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Carmel Plan Commission
SUBDIVISION COMMITTEE
October 2, 2012 Meeting
LOCATION: CAUCUS ROOMS,2nd FLR TIME: 6:00 P.M.
CARMEL CITY HALL (DOORS OPEN AT 5:30 P.M.)
ONE CIVIC SQUARE
CARMEL, IN 46032
The Subdivision Committee will meet to consider the following items:
1. Docket No. Docket No. 12060012 PP: Kunkle Family Minor Subdivision.
The applicant seeks primary plat approval for 2 residential lots on 1.58 acres. The site is located at
14127 N. Gray Rd. and is zoned S-1/Residence. Filed by Craig Kunkle.
TABLED
2. Docket No. 12050015 PP: Gray Oaks Subdivision.
• ; The applicant seeks primary plat approval for 41 residential lots on 23.8 acres. The site is located at
14412 N. Gray Rd. and is zoned R-1/Residence. Filed by The Old Town Design Group, LLC.
O The proposed Gray Oaks Subdivision was first reviewed by the same commission at the July 17
public hearing. We tabled the subdivision meeting in August and September so we can resolve
any outstanding concerns with the Dept. of Engineering and the Planning Staff. Additionally
we were granted 5 development standards variances that will allow us to plat the subdivision as
proposed at the July 23 BZA hearing.
O Revisions:
O We are showing 40 lots instead of 41 and when we made the change to eliminate one lot
we also moved lot 1 to the North side of the entry.
O SE corner lot 4 caused concern so we got rid of this lot and now have extra common area
in corner.
O We shifted our entry further South lining it up more as a right angle to the T.
O We shifted our site plan making the lot depth of the southern lots just a few feet deeper
enabling us to widen the right of way to 52 ft total through Wellswood Bend allowing us
to increase the tree line by just a foot.
O We decided to use the SE corner of the new common area from a previous plotted lot in
this area to build a rain garden. Not a storm water pond with a normal pool but a
naturalistic rain garden that uses a treatment train for storm water system.
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ONE CIVIC SQUARE CARMEL,INDLA.NA 46032 317-571-2417
October 2,2012 Meeting Agenda
Cannel Plan Commission Subd. Committee
e Concerns
o NW corner, concern about connectivity with whatever future development might happen
on this land. We intend to construct a cul-de-sac and we are plotting the right of way for
future connection into our site.
o Plan Commission members would like to see a wall detail or fence along the right of way.
We have a fence detail in our site plan that's a mixture of rod iron and brick that will run
along the length of the right of way behind lots 1-4 and then just behind the path along
the SE section. Where it is rod iron sections, it will thicken with a number of plantings to
create a better buffer.
o Open space. Planning staff wants to make sure it is functional and useable for area
residents and the majority of it can function as an amenity. The first open space is the dog
park on Fletcher Circle. It will be labeled as such and amenities will be provided to
support that use. There will not be a fenced in dog run but will be well buffered from
rin homes. There will be seating areas, si a e like you see along
from the neighboring g gn g y g
the Monon Trail stating rules of use, dog bags, etc. This is a designed space that could be
used for the residents in the community.
o Tree preservation area. We are committed to the residence at the South end of Brooks
subdivision that we would have a 20ft. tree preservation area outside our lots and it would
be part of the HOA common area.
o Right of way park space along Gray Road. We made it a pocket park, about V2 acre,
adjusting the pond and saving trees. We will replace the wall along the back of the lots
and thickly plant along the edge of that wall and create a publicly accessible pocket park
off of this 10 ft path. A pond viewing area, lawn and well maintained sitting area next to
some nice existing trees.
o Plan Commission members concerned about fence detail along Gray Road and the path
on the north side connecting thru the site. It was determined that it would be best to forgo
adding a path to preserve trees. And there would be grading challenges to create a flat
walkable surface.
o Discussion about Fletcher Circle being a one way street, but everything will stay 2 way
per Dept. of Engineering.
o Concerns with added traffic o n Gra y Road, but with acceleration and deceleration lanes
we have satisfied Dept. of Engineering's concerns.
o Concerns with grading between the homes. We have developed a lot of experience with
narrow lot lines and it's more of an art science but our grading plan will be followed to a
T.
o Final concern. It was brought to our attention after the public hearing that our proposed
plot plan did not fully comply to the subdivision control ordinance in one area. That was
subdivision control ordinance chapters 6.0319 and 6.0507 access to our arterial roads and
houses must face secondary arterial roads. This site plan, development plan, is very
typical of other subdivisions in the area and we believe we have provided a reasonable
alternative with green space/common area and wall detail to provide a buffer.
