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CARMEL PLAN COMMISSION
DEPARTMENT REPORT
July 17, 2007
2H. Docket No.. 07050013 PP:Forestal Estates Minor Subdivision
The applicant seeks primary plat approval for 3 lots on 2.33 acres. The applicant also seeks the
following subdivision waiver request:
Docket No. 07050019 SW SCO Chapter 6.03.19 Access to Collector Roads
The site is located at the northeast comer of 141 st S1. and Ditch Rd. and is zoned S- I/Residence.
Filed by Stacey Fouts of DeBoy Land Development Services, Inc.
The petitioner seeks primary plat approval for 3 lots on 2.33 acres. This proposed subdivision is located at
the northeast comer of 141 st S1. and Ditch Rd. and is zoned S-lIResidence. It complies with all of the S-l
zoning ordinance requirements. Just north and east of this parcel is the already-platted and built
subdivision of Kingsborough. Please refer to the info packet for further detaiL However, the petitioner
also seeks subdivision waiver approval from the subdivision control ordinance, sca Chapter 6.03.19, for
access to Collector Roads. Because this is a small 3-lot minor subdivision, there is not any room to set the
lots back 200 feet from the conector roads. It may be possible to provide a frontage road or alley; the
petitioner wi1l have to show that this option was explored.
Chapter 6.03.19, Access to Arterials. Parkv.'ays. and Collectors, states:
Where the Subdivision abuts or contains a major arterial, parkway, or collector as designated in
the thoroughfare section of the Comprehensive PLan, the Commission shall require that measures be taken
to reduce the impact of heavy traffic on the residential lots fronting upon such a thoroughfare, and to
afford separation of through and local traffic, through one of the following means:
1. By providing vehicular access to such lots by means of a Frontage Place separated from the
thoroughfare right-of-way by a planting stTip at least twenty (20) feet in width and connecting therewith at
infrequent intervals.
2. By providing vehicular access to such lots by means of a residential Alley running along the rear lot
lines of the lots to be served and with vehicular access to such lots from the thoroughfare prohibited by
means of a non-access easement at least 5 feet in width running alongside the thoroughfare right-of-way.
3. By designing lots having access only from a parallel local street or cul-de-sac, and with vehicular
access to such lots from the thoroughfare prohibited by means of a non-access easement at least five (5)
feet in width running alongside the thoroughfare.
4. By designing lots so they are located not less than two-hundred (200) feet from a major arterial,
parkway, or collector thoroughfare and incompliance with section 7.06 ohhe Subdivision Control
Ordinance, pertaining to Standards for Natural Open Space.
The recommendation of the most appropriate method of accomplishing the desired purpose in a
specific instance shall be made by the developer and the final decision made by the Commission after
giving consideration to topography and other physical conditions, the character of existing and
contemplated development in the subdivision and its surroundings, and other pertinent factors.
DOCS concerns/comments:
1. The petitioner should present the Commission with architectural commitments & photo examples.
2. The petitioner is still working with the City Forester, Scott Brewer, on the landscape plan. Tree
preservation will be required.
3. The Engineering Dep't is still reviewing plans, which were submitted late. There is an issue with
the number of curb cuts, the curb cut locations, and their proximity to the roundabout
4. The petitioner should show how the site, driveways, and roundabout traffic all interact.
The Department of Community Services recommends the Plan Commission forward this item to
the August 7 Special Studies Committee meeting for further review.