CHANGE OF ZONING FROM SR LOW DENSITY SINGLE FAMILY SUBURBAN RESIDENTIAL TO R2/PD LOW TO MODERATE DENSITY RESIDENTIAL/PLANNED DEVELOPMENT AND APPROVAL OF A PRELMINARY DEVELOPMENT PLAN Application #LEGP-001557-2014 STAFF REPORT PLAN COMMISSION Submitted by Mark Gradison for Gradison Land Development, Inc. Attorney: Steve Hardin th Street January 20, 2015 ITEM #6 & 6A
Planning Terms Zoning A division of a municipality into districts for the regulations of the use of real property. The districts include residential commercial, industrial, and flood plain. The regulations limit the use, design, and set jurisdiction. Zoning districts help to maintain orderly growth and development of the City, based on the Comprehensive Master Plan. Change of Zoning The adoption of one zoning district for another zoning district. Planned Development A large-scale unified development consisting of a parcel or parcels of land, controlled by a single owner to be developed as a single entity. The area of land in which a variety of residential, commercial, and/or industrial uses are planned and developed as a whole according to the adopted preliminary development plans and approved detailed plans, with more flexible standards, such as lot sizes, uses and setbacks, than those restrictions that would normally apply to a specific zoning district. Preliminary Development Plan It is a plan that establishes the basic goals and policies, bulk standards, architectural standards, variations/waivers from the underlying zoning district standards and layout of the proposed planned development. The plan should include feasibility statements regarding the infrastructure, landscape concept plan, 360 degree building architecture elevations, and a proposed layout including building, parking, amenity locations. The Plan Commission sends a favorable, unfavorable, or a do not adopt recommendation to the City Council. The City Council ultimately is the final authority regarding change of zonings. Surrounding Land Uses North of this property is St. Theodore Guerin Catholic High School. To the east is Kingsley Subdivision. South is the 124-unit Templeton Ridge apartment complex, now under construction. To the west is an undeveloped piece of Bridgewater Marketplace in the City of Westfield single family residence. Comprehensive Master Plan -family dwellings into an overall project. Single-family developments that integrate a range of housing options within neighborhoods allow for greater housing choices for all age groups. Overall densities may vary across projects but will generally be between two and five units per acre and should reflect nearby developments. Some developments may contain both high and low density sections to achieve overall densities while providing coordinated open spaces and amenities. 2 LEGP-001557-2014 January 20, 2015
General Information Gradison Land Development, LLC is proposing a residential development that fronts Gray Road ¼-mile north of East 146 th Street on 57.8 acres. Featured are 127 detached single family units to be constructed by a single builder Ryan Homes. Access is proposed to be derived from Gray Road. The internal street network is proposed to be public. Holston Hills this acreage contains an existing single family home that will remain within a separate platted lot in the development. The Low Density Single Family Residential. The specific propos Single Family Residential, which would permit the proposed density, Planned Development overlay, with unique standards tied to the preliminary development plan. The subject property is currently unincorporated and a petition for annexation would be submitted should the zoning move forward. modification. The chart below compares the two distinct areas proposed for Holston Hills - standards: District Area Minimum Lot Area (sq.ft.) Minimum Lot Width Minimum Front Yard Setback Minimum Side Yard Setback Holston Hills 6,500 53 R2 zoning 15,000 11 30 8 SR zoning 25,000 In addition, the minimum floor area standard for houses is proposed to be modified: District Area Minimum Floor Area Holston Hills 1,700 R2 zoning 1,800 SR zoning 2,400 The density proposed is 2.45 lots to the acre. The maximum standard allowed in the R2/PD district is 2.9 units/acre. The UDO does mandate that density calculations for PD overlay Subtracting this unbuildable area, which includes wetlands, legal drain easement, detention, and right-of-way dedication along Gray Road the net area is 51.78 acres. The UDO also mandates open space in Planned Development subdivisions. For residential uses, at least 28% of the gross acreage must be dedicated open space. For the Holston Hills PD, 31.89% of the gross acreage is in open space. The UDO also sets forth a perimeter buffer yard requirement of 50 feet. Holston Hills is requesting a waiver from this requirement. The preliminary plan complies with the buffer yard along Gray Road. It is reduced to 25 feet along Common Areas #1 and #3. Elsewhere, the buffer yard has been reduced to zero. 3 LEGP-001557-2014 January 20, 2015
Proposed building elevations were reviewed by the Architectural Review Board at its December meeting. Ryan Homes presented a number of elevations ranging in size from 2300 to 3000 square feet, not including the basement area. It is the same product line that Ryan is currently building in Slater Woods. The Technical Advisory Committee reviewed this project last month. There were questions about the annexation status of this property. Currently the property is not in city limits but is contiguous on the east side. Should this zoning petition be approved, a voluntary petition for annexation would be submitted and acted upon. Holston Hills will be developed in two phases. Sanitary sewer exists on the property now. There are potential wetlands located in the southeast portion of the property. The U.G. Mitchner legal drain runs across the southwest corner. A secondary, emergency means of access will be provided via a connection with the Templeton Ridge apartment complex to the south, an improvement that will benefit both developments. Another issue discussed at the Tech Committee was pedestrian trails. The Noblesville Alternative Transportation Plan shows a trail coinciding with the old Inter-Urban rail line. A portion of this path exists at the southeast corner of the Holston Hills property (shown as proposed Common Area #5). It is recommended that the developer grant a trail easement and construct a trail to City specifications, preferably in coordination with the Templeton Ridge section of the trail. Attachments (applicant) Motions for Consideration To motions are in order for this petition: 1. I move to forward a favorable recommendation to the City Council for adoption of the Change of Zoning from SR Low Density Single Family Suburban Residential zoning district to R2 Low to Moderate Density Residential zoning district. I move to forward a favorable recommendation to the City Council for adoption of the Change of Zoning from R2 Low to Moderate Density Residential to R2/PD Low to Moderate Density Residential/Planned Development and to adopt a preliminary development plan with the following waivers: 1)that the perimeter landscape buffer be reduced as outlined in the proposed ordinance, and 2)that the minimum distance between street centerline and the driveway for lots fronting more than one street shall be fifty (50) feet; for 57.8 acres on the east side of Gray Road ¼-mile north of East 146 th Street as per submitted application #LEGP-001557-2014. 4 LEGP-001557-2014 January 20, 2015
2. I move to forward an unfavorable recommendation to the City Council and a DO NOT Adopt the Change of Zoning from SR Low Density Single Family Suburban Residential zoning district to R2 Low to Moderate Density Residential zoning district. I move to forward an unfavorable recommendation to the City Council for adoption of the Change of Zoning from R2 Low to Moderate Density Residential to R2/PD Low to Moderate Density Residential/Planned Development zoning district and to NOT adopt a preliminary development plan for 57.8 acres on the east side of Gray Road ¼-mile north of East 146th Street as per submitted application #LEGP- 001557-2014. (support with reasons) 3. I move to continue application # LEGP-001557-2014 until (date) 5 LEGP-001557-2014 January 20, 2015