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HomeMy WebLinkAboutDept Report 02-05-05 o u CARMEL/CLAY PLAN COMMISSION SUBDIVISION COMMITTEE DEPARTMENT REPORT February 5, 2002 5. Docket No. 159-01 PP; The Townhomes at Hazel Dell Petitioner seeks approval to plat a ninety-nine-lot 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 of 6' 159-01b SW SeD 7.6.3 Minimum width of75' for Open Space 159-01c SW SeD 6.3.20 Every Residential subdivided property shall be served from a public street 159-01d SW 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 a,ccess to the area being limited to Hazel Dell Parkway. 3. Concern over th,e 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. In addition the Department has received correspondence regarding the request. It has been distributed to the Committee members along with the Department Report. As the Committee may recall the property is the location ofthe now withdrawn proposal for the Hazel Dell Pond subdivision.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. In addition two members ofthe public spoke in favor of the request and one person indicated that they (the Lake Forest Homeowners Board) would be meeting with the applicant prior to the public hearing. They did meet on the Committee Report 2002-2-S.rtf o u following day and a letter from their Board was attached to the Department Report for the January Plan Commission meeting. Please note the following that may serve to address concerns and add information to help the Commission apply the Ordinance: 1. The density of the proposed subdivision is within 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. 2. The plan utilizes 4,5, and 6 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. 3. 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. 4. The homes do not exceed the height permitted under the Ordinance of35'. To that end the department has requested that the applicant provide an exhibit displaying the site lines from the Lake Forrest addition into the site. The exhibit will be available at the meeting. 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. The applicant has proposed to extend the existing 10' fence both to the lake and to their south property line as well as provide additional landscaping to enhance the existing buffer. 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. 5. 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. 6. Lighting of the drives will be addressed using photocell coach lights on the first floor of the homes. No typical streetlights are proposed for the drives except at the entrance along Hazel Dell Parkway. 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 :ltt:lchen housing type. The open space chapter of the ordinance requires a minimum of6' of separation between each home. The approval ofthe waiver is necessary to permit the proposed housing configuration. The applicant will prepare a commitment ensuring the character ofthe proposed buildings in support of the waiver request. Copies ofthe Committee Report 2002-2-5.rtf u u 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 ofthe 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 public 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 ofthe home (typically 20-26') and a number ofthe 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 ofthe subdivision to connect into Lake Forest. It is for these reasons that this waiver is being requested. In summary, the proposed subdivision fits well within the area defined by the existing Lake Forest subdivision and Hazel Dell Parkway. 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. Committee Report 2002-2-5.rtf