier; Wayne
Haney
Subject:
Sorry all. Seems I sent an email, but didn't include the attachment.
Now see attached.
Matthew L. Griffin, AICP
Planning Administrator
Department of Community Services
City of Carmel
One Civic Square
Carmei, IN 46032
phone: 317.571.2417
fax: 317.571 .2426
email: IDQ,(jffjo@.Gilims:Uo,.Q.9Y
9/5/2006