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HomeMy WebLinkAboutDept Report 12-6-05 #- J . e e CARMEL PLAN COMMISSION SUBDIVISION COMMITTEE DEPARTMENT REPORT t>ec.c" rJ" ~ DRlh~F i, 2005 3. Docket No. 05030024 PP: Sweet Charity Estates The applicant seeks to plat 20 lots on 38.68 acres with the following subdivision waIvers:. The site is located at the 1303 West 116th Street and is zoned S llResidential Filed by Paul Reis of Drewry Simmons Vornehm LLP for Nancy Irsay Docket No. 05110011 SW: 6.03.07-Cul-de-Sac Length To seek relief from the maximum permitted cul-de-sac length of 600 feet. The site is located at the 1303 West 116th Street and is zoned S llResidential Filed by Paul Reis of Drewry Simmons Vornehm LLP for Nancy Irsay Docket No. 05110013 SW: 6.03.19 -Access to Arterials, Parkways, and Collectors To seek relief from houses fronting collector streets/200 foot required separation from collector streets. The site is located at the 1303 West 116th Street and is zoned S llResidential Filed by Paul Reis of Drewry Simmons Vornehm LLP for Nancy Irsay Docket No. 05110014 SW: 6.05.07- Lots located adjacent to arterial, parkway, or collector streets. To seek relief from houses located adjacent to collector streets/200 foot required separation from collector streets. The site is located at the 1303 West 116th Street and is zoned S llResidential Filed by Paul Reis of Drewry Simmons Vornehm LLP for Nancy Irsay The applicant is proposing a 22 lot subdivision on 38.68 acre with three waivers. At the November 15th Plan Commission Meeting the public hearing was held. Several people spoke in opposition to the project stating their concerns with having additional homes at this density in the area. Please see the information packet provided by the applicant to view the proposed layout. Application was made for this subdivision in March of 2005. On April 18, 2005, the 116th Street Overlay was enacted by Council. That overlay requires a minimum lot size of 3 acres for properties along 116th Street. Outstanding issues with the plat are as follow: 1. Plat must be revised to indicate compliant easements (separate drainage and landscape easements/bufferyards ). 2. 116th Street must be constructed to meet the required Thoroughfare Plan for the extent of the project's adjacency. If required road improvements are not constructed, applicant must fund the future construction of such. 3. Engineering Comments: a. Please provide for the potential development of the properties to the north, south, e e and east of this parcel by providing internal stub streets. This should facilitate connection to these properties and eliminate the need for additional access points from Ditch Road and 116th Street. b. Provide detention volume for the fully developed site and for the fully developed thoroughfare plan right of way for the Ditch Road and 116th Street frontages. This requirement shall apply regm:dless of watershed limits. Please provide adequately sized pipes to carry w':!ter from the streets to the proposed ponds. c. Provide widening across the property frontage or to the extents of the auxiliary lanes, whichever is greater for 15-foot travel lanes on the property side of Ditch Road and 116th Street. Auxiliary lanes shall be measured from the edge of the 15- foot travel lane. d. Provide milling and resurfacing for the entire width of the existing roadway across the property frontage or to the limits of the auxiliary lanes, whichever is greater. e. Provide a three foot wide stone shoulder at a minimum depth of six inches across the property frontage to the limits of the auxiliary lanes, whichever is greater. Subsurface drain is required beneath the stone shoulder. f. Clay Creek has not been studied. Floodway limits and the base flood elevation must be established in accordance with the City Flood Hazard Area Ordinance so that minimum flood protection grade can be established for the building lots. g. Align the left turn lane at the north entrance with the Clay Center left turn lane area. h. Side load garages shall not encroach into easements. 1. Half right of way width on public streets shall be 50 feet. Staff Comments on waiver requests: 05110011 SW: 6.03.07 Cul-de-Sac Length - To seek relief from the maximum permitted cul-de-sac length of 600 feet: Staff supports the waiver from the perspective that this is a better alternative than crossing the flood plain with improvements. However, if these streets were stubbed to the adjoining undeveloped parcels (and did not cross the floodplain), this waiver request would not be necessary. Staff feels the applicant should explore this stub street option. Docket No. 05110013 SW: 6.03.19 -Access to Arterials, Parkways, and Collectors - To seek relief from houses fronting collector streets/200 foot required separation from collector streets, AND Docket No. 05110014 SW: 6.05.07- Lots located adjacent to arterial, parkway, or collector streets - To seek relief from houses located adjacent to collector streets/200 foot required separation from collector streets Staff does not support these waiver requests. The petitioner has not offered to mitigate views into the subdivision in any way. While application for this project was made prior to the enactment of the 116th Street Overlay, the aesthetic intent of that ordinance should be taken into consideration. The required bufferyards would allow this development to better match the desired visual character of this area. The Department recommends that the Subdivision Committee continue the request to the January 3, 2006, meeting to allow for plan revision, submittal, and review.