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HomeMy WebLinkAboutDepartment Report 03-16-21CARMEL PLAN COMMISSION DEPARTMENT REPORT MARCH 16, 2021 1. Docket No. PZ-2021-00003 PP: Asherwood Primary Plat 2. Docket No. PZ-2021-00008 SW: Waiver – UDO 6.09: 600 ft. Max, Cul-de-sac Length, 4,230 ft. requested. 3. Docket No. PZ-2021-00009 SW: Waiver – UDO 7.26: Private Streets Not Permitted, Private St. requested. 4. Docket No. PZ-2021-00010 SW: Waiver – UDO 7.28: Two Access Points from a Perimeter Street Required, Only One Access Point requested. The applicant seeks primary plat approval and design standards waiver approval for 41 lots on 85 acres. The site is located at 10110 Ditch Road. It is zoned S-1/Residential. Filed by Brett Huff with, Kimley-Horn on behalf of Gradison Design Build. Project Overview: This proposed primary plat seeks to create 41 single-family lots of at least an acre in size. There will be a minimum of 15% open space and private streets and a gated entry. Surrounding the site are single family properties zoned S- 1/Residential. Please see the Petitioner’s Information Packet for more details. UDO Standards this project MEETS: - Min. Lot widths of 120 ft. - Min. Lot areas of 15,000 sq. ft. - Max. Density of 1 lot/acre - Tree Preservation - Minimum right-of-way of 56 ft. - 25 ft. Perimeter Landscaping UDO Standards this project does Not meet, therefore Waivers have been requested: - Maximum cul-de-sac length of 600 ft. required, 4,230 ft. requested - Private Streets not permitted, Private streets requested - Two access points from a perimeter street required, only one access point requested - Minimum 25% Open Space required, 15% open space requested (This waiver was requested after public notice was done and will be heard at the April 20th Plan Commission meeting) Site Plan and Engineering: The subdivision has one entrance from Ditch Road with a gated entry, and one new private street that winds through the site to end in a cul-de-sac. Private streets are not permitted without a waiver approval from the Plan Commission. The UDO limits cul-de-sac lengths to 600 ft., and the developer has requested a waiver to allow a longer cul-de-sac and only 1 access point because there are no stub streets to connect to and minimal frontage along Ditch Rd. The Dept. suggested a connection could be made to Summerlakes Drive, but that is a private street and not something the developer or the Summerlakes neighborhood are interested in. There are 2 detention ponds planned and about 15% open space. All of the lots will have a minimum area of 1 acre due to the deed restrictions that are tied to this property. The large estate mansion on the property will remain on a 17 acre lot. The proposed street cross section for the subdivision will be 56 ft. wide. The 56 ft. width allows for 5 ft. sidewalks and 6 ft. tree lawns on both sides of the street, as well as parking on both sides of the street. More details on the gated entry are needed to ensure that it meets the requirements of the UDO. Active Transportation: 5 ft. sidewalks are proposed on both sides of all streets as is required. A 10 ft. wide asphalt path is required along Ditch Road, but the petitioner has not yet decided how to accommodate that. There are utilities and an existing berm with mature trees along Ditch Road which makes it difficult to locate the path in the right-of-way. The Dept. has requested putting the path behind the existing trees in the common area along the edge of the subdivision. Architectural Design: This is a proposal for just a primary plat for single-family homes and no architectural requirements are proposed. Some of the lots along Ditch Road will have their rear elevations toward Ditch Rd., but there will be a 25 ft. wide common area along the street with perimeter landscaping. Lighting: A Street light is proposed at the main entrance intersection and will be placed at significant bends in the internal road. To meet the UDO standards, at least 2 dusk till dawn lights will be on each residence. Landscaping: The subdivision is providing open space through tree preservation and conservation areas, perimeter landscaping, and passive recreation common areas. The UDO requires a 25 ft. wide landscaped common area along Ditch Road to help buffer the views of rears of homes and provide a nice landscaped area along the road, and the petitioner is meeting this. 2 ponds are proposed, but these will not count toward the open space because the developer is not meeting the requirement for the ponds to have a 25 ft. wide buffer area planted and maintained as a wildlife habitat and designed to allow persons to walk around the perimeter. Staff has requested a path lead to the ponds with a sitting area for all residents to be able to enjoy. Due to the deed restriction requiring 1 acre lots, the subdivision is only able to provide 15% open space, instead of the required 25%. A waiver has been requested to allow this and will be heard at the April 20th Plan Commission meeting. While 25% open space is not being provided in common area, the large estate mansion is being preserved on its own 17 acre parcel. The Department is supportive of this waiver. Signage: There will be an entrance sign incorporated into the subdivision wall that is adjacent to the main entrance. No dimensions have been submitted for the sign at this time, however all signage is required to follow the standards in the UDO. DOCS Remaining Comments/Concerns: 1. Construct the required 10 ft. asphalt path in a public access easement in the common area along Ditch Road. 2. Please add a path and sitting area to the pond to make the pond more of an amenity and useable by all residents. Perhaps there could even be a path around the pond. 3. Provide more details on the gated entry and show how it meets the standards in the UDO. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Residential Committee meeting on Tuesday, March 30, 2021 for further review and discussion.