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HomeMy WebLinkAboutStaff Recommendations 12-3-91 CARMEL\CLAY PLAN COMMISSION COMMITTEES AGENDA STAFF RECOMMENDATIONS DECEMBER 3, 1991 LAND USE COMMITTEE: will meet to consider the following items: 1. Committee to consider Docket No. 52-91 OA, a Zoning Ordinance amendment to Z-160, entitled the Zoning and Subdivision Control Ordinance of the City of Carmel, Indiana, 1980, as amended. The amendment would establish regulations for installation of sidewalks in all developments. Filed by William Wendling for the Carmel\Clay Plan Commission. Staff to present comments. 2. Committee to consider Docket No. 58-91 Z, a rezone application for Logan Limited. Site consists of .6 acre of land located approx. 800' north of 103rd Street, on the east side of Pennsylvania. Site is currently zoned R-1 (residence). Rezone request is to zone this property to R-3 (residence) for the construction of a two two-family dwellings. Filed by Craig and Marsha Longardner for Logan Limited. Staff would comment that the petitioner will need to seek a developmental standards variance of Section 2.4 of the Carmel\Clay Zoning Ordinance (see below) - Lots - In no case shall there be more than one principal building used for residential purposes, and its accessory buildings, located on one lot. Every building hereafter erected shall be located on a platted lot or on an unplatted lot or tract as approved by the Building Commissioner, which abuts upon and has adequate frontage on a publically dedicated street and has adequate storm water drainage. The petitioner's lot fronts onto Pennsylvania Street in a section that has been dedicated but not accepted by the County as of this date. Therefore, the petitioner's lot does not have frontage on a publically dedicated street. Staff, County Highway and the property owners involved have been working to resolve this situation. The Carmel\Clay Comprehensive Plan Update 1991 - calls for this area to be developed as Medium Density Residential - The level of development recommends more intensive types of single family residential development at an average of 2 to 4 dwelling units per gross acre. Page 2 Plan Commission Committee Staff Recommendations Dec. 3, 1991 Logan Limited - continued This rezone application is for the construction of two duplexes on .69 acres of land. The Comp. Plan would call for that type of development in the High Density Residential Areas designated on the Comp. Plan. Additionally, the development of the site as proposed would not meet the two (2) to four (4) units per acre (proposed approx. 5 units per acre). of the Medium Density Residential classification. Staff would recommend the Commission consider the following; - The subject site may not be entirely suitable for single family residential development - Duplexes can be a suitable buffer between existing single family residential and Regional Commercial Development - Approval could set a precedent for this type of development in the area, which should indicate a need to amend the Comprehensive Plan NOTE: At time of construction County Highway will require 40' per half ROW from the center of Pennsylvania. DOCD would point out that the Comprehensive requires a 45' per half dedication. INDUSTRIAL& COMMERCIAL COMMITTEE: will meet to consider the following item: 1 . Committee to consider Docket No. 54-91 ADLS\DP (amend), an Architectural Design, Lighting & Signage and Development Plan amendment application for Duke Associates - Parkwood Building 2. Site consists of 4.6 acres of land located approx. 500' east of the existing Building 1 within the Parkwood development at the northwest corner of 96th Street and College Avenue. Site is zoned B-6 (Business). Petitioner requests approval to construct a 97,800 square foot, four-story office building. Filed by Philip Nicely for Duke Associates After lengthy review and discussion concerning the Parkwood development, the Department has made the following determination: 1) a statement in the commitments that this project would meet the US 31 overlay requirements creates a situation where the individual buildings cannot and need not meet specific site requirements; and Page 3 Plan Commission Committee Staff Recommendations Dec. 3, 1991 Duke Bldg. 2 at 96th - continued 2) the developers and staff agree that Plan Commission ADLS/Development Plan Amendment review and approval is necessary; and 3) the developer will present to DOCD and the Commission a plan outlining approved and constructed phases of the project and effects of each building proposed on the overall site preliminary plan that was approved with each ADLS/DP amendment request. DOCD will continue to review the Parkwood project as complying with the US 31 requirements from an overall project