o Light infrastructure. Requirement of carriage lights and posts by the HOA.
o With lots 10-13 those homes are buffered by plantings. Consideration to use same wall ,a7
in right of way. If a 4ft berm was added, it would get into storm water
detail as nigh y g
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ONE CIVIC SQUARE CARD'EL,INDIANA 46032 317-571-2417_
October 2,2012 Meeting Agenda
Cannel Plan Commission Subd. Committee
management. This idea will be left open depending on buyer's market.
o Roundabouts feasible for fire trucks? Approval by Dept. of Engineering.
o Pocket park is not to be too hidden, no thick evergreens.
o Regarding fence behind lots 1,2,3,4 and 10,11,12,13 leave it up to home owner if would
prefer to have direct access to park. Also add a mulch or gravel path between 2 retention
ponds.
o Driveway lengths—setback is 20 ft, sidewalk is out of right of way. Front facing garage
will be minimum of 35 ft off back of sidewalk and side loading garage will be at front
setback line but still 20 ft between the front line of garage and back of sidewalk. Put in
covenants that cars parked in driveway cannot obstruct sidewalks.
O Support
o Dept. of Engineering support moving forward
o Planning Department recommends favorable consideration. Revised open space
calculations are in line with the ordinance. Petitioner has created the 6ft long tree line
rather than 5ft. Wall and plantings are good solutions.
o Motion made for docket#12050015PP Gray Oaks Subdivision all in favor—motion
carried
3. Docket No. 12070017 OA: Aramore PUD Ordinance Amendment.
The applicant seeks approval to amend text and exhibits for PUD Ordinance Z-495-06. (Related to
Ordinance is Z-527-09.) The site is located at 9801 Westfield Blvd. and is zoned PUD/Planned Unit
Development. Filed by Pittman Partners, Inc.
o This is a PUD that was approved in 2006. Changes to how we are reducing intensity and density
of use and details of PUD will be discussed.
o Revisions:
o Pg 2. Building height maximum is not changing. Applicable development architectural
standards for manor buildings are specified in exhibit J. We show requirement matrix and
our maximum bldg height is 38ft and our average unit square footage is 850 sq ft.
Section 6.4 specifies minimum sq footage per town homes, court homes and detached
single family homes as outlined in exhibit H. the townhome is minimum sq footage of
800 sq ft and 2 story which is a change from the 3 story 1200 sq ft. The court home will
be changing from 2000 sq ft to 1000 sq ft.
o Pg 2 Section 6.5 maximum partial coverage in density. Under B there should be a
maximum of 131 townhomes 70 court homes and unlimited number of cottage homes.
No density cap,we are showing 12 units per acre.
o Pg 3 Section 6.6 The maximum number of buildings on previous site plan was 46 now
proposing 14 which is 11 town homes, 3 manor buildings. We are limiting number of
manor buildings to 4 even though we are showing 3 in case change in market place.
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ONE CIVIC SQUARE CARMEL,INDIANA 46032 317-571-2417
October 2,2012 Meeting Agenda
Carmel Plan Commission Subd. Committee
o Section 7 Architectural design requirements: Section J shows the development standards,
architectural standards and requirements for window openings, chimneys and roof line.
Under section 7c exhibits V and C, rendering and elevation depicting character building
materials and architectural elements to town homes and court homes.
o Section 8.4 Buffer yards and tree preservation. Also noted is landscaping standards and
use of native plantings and materials to be encouraged.
o Section 11 Parking. The overall parking ratio should not be less than 2 spaces per unit.
These can include surface parking spaces, garages and spaces outside immediately
adjacent to garages.
o Sidewalk concerns. There will be a 10ft multi purpose path
o Page 8 item 2—define a manor building as a structure containing attached residential
units. Lettering changes are in red.
o Page 9—define a court home as an attached residential unit attended for occupancy by a
single family.
o Discussion
o Pedestrian bicycle crossing. Extension of the monon trail crossing over Westfield tying •
into Trell, Link and Maple all the way back to Chesterton. Engineering gave us
permission to use crossing signs and to mark the pavement.
o Connection with Maple is a concern with focus on traffic. A&F Engineering and
Carmel's Engineering Dept. put a counter down on Westfield. Most of the density along
Westfield is operating at 44% capacity and when our traffic is added, Westfield will be
operating at about 50% capacity. Only 15-20% will be traffic on Maple. Overall traffic
would be at a minimal disruption.
