Loading...
HomeMy WebLinkAboutDept Report 11-29-07 .~lo ~ CARMEL PLAN COMMISSION SUBDIVISION COMMITTEE DEPARTMENT REPORT November 29, 2007 Q!)ckef No. 070S003f-pP: Wellsprings of West.Clay The applicant seeks primary plat approval for I I lots on 14.3 acres. Also, subdivision waivers requested are: Docket No. 07080032 SW SCO 6.05.07 homes facing an arterial/collector road Docket No. 07080033 SW SCO 6.03.07 cul-de-sac length The site is locatcd at approximately 12210 Shelborne Rd_ and is zoned S-l/Residence. Filed by S. Kurt Menner of Lifesprings Group, LLC. The applicant sceks primary plat approval for 1 L lots on 14.3 acres. This is a density of 0.77 units per acre, which makes this subdivision exempt from the Open Space Ordinance requirements, since it is less than 0.85 u/ac. Regarding the waiver request for the two homes on lots #1 & #7 not faci!1g SheLborne Road, a sccondary arterial road: The petitioner has provided a rendering showing the screening of the sides of these homes with vegetation and a brick wall. The petitioner has provided a rendering of a view from Shelbome Rd, Looking at the sides of the homes of lots # I & #7, with the entry wall and Landscaping. The Department does not have any issues with this waiver request. Regarding the waiver request for the cul-de-sac being greater than GOO-ft in length: this plat will show road right of way platted all the way up to the west property line. In the event the parcel to the west is developed, the cul-de-sac will be extended to the west property line to create a through street. Language, to this effect, may have to be recorded with the pLat, along with who will bear the responsibiLity of the road extension. The proposed temporary cui-dc-sac length is approximately 721 feet. At the Nov. L committee meeting, some concern was expressed about whether or not homes with front loading garages should even be permitted in this development. While the Draft Residential Architectural Design Guidelines is only a DRAFT, it is referred to as a guide. It does not prohibit front loading garages, but only states that they "shall comprise no more than 30% of the main front fa~ade." (The petitioner has decided that there will be NO front -loaded garages in the development.) Also at the Nov. I committee meeting, the petitioner committed to pLanting additional trees on lots #1 & #7, which abut Shelborne Rd. Cornmon additional plantings requested by the committee in the past have been 3 trees per lot: Regarding the Woods at Lions Creek plat, the committee asked for more design detail on those homes that require the waiver for orientation of the homes~the ones that abut West Road and how those will be blocked. Masonry wraps have been required on homes in this type of area as well as additional trees for blockage from the street. The committee wanted written commitments~to be consistent. And, regarding West Clay CoLony plat, the committee asked fOf ArchitecturaL commitments for the lots that are subject to the subdivision waiver (for orientation) and requested including brick wrap, brick chimney chase, and at least 3 backyard trees per lot. In addition, at the Nov. 1 committee meeting: 1. The petitioner confirmed that the cul-de-sac radius size is adequate for emergency vehicles turnaround as well as a full size moving truck turnaround; See revised info packet. .... 2. The petitioner will provide an exhibit that shows the retention pond slope of 4:1; See revised info packet. Also, a comment was made about the steep banks; See revised info packet for a pond cross section detail. 3. A request was.made to change pond shape to be more curvilinear or undulating. 4. One member thought the lots were too long & narrow. DOCS concerns/comments: 1. The City Forester, Scott Brewer, has provided tentative approval of the landscape plan and tree preservation plan. 2. Engineering Dep't comments: DOE is still reviewing this project, but supports a favorable recommendation vote by committee. DOE will provide last minute recommendations and other options for traffic calming devices that use less pavement than a roundabout. 3. On Exhibit B - please spell check. The Department of Community Services recommends tbe Committee forward tbese items to the December 18 Commission meeting with a favorable recommendation, after all comments and concerns are addressed.