HomeMy WebLinkAboutDept Report 04-17-12 CARMEL PLAN COMMISSION
DEPARTMENT REPORT
APRIL 17, 2012
1. Docket No. 12020012 PP: The Lakes at Towne Road III.!
The applicant seeks primary plat approval for 14 lots on 9.6 acres.
The applicant also seeks the following Subdivision Control Ordinance waiver request:
2. Docket No. 12020013 SW SCO Chptr 7.01: Base Density
The site is located at 13336 Towne Rd. It is zoned S-1/Residence. Filed by Jim Shields of Weihe Engineers, for
Indiana Land Development Corp. 1
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The petitioner seeks approval of a primary plat which will have 14 residential lots on 9.6 acres. This is a density of 1.46
units per acre. The petitioner also seeks a waiver from the Subdivision Control Ordinance's base density requirement.
The latest version of the Subdivision Control Ordinance's Open Space OOrdinance Section 7.01 (amended in 2008)now
requires a base density of 1 unit per acre for land zoned S-1;this proposal is a variation of 0.46.
Chapter 7.14 of the Subdivision Control Ordinance does allow for Plari Commission approval of a modification of a
dimensional standard,up to 35%. Staff has not yet determined whetherior not density can be considered a dimensional
requirement,such as lot area,width,setbacks,etc. However;the petitioner has just let us know that he would like
to reduce the number of lots down to 12,to meet that maximum 35%modification. Also,certain criteria have to be
met per SCO Chapter 7.14,in order for the Plan Commission to grant ai modification:
' 1. The proposal shall be in harmony with the purposes and the land-use standards contained in this Chapter;
2. The proposal shall enhance the subdivision plan,the central core area,the streetscapes,and the neighborhoods,or at
least not be any less desirable than the plan that could be created in conformance with this Chapter;
3. The proposal shall not produce lots or street systems that would be impractical or detract from the appearance of the
subdivision plan, and shall not adversely affect emergency vehicle access or deprive adjoining noncommercial
properties of adequate light and air. I
4. The applicant shall demonstrate that the proposed modifications will produce equal or better results,from the
Commission's perspective,and represent the minimum modification necessary.
m
V When referring
to the
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A W , a .; a° i Plan's Land
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n Classification
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T' a '° A Z Z Plan for
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a = a a a n S l s a a d density of 1.0
Perks and Recreation t`:,sa s'`B ;PAZ y 48 , ;
Suburban Residential uses,next to Estate Residential Uses (densities of 1.0 u/ac or less),and next to Suburban Residential
uses (densities between 1.4 and 4 u/ac). We must also take into account the fact that the surrounding existing
neighborhoods have densities similar to this proposed plat's density. The Lakes at Towne Road just to the north of this site
has an overall density of 1.34 units per acre,and The Lakes at HaydenlRun just to the west of this site has a density of
1.37 units per acre.
It is somewhat hard to say what the parcel of land just south of the subject site, at the immediate northwest corner of 131st
St. &Towne Rd. will be in the future. It could possibly become higher density residential or a commercial/retail area,to
mimic what occurs to the south at the Village of WestClay. Or,it could stay residential with a similar density to the
surrounding neighborhoods...
The proposed subdivision shows 18%open space;a minimum of 15% is required.
The proposed architecture will be similar to the adjacent neighborhood ,and the proposed neighborhood covenants &
restrictions mimic those of the neighborhood to the north. Please view the petitioner's info packet for more detail.
Staff's outstanding comments for the Petitioner:
1. Provide the filled out and notarized affidavit of notice of public hearing page of the application.
2. Please submit details about the signage location,dimensions,materials,etc.
3. Remember to include the Findings of Fact sheet in your final informational packets to the Plan Commission. (This
form can be found within the Primary Plat application).
4. The Forestry Dept. still needs a response to their review comments for the primary plat's landscape plan.
5. Please verify with the City Engineering Dept. that the half road right of way of Towne Rd. is still 70-ft.
6. Engineering Dept. Comments: The Dept. issued comments of the primary plat on 2/29. No response has been
received to date. Among other comments,these items are expected to affect the land plans:
• The backyard swales are too long,per City standards.
• The pond is too close to the City's road right-of-way.
• There was no stormwater quality narrative.
Recommendation:
The Dept of Community Services(DOCS)recommends that the Plan Commission sends this item to the May 1
Subdivision Committee meeting for further review and discussion.
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