HomeMy WebLinkAboutDept Report 06-29-06
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CARMEL PLAN COMMISSION
SUBDIVISION COMMITTEE
DEPARTMENT REPORT
June 29, 2006
6. Docket No. 06040017 PUD: Townhomes at Central Park
The applicant seeks to create 110 townhomes on 8.8 acres.
The site is located at 11400 Westfield Blvd. and is zoned R1 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
92 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.
The updated info packets submitted for this meeting show a number of refinements including
16% reduction in units, increased setbacks to provide a greater distance between units and to
preserve more trees along the site borders, architecture materials and style has been refmed, and
landscaping issues have been resolved (preservation and new plantings have been increased).
The Urban Design Initiative encourages responsible accommodation 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 staffs 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 townhorne 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 c~ose proximity to "neighborhood supporting retail" (retail uses that are 300 feet
from this site include restaurants, dry cleaners, bike shop, and a bank). Staff feel's that the
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proposed density is well executed in its layout and with the inclusion of pocket parks, outdoor
seating, and gathdring places. Views into the site terminate into plantings, shade trees, and
buildings (as opposed to parking and garage doors). In terms of townhome sites, this is one of
the best that has been proposed for the city. Residents of townhomes rely upon close proximity
of an1enities - with Central Park, the Monon, 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 will work to retain
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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. patterns significantl~. Given the amount of traffic that Range Line Road currently carries
(the segment between 111 t and 1 16th currently carries over 16,000 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 92 units (approximately 200 trips per day) will not significantly alter
the Range Line Road and 1 16th intersection, and serving road segments.
In tem1S 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 Special Studies 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: Griffin, Matt L
Sent: Wednesday, June 28, 2006 7:17 PM
To: Blaine Paul (E-mail); Brad Schneider; Charlie Frankenberger (E-mail); D Pellom; DeVore, Laura B;
dlorenze; greg ewing; jim anderson; Jim Shinaver (E-mail); Jon Isaacs (E-mail); kevin roberts; Larry
Kemper (E-mail); mary solada; Nick Churchill (E-mail); Paul Reis (E-mail); Roger Kilmer (E-mail);
Steve Granner (E-mail); Steve Pittman (E-mail)
Subject: Deparment Reports for the June 29th Committee Meetings
Given the upcoming holiday (as you all well know) the Committee Meetings were moved up to this Thursday. As
such our reports are late in terms of distribution (but my schedule does not permit getting them done earlier than
what is typically the deadline for reports). I have attached them to this email, and will distribute hard copies at the
meeting tomorrow. Please do not hesitate to contact me with questions or comments.
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: mgriffin@carmel.in.qov
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