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HomeMy WebLinkAboutDepartment Report PC 05-15-90 CARMEL\CLAY PLAN COMMISSION STAFF RECOMMENDATIONS MAY 15, 1990 G. PUBLIC HEARINGS 1g. Commission to consider Docket No. 23-90 PP, a primary plat application for the Enclave of Carmel subdivision. The petitioner is requesting the following Subdivision Regulations variances: 6.3.1 — street jogs less than 150' 6.3.15 -- curvature of streets less than 150' 6.3.16-- min. distance between reversed street curves 6.5.1 -- min. frontage of lots at right-of-way of 50' 6.5.2 -- irregular shaped lots 6.5.3 -- planting strip of 20' for lots that back to along major streets 8.9 -- sidewalks on both sides of the street within the subdivision and along adjoining streets Filed by E Davis Coots for Eaton & Lauth Community Development Company This item has been tabled by the petitioner, to properly notify the adjacent property owners. 2g. Commission to consider Docket No. 26-90 Z, a rezone application for Grace M. Worley. Filed Sheila Marshall for Grace M. Worley Staff recommends that this item proceed to the Land Use committee on June 5, 1990 for furtherneview 3g. Commission to consider Docket No. 27-90 PP, a primary plat application for Claridge Farms subdivision. Filed by George Sweet for Sweet and Company Staff recommends that this item proceed to TAC and then to the Subdivision committee on June 5, 1990 far further review. 4g. Commission to consider Docket No.28-90 PP,a primary plat application for Carwinion subdivision. Filed by George Sweet for Brenwick Development Co., Inc. Staff recommends that this item proceed to TAC and then to the Subdivision committee on June 5, 1990 for further review. 5g. Commission to consider Docket No. 29-90 PP, a primary plat application for the Sanctuary subdivision. The petitioner is requesting the following Subdivision Regulations variances: 6.3.7 -- cul-de-sac length exceeding 600' 6.3.19-- lots accessing directly to adjacent street 6.3.20-- no private streets shall be platted 8.9 -- sidewalks on both sides of the street within the subdivision and along adjoining streets Filed by Chris White for Will Wright Building Corp. *The petitioner has filed his secondary plat along with the primary plat application and is requesting simultaneous approval per section 5.1.15 of the Carmel\Clay Subdivision Ordinance. The docket number for the secondary plat is 43-90 SP. Staff recommends that this item proceed to TAC and then to the Subdivision committee on June 5, 1990 for further review. 6g. Commission to consider Docket No.30-90 PV,a plat vacation application for Hamilton Woods subdivision. Filed by Jim Nelson for Wood Park Development Co. Staff recommends that this item proceed to TAC and then to the Subdivision committee on June 5, 1990 for further review 7g. Commission to consider Docket No. 31-90 PP, a primary plat application for Timber Crest Bend subdivision. Filed by Thomas C. Barnes This item has been tabled for one month due to public notice. H. OLD BUSINESS lh. Commission to consider Docket No. 13-90 Z, Marathon rezone Filed by E. Davis Coots for Marathon Petroleum Company This item has been withdrawn by the petitioner per letter dated May 11, 199a 2h. Commission to consider Docket No. 15-90 OA, an ordinance amendment to Carmel\Clay Zoning Ordinance Z-160, this amendment is to repeal ordinance Z-201, section 33.0(the cluster housing ordinance). Filed by the Carmel\Clay Plan Commission Committee recommends Jeff Davis, President of the Carmel\Clay Plan Commission appoint a separate committee, made up of Plan Commission members and interested community individuals to review this ordinance for revisions. Staff Comments: The staff would like to reiterate its long term stand on the cluster housing ordinance. We believe the community would be better served if changes are made in the current ordinance rather than to just eliminate it from our housing development options. Listed below are some of the criteria that we would recommend to improve our current ordinance: - sites with floodplain and flood fringe areas - sites with steep or moderately steep sloping terrain - sites with natural and manmade water and amenity areas - sites with adverse or potentially adverse adjacent land uses - sites located along major thoroughfare system within our area - sites located adjacent to or in close proximity to commercial uses Staff feels that there are two possible alternatives of action: I. - Enact a new ordinance encompassing the following items, considerations, and ideas: 1) An open space preservation ordinance is appropriate and should be applicable to all residential zoning districts. 2) The ordinance's primary intent should be preservation or the creation of Open Space. Open space is essential to the ordinance, and should be equivalent to, or possibly more than, the total reduction of lot size from the underlying zoning. 3) The ordinance's secondary intent should be flexibility. Developers should be able to propose flexibility in design of a housing development, including setbacks, street standards, drainage systems, parking requirements and sidewalks to allow the most efficient use of the land. 4) The compatibility of the surrounding properties with the proposed"open space preservation project" should be a primary consideration of the approval process. Ideas for this could be one of the following options: the requirement to provide that lots abutting the existing properties be equal to the requirements for the underlying zoning or that a buffer area be placed between the existing properties and the proposed project. 5) Open space preservation ordinance shall require public facilities(sewer and water) to ensure the most efficient use of the land for the purpose of open space preservation. 6) The method of determining density should be a gross density calculation, which in some cases may exceed the underlying zoning(as an incentive to developers density may be increased if the Open Space preservation area is in excess of a certain requirement per Plan Commission Approval - see next page for example). - Gross density = Total Acreage /Total Lots - Example; If you have a requirement of 10% Open Space, and the proposed development has 20% open space (or 10% in excess), the Commission may allow the developer to increase the overall density 10%. 