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HomeMy WebLinkAboutRES 03-30-21 K-..1. 4,.1.-Z- City of C Carmel Plan Commission RESIDENTIAL COMMITTEE March 30, 2021 Meeting Minutes LOCATION: Virtual Meeting Mem bers Present: Susan Westermeier-Chair Carrie Holle Josh Kirsh Members Absent: Christine Zoccola—recusedfrom Asherwood Staff Present: Alexia Lopez-Planning Administrator Joe Shestak-Administrative Assistant Legal Counsel: Jon Oberlander Meeting Time: 6:00 p.m. The Residential Committee met to review the following items: I 1. Docket No.PZ-2021-00003 PP: Asherwood Primary Plat 2. Docket No.PZ-2021-00008 SW: Asherwood Waiver—UDO 6.09: 600 ft.Maximum Cul-de-sac Length, 4,230 ft. requested. 3. Docket No.PZ-2021-00009 SW: Asherwood Waiver—UDO 7.26: Private Streets Not Permitted,Private Streets requested 4. Docket No.PZ-2021-00010 SW: Asherwood 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. Petitioner:Justin Moffett,Old Town Companies: • With me tonight are Brett Huff and Mark Gradison • 17 acres will remain as the existing large estate parcel.We have found a buyer for this property. • 20 acres that run parallel along Towne Road will be save for a future development that is similar to Asherwood • We are proposing a unique entry design with a roundabout. In the future we will propose another access point. • We acknowledge the private streets are not recommended by Staff,but it is a preference for our buyers in West Cannel and private streets are consistent to other developments in this area. • There were three outstanding issues pointed out by Staff: Pedestrian path along our side of Ditch Road; Entry way details;Path and amenities around detention pond. • It would be difficult to install a pedestrian path on the west side of Ditch Road because of the existing powerlines, fence,mounds,trees,and drainage swells. We would not want to put the path in the rear of these high-end homes. If we were to install a path on our side(westside)of Ditch Road,our residents wouldn't use it because it would lead to nowhere. • There's an existing path on the eastside of Ditch Road.We would contribute to the thoroughfare fund and the City could use the funds to install a path as they see fit. We will work with the Engineering Dept.to construct a Residential Committee Minutes 3-30-21 1 signaled crosswalk at the subdivision entry to the path on the eastside of Ditch Road. • Our roundabout design for the subdivision entry currently does not show the sidewalks entering into our subdivision. We will commit to have our pedestrian sidewalks outside of the ROW,along the edge of the roundabout,and travel through the wall-design into the subdivision. The sidewalks will be on both sides of our entrance. The school bus will have a stop/drop off area on the left side of the entry roundabout. • We will comply with all the UDO standards for subdivision gated entryways • Staff requested a path and seating area adjacent to the large pond in the middle of our development.The Petitioner's position is that people who are building luxury homes,really don't want people in their backyards. So,our preference is not to include that. We feel it would be utilized by very few people in this community. Department Report: Alexia Lopez: • Staff is supportive of the general layout of the primary plat and subdivision waivers they are requesting. The Petitioner were able to address tonight the three outstanding issues listed in the Department Report. • Will the entry wall continue all along the border of the subdivision?Mark Gradison: We vision the 8' wall to remain at the entry way and then it would taper into the mound and get down to a 3'- 5' wall. It would run no more than 125' from the edge of the entry.Justin Moffett: There's an existing fence around the entire property. In some areas it's in poor condition and we will replace sections of it. The majority of it is in good condition.It's a black metal rod-iron fence,that would be replaced or painted where needed. • Will there be native plantings around the ponds?Mark Gradison: We will be requesting a variance/waiver for the amount of open space. The clients prefer the clean edge ponds along their properties. Justin Moffett: We have had challenges at other developments for native plantings to grab hold and be successful. We don't find it sustainable in our pond designs and it leaves the HOA with the constant challenge in maintaining it. • If the trees and fence along Ditch Road are out of the ROW,can you provide Staff with an exhibit of where the path might go if it were installed?What obstacles will you have with the existing utilities and topography along that section of Ditch Road?It's a general policy and requirement for the City of Carmel to have the path installed