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CARMEL PLAN COMMISSION
DEPARTMENT REPORT
APRIL 20, 2021
4. Docket No. PZ-2021-00039 SW: Asherwood Subdivision Waiver – UDO 6.09: 25% Min. Open Space
required, 15% requested.
The applicant seeks design standards waiver approval to allow 15% open space (instead of 25%) for a new
subdivision of 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:
Asherwood was heard at the March Plan Commission meeting for a primary plat and 3 subdivision waivers to allow a new
subdivision with 41 lots. During the review process the petitioner was informed they did not meet the minimum
requirements for Open Space in the UDO. The UDO requires a minimum of 25% open space for all new residential
subdivisions. The design for the Asherwood Subdivision only accommodates 15%, therefore they have filed a waiver.
Please see the petitioner’s information package for more information.
Additional Analysis:
The Dept. recommends that the Plan Commission hear this waiver request with the Primary Plat and other Subdivision
Waiver dockets which are listed under Old Business this evening. Then all of the items relating to Asherwood can be
reviewed and voted on together. Please refer to the Asherwood department report (listed below under Dockets PZ-2021-
00003 and PZ-2021-00008 through 00010) for further analysis of the overall development.
Open Space Waiver: The open space requirement is intended to promote a positive aesthetic as well as provide
recreation opportunities. Asherwood does have some open space in the form of perimeter landscaping, some tree
preservation, and common areas. It also has 2 retention ponds, but those do not count toward the open space because the
ponds do not meet the requirements in the UDO of having a 25 ft. native buffer area around the perimeter and designed to
allow persons to walk around the perimeter of the water feature. Even though the subdivision design does not provide for
25% open space, it does include a 16 acre parcel to preserve the existing mansion. This helps the subdivision feel more
open and promotes a positive aesthetic. In addition, the lots are required to be 1 acre in size per the Deed Restrictions on
the property. These large lot sizes put a constraint on the design of the site and make it more difficult to have open space
in common areas because the lots cannot be shrunk to provide the additional common area. However, the 1 acre size of
the lots will also contribute to a more open feel in the neighborhood and will provide space on each lot for private
recreation opportunities.
DOCS Remaining Comments/Concerns:
The Dept. has no outstanding concerns regarding the Open Space Waiver.
Recommendation:
The Dept. of Community Services recommends the Plan Commission votes to suspend its Rules of Procedure to vote to
Approve this item this evening.