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HomeMy WebLinkAboutDepartment Report 11-13-236 Carmel Plan Commission RESIDENTIAL COMMITTEE Monday, November 13, 2023 Department Report 3. Docket No. PZ-2023-00153 PP: Asherwood South Subdivision. 4. 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. *Updates to the Report are written in blue 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, and a turnaround is provided inside the subdivision for emergency vehicles and delivery trucks. • Per the UDO, the gate should be setback a minimum 60 ft. from the intersection with the public street and should provide a turnaround outside of the right-of-way for people outside the subdivision so they aren’t using driveways of existing neighbors to turnaround. • There is one large detention pond planned and about 6.47 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. 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, and petitioner does not plan to build the path but will submit a payment in lieu of constructing it. • 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. 7 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. • The petitioner has proposed 1 streetlight near the bend in the roadway. 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. • Staff requested additional trees be planted around the pond and the petitioner added 3 trees by the pond. Staff would recommend 10 trees be planted per acre of non-pond common area. • Petitioner also added a path to tee boxes by the pond. • A Woodland Study was provided, but petitioner still needs to provide the percentage of trees being preserved to show compliance with the UDO. Signage: No additional signage is proposed at this time. October 17, 2023 Plan Commission meeting recap: Petitioner presented plans for the subdivision, including the pond and putting green. The pond has a retaining wall around it that will remain. One neighbor spoke about the development but was not in opposition. She provided the 2 sets of restrictive covenants that apply to this land. The Plan Commission asked if the roads will be built to City standards and petitioner responded yes. The Commission also asked if there would be a turnaround inside or outside the gate and, if construction traffic would go through Royalton Dr. The Plan Commission voted to send the project to the Residential Committee with Final voting authority. DOCS Remaining Comments/Concerns: 1. Proposed gate needs to be setback from Royalton Dr. and a turnaround provided per UDO Article 7.26.C. 2. Provide percentage of trees being saved. 3. Plant additional trees in the large Common Area. Recommendation: If the remaining comments/concerns can be addressed, the Department of Community Services recommends the Residential Committee votes to Approve this item.