determination and use the underlying B-6 zoning requirements for individual site application standards. Building 2 of Parkwood Crossing: Developer agrees to maintain landscaping in parking islands including areas where suggested six (6) foot width are only shown to be 4 1/2 feet. Developer agrees to maintain minimum overall parking requirements for site at the time of requesting approval for each building. Developer agrees to consider reconfiguration of drive entrance to Building 2, off common entrance, at time of development plan submittal for entrance drive to area proposed as future office Building 3, 4, and 5, in conjunction with the status of exception area located near across from the drive to Building 2. Developer agrees to show and construct interior sidewalk plan as the development progresses. Variance will be needed from BZA for setback requirements for Building 2 and exception area property line to the immediate north. Page 4 Plan Commission Committee Staff Recommendations Dec. 3, 1991 SUBDIVISION COMMITTEE: will meet to consider the following items: 1. Committee to consider Docket No. 44-91 PP, A Primary Plat application for Rosemead Commons, located at the north side of 116th Street, approx. one quarter mile west of Rangeline Road. The plat includes 19 lots on 10.98 acres of land, that is zoned R-1 (residence). The petitioner is also requesting the following Subdivision Regulation variance: 6.3.22 - Installation of required accel\decel lanes and passing blister Filed by James J. Nelson for R. A. Dine Co. Inc Upon recommendation of legal counsel, staff understands that the passing blister requirement is not applicable since right-of-way is not available. Staff is concerned with the overall traffic safety on 116th Street in the area of the project entrance. Staff has proposed to the developer a possible 3 lane configuration of this road to be constructed on the north side of 116th within the available right-of-way of this project. The City Engineer was not convinced this proposal would bring a safer street. If approved by the Commission, staff intends to address our concern to the Carmel Board of Public Works who ultimately must accept the design, maintenance and responsibility of this street. 2. Committee to consider Docket No. 56-91 PP, A Primary Plat (replat) application for Avian Glen, located on the east side of Hazeldell Road, approx. one half mile south of 146th Street. The plat includes 196 lots on 113.78 acres of land, that is zoned S-1 (residence). The petitioner is also requesting the following Subdivision Regulation variance: 6.5.3 - Platting of double frontage lots Filed by Stuart Huckleberry for Avian Glen Associates This development along with the adjacent Valleybrook subdivision should reflect the ability for local east\west access through this general area in accordance with the current Comprehensive Plan. Staff recommends approval per above comment. Page 5 Plan Commission Committee Staff Recommendations Dec. 3, 1991 3. Committee to consider Docket No. 60-91 SP, a secondary plat application for Foxwood Subdivision, Section 1 . Site consists of 5.25 acres of land located north of 104th Street on Washington Blvd. Site is zoned R-1 (residential). Applicant seeks approval to subdivide property into 12 single family lots. Filed by Paul Rioux for Estridge Development Company - County Highway requests that the roadside drainage along 103rd Street conform with the current County standards Staff recommends approval per above comment being addressed. 4. Committee to consider Docket No. 63-91 SP, a secondary plat re-approval for Bridlebourne Subdivision, Section 6. Site consists of 28 acres of land located north of 106th Street on Shelbourne Road. Site is zoned S-1 (residential). Applicant seeks re-approval to subdivide property into 14 single family lots. Filed by Jim Hart The following items need to be submitted to complete the file; - Need two copies of the legal description for this section (8 1/2" x 11") - Date of submission or latest revision needs updated - Statement from State Highway County Highway or City Street Dept. - Certificate of approval by the County Commissioners needs updated with current Commissioners - Two copies of the subdivider agreement form need to be submitted This plat is to be in exact conformance with previously approved in May of 1990 (Docket No. 14-90 SP) Staff recommends approval per above comments being addressed. CLUSTER COMMITTEE: Meeting scheduled for 4:30 P.M., December 10, 1991 , at the City Hall, 1 Civic Square - Caucus Rooms, 2nd Floor, Carmel, IN 46032 CARMEL\CLAY BOARD OF ZONING APPEALS: Special December meeting has been scheduled for 7:00 P.M., Monday, December 16, 1991 at the City Hall, 1 Civic Square - Caucus Rooms, 2nd Floor, Carmel, IN 46032