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HomeMy WebLinkAboutDept Report 10-18-05 " e e CARMEL PLAN COMMISSION DEPARTMENT REPORT October 18, 2005 21. To allow the construction of private streets serving the entire subdivision. The site is located at the SE comer of Ditch Road and W. 106th Street and is zoned S l/Residential. Filed by Joseph Calderon of JBCl, LLC for JB Cohen Laurel Ridge is a 17 lot subdivision on 47.12 acres. This subdivision and some of its associated waivers received final approval at the September 20th Plan Commission Meeting. The waiver request for private streets was not approved, and no action was taken by the Plan Commission. As a result this item was carried forward to this meeting. Plan Commission members requested that staff research criteria that could used to judge waivers allowing private streets and gate requests. Attached you will find a draft version of these criteria. Staff intends to present these items as an amendment to the Subdivision Control Ordinance at the November 15, Plan Commission meeting. As proposed, this waiver request meets the draft private street and gate criteria. The Department recommends that the Plan Commission approve the Subdivision Waiver request subject to the following conditions: 1. Applicant provide a demonstrated financial guarantee that the home owners' association will budget for the maintenance and upkeep of all street improvements. 2. If and when the City is petitioned to take over the private street, said street must be improved to the current governing City standards prior to acceptance. All required improvements to be at the home owners' association's expense. 3. Public pedestrian and bike access to & through the site must be provided without obstruction. Additional Note: Written fmdings are required for action on the waiver request. The applicant shall present these to the Commission at the meeting prior to approval. PCR-2005-1 018 e e DRAFT ORDINANCES for PR VA TE STREETS AND GATES FOR REVIEW A waiver to allow private streets shall be considered only if all the following criteria are met: 1. Street must offer no feasible "through" links for the surrounding transportation network and function as a local street. 2. Street may not utilize hammerhead street designs. 3. Street can not obstruct any future connections identified on the Thoroughfare Plan. 4. Auxiliary lanes (acceleration / deceleration lanes and passing blister) must be provided at the entrance to the street. 5. All interior street improvements must be designed and installed according to City standards; including right-of-way width, storm drainage, curb and gutter, pavement widths, sub-surface drains, sidewalks, and driveway cuts. 6. A demonstrated financial guarantee that the home owners' association will budget for the maintenance and upkeep of all street improvements. 7. All adjacent pedestrian path stubs must connect. Pedestrian paths must be dedicated or platted in easements to allow public ingress/egress 8. The following condition of approval is required for any waiver request to permit a private street: If and when the City is petitioned to take over the private street, said street must be improved to the current governing City standards prior to acceptance. All required improvements to be at the home owners' association's expense. Gates to private streets shall be permitted only when the following criteria are met: 1. Public pedestrian and bike access to & through the site must be provided without obstruction. 2. Minimum of 60 feet of stacking area shall be provided outside the gate. Stacking area can not be within the Thoroughfare Plan right of way. 3. Turnaround area with adequate turning radius must be provided (the design vehicle for the turnaround area should be a passenger vehicle.) Turnaround and gate must be located outside of the Thoroughfare Plan right-of-way. 4. School bus pick-up area must be provided. 5. Gate and associated structures must be of high quality materials and construction. 6. Walls or other enclosures must be landscaped and designed with human-scale articulation along their exterior perimeters. 7. Perimeter wall height may not exceed 6 ft. 8. Emergency response access to the development must be provided and approved by all City public safety departments. 9. Gates must have no overhead obstructions. 10. Power must be supplied to the gates at all times. 11. Under no circumstances shall gated entries be permitted in the urban core 10/13/2005 .