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HomeMy WebLinkAboutDept Report 03-05-02 1 ".0 CARMEL/CLAY PLAN COMMISSION SUBDIVISION COMMITTEE DEPARTMENT REPORT March 5, 2002 1. Docket No. 159-01 PP; The Townhomes at Hazel Dell Petitioner seeks approval to plat a ninety-nine-Iot subdivision on 23.95:1: acres. The site is located northwest of East 1 16th Street and Hazel Dell Parkway. The site is zoned R- 2/Residence. . The petitioner also seeks approval of the following Subdivision Waivers: 159-01a SW seD 7.0.1 Minimum distance between units of6' 159-01b SW seD 7.6.3 Minimum width of7S' for Open Space 159-01c SW seD 6.3.20 Every Residential subdivided property shall be served from c,: a public street _~..159:of(rsw SeD 6.3.24 Frontage Place exceeds 600' and does not terminate at street 159-01e SW SeD 6.5.1 Minimum lot frontage of 50' at right-of-way line. Filed by Paul Rioux of Platinum Properties. This item waS at the Plan Commission on January 15th for Public Hearing. At the meeting there were individuals who spoke both in favor and in opposition to the proposed subdivision. Issues included the following: 1. Concern regarding the placement of homes within the southern end of the site. 2. Support of the access to the area being limited to Hazel Dell Parkway. 3. Concern over the density of the project. 4. Support and concern over the value of the proposed homes within the development. 5. Support ofleaving the lake in its current state. 6. Support for no construction traffic within the existing subdivisions. 7. Support of the large amount of open space provided. 8. . Concern over the view of the homes from the back (Lake Forest side). 9. Concern over the homes not being single-family. 10. Concern over drainage. 11. Not in support of any development of the property. 12. Questions over the family type and population of the area. 13. Concern regarding light pollution. The applic~t provided information at the last committee meeting of February 5th regarding the following: 1. The design of the proposed building facades. 2. The level oflandscaping along both the perimeter between Hazel Dell and the existing subdivisions. 3. Commitments regarding additional fence along the west and south property line, the se of brick/building elevations, maintenance of open areas. Committee Report 2002-3-S.rtf At the conclusion of the committee meeting on this item the committee asked that the following issues / concerns be addressed: 1. The amount ofviny! siding along the back of the homes. Could it be broken-up through the use of different 'exterior materials? 2. The height of the buildings, if they could / should be lowered? 3. The design of the facades and if they could be designed to look less similar to break up the individual homes? 4. A requ~st to see building/homes shifted across the property [less on the south end of the property and more to the north]. There was a desire to see more open area between the individual buildings. . .5. A request to see additional parking spaces at the south end of the subdivision. Additional comments from the public at the meeting included the following: 1. A comparison of the density of the development to Lake Forest, Carmel, Hamilton County, and Marion County. 2. Concern regarding how the proposal will affect property values of adjacent homes. 3. Concern about the visibility of the buildings from the Lake Forest subdivision. 4. Concern that kids would not have adequate space to play. 5. The level of opposition by residents in Lake Forest Subdivision. The public has also provided additional comments to the Department both in favor and against the proposed subdivision. These comments have been distributed to the Committee members along with the Department Report. It is the expectation of the Department that the applicant will address the questions raised by committee members on February 5th at the March 5th meeting. This would include the distribution of exhibits and a discussion of the following: . 1. Revisions made to the site layout plan addressing building location across the site. 2. Revisions made to the landscaping plan 3. Revisions to the building elevations and commitments concerning the use and location of brick facades, etc. 4. Changes to the proposed fence location and materials 5. The addition and distribution of parking spaces. In summary, the proposed subdivision fits well within the area defined by the existing Lake Forest subdivision and Hazel Dell Parkway. The Department feels based on discussion with the applicant that they can adequately address the questions and concerns voiced by the committee. The Department recommends that the Subdivision Committee forward both the subdivision waivers and the Primary.Plat back to the full Plan Commission with favorable recommendations. The following page ~ontain~ additional haekgrol1nd information refarding the property and ~ome of the qne~tion~ that have heen a~ked~ Committee Report 2002-3-S.rtf As the Committee may recall the property is the location of the now withdrawn proposal for the Hazel Dell Pond subdivision. The Subdivision Committee also met with the applicant at their January 8th meeting to provide some advance review. Please note the following that may serve to address concerns and add information to help the Commission apply the Ordinance: 1. The property is zoned R-2 / Residential. 