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HomeMy WebLinkAboutDept Report 06-17-25CARMEL PLAN COMMISSION DEPARTMENT REPORT JUNE 17, 2025 1 1. Docket No. PZ-2025-00078 DP/ADLS: Avant Townhomes The applicant seeks site plan and design approval for twelve new townhomes on 0.68 acres. The site is located at 1260 Fairfax Manor Dr. It is zoned The District PUD/Planned Unit Development (Z-587-14). Filed by Gehan Mendis of American Structurepoint, Inc. Project Overview: The subject property is located in The District PUD within the Grand & Main subdivision. The subject property and all adjacent parcels are zoned The District PUD. The site is surrounded by townhomes to the northwest, senior living facility to the southwest, and multi-family developments to the south and east. The Petitioner seeks approval to construct twelve units over three townhome buildings on the remaining vacant parcel within The District PUD. Please see the Petitioner’s Information packet for more details. Planned Unit Development (PUD) Standards this project MEETS: • Permitted Use: Attached dwellings • Building Height: Minimum 28’ and maximum 70’ required; 46’ 8” proposed • Building Footprint: Minimum 2,000 sf required; 13,388 sf proposed • Building Width (per single-family unit) Minimum 22’ and maximum 35’ required; 23’ 7” and 24’ 1” proposed • Building Orientation: The front door of the main unit must face the public street and the main front wall of the building must generally be parallel with the street • Minimum Parking Spaces: 2 spaces per unit required; 4 spaces per unit proposed PUD Standards NOT MET or are unknown, therefore revisions or more information required: • Maximum Front Setback: 20’ required; 33.2’ proposed along Grand Vue Drive – application filed under Docket No. PZ-2025-00115 V Avant Townhomes Setback Variance to be heard at the June 23, 2025 BZA Hearing Officer meeting with staff support Site Plan, Parking, and Engineering: • The original concept plan approved with The District PUD originally showed this area as additional multi-family units • Three buildings consisting of four townhome units each are proposed with 3,347 sf total per unit, 13,388 sf total per building • 4 parking spaces are provided for each unit, including 2 spaces in an enclosed garage facing the rear of the lot and 2 spaces within the 16’ wide driveway (48 spaces total) • Utility location coordination is still being finalized between the Petitioner and the Technical Advisory Committee members Active Transportation: • 5’ wide continuous sidewalk proposed along east, south, and west property lines • Sidewalk extensions are proposed along the southern property line connecting on-street parking to the front walkways of each unit CARMEL PLAN COMMISSION DEPARTMENT REPORT JUNE 17, 2025 2 Architectural Design: • Three townhome buildings front Fairfax Manor Drive with walk-up stoops and rear accessed garages to the north • Primary building materials include limestone, brick, glass, and cement board siding • Masonry is provided for three full stories on all facades with additional brick and limestone detailing • Ample windows are provided on the front and rear facades with additional windows on the top three stories on side elevations • Buildings feature contemporary architectural design elements including a cool toned neutral color palette, flat top roof, and black aluminum/glass accents • Buildings are consistent with the adopted character of the existing development and are constructed with complimentary building materials and colors • Units are offset with balcony projections and material changes to provide additional relief to the facades • Balconies will be outfitted with glass and metal railings with cement board soffits underneath so no unfinished wood floor joists will be visible from the street • Stoops and steps meet architectural standards for height and materials but are missing handrails - Petitioner please provide updated elevations and renderings with handrails along the front stoops to match the railings provided on the rear balconies • An option is proposed to enclose the front terrace to offer a lofted design instead of an outdoor fourth- floor terrace – Staff requests the Petitioners commit to only one enclosed unit per building with the unit of choice not an end unit along the existing east and west parcel lines Lighting: • No additional street lighting is proposed as two light poles exist already on site and adhere to distance requirements outlined in The District PUD • Modern styled black aluminum cylinder lights are mounted on the south and north facades to illuminate the front and rear balconies and terraces Landscaping: • Landscape Plan has been approved by the Urban Forester • Plans include street trees along Fairfax Manor Drive, additional trees along east and west ends of the subject parcel, foundational plantings along each building, and additional landscaping to screen ground mounted mechanical equipment from street view Signage: • Building address placards are the only proposed signage • Locations are shown on south building elevations DOCS Remaining Comments: • Variance for maximum front setback along Grand Vue Drive • Utility location coordination with Technical Advisory Committee members • Finalizing all outstanding review comments in ProjectDox Recommendation: The Department of Community Services recommends the Plan Commission send this item to the Plan Commission Committee meeting on Tuesday, July 1st, with the Committee having final voting authority.