HomeMy WebLinkAboutDept Report 04-15-251
CARMEL PLAN COMMISSION
DEPARTMENT REPORT
APRIL 15, 2025
1. Docket No. PZ-2025-00009 V: UDO Sec. 2.04: Max. Density of 1 lot/acre, 1.3 lots/acre requested.
2. Docket No. PZ-2025-00010 PP/SP: Crandall Minor Subdivision.
The applicant seeks minor subdivision plat approval and variance approval to split one parcel into two
residential lots. The site is located at 13585 Six Points Rd. It is zoned S-1/Residential and is not located
within an overlay zone. Filed by Kelly Wilhelm of TERRA Site Development, Inc.
Project Overview:
The applicant seeks approval to plat two residential lots on 1.79 acres. One existing house and accessory
structure will remain on Lot 1. All surrounding properties are zoned S-1 and include other estate lots to the
north, west, and south and Ashbury Park Subdivision directly to the east (zoned S-1/ ROSO – II). Please see the
Petitioner’s Information packet for more details.
Unified Development Ordinance (UDO) Standards this project MEETS:
• Permitted Use: Single-Family Dwelling
• Minimum Lot Area – 15,000 sq ft
• Minimum Lot Width – 120 ft
• Minimum Front Yard Setback – 40 ft
• Minimum Side Yard Setback – 10 ft, 30 ft aggregate
• Minimum Rear Yard Setback – 20 ft
UDO Standards NOT MET:
• Maximum Density – 1 lot/acre allowed; variance requested for 1.3 lots/acre
Comprehensive Plan Analysis:
• The Comp Plan classifies this area as West Neighborhoods
o Suburban style living on large, subdivided lots
o Typical lot size is between 1/8 to 5+ acres
o Maximum height of 2.5 stories outside of Village of West Clay
o Typical building coverage between 25% and 50%
• The proposed plat meets the goals of the Comp Plan and staff considers it a best fit next to the
surrounding properties (also classified as West Neighborhoods on the Comp Plan)
Site Plan and Engineering:
• This plat is considered a Minor Subdivision because there are less than 6 lots and no new streets are
being created
• The Petitioner proposes to subdivide the existing 1.79-acre parcel into a 2-lot subdivision
• Subdividing of land requires compliance with the Comp Plan requirements for Right-of-Way dedication
and path construction per the Transportation Plan
• 33’ of Right-of-Way is being dedicated along Six Points Rd. including the required 10’ asphalt multi-use
path
• A variance is requested to exceed the maximum density for the S-1 Zoning District
• Staff supports this variance as the increase in density would permit the second dwelling in the
subdivision while keeping with the character of the area – Ashbury Park Subdivision to the west has a
density of 2.2 lots/acre under S-1 / ROSO – II (Z-296 Residential Open Space Ordinance)
• On site detention is provided with a dry detention basin
• Petitioner, please work with the Engineering Department to finalize drainage details
2
Landscaping:
• A landscape plan was provided to and approved by the Urban Forester providing additional trees along
the street frontage
• Since this project is being reviewed as a Minor Subdivision, no additional landscape buffering is
required per the UDO
DOCS Outstanding Concerns:
1. Finalize drainage details with Engineering
2. Finalize easement locations with Hamilton County Surveyor’s Office and TriCo Regional Sewer Utility
Recommendation:
The Department of Community Services recommends the Plan Commission votes to Approve these items with
the condition of addressing all remaining comments in ProjectDox, and with the adoption of the Findings of
Facts submitted by the Petitioner.