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HomeMy WebLinkAboutDepartment Report 12-05-237 Carmel Plan Commission RESIDENTIAL COMMITTEE Tuesday, December 5, 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 gated emergency access is proposed at the connection point to Royalton Drive, and a turnaround is provided inside the subdivision for emergency vehicles and delivery trucks. • The west access point will not be an entrance since it is only for emergency access and so it does not have to meet the UDO Gated Entrance standards. • 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. 8 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 8 trees and saved 2 existing trees. • Petitioner also added a path to tee boxes by the pond. • A Woodland Study was provided, and the petitioner increased the tree preservation easement along the south and west property lines to 25 ft. 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. November 13, 2023 Residential Committee meeting recap: Petitioner presented an updated site plan with a mini round-a-bout in the subdivision for residents, guests, and deliveries to be able to turn around since there is a gate at the west end of the street for emergency access only. The UDO requires gated entrances to meet certain requirements such as having a turnaround area outside of the gate with 60 ft. of stacking. Petitioner stated that this would change the aesthetic of the existing neighborhood and require more tree removal for a 90 ft. turnaround. Some trees will already have to be removed for the emergency access. The committee supported not having the turnaround area and asked staff if this would require another waiver. Woodland tree preservation was also discussed. The petitioner said that while they have trees on the site, they are not necessarily woodlands, but they will try to calculate the percentage of trees being saved. DOCS Remaining Comments/Concerns: 1. Please provide a commitment or documentation that the west gate will only be used for emergency access and the main entrance will be from Ditch Rd. Recommendation: If the remaining comments/concerns can be addressed, the Department of Community Services recommends the Residential Committee votes to Approve this item.