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Home My WebLink AboutPacket 12-6-05 I I I I I I I I I I I I I I I I I I I SWEET CHARITY ESTATES Presentation to Subdivision Committee December 6, 2005 Page 2 B. Issues from Department Report 1. Revise plat to show compliant easements (separate drainage and landscape easements/bufferyards) Attached is a revised preliminary plat showing revised drainage and landscape easementsjbufferyards and a detail plan of the preliminary plat highlighting the easements, bufferyards and common areas SEE TABS 2 AND 3 2. 116th Street to be constructed to meet Thoroughfare Plan This item will be addressed when and if a final plat and construction plan are submitted for approval in the future. 3. Engineering Comments a. Provide for potential development of the properties to the north, south, and east of the site by providing stub streets The property to the north has direct access to 116th Street and Ditch Road and will not require access through this subdivision, if it is ever subdivided. The property to the south is fully developed with lots that abut the site. There is no way to connect the streets of the Queens Manor Subdivision to this proposed subdivision. The property to the east is the former Hilbert Estate. At the time that a final plat is presented for review and approval, the petitioner will commit to consider whether to install a stub street upon consideration of the public safety requirements for Sweet Charity Estates and the current and future development plans for the former estate. We do not want to build a dead end street that would limit the ability of fire and emergency vehicles to maneuver within the subdivision. b. Provide detention volume for the fully developed site and road frontages This item will be addressed when and if a final plat and construction plan are submitted for approval in the future. c. Provide widening across the property frontage for travel lanes This item will be addressed when and if a final plat and construction plan are submitted for approval in the future. I I I I I I I I I I I I I I I I I I I SWEET CHARITY ESTATES Presentation to Subdivision Committee December 6, 2005 Page 5 front Williams Circle rather than Ditch Road which will allow for greater flexibility in lot design to promote buffering and separate through traffic on Ditch Road from the local traffic in the Subdivision. With a buffer area having an aggregate depth of sixty-five (65) feet, the Preliminary Plat design achieves the goal of SCO Section 6.03.19 to reduce the impact of traffic of Ditch Road on these lots. The access of the lots onto Williams Circle will act to separate the local and through traffic. Access to these lots from Williams Circle and a twenty-five (25) foot bufferyard is consistent with the prescribed measure of 6.03.19 (3), which calls for local streets to provide access and a five (5) foot non-access easement. 116th Street A buffer area equal to fifty (50) feet in depth, comprised of a twenty-five (25) foot landscape buffer and twenty-five (25) feet of common area, will be established along 116th Street. This area exceeds the required fifteen (15) foot bufferyard for side yards and the twenty-five (25) foot bufferyard for front and rear yards under the Zoning Ordinance. Although the two (2) lots adjacent to this buffer area (Lots 1 and 5 of Section 2) will not front on 116th Street, the building setback line for these lots have been increased to forty (40) feet from a minimum of ten (10) feet for a side yard or twenty (20) feet for a rear yard. Again, this will provide additional open space for the lot owners to landscape and buffer their homes from the road. With a buffer area having an aggregate depth of ninety (90) feet, the Preliminary Plat design achieves the goal of SCO Section 6.03.19 to reduce the impact of 116th Street on these lots. Access to and from the Lots in this Section 2 via Sweet Charity Circle will separate the local traffic in the subdivision from the through traffic on 116th Street. b. Lots located adjacent to arterial, parkway or collector streets The sea requires that homes located on lots adjacent to arterial, parkway or collector streets shall face such thoroughfares. Petitioner is requesting a waiver from this requirement in order to allow for a subdivision design that will enhance the aesthetic quality of the lots as well as the surrounding area and the streetscape of 116th Street and Ditch Road adjacent to the Subdivision. Ditch Road As stated above, an aggregate buffer area of sixty-five (65) feet in depth, (25 foot landscape buffer and 40 foot building setback line), will enhance the streetscape along Ditch Road. Unlike other subdivisions, the adjacent lots (Lots 1 LINE L = ARC LENGlli B.5.L - BUILDING SElBACl< PROPOSED SANITARY . PROPOSED STORM MANHOLE / INLET PROPOSED WATER HYDRANT . ~ X . Be PROPOSED SlGNAGE PROPOSED STORM END SECTION SWEET CHARITY ESTATES SUBDIVISION NAME: OWNER/SUBDIVIDER: 100 130.3 W 116 lli STREET Carmel, IndIana 460.32 (317)-846-6781 MIKE DEBOY 501 SOUTH 9TH ST., SUITE Noblesvllle. IndIana 46060 (.317)- no-1 801 S-1 / RESIDENCE .38. 70:1:: REGISTERED SURVEYOR: /..-' ( \ \ "" ESTATE ZONING DESIGNATION: TOTAL ACRE: 850. DOES NOT UE FlOOD ZONE - ALL STORM PIPES ARE 12' RCP ALL SANITARY PIPES ARE 8- PVC ALL WATER UNES ARE 6- DUCTILE IN NOTES: - PROPERTY "'- -'. IRON STREET LENGTH TABLE ~ SIBEEIJ:IAM.t W1WAMS CRCLE BROCl<WA Y LANE SWEET CHARITY CRCLE 916.00 FT 427.45 FT l'(n AREA MAP (NOT TO SCALE) SOILS MAP (NOT TO SCALE) S(llS w;[PIO :-- ~'::~ ~'..iIt)~~ pet<OIl\..... ttof - ~ L...... Ill-50 ___ ...,... lIm82 - .... .. _. 2-6 ....- "-- - MmC2 - .... sit -. 11-12 pemonl ....,..., .,..... :: ;::"..<t.. -. 6-12 -- -- -..tp ......., 85 fJS:J../J 84$.8 857S 55 N 89"12'25' ~_ 1l18.2M. ....--...91~OO" ~~"'~i? I .:.". o,-.;,/') 0:..'0 20' UL .'" ./., JOU20 /r- - - triU- I I; rr'\S ... f..' ,""It ~ -:.... 8 ~~.... ...__ l- -- -\~ ~'f~fi;; ---, l r-- \ ~ J = 861.1 i ~Ig ~- ~ -..avsf!;.-:.~:.- ""893.82' gS.e,9 L- -'~ - ~J '1~,,~,..,,~:: ~./""'" ...,.... :11 .........-..~.. I 1;11 fli':..:;; 1 !! ; l' :I 1<' ~ 1'l,.Q1:,-5 I.::l l..., ~ jIIRll : 1.37 ACRES Il SlIIlll&08 !LF. '''' II' "~~ =1 ~I BSB,r f i 8$.:UJ ~_.....-~,--_."" .-._.~~~')\ 0 0' 100' 150' 200' 1 " 00' PRELIMINARY PLAT FOR SWEET CHARITY ESTATES