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HomeMy WebLinkAboutDept Report 12-04-01 ., ~~," w o CARMEL/CLAY PLAN COMMISSION SUBDIVISION COMMITTEE DEPARTMENT REPORT December 4, 2001 4. Docket No. 124-01 PP; The Sanctuary Subdivision The applicant seeks approval to plat a twenty-three lot residential subdivision on 28.35 acres. The site is generally located at the northeast comer of West I06th Street and Crooked Stick Lane. The site is zoned S-I/Residence. The petitioner also seeks approval of the following Subdivision Waivers: 124-01a SW SeD 6.3.3 elimination of stub street 124-01b SW SeD 6.3.7 cul-de-sac to exceed 600' in length 124-01c SW SeD 6.5.7 orientation of homes toward cul-de-sac 124-01 d SW SeD 6.5.21 < two points of access for more than 15 lots Filed by Dennis Olmstead of Stoeppelwerth & Associates for Glenn E. Christian. The applicarit is proposing to plat a 23-lot subdivision on approximately 28 acres in an S-I Residential zone. This proposed plat is exempt from the ROSO ill Open. Space requirements of the Subdivision Control Ordinance due to the fact that the gross density is less than one unit per acre. Please refer to the informational booklet enclosed with this report for information on the layout of the subdivision. The subdivision lies on the west side of Ditch Road and north side of I06th Street. The applicant is seeking the approval of four subdivision waivers related to the following: 1. Forego the installation of a stub street to the property to the north. 2. Construct both cul-de-sacs exceeding the Ordinance maximum 600-foot length. 3. Orient the front of homes toward the interior street as opposed to 106th and Ditch as required by Ordinance. 4. Provide access to the subdivision from only one point of access. In addition to the subdivision waivers, the applicant has submitted an application to amend Block "A" of the Spring Run Primary Plat. This is necessary for the development to derive access from Crooked Stick Lane. The Department is in support of the request, as it will reduce the number of drive cuts onto I06th Street within the short proximity to the intersection of Ditch Road, with the recognition that the developer will be responsible to improve the intersection of Crooked Stick and I06th. The applicant should come prepared to discuss this intersection with a recommendation from the County Highway forthcoming. The requests for the subdivision waivers justifies the need to see improvements in the way of landscaping and treatment along I06th and Ditch in excess of what is traditionally seen in these situations. The applicant specifically used the words "lush landscaping" in the presentation. Committee Report 2001-12-4.rtf " .. " w o Comments and concerns raised by the public and commission members at the public hearing include the following: 1. The need for a subdivision waiver to gate the community 2. Limitation of wall height in front yard to 42" without variance 3. . The need to see specifics on the improvements proposed at Crooked Stick and l06th 4. Traffic along Crooked Stick and at l06th Street 5. Buffering between this development and the existing lots in Spring Run Estates 6. Better explanation of how drainage will be addressed and the number of trees proposed to be removed to accommodate proposed drainage plans. 7. The need to provide a landscape plan w/wall to support the subdivision waiver to allow homes to face the interior street. The Department recommends that this item be continued to the January sth committee meeting at which time the Primary Plat Amendment to Spring Run Subdivision may be reviewed in conjunction with this request. In addition, there were several requests made at the public hearing for additional information that may require additional time to review (ie. landscape plan, wall plan, intersection improvements necessary at Crooked Stick and l06th Street, etc.). Committee Report 2001-12-4.rtf ~ ~ u CITY OF CARMEL Department of Community Services One CMc Square Carmel, IN 40032 (317) 571-2417 Fax: (317) 571-2426 Fax TO:~~~\~OL-l'\'I.\.~D Fax: ~ ~ q _ s ~ ~ ~ From: ~~~-~ S- Pages: Phone: Date: It - ~ --<:::) l Re: \~_L'_(!:)' ~,,)I~Q\.l'~'c~ cc: ~ ~"\" ~ r.~~ ~ ~ 'f'I\\"C-Q ~tQ ~ ~ o Urgent 0 For Review 0 Please Comment 0 Please Reply CI Please Recycle ~~L.e.~~- ~_ G:. : .~I\. ~ I ~ .\~\ ~C1 \d4..-f2)\' . ') ~ . ~ "'-- "" ""-,~ ~\l, \2>. ~'.... 0-.----' (- '.~"