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HomeMy WebLinkAboutDept Report 09-16-03CARMEL/CLAY PLAN COMMISSION DEPARTMENT REPORT September 16, 2003 4b. Docket Nos. 126-03 Z (03080012); 127-03 Z (03080013) Burlingame Subdivision Rezone The applicant seeks to Rezone 67.295 acresf from S-1/Very Low Intensity Residence to R-2/Residence and also seeks to rezone 9.13 acresf from S-1/Very Low Intensity Residence to R-4/Residence. The site is located at 13619 Shelborne Road. Filed by Steve Pittman on behalf of Shelburn Family Limited Trust. The applicant is proposing to rezone approximately 76 acres to accommodate the development of a neighborhood containing Townhomes, single-family homes, and ball fields for the Carmel Dads' Club. The applicant has provided an information packet including the development requirements for each zone (R-4 and R-2) and a rendering of the proposed layout. However, there is nothing to back up the rendering with a guazantee. As has been seen in the past the Commission is presented with a concept. Nothing has been proposed by the applicant that would prevent the residential portion of the site from being developed in any manner available under the R-4 and R-2 standards. The applicant is aware that his approach will need to be modified to gain Department support. They indicate that they would like to initiate that process thought the Subdivision Committee, as was the case with the Weston Pointe development. The applicant needs to offer commitments that clarify the proposed layout of the property along with designs for the buildings and proposed uses. Again, permitted uses such as a Mobile Home Court being a permitted special use under the R-4 zoning may not be something the Commission or adjoining residents are open to. It is cleazly not the intent of the petitioner to develop the property in this manner but they have not closed the door on the potential for such a project. These issues along with other development standards need to be address as part of the deliberation by the Plan Commission prior to forwazding this item to the Council for final action. The Department has encouraged the applicant to pursue the proposed plan. Initially the applicant's plan called for the ball fields to be segregated from the residential subdivision at the north end of the property. We did not feel that this was appropriate nor met the goal of the Comprehensive Plan in supporting the Dads' Club as a community asset or by integrating the open space into the plan supported by the ROSO requirements. The result of much discussion regarding the issues is the plan contained within the informational packet. The petitioner has a long way to go in order to provide the Commission with exhibits displaying the character and quality of the proposed neighborhood (within a set of commitments) that may warrant positive consideration. However, based on preliminary conversations with the applicant they appeaz willing to provide significant guazantees regazding the provision of recreational facilities (not just the land), elevated building design, well planned landscaping and other amenities that should prove to be an asset to the area. - next page - PCR-2003-0916 The following issues need to be fully addressed by the petitioner, for review by the Plan Commission, prior to forwarding this proposal to the City Council for final action: 1. Permitted uses: The list of permitted uses should be restricted and the discussion limited to Multiple-family dwellings (townhomes), single family dwellings, and a recreational facility by way of commitment. The number of each type of home may also be discussed. The applicant has discussed reserving an area for single story ranch homes geazed to empty nesters. 2. Dads, Club Facility: Is the applicant proposing to construct this facility and turn it over to the Dads' Club, provide the real estate, or build the fields only, etc.? This issue is relevant based on the rezone of the property. The applicant needs open space to meet the ROSO requirements. They are requesting a significant density boost over what is currently permitted for the site under the S-1 zoning. The question is what are we (the Community) getting for developer obtaining the ability to construct additional homes. 3. Architectural.Designs /building materials: What do the residential buildings look like? Are they of the same materials? Is the applicant willing to commit to specific materials and designs? 4. Site Layout: Is the proposed layout the best for the site. Are they committing to return to the Commission with a primary plat that is consistent with the proposed design? SpeciSc commitments could be made to address the characteristics of community 5. Access and TrafTic: Does the street layout conform to the plan contemplated for the azea? The applicant should provide an exhibit illustrating how this proposal fits into the overall picture of the area. In addition further discussion needs to take place regarding the traffic analysis provided by the applicant and what improvements aze necessazy or attributed to the proposed development plan for the site. While this is not an exhaustive list of the issues that need additional analysis I believe it provides for a reasonable basis for discussion at the hearing Tuesday evening and direction for the Committee. The Department is requesting that the Plan Commission forward these petitions to the Subdivision Committee for further discussion on October 7`h We would also like to request, based on the significant level of additional information necessary for the petitioner to accurately convey the proposal, that the Public Hearing be left open. This will allow the public the opportunity to comment more effectively once additional information is submitted. PCR-2003-0916 City of Carmel Department of Community Services One Civic Square Carmel, IN 46032 317-571-2417 Fax:317-571-2426 FACSIMILE TELECOPY COVER LETTER DATE: September 11, 2003 TO: Steve Pittman FAX: 580-9786 FROM: Pam Attached hereto are 2 pages, including this cover letter, for facsimile transmission. Should you experience any problem in the receipt of these pages, please call 317/571/2417 and ask for Pam. NOTES: Please call if you have any questions. CONFIDENTIALITY NOTICE: The materials enclosed with this facsimile transmission are private and confidential and are the property of the sender. The information contained in the material is privileged and is intended only for the use of the individual(s) or entity(iesJ named above. If you are not the intended recipient, be advised that any unauthorized disclosure, copying, distribution or the taking of any action in reliance on the contents o/this telecopied information is strictly prohibited. if you have received this facsimile transmission in error, please immediately notify us by telephone to arrange for return of the /onvarded documents to us.