7) Plat covenants and restrictions should be required to ensure the maintenance of the common areas and to protect the future homeowner, the developer, and the City. 8) Developers should be able to use both manmade and natural amenities as a part of the development,as long as provisions are included to ensure that the open space will be useable by all of the future homeowners(or possibility of public dedication). 9) The ordinance should not be limited to any specific housing types. The provisions should allow for the mixing of townhouses,patio homes,zero lot line and other types of dwelling units. 10) It is important to define the terms that relate to these types of developments, to ensure that the purpose of this ordinance is not misconstrued, ie; lot coverage, housing type, open space, buffering, screening and natural amenity, etc. 11) Consideration might be given to streamline the approval process giving incentives to the developers to entice them to use the "open space preservation option". 12) The minimum parcel size for consideration should be five (5) acres or more. This minimum area allows for sufficient open space to make it worthwhile for both the locality and homeowners. 13) An Open Space Preservation ordinance should not be used as a tool to overdeveloping a project. II. - Change the existing ordinance to reflect the above points (specifically numbers); 2, 3, 4, 6, 8, 9, 10, 11, and 13. Staff recommends that this item be tabled and that a committee be formed to discuss the above comments and ideas. • 3h. Commission to consider Docket No. 16-90 OA, Carmel\Clay Zoning Ordinance Z-160, this amendment is to repeal sec�tionsment to 26.1.3(additional height for additional setback). 26.1.2& Filed by the Carmel\Clay Plan Commission Committee recommends this section be repealed with a "savings clause"to be attached for the protection of approved projects under this ordinance. Plan Commission attorney to address plan commission on this item. Staff comments: Staff feels that the elimination of these sections would not be in the best overall interest of the community. Staff recommends this section not be repealed and that alternative amendments be explored. The following are some possibilities that might be considered: -Add language to the effect that would restrict the utilization of this ordinance when a project adjoins a residential "use" and/or "district". Note: there are several separate applications of "use" and "district" throughout the Zoning Ordinance. An amendment of any kind should clearly specify one or both. -Another is the implementation of some area to floor area; with a m type of ratio system-i.e.ground in close proximity. axunum height limitation when a project is -Different yard ratios could be explored i.e. (1) one foot of additional height for each 3, 4, 5, etc. of additional setback Staffnecomm2ends that this item be tabled and that a committee be formed to discuss the above comments and ideas. 4h. Commission to consider Docket No. 17-90 OA, Carmel\Clay Zoning Ordinance Z-160, this amendment is ordinance amend section 25. to 1.3 (private residential garages not to exceed four spaces or 850 square feet), also to amend section 3.0 definitions, specifically GARAGE, PRIVATE. Filed by the Carmel\Clay Plan Commission Committee recommends the amendment as presented. Mr. Houck seconded. Plan Commission attorney to address plan commission on this item. Staff comments: The wording "Living Area" will need to be defined and added to the Zoning Ordinance definitions. Staff will present some possible definitions at the committee meeting. Staff recommends that this item be approved and sent on to the City Council for ordinance review thepossible definitions of LIVING AREA. adoption, and that the Plan Commission Possible definitions for LIVING AREA: -Living Area = the square foot area of the horizontal areas asby otaking t f eachfl outside oor,for the principal structure,not including the garage,computed dimensions of each floor, (basement, first floor, second floor and etc.) and summing them together. 5h. Commission to consider Docket No.22-90 PP,a primary plat application for Woodfield Section 7 subdivision. Petitioner is also requesting subdivision variances from the following section: 6.3.7 Length of cul-de-sac not to exceed 600 feet Filed by Bob Langston Committee Motion: To approve Docket No. 22-90 PP, Primary ri tae Plat l t application pplicce for tion for Woodfield,Section 7 as submitted ons 6.3.7, and subject to final approval from��F Surveyor's office,County Highway Department Second: Caroline Bainbridge Action: Approved, 4-0 Staffrecommends approval per Subdivision Committee recommendation *Note Commission will need to vote on each of the variance requests separately and then vote on the Primary Plat. I. NEW BUSINESS li. Commission to consider Docket No. 38-90 ADLS Dfornew(amend), an building located Design,chitectural Signage and Lighting(amendment) application northwest quadrant of 1-465 and Meridian. Filed by Kevin A. Miller for HRB Associates, L.P. Staffrecommends that this item proceed to the Industrial and Commercial committee on June 5, 1990 for further review 2i. Commission to consider 42-90 ADLS(amend),an Architectural Design,Lighting and Signage application for St Vincent's Hospital. Filed by Dave Coots for St. Vincent's Hospital Staffrecommends that this item proceed to the Industrial and Commercial committee on June 5, 1990 for further review. 31. Commission to consider the following ordinance amendments to the Carmel\Clay Zoning Ordinance Z-160 as amended to the following proposals: 1. automatic pool covers and above ground swimming pools-Being prepared for public hearing 2. additional height (penthouses, etc.) - report from Industrial and Commercial Committee 3. outside storage and display-report from Industrial and Commercial Committee 4. satellite dish and antennas-report from Industrial and Commercial Committee 5. Plan Commission Rules of Procedure - report from the Executive Committee .eor