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HomeMy WebLinkAboutDepartment Report 06-20-231 CARMEL PLAN COMMISSION DEPARTMENT REPORT JUNE 20, 2023 H. Public Hearings 1. Docket No. PZ-2023-00096 PP/SP: Robbins Minor Subdivision 2. Docket No. PZ-2023-00065 V: UDO Sec. 2.08: 100 ft. Min Lot Width required, 20 ft. Requested. The applicant seeks minor subdivision plat approval and variance approval to split 1 parcel into 4 residential lots. The site is located at 11400 Westfield Blvd. and is zoned R-1/Residential. Filed by Andrew Wert with Church Church Hittle and Antrim on behalf of Kevin Silvius. Project Overview: The Petitioner seeks to subdivide one 4.8 acre parcel into 4 lots on Westfield Blvd. just north of the Central Park entrance. The property is zoned R-1/Residential. Surrounding properties are single family residential homes zoned R-1/Residential to the north and east. To the south and west is Central Park zoned P-1/Park. Please see the Petitioner’s Information Package for more details. UDO Standards this project MEETS: 1. Minimum Lot Area – 10,000 sq. ft. 2. Maximum Density – 2.9 lots per acre 3. Minimum Side Yard Setback – 10 ft. 4. Minimum Rear Yard Setback – 20 ft. 5. Dedication of right-of-way 6. Stormwater drainage basin in common area UDO Ordinance Standards NOT MET, therefore Variances are requested: 1. Minimum lot Width – 100 ft. required; 20 ft. requested. Comprehensive (Comp) Plan Analysis: • The Comp. Plan classifies this area as East Neighborhoods. • Suburban single-family homes are the dominant land use, and the typical lot size is between 1/8 to 3 acres. • Maximum height is 2.5 stories, and the typical lot coverage is between 20% and 55%. • The proposed plat meets these goals of the Comp. Plan and is therefore considered a best fit next to the surrounding properties which are also classified as East Neighborhoods on the Comp. Plan. Additional Analysis: Site Plan and Engineering: • This plat is considered a Minor Subdivision because there are less than 6 lots and no new streets are being created. • The petitioner proposes to split the existing 4.8 acre parcel into 4 lots. • 3 new lots are oriented closer to Westfield Blvd. and the current home will remain toward the back. • Lots 1 through 3 will have access off of the current southern driveway, and Lot 4 will have access from a new driveway from Westfield Blvd. • Whenever land is divided into new lots, the project must meet the Comp. Plan requirements for Right- of-way dedication per the Transportation Plan. • The petitioner will dedicate the required right-of-way along Westfield Blvd. • Per the Engineering Department’s requirements, the subdivision will also be processing stormwater runoff through a drainage basin in common area. 2 Active Transportation: • The petitioner has requested to contribute funds into the Non-reverting Thoroughfare Fund for the cost to construct the 10’ asphalt path along Westfield Blvd. instead of constructing it themselves. • This will allow the City to install the infrastructure improvement in the future when other improvements are made along this street. • Today there is no path north or south of the parcel along Westfield Blvd. The entrance to Central Park is directly south of this project which does have a path in the park, but there is no path along Westfield Blvd. in front of the park. Landscaping: • Trees located on the property are proposed to be saved. • Additional trees and shrubs will be added near the dry pond. • Since this is a Minor Subdivision, no additional buffering is required. Lot Width Variance: • The petitioner has also submitted a variance to reduce the lot width to 20 ft. and it is being reviewed with the primary plat amendment as a part of the Plan Commission’s Combo Committee process. • Lots 1 and 3 will only have 20 ft. of property along the street, but they are wider further into the lot. • Lot 2 is 49 ft. wide at the front lot line and Lot 4 is 135 ft. • The original site is 4.8 acres and is very deep, but is only about 300 ft. wide along Westfield Blvd. • The location of the drainage basin which has to be in common area, also reduces the amount of frontage for the lots. • The proposed variance should not have a negative effect on surrounding properties as there is plenty of room for the 3 new homes on this site and the minimum lot area and setbacks are still being met. • The Department is in support of this variance request. DOCS Remaining Comments/Concerns: None. The petitioner has addressed all the comments from the Department. Recommendation: The Department of Community Services recommends the Plan Commission votes to suspend their rules of procedure and then votes to Approve this item.