with every project.You could also contribute funds to the thoroughfare fund instead of installing the path. We think the residents will use it and this makes it easier for the City to connect and continue the path when other segments of the path are installed in this area. • Staff recommends this is forwarded to the full Plan Commission with a favorable recommendation Committee Comments: Carrie: There's a chain-linked fence along western border.Is that on the Windemere property? Justin Moffett: It's part of Asherwood property,and we will replace any sections of the fence that are chain-linked. Carrie: I agree with the Petitioner about that a path to the pond. Homeowners will not people in their backyards and it will hardly be used. Josh: What are the widths of the internal sidewalks?Brett Huff: They are standard 5' wide sidewalks on both sides of the street.Josh: Can they be 6' wide? Justin Moffett: There will be a 6'tree lawn on both sides of the street,with the 5' wide sidewalks. Josh: Who will be installing the crosswalk?Who will maintain it?Justin Moffett: We would like to install it if there are no conflicts with the Engineering Department. It's in the City's ROW so the City of Cannel will maintain it. Josh: Can you explain the special studies area?Justin Moffett: Refers to Presentation slide—Remaining Land—Phase 2. This is the area directly south of our roundabout entryway. We could end up with 15 lots in this section. It has a massive water feature from the golf course and we would like to have it as an amenity area. We have the existing covenant issue to deal with and we are reluctant to commit to anything at this point since we need to figure out how to lay this area out. There's an existing clubhouse we intent to use as a sales center and will be eventually torn down and made into a residential lot.There's a stub street at Royalton Drive.The neighbors requested to not make this connect but keep this an emergency-only access. We would add an access point at Ditch Road,which would be our secondary access point for this entire development. Residential Committee Minutes 3-30-21 2 Josh: Is the primary plat part of a regulatory drain or is the storm system not part of it?Brett Huff: It is not part of the County regulatory drain.It is part of the City's drainage.Josh: When stormwater maintenance(when flooding occurs)has to happen in the future,who is responsible for it?Would it be the City or the HOA?Brett Huff: The street maintenance Iwould be part of the HOA. The storm sewers will be part of the City and not be private. We are abiding by all the City standards for drainage.Justin Moffett: We will commit to build our roads to the Cannel standards just incase the streets would become public at any time in the future.Mark Gradison: There will be annual funds collected by the HOA to help towards the maintenance of the roads. Josh: I'm sorry to hear about your struggles about the native plantings and edge of pond treatments. I have asked the Engineering Department to help you.I'm not going to ask for native plantings here. I'm not excited for this project. I don't think this is the best use of the land. Justin Moffett: Everyone has a preference for the type of home and community they live in.I think this is the typical land use for this area of SW Cannel. With the given constraints, covenants,and layout of the land,this is the best use of this site. Carrie: I think this is a perfect spot for this development. Sue: Has Cannel Engineering approved the drainage plan?Brett Huff: We are still working with them.Justin Moffett: Drainage isn't approved until the secondary plat process and approval. Sue: During the March 16 Plan Commission,we discussed the concerns on the flooding on Ditch Road and if this development has any effect on that.Alexia Lopez: We have approved items contingent upon approval from the Cannel Engineering Department. Sue: How does stacking work at the entry way?How will delivery trucks use the gate?Mark Gradison: The gates will be open during the day hours. There will be signage that directs"residents only"and"guests use call box". There will be a call box located for non-residents to use. The middle road through the entry way will have pavers or stamped concrete. Sue: Has this been approved for fire trucks and school buses to use?Mark Gradison: The radius has been approved for those larger vehicles. A Motion made by Kirsh and seconded by Holle to send to full Plan Commission with a favorable recommendation I conditioned upon providing an exhibit showing the pedestrian path along the western side of Ditch Road. Approve 2-1,Kirsh.Recused Zoccola. Meeting adjourned at 6:51 p.m. ah Pl J estak—Recording Secretary Susan Westermeier—Chair I Residential Committee Minutes 3-30-21 3