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HomeMy WebLinkAboutDepartment Report 12-21-21 4 CARMEL PLAN COMMISSION DEPARTMENT REPORT DECEMBER 21, 2021 3. Docket No. PZ-2021-00197 PPA: Reserve at Springmill, Replat Lots 69C-70C. 4. Docket No. PZ-2021-00226 V: UDO Sec. 2.06 35 ft. Minimum Front Yard Setback, 22 ft. requested 5. Docket No. PZ-2021-00227 V: UDO Sec. 2.06 10 ft. Minimum Side Setback/25 ft. Minimum Aggregate, 5 ft. Side Setback/10 ft. Aggregate requested The applicant seeks primary plat amendment approval and 2 variances to reconfigure 2 lots into 6 lots on 2.7 acres. The site is located at 340 Sanner Ct. and is zoned S-2/Residence. Filed by Duane Sharrer of Weihe Engineers, Inc on behalf of Steve Pittman, owner. Project Overview: The Petitioner seeks to subdivide 2 large lots into 6 lots at the end of the private cul-de-sac on Sanner Ct. Currently these lots are vacant. The property is zoned S-2 and is within the Reserve at Springmill subdivision. To the east, south and west are single family residential homes developed under the Cluster Housing Ordinance. To the north are properties zoned S-2/Residence and B-1/Business. Please see the Petitioner’s Information Package for more details. UDO Standards this project MEETS: 1. Minimum Lot Area – 12,000 sq. ft. 2. Minimum Lot width – 100 ft. 3. Minimum Rear Yard building setback – 20 ft. 4. Maximum Density: 2.4 lots/acre UDO Standards NOT MET: 1. Minimum 35 ft. Front Setback, 22 ft. proposed. Variance requested 2. Minimum 10 ft. Side Setback/ 25 ft. Min. Aggregate, 5 ft. Side Setback/10 ft. Aggregate proposed. Variance requested 3. 600 ft. Maximum cul-de-sac length, 696 ft. proposed. A Design Standards Waiver from the UDO will be needed. Additional Analysis: Site Plan and Engineering: The petitioner is proposing to remove the existing cul-de-sac at the end of Sanner Ct. in front of lots 68 and 71 and extend the private street to the east. This will allow 6 new lots to be created (from the previous 2 large lots) around the new cul-de-sac. The 6 new lots will be of a similar size as the existing lots in this neighborhood, and will match the existing front yard setback of 22 ft. S-2 zoning requires a 35 ft. front setback, but this subdivision was originally developed under the Cluster Housing Ordinance which allowed for reduced setbacks. The Cluster Housing Ordinance was repealed in 1994. To keep with the character of the neighborhood, the petitioner is requesting a variance to allow these new lots to also have the reduced 22 ft. setback. The original platted drainage and utility easements will remain on the lots, as will the 20 ft. greenbelt buffer along the north property line. The existing drainage system for the neighborhood will be used to handle stormwater runoff. The cul-de-sac length will be extending, and the petitioner has noted that the new length will be 696 ft. This is longer than is permitted in the UDO, which is only 600 ft. While the petitioner has filed for a waiver with the Engineering Dept. to allow this, a Design Standards Waiver from the UDO is also required to be approved by the Plan Commission. The petitioner will need to file a separate Design Standards Waiver application to be heard by the Plan Commission at a future date. Active Transportation: A 5 ft. sidewalk is required along both sides of a street and the petitioner is providing sidewalks which will continue from the existing sidewalks along Sanner Ct. Landscaping: Since this is a replat of 2 existing single-family lots into 6 single-family lots, no additional buffering is required. However, there is an existing platted requirement for a 20 ft. bufferyard along the perimeter of the northern lots and the new lots will retain this buffer area. Some of the existing trees will be removed and new trees will be planted. The Urban Forester is still reviewing the revised landscape plan. 5 Variances: The proposed variances are minor and should not have a negative effect on surrounding properties. The 22 ft. minimum front setback will match the setback of the current homes in subdivisions. The 5 ft. side setback is also similar to what was allowed for the original homes in the subdivision. The original homes were required to have a minimum of 10 ft. between buildings. The Department is in support of these variance requests. DOCS Remaining Comments/Concerns: 1. Need Landscape Plan approval from the Urban Forester. 2. Please apply for a Design Standards Waiver with DOCS for the length of the cul-de-sac. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Residential Committee meeting on Tuesday, January 4, 2022 for further review and discussion.