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HomeMy WebLinkAboutDepartment Report 12-15-206 CARMEL PLAN COMMISSION DEPARTMENT REPORT DECEMBER 15, 2020 5. Docket No. PZ-2020-00175 PPA: Lincoln Highway Estates Lot 1, Primary Plat Amendment 6. Docket No. PZ-2020-00176 V: UDO Sec. 2.08: 35 ft. Min Front Setback, 4 ft. Requested for Lot 1B The applicant seeks primary plat amendment approval and variance approval to split 1 parcel into 2 residential lots. The site is located at10630 Westfield Blvd. and is zoned R-1/Residential. Filed by Nelson & Frankenberger on behalf of Matthew and Christine Tanner, owners. Project Overview: The Petitioner seeks to subdivide one lot into two lots between Westfield Blvd and Middle Dr. The property is zoned R-1/Residential. Surrounding properties are single family residential homes zoned R-1/Residential to the north, south, and west, and S-2/Residential to the east across Westfield Blvd. Please see the Petitioner’s Information Package for more details. UDO Standards this project MEETS: 1. Minimum Lot Area – 10,000 sq. ft. 2. Minimum Lot Width – 100 ft. 3. Minimum Side Yard Setback – 10 ft. 4. Minimum Rear Yard Setback – 20 ft. 5. Dedication of right-of-way UDO Ordinance Standards NOT MET, therefore Variances are requested: 1. Minimum Front Yard Setback – 35 ft. required; 4 ft. requested for Lot 1B due to dedication of right-of-way. Comprehensive (Comp) Plan Analysis: The Comp. Plan calls for this area to be Suburban Residential, which is classified as single-family detached residential with a density between 1.4 and 4 dwelling units per acre. Design guidelines include: one-story homes are encouraged with a maximum of two stories, attached garages with either side, rear, or courtyard loading, and front façade facing a public right-of-way. The proposed plat meets these goals of the Comp. Plan and is therefore considered a Best Fit next to the surrounding properties which are also classified as Suburban Residential on the Comp. Plan. Additional Analysis: Site Plan and Engineering: This plat amendment proposes to split the existing lot from north to south to create 2 lots. One lot will face Westfield Blvd. which will retain the existing home and access from Westfield Blvd. The new lot will front on and have access from Middle Drive. Whenever land is divided into new lots, the project must meet the Comp. Plan requirements for Right-of-way dedication per the Transportation Plan. Both Middle Dr. and Westfield Blvd. are existing streets, and the petitioner will dedicate the required right-of-way along both streets. Active Transportation: The petitioner will be contributing funds into the Non-reverting Thoroughfare Fund for the cost to construct both a 10’ asphalt path along Westfield Blvd. and a 5 ft. sidewalk along Middle Dr as is required in the UDO and Comprehensive Plan. This will allow the City to install these infrastructure improvements in the future when other improvements are made along these streets. Today there is no path north or south of the parcel along Westfield Blvd and no sidewalk to connect to on Middle Dr. Landscaping: Since this is a replat of an existing single-family lot into two single-family lots, no additional buffering is required. The Urban Forester has no outstanding comments for this project. Front Setback Variance: The petitioner has also submitted a variance to reduce the front yard setback to 4 ft. for Lot 1B along Middle Dr. and it is being reviewed with the primary plat amendment as a part of the Plan Commission’s combo committee process. The proposed variance should not have a negative effect on surrounding properties as the new home will be placed in a similar location to other homes on Middle Dr. Also, based on the conceptual layout for the new home, only the side-load garage will be set at the 4 ft. front yard setback line, and the rest of the home will be setback further. Middle Dr. is about 30 ft. wide today, and if the petitioner did not have to dedicate additional right-of-way then the home would be setback about 17 ft. from the street right-of-way. The Department is in support of this variance request. 7 DOCS Remaining Comments/Concerns: None. The petitioner has addressed all the comments from the Department. Recommendation: The Department of Community Services recommends the Plan Commission votes to suspend their rules of procedure and then votes to Approve this item.