HomeMy WebLinkAboutDept Report 03-20-07
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CARMEL PLAN COMMISSION
DEPARTMENT REPORT
March 20, 2007
n. Docket Nos. O(illQ012 Pl.jD/06110013 ADLS: Cobblestone Commons
Thc applicant seeks to create 24 detached single-family rcsidences on 2.59 acres.
The site is located at 740-760 and 7801 st Avenue NW, and 121, 131, and 135 8th
Street NW, and is zoned R2 Residential, pending approval to the PUD
classification.
Filed by Jim Shinaver of Nelson & Frankcnberger, for Uptown Partners, LLC
The applicant seeks to rezone 2.59 acres in Old Town for the creation of24 detached
single family residences (9.26 units per acre). This proposed POO functions as the
project's Primary Plat and as such, this will be the only Plan Commission process
regarding its development. See the information packet and the supplemental packet for
full details. We have received 49 letters of support from neighbors.
This site currently has 7 homes (3 ofthese are identified as contributiilg buildings by the
Old Town Zoning Ordinance). The current zoning ofR2 permits a density of3.9 units
per acre. The Comprehensive Plan identifies this area as "Medium Intensity Residential",
permitting single family detached and doubles with a general maximum density of 5 units
per acre. The surrounding lots have been developed at 3.5 units per acre. To the north is
the Traditions on the Monon Townhome development, developed at 11.07 units per acre.
The initial review materials indicate that the structures in this PUD meet the intent of the
Old Town Overlay in terms of use, design, and materials.
This item was heard at the January 16th Plan Conunission meeting and at the February
20th Subdivision Committee meeting. At the committee meeting the concerns were
density, desire for more greenspace (and space between homes), and how tIns site plan
physically fits with the surrounding development patterns.
The Department's comments and requests are as follow:
1. Provide details on the patio areas. Are they enclosed? How do they coordinate with
the neighboring dwelling?
2. Provide details on the emergency access at Smokey Row Rd. (136tl1 Street) -
construction, materials, etc. It is recommended to provide a break away gatelbollards
at this area to prevent non-emergency use.
3. The bufferyard along the Manon (on your property) should include large tree
plantings.
4. Explore the option of using pervious pavers at the "cobblestone" intersections and the
internal guest parking. Using such will decrease stonnwater mnoff, and improve
water nmoff water qual ity.
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5. Revise the landscape plan to show only your site's plantings. Plantings that exist
within the Manon right of way can not be considered as part of your proposal.
6. The small plaza area connecting to the Manon should function as a staging area -
with benches, a bike rack, etc.
7. Is it possible to introduce other types of units (a mix of singles, doubles, and attached
units) to create more green space and flexibility in the layout?
8. The petitioner must coordinate with the Parks Department to receive approval and
support for the Manon cOlmection.
9. Provide an update on the Landscape Plan and Engineering reviews and approvals.
All of the above should be reflected in revisions and edits to the applicable submitted
materials (landscape plan, site plan, PUD language etc.)