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HomeMy WebLinkAboutDepartment Report 10-17-23CARMEL PLAN COMMISSION DEPARTMENT REPORT OCTOBER 17, 2023 H. Public Hearings 1. Docket No. PZ-2023-00153 PP: Asherwood South Subdivision. 2. Docket No. PZ-2023-00184 SW: Asherwood South Waiver – UDO 7.26: Private Streets Not Permitted, Private Streets requested. The applicant seeks primary plat approval and design standards waiver approval for 6 lots on 14.78 acres. The site is located at 9950 Ditch Road. It is zoned S-1/Residential. Filed by Brett Huff with Kimley-Horn on behalf of Gradison Design Build. Project Overview: This proposed primary plat seeks to create 6 single-family lots of at least an acre in size. There will be a minimum of 25% open space and private streets. Surrounding the site are single family properties zoned S-1/Residential. Please see the Petitioner’s Information Packet for more details. UDO Standards this project MEETS: • Min. Lot widths of 120 ft. • Min. Lot areas of 15,000 sq. ft. • Max. Density of 1 lot/acre • Minimum right-of-way of 56 ft. • 25 ft. Perimeter Landscaping UDO Standards this project does Not meet, therefore Waivers have been requested: • Private Streets not permitted, Private streets requested. Site Plan and Engineering: • The 6-lot subdivision is a continuation of the platted Asherwood Subdivision that was approved to the north in 2021 and is under construction. • There is one street in this subdivision that is an extension of Asherwood Lane and it connects to Royalton Drive in the adjacent subdivision. • Asherwood Lane is a private street, and the petitioner is requesting this extension to be private as well. • Private streets are not permitted in the UDO, which is why the petitioner has requested a Subdivision Waiver. • A gate is proposed at the connection point to Royalton Drive, but the petitioner still needs to submit the proposed layout and design for the gate. • There is one large detention pond planned and about 5.86 acres of common area. • All lots will have a minimum area of 1 acre. • The proposed street cross section for the subdivision will be 56 ft. wide which allows for 5 ft. sidewalks and 6 ft. tree lawns on both sides of the street, as well as parking on both sides of the street. • More details on the gated entry are needed to ensure that it meets the requirements of the UDO. Active Transportation: • 5 ft. sidewalks are proposed on both sides of all streets as is required. • A 10 ft. wide asphalt path is required along Ditch Road, but the petitioner has not yet decided how to accommodate that. • There are utilities and some existing berms with mature trees along Ditch Road which makes it difficult to locate the path in the right-of-way. Lighting: • Streetlights shall be installed between intersections at intervals no greater than 1 every 400 ft. • Or at least two (2) dusk-to-dawn lights shall be installed on the front facade of each residential dwelling. • Petitioner, are street lights proposed with this development? If so, please show locations on a Lighting Plan and on the Site Plan. 2 Landscaping: • The subdivision is providing open space through the large pond and passive recreation area and the perimeter landscaping. • The UDO requires a 25 ft. wide landscaped common area along Ditch Road to help buffer the views of rears of homes and provide a nice, landscaped area along the road, and the petitioner is meeting this. • 1 large pond that exists today will remain as detention and an amenity for the subdivision. • Petitioner, please add a 25 ft. wide buffer around the pond that is planted and maintained as a wildlife habitat and designed for persons to walk around the perimeter as required in the UDO. • What other features will be by the pond to facilitate enjoyment and use of the pond as an amenity? • Please add additional trees around the pond to help with water quality, shading, aesthetics, and the other environmental, social, and economic benefits trees provide. • A tree survey and tree preservation plan are still needed to show compliance with the UDO. Signage: No additional signage is proposed at this time. DOCS Remaining Comments/Concerns: 1. Provide more details on the gated entry and show how it meets the standards in the UDO. 2. Construct the required 10 ft. asphalt path along Ditch Road. 3. Add a 25 ft. wide native buffer around the pond. 4. Please add a path and sitting area to the pond to make the pond more of an amenity and useable by all residents. Perhaps there could even be a path around the pond. 5. Provide a tree survey and percentage of trees being saved. 6. Provide an update on the restrictive covenants that were in place when the first Asherwood Subdivision was platted that required 1 acre lots and a 75 ft. front setback. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Residential Committee meeting on Monday, November 13, 2023 for further review and discussion.