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HomeMy WebLinkAboutDept Report 12-03-02 ~ 'i CARMEL/CLA Y PLAN COMMISSION SUBDIVISION COMMITTEE DEPARTMENT REPORT December 3, 2002 1. Docket No. 152-02 PP; Cherry Creek Estates (Primary Plat) The applicant seeks approval to plat a 273-lot residential subdivision on 149.562 acres. The site is located on the east side of Hazel Dell Parkway north and south of Cherry Tree Road. The site is zoned S-l/Residential- Low Intensity. 152-02a SW SeD 6.3.7 , maximum cul-de-sac length of 600' 152-02b SW SCO 7.5.7 clearing of woodland areas Filed by Dennis Olmstead of Stoeppelwerth & Associates, Inc. for Platinum Properties. The applicant is proposing a 273-lot subdivision. Please see the informational packet provided by the applicant to view the layout of the lots and the areas provided as open space. The applicant has also provided a traffic operations analysis. This will provide a guide in determining the appropriate roadway improvements. The applicant needs to illustrate in writing the scope of road design and improvements they intend to make and have those reviewed by the City Engineer prior to approval of the Primary Plat by the Plan Commission. The applicant has requested consideration of two Subdivision Waivers regarding a reduction in the maximum cul-de-sac length and to increase the maximum area of woodlands allowed to be cleared. Comments received at the public hearing include the following: ~ g ~ ~ "rtr.- -H- Th- ~ Impact on schools Concern regarding traffic flow thru adjacent neighborhoods The density (see attached page regarding densities in adjacent neighborhoods) Surprise to hear about new road and opposition to it (Collector road per Thoroughfare Plan) Concern regarding the removal of trees, desire to see area being preserved expanded Concern regarding future construction traffic Concern over additional lighting Concern over proximity of homes to well sites /' Concern regarding the price of homes to be constructed Concern over lot sizes of60, x 100' Request for Plan Commission members to receive T AC minutes. Request to see the area of trees proposed to be removed, number of acres etc. Request to see a copy of the Tree Study Request information on Wildlife relocation. Please also see the letters received by the Department from area residents. Committee Report 2002-12-3 '~ Based on the resolution ofthe above-mentioned items at the Committee level, the Department is in support of the request for Primary Plat approval as well as the requested subdivision waivers. The Department recommends that the Subdivision Committee forward this item back to the full Plan Commission with a favorable recommendation after all comments and concerns have been addressed. Background information included in the Department report for the November 19th meeting: The Department requests the applicant provide the Plan Commission members with the following additional information for their consideration: 1. / 11 ~. . 2. 3. Once approved by Kate Weese, City Engineer, a proposal illustrating the road improvements necessary to comply with the Thoroughfare Plan. This should include but is not limited to the following: additional right-of-way at the future intersection of Cherry Tree Road and the east/west collector (southeast and southwest quadrants) that would accommodate the construction of a roundabout in the future by the City or developer ofreal estate to the north of the subject site, necessary improvements to Hazel Dell Parkway including construction of the left turn lane, and agreed upon cross-section for the east-west collector road, and any proposed traffic calming measures throughout the remainder of the development. This applicant will submit a commitment addressing these requirements. They should be prepared to provide additional input at the Committee meeting. The number of required buffer yard plantings need to be identified on the Landscape Plan. The Developer has not shown that the existing vegetation can be maintained pursuant to section 26.4.4 of the Perimeter Buffering Requirements to count toward the required buffering. In fact the Primary Plat indicates the construction of drainage swales along the perimeter of the site. This will require the construction of a swale and removal or sever damage to the existing trees. The Developer must illustrate the measures they intend to take to preserve these areas if they desire to seek credit for preservation. The Department has requested measures to mitigate the loss of woodland areas that several proposed lots encroach into. This includes the preparation of a preservation plan in the area of lots to be developed within the woodland areas, the planting of trees and shrubs within open space areas around the site, and a commitment to plant 4-5 trees within the rear of every lot within the subdivision. These measures would serve to meet the required standards and mitigate the loss of woodland areas. The plan also needs to illustrate the provision of street trees within the right-of-way and proposed medians. Committee Report 2002-12-3 Project acreage and number of units for the following projects: 1. Ashton: 74.6 acres @ 12110ts = 2. Ashmore Trace: 36 acres @ 68 lots = 3. Spring Creek: 59.28 acres @ 141 lots = 4. Haverstick: 243 acres @ 583 lots = 5. Avian Glen: 131 acres @ 221 lots = 6. Trails at Avian Glen: 94.81 acres @ 92 lots = 7. Emerald Crest: 46.076 acres @11410ts = 8. Delaware Commons: 25.16 acres @4910ts = 9. Delaware Trace: 122.616 acres @ 148 lots = 10. Plum Creek N.: 66.339 acres @ 15810t8 = Average of all: 899 acres @ 1695 lots = Proposed Subdivision: 149.562 acres @ 273-lots = Committee Report 2002-12-3 1.62 lots/acres 1.88 lots/acre 2.37 lots/acre 2.40 lots/acre 1.68 lots/acre .97 lots/acre 2.47 lots/acre 1.94 lots/acre 1.20 lots/acre 2.38 lots/acre 1.88 lots/acre r . ,..". . . ~ J' .