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HomeMy WebLinkAboutDept Report 11-29-07 .-' )Q -1.. . '"'6-9: 'D()~ket No.j:17080Q36 pp: 'Rosado Hill The applicant seeks primary plat approval for 3 lots on 9.05 acres. Subdivision waivers requested are: WlTHDRA WN: Doel{etNo. 07080037 SW sca 6.03.03 & 6.04.04 stub streets to adjaceRt pa:rcels Docket No. 07080038 SW sca 6.05.01 - aU lots shall abut a public right of way Docket No. 07080039 SW sca 6.05.07 & 6.03.19 - homes must face a parkway/arterial road Docket No. 07080040 SW sca 8.09.02 - installation of paths/sidewalks The site is located at the southeast corner of 106rh St. & Spring Mill Rd. and is zoned S-2IResidence. Filed by Joseph Scimia of Baker & Daniels, LLP. CARMEL PLAN COMMISSION SUBDIVISION COMMITTEE DEPARTMENT REPORT November 29,2007 The applicant seeks primary plat approval for 3 lots on 9.05 acres. This is a density of 0.33 units per acre, which makes this subdivision exempt [Tom the Open Space Ordinance requirements, since it is less than 0.85 ulac. This site is heavily wooded, and tree preservation should be a primary goal. The property owner to the east would like to see a street stub to his property for possible future residential or commercial development. Regarding the waivers that state all Lots shall abut a public right of way & face and a parkway/arterial road, this site is unique in the fact that it is very wooded. The homes will be nestled in the woods. The rear of homes will most likely not be seen from the streets. The Department does not have a concern with this waiver request. Regarding the waiver for installation of paths/sidewalks, the City's Alternative Transportation Systems Coordinator explains...It is my (and the Engineering Department's) opinion that DOCS should not support these requests and require tbe sidewalks to be implemented wherever required. The City has made it a goal to provide its citizens the best network of walkablelbikeable infrastructure possible. Furthermore, after these subdivisions have been fully developed and their .residents request that sidewalks be implemented where they lack, it will be the City's full responsibility to construct them. By denying these waivers, the City's new developments will be fully connected and any possible safety or convenience concerns can be avoided. At the Nov. t committee meeting, the following question was raised: Would the City move the lift station if the intersection is ever improved? The Engineering Dept responded: Unless it is a small station (I have always assumed that it is not), I am certain the City would try to design around it and not have to bear the cost of relocating it for a road project. Also, Clay Township Regional Waste responded: It is not a small station with a 4.3 MGD design capacity; it is the second largest on our system of 24. I would say the cost to move the station would greatly outweigh the cost of trying to design around the station. I am not saying it couldn't be done but it would be pretty expensive to do so. ... If the kicker is the path it wouLd appear as if there is room in front of our station to incorporate the path between our station and the curb. DOCS concerns/comments: 1. The City Forester, Scott Brewer, needs a little more clarification on the buffer plantings and species along Spring Mill Rd. and he will continue to work with the petitioners on that. Otherwise, the landscape and tree preservations plans have tentative approval for the primary plat. The Secondary Plat phase will require greater details, spelled out in past emails to the petitioners. 2. The petitioner needs to work out issues regarding compliance with the Thoroughfare Plan and Alternative Transportation Plan, especially with the installation of paths or contributing monies to the non-reverting thoroughfare fund for the cost to build the pedestrian pathslbridges. A construction estimate for the pathlbridges needs to be approved by the Engineering Dept. 3. Tree Preservation Plan - please revise to show that the driveway will be moved to save the tree, as discussed at the last meeting. If the issue of the path installation is resolved, DOCS recommends the. Committee forward this item to the December 18 Plan Commission meeting with a favorable recommendation, after all comments and concerns are addressed.