o Traffic cut through. As far as the connection with Maple, the comprehensive plan talks
about sidewalks being added and someday 98th street will go from Westfield Blvd. all the
g Y g
way back to Chesterton in connection with Woodbriar. When that would happen some
day they would look at Catrell, Lincoln and Maple and make those Cul-de-sacs and not
go out onto 96th street which will become a parkway with a divided median.
o Density. We are reducing density. The old PUD number of units was 201 and now the
new PUD shows 250 units. The old sq. footage was going to be 375800 and the new sq.
footage is approx. 263000. Number of buildings is reduced from about 46 to about 14 and
the site coverage 62% to approximately 45%with amenities for the residents.
o Last concern was with the schools, and the schools have not had a problem with
apartments.
o Further Discussion
o Traffic during rush hour. Bollards are the favorable idea addressing the issues of the
sidewalks not being on the southern portion of Maple Drive so until the date when that
happens, when we can remove the ballards. The cut through issue would be solved at a
later date with the future build out of 96th street.
o The engineering Department and the Planning Department both support the connection at
Maple Drive.
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ONE CIVIC SQUARE CAR.MEL,INDIANA 46032 317 571-2417
October 2;2012 Meeting Agenda •
Carmel Plan Commission Subd. Committee
o The Engineering Department does not feel that the traffic study is warranted and feel like
the intensity is slightly less so they recommend that this is sent on as a favorable
recommendation.
o Pedestrian crossing. Engineering thinks flashing lights and things give people a false
sense of security of'crossing: Possible use of piano markings was discussed or possibility
of islands or some sort of calming device like a pedestrian refuge or a modified meridian.
Engineering intent is to not slow down traffic on Westfield.
o People in surrounding areas don't want to be connected. Let's not allow a South side
connection at least,not now. We will support connectivity when the infrastructure can
handle it, and this,case Maple with no sidewalks and needing to be repaved, it's best to
wait.
o Conclusion
o Staff please help'petitioner get this language really tightened up throughout the document.
Language is still somewhat vague. Take a look at definitions as well.
o Text is difficult to go into detail but what we tried to do like in exhibit H is to bridge text
that describes each individual type of residential unit and try to visually show you what
these are and the same is true for J and K.
o Graphics and photo graphs are conceptual and non binding and the text is really the
ordinance.
o We don't think there is anything more to change unless you want to see more definition
on what a monor building,is We spell out what the materials are, we spell out the height,
we talk about our setbacks and we've given you exhibits of what they could look like. We
would appreciate not being delayed a month.
o We want the language tightened up, we want a statement on Maple and what you are
going to do there,, we have agreed to connect Maple but,use ballards before you want
people to drive through and to connect the site North the way it is proposed.
o As far as driveways,any further defining the language any place a driveway is leading up
to a private garage the driveway length will be a minimum of 20 ft as measured from the
edge of pavement up the private drive which is, essentially the street to the face of the
garage door.
o There will be no sidewalks on that side of the building what we have on the plan, we've
got sidewalks on the front of buildings and there is paths on the other side separated from
the actual driveway.
o As far as the crossing over Westfield. We need more contrast and additional painting and
refuge island, detail to make it more obvious there is a crossing. We need signage on
Westfield and the trail.
o More rdiscusSion about definitions. We will provide exceptionally more detail and you
will know exactly that if a unit exists in this building here than it is a townhome. If a unit
exists in this building it's a manor building and no other. We will use existing PUD's to
get examples of definitions to really dial it down and make it apparent.
s . o Motion was put on the floor. Move to send docket No. 12070017 OA Aramore PUD
Ordinance•Amendment to the full commission with a favorable recommendation subject
to petitioner exploring with engineering the best possible outcome for the crossing of
Westfield Blvd. subject to building an infrastructure that will connect to Maple but then
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ONE CIVIC SQUARE CARMEL,INDIANA 46032 317-571-2417
October 2,2012 Meeting Agenda
Carmel Plan Commission Subd. Committee
blocking off through access on that connection through the use of ballards, and subject to
improve language on section 11 about driveway lengths and subject of improve
definitions of the three housing product types.
o All in favor, none opposed.
4. TABLED INDEFINITELY - Special Project 1: • -•• -- - - - . - - -- • - • - •
• . • _ ! ' . _ • , . . • -. - - - .-- . . . - • .
Brad Grabow, C /'rman Joy yn Kass,'Recording Secretary
File:SUBD-2012-0904.doc
•
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ONE CIVIC SQUARE CARMEL,INDIANA 46032 317-571-2417