2. The density of the proposed subdivision is under that permitted under the R-2 zoning (3.9 . units per acre). The applicant is not requesting to exceed the base density that they could under the Open Space Ordinance. The plan sets the area between the Lake Forest and Brookfield Subdivisions aside as open space with the exception of completing the cul-de- sac (see plans). The plan focuses development along Hazel Dell Parkway and the existing lake. It is my understanding that changes have been made to the plat to shift building and homes so that there is not as high a concentration at the south end of the site. 3. The plan utilizes 4,5,6 and 8 unit single-family attached housing similar to that approved along City Center Drive last summer. Ryland Homes is the proposed builder at that location as well as at this proposed site. A similar product to the one proposed has been build at the Village of West Clay. The Plan Commission has the ability to approve the proposed housing configuration. 4. The plan utilizes private frontage places to serve the lots from Hazel Dell Parkway with one full access cut onto Hazel Dell with the remaining access points providing southbound exiting only. At some point in the future when Founders Park is improved, there could be an additional full access point. 5. The homes do not exceed the height permitted under the Ordinance of 35'. .The proposed buildings are 33' in height as measured by Ordinance. To that end the applicant has provide an exhibit displaying the site lines from the Lake Forrest addition into the site. There is an existing mound and fence of a height between 14-20' in height (mound between 4-l0'in height and 10' fence) along the property line between the Lake Forest addition and the proposed subdivision. 6. The applicant has proposed to extend the existing 10' fence both to the lake, to their south property line, and along the south property line to the first home as well as provide additional landscaping to enhance the existing buffer (see picture provided by applicant). The proposed treatment is far in excess of the bufferyard standards in the Ordinance. In addition, the applicant is making commitment regarding the architecture of the proposed townhomes. 7. The applicant has met with TAC and addressed the concerns raised by the Police and Fire Departments. Additional emergency access from the north cul-de-sac and drive widths as well as parking was a concern. The applicant has provided changes to address these concerns including an emergence connection to the cul-de-sac and additional parking spaces. 8. Lighting of the drives will be addressed using photocell coach lights on the first floor of the homes. No streetlights are proposed for the drives except at the entrance along Hazel Dell Parkway. Committee Report 2002-3-S.rtf , . In order for the proposed subdivision to be laid out in the proposed manner the approval of five subdivision waivers will be necessary. The waivers address the following: 1. The first waiver, minimum distance between units of 6', is necessary due to the proposed housing type. The applicant is proposing a 4,5, and 6 unit single-family Mt::lchen housing type. The open space chapter of the ordinance reqUires a minimum of 6' of separation between each home. The approval of the waiver is necessary to permit the proposed housing configuration. The applicant will prepare a commitment ensuring the character of the proposed buildings in support of the waiver request. Copies of the building elevations have been submitted with the information packet. The Committee should address this aspect in greater detail at the meeting. 2. The second waiver, minimum 75' width of open space to separate the lots from the existing Lake Forest subdivision. This is necessary to accommodate the homes that will be along the long narrow portion of the subdivision between Hazel Dell Parkway and the existing Lake Forest subdivision. 3. The third and fifth waivers, every residential subdivided property shall be served from a puJJIic street and minimum lot frontage of 50' at the right-of-way respectively, are necessary due to the width of the lots being defined by the width of the home (typically 20-26') and a number of the homes being served by the frontage place (private drive). 4. The forth waiver, Frontage Place exceeds 600' and does not terminate at street, is necessary for two reasons. The desire to limit the number of driveway cuts onto Hazel Dell Parkway has resulted in only two cuts on to Hazel Dell. In addition, it is not the desire of the applicant or the residents for the drive at the northwest end of the subdivision to connect into Lake Forest. It is for these reasons that this waiver is being requested. Committee Report 2002-3-S.rtf