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HomeMy WebLinkAboutDept Report 07-16-02 ..;:: ;;'~/~ CARMEL/CLAY PLAN COMMISSION DEPARTMENT REPORT July 16, 2002 2h. Docket No. 81-02 PP; Laura Vista Subdivision (Primary Plat) The applicant seeks approval to plat a 54-lot residential subdivision on 34.94 acres. The site is generally located south of Danbury Estates subdivision between SR 431 and the Foster Estates Subdivision. The site is zoned R-l/Residence. The petitioner also seeks approval of the following Subdivision Waivers: 81-02a SW SeD 6.5.1 50' of frontage 81-02b SW seD 7.6.3 < 2 points of access to open space 81-02c SW SeD 7.6.3 open space < 75' in width 81-02d SW SeD 6.3.7 cul-de-sac> 600' in length 81-02e SW SeD 6.2.1 subdividing within floodway Filed by Brandon Burke of The Schneider Corporation for Primrose Development, LLC. The applicant is proposing a 55-lot subdivision on approximately 35 acres. Please note that the number of lots has been revised from 54 on the original plan submitted by the applicant. This change was made after the Technical Advisory Committee meeting based on the direction of DOCS. Please see the information packet provided by the applicant and specifically the narrative provided going into greater detail regarding the layout of the subdivision, the proposed Alternative Transportation Plan Path the crosses the site, and the incorporation of the existing home site into the subdivision. To expand on the information the applicant has provided the density ofthe proposed subdivision is 1.57 nits per acre. This density is significantly lower than the permitted base density of 2.9 units per acre. Also, as a comparison, the density ofthe Foster Estates subdivision is 2.03 units per acre (313 lots on 155.78). The significant distinction between the two developments is lot size and open space. The Foster Estates subdivision has typical lot sizes of 16,000+/- s.f. and no open space other than a pool and play area ofless than one acre. The proposed subdivision has typical lot sizes of 10,500+/- s.f. and 38% (11 + acres) of open space. In addition to the Primary Plat approval the applicant is seeking approval ofthe following subdivision waivers to address the following: 1. The first waiver, minimum lot frontage of 50' at the right-of-way is necessary due to the location and access to the existing home, proposed lot 55, within the middle of the subdivision. This parcel is currently served via an easement out to Danbury Estates Subdivision. The applicant proposes to provide access to the lot via an easement running west off of the proposed Vista Drive. The Department has asked the applicant to include this area in the plat and provide an option for access to the property other than crossing Cool Creek. The Department is in favor of the request. 2. The second waiver, < 2 points of access to open space, relates to the open space between Foster Estates and the proposed lots. The applicant has indicated that they do not want to encourage use ofthis buffer area and that providing the second point of access may encourage people to walk through the area. They have provided opportunities for .... walking trails in other open area within the subdivision. The Department is in favor of this request 3. The third waiver, minimum 75' width of open space to separate the lots from the existing Foster Estates subdivision. The proposed width is 55'. This is necessary to accommodate the size of the lots that will be between the proposed Vista Drive and the existing Foster Estates subdivision. The applicant has expressed a willingness to reduce the size ofthese lots to meet the 75' required. The larger lots and fee simple ownership of more ofthe area between the two subdivisions should, like waiver request number two, discourage use ofthe area and enhance the buffer intent and effect. The Department is in support of this request. 4. The forth waiver, cul-de-sac> 600' in length, is necessary for the proposed Faust Court. While the length of Faust Court does not exceed the permitted length the distance from the closest intersecting street (not a cul-de-sac) exceeds this length. As one can see from the layout Faust Court is designed to follow the contours of the land. The limiting design factor is that the only option for serving the property to the north, which is land-locked today, would terminate Vista Drive in a Cul-de-sac on that property. The Department is in favor of this request. 5. The fifth waiver, subdividing within floodway, is necessary exclusively to accommodate the existing parcel, proposed lot 55. All other lots are outside the floodway. The Department is in favor of this request. As noted above two of the waivers are necessary to accommodate the existing parcel (1 & 5) and two are requested to enhance the quality of the buffer between the tow subdivisions (2 & 3). The Department finds merit in all five requests having determined that they will serve to enhance the quality and character ofthe proposed subdivision or address the existing and unique layout ofthe existing parcel in the center of the site. In summary, the proposed subdivision conforms to the intent ofthe Open Space requirements, provides for the construction of the ATP Trail and connection, and serves as an appropriate infill between the Keystone Ramp (under construction) and the existing Foster Estates Subdivision. The Department recommends that the Plan Commission forward this item to the Subdivision Committee for further discussion